2.0 project description - County of Santa Barbara

Transcription

2.0 Project Description
2.0 PROJECT DESCRIPTION
2.1
PROJECT LOCATION
The project is located in the unincorporated community of Isla Vista, which is located in
Santa Barbara County approximately nine miles west of the City of Santa Barbara (Figure
2.1-1). Isla Vista is situated on a coastal bluff overlooking the Pacific Ocean and is
surrounded on three sides by the campus of UCSB. The predominately urban community is ½
square mile in size, or 320 acres, and is comprised of multi-residential housing, a small
commercial downtown, a neighborhood of single family homes, and numerous public parks.
The Isla Vista Planning Area, hereafter referred to as the “project area”, extends from Camino
Majorca Road and the Camino Corto Vernal Pool Preserve on the west, El Colegio Road on
the north, the UCSB main campus on east, and the Pacific Ocean on the south. The project
area overlaps with the Redevelopment Project Area boundary, which extends north
approximately ½ mile at the western end of the project area to include the UCSB-owned
Francisco Torres dormitories and the privately-owned Storke Ranch residential development,
as shown in Figure 2.1.2. The analysis in this EIR is on the area covered by the Draft IVMP.
2.2
PROJECT OBJECTIVES
The Draft IVMP accomplishes two underlying purposes. First, it identifies general goals,
policies, and development standards for Isla Vista that update the existing Countywide
Comprehensive Plan, the Goleta Community Plan, and the Coastal Land Use Plan, and
complements Isla Vista Redevelopment Plan. Second, the Draft IVMP identifies specific
catalyst redevelopment projects. These catalyst projects are designed to eliminate blight and
to address specific improvements to the commercial core, housing, transportation, parking,
and infrastructure. Redevelopment is an essential tool that will be used to implement these
catalyst projects.
Through a three year collaborative process involving the County, the County Redevelopment
Agency, UCSB, IVRPD, local organizations, and the community at large, the Draft IVMP
was developed to eliminate blight through the following objectives:
•Improve public infrastructure to address problems such as pedestrian, automobile, and
bicycle circulation, parking deficiencies, and inadequate drainage.
•Reduce automobile dependency by managing parking, improving public transportation,
expanding transportation alternatives, and providing more services and amenities
within the community.
•Revitalize the downtown by creating incentives for new mixed use development,
improving the streetscape and parking, and improving connections to Anisq’Oyo’ Park
and the ocean.
•Develop and improve the housing stock for people all income levels.
Isla Vista Master Plan Final EIR
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1. Create a physically, socially and economically sustainable plan for Isla Vista.
2. Improve the quality of life and sense of community for all Isla Vista residents by enhancing
the character and quality of the built environment, promoting a more diverse population, and
providing more amenities for residents.
3. Preserve and enhance Isla Vista’s distinctive character and establish a greater sense of
community among Isla Vista’s diverse residents by providing venues for social interactions.
4. Design a community based on a mixed-use, sustainable urban village model, where
dependence on the automobile is reduced, people can live close to where they work and shop,
pedestrian and bicycle traffic is encouraged, and public mass transit is easily accessible and
convenient to use.
• Automobile traffic and parking should not be allowed to dominate the streets of Isla Vista,
detracting from the appearance of the community and making it unpleasant to walk or ride a
bicycle.
• Streets and other public spaces should be designed and managed to encourage neighbors to
meet one another and socialize in public.
5. Develop an efficient parking strategy that minimizes visual impact on the community.
6. Create aesthetically attractive housing to meet the needs of its residents while efficiently
using the limited amount of land.
• A variety of housing types should be provided that appeal to a range of household sizes, and
income levels.
7. Develop a balanced, robust and economically viable commercial core, complete with a
variety of uses, services and public open spaces that allow people to gather and socialize in
the center of the community. These services should include day-to-day amenities that can
raise the general quality of life and decrease automobile dependency.
8. Blur the interface between Isla Vista and UCSB by enhancing the connections through
building improvements and the provision and maintenance of public space.
• Connections between Isla Vista and UCSB should include commercial and civic activities
that appeal to both UCSB students and the larger community, fostering social contact in a
civil public setting.
9. Preserve and enhance existing natural resources, such as the beach, wetlands, coastal sage
scrub, trees, native species and riparian habitat.
10. Improve existing parks and recreation resources, and expand recreational opportunities
and beach access.
Isla Vista Master Plan Admin Draft EIR
Figure 2.1-1: Regional Location Map
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Figure 2.1-2: Project Area
•Enhance downtown parks by improving connections to the downtown commercial area,
acquiring additional land, reconfiguring uses, and maintaining natural park areas.
•Improve connectivity between UCSB main campus and the Isla Vista community through
improvements to buildings and public spaces.
•Improve the quality and design of new and existing housing stock while efficiently using the
limited land in Isla Vista.
•Encourage incremental growth through production of new housing units and housing types
that meets a range of household sizes and income levels.
•Construct a new community center at Estero Park.
•Preserve and enhance the community’s natural resources and parks and expand recreational
opportunities and beach access.
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•Preserve Isla Vista’s distinctive character and create a greater sense of community.
2.3
PROJECT DESCRIPTION
The Draft IVMP includes a mix of residential, commercial, and recreation land uses
development to provide a balance of employment, shopping, housing, and recreational
opportunities designed to improve the quality of life for all members in the community. The
plan includes public infrastructure improvement, private development, land use and zoning
changes, ordinance amendments, along with goals, and policies to stimulate revitalization in the
community.
The Draft IVMP is organized into six chapters:
•
•
•
•
•
•
Transit and Circulation
Open Space and Parks
Downtown Isla Vista
Estero Neighborhood
Housing
Isla Vista / UCSB Interface
Within each chapter, specific goals, policies, development standards, and actions are identified to
implement County and RDA programs and projects to guide future private development.
Catalyst projects are planned for near-term implementation to help stimulate changes in the
community, promote public-private partnerships and encourage re-investment in local properties.
Each Catalyst project section includes a project description, which provides additional project
details regarding the Catalyst projects.
2.3.1
Transit and Circulation
Transit and Circulation is divided into two sections: streets, which addresses physical
infrastructure improvements; and Parking and Transit, which outlines programs and projects to
address parking and transportation needs.
Streets. The Draft IVMP outlines a strategy to enhance the Isla Vista street network to move
people safely and effectively, improve its appearance, and reduce automobile traffic. The Draft
IVMP describes improvements to the circulation system such as intersection roundabouts and
rotaries, a bike boulevard, additional sidewalks and traffic calming devices, street tree planting,
and narrower street widths.
Specific street catalyst projects identified in the Draft IVMP include:
•
Pardall Road improvements;
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Roundabouts at Embarcadero Del Mar, Embarcadero Del Norte and Pardall Road;
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Pardall Road Paseo to Anisq’Oyo’ Park;
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Embarcadero Loop street improvements;
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El Embarcadero Street improvements;
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Traffic calming on western streets, including speed tables and small rotaries;
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Camino Pescadero Road improvements;
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Sabado Tarde Road improvements;
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Camino Del Sur Road improvements;
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Sueno Road bicycle boulevard; and
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Del Playa Drive improvements.
The Draft IVMP would amend and update the County’s Circulation Element by:
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Identifying new capacity standards and roadway designations for streets with
roundabouts;
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Amending acceptable level of service (LOS) for streets in the project area; and
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Updating Circulation sections of the GCP.
The proposed project includes changes to the Goleta Community Plan and the County
Circulation Element. Those changes are intented to:
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Facilitate urban in-fill development in the community of Isla Vista,
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Improve the regional jobs/housing balance, provide needed affordable housing
opportunities,
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Stimulate economic activity in downtown Isla Vista through redevelopment
efforts which will result in increased availability of basic commercial services in
downtown isla vista, thereby reducing the need to area residents to drive for
basic commercial needs.
The specific changes are outlined below.
Goleta Community Plan “Objective CIRC-GV-1: The Circulation Element and implementing
Transportation Improvement Program shall include long-term improvements to roadways
and alternative transportation facilities targeted to provide for Level of Service (LOS) C or
better on roadways and intersections within the community at buildout of this Plan, excluding
the Isla Vista Master Plan Area and the Los Carneros/Mesa Road intersection. However, over
the next ten years a number of roadway segments and intersections will periodically operate
at LOS D or below. The roadway and intersection standards shall allow moderate levels of
traffic growth while protecting overall operation of the circulation system and the quality of
life within the community.
