city of carpinteria architectural review board meeting …
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CITY OF CARPINTERIA
ARCHITECTURAL REVIEW BOARD
Meeting of September 16, 2021
Agenda Item #2
COMMUNITY DEVELOPMENT DEPARTMENT
PROJECT REVIEW
Project: 15-1781-DP/CDP Planner: Nick Bobroff
Address: 4675 Carpinteria Avenue
APN: 003-242-007
Zoning: Commercial Planned Development (CPD)
Applicant: Ubaldo Diaz/Gil Garcia for Bernardo Cruz
Project Review: Conceptual
Preliminary
Final
PROJECT DESCRIPTION
This is a preliminary review of a request to construct a two-story, 2,784 square foot mixed use
building on an existing vacant lot. The proposed building would be comprised of a 494 square
foot ground floor commercial space located at the front of the lot facing Carpinteria Avenue, two
covered commercial parking spaces, two single-car residential garage spaces, and two upstairs
one-bedroom apartment units (of 880 square feet each). Total square footage of the proposed
mixed use building would be 2,784 square feet. Maximum height of the proposed building would
be 26 feet three inches (26’ 3”) from finished grade at the City sidewalk to the top of the hip roof
ridge.
The project includes a request for a front setback modification to allow the covered ground floor
porch to fully encroach into the required five-foot front setback. The covered porch eaves and
raised planters around the base of the porch are proposed to encroach slightly into the City’s
Carpinteria Avenue right-of-way.
Additional site improvements would include site grading and importation of fill, new driveway
and paving, new site landscaping, underground utilities, stormwater drainage infrastructure, and
frontage improvements.
Proposed preliminary architectural, civil and landscape plans are attached as Exhibit A. Story
poles have been erected on site for the last approximately two years. Photographs of the story
poles are included as Exhibit B.
PROJECT SETTING
The project site is a 4,846 square foot vacant lot located on the south (ocean) side of the 4600
block of Carpinteria Avenue, west of the Franklin Creek channel. The vacant lot sits below
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sidewalk grade by approximately 1.5 to 2.5 feet (existing grades range from approximately 12.0’
to 13.0’, whereas the existing sidewalk grade along the project frontage is at an elevation of
approximately 14.4’). The lot is presently enclosed on all sides by existing fencing (six-foot high
chain link fence along the front and (east) side property lines, block retaining walls along the rear
and (west) side property lines).
The site is located within the 100-year floodplain (Zone AE) according to the most recent FEMA
Flood Insurance Rate Map (FIRM) for the area. A Flood Hazard Determination Letter prepared
by Santa Barbara County Flood Control District established a Base Flood Elevation (BFE) for
the project site of 16.0’. Pursuant to current California Building Code (CBC) requirements, the
minimum Finished Floor Elevation (FFE) for any new construction must be at least 1.0’ above
the BFE (i.e., 17.0’). In the case of the project site, this equates to an FFE approximately four to
five feet above existing project site grades (and approximately 2.6’ above existing sidewalk
elevation).
The project site is located in the Downtown/Old Town Neighborhood (Design Subarea 2), which
is described as being the commercial and civic core of the City, but also as containing a number
of vital neighborhoods with a range of housing types. In keeping with this description, the
surrounding immediate developments reflect the eclectic mix of land uses found in the
Downtown/Old Town Neighborhood: To the north of the project site, across Carpinteria Avenue,
is the two-story ~44-unit Lavender Court Mixed Use Development; to the east (side) is the Arbor
Trailer Park development; to the south are detached single family residences in a small pocket of
4-R-1 zoned properties; and to the west (side) is the two-story multifamily Atrium Apartments
development.
The site is zoned Commercial Planned Development (CPD) with a Flood Hazard (FH) Overlay
due to its location within a 100-year floodplain, and has a General Commercial (GC) land use
designation.
PROJECT HISTORY
The project was previously presented to the Architectural Review Board (ARB) at a conceptual
level at their March 29, 2018 meeting. The conceptual plans had not yet been fully developed to
include civil or landscape drawings, however the architectural plans were developed enough to
show what the proposed project would look like. The presented conceptual design was very
similar to that being considered now at a preliminary level, with the exception that the
conceptual design featured a significantly steeper roof pitch and a less prominent front balcony
feature.
Several neighboring residents shared their input at the meeting during public comment. Issues
raised included concerns about privacy for neighbors, potential for lighting/noise impacts,
drainage concerns, and impacts to limited on-street parking in the area.
The ARB members were generally in favor of the proposed site plan, layout, and building
architecture, including the proposed front setback and right-of-way encroachments. There was
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also agreement among the ARB members that the building height needed to be significantly
brought down through a flattening of roof pitches, the second floor stairs and landing should be
reconfigured to create more of a balcony feature facing the street and to break up the front
elevation, and vertical landscaping along property lines would be critical to help mitigate privacy
considerations. A copy of the Minutes from the March 29, 2018 ARB meeting is attached as
Exhibit C.
PROJECT ANALYSIS
Carpinteria Municipal Code (CMC)
A review of the project’s conformance with the applicable sections of the Carpinteria Municipal
Code is provided below. This includes an analysis of zoning compliance as well as a brief
discussion of Stormwater and Flood Damage Protection requirements.
