Planning Commission

Mr. Villalobos, could you please make the TV coverage announcement?

Thank you.

Could we please go to the agenda status report?

Good morning, chair and members of commission. In regards to the status for our agenda today, we have two items on our standard agenda. The first item is the handrail for a footpath I would like to that on that day we had continued the utility scale solar amendment project and that will be here in Santa Barbara. Again, that's May 6th. After May 6th, we cancelled the 13th and so we will not reconvene again until May 27th and that will be here in Santa Barbara and we have the continued item of Chick-fil-A and then we also have the Stanford Farms Trust appeal of the Terrell parcel map And then after that, we will be reconvening on June 3rd in Santa Barbara. Two items on that. We tentatively placed the BROC core investment investing determination and then the five-year capital improvement program on that one.

And then on June 10th, we'll be in Santa Maria for a tenant parcel map in the St. Ignace area and then a development plan permit transfer for the Santa Maria asphalt refinery. Again, June 10th is in Santa Maria And then we will be back in Santa Barbara on June 24th for the Airport Land Use Compatibility Plan and Consistency Amendments. That concludes the projection report, Mr. Chair.

All right thank you. Now normally in our agenda we would proceed now to general public comment but due to the unusual nature of our proceedings today we're going to go directly to Planning Commissioner's informational reports So with that, I would like to ask Commissioner Cooney

Thank you Mr. Chair, I do appreciate having you adjust the agenda as it would take a long time if we didn't but most of you know by now that this will be my last meeting on the Santa Barbara County I'm here to report and a real Supervisor Naomi Schwartz and there have been so many good experiences with staff, with especially my fellow commissioners that it definitely was a difficult decision.

However Supervisor Roy Lee, when he assumed the chair at the Board of Supervisors. He asked if I would consider extending my time on the commission And I agreed to do that for one year, which is now lapsing. So it's been a pleasure to extend the year and this year has been like all the rest full of interesting and worthwhile matters. I tried to remember all the fellow commissioners that I sat with, but it would take a long time. Our business is our business and we need to get on with that.

There is no staff, no set of supervisors and no greater opportunity to participate in the government of Santa Barbara County than being on the Planning Commission. And for that I will be forever grateful. Thank you.

Thank you. I know like so many others I share My appreciation and gratitude for your great length of service to the county and to the commission. And I really cherish the time I've been able to spend and get to know you, as I cherish the opportunity even sit next to you on this commission. So with that, I think we are next going to talk about a resolution we have prepared.

Chair and commissioners, Mr. Villalobos is going to read and present a resolution that has been prepared for Commissioner Cooney so we'll proceed with that.

Thank you Secretary Wilson and thank you everyone for being here it looks like we have a little bit of a crowd say goodbye I'll just sorry, I just read this into the records a little awkward. Whereas Michael Cooney has provided exemplary and faithful service to four different board members in the first district for nearly 22 years beginning in 2004 with review of the El Capitan Camp Brown CUP revision at his first hearing and countless other energy long-range planning and development review projects along the way Whereas Michael Cooney has been a model of tact, poise and consideration in his relationship with staff the public and fellow commissioners.

Whereas Michael Cooney continued to provide leadership, perseverance and stability during COVID-19 time of planning commission hearings hosted remotely. Whereas Michael Cooney's deliberations on projects always involved making sure that the proper level of environmental review was being applied with a certain suspicion of notices of exemption. Whereas Michael Cooney strived to weigh and balance the concepts of the residents of Carpinteria and surrounding areas as he thoughtfully and deliberately considered permits for cannabis operations.

Whereas Michael Cooney in his various comments, questions and deliberations has been concise and efficient in communication whether in probing for facts or providing insight and guidance and has proven a constant asset in facilitating the Commission's ability to render well-reasoned and just decisions. Whereas Michael Cooney always made sure that no semicolon was out of place during his thoughtful and thorough review of the Commission's meeting minutes.

