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Design board backs second‑story and parking changes for Coleman corner, hesitant on 8‑foot hedge exception
Summary
The Santa Barbara Single Family Design Board reviewed concept plans for a second‑story primary suite, a small junior accessory dwelling unit (JADU) and a covered patio at a corner parcel near Coleman and Oliver and provided qualified support for most elements while expressing reservations about an existing over‑height front hedge.
The Santa Barbara Single Family Design Board reviewed concept plans for a second‑story primary suite, a small junior accessory dwelling unit (JADU) and a covered patio at a corner parcel near Coleman and Oliver (project site described in materials) and provided qualified support for most elements while expressing reservations about an existing over‑height front hedge.
Architect Chris Cottrell told the board the project would add about 430 square feet for a second‑story primary suite, create a 33‑square‑foot JADU from part of the existing garage footprint, and construct a 249‑square‑foot covered patio. The planners’ packet showed the combined proposal would reach about 92 percent of the maximum FAR with the JADU conversion included; without the JADU conversion the FAR would be about 80 percent.
Staff case planner Jillian Fennessy reminded the board that the JADU is an internal, administratively reviewed unit that must include an owner‑occupancy covenant and cannot be rented for periods fewer than 31 days. She also said the site is in the coastal zone and that two on‑site parking spaces are required; the project proposes one covered space plus one uncovered space, and the uncovered space would require modification of front and interior setbacks.
Public commenters raised privacy and compliance concerns. One neighbor said the property has a history of unpermitted conversions and told the board the new second story would look directly into their backyard; another asked whether converting garage area would reduce parking for the block. Staff answered that the JADU comes with a covenant limiting short‑term rentals and that enforcement of short‑term rental rules is handled by the city attorney’s office.
Board members said the second‑story massing and the parking modifications were modest and supportable given corner‑lot constraints; they recommended that the applicant show a conceptual landscape plan for the area where driveway is removed and noted the short uncovered curb cut should be narrowed to permit a planting strip. However, the board was split on approving a minor zoning exception (MZE) that would permit sections of the existing front hedge to remain above 8 feet. Several members said they would want stronger neighborhood context or justification for permitting the taller hedge and recommended the applicants study a reduced hedge height or other screening solutions before the MZE is approved.
The board moved to continue the item to the staff hearing officer for the setback and parking modifications and directed the case to return to the full board for minor zoning exception and project‑design approval, with a waiver of the FAR reporting requirements for this stage. The motion passed unanimously.