Due to the Isla Vista area’s urban infill nature, and the wide variety of alternative
transportation options available, within the Vista Master Plan Area and the Los
Carneros/Mesa Road intersection, the Circulation Element and implementing Transportation
Improvement Program may include long-term improvements to roadways and alternative
transportation facilities targeted to provide for LOS D or better on roadways and
intersections. Prior to implementing all planned traffic improvements, roadway segments and
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intersections in the Isla Vista Master Plan Area and the Los Carneros/Mesa Road Intersection
may operate at LOS F for periods of time during peak hour.”
In addition, the following change to both Appendix A of the GCP and the Roadway and
Intersection Standards for Determination of Project Consistency section of the County Circulation
Element are components of the proposed project.
“IV. ROADWAY AND INTERSECTION STANDARDS FOR DETERMINATION OF
PROJECT CONSISTENCY
Roadway and Intersection Standards for Determination of Project Consistency
A. Purpose: This section defines how the acceptable capacity levels that are identified for
the classified roadways will be applied in making findings of project consistency, with
this Community Plan. This section also defines intersection standards in terms of level of
service and provides methodology for determining project consistency with these
standards. The intent of this section is to ensure that roadways and intersections in the
community plan study area continue to operate at acceptable levels and to ensure that the
intent of Circulation Policies is reflected in the determination of project consistency. The
standards prescribed in this section shall also serve as a basis for circulation capital
improvement planning and funding.
E. Exemptions— Roadway and Intersection standards stated above shall not apply to:
… g) Projects within the Isla Vista Master Plan Area. The Isla Vista community is located
adjacent to the region’s largest employer and is primarily a developed urban area. In
addition, it is the intent of the Master Plan to encourage the development of basic
commercial services within Isla Vista to minimize the necessity of trips outside the area.”
Parking and Transit. The Draft IVMP emphasizes reducing automobile dependency in Isla
Vista through: managing the quantity and location of parking in both residential and commercial
areas, providing convenient and affordable public transit services, developing a “car-sharing”
program, and improving the pedestrian and bicyclist environment. On-site parking standards for
the downtown are proposed to be modified to encourage the construction of small units. Parking
standards in residential areas are proposed to be adjusted to more accurately account for actual
parking demand.
A downtown parking structure is identified as a priority project for two reasons. First, the
structure is expected to provide parking for downtown businesses. Second, the structure will
facilitate the creation of a program whereby new development will pay a fee to use spaces in
such a lot in lieu of providing on-site parking. Due to the high cost of construction, the structure
would be constructed after the establishment of other parking programs and projects such as a
downtown surface parking lot, reconfiguration of private parking lots, potential elimination of
some unnecessary red curbs, and after the assessment of the downtown parking meters. A
downtown parking meter and parking permit program was approved by the BOS in June 2004,
but is on appeal with the California Coastal Commission.
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Parking and Transit catalyst projects identified in the Draft IVMP include:
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Car-sharing program;
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Simplified transit routes on El Colegio Road, Camino Corto to Embarcadero Del Norte
via Abrego Road, Camino Del Sur, Camino Pescadero, Sabado Tarde Road, Segovia
Road, and Ocean Road;
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Frequent transit service on Sabado Tarde Road and El Colegio Road, (a minimum of 15
minute frequency all day), with connections to Camino Real Marketplace, UCSB, SBCC,
and downtown Santa Barbara;
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Evening transit service connecting to Camino Real Marketplace, UCSB, and downtown
Santa Barbara until at least 11 PM most nights and 2 AM Friday and Saturday;
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Consideration of reduced fee transit passes to all Isla Vista residents, much like the City
of Boulder’s neighborhood-wide EcoPass; and
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Improved transit marketing, including clear branding of frequent and express transit
service.
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A parking fee program is proposed for the downtown to allow development to pay a fee
"in-lieu" of providing parking on-site.
2.3.2
Open Space and Parks
The Draft IVMP proposes a redesign and reconfiguration of parks, including Anisq’Oyo’ Park
and Estero Park to better serve the community. Overall, the Draft IVMP recognizes the need for
additional active recreation in the community and improved links between parks, the downtown,
and the ocean. Several improvements are proposed for downtown Anisq’Oyo’ Park that will
define the park as a formal gathering place, provide better access and increase recreational
opportunities. Specific changes include:
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Improve connection to the downtown;
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Enhance existing park natural areas;
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Relocate amphitheater;
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Construct a new multi-use path; and
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Improve landscaping.
Other open space and parks catalyst projects:
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Perfect and People’s Park enhancements;
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Long term acquisitions of property within the Embarcadero Loop; and
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Estero neighborhood park redesign
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The Draft IVMP identifies amendments to the County’s Parks, Recreation and Trails (PRT) Map
to:
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Officially designate existing recreational trails in the area; and
•
Identify potential new trails to increase connectivity between trail segments and new
trails to facilitate beach access.
2.3.3
Downtown Isla Vista
The Draft IVMP focuses on revitalization of the downtown, which serves as the heart of the
community. The revitalization will occur in phases to create a vibrant mixed use downtown
comprised of complementary local businesses that meet the basic commercial needs of Isla Vista,
combined with the provision of high-quality housing. Streetscape improvements include
landscaping, public plazas and art displays, additional bicycle parking, new sidewalks and
sidewalk amenities to emphasize the pedestrian environment of downtown. New mixed use
development is encouraged through zoning changes and the formation of public and private
partnerships. Working with the County RDA and HCD programs to increase the success of
existing businesses would include offering a façade improvement program, low-interest loan
programs, and encouraging the expansion of the business association or creative marketing
cooperative. Related park improvements to strengthen the downtown’s connection to the ocean
and Pardall Road are also proposed.
Downtown catalyst projects:
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Pardall Road streetscape improvements;
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Rotaries/roundabouts at the Pardall Road/Embarcadero Del Mar and Embarcadero Del
Norte intersections;
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New mixed use development – commercial ground floor with second and/or third story
residential;
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Embarcadero Loop streetscape improvements;
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Façade improvement program; and
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Parking management: program implementation, surface lot management, and structures.
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Outdoor dinning public right of way lease program
Complete build-out of the Draft IVMP would result in up to 51,485 square feet (sf) of
commercial space and 382 residential units in the downtown.
The following policy, along with all policies identified in the Draft IVMP, is included in this
project description and analyized in this document.
In the downtown Mixed Use Zone District and in the interior of the Embarcadero Loop, The
100-foot Anisq’Oyo Park wetland buffer zone may be adjusted for development on existing
developmed lots when all of the following criteria are met:
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•
•
•
2.3.4
The new structure does not encroach further into the buffer zone than an existing
legal or legal nonconforming structure that it is replacing.
The new structure is designed to minimize wetland impacts to the maximum
extent feasible.
If proposed development nonetheless significantly impacts the wetland or buffer
area, mitigation measures to enhance the wetland or buffer shall be required.
Estero Neighborhood
This neighborhood in the western part of the Plan Area includes Estero Park, the Isla Vista Teen
Center, and the Isla Vista Youth Projects (IVYP) daycare center. Proposed plans for this
neighborhood include improving the park while constructing a community center that serves as a
long-term home to IVYP, the Teen Center, and an elder care facility. The facility will also offer
a home for inter-generational daycare services, neighborhood-scale commercial amenities within
the community center, and multi-use rooms available for a variety of community events.
Basketball courts, children’s play equipment, and picnic facilities would also be improved at
Estero Park. Partnerships to establish nearby playfields and affordable housing in addition to
exploring the feasibility of a skate board park at Estero Park are also proposed.
Estero neighborhood catalyst projects:
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Community center;
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Housing on former IVYP site;
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Soccer field;
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Skate board park;
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Community gardens expansion; and
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Recreational amenities expansion.