Whereas Michael Cooney provided excellent leadership and guidance following the January 9, 2018 debris flow in the adoption of the like-for-like ordinance. Whereas Michael Cooney has provided invaluable mentoring and advice to other commissioners during his tenure And whereas Michael Cooney has consistently led the commission by exhibiting the highest standards of grooming, style and tutorial splendor.

We express our appreciation to Michael Cooney now therefore be it and it is hereby resolved the Santa Barbara County Planning Commission and on behalf of staff and the citizens of Santa Barbara County present this resolution to First District Commissioner Michael Cooney passed and adopted April 29th 2026

So I as planning director am going to take the liberty to share a few remarks. I've known Michael for a very, very long time and he is a very special person. He has provided incredibly steady leadership on this commission and shown a commitment to public service that is incredible. You've always been civil with your commissioners, with the public, with the staff.

Your intellect has been invaluable on complicated projects and in times of crises. And just your commitment to good community planning. And you've been a good friend to me and to my team, and we are going to miss you very much. And one thing that was supposed to be on that resolution that I really wanted to remark on was your ability to sustain yourself on a bag of potato chips and an apple for 22 years.

And with that, we have a gift for you. Potato chips for at least a week. You

can pick it up on the way out.

Yeah, so thank you so much Michael. As I said we are gonna really really miss you and that we appreciate everything you've done for the county and for your community and We wish you the best in your future Retirement and and that you get to have a lot of trips and spend a lot of time with your family and your dog And really enjoy life Thank you

I am moved by just the presence of all or many of the people that I have worked with on the Commission and staff that I have gotten to know on the Commission. You and Diane before you have been friends, and it's been a pleasure to be able to help wherever it can be given. So nobody appreciates the success of the County of Santa Barbara and its many, many endeavors I joined that group and as I said, I will never forget a single moment. Thank you.

And with that I'll invite comment from other commissioners then we'll afford some time for general public comment and from Supervisor Lee. Commissioners?

Am I next? Yes Well, Mike has been a pleasure reading you and you were one of the first persons I spoke to. Obviously we've been sitting next to each other these past well it's probably been over a year now in regards to us sitting next to each other but you definitely have been a leader and I recognize you as such and I recognize that your commitment to what you're doing here today is something amiable and something that we should all look up to in regards to serving our county our community and just being a professional I appreciate that and wish you the happiest future.

I knew this day would come sometime, but I've rued the day. One thing that I feel satisfied with is I finally get to call you something I've always wanted to call you but thought I would hold off until you were off the commission and that is Professor Cooney. You taught us all a lot and I think it's brought intellectual integrity to the Commission to serve with you And I'm going to point to two things that are of special importance to me.

You've always exhibited the belief that we have a fair process and we need to follow that process. I remember as a new commissioner, not really understanding the process very well. We think about, oh what are my politics? That doesn't really matter. What do I like or don't like? That doesn't really matter. Look at the findings. Can we make the findings or not?

And if we think that we're not going to make the findings and we're going to vote against a project, then be able to articulate why we can't make the findings in the reverse. If we're going to vote for something, we articulate why we support the findings and I've learned that from you makes it a more satisfactory process for me and I think it better serves the public.

The other thing that I've tremendously admired is that sometimes we all get a little irritated, and sometimes we get irritated with some of the appeals that we get. That's my special source of irritation when something's just so groundless and silly but you always Thank you for your time. years together as attorneys in Santa Barbara before either of us came upon this august body.

And I remember practicing in front of you when you were on the Planning Commission and I was still practicing, and it was funny that we'd finish a matter in the first district whereas every other planning commissioner in a district rushes to talk about the matters that are in their You would always say, well I'd like to hear from my other commissioners and then I'll speak. And there you go.

Wish you the best.

