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Historic Landmarks Commission approves project design for 1533 State Street mixed-use development with conditions
Summary
The Historic Landmarks Commission approved project design July 16 for a four‑story, 27‑unit mixed‑use development at 1533 State Street under the AUD program, while requiring detailed follow‑up designs for garage and landscape screening, mechanical concealment, and balcony and arcade finishes.
The Santa Barbara Historic Landmarks Commission voted July 16 to grant project design approval for a four‑story mixed‑use development at 1533 State Street (also referenced as 1529 State Street), a 27‑unit project proposed under the city’s Average Unit Density (AUD) incentive program. Commissioners supported the project’s pedestrian-oriented street frontage and revised massing while asking the applicant for focused refinements before final review.
Project team representatives said the development would include approximately 27 residential units averaging 782 square feet, a roughly 4,500-square-foot commercial space (Cantwells Market) with outdoor dining, a below-grade residential parking garage, bicycle storage, and shared amenities. The team told the Commission they had substantially reduced four‑story massing that would face adjacent neighborhoods, increased setbacks along the south/west side, added privacy parapets and screening, and reworked the arcade, storefronts and tile details to better reference local character.
Commissioners thanked the applicant for multiple rounds of design work and praised the public-facing arcade and corner tower element. The Commission’s conditions and directions for follow-up design work included:
- Provide a pedestrian‑level perspective and a reflected‑ceiling plan for the garage entry so the commission can confirm its visual impact from the sidewalk and confirm dimensions and lighting details. Commissioners asked the applicant to reduce garage door height where feasible and to detail the garage gate material and visual treatment so the opening does not dominate the streetscape. - Provide detailed plans showing screening of mechanical equipment and the transformer and plans for how landscape elements and planters will integrate with drainage; show how sprinkler/backflow and other service elements will be concealed or screened without creating visibility or maintenance conflicts. - Further refine balcony detailing and wrought‑iron railings, and provide precedent images for proposed balcony treatments and awnings. Commissioners suggested more awnings on State Street and study of arcade ceiling color and finish to animate the pedestrian experience. - Show landscape sections and elevations with proposed trees in place so the commission can visualize screening and adjacency to neighboring windows; consider tall, narrow species (for example Italian cypress) where privacy is desired, and clarify stormwater treatment and permeable paving strategy. - Story poles were formally waived after the Commission determined adequate visual aids had been provided (3‑D models, video walk‑through and QR code for public review); the Commission encouraged clear on‑site signage and QR access to the project video for public review.
The project had previously obtained an Open Yard Modification from the staff hearing officer and CEQA screening exemptions; commissioners noted those actions but focused their review on design and compatibility findings. A roll call vote approved project design approval with conditions (yes: Lodge, Butler, Dordon, Enzberg, Vice Chair Ullie, Chair Grumbine; no: Lundbeck). The Commission recorded Lundbeck’s no vote in the roll call.