Commercial Planned Development (CPD) District, CMC §14.20
Permitted uses within the CPD zone district subject to approval of a Development Plan and
Coastal Development Permit, include general commercial uses (such as offices, retail, service
and wholesale businesses, and dwelling units integrated as part of an overall commercial
development (i.e., mixed use). The proposed mixed use arrangement appears to conform to the
general types of development permissible in the CPD zone district. The following table identifies
the project’s conformance with the applicable Municipal Code requirements for the CPD
District:
Standard Requirement/Allowance Proposal
Setbacks*
Front
Side
(East)
Side
(West)
Rear
35 feet from centerline of
street or 5 feet from property
line, whichever is greater.
20 feet min. (any structure
over 20 feet in height shall be
located a minimum of 20 feet
from any boundary line of a
parcel zoned for residential
use)
0 feet
20 feet (any structure over 20
feet in height shall be located
a minimum of 20 feet from
Building: 45 feet to centerline; 5
feet to property line
Porch: 40 feet to centerline; 0 feet
to property line
20 feet
~3 feet
20 feet
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any boundary line of a parcel
zoned for residential use)
Height 30 feet max. 26 feet 3 inches
Landscaping 20% min., where feasible, but
in no case less than 10% of
net area (484.6 to 969.2
square feet)
24% (1,140 square feet)
Density 2 units max. (20 du/ac) 2 units integrated into a mixed use
development
Parking
4 spaces min. (2 covered
residential spaces + 2
commercial spaces)
4 spaces (2 residential garage
spaces + 2 covered commercial
spaces, 1 of which would be ADA
accessible) *See Setback Discussion below.
CPD Zone District Setback Requirements
Within the CPD zone district, development is required to provide a front setback of 35 feet from
street centerline, or five feet from the property line, whichever is more restrictive. Typically, side
and rear setbacks are not required. However, whenever a project site abuts a residentially-zoned
property, a minimum 10-foot setback from that boundary line is required. If the proposed
building is 20 feet in height, or taller, the required minimum setback increases to 20 feet.
In the case of the proposed mixed use project, the project site abuts residentially-zoned
properties to the east (PRD-15) and south (4-R-1), and the proposed maximum height of the new
mixed use building is 26 feet three inches. Thus, the project has been designed to provide a
minimum 20-foot setback from the (east) side and rear property lines. The proposed project
complies with both of the required 20-foot setbacks from adjacent residentially-zoned properties
by placing the driveway and circulation area on the east side of the lot, and by providing a large
rear yard landscaped area for the residents.
However, as proposed, the project would require a modification to the front setback requirements
in order to allow the proposed covered front porch to occupy the required front setback area (and
porch eaves and raised planters to encroach into the City’s Carpinteria Avenue right-of-way).
While specific findings must be made by the Planning Commission in order to grant any
modification request (pursuant to CMC §14.50.120), the Board’s comments on the proposed
setback encroachment as it relates to the overall site design and frontage appeal of the project,
would be appreciated.
Flood Damage Protection, CMC §15.50
As discussed earlier in this report, the project site is located within the 100-year floodplain (Zone
AE), and is required to have an FFE of 17.0 feet. In order to comply with the required FFE and
account for the existing elevation of the site, the applicant is proposing approximately 3.5 to 4
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feet of compacted fill material in order to raise the finished grade closer to the required FFE.
Compliance with flood zone requirements as it relates to building FFE is further complicated by
the need to ensure that the ground floor commercial space and parking areas are designed to be
ADA-compliant. The proposed plans demonstrate how the 17.0 feet FFE will be achieved.
Stormwater Management, CMC §8.10
According to the preliminary project statistics, the project site would contain 1,296
square feet of building coverage and 2,140 square feet of paving (not accounting for off-
site frontage improvements). The cumulative total new impervious area would be
approximately 3,436 square feet, which would trigger “Tier 1” stormwater management
requirements under the City’s Stormwater Management Plan. Tier 1 projects are required
to: limit disturbance of natural drainage features; limit clearing, grading and soil
compaction; minimize impervious surfaces; and minimize runoff by dispersing runoff
into landscape areas and/or using permeable pavements.
The proposed plans indicate that permeable pavers would be utilized for the project
driveway area. A narrow bioswale strip is proposed along the eastern (side) property line
boundary to also capture and “treat” runoff. Finally, approximately 24% of the site would
be set aside as landscape area. In light of these design elements, the proposed project has
been designed in compliance with the applicable stormwater management requirements.
Design Review
The proposed mixed use building has been designed to provide a small commercial tenant space
on the ground floor, street-front elevation with a main entrance facing the street under a covered
front porch. Two one-bedroom residential apartments units would be located side-by-side on the
second floor, and accessed from a shared interior stairway off the front porch to a shared upstairs
balcony. Parking for the commercial tenant space and residential apartments would be provided
behind the ground floor commercial space and accessed from a shared driveway off Carpinteria
Avenue. As designed, the project would comply with most of the applicable development
standards, however the proposed covered front porch would encroach entirely into the required
five-foot front setback.
Building architecture is described by the applicant as being Craftsman-inspired. It features a
main hip roof element with a smaller hip roof covered front porch, and a small secondary hip
roof feature on the rear elevation where the second floor plan steps in slightly. A street-facing
balcony feature for the upstairs residential units is located above the covered front entry porch.
Second floor walls are generally stacked upon ground floor walls, although a change in exterior
materials along with the use of a flared shingle and waterline feature break up the elevation. The
cantilevered second floor element over the garages and covered parking area features decorative
corbels.
Exterior finishes include horizontal siding (ground floor) and shingle siding (second floor), and
an asphalt shingle roof. Decorative windows, doors, and garage doors are proposed. The Board’s
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comments on the proposed architectural style and detailing of the mixed use building would be
appreciated.