Thank you John. Am I next? Great. Michael, although we haven't known each other for long just about eight months, I'm in awe of you. You are a legend in this town. You and your wife as I think some people know but maybe not all received the outstanding couple in service award from the Santa Barbara Foundation and when I read all that you accomplished I was really filled with gratitude. In particular, of course being an educator your dedication to kids has made such a difference including your long service on the Montecito Union School Board and of course your beloved volunteer assistant baseball coaching at my alma mater Santa Barbara High School.

Also everyone should know that you were on the State Aid Commission as well as the Commission on Teacher Credentialing And you add that to your long service on the Cancer Foundation and then the Planning Commission is nothing short of impressive. So personally, I'm just so grateful for your thoughtful perspective every time and your gracious help and friendly outreach to me as a newbie. So basically, you're amazing. Thank you.

Just finally myself, I said some of it before but I feel really privileged to have had the chance to know you and to serve with you for about two and a half years. of what my vision was of a thoughtful, considerate well-reasoned decision maker who sits on a board or a commission such as this. Among most the people I've ever known you're one of the rare few that seems to be truly kind and truly have a kind of a quiet dignity about you.

I think that's quite evident in your consideration of the issues before you, in your treatment of those that are before us and with whom you serve. And I really appreciate your quiet counsel and I would say coaching as I became chair I've only met about two other people that have those qualities. Sorry, both of them ironically attorneys. Not you John but one a very accomplished patent trademark and copyright attorney I used to work with in San Francisco another land use and energy attorney in Los Angeles and then you're the third. I mean you just have a dignified manner of doing things It's kind of an inherent wisdom that I really appreciate. So I've been honored to serve with you and honored, as I said before, to have the privilege of sitting beside you on this commission.

So thank you and good luck to you. With that, I will be quiet and we'll allow just general public comment. And I think we will start off with Supervisor Lee.

Thank you Chair Reed, Chair, Commissioners. Mike, thank you for your service all these years. You are such an amazing person and someone who I have great respect and honor to go through four supervisors That's that's a lot. Now after today you can tell me who is your favorite supervisor but I won't tell them the others, but I value our friendship and we'll continue to do so. I'll continue bother you when go out for lunch and but you are Jim you're someone who I will continue to be friends with, because you are someone who have done so much for not just the district but throughout the county.

So thank you for what you've done and we're not done. We'll go do something big for you later on at the Board of Supervisors. So I hope everybody can be there and show him support. So Mike, thank you.

Thank you, Roy. Next Mr. Chatillo.

Thank you, Mr. Reed. Michael? I, as a frequent flyer to the Planning Commission and somebody who was here back in 2004 and had the fortune to work with Naomi Schwartz when she seated you in the Planning Commission. I knew that we were in for a good ride. Myriad projects probably a couple of hundred or so that I've had a chance to work with you on Michael that have really been Significant and have helped shape the county Clearly over the course of 22 years, you've had the Incredibly important role of providing guidance to every other planning commissioner. That's come along and that stature And your view of decorum and the importance of process, hearing from the public. As a member of the public I really valued that and treasured it and very much appreciate you.

It's a sad day. And it's a day to celebrate all the great work that you've done and how you put our county into the place that it is and made it accessible for the public. I just wanted to say briefly.

Almost everybody in this room and all the people up on the dais today are invested in the future of this county, in this community. But few have done that or exemplified that value with as much grace and calmness as you have, Mr. Cooney. I actually met you a long time before we've met in this context. You were very nice to me as well when I was a lot younger but I just want to say thank you so much for your service. It's been incredible to work with you. You've taught us a lot and thank you for being patient with a couple of newbies on the street here. So thank you for your service. Thank you very much

Any others, we're not doing speakers slips but if you feel the need please come up. All right I think we'll take a recess for about five minutes oh we have one? Oh good okay come on down Hello.

OK, I'll add to the record. So as a staffer of former First District Supervisor and our current Congressman Salud Carbajal, I would be remiss if I didn't add his respect, admiration, and trust to this record today. So just want to thank you on his behalf, and Jeremy Tittle as well, and the whole first district, and the new first district in the long term So if there are no others, we'll take a five-minute recess.

