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Planning Commission

Planning CommissionSeptember 9, 2026

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BodyPlanning Commission
MeetingRegular Meeting
Date📅 September 9, 2026

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Meeting Summary

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Present: Americano, Ford, Park, Tony · Absent: Vincent

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

Agenda Status and Upcoming Hearings

  • Staff presented a projection report for upcoming hearings, including the September 30 Long Range Planning Workshop and October hearings for ministerial streamlining amendments.
  • Commissioner Park suggested reserving the November 4 agenda solely for the Recreation Master Plan to allow sufficient discussion time.
  • Staff confirmed that the November 4 date could be dedicated to the Recreation Master Plan, with the option to move the item to December 9 if not completed.

Director’s Report and Board of Supervisors Actions

  • The Board adopted the Utility Scale Solar program with a 16,000-acre cap on agricultural land and specific setback requirements.
  • An urgency ordinance was passed requiring conditional use permits and setbacks for retail gun sales, pending a permanent program.
  • Phase 1 of the Oil and Gas project was heard, including a prohibition on new well drilling in the coastal zone.

Sabani Trust Vesting Track Map and Multiple Parcel Water System Project

  • Staff presented a request to subdivide a 153-acre parcel into nine lots and authorize a Multiple Parcel Water System, subject to a Mitigated Negative Declaration.
  • Discussion focused on Development Exclusion Areas protecting biological resources and the potential for future trails in ravines.
  • The Commission removed the 24-foot height limit condition in favor of Architectural Review Board design review to avoid recirculation of the MND.
  • The project was approved subject to conditions, with the applicant agreeing to address trail issues through the Recreation Master Plan process.

Full summary

Pledge of Allegiance

  • The meeting was called to order, and the Pledge of Allegiance was recited.

TV Coverage Announcement

  • An announcement was made regarding the live television broadcast of the Planning Commission hearings on CSB TV channel 20, including rebroadcast times and live streaming availability.

Roll Call

  • A roll call was conducted. Commissioners Americano, Ford, and Park were present. Commissioner Martinez was absent. A quorum was established.

Agenda Status Report

  • Staff presented the agenda status, noting one consent item and one standard agenda item for the current meeting. Staff provided a projection report for upcoming hearings:
  • September 30: Long Range Planning Workshop in Santa Barbara regarding ministerial streamlining amendments.
  • October 7 & 14: Hearings canceled to allow the Montecito Planning Commission to review the ministerial streamlining amendments package.
  • October 21: County Planning Commission hearing in Santa Barbara for the adoption of the ministerial streamlining amendments.
  • October 28: Additional hearing in Santa Barbara for the ministerial streamlining amendments (if not completed on the 21st), along with the Grand Hotel expansion, Sabato Tardy Partners LLC housing development, and ministerial lot splits/lot line adjustments.
  • November 4: Hearing in Santa Barbara for Recreation Master Plan Ordinance Amendments.
  • December 2: Hearing in Santa Barbara for Recreation Master Plan amendments, Santa Barbara Volleyball Club, Elkwil Scott Multifamily Housing, and Moderate Income Density Bonus/Special Needs Housing Ordinance Amendments.
  • December 9: Hearing in Santa Maria for the T-Mobile telecommunications facility, MeatTree Farms personal storage, and Keysight One development.
  • December 16: No County Planning Commission hearing scheduled (Montecito Planning Commission only).
  • Commissioner Park suggested keeping the November 4 agenda focused solely on the Recreation Master Plan to allow sufficient time for discussion, noting that the ordinance has been pending for a long time. Staff confirmed that November 4 could be reserved for this item, with only a consent item (road vacation) also scheduled. Commissioner Park asked if there would be time on December 9 to address any remaining issues from the Recreation Master Plan if not resolved by December 2. Staff noted that December 9 already includes large projects (Keysight One and personal storage facilities) but indicated that moving the Recreation Master Plan item to December 9 is possible at the Commission’s discretion if not completed on December 2.

Public Comment

  • The public comment period was opened for items not on the agenda. No public comment forms were submitted, and no members of the public spoke.

Planning Commissioner’s Information Reports

  • No reports were presented.

Minutes from August 26

  • The Chair reviewed the minutes and noted no issues. A motion was made to accept the minutes. The motion was seconded. The motion carried 4-0.

Director’s Report and Board of Supervisors Hearing Summary

  • Director Plowman presented a report via Zoom summarizing recent Board of Supervisors actions:
  • Utility Scale Solar: The Board adopted the program with changes, including a 16,000-acre cap on solar facilities on agricultural land (no north/south split), a Tier 1 permit for solar on agricultural land up to 15 acres, a land use permit requirement for slopes exceeding 20%, and a 50-foot setback from residential sensitive receptors. Standalone battery energy storage facilities up to 0.25 acres were included in Tier 1.
  • Crimp Mid-Cycle Reassessment: Initiated to collect additional funds from Sable regarding pipeline operations in the coastal zone.
  • Retail Gun Sales: An urgency ordinance was passed to require a conditional use permit and a 1,000-foot setback from sensitive receptors for retail gun sales, following concerns about a permit issued near a childcare facility. The ordinance will be extended for 10 months and 15 days while a permanent program is developed.
  • Oil and Gas: Phase 1 of a two-phase project was heard, including a prohibition on drilling new wells in the coastal zone and inland areas.
  • Upcoming Board Hearings:
  • October 22: Airport land use plan consistency amendments.
  • November 10: Constellation Hotel and Residential Project; Malkin General Plan Rezone and Lot Line Adjustment.