2.3.5
Housing
New Housing Catalyst Sites
The Draft IVMP proposes to develop new housing to enhance new housing design and
affordability and provide programs to improve the quality of existing housing. Potential
affordable housing sites are identified in the Draft IVMP consistent with the County Housing
Element. These potential sites are intended to encourage the production of a variety of housing
types for residents of all income levels and for-sale units by focusing on community in-fill sites
and mixed use downtown development and increasing densities on appropriate sites. The
Housing Catalyst Sites are described in more detail in Section 2.3.8 and environmental impacts
that are specific to them are set forth in Section 4.1.1. For a map of affordable housing sites in
the project area see figure 2.3-5. These sites are:
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El Colegio Road and Embarcadero Del Mar - APN 075-034-012
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El Colegio Road and Camino Pescadero Road - APN 075-020-035
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Camino Pescadero Road and Cervantes Road - APN 075-032-008
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El Colegio Road and Stadium Road - APN 075-041-012
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Inner-block lot at Picasso and Camino Pescadero Roads (potential public parking) - APN
075-020-007
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Partnership to create affordable housing project and playfields at Camino Del Sur Road
and Sueno Road (former IVYP site) - APN 075-101-022
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Pardall Gardens – Mixed use, affordable housing - APN 075-121-008
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Cervantes Road and Embarcadero Del Norte - APN 075-042-001
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Segovia and Embarcadero Del Mar - APN 075-064-001
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Union 76 vacant lot - APN 075-111-014 (C-2) and 075-111-006 (SRH)
Land Use / Zoning Changes. The Draft IVMP includes specific changes to zoning and land use
that would impact private residential development potential in Isla Vista. Generally,
development potential on most property will increase as a result of the proposed changes in land
use and zoning. Included in the proposal is the establishment of two new zoning districts to
accommodate the new form-based regulating code and associated land uses: Mixed Use
Downtown and Isla Vista Residential.
A “form-based” regulating code that clearly describes the shape and form of new development,
as well as housing types, described in Table 2.3-1(a) is proposed to replace the existing zoning
ordinance. New “density unit equivalents” are proposed to eliminate existing incentives that
encourage builders to develop fewer large-units, rather than more smaller-units on a site.
Under existing zoning regulations, density is calculated in “dwelling units per gross acre,”
regardless of the size or character of the “dwelling unit.” In other words, 20 one-bedroom units
are equivalent to 20 three-bedroom units.
Table 2.3-1
Differences between Conventional Zoning and Form-Based Zoning
Unit Size
Density Equivalent
Studio
0.50
One bedroom
0.66
Two bedroom
1.0
Three or more bedroom
1.5
Four or more bedroom
2.0
Five or more bedroom
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Table 2.3-1(a)
Differences between Conventional Zoning and Form-Based Zoning
Rule
Structure
Distance
from
Street
Conventional Zoning
Setback Line establishes minimum structure
distance from the street.
Effect: Building can be setback far from the
street.
Form-Based
Build To Line determines how close to the
street structure must be built.
Effect: Uniform street-front created by
buildings, more enclosed public space -
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Parking
Location
Building
Form
Outside Front, Side and Rear Setback Areas
Effect: Parking location largely undefined.
Not Specified
Effect: Creates potentially incompatible
building designs
pedestrian friendly effect.
Located Behind Structures
Effect: Minimizes visual impacts.
Specified: Shop front, courtyard, linear
courtyard, and large home styles.
Effect: Increased building articulation.
Certainty for developers during permit
process
New Residential Build-out. The land use/zoning designation changes proposed in the Draft
IVMP could increase potential residential build-out from approximately 646 new units under
current zoning to a maximum of 1,447 new units. This development could potentially result in a
population increase of 4,355 people.1 This number is slightly higher than the numbers shown in
the Draft IVMP on page 4-55, which shows a proposed build-out of 1,297 units. The increase in
the build-out number is primarily due to the IV PAC/GPAC recommendation to increase the
densities on the affordable housing sites as documented in the Board Initiation Staff Report,
dated July 2005. This build-out number will fulfill part of the new housing allocation assigned
to South Coast Housing Market Area (HMA) currently being finalized by the County Housing
Element update. For purposes of the EIR, maximum potential build-out will be analyzed and
build-out of private and public improvements is expected to occur over a 25-year period.
Build-out was determined by analyzing the number of new units that could be built on vacant
land and the maximum number of new units that could be added to existing development on
under-developed properties, based on the new land use densities.
Table 2.3-2
Build Out Under Current and Proposed Zoning
Scenario
Build-out under current zoning
Build-out under proposed
zoning
Maximum Physical Capacity
646
1,447
Maximum build-out figures for both current and proposed zoning identify more units than will
likely be built, considering lot sizes and shapes and current building patterns. Taking existing
development patterns and site constraints into consideration, the probable build-out would likely
be 695 units.
A large portion of the new units would be developed in the downtown commercial area,
currently zoned Retail Commercial (C-2), which would be re-zoned Mixed Use. A majority of
the community, currently zoned Student Residential Medium and Student Residential High
(SRM-18 and SRH-20), would be rezoned to Isla Vista Residential with densities ranging from
25 – 30 units per acre. No zoning changes are proposed for the Single Family Residential (10-R-
1
Assumes average household size of 3.01 persons/unit (2000 Census – Isla Vista CDP).
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1) Zone District in the southwest corner of Isla Vista or the Student Residential – Medium
Density (SR-M-8) Zone District on the coastal bluff top, south of Del Playa Road.
Individual development projects in Isla Vista will continue to be subject to the inclusionary housing
policies set forth in CLUP 5-10 and to all applicable provisions of the Housing Element and
Housing Element Implementation Guideline. Although the IVMP contemplates possible future
changes to the inclusionary housing policy in Isla Vista, those changes are not part of the proposed
project.
2.3.6
Isla Vista/ UCSB Interface
The Draft IVMP proposes to improve the orientation of future development in the vicinity of the
IV/UCSB interface, recommends enhancement of the adjacent on-campus street landscape and
hardscape, and establish circulation connections between the University and Isla Vista along El
Colegio Road, Pardall and Ocean Roads. While the County and the Redevelopment Agency
have no regulatory land use authority over UCSB-owned property, the Draft IVMP identifies the
community’s vision for this area, which will help facilitate UCSB’s on-campus planning process
and assist the County as it comments on future University projects. Specific projects
recommended in the Draft IVMP include improvements to the Pardall Road bike/pedestrian
tunnel, enhancements to Ocean Road, and development of faculty and staff housing on Ocean
Road. As a joint sponsor of this planning effort, UCSB has conceptually supported the goals and
projects identified in the Draft IVMP.
Isla Vista / UCSB Interface catalyst projects:
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Extension of bicycle, pedestrian, and public transit networks into UCSB;
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Modified bike and pedestrian tunnel at Pardall Road and Ocean Road intersection;
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Ocean Road faculty and staff housing; and
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Community parking lot partnership.
2.3.7
Implementation
Implementation of the IVMP will occur through direct action by the RDA, HCD, County Parks
Dept., Public Works, and Planning and Development through coordination with IVRPD and
UCSB on joint projects, and with the formation of public-private partnerships. Concurrent with
IVMP adoption, the County will update the Comprehensive Plan, adopt the new form-based
regulating code, and update the implementation plan for the RDA. Based on funding
projections, the RDA will implement IVMP projects and programs until 2030; the year the
Agency’s ability to engage in projects expires.
Comprehensive Plan, Goleta Community Plan, and CLUP, Housing Element, Coastal
Zoning Ordinance Updates
A number of amendments and updates to the countywide Comprehensive Plan are identified in
the proposed project. Those changes include:
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•
Two new zoning districts and land use designations to accommodate the new form-based
regulating code and associated land uses: Mixed Use, Isla Vista Residential.
•
Update the County’s Circulation Element:
o Identify new capacity standards and roadway designations for the streets with
roundabouts; and
o Amend acceptable LOS for streets in the project area.
•
Update the Comprehensive Plan PRT Map:
o Officially designate existing recreational trails in the area; and
o Identify potential new trials that increase connectivity between trail segments and
new trails to facilitate beach access.
•
Update the CLUP to add a new policy 2-24 which states that development within the Isla
Vista Master Plan Planning Area shall comply with the policies and standards identified
in the Isla Vista Master Plan, and attached as an appendix to the LCP.
Through a separate process, the County adopted an updated Housing Element in March 2003.
The Housing Element included actions committing the county to consider implementing policies
and programs intended to encourage the production of a variety of housing types for residents of
all income levels as part of a Housing Element Action Phase which is currently ongoing.
Proposed Housing Element policies and programs that are currently being studied focus on in-fill
and mixed use development with increased densities as well as preservation of the existing
housing stock. RDA staff and County planners worked together to ensure consistency between
housing policies proposed in the Draft IVMP and the proposed Housing Element Action Phase
policies.