Okay. Welcome back to the April 29th hearing of the Santa Barbara County Planning Commission. I apologize that our break was a few minutes more than the five minutes I quoted, but there were some details we needed to handle with the departure of our colleague and friend Commissioner Michael Cooney. At this time I would like to proceed to general public comment At this time, we afford the general public the opportunity to make comments on items not on today's agenda.

Mr. Villalobos, do we have any requests to speak from the general public?

No speakers online and seeing no one rise in the hearing group, so no.

All right. So we'll proceed to Planning Commissioner's informational reports. Do we have any information reports From any commissioners at this time? Seeing none, I think we will proceed to the minutes of April 8th. We will proceed to the minutes of April 8th I would invite Commissioner Cooney to give us a report since he has been proclaimed to be the most competent Okay, so for the minutes of April 8th have you noted any corrections additions or deletions?

No I might have found one but forgot it in the review process. So I would move approval of the minutes as presented.

Okay I would be happy to second all in favor? Aye. Now the Director's Report and the Board of Supervisors hearing summary. Ms. Plowman

Good morning Mr. Chair, members of the commission. Recent actions at the board have included the budget workshops and I'm not sure if you monitored those. It was a particularly challenging budget year with a lot of cuts to the social services and county health. So it was a tough year for the board. They had worked to restore, I think it's about 150 employees in those departments to ensure we can deliver those services.

The planning department had asked for restoration of one position, but I didn't have an expectation that we would get it given all of the other important services. We need to continue to provide. We do have a potential grant opportunity that we are seeking now that we hope could help fund the restoration of that position so we will keep you apprised of that. So currently The way the department fared is we did remove two positions that had been vacant. We left them vacant because we anticipated this was going to be happening from long-range planning, so we went from 15 available staff to 13.

So what that does is just slow the work of that division. It doesn't cancel any particular project. But I will keep you apprised of our ability to get a grant because it's not easy to get grants these days. They are few and far between so this is related to the safety element, this particular one. And then on the 21st we took the local preference marketing plan concept to the Board of Supervisors and they did make a few changes to it which I think were beneficial They extended the amount of time that developers have to reach out in advance to local businesses, chambers and different associations to 12 weeks. So 12 weeks before they start marketing to the general public they've got to make these efforts with the local organizations.

They also at the request of Supervisor Hartman added the Santa Ynez housing market area. And there was some discussion of adding other housing market areas but they, their other board members did not move forward with that concept. They have decided to keep it to those two housing market areas for now. It's possible that will be expanded at some point in the future but there was a question raised about that and In particular, in North County and those board members did not take that up. So with those changes we're going to be coming back I believe it's on the 5th on the administrative agenda. And then it will go into effect 30 days after that. So I am grateful for the commission's contribution to that. I think as far as I know, we're the only jurisdiction that has a program that attempts to address local housing for market rate units.

And we're going to be sharing what we've done with other jurisdictions in the county to see if they have an interest in doing something similar. Future board items include a briefing to the board on the 12th of May, which is about increasing the number of ministerial permits. So that means basically downshifting them from a land use permit or a coastal development permit which are appealable down to a ministerial permit like the permits that we grant for the housing element projects. So they are not appealable and so the board will be giving us direction, we've given them some concepts to provide for them to consider and then they can share whether or not they think we're going in the right direction.

And then on the 23rd of June We are taking back the oil and gas amendment to the board that the Planning Commission heard. And so they will be taking action on that day. And that is all I have today, and I'm happy to answer any questions.

I've got a couple.

OK.

OK. On the local preference, you said the 4th and 5th District supervisors it was their election that it not be explored at this time? That's correct. OK. All right. I had another question but it slipped my mind. But so that's fine. Thank you.

All right. Thank you very much.

Looks like we're ready for our standard agenda. Mr. Villalobos, would you please read the first item and to the record?