In response to the feedback received from the ARB during the conceptual reviewing meeting, the
proposed roof pitch has been flattened considerably, bringing the maximum building height
down from 30 feet 3 inches to 26 feet 3 inches. Additionally, the upstairs residential access and
landings have been reconfigured to provide for a balcony feature across the structure’s street-
facing elevation. A preliminary landscape plan and civil plan have been included, and show how
grading, stormwater management, landscaping and hardscaping are intended to be resolved. A
number of larger tree species are proposed along the rear property line and along the eastern side
property line, where feasible, to create vertical screening elements between adjoining properties.
A pair of trees are also proposed for the narrow landscape area between the front of the building
and the Carpinteria Avenue sidewalk. The Board’s comments on the revisions to the project in
light of their past conceptual review comments would be warranted.
General Plan/Coastal Plan
The project site has a General Plan/Local Coastal Plan designation of General Commercial (GC).
The City’s Community Design Element of the General Plan contains both general over-arching
policies and specific subarea policies. The project site is in Design Subarea 2 (Downtown/Old
Town Neighborhoods).
Land Use Element
Objective LU-3: Preserve the small beach town character of the built environment of
Carpinteria, encouraging compatible revitalization and avoiding sprawl development at the
City’s edge.
Policy LU-3a: New development shall occur contiguous to existing developed areas of the city.
Higher density in certain residential neighborhoods and for residential uses in commercial
districts shall be provided as a means to concentrate development in the urban core consistent
with zoning designations, particularly where redevelopment of existing structures is proposed.
Policy LU-3d: Establish a commercial sector that balances the retail and service needs of
citizens and tourists.
Policy LU-3e: Direct commercial development toward the center of town and in established
commercial nodes. Exceptions include visitor-serving commercial uses in the Bluffs III sub-
area, and commercial uses of a character, size and location that are intended solely to serve a
specific neighborhood and thereby reduce vehicle trips.
Policy LU-3f: Encourage the remodeling and revitalization of neighborhoods and commercial
areas in accordance with principles established in the Community Design Element.
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Policy LU-3g: Provide for a range of business activities that bring vitality, revenue, and
employment to Carpinteria and are compatible with its small town character.
Policy LU-3h: Develop land uses that encourage the thoughtful layout of transportation
networks, minimize the impacts of vehicles in the community, and encourage alternative means
of transportation.
The proposed project represents an urban infill project on a vacant lot in an otherwise developed
area of the City. The subject property and its immediate surroundings fronting on Carpinteria
Avenue are primarily zoned and designated for commercial uses, however many of the properties
are developed with mixed use projects, or in some cases, residential-only uses. As such, the
proposed mixed use concept can be found to be compatible with surrounding land uses. The
project includes a small street-front commercial space that would lend itself to a small, low
intensity office or service-type use (the project applicant has considered using it as an office for
his landscaping business), and the two one-bedroom apartments upstairs could be considered to
be affordable by design, thereby helping to provide additional workforce housing in the City’s
downtown.
Overall size and scale of the building are in keeping with other recently developed properties in
the vicinity. The contemplated front setback encroachment can be found to be reasonable given
the larger-than-typical side and rear setbacks required of this property due to its adjacency to
residentially-zoned properties on two sides. Further, the project includes a generous amount of
open space considering the small lot size, and as stated earlier, the two upstairs apartment units
would help to provide affordable workforce rental housing in the downtown.
Policy LU-6a: The City may consider and permit mixed use (i.e., residential/commercial or
residential/industrial) on parcels designated on Figure LU-1 for commercial or industrial use.
Such mixed use may be considered if the City has found that either the allowance would
encourage rehabilitation of important existing housing stock, or the residential use of the subject
parcel(s) would result in the production of affordable housing in the community, and that mixed
use on the site would assist the City in maintaining an appropriate balance between jobs and
housing. Mixed-use development shall not be permitted on parcels designated for commercial or
industrial use unless it is found by the City to be compatible with existing and anticipated uses in
the area surrounding the site.
Implementation Policy 2: When residential development is proposed on parcels designated for
commercial or industrial use, the residential density shall not exceed the highest residential
density permitted in the city’s land use categories; i.e., 20 units/acre including any bonus density
allowances. The City shall determine the appropriate residential density for a
commercial/industrial-designated parcel proposed for residential use on all or a portion of the
parcel and shall consider, but not be limited to, the following factors:
a. Availability and cost of providing local services and infrastructure; e.g., sewer,
water, and schools, and transportation and parking availability.
b. Unique site characteristics such as size, shape, topography, and easements
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c. The existence on site or adjacent to the site of Environmentally Sensitive Habitat
area.
d. The need for protection or enhancement of other coastal resources; e.g., viewsheds,
coastal access, recreation, visitor-serving commercial and other coastal dependent or
coastal related uses.
When mixed-use development is proposed in a common building, determination of the allowable
density shall include, in addition to the criteria above, consideration of the intensity of the
commercial/industrial use including characteristics such as parking demand, vehicle trip
generation, noise and vibration, that could affect compatibility of the residential use with the
commercial/industrial component.
In all cases, commercial or industrial use shall be the primary use of a site designated for mixed-
use development. A commercial or industrial use of a developed site shall be found by the City
to be the primary use if it is greater in area than the residential component and/or is situated and
designed such that it both appears and functions as the primary use of the parcel from its
primary street frontage.
The project site is located in an area of the downtown that contains a number of legal
nonconforming older residences on commercially-designated lots, and a number of newer mixed
use developments that include both commercial/office spaces along the Carpinteria Avenue
frontage, and residential condominiums/apartments above and/or behind the commercial space(s)
(e.g., Village Gardens, Lavender Court, Chamlee Mixed Use). In all cases, the projects have
been developed at densities approaching, or meeting, the maximum allowed 20 dwelling units
per acre.