Redevelopment Plan Amendment
The proposed project includes an amendment to the 1990 Redevelopment Plan for Isla Vista. If
approved, the amendment results in changes to Sections 400, 501, 503 and 512 of the
Redevelopment Plan.
The purpose of the amendment is to:
•
Further clarify that the Agency can not use eminent domain to acquire land;
•
Allow the Agency the flexibility to acquire land from willing sellers for commercial,
housing and mixed use projects; and
•
Permit the Agency the ability to assist in development or redevelopment projects for
purposes and uses consistent with the objectives of the Plan.
The California Community Redevelopment Law (CRL) states that the Project Area Committee
(PAC) may, if it chooses, prepare a report and recommendations on the Plan (or amendment) for
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submission to the Board of Supervisors. On November 30, 2005 the PAC reviewed the proposed
amendment and prepared a report recommending the approval of the amendment.
Changes to the Redevelopment Plan are set forth below. In addition, the entire Redevelopment
Plan is included in the technical appendix.
SECTION IV. (400) REDEVELOPMENT PLAN GOALS
Implementation of this Plan is intended to achieve the following goals:
“…To develop a balanced, robust and economically viable commercial core, complete
with a variety of uses, services and public open spaces that allow people to gather and
socialize in the center of the community.”
SECTION V.
(500) REDEVELOPMENT ACTIONS
A. (501) General
“…7.
Assistance in the development or redevelopment of land and
buildings by private enterprise or public agencies for commercial, residential,
office and other purposes and uses consistent with the objectives of this
Plan.”
B. (502) Property Acquisition
1. (503) Acquisition of Real Property
“The Agency may acquire real property by any means authorized by law, including by
gift, grant, exchange, purchase, cooperative negotiations, lease or any other means
authorized by law including excluding eminent domain. The Agency will acquire
property only for open space, recreation or parking.
The Agency shall not acquire real property on which an existing building is to be
continued on its present site and in its present form and use without the consent of the
owner, unless (1) such building requires structural alteration, improvement,
modernization, or rehabilitation; or (2) the site or lot on which the building is situated
requires modification in size, shape, or use; or (3) it is necessary to impose upon such
property any tof the standard restrictions and controls of the Plan and the owner fails or
refuses to participate in the Plan by executing a participation agreement.
Except as otherwise provided herein, or otherwise provided by law, no eminent domain
proceeding to acquire property within the Project Area shall be commenced after ten
(10) years following the date of adoption of the ordinance approving and adopting this
Plan. Such time limitation may be extended only by amendment of this Plan.”
“2. (512) Preparation of Sites
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The Agency may develop as a park, open space, or parking site any real property owned
or acquired by it in accordance with the goals and actions of this Plan. In connection
with such development it may cause, provide, undertake or make provisions with other
agencies for the installation, or construction of parking facilities, streets, utilities, parks,
open space, playgrounds and other public improvements necessary for carrying out the
Plan in the Project Area.”
This amendment, along with CRL required reports, will be submitted to the BOS and RDA
Board for consideration, either as part of the IVMP adoption package or a separate approval
process.
Project Phasing
The IV PAC/GPAC has identified initial high-priority projects to begin implementation of the
IVMP goals and policies. Due to State budget uncertainty, project prioritization at this stage in
the process is preliminary. Further refinement of the financial assumptions and additional public
review will be provided during Draft IVMP adoption hearings.
Projects are prioritized in four phases. Factors used to determine where projects should be
placed within the matrix hierarchy included:
•
Relative positive impact the project will have on the community
•
Cost of project
•
Increased tax increment of the project
•
Ease of implementation
•
Project’s relationship to other priority projects
•
Urgency of project
The proposed implementation matrix reflects changes recommended by the IV PAC/GPAC for
project phasing. Generally, transportation improvements, downtown improvement projects, and
the community center were identified as first-phase projects.
Early implementation projects should serve to increase the property tax base in the community,
thereby creating additional funding for projects in later phases. All expenditures of
redevelopment tax increment funds must also meet the requirements of California
Redevelopment Law. Health and Safety Code Section 33445 prohibits tax increment
expenditures on public improvements unless the expenditure will assist in the elimination of
blight, will benefit the project area or the immediate neighborhood, and that no other reasonable
means of financing the improvement are available. Redevelopment funds also can not be used
for normal maintenance and operation costs.
Table 2.3-3 provides an overview of project and program implementation phasing as
recommended by the IV PAC/GPAC:
2-16
Table 2.3-3: Project/Program Implementation
Map
1
2
3
4
5
*
*
*
Catalyst Projects
Pre-adoption Phase
Downtown parking meters
New downtown on-street parking
spaces
Downtown street trees
Test traffic calming project
(excludes speed bumps and parking
loss is minimized)
Sabado Tarde transit gate
Establish Parking and
Transportation Administrative Entity
Residential parking permit
Daily parking permits
Responsible
Entity
RDA/Pw/
Parking Entity
Program/
Project
Cost
Project
Funding Source
Self Financing
Project
RDA, PW
Project
RDA, PW
Project
RDA, PW, MTD
RDA/PW/
Parking Entity
Project
Program
PW
<$20K RDA
PW
< $10K RDA
Funded
Staff Time
UCSB / PW
Program
Program
Phase I: 0 - 5 Years after adoption
Highest Priority Phase I Projects
6
7
8
9
10
11
12
*
*
*
*
*
*
Pardall Streetscape improvements
and rotaries at the Embarcadero Del
Mar and Del Norte/Pardall Road
intersections
Redevelopment of Pardall
properties to mixed use buildings
Improve northern side of AO park
including connection to Pardall
Road and businesses
Relocate amphitheater
Enhance and realign wetland
Complete sidewalks on Sabado
Tarde, Abrego, Camino Pescadero,
Picasso, and Embarcadero Del Mar.
Also on Pardall, Madrid, Seville and
Trigo between Camino Pescadero
and Embarcadero Del Mar
Isla Vista Community Center
Building
Change Zoning Ordinance to
require CUP for alcohol-related
projects
Create In-lieu parking fee for
specific downtown parcels
MTD service improvements
Downtown Low-interest Loans for
Developers
RDA, Public
Works, HCD
Project
$1,200,000
RDA
Property Owners
Project
Varies
Property Owner
RDA, IVRPD
Project
$500,000
RDA/IVRPD
_____
PW/RDA
Ongoing facilitated communication
between UCSB and Downtown
Businesses
Residential Façade Improvement
Program
RDA, IVRPD
Project
RDA
Program
Staff Time
IVRPD/Outside/
$2.5Mil RDA
RDA
RDA, P&D
Project/Prog
Staff Time
RDA
RDA, MTD
RDA/HCD
Project/Prog
Program
Varies
Varies
RDA, UCSB,
Business and
Property Owners
RDA/HCD
Program
Staff Time
MTD/Others?
RDA will get
money back from
loan as TI
RDA
Program
Varies
RDA
2-17
Map
Catalyst Projects
Responsible
Entity
Program/
Project
Cost
Funding Source
Additional Phase I Projects
13
14
15
16
17
18
19
*
*
20
21
22
23
24
25
26
*
*
*
*
Reconfigure existing privately
owned parking lots
Acquire land for new public parking
lot
RDA
Project
$75,000
RDA
RDA
Project
$900,000
Similar landscape, street furniture,
and building design on western
UCSB Main Campus
Implement traffic calming on
Sabado Tarde, Abrego, Camino
Pescadaro
Isla Vista Skate Park
Playing Fields on former Isla Vista
Youth Projects site (with housing)
Sueno Orchard connection and
improvements, community garden
Car-sharing
UCSB
Project
RDA/ In Lieu
fees/other
parking
revenues/user
fees
UCSB
$80,000
PW/RDA
PW, RDA
Grants
Car-sharing
non-profit
RDA, PW
Program
$300,000
Initial RDA or
grant subsidy
PW/RDA
$150,000
RDA/Property
Owner
UCSB
$2,500,000
RDA/Grants
UCSB
Street trees
Phase II: 6 - 10 Years after adoption
Pardall Paseo
Property
Owners/RDA
Ocean Road Faculty and Staff
UCSB
Housing with pedestrian oriented
access facing Ocean Road
AO Park acquisitions
RDA/IVRPD
Pardall Road bike and pedestrian
UCSB
tunnel
Implement traffic calming on
Camino Corto and Camino Del Sur
Implement El Embarcadero
improvements
Complete sidewalks on Del Playa,
Sueno, Camion Corto, Camino Del
Sur, El Greco, Segovia, Cordoba,
Cervantes
Parking structure (225 spaces RDA
$20,000 per space)
Project
Street Trees
RDA, PW
Phase III: 11 - 20 Years after adoption
Complete
RDA/PW
remaining
sidewalks
Street trees
RDA, PW
Project
RDA/in lieu
fees/parking
revenues/user
fees
PW/RDA
Project
PW/RDA
Project
Project
Project
Project
$550,000
Project
4500000
Programs/Projects not shown on map, but listed
*
The schedule in Table 2.3-3 provides and estimated timeframe for catalyst projects by numerous
agencies and does not provide a definitive schedule. This timeframe for project implementation
2-18
was the best prediction based on consultation with the various responsible entities, such as
UCSB, IVRPD, MTD, and other County departments
Figure 2.3-1
See Table 2.3-3
Project/Program
Implementation for the list of
projects corresponding to this
map.