Yes thank you Mr. Chair. The following is a hearing on the request of the property owner Robert McKay at BMO LLC to consider the following case numbers. Case number 25 DVP 0001 and 25 CDP 00008 and to determine the project it's exempt from CEQA pursuant to state CEQAs guidelines section 15303

Good morning Mr. Chair and Commissioners, my name is Veronica King and I will be presenting the BMO LLC handrail project The subject law is outlined in red, addressed as 2305 Finney Street within the Summerland Community Plan area. The figure on the left shows the site's location between Lookout Park to the west, the railroad to the north and the Pacific Ocean to the south.

The parcel is 0.34 acres and is split zoned. As shown on the figure to the right, the western half is in the recreation zone and the eastern half is zoned R1 for single family residential. All proposed improvements are located within the Recreation Zone portion of the site with no changes to the residential area. Under Article 2, any development in the Recreation Zone requires a Development Plan and Coastal Development Permit which is why this otherwise minor safety handrail project is before you today.

The configuration of this split zone parcel was established through a lot line adjustment, rezone and general plan amendment approved by the Board of Supervisors in 2003. As part of that approval, a development exclusion area was created on the recreation zone portion of the parcel to limit future development. Within this area only minor accessory structures such as fences walkways and drainage devices deemed appropriate by planning and development are permitted An existing private stairway is located within this development exclusion area. The stairway descends from the applicant's deck and provides the connection to the Morris Place Trail below.

Notably, this feature is recognized in the Summerlin Community Plan as an existing improvement that is allowed to remain. This slide shows photos of the existing stairway. The image on the left shows the stairs descending from the Hopkins Deck to the Morris Place Trail below. The center image shows the stairway as it ascends toward the deck. The image on the right shows the base of the stairway where it meets the Morris Place Trail looking south towards the beach.

The project is a request for a development plan and coastal development permit to construct a three-and-a-half foot tall metal handrail along an existing private stairway to the beach. The subject law is outlined in red, and is bisected by the Recreation Zone District in green, and the R1 zone district in yellow. The Morris Place Beach Access Trail is depicted in blue Applicant's private stairway shown in orange connects to the trail.

The proposed handrail, shown as a dashed lime green line will be installed along the north side of the stairway to improve pedestrian safety On the left is a site plan showing the proposed handrail along the existing stairway, and on the right is an elevation of the handrail. The stairway is bordered by landscaping and boulders. Under the 2003 approval any structures within the development exclusion area must be set back at least 10 feet from the Morris Place public trail and limited to a maximum height of 4 feet.

The project meets both of those requirements. The blue line on the left shows the 10 foot setback from the trail and the handrail will not exceed 4 feet in height as shown on the right. The project complies with all applicable development standards in Article 2 and is consistent with the Comprehensive Plan and Summerlin Community Plan policies. The scope of work is limited to the installation of a handrail along an existing stairway on private property.

Because the work is confined to this existing stairway, there are no impacts to biological resources, no grading or disturbance to the site, and no known cultural resources will be affected. The handrail is low profile and not visible from the beach, so it will not impact public views or the visual character of the area. Overall this is a minor safety improvement that is consistent with all applicable policies.

The project is exempt from environmental review pursuant to CEQA Section 15303. The installation of a safety handrail to support pedestrian use of an existing private stairway qualifies as the construction of a small structure and is therefore exempt under this section. Staff recommends your commission make the required findings for approval, determine the project is exempt from CEQA and approve the project subject to the conditions of approval.

Staff is available to answer any questions. Thank you.

Any questions of Commissioner Cooney? Not at this time. No questions.

Chair and Commissioners just a reminder.

Excuse me

Do we do ex parte before we did that? No, we didn't.