This area of Carpinteria Avenue lends itself to mixed use developments; the lots have
commercially-oriented frontages on the primary east-west thoroughfare in the City, but their
location a few blocks outside of the downtown core preclude it from having the busier pedestrian
traffic encountered nearer to the Carpinteria Avenue/Linden Avenue intersection. None of the
limiting factors discussed above in Implementation Policy 2 are present in this location to
warrant reducing the allowed residential density on this property (a maximum of two units are
permitted on this property under a 20 du/ac density, given the lot size).
The commercial element of the proposed building is smaller in terms of overall square footage,
however its location at the front of the lot, located on the ground floor, is consistent with other
mixed use developments nearby. Further, given the unique constraints of this property (small lot
size, and larger than normal side and rear setbacks required), there is not much area on the
building’s ground floor that can be devoted to commercial uses without triggering additional
parking that would be difficult to accommodate onsite. Thus, the general arrangement and mix of
commercial and residential uses can be found to be appropriate and consistent with these
policies.
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Community Design Element
Objective CD-1: The size, scale and form of buildings, and their placement on a parcel should
be compatible with adjacent and nearby properties, and with the dominant neighborhood or
district development pattern.
The overall site plan and building arrangement/layout are logical in light of the required
development standards for this lot. The overall building size is not out of place considering the
large surrounding mixed use and multifamily developments in the vicinity. Revisions made to
the project in response to past ARB conceptual review comments have further enhanced the
aesthetics and scale/compatibility of the project relative to surrounding uses. The proposed
maximum height (26 feet 3 inches) and proposed setbacks are compatible with surrounding
developments.
Objective CD-2: Architectural designs based on historic regional building types should be
encouraged to preserve and enhance the unique character of the city.
The Craftsman-inspired architecture and selected materials/detailing are compatible with some of
the other large mixed use and multifamily developments in the area, and is reflective of a
building style found in pockets of the downtown neighborhoods.
Objective CD-3: The design of the community should be consistent with the desire to protect
views of the mountains and the sea (California Coastal Act of 1976 §30251).
The proposed project would not impact public mountain views as experienced from Carpinteria
Avenue. Views of the ocean are not available from this location. Mountain views from Ninth
Street are best qualified as glimpses between existing structures. The proposed building would
further encroach into some of these gaps between existing structures but would not entirely
preclude existing views.
Objective CD-7: Enhance and maintain the Linden Avenue downtown core, the Carpinteria
Avenue commercial core, the Eugenia Professional office area, the Casitas Village, Shepard’s
place Shopping Center, and the Cindy Lane-Mark Avenue industrial park districts.
Policy CD-7a: Retail and commercial uses should generally have large transparent
“storefront” windows for display of merchandise to pedestrians. Blank sections of walls on
street frontages are strongly discouraged.
Policy CD-7b: Buildings should be designed to incorporate signs that conform to the city’s sign
ordinance. Signs should be integrated with building architecture and adequately identify
businesses. Freestanding monument signs are discouraged.
Policy CD-7c: Loading and trash facilities should be located where they are screened from
view. The use of alley and service roads is encouraged for these facilities.
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Policy CD-7d: Courtyard housing types, with multiple small units fronting onto a common
courtyard or garden, are encouraged as an alternative to apartment “blocks” or more massive
buildings within mixed-use districts.
The proposed project would create a new two-story mixed use building on the outer edge of the
City’s downtown neighborhood. The building design places the ground floor commercial space
at the front of the lot, facing the street, and accessed through a covered front porch. A pair of
French doors and a window in the commercial space would face the street/porch. Two residential
workforce one-bedroom apartments are located above and accessed from the shared covered
front porch and balcony. All required parking for the development is located behind the ground
floor commercial space, partially obscured from view.
Trash facilities and similar features would be located at the rear of the building, integrated into
the building architecture and rear yard landscaping. Accommodations for commercial tenant
signage have not been developed at this time. Given the residential architecture of the building,
the use of window signs and/or a hanging blade sign from the covered front porch may be
preferable to wall-mounted or monument signs of a more traditional commercial nature.
Objective CD-8: To encourage and facilitate pedestrian and bicycle pathways.
Objective CD-9: To ensure that streets enhance the established city framework and design.
Policy CD-9a: The City shall promote the planting of appropriate street trees in existing and
new neighborhoods to define and enhance the city’s streetscape.
Policy CD-9d: Street trees on mixed-use and commercial frontages should be planted in
decorative tree wells in the sidewalk.
The City’s 80-foot wide Carpinteria Avenue right-of-way provides sufficient space for a wide
public sidewalk, bicycle lane, and parkway strip for street tree and/or groundcover plantings. As
part of any development project here, the applicant would be required to complete necessary
frontage improvements to enhance the project’s frontage, and meet current accessibility
requirements. At minimum, it is likely this would include a new driveway apron, sidewalk and
landscaped parkway.
One element that may be up for consideration is the location of the parkway relative to the street.
The current plans show the parkway located between the public sidewalk and building, creating
the appearance of a small front “yard” for the building. This arrangement appears to have the
benefit of maintaining the existing sidewalk alignment with adjacent properties to the east/west,
and was supported by the ARB during the conceptual review meeting.
Objective CD-10: Areas with attractive frontage designs should be maintained. New
development should be carefully planned with frontage areas which maintain and enhance the
quality of Carpinteria’s streetscape.