2-19
Figure 2.3-2
See Table 2.3-3
Project/Program
Implementation for the list
of projects corresponding
to this map.
2-20
Figure 2.3-3
See Table 2.3-3
Project/Program
Implementation for the list of
projects corresponding to this
map.
2.3.8
Catalyst Projects
Several catalyst projects have been identified in the Draft IVMP as high priority, near-term
projects that should be implemented to improve infrastructure deficiencies, change the character
of the area and begin to encourage re-investment in other properties. To the extent that details
regarding these projects are available at this time, the environmental impacts of these projects are
assessed in this CEQA document (CEQA Guidelines §15180). No subsequent environmental
review will be required for these catalyst projects unless a subsequent or supplemental EIR
would be required under CEQA §21166 or CEQA Guidelines §15162.
2-21
Downtown Isla Vista Revitalization
The downtown area generally consists of parcels that surround the Embarcadero Loop and the
downtown parks, and parcels along the Pardall Road corridor starting at the UCSB main campus
and ending just west of Embarcadero Del Mar. Boundaries of the downtown area are depicted in
Figure 2.3-7. The downtown encompasses a total of 22 acres and includes all parcels currently
zoned for commercial uses and parcels that would be rezoned from Residential to Mixed Use.
Figure 2.3-4: Downtown area boundaries
The overall plan for revitalizing the downtown consists of four components:
1.
Parking management: program implementation, surface lot management, and structures,
etc.
2.
Likely new private mixed use buildings throughout the commercial district
3.
Pardall Road and Embarcadero Loop streetscape improvements
Business façade improvement program and low interest loans for property redevelopment
These revitalization components are described in detail below.
2-22
1. Mixed Use Developments. The Draft IVMP creates regulatory incentives to encourage the
redevelopment and infill of lots in the downtown such as:
o Increase in permitted residential densities; and
o Elimination of regulations resulting in commercial-only development.
Development will likely consist of two and three story mixed use buildings. Ground floors will
consist of commercial-only uses and the second or third stories will consist of residential or
commercial uses. Because the new form-based regulating code will require “build-to-lines”,
building facades will be built up to the sidewalk edge. Ground level commercial development
will be required to have a high degree of fenestration (windows and doorways) at ground level to
facilitate interactions between the street and the new buildings.
Parking lots will be located behind structures and will be screened from view. Street curb cuts
should be minimized, especially along the Embarcadero Loop and Pardall Road to minimize
automobile/pedestrian conflicts. Parking entrances will be located on secondary streets as
feasible. Buildings along the southern side of Pardall Road between the Loop will have two
frontages. One side will face Pardall Road and one will face toward Anisq’Oyo’ Park. Building
height restrictions are proposed to allow 3-story developments that are less than 40 feet tall.
As part of the Draft IVMP process, downtown design guidelines have been developed. These
guidelines establish a ‘classic beach town’ design style for new downtown development. This
style generally includes simply massed buildings, exposed roofing rafters, with porches and
balconies that appear as architectural additions rather than integrated into the building itself.
Downtown Build-out
As proposed, total build-out of the downtown will result in approximately 382 additional
residential units and 51,485 sf of new commercial space. Using existing downtown businesses as
a baseline, it is anticipated that a majority of the new commercial uses will consist of restaurants
and retail shops. Some office spaces are likely, but not expected to be prevalent in the
downtown. Table 2.3-8 illustrates anticipated downtown area build-out.
Table 2.3-4
Downtown Build-out
Existing
Proposed Additional Build-out
TOTAL
Commercial
SF
186,000 sf
51,485 sf
237,485 sf
Residential
Units
45
382
427
Parking
The Draft IVMP proposes new on-site parking requirements for downtown residential and
commercial uses, as shown in Table 2.3-9. There are currently a total of 682 existing downtown
2-23
parking spaces. Approximately 130 of these spaces are located in the public right-of-way on the
street. The remaining 552 spaces are located on privately owned properties.
Table 2.3-5
Downtown On-Site Parking Requirements
Commercial
Existing
Proposed
Project
1 per 500 sf
1 per 500 sf
Studio
One
Two
Three
Bedroom
Bedroom
Bedroom
1.2 per unit (1 covered + 1 visitor space per 5 units)
0.6
1.0
1.5
2.0
There is currently 186,000 sf of commercial development in downtown Isla Vista, much of
which does not currently meet the existing parking requirements. Under the new parking
requirements, a total of 600 additional off-street parking spaces would be required to
accommodate the build-out of 51,485 sf of commercial space and 382 residential units. A total
of 1,022 off-street parking spaces would be required to accommodate both the proposed new
residential and commercial development as well as all the existing non-conforming
developments.
An in-lieu parking fee program for the downtown will be established that will allow developers
to pay a fee to the County or RDA in-lieu of providing on-site parking. Funds collected by the
County or RDA will be used to fund downtown parking and transit solutions, including a parking
lot or structure to serve those properties that paid the in-lieu fee.
As development on the south side of Pardall Road will face both the Pardall and Anisq’Oyo’
Park, there will be limited opportunities to offer parking on-site. As a result, it is expected that
many of the 127 spaces required at build-out on these parcels would be located at a remote site.
Therefore, applicants for redevelopment of properties along the south side of Pardall Road would
pay in-lieu fees instead of providing on-site parking spaces.
Parking access points to downtown businesses and residential units will be located on secondary
streets where possible and be configured to minimize curb cuts. Parking will be consolidated in
rear lots behind the building frontages.
2. Pardall Road and Embarcadero Loop Streetscape Improvements: These improvements
are identified in the Draft IVMP to enhance the public spaces in the downtown. These
improvements will help to visually establish the downtown, especially Pardall Road, as the
community’s main street. Pardall Road serves as the main gateway to Isla Vista from the UCSB
main campus. On a daily basis, thousands of bicyclists and pedestrians use the Pardall Road
corridor as their main thoroughfare. The road extends from Ocean Road, along the western edge
of the UCSB campus, terminating at Camino Pescadero Road. Streetscape improvements will be
implemented throughout all three blocks of Pardall Road, with special emphasis on the segment
between Embarcadero Del Mar and Embarcadero Del Norte. Improvements include:
o Pedestrian paseo which will connect Anisq’Oyo’ Park to Pardall Road. The intent is to
draw pedestrian activity from Pardall Road into the park, in addition to providing active
2-24
public space. The paseo provides commercial opportunities for downtown businesses
and should include fountains, public art and landscaping. The paseo will have
pedestrian-oriented design and lighting, directional signage and seating.
o Traffic calming measures such as landscaped bump outs at key intersections and
installation of rotaries at the intersections of Pardall Road and the Embarcadero Del Mar
and Embarcadero Del Norte. Rotary centers may include public art, architectural
features, or landscaping, in accordance with roadway line of sight requirements, to
provide visual cues that designate Pardall Road as the community’s downtown. These
large rotaries have been recommended to alleviate circulation conflicts caused by the
large numbers of bicyclists traveling throughout the downtown. These rotaries require
that automobiles and bicyclists yield to one another in the roundabout while providing a
gateway into the downtown area. The rotaries at each intersection are intended to
improve the safety of pedestrians, bicyclists and automobiles, to reduce intersection
delays, and to enhance the visual character of the intersection.