Ex parte? Anybody do any ex parte? Any site visits? Discussion with the... No? None. Okay no ex parte I have a question or two We know how high the rail is it's three and a half feet high How long is that from one end of the steps to the ten feet from the trail

Chair Reed, I can double-check on the actual length. It extends from the deck area on the applicant's property down the stairway and then it does maintain that 10 feet of separation as required by the condition of approval from the prior lot line adjustment so I can measure that.

Just for my own edification, that was a question.

Yeah Commissioner Reed it's about 50 feet.

About 50 feet okay and these the holes for it are going to be bored through the stone steps so not in the surrounding?

What's the

finish? It's gonna be stainless?

Yes stainless steel

Polished or dull?

Well we can, that detail isn't included in the plan set but we can condition the project to be a non-reflective finish if you'd like.

I think non-reflective would be nice again. We've seen people complaining because they see your reflection from a tile in their eye when they're drinking tea so to me that's the only conceivable objections thank you very much And does the applicant have a presentation? Yes. Okay.

Good morning, Chair Reed and Commissioners. Excuse me. I'm Nicole Bergeel with SEPS Land Use Consulting representing the property owners. And I just want to say a few words on their behalf. Ms. King provided all the details I think you need but I did want to say that this is primarily motivated by safety concern. I have permission to share that the owner is 80. He is just recovering from back surgery And you know, this is really going to help him navigate that trail as well as his grandchildren safely. So that's the primary motivation.

What what's the rise of that staircase? The degree of slope how...

You know it's interesting if you look at the plans it really varies because it was an organic trail. It has been there for decades that they reinforced in a few key places with steps so it really varies. It's not consistent. No other questions?

Was the same picture worth thousand words when I look at that and look at that picture doesn't look like anything. I'd want to walk down without a railing so

well in the stairs extend about two thirds and the rest is kind of dirt. So yeah it's a little tricky

no additional questions from commissioners.

Thank you Mr. Chair, I would just mention that it's been several years since I've seen a project on that particular location but it's valuable not only to the owners, but to passers-by trying to get down to the beach. So I think they've done what they should do to make it a safe and A trail that will make sense for that area without causing any other negative effect in the neighborhood.

Thank you. So at this time, I guess we would invite any public comment if there is and do we have

Mr. Chair, no commenters online and I don't believe we've received any physical speaker slips on this item.

All right, I suppose that we will close the public portion of this and we'll invite comments and deliberations from commissioners. Commissioner Ford.

Thank you Mr. Reed, I just would say I could not help but like you think about the safety issue here. I know that I always like to hold on to a handrail as I did over the weekend at Santa Barbara Bowl and as one of the members of the public in our letters said that this would allow for stability and peace of mind. I completely agree it's attractive it blends into the surrounding area so I support it.

Commissioner Park?

Well, I'm glad that we had such a challenging first district project for Commissioner Cooney's final day and he'll be able to utter his immortal words about The rest of us going first and so forth. But you know, I read the report. I'm disappointed nobody invited me for a staff visit but I'll get over that. I mean for a site visit. And of course safety is paramount. So it's a good idea. I support the project.

My main comment is I'd like to thank Dr. I mean doctor, I was in the medical business for way too long Commissioner Cooney for his insight with respect to safety actually if it were my stairway and I didn't have a handrail I would be afraid someone would fall off of it and sue me so I think it's an excellent idea that I would fully support

Well as a short-termer I would like to move approval of the project as presented today. I'll

second it.

Chair and Commissioners, I just want to circle back on a comment by I think by the chair in regards to adding a condition for non-reflective material. If the commission agrees with that and the motion maker would want to say the conditions as revised today, to include non-reflective material of that handrail. Turning back to the commission, that was a comment I didn't hear discussed with the commission before the motion but if the motion maker wants to add that then my recommendation is just Approve the project based on the conditions as revised today to include that non-reflective material on the guardrail.

Well, as the motion maker I agree with that comment and would treat the recommended action as modified at this meeting.

And is the maker of the second? I accept the alteration of the motion.

All in favor, signify by

Mr. Chair, all staff is still organizing themselves should I read the item into the record?