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Policy CD-10a: Minor variations in front yard building alignments within a block are
encouraged. Relatively steady setback patterns clearly define the public space of the street and
reinforce small town character.
Policy CD-10b: Frontages where residential uses abut a major thoroughfare should include
buffering elements such as yards, forecourts, courtyards, and tree rows. Sound walls are the
most primitive form of buffer and should be used only where other methods are impractical. If
sound walls are used they should be attractive and well landscaped.
Policy CD-10c: Commercial and mixed-use frontages should generally have wide sidewalks
adequate to encourage customers and residents to walk, shop and linger in the public right-of-
way. Commercial buildings should have large windows and entries on the street at the ground
level. Residential ground floor uses should be set up or back from the street enough to afford
privacy within the dwelling.
Most of the new buildings in the vicinity appear to provide their minimum required front
setback, whereas the proposed mixed use building would encroach into the required front setback
with a covered porch. The Board should carefully consider this arrangement and whether it is
appropriate for its setting. There is sufficient right-of-way width in front of the project site for a
standard width City sidewalk and parkway landscaping area while also accommodating the
requested front setback encroachment.
The two residential apartments are located on the building’s second floor and are set back
approximately five feet from the front property line. Their elevated position and slight setback
may help to provide some buffering from roadway activity.
Objective CD-13: Ensure that lighting of new development is sensitive to the character and
natural resources of the City and minimizes photopollution to the maximum extent feasible.
Policy CD-13b: Lighting shall be low intensity and located and designed so as to minimize
direct view of light sources and diffusers and to minimize halo and spillover effects.
CD-13-Implementation Policy 6: Exterior lighting on commercial development shall be
designed to compliment the building and shall be at the minimum height and intensity required
to ensure public safety.
Building lighting has not been developed at this time. If the project moves forward, lighting will
be considered and reviewed as part of the design review process for consistency with these
measures.
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Subarea 2- Community Design Element Policies
Objective CDS2-1: Preserve and strengthen the visual and physical connections between the
downtown, beach, the salt marsh, mountains, and the other neighborhoods and districts in the
city.
The proposed project represents a small urban infill project on what is presently a vacant lot in
an otherwise developed area of the City. The overall project layout, site plan, architecture, and
general character of the proposed project are visually compatible with surrounding development.
Overall building mass and height have been modestly reduced since the project’s original
conceptual review, helping the project to better conform to the small lot size and surrounding
smaller units to the east and south.
Objective CDS2-2: Preserve and enhance the downtown’s historic status as the center of
commercial activity by encouraging a range of uses that serve both residents and visitors.
Policy CDS2-a: Ensure that new intensified land uses within the Downtown remain consistent
with the city’s “small beach town” image.
Policy CDS2-b: To enhance the pedestrian character of the downtown’s streets, plazas, paseos,
parks and lanes.
CDS2 Implementation Policy 13: Curbs, sidewalks and street trees should be planted along
existing streets define the pedestrian in the Downtown. This policy applies particularly to the
neighborhoods west of Linden Avenue. (Certain streets to the east of Linden Avenue, near the
creek, are exceptions to this policy.) Ninth Street at Elm Street is prototypical of the preferred
streetscape for neighborhoods adjacent to the Downtown Core. The corner of Carpinteria
Avenue and Elm Street is an example of where the streetscape should be improved with these
elements.
CDS2 Implementation Policy 18: Hedges, walls and picket fences between 30 inches and 42
inches in height are encouraged on the frontage line. Sideyard walls should step down to no
more than 42 inches in height within the front yard setback area.
CDS2 Implementation Policy 20: Driveways should be as narrow as practical to make
pedestrian use of the sidewalks safer and more pleasant. Parking of vehicles across the sidewalk
should be prohibited and enforced.
As discussed elsewhere in this report, the proposed project represents a small mixed use infill
project that includes a ~500 square foot ground floor commercial space and two second floor
one-bedroom rental apartments. The mixed use arrangement, which would provide both new
commercial office space and workforce housing, is appropriate for this setting in light of the
handful of other recent mixed use projects in the immediate vicinity.
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There is sufficient right-of-way width to continue to provide bicycle lanes, public sidewalk and a
landscaped parkway strip along the project frontage. No fences are proposed at this time for the
frontage. Instead, a landscaped area would be provided between the public sidewalk and front
porch of the building. A walkway would lead through the landscaped parkway to the porch
stairs. The shared driveway would serve both the commercial and residential units of the project,
and would be located off to the east side of the new mixed use building. At this time, the
driveway is specified to be 10 feet wide before widening in the lot’s interior to provide access
into the covered parking spaces. Given the relatively low intensity expected of a small ~500
square foot office space and two one-bedroom apartments, the 10-foot wide driveway appears to
be a reasonable driveway dimension that supports Implementation Policy 20 above. If, a wider
driveway is warranted to accommodate two-way vehicle traffic, it appears there is room to
accomplish this by reducing the size of the entry landscape area.
Open Space, Conservation & Recreation Element
Objective OSC-13: Preserve Carpinteria’s visual resources.
Policy OSC-13b: Require new development or redevelopment in the downtown section of
Carpinteria to conform with the scale and character of the existing community and consistent
with the city’s theme of a small beach-oriented community.
The overall site plan, layout and character of the proposed development conform to the
development pattern established by other recent mixed use developments in the area. Overall
building height, location relative to the front property line, and building massing should be
carefully considered by the ARB given the small lot size, and specific CPD zone district
development standards for new development adjacent to residentially-zoned properties.
