Santa Barbara Single‑Family Design Board approves Campanile Drive home after privacy, HOA concerns

The Single‑Family Design Board on Oct. 6 approved project design and final approval for a proposed single‑family residence at 13627 Campanile Drive after hearing neighbor concerns about privacy, landscaping and homeowners‑association rules.

The project applicant proposes to demolish an existing single‑unit residence and attached garage and build a 4,043‑square‑foot, single‑story main residence with a 750‑square‑foot three‑car garage. Staff said the accessory dwelling unit (about 1,200 square feet) is permitted but is outside the board’s purview; the total proposed development footprint was described in staff materials as 5,994 square feet on a roughly 61,506‑square‑foot lot.

Neighbors and the board focused comment on privacy impacts from a rooftop tower element and on landscaping. Pippa Carson, a nearby resident, urged denial at the public‑comment podium, saying the proposal “raises the home’s height, adds a rooftop tower, and a large rooftop deck” and that the deck and proposed tall planting would “create direct sight lines into neighbors’ bedrooms, bathrooms, living rooms [and] dining rooms.” Carson said the homeowners association had not approved the final plans and asked the board to require redesigned landscaping and a lower profile planting palette.

Staff reminded the board that private CC&Rs and other HOA design restrictions are civil matters outside the board’s jurisdiction and that the project may receive city approval without HOA approval. Staff also told the board the project qualifies for an exemption from further environmental review under California Environmental Quality Act (CEQA) Guidelines §15302 (replacement or reconstruction) and that because the lot exceeds 20,000 square feet the floor‑area‑ratio guidance is advisory rather than a strict code limit.

Applicant Richard Johnson, architect, and landscape architect Chris Kimpel presented revised materials, saying they reduced the percentage of lighter roof tiles from previous submittals, softened the stucco color toward a warmer tone, and adjusted wall and landscape details. They described a plan to transplant and supplement an existing Ficus hedge along the street wall to screen the 6‑foot plaster wall, and said landscape lighting would be LED and dimmable.

Board members questioned the height differences, the exact maximum building height, and locations and sizes of the proposed roof deck and tower. The architect said the primary ridgeline over the gallery would be approximately 4 feet higher than the existing roof and that the taller rooftop elements were centered on the parcel, not adjacent to property lines. The board reviewed previous minutes and asked the applicant to demonstrate how past comments had been addressed; the applicant referenced earlier suggestions about roof tile percentage, plaster color and wall screening.

After discussion the board made and seconded a motion to grant project design approval and final approval with standard neighborhood preservation, grading and vegetation removal findings. The board specifically cited that no significant specimen trees would be removed, that the project preserves public scenic views and that the development’s size, bulk and scale was appropriate to the site given the large lot and predominant one‑story design. The vote was recorded as: Chair Lewis, yes; Board member Grafaiti, yes; Board member Moslihy, yes; Board member Richards, yes. The motion passed.

The board noted a 10‑day appeal period for the decision.

Why it matters: The project revises an existing lot in a hillside neighborhood and raised neighbor concerns about privacy, views and HOA rules. The board relied on city design guidelines and CEQA exemptions while noting landscaping and material adjustments intended to reduce visual impact.

Next steps: The approval is subject to the standard 10‑day appeal window to the Planning Commission; any appeals or further required permits would be handled through the city’s planning counter and follow Code requirements.