[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6564135,"mediaKeyId","3301323-730ba895dc7815897b226fd0bfd27d26","parentId",3301323,"title","Staff Hearing Officer approves front-setback modification for 574 Ricardo Avenue after structural issues require full rebuild","audioSeconds",612,"startMs",756000,"endMs",1368000,"viewUrl","/Search/View?dp=1&key=3301323-730ba895dc7815897b226fd0bfd27d26&start=756&end=1368","thumbnailUrl","https://assets.pipeline.soar.com/3301323-730ba895dc7815897b226fd0bfd27d26/thumbnail_756000.jpg","articleUrl","/articles/6564135/Santa-Barbara-City/Santa-Barbara-County/California/Staff-Hearing-Officer-approves-front-setback-modification-for-574-Ricardo-Avenue-after-structural-issues-require-full-rebuild","mediaUrl","https://secure.pipeline.soar.com/6564135-b200ff5359649ccc66e6bc8bfa5a2f16/orig.mp4?Expires=1771136773&Signature=Dwh8BpjC1~DoLL-OTqp7IHP4ZL9QwABnsZEtSVtnfzdNZJj37iHlo~BXUjUTBjae1iiadcpxFKg55-vEoZrxWRSEwSs0pnS6T8ynvmI-i7BWWfmZJ7nSlI1XVvLMLi8WYSlcC7~8tmKJeaG8L0odYyWKwkZjKvKxyVAy7Layk67-G5arvEL59PdrKoBzFvvMkhWI94EHY7YTQKGbVJYNQmAprBLiqKf08lm~i7PyxXNarOlHzimqE9AlD~6iYdYTMWnXda-T-RtNC0XTQARTXyvXNQYb~8zIXdMmkLZ83snpKQXKHAftGMzldZyxxV9msFtluD0g~Q-XCljhFTbBHg__&Key-Pair-Id=KUT5TJCACFTXG","author","Santa Barbara","date","2025-05-15T04:46:55Z","article","The Staff Hearing Officer approved a front-setback modification May 14 to allow reconstruction of an attached garage at 574 Ricardo Avenue in the Alta Mesa neighborhood to remain roughly 15 feet from the front lot line rather than meet the RS-15 zone’s 30-foot front setback.

The modification was requested after the project’s previously approved plan — which anticipated retaining the existing foundation and portions of the garage — required full demolition when contractors discovered insufficient soils and uneven settlement in the foundation. Carly Earnest, Associate Planner, presented the project and said the site is a 7,400-square-foot lot currently developed with a 1,324-square-foot single-family residence and a 413-square-foot attached two-car garage. The proposed new two-story house would total 2,287 square feet with the existing 413-square-foot garage footprint retained.

Staff and the Single-Family Design Board recommended approval. \"The discretionary application ... is a front setback modification to allow a portion of the reconstructed attached garage to remain in the front setback combined with substantial redevelopment,\" Earnest said, noting the project is exempt from further environmental review under California Environmental Quality Act Guidelines section 15303 for new single-family residences in residential zones. Earnest also told the officer that redesigning the project to meet the current 30-foot front setback would make it impossible to provide the two covered parking spaces required for the unit.

Hearing Officer Gullett reviewed the staff report, visited the site and agreed the modification is reasonable in the neighborhood context, citing the 1975 citywide downzoning that rendered many existing garages legally nonconforming. \"I do approve this zoning modification,\" Gullett said, adding that the approval is appealable to the Planning Commission within 10 calendar days.

No public comments were received at the hearing on the item. The applicant’s architect attended and confirmed the demolition was necessitated by the discovered foundation condition and that the current plans are largely unchanged from prior approvals except for minor adjustments to avoid additional interior setback modifications.

