Staff Hearing Officer approves coastal permit for junior accessory dwelling unit at 222 Los Andes

The Santa Barbara Staff Hearing Officer on March 19, 2025 approved a coastal development permit for a junior accessory dwelling unit (JADU) at 222 Los Andes, the hearing officer said, and noted the decision is the city’s final action and is not appealable.

The hearing officer said the discretionary review was limited to the JADU because the proposed two-story residence and garage qualify for a coastal exclusion based on the site’s location. The staff report includes CEQA findings and conditions of approval; staff determined the JADU portion is exempt from further environmental review under CEQA Guidelines section 15303, the hearing officer said.

The lot currently contains an existing single-family residence and attached garage that the staff summary described as roughly 806 square feet for the house and 242 square feet for the garage. The project proposes demolition of the existing buildings and construction of a two-story house, an attached garage and a ground-floor JADU; the staff description listed the JADU at about 336 square feet and the new garage at about 410 square feet. The hearing officer emphasized the scope of discretionary review was “limited to the junior accessory dwelling unit.”

A neighbor wrote in with concerns and a resident who lives directly behind the property spoke during the meeting. Trudy Adeira Verbeas said the new two-story structure would be 15 feet from her property line, would reduce sunlight needed to grow food and would intrude on backyard privacy. “The 2 story structure is 15 feet from my property line, which will deplete my access to light to grow food for my family,” Verbeas said. She also said nearby houses remain single story and asked that the project be downsized.

The hearing officer responded that the size and location of the overall building were not before the hearing officer for this coastal permit and then announced approval. “And the location of the building and the size of the building are not considerations today. That said, I approve this coastal development permit for the junior accessory dwelling unit, making the findings outlined in the staff report including the CEQA findings and subject to the conditions of approval in the staff report. And this, again, this decision is not appealable,” the hearing officer said.

The staff notice recorded a written comment from a neighbor at 255 Santa Canalida Avenue raising concerns about proximity and solar access. The hearing officer noted the project will also require review by the Single Family Design Board for issues that fall under that board’s purview.

Because the hearing officer’s action applies only to the coastal development permit for the JADU, other discretionary reviews and design reviews remain separate from this final coastal decision.