SUMMARY OF ISSUES
Site layout and mixed use concept;
Floodplain requirements;
Building height, mass and articulation;
Proposed building setbacks, including front setback encroachment;
Building architecture and design, including frontage appeal;
Building materials and finishes;
Trash enclosure and utility locations;
Frontage design, including parkway location and landscaping; and
Driveway width.
RECOMMENDATION
The Board should receive public comment and provide direction on the issue areas raised. If the
Board finds the project to be consistent with the applicable design criteria, the Board should
recommend preliminary approval to the Planning Commission with their comments attached.
Cruz Mixed Use Building
Preliminary ARB Review, September 16, 2021
Page 14
ATTACHMENTS
Exhibit A- Preliminary plans
Exhibit B- Story pole photographs
Exhibit C- March 29, 2018 ARB Meeting Minutes
Exhibit A
Preliminary Plans
Cruz Mixed Use Building, 4675 Carpinteria Avenue
Project 15-1781-DP/CDP
September 16, 2021 Preliminary ARB Review
BIKE LANEBIKE LANE
TURN LANE
6' C
HA
INLI
NK
FE
NC
E
6' C
HA
INLI
NK
FE
NC
E
6' CHAINLINK FENCE
SINGLE STORYBUILDING ONRAISED FLOOR
ASPH
ALT
PARK
ING
LO
T
CONCRETE WALK
BLO
CK
RE
TAIN
ING
WA
LL
CO
NC
RE
TE C
UR
B
APN: 003-242-32
APN: 003-242-34
APN: 003-242-10
APN: 003-242-11
APN: 003
-242
-32
N85°26'08"W 35.36' C.F.R.
N04
°33'
52"E
89.
73'
C.F
.R.
N85°24'01"W 54.00' C.F.R.
N04
°33'
52"E
89.
61'
C.F
.R.
Δ=0°55'15"R=1160.00'L=18.64'
4' TALLBLOCK WALL
DESIGN + PERMITS
U D I C A
BIKE LANEBIKE LANE
TURN LANE
6' C
HA
INLI
NK
FE
NC
E
6' C
HA
INLI
NK
FE
NC
E
6' CHAINLINK FENCE
SINGLE STORYBUILDING ONRAISED FLOOR
ASPH
ALT
PARK
ING
LO
T
CONCRETE WALK
BLO
CK
RE
TAIN
ING
WA
LL
CO
NC
RE
TE C
UR
B
APN: 003-242-32
APN: 003-242-34
APN: 003-242-10
APN: 003-242-11
APN: 003
-242
-32
N85°26'08"W 35.36' C.F.R.
N04
°33'
52"E
89.
73'
C.F
.R.
N85°24'01"W 54.00' C.F.R.
N04
°33'
52"E
89.
61'
C.F
.R.
Δ=0°55'15"R=1160.00'L=18.64'
4' TALLBLOCK WALL
DESIGN + PERMITS
U D I C A
BIKE LANEBIKE LANE
TURN LANE
6' C
HA
INLI
NK
FE
NC
E
6' C
HA
INLI
NK
FE
NC
E
6' CHAINLINK FENCE
SINGLE STORYBUILDING ONRAISED FLOOR
ASPH
ALT
PARK
ING
LO
T
CONCRETE WALK
BLO
CK
RE
TAIN
ING
WA
LL
CO
NC
RE
TE C
UR
B
APN: 003-242-32
APN: 003-242-34
APN: 003-242-10
APN: 003-242-11
APN: 003
-242
-32
N85°26'08"W 35.36' C.F.R.
N04
°33'
52"E
89.
73'
C.F
.R.
N85°24'01"W 54.00' C.F.R.
N04
°33'
52"E
89.
61'
C.F
.R.
Δ=0°55'15"R=1160.00'L=18.64'
4' TALLBLOCK WALL
DESIGN + PERMITS
U D I C A
DESIGN + PERMITS
U D I C A
5'-0" FRONT YARDSETBACK
20'-0" REAR YARDSETBACK
CARPINTERIA AVE.
SIN
GLE
STO
RY
BU
ILD
ING
ON
RA
ISE
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LOO
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AS
PH
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PAR
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PAC
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UN
IT A
UN
IT B
PROPERTY LINE 54'-0"
PROPERTY LINE 54'-0"
PR
OP
ER
TY L
INE
89.
61'
PR
OP
ER
TY L
INE
89.
73'
EXISTING SIDEWALK
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PAV
ER
SD
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PE
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PAV
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SD
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2'-6"
18'-0"
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rs/d
rain
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by o
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s sl
ope
away
from
bui
ldin
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gate
grav
el a
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s
5 -
24"
box
arbu
tus
uned
o 'c
ompa
cta'
(str
awbe
rry
tree
)
3 -
36"
box
- Tri
sani
a C
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(bri
sban
e bo
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6 -
5 ga
l rap
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36 -
5 g
al r
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pis
umbe
llata
min
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1 ga
l jun
cus
pate
ns @
24"
o.c
.(in
bio
-sw
ale)
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t Leg
end
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sym
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quan
tity/
size
bota
nica
l nam
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doub
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take
all
tree
s
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nd o
f Oth
er M
ater
ials
3" d
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spr
ings
3/8
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avel
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stap
led
fabr
ic
24"
deep
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t C.B
. by
ND
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(Not
e 24
" de
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oot c
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16 -
5 g
al p
unic
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um 'n
ana'
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(tab
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and
benc
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show
nis
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r to
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furn
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38 -
1 g
al a
gapa
nthu
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(nile
lily
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3
33
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CONC WALKWAY
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15 g
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'frui
tless
'(fr
uitle
ss o
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1
1 1
1 3
3
Plan
ting
Plan
The landscape architect does not warrant or guarantee the accuracy and completeness of the work represented herein beyond a reasonable diligence. If any mistakes, omissions, or discrepancies are found within these drawings, the landscape architect shall be promptly notified so that he may have the opportunity to take whatever steps necessary to resolve them. Failure to promptly notify the landscape architect of such conditions shall absolve the landscape architect from any responsibility for the consequences of such discrepancies. Actions taken without the knowledge and consent of the landscape architect or in contradiction to the landscape architects' work or recommendations shall become the responsibility not of the landscape architect but of the parties responsible for taken such actions. This plan and design are the exclusive property of CM/LA, Charles McClure / Landscape Architect and cannot be used or reproduced without the landscape architects' written consent. These plans have been produced only for the complete implementation by licensed, insured and bonded professional contractors.
