Planning commission approves Hope Villas tract map, allowing 50 condos with 20% deed‑restricted affordable units

The Santa Barbara County Planning Commission on July 1 approved a tentative tract map that would allow 50 previously approved multifamily units at the Hope Villas site to be sold as condominiums, including 10 deed‑restricted units set aside as affordable housing.

The approval, which was unanimous, implements a procedural change to allow condominium ownership of housing the county previously entitled through its housing element process. Planning staff told commissioners the project at 560 North Lumbbe Road is already entitled for the physical development; no new construction approvals were before the commission. Staff recommended the commission find the project exempt from environmental review under the cited SQA guideline (section 15183) and approve the tract map consistent with attachments in the staff report.

“This is not an apartment project being converted to condominiums. It has always been a condominium project,” said John Mullen, the applicant’s authorized agent and managing partner of Franciscan Real Estate, in urging approval. Mullen reiterated the developer’s commitment that 20% of units — 10 homes — will remain affordable and deed‑restricted.

Several nearby residents urged the commission to consider neighborhood impacts during public comment. Residents raised concerns about traffic and vehicle speeds on neighborhood streets, the proposed 10‑foot height variance, and the removal of mature oak trees. Jason Poe, who identified himself as a nearby resident, told the commission the neighborhood ‘‘did not know anything about this project’’ and that the process ‘‘felt very underhanded’’ to neighbors who learned of the approvals only recently.

Planning staff responded to the neighborhood’s traffic concerns by citing the project’s traffic study and the county’s review. Staff said the study estimated total average daily vehicle trips would increase by roughly 30 trips but found peak‑hour trips (the times of greatest conflict) would decrease by about 30 trips. Staff also said the project did not exceed county thresholds for vehicle miles traveled. To reduce vehicle reliance, staff noted required Transportation Demand Management measures tied to the housing‑element rezones, including on‑site pedestrian and bicycle facilities and a condition that the homeowners association provide 50%‑discounted transit passes for residents. Bike parking and internal pedestrian connections are included in the approved project.

Commissioners framed the vote by emphasizing the narrow scope of the commission’s review. ‘‘We’re looking at the sole question of shall this be condominiums as opposed to a rental project,’’ Commissioner Park said, adding that the 20% affordability requirement is enforced by recorded covenants and deed restrictions. Staff said the affordable units will be deed‑restricted and enforced by a covenant managed with the county’s housing department for 99 years.

Action taken: The commission moved to adopt the findings in the staff report, determine the project exempt under the cited SQA guideline, and approve case 26‑TRM‑00001 subject to conditions in the staff report; the motion carried unanimously.

The project will proceed under the previously issued zoning clearance and the developer’s pending grading and building permit reviews. The record from the July 1 hearing, including the staff report and conditions of approval, will be forwarded with the action. The applicant, Franciscan Real Estate LLC, and planning staff will handle next procedural steps for condominium documentation and recordation of affordability covenants.