The approval allows the project to proceed under the conditions listed in the staff report; any appeal must be filed at 630 Garden Street and will be considered by the Planning Commission.","mediaType","Video","parentTitle","Staff Hearing Officer - May 14, 2025","oneSentenceSummary","The Staff Hearing Officer approved a front-setback modification May 14 to allow reconstruction of an attached garage at 574 Ricardo Avenue in the Alta Mesa neighborhood to remain roughly 15 feet from the front lot line rather than meet the RS-15 zone’s 30-foot front setback.","taxTitle","Santa Barbara City, Santa Barbara County, California","taxId",4209,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":42,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6564125,"Officer approves conversion of second-floor commercial space to residential at 923 State Street in El Pueblo Viejo district",2291000,2903000,"/Search/View?dp=1&key=3301323-730ba895dc7815897b226fd0bfd27d26&start=2291&end=2903","https://assets.pipeline.soar.com/3301323-730ba895dc7815897b226fd0bfd27d26/thumbnail_2291000.jpg","/articles/6564125/Santa-Barbara-City/Santa-Barbara-County/California/Officer-approves-conversion-of-second-floor-commercial-space-to-residential-at-923-State-Street-in-El-Pueblo-Viejo-district","https://secure.pipeline.soar.com/6564125-03c3ab5c94131b746ccf2833fcb9fbc7/orig.mp4?Expires=1771136773&Signature=YVtfCID9BRYQ39F-1ZVRwvTtHnrtMPQV6EioOpVrJn8bgRt7f8v~4a7enWLsWvS7wk1VLKh5AeqoA~ddZIYmSQ7oq--ahom9RoeskHpmRzPIrZB11QVokClPeFh80WZ5DBNydlF6kwTp-yj4kQ~mYe2Moj9BR16XPQ-~bJW76u~JDswAdhkomWb3Cdj9z5ATxdELmf9Sba06k8BA0Lr6znW4lhX~oLdshMcWR3DuplvAtrX~En4FzHNG13Dno00f-mk8hYxgl~d7mqKjKvFTLJosb1-nCxwH7M5DinpYQOjiqwnqmend0c98X4H9efIrIf9gMIJPO-FwOYa~fFWUqg__&Key-Pair-Id=KUT5TJCACFTXG","The Staff Hearing Officer approved May 14 a request to convert a 1,204-square-foot second-floor commercial unit to a residential two-bedroom unit at 923 State Street, a building known as Osborne’s Bookstore in the El Pueblo Viejo historic district. No exterior alterations are proposed.

Hearing materials describe the lot as 5,054 square feet with a 5,330-square-foot two-story commercial building constructed in 1914 and listed on the California Inventory of Historic Resources. The applicant seeks an open-yard modification because the conversion provides fewer than the required open-yard area for residential use; the property is in the city’s growth-management program and in the AB 2097 radius, so no vehicle parking is required for the new unit.

Applicant Douglas Beard said the unit currently functions as office space and that the work will include adding an approximately 80-square-foot bathroom area to create a two-bedroom, one-bath residential unit without exterior changes. \"What we're looking to do is... add an 80 square foot area, bathroom area to accommodate, residential living,\" Beard said.

Staff recommended approval; the officer said the project is consistent with the city’s ongoing work on an adaptive-reuse ordinance that would make similar conversions by right in the future. \"This project is very clearly in line with what the city's wanting to see and facilitate downtown,\" the hearing officer said, approving the open-yard modification and noting a 10-calendar-day appeal period to the Planning Commission.