SHEE
T :
SHEE
T T
ITLE
:
OF
SHEE
TS
landscape planning for:
L-1
1
DR
AW
N :
JOB
:
DAT
E :
SCA
LE :
1/8
= 1
'-0"
C.M
.
Plan
ting
Plan
May
201
84675 Carpinteria AvenueCarpinteria, California
Cruz Mixed Use
Scal
e: 1
" =
8' 0
"
sign
atur
e
date
AM
L
Ch
arl
es
P.
McC
lure
La
nd
sca
pe
Arc
hit
ect
Ca.
Lic
. No.
311
4
exp
. 3-3
1-20
19
San
ta B
arba
ra
Sinc
e 19
89
C
34
3 W
oodl
ey C
ourt
SAN
TA B
AR
BAR
AC
A, 9
3105
Ph: (
805)
729
117
9
Ca.
Lic
ense
No.
311
4
Land
scap
eA
rchi
tect
CM
+LA +
Cha
rles
M
cClu
re
cmla
3114
@gm
ail.
com
wha
t ca
n be
con
ceiv
ed c
an b
e cr
eate
d
Exhibit B
Story Pole Photographs
Cruz Mixed Use Building, 4675 Carpinteria Avenue
Project 15-1781-DP/CDP
September 16, 2021 Preliminary ARB Review
Car
pin
teri
a A
ven
ue
Fro
nta
ge
Car
pin
teri
a A
ven
ue
Fro
nta
ge
Car
pin
teri
a A
ven
ue
Fro
nta
ge
Vie
w f
rom
Nin
th S
tree
t
Exhibit C
March 29, 2018 ARB Meeting Minutes
Cruz Mixed Use Building, 4675 Carpinteria Avenue
Project 15-1781-DP/CDP
September 16, 2021 Preliminary ARB Review
CITY OF CARPINTERIA ARCHITECTURAL REVIEW BOARD
5775 Carpinteria Avenue Meeting Date: March 29, 2018
Carpinteria California 93013
ACTION MINUTES The meeting was called to order at 5:40 p.m. by Richard Johnson, Chair.
ROLL CALL
Boardmembers present: Richard Johnson
Dylan Chappell
Grant Cox
Scott Ellinwood
Jim Reginato
Boardmembers absent: None
OTHERS PRESENT: Approx. 10 members of the public were in attendance.
PUBLIC COMMENT:
Carol Wallin shared a comment concerning the Ninth Street Pedestrian Bridge. She said that none of
the installed lighting on the bridge works yet, and it poses a safety hazard. She noted that the areas
around the bridge tend to be a “hang out” spot for kids and partiers.
PROJECT REVIEW
1) Applicant: Ubaldo Diaz/Gil Garcia for Bernardo Cruz
Planner: Nick Bobroff
Project: 15-1781-DP/CDP
Project Location: 4675 Carpinteria Avenue
Zoning: Commercial Planned Development (CPD)
Request of Ubaldo Diaz/Gil Garcia, agent/architect for Bernardo Cruz to consider Project 15-1784-DP/CDP for conceptual review of a proposal to construct a two-story 2,910 square foot mixed use building. The building would be comprised of a 494 square foot ground floor commercial space and two upstairs one-bedroom apartment units (895 and 979 square feet, respectively). Two single-car residential garage spaces and two additional covered commercial parking spaces would be provided onsite. The property is a 4,846 square foot lot zoned Commercial Planned Development (CPD) with a Flood Hazard (FH) Overlay and shown as APN 003-242-007 addressed as 4675 Carpinteria Avenue.
Staff presented the project and described some of the constraints facing the property, including the
existing topography, flood zone requirements, commercial zoning designation, and increased setbacks
from adjacent residential properties. He asked that the Board specifically comment on the proposed
front setback encroachment, frontage design, building height/size, privacy considerations.
The project architect, Gil Garcia, explained that his team had gone through several different design
studies and options (including different roof types, which he shared with the Board), but settled on
the current proposal. They felt that the covered porch, materials, and general architectural style lend
themselves to a more residential appearance, which fits well with surrounding development. He
explained that if building height is an issue, the roof pitch could be flattened to bring it down a bit. He
felt the (east) side and rear setbacks were generous and would go a long way toward addressing
potential privacy impacts to neighbors but that he would be happy to study if further. In response to a
question from the Board, he answered that building colors would most likely trend toward gray
shades.