Installation of raised stone pavers or stamped concrete at crosswalks is an additional
traffic calming measure that may be implemented. In addition, Pardall Road may be
narrowed to allow the construction of widened sidewalks to enhance pedestrian travel.
Closing the road to automobile traffic for special events could be facilitated by the
placement of temporary bollards at the intersections.
o Streetscape amenities are proposed in the Draft IVMP to enhance public spaces.
Improvements consist of new landscaping and the installation of street trees, including
native and non-native vegetation which are designed to provide shade and enhance the
downtown’s look and appearance. The Draft IVMP includes a recommended street tree
list for the downtown. The selected street tree for areas within the Embarcadero Loop is
the Chinese Flame tree. Outside of the Loop, the Pistacia tree will be planted along
Pardall Road. Each tree species has vibrantly colored flowers which bloom during the
summer and early fall. Additional landscaping will be planted in the public right-of-way
and at the time individual properties redevelop.
Downtown streetscape improvements will also include the installation of a variety of
streetscape amenities including benches, bus shelters, litter receptacles, plant containers,
tree grates and guards, pedestrian oriented lighting fixtures, bicycle racks, bollards,
kiosks and fountains. The purpose of these improvements is to create a visually cohesive
downtown that encourages pedestrian usage.
3. Façade improvement program. The Draft IVMP includes policies that direct County HCD
and RDA to implement incentive programs for private parties to construct façade improvements
in the downtown. These incentives could take the form of low-cost loans to business and
property owners. Façade improvement programs often take the form of reduced rate or zero
interest loans for projects that enhance the views of a building from public spaces. Such
programs have been effective in other redevelopment project areas, such as Paso Robles.
4. Parking management. The Draft IVMP proposes that the RDA work with private property
owners to consolidate downtown private parking lots to create additional parking spaces. To
2-25
implement these changes the RDA could facilitate the connection of existing lots to allow more
efficient parking layouts.
Phasing
Downtown revitalization is scheduled to occur over a period of 10-15 years. Built into the Draft
IVMP are a series of prioritized improvements. First priority projects include intersection
improvements to Pardall and the Embarcadero Loop, streetscape improvements along Pardall
Road, the parking management program and improvements to Anisq’Oyo’ Park. Additional
improvements to the downtown parks will follow, in addition to a building façade improvement
program. It is anticipated that private redevelopment of individual building sites will be
redeveloped at different rates.
Downtown Park Improvements
Anisq’Oyo’ Park, Perfect Park and People’s Park form a large urban park providing both active
and passive recreational opportunities in downtown Isla Vista. Collectively these parks total
almost 5 acres, which is almost one-quarter of the proposed downtown area acreage.
Anisq’Oyo’ Park includes a playground, a man-made pond, and a small outdoor amphitheater on
a man-made mound which serves as the location of many community events. While the pond is
designated as an environmentally sensitive habitat area (ESHA), it requires extensive
maintenance and an artificial water source, especially during summer months. Although
Anisq’Oyo’ Park is located at the center of the downtown, it does not currently serve as the
community’s focal point due to poor physical and visual connectivity to the downtown retail
businesses surrounding the park.
Perfect Park is connected to Anisq’Oyo’ Park and is located at the southern end of the
Embarcadero Loop. Maintained trails wind through the south portion of the park, which features
native vegetation. People’s Park provides a large lawn area directly northeast of Perfect Park.
Several buildings, which include St. Athanasius Orthodox Church, a commercial building, the
Isla Vista Medical Center, and UCSB-owned Embarcadero Hall, are located within the area of
the park loop.
The Draft IVMP proposes a series of specific improvements that will occur over a period of 1015 years as described below. The purpose of these improvements is to refocus the community’s
attention on this downtown asset so the area serves as a focal point, adding to the overall
revitalization of the downtown.
Project Components. As part of the downtown revitalization project, a pedestrian paseo will be
created in coordination with new mixed use retail development along Pardall Road. This effort
will help connect the downtown to the park. To connect the paseo to usable areas of the Park,
the amphitheater will be relocated to the southern portion of the park. Relocating the
amphitheater away from Pardall Road corridor will allow for a connection between the Park and
Pardall Road to be created and reduce large event noise impacts experienced by adjacent
businesses in this area.
2-26
With the relocation of the amphitheater and the creation of the pedestrian paseo, uses throughout
the Park will need to be reconfigured. This includes relocating the children’s play equipment
and some of the other active recreation facilities located in the park.
As part of the reconfiguration of the park, the interface between the park and the streetscape is
proposed to change. The berms located at the western edge of Anisq’Oyo’ Park are proposed to
be removed to improve physical and visual access into the Park. In addition, native and nonnative landscaping throughout the park, but particularly along the Embarcadero Loop, is
proposed to be removed to further enhance visual access into the Park.
The man-made pond, which was constructed in 1974, collects street runoff from the adjacent
area. IVRPD adds water to the pond in the summer and fall to maintain water levels. A fence
surrounds the pond and two foot bridges cross the pond. Physical changes and re-alignment to
the urban pond are proposed. Potential restoration efforts include: (1) periodic removal of nonnative vegetation; (2) re-vegetation with native wetland species; (3) reduction of fertilizer input
to pond; (4) improved filtration system of urban run-off prior to it entering the pond; and (5)
reconfigure the pond to require less water in the summer and fall and accommodate additional
transitional upland/wetland habitat.
Over the long term, the private property located on the interior of the loop could be acquired and
the businesses located on those properties could be relocated to sites on the exterior of the
Embarcadero Loop. These would facilitate the creation of a contiguous downtown park. This
project may be implemented in phases with initial construction activity expected to begin two to
three years after IVMP adoption, with IRVPD sponsoring the project.
Affordable Housing Sites
A lack of housing, most notably affordable housing, is one of the most significant issues facing
the Isla Vista community. Despite Isla Vista’s large proportion of multi-family housing, the
demand for new housing remains high. There is also a strong desire to protect the community’s
unique character. The Draft IVMP proposes to add housing to the downtown, incrementally add
housing units in the surrounding underutilized residential neighborhoods, and provide incentives
for property owners to improve existing properties. Specific to this process is the identification
of affordable housing sites.
The Draft IVMP proposes to classify a total of 10 properties as affordable housing sites (Figure
2.3-5). Sites were selected based on the absence of significant biological and physical
constraints and proximity to community services such as public transportation, schools, and
commercial amenities. These proposed affordable housing sites will be rezoned for Design
Residential, 35 units per acre. Design Residential is intended to ensure comprehensively planned
and well-designed single family and multiple residential developments.
2-27
Figure 2.3-5: Affordable Housing Sites
All of the properties identified for affordable housing are presently zoned Student Residential
High Density except for one parcel that is zoned Student Residential Medium Density. Proposed
land use designations include 35 units per acre for all sites, except for sites 7 and 10. These two
sites are located in the proposed downtown mixed use area. The proposed land use designation
for these sites is 40 units per acre. Information about each property is listed in Table 2.3-6.
Collectively, these 10 sites total 6.34 acres. Assuming the sites are built out at the proposed
densities, they could generate approximately 241 new residential units. The percentage of
affordable units associated with each potential project has not yet been determined. If these sites
are proposed as affordable housing projects, and meet the State mandated affordability targets,
they are eligible for a density bonus. Table 2.3-6 provides a brief analysis of the number of units
the sites could provide.
2-28
Table 2.3-6
Proposed Affordable Housing Sites
Site
1
2
3
4
5
6
7
8
9
Informal Name
Address
APN
El Colegio and
Embarcadero del
Mar
SE corner of El Colegio Road
and Embarcadero del Mar
Friendship Manor
vacant lot
SW corner of El Colegio Road
and Camino Pescadero
Bus Storage lot
SE corner of Camino Pescadero 075-032-008
and Cervantes Road
El Colegio and
Ocean Road
SW corner of El Colegio Road
and Stadium Road
Pardall Gardens
Cervantes lot
10 Union 76 Site
35
units/acre
9
1.2
35
units/acre
42
0.33*
35
units/acre
8
1.2
35
units/acre
36
0.82
35
units/acre
28
2.0
35
units/acre
70
0.18
40
units/acre
7
1.4
35
units/acre
12
0.49
35
units/acre
13
0.33
40
units/acre
16
075-041-012
075-101-022
IVRPD owned park, on N side
of Pardall Road (6500 block)
075-121-008
S side of 6500 Cervantes Road
eastern end
075-042-001
NW corner of Pardall Rd and
Embarcadero del Mar
0.33
075-020-035
NE corner of Camino del Sur
and Sueno Road, across from
Estero Park and proposed
Community Center
Gerrity property on SE corner of Segovia and
Segovia
Embarcadero del Mar
Zoning
075-064-001
075-111-014
(C-2)
075-111-006
(SRH)
Total
Potential
Build-out
075-034-012
Inner-block Picasso Inner-block at Picasso Road and 075-020-007
lot
Camino Pescadero
Korean Methodist
Church
Acres
6.34
acres
241 units
* Bus Storage Lot Affordable Housing Site is approximately 1/3 of a one-acre parcel.