No public comment was recorded for the item. The approval allows the applicant to proceed under the conditions listed in the staff report; the action is appealable to the Planning Commission within 10 calendar days.","The Staff Hearing Officer approved an open-yard modification allowing conversion of a 1,204-square-foot second-floor commercial unit to a residential two-bedroom unit at 923 State Street (Osborne’s Bookstore building). No exterior alterations were proposed; the project is appealable to the Planning Commission.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6564128,"Staff Hearing Officer approves Pelly Winery improvements and conversion of parking to outdoor seating under AB 2097",1079,1312000,2391000,"/Search/View?dp=1&key=3301323-730ba895dc7815897b226fd0bfd27d26&start=1312&end=2391","https://assets.pipeline.soar.com/3301323-730ba895dc7815897b226fd0bfd27d26/thumbnail_1312000.jpg","/articles/6564128/Santa-Barbara-City/Santa-Barbara-County/California/Staff-Hearing-Officer-approves-Pelly-Winery-improvements-and-conversion-of-parking-to-outdoor-seating-under-AB-2097","https://secure.pipeline.soar.com/6564128-00e462a1da567f8e807a0bdb0ecc99b3/orig.mp4?Expires=1771136773&Signature=T4ax522zeWV36-br~8JVg3REDYj-ILYM81~o7ycx3kgbTjGYePz6S39SzD2NtaDRTS4iKSnFtxxCrzwRysHsmcXuV4PmDWg1--dQp0hnJwPLmIHYOc6pQzLGMkeh9m~VgTQFYiM6XX8-0iRg~itQNZiAw6iw7~EA7WeUqtVecOLSCKwH7LL2jQSVyMRl9SvFEy6KzHE-9C0EeMjmT2tXlHXEJ02MUOb1RVnYUAPKzpe32gn-qfoM4fGQstqcsmDYrouhLxweOBEmMMjFKRTBO8z3UoW-N0sFmymOecHAgjs4soHysvNF52PCb~Wbr0W7D6fR8IFJgiFNxauVPwHNIw__&Key-Pair-Id=KUT5TJCACFTXG","The Staff Hearing Officer approved May 14 a coastal development permit for tenant improvements at Pelly Winery, 205 Anacapa Street, allowing demolition and additions to portions of existing buildings and removal of most of the site’s vehicle parking to create outdoor seating areas under AB 2097.

Pilar Plummer, Associate Planner, described the 10,208-square-foot site as an existing winery composed of three one-story commercial buildings with a 10-space surface parking lot. The project includes a 231-square-foot demolition and a 469-square-foot addition to allow for restrooms and improved circulation, conversion of one building from storage and tasting space to a kitchen, replacement of the trash enclosure, and removal of an unpermitted exterior deck and shade structure. The proposal would replace much of the former parking area with an approximately 2,289-square-foot outdoor patio with a wood trellis, an 873-square-foot outdoor cafe and a 371-square-foot private tasting area; overall seating is proposed at 42.

Plummer said the proposal uses AB 2097 (state law) to remove on-site vehicle parking because the site is within an area served by public transit and therefore may qualify to reduce vehicle parking for new development or substantial redevelopment. \"Overall seating count is a 42, and while the vehicle parking requirement is not required, again, because they're an AB 20 97, they do need to provide bicycle parking,\" Plummer said. Based on the seating, seven bicycle spaces were required; the applicant is providing eight in addition to three existing curbside spaces in the right-of-way.

Applicant architect Jesse Finicum Schwartz of Anacapa Architecture said the design keeps existing masonry and large openings and adds plantings and trellis shade to replace the asphalt-dominated frontage. \"We're kind of bringing those materials in throughout the property, using kind of screen blocking and things like that to provide privacy without obstructing public viewer access,\" he said. Plummer noted that the Architectural Board of Review previously reviewed the project and was generally supportive, and that landscaping will emphasize California native plants as requested by the board.

The project is in the coastal zone’s nonappealable jurisdiction for the City’s coastal program and was determined exempt from further environmental review under CEQA Guidelines section 15301 (minor alterations) and 15305 (minor alterations to land use regulations) as described in the staff report. No public comment was submitted at the hearing. The Staff Hearing Officer agreed with the staff findings and approved the permit subject to the conditions in the staff report; the decision is appealable to the Planning Commission within 10 calendar days.

Conditions will require conformance with the approved plans, installation of the specified bicycle parking (including 25% long-term spaces for employees), and landscaping consistent with Architectural Board of Review guidance; transportation planning will review the treatment of existing hitching posts and street-level bike parking as the project proceeds through design review.","The Staff Hearing Officer approved a coastal development permit for tenant improvements at Pelly Winery, 205 Anacapa Street, including a 2,289-square-foot outdoor patio and removal of most on-site vehicle parking pursuant to AB 2097; project provides 8 new bicycle parking spaces in addition to three existing on-street spaces and is appealable.","actionData","errors"]

Article not found

Staff Hearing Officer approves front-setback modification for 574 Ricardo Avenue after structural issues require full rebuild

Officer approves conversion of second-floor commercial space to residential at 923 State Street in El Pueblo Viejo district

Staff Hearing Officer approves Pelly Winery improvements and conversion of parking to outdoor seating under AB 2097