Consent Agenda

  • Item 1: Request by Kevin Thompson, Laguna County Sanitation District, for a determination that the Laguna County Sanitation District Influent Reservoir Expansion Project conforms with the comprehensive plan (Case No. 26 GLV-00006). The Chair reported having conducted a site visit for this project.
  • Item 2: Request by Sabani 2005 Trust for the adoption of the proposed final mitigated negative declaration (MND) for Case Nos. 22TRM000901, 23CUP00029, and 25NGD0010.
  • A motion was made to adopt the consent agenda. The motion was seconded. It was noted that there was no public comment on these items. The motion carried 4-0.

Standard Agenda Item: Sabani Trust Vesting Track Map and Multiple Parcel Water System Project

  • Ex Parte Communications/Site Visits:
  • Commissioner Park reported three site visits: a general discussion with Mr. Morris Sabani regarding the property and Recreation Master Plan; a four-wheel drive tour of the property to assess topography; and a recent site visit with Commissioner Guy, David Swank, Perry, and Stephen Sabani. He also reported telephone conversations with David Swank.
  • The Chair reported a site visit the previous day with Stephen Sabani and Mr. Swank, as well as multiple phone calls and text messages with Mr. Swank. The Chair noted the site visit was beneficial for understanding the project scope and that the staff report aligned with observations on the property.
  • Staff Presentation (Kathleen Volpe):
  • Project Description: Request to subdivide a 153-acre parcel (zoned AG-110 and AG-140) into nine lots (eight ~10-acre lots zoned AG-110 and one ~72-acre lot zoned AG-140) and authorize a Multiple Parcel Water System (MPWS).
  • Location: 1135 East Highway 246, rural Santa Barbara County, Santa Ynez Community Plan.
  • Improvements: Two detention basins, widening of existing agricultural roads to meet fire standards, and a private water system drawing from a domestic well on a neighboring parcel.
  • Environmental: A Mitigated Negative Declaration (MND) was prepared. Development Exclusion Areas (DEAs) were established to protect Environmentally Sensitive Habitat (ESH), including California sage scrub, Coast Live Oak Woodland, and intermittent/seasonal creeks.
  • Mitigation: 15 mitigation measures identified to minimize impacts to biological resources.
  • Recommendation: Approve the project subject to conditions, including a 24-foot height limit to protect visual resources from Highway 246.
  • Commissioner Questions and Discussion:
  • Trails in Development Exclusion Areas: Commissioner Park raised concerns that the DEAs, which prohibit development including trails, might preclude the construction of trails in the ravines, which are logical locations for trails under the Recreation Master Plan or for private use. Staff noted that trails were not part of the CEQA analysis for this project. Commissioner Park suggested allowing a minor adjustment to the project description to permit trails. Staff recommended taking a break to confer with the applicant.
  • Roads vs. DEAs: Commissioner O'Connor asked if there was an inconsistency between the project description (improving roads) and the condition prohibiting development in DEAs. Staff clarified that the roads are outside the DEAs, and the final map will include a "carve-out" for the roads.
  • Height Limit: The Chair questioned the 24-foot height limit, noting that 24 feet is low for a two-story home and that the property has sufficient topography to shield views. The Chair expressed concern that this limit restricts future homeowners' building envelopes and suggested relying on Architectural Review Board (BAR) design review instead. Staff explained the limit was a CEQA mitigation for visual resources. The applicant (Mr. Swank) agreed that the 24-foot limit could be removed in favor of BAR review, as the applicant is open to future trails and prefers to avoid recirculation of the MND.
  • Applicant Presentation (David Swank):
  • Confirmed the project involves nine parcels, with the lower 72-acre parcel remaining in active agriculture.
  • Explained that DEAs were chosen over building envelopes to allow flexibility in home placement while protecting biological resources in ravines.
  • Addressed the trail issue: The applicant supports the Recreation Master Plan and is open to future trails but does not want to delay approval for additional CEQA analysis now. Recommended that trails be addressed through the Recreation Master Plan EIR process, allowing future HOAs to participate in decisions.
  • Agreed to remove the 24-foot height limit condition, relying on BAR review for future development.
  • Public Comment:
  • No public comment was received.
  • Break and Staff Clarification:
  • The Commission took a 10-minute break.
  • Staff returned to clarify that the 24-foot height limit is not a formal CEQA mitigation measure and can be removed if the Commission makes the necessary visual resource findings.
  • Staff confirmed that trails were not analyzed in the MND, so adding them now would require recirculation. However, the applicant can modify the map in the future if the Recreation Master Plan EIR allows for trails.
  • Motion and Vote:
  • A motion was made to approve the project subject to the conditions of approval, with the revision to remove the 24-foot height limit and rely on objective design standards/BAR review.
  • The motion was seconded.
  • The motion carried 4-0.

Adjournment

  • The Chair reminded the Commission of the next meeting on September 30 at 1:00 PM in Santa Barbara. The meeting was closed.