Park History
Prior to 1972, Perfect Park was the only developed park in Isla Vista (Ziegler-McPherson 1998).
In June 1970, Perfect Park was associated with the social protests referenced in the comment.
Since Anisq’oyo' Park was bought and developed after the events of the early 70s it does not
have any significance in relation to those events or to any other significant historical events that
we are aware of.
In the early 1970’s, Perfect Park was generally an undeveloped open space that allowed large
groups of people to congregate. Since that time Perfect Park has been graded to create rolling
topography, landscaped with dense vegetation in places, and park improvements have been
installed, including an approximately 50-space parking lot. Therefore, the historical context of
Perfect Park has been compromised since the 1970s when demonstrations occurred.
The proposed project for Perfect Park includes relocation of a public amphitheatre to this site.
2-29
The amphitheatre would be used for community assembly and events, recreating the site’s
original association with the social protest demonstrations held in the 1970s. The existing
Perfect Park Peace Monument would be relocated and integrated into the new amphitheater.
Therefore the proposed improvements to Perfect Park will not result in an adverse effect to
historic or cultural resources.
Isla Vista Community Center
The IVRPD is proposing to construct a new community center at the east end of Estero Park.
The park is comprised of eight parcels owned by the IVRPD and is located at the eastern end of
Estero Road between Camino Corto and Camino Del Sur Roads. Seven of the parcels are zoned
Recreation (REC) and one parcel is zoned Professional/Institutional (PI). Surrounding land uses
are multi- and single-family residential and recreation. Present park amenities include the Isla
Vista Teen Center, 2.5 basketball courts, a playfield, a children’s play area, picnic tables and
benches, a 9-hole Frisbee golf course, community gardens and oak woodland area. The eastern
half of Estero Road is closed to thru traffic and is used for the basketball courts and parking.
Currently, over 120 people use the park on a daily basis. Existing buildings in the park include
the Isla Vista Teen Center, the Red Barn, which is used for park maintenance equipment storage,
a greenhouse, and public restrooms. Figure 2.3-12 shows the existing layout of the park and
surrounding uses.
Figure 2.3-6 Estero Park Layout
The proposed project includes the construction of 42,550 sf of building space, a soccer field,
three basketball courts (2 full courts and 2 half courts), a skateboard park, accessory structures to
2-30
facilitate the passive recreational use of the property, and a complete re-landscaping of the
property, e.g., picnic tables, interpretive signs, and drinking fountains. The project also includes
the alteration of the existing bio-swale and construction of a new bio-swale to drain and treat
storm water runoff. The Red Barn and greenhouse will be relocated to Sueno Orchard, which is
located on the south side of Sueno Road just east of Camino Del Sur Road; the 9-hole Frisbee
golf course would be removed. The community garden will also be relocated to Sueno Orchard.
Figure 2.3-13 depicts the site plan for the proposed project and includes information for Sueno
Orchard.
Two new buildings will be constructed as part of the development. The Community Center will
be a one-story building with a footprint of approximately 5,919 sf and a maximum building
height of 35 feet. The Community Center will provide a venue for alternative social activities,
such as group meetings, classes, conventions, social gatherings, and other traditional community
center purposes. The Community Center will be open to the public from 6:00 AM to 12:00 AM
on weekdays and from 9:00 AM to 12:00 AM on weekends. Events may occasionally be held
during the daytime on weekdays. Facility capacity will be less than 100 people. The
Intergenerational Center will be a two-story (35 feet tall) building with a footprint of
approximately 24,838 sf. The second floor will be approximately 11,792 sf, for a total of
approximately 36,630 sf of floor space. The Intergenerational Center will accommodate the Isla
Vista Youth Projects Isla Vista Teen Center, ONEgeneration, and two rooms for general
community use and rentals.
The Isla Vista Youth Projects facility is currently located at 892 Camino Del Sur Road, across
the street from Estero Park, but will relocate to the new community center after it is constructed.
The existing facility currently serves 100 children on a daily basis and will increase daycare
capacity to 120 children per day when relocation is complete. The Isla Vista Youth Project
operates the Children's Center during the daytime throughout the work week and the Family
Resource Center is open during the evenings.
The Isla Vista Teen Center currently operates out of a portable building at Estero Park and serves
an average of 35 teens per day. The Teen Center does not have plans to increase services when
the new facilities are built. Programming is occasionally provided on weekends.
ONEgeneration provides supervised adult day/health care and has current operations in Los
Angeles, but not in the project area. They propose to serve 60 persons per day at Estero Park.
ONEgeneration will operate programming from 7:00 AM to 6:00 PM on weekdays. Evening
activities such as staff meetings, caregiver education workshops, and caregiver support groups,
would number approximately three per month with about 20-25 people attending. No services
are provided on weekends.
The basketball courts and soccer field will be open to the public during daylight hours. The
soccer fields will not be lit for evening sports activities. Organized local sporting activities will
occur on the soccer field. Although the sports facilities will not have lights for night use, low
level lighting is proposed throughout the park for safety.
The proposed skateboard park will operate from 3:00 PM to 6:00 PM on weekdays and on
holidays and weekends from 10:00 AM to sunset. The skate park use will require a membership
and the use of safety equipment. All activities will be supervised.
2-31
Access to the community center and park will be from Camino Corto and Camino Del Sur
Roads. The eastern part of Estero Road will be removed. Parking will be located along western
Estero Road and two parking lots: one at the end of Estero Road (west plaza) and the other off
Camino Del Sur Road (east plaza). A total of 114 parking spaces will be provided as part of the
proposed project. Forty-four spaces will be provided along the western half of Estero Road,
which would be restricted for community center use and residents living on Estero Road, subject
to encroachment permit from County Public Works Department. Ten of the 44 spaces would be
allocated to the adjacent residents on Estero Road. The west plaza parking lot will provide an
additional 40 spaces for peak demand and overflow during community center events. These
spaces would be used as half-court basketball courts when not in use during peak demand. The
east plaza parking lot will provide 30 spaces for drop-off and short term parking. Additionally,
the IVRPD intends to negotiate a reciprocal agreement with the Korean Methodist Church to
allow for mutual use of parking spaces when needed. New paved sidewalks will be installed to
allow for park circulation.
2-32
Figure 2.3-7 Proposed Site Plan for Isla Vista Community Center
Construction of the proposed project will require demolition of the existing 3,417 sf Teen
Center trailer and 150 sf restroom facilities. Approximately 10,000 cubic yards (cy) of
grading (2,200 cy of cut and 7,800 cy of fill) will be needed in order to prepare the site for
development and to direct runoff to bio-swales in the western and southern areas of Estero
Park.
The proposed project would result in the removal of 105 of the 279 trees found at Estero Park
and Sueno Orchard. This includes 16 oaks, ranging from 1” to 18” in trunk diameter, 57 fruit
trees in Sueno Orchard, and 32 miscellaneous non-native trees, as identified by a registered
arborist.
Water for the new and existing facilities at Estero Park will be supplied by the Goleta Water
District and the Goleta West Sanitary District will provide sanitary services. Construction
will require the relocation of a 2” gas line and 8” waterline.
Sueno Bicycle Boulevard
The Draft IVMP proposes implementation of a bicycle boulevard along Sueno Road. A
bicycle boulevard, sometimes called a “bicycle priority street,” is a street where all types of
2-33
vehicles are allowed, but the roadway is modified as needed to enhance bicycle safety and
convenience. Typically, these modifications will also calm traffic and improve pedestrian
safety. The project will involve the use of special painting, signage and physical
improvements such as roadway surface traffic calming at intersections and at key locations
mid-block. Because this road is heavily traveled by bicyclists, the intent of these
improvements is to signal the presence of bicyclists to motorists driving along the street. The
Sueno Road bicycle boulevard is proposed to extend from the beginning of the 6600 block to
the end of the 6700 block with the purpose of providing a major west-east bike travel corridor
from Isla Vista neighborhoods to the UCSB Main Campus.
