Staff hearing officer approves adaptive reuse at 1514 Anacapa Street

The Santa Barbara staff hearing officer approved zoning modifications on Sept. 3, 2025, to allow conversion of an existing one‑story office at 1514 Anacapa Street into two three‑bedroom rental units, including interior and front setback relief and an open‑yard modification.

Staff made the finding that the project qualifies for a categorical exemption under the California Environmental Quality Act (CEQA) guidelines for conversion of small structures, and recommended approval of the requested modifications with a condition requiring contractor notification in the event of unanticipated archaeological resources.

The project site is a 6,875‑square‑foot parcel with an existing 3,084‑square‑foot commercial building. Under current zoning and parking standards the former office use would require 13 parking spaces; archive plans show five spaces that have historically extended into the adjacent La Paz alley and therefore are not recognized today as private, on‑site parking. Converting the office to two residential units requires two parking spaces; the applicant proposes two voluntary uncovered parallel spaces and a combined bike and trash enclosure within an interior setback.

Staff and the hearing officer supported an open‑yard modification because the site provides private patio areas but does not meet the 1,250‑square‑foot, 20‑by‑20 minimum required for a two‑unit development, and because public parks are proximate. Staff noted nearby open space including Alice Keck Park Memorial Gardens and Alameda Park as off‑site, usable open areas that inform the recommendation.

The staff report explained that the existing building is nonconforming to the residential front and interior setback standards: the front setback encroaches by about four inches into the 10‑foot requirement, and the building sits within the required six‑foot interior setbacks. Staff recommended the two interior setback modifications and the front setback modification to allow adaptive reuse without significant exterior alterations. The hearing officer accepted those findings, saying she would approve the project.

During the hearing the applicant, Adam Grossons, described design responses requested at preliminary design review including a stucco gate with breeze‑block screening, a low stucco wall for privacy and screening, and enhanced treatment for the bike and trash enclosure to match the building’s Spanish‑style character. The hearing officer directed staff to add the fence, gate and stucco wall to the project description so those elements are included in the approvals record.

The decision is appealable to the planning commission within 10 calendar days; any planning commission member may also suspend the staff hearing officer’s decision within that period. The staff hearing officer record includes the archaeological notification condition required because the property is within a mapped archaeological area.

Next steps: the project record will be updated to include the fence and gate details discussed at the hearing; the applicant will finalize construction drawings and obtain any building and right‑of‑way permits required for the proposed open‑yard, parking striping and enclosure work. The city announced separately that the adaptive reuse ordinance will go to the City Council on Sept. 9, which may be relevant to future adaptive reuse projects.