Thank you go ahead. All

right thank you. The following is a hearing on the request of Los Alamos Investments LLC to consider the following case numbers 23 TRM 1 and 23 DVP 18, 24 RDN 2, 24 GOV 5, 26 SCC 3. And to consider the state California Environmental Quality Act section guideline sections 151868 C4 and 1183 checklist for the 2020-23, 2020-31, housing element update, PEAR build out and determine that all of the environmental impacts of the project are within the scope of the project covered by the PEIR.

That the previously certified PEIR is adequate and that no subsequent environmental review is required pursuant to CEQA guidelines sections 15162, 15183, and 15168C.

Okay, first I'd like to call for any ex parte communications from the commissioners. Commissioner Park?

And I'm sure you're including site visits as well correct? Yes. Yes and I did a drive-by a few days ago back and forth and took a look

I

actually on the 14th of April did a site visit with Ms. Jones, the applicant and I believe a representative of the architect. I did that on the 14 then yesterday afternoon after looking at the comment letters I returned and drove around the complete site and looked at it from all aspects That we could proceed with staff. Thank you.

All right, good morning Chair Reed and commissioners my name is Tina Mitchell and today I'll be presenting the Los Alamos Investments Housing Project The project site is shown here in yellow and is located on the eastern side of the Los Alamos Community Plan area north of Highway 101. Access to the site is provided from Frontage Road and Price Ranch Road The project site consists of three assessor parcel numbers that total approximately 30 acres. The two southern APNs are zoned for a 46-unit planned residential development.

The northern parcel is zoned Residential Ranchette with a 5 acre minimum parcel size. Surrounding parcels to the north and northeast are zoned for agricultural uses, To the southeast there is M1 zoning which is the light industry zone, C1 zoning which is limited commercial and a few parcels zoned for single-family residential. Directly to the south is Frontage Road and Highway 101 and to the west there is mobile home plan development zoning, single family estate residential and then the residential ranchette.

Here's a closer look at the existing project site from above. The Rancho Los Alamos Mobile Home Park is to the west of the site and there are seven existing single-family dwellings to the east. San Antonio Creek flows over the project site And there are several structures, including three single-family dwellings and accessory structures that will all be demolished in the lower western portion of the project site.

And there are two single family dwellings in the southeast corner that will remain. I'll give a quick overview of the project description here and then go into more detail on each component in later slides. So the project includes a tentative tract map to subdivide the project site into 77 lots, A development plan for construction of 67 new single-family and townhome units through state density bonus law as well as community amenities for a total of approximately 108 thousand square feet of structural development A road naming request for four new private roads within the development.

A government code section 65402 conformity determination for a voluntary trail easement dedication to the county, and a sign certificate of conformance for two new monument signs at the entrances to the development. This project is subject to several state housing law protections because it's a residential subdivision with multiple units proposed. Pursuant to the Housing Accountability Act, the project is only required to be consistent with objective requirements.

Housing development projects cannot be denied or required to reduce the density unless the decision maker finds with substantial evidence that the project would have a specific adverse effect on public health and safety. The applicant submitted a complete SB 330 pre-application on January 28th, 2026 which vested the project based on the fees ordinances policies and standards adopted and in effect on that date.

There was a large LUDC ordinance amendment package that went into effect shortly after this date. So just take note that the analysis of this project is based on the code in place prior to that package. Additionally, the project is subject to a maximum of five hearings including continuances and hearings for appeals. And lastly, the project is using state density bonus law to increase the density allowed on the site and waive certain development standards in exchange for providing affordable units.

The State Density Bonus Law proposal includes seven deed-restricted units that will be affordable for very low income households, which provides the applicant with a 50% density bonus for the project and an unlimited number of development standard waivers. Three waivers are proposed and include a waiver of the requirement for street facing porches balconies or patios Reduced landscape buffer requirements between walkways and private yard areas.