ACTIONS, ARCHITECTURAL REVIEW BOARD
March 29, 2018
Continued—Page 2
Public Comment:
Joseph Viens liked the building overall and thought it looked nice. His primary concerns focused on
potential privacy impacts to adjacent neighbors, drainage concerns, and impacts to limited on-street
parking in the area. He asked that the project include trees along property lines and/or other types of
screening to buffer residents. He also asked that lighting designs be sensitive to neighbors. He
worried that raising the project site could exacerbate flooding/drainage problems for the Arbor Trailer
Park property. He wondered what types of commercial uses could end up in the ground floor
commercial space, and noted that if the commercial use is busy, or if the upstairs apartment tenants
own more than one car, on-street parking in the area, which is already very limited, would be further
impacted. He pointed out the area in front of the project site is designated as a “no parking” area
currently.
Alice Wissing asked that the project design incorporate window treatments for the ground floor rear-
facing windows to address privacy concerns. She asked that second floor windows on the rear
elevation also be similarly treated and/or have raised sill heights. She inquired about the materials and
height of the rear property line fence/wall. She was concerned that some commercial uses, such as a
gym or a market/restaurant could cause nuisance issues for neighbors due to noise, odors, vehicle
traffic or similar impacts. She asked that consideration be given to where the development’s trash
enclosure is located so that it doesn’t unfairly impact neighbors. She hoped that the project would not
worsen drainage issues for her family’s property to the rear. She also submitted a letter to the Board
outlining her concerns.
Carol Wallin asked whether the new property line walls would go be erected prior to construction,
noting otherwise, the Arbor Trailer Park neighbors whose units are only three feet from the shared
property line would be unfairly impacted by construction activities and noise. She reiterated others’
concerns about limited on-street parking in the area, consideration of neighbors with respect to trash
enclosure placement, and exacerbating Arbor’s drainage issues. She noted she was not in favor of the
front setback encroachment and eave overhang into the right-of-way, feeling that it was out of
character with the area and would result in a feeling of the building crowding the sidewalk. She
expressed frustration with ongoing nuisance issues related to the periodic use of the property by the
owner for dumping, storage of equipment/materials, and general neglect.
Boardmember Discussion:
Boardmember Ellinwood expressed support for the front porch encroachment and the proposed
arrangement with the sidewalk situated along the curb with the planting area between the sidewalk
and porch acting as a buffer. He generally liked the proposed architectural style and materials, but felt
the design could be further refined. He suggested restudying the stairs to the second floor and the
upstairs landing to create more of a front balcony feature for the apartments, noting this would also
help to break up the verticality of the street-front elevation. He suggested flattening the roof pitch to a
4 and 12 or 5 and 12, which could reduce the building height by as much as four or five feet. He
acknowledged that the side and rear setback distances help to mitigate potential for privacy impacts
but nevertheless recommended creating a significant landscape buffer with trees or dense hedges
along the (east) side and rear property lines to further address neighbors’ privacy concerns. He also
asked whether it would be possible to slide the driveway slightly closer to the building to allow for a
larger landscape area along the (east) side property line. He clarified with staff that a masonry wall is
required along the (east) side and rear property lines to separate the commercial property from
adjacent residential properties (staff confirmed this). He also asked if it were possible to not raise the
ACTIONS, ARCHITECTURAL REVIEW BOARD
March 29, 2018
Continued—Page 3
property’s grade up as high and use the rear yard area for stormwater retention (staff indicated this
could be explored with Public Works). Overall, he felt the project was of an appropriate size, bulk
and scale for the setting, and the mixed use arrangement was logical, noting projects that provide
affordable rental housing opportunities are a benefit to the City.
Boardmember Chappell agreed that the roof pitch needed to be flattened considerably. He noted that
usually he prefers to see a little more building articulation but given the constrained site and small
building envelope, he did not feel as strongly about it in this circumstance. He agreed that masonry
walls would help to address neighbor drainage and privacy concerns. He asked that the next time the
project returns to the ARB, the plans be more fully developed and dimensioned.
Boardmember Reginato was in agreement with the others. He recommended the applicant complete
privacy studies to see if further treatments are warranted. He did not care for the decorative cupola
element as shown. He suggested the upstairs units be designed with vaulted ceilings to provide an
improved interior living space.
Boardmember Cox noted that landscaping in the rear yard and in the planting area adjacent to the
commercial space would be important to help provide screening for neighbors. He suggested the
applicant consider screening trees such as “Tristania conferta” that are appropriately scaled for tight
spaces but that would help to provide some buffering. He also asked if it would be possible to
incorporate small tree pockets along the driveway landscape strip. He asked how the applicant intends
to prevent runoff from weeping through the perimeter retaining walls onto neighboring properties.
The applicant explained they have had good luck using bioswales in combination with periodic dry
wells to capture and retain runoff onsite.
Boardmember Johnson was largely in agreement with the other Boardmembers’ comments. He
reiterated a need to lower the roof pitch to a ~4 and 12, and to further animate the front elevation. He
encouraged the applicant to re-study the stairs and entry landing to create a more substantial street-
facing balcony feature for both apartments. He supported the idea of using trees along the side and
rear property lines to screen neighbors. He also suggested the front parkway area be nicely planted
including the incorporation of street trees.
ACTION: Public testimony received and conceptual comments provided to the applicant.
VOTE: N/A
OTHER BUSINESS: None
CONSENT CALENDAR: None
MATTERS REFERRED BY THE PLANNING COMMISSION/CITY COUNCIL: None
MATTERS PRESENTED BY BOARDMEMBERS/STAFF: Staff had a brief discussion with the
Board about the design review process and how, and under what circumstances, a project should be
recommended for approval with comments, or continued to a future meeting for additional study.
ADJOURNMENT