Parking Lot/Structure
The Draft IVMP proposes implementation and construction of at least one public parking lot
in Isla Vista. Current concepts are being explored in the downtown area. At this time, the
project location has not been identified, nor have all the project details been determined.
Desired general location would be near the downtown to serve new mixed use development
and downtown business patrons. It is anticipated that the site will be approximately ½ - 1 acre
in size and will contain between 50-250 spaces. A surface parking lot would be landscaped to
visually screen the lot from public viewing areas. If a parking structure is ultimately built, the
structure could be three stories high, include below grade parking, and could potentially
contain commercial or residential development consistent with allowed zoning on the ground
level to better integrate into the existing neighborhoods.
2.3.9
Cumulative Project List
Pursuant to CEQA Section 15130(1)(A), this EIR identifies those “past, present, and probable
future projects” that, when considered together with the proposed project components, would
considerably compound or increase the severity of existing cumulative environmental
impacts. The environmental analysis discussions in Section 3.0 consider the proposed
project’s contribution to existing cumulative impacts when combined with the projects listed
in Table 2.3-7, cumulative projects list, and mapped on Figure 2.3-8.
2-34
Figure 2.3-8: Cumulative Project Map
2-35
Table 2.3-7
Cumulative City of Goleta, University and County
Development Projects1,2
March 2004
Project
Description/Location3
Jurisdiction
Status
16,885 sf mixed use
building
City
Pending
City
Pending
900 sf addition to an
existing fast food
restaurant
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City of Goleta Projects
01
Fairview Commercial Center
01-SB-DP; CUP
(10,115 sf retail space,
5,460 sf office space)
2 one-bedroom
development units (1,310
sf)
151 S. Fairview
APN
073-080-019
02
Dwight Gregory
02-057-LUP
2,346 sf commercial
addition
879 S. Kellogg
APN
071-170-063
03
Price Restaurant
02-075-CUP
APN
073-100-008
04
Zodo’s Enclosure
1,100 sf patio enclosure
02-076-MNM
5925 Calle Real
APN
069-110-051
05
Bermant: Technology Drive
Industrial (KS 7A)
02-081-PD et al
TM of 8 lots; 68,000 sf
among 8
commercial/industrial
buildings and 92,070 sf
outside storage area or
265,695 sf outside storage
area
West side of Technology
Drive
APN
071-170-079, 071-170-080
06
Stokes Industrial Building
02-084-PD
5,000 sf industrial
building
East side of Technology
Drive
APN
071-170-085
07
University Properties
TPM of 4 parcels and
25-SB-PM; 26-SB-PD
5,427 sf industrial
building
SEC Technology and
2-36
Project
APN
071-170-085
08
Porter Plaza
42-SB-PD
Thornwood
Jurisdiction
Status
5200 sf new commercial
building
City
Pending
City
Pending
City
Pending
TPM for 2 parcels
12,040 sf (net new)
professional institutional
5383 Hollister
5385 Hollister
City
Pending
New 2,232 sf office
building
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
5955 Calle Real
APN
069-110-018
09
Cox Communications
Parking Lot Only
03-016-MNM
750 Technology Drive
APN
071-170-084
10
Islamic Society of Santa Barbara
03-051-PD; CUP
7,185 sf building for
Islamic Center and
attached apartment (1 DU)
NEC Los Carneros and
Calle Real
APN
077-160-035
11
Pacific Technology Center/GRC
Lot split
03-062-PM; PD et al
APN
071-130-047
12
Winnikoff
APN
073-100-032
13
Info Genesis
260 Storke Road
Parking Lot Only
03-073-MJM
6860 Cortona
APN
073-140-015
14
Hawkes Commercial Building
20-SB-PD
3,067 sf commercial
building
7433 Hollister
APN
079-554-042
15
Happy Harry’s Produce
APN
077-155-003
16
BDC/Joslyn
2,984 sf neighborhood
produce market
7020 Calle Real
TPM of 3 parcels
171,526 sf commercial
industrial buildings and a
chiller
6830 Cortona Drive
APN
073-140-016
2-37
17
Project
Jurisdiction
Status
Los Carneros Pointe
31,051 sf commercial
development including a
day-care facility,
restaurant, shops, and
office
City
Pending
City
Pending
City
Pending
2,700 sf commercial
building addition
5669 Calle Real
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
Los Carneros Road/
Los Carneros Way
APN
073-330-030 and others
18
Schipper TPM
TPM of 3 parcels
(Albertson’s) (48-SB-TM)
(property already fully
developed)
5801 Calle Real
APN
069-110-096
19
McClean’s Auto Body
APN
071-152-019
20
Town and Country
24-SB-PD
APN
069-160-055
21
Schwann Brothers TPM
Lot split.
27-SB-PM
67 Depot
Development Plan for
1963 sf auto body shop
5989 Daley
APN
071-041-032
22
Nuovo Edificio
28-SB-PD
3,385 sf industrial
building
747 S. Kellogg
APN
071-170-068
23
Old Town Inn and Village
TPM for 2 lots and 1-lot
TM for condominiums
58,189 sf 104-room hotel
57,688 sf for 38
condominiums and
garages
1,140 sf retail/commercial
space
5665 Hollister Avenue
APN
071-130-047
24
Meyer-Thrifty
APN
071-182-007
25
Gordan mixed use
< 2000 sf car rental
agency office (retail)
5971 Placencia
49-SB-CUP/LUP
Mixed use: 3,400 sf total
including commercial use
and 2 units (apartments)
345 Pine Avenue
2-38
Project
Jurisdiction
Status
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
City
Pending
DP
APN
071-115-007
26
Page Hotel
247-Room hotel
35-SB-PD et al
11,000 sf Spa and
6,000 sf Restaurant
No assigned address; W.
side of Kellogg at Ekwill
alignment
APN
071-130-023
27
Hendry Telephone
36-SB-MJM
2,800 sf storage space
(built, zoning violation)
6767 Hollister
APN
073-450-005
28
Cabrillo Business Park
37-SB-PD et al
Business Park with new
structures totaling 704,600
sf (R&D, self storage,
onsite service related
uses)
APN
073-450-005
29
Costco Gas Station
40-SB-PD
10,800 sf 4-island gas
station
7095 Marketplace Dr.
APN
073-330-024, 073-330-027
30
Ellwood – Devereux Joint Proposal
City park and open space
area including 75-space
parking lot, restrooms
7800 block of Hollister
Ave.
APN
079-210-067, 079-210-024, and
others
31
Comstock Homes
78 single-family unit
subdivision, 2,934 to
4,500 SF each
7800 block of Hollister
Ave.
APN
079-210-067
32
Villages at Los Carneros
264 condos
S. Los Carneros
Cortona/Castilian
APN
073-330-024, 073-330-027
33
Taylor Parcel Map
3 new parcels
590 N. Kellogg
APN
069-100-003
34
Hollipat Apartments
35 units (apartments)
SE Hollister/ Patterson
(Time
2-39
Project
APN
065-090-028
35
Pekarek Duplex
03-038-LUP
Jurisdiction
Status
Ext)
2 unit duplex home 2,841
sf
City
Pending
(and
unlikely)
5790 Armitos
APN
071-032-035
36
RR Ranch
1 1,400 sf ag worker
dwelling (mobile home)
City
Pending
City
Pending
City
Pending
City
PreApplicati
on
City
Inactive,
but no
withdraw
al letter
received
87 unit multi-family
housing; 800-1,000 sf
each
0 Cortona Drive
City
PreApplicati
on
2 manufacturing/office
buildings totaling
204,000 sf
S. Los Carneros Road
Cortona/Castilian
City
Approve
d
(on hold
during
processin
g of
Villages
at Los
Carneros
project)
7400 Cathedral Oaks
APN
077-530-019
37
Schwann DP
03-116-DP
115 linear ft retaining
wall; “as-built” permit for
existing structures
20 S. Kellogg
APN
38
071-090-022
Certified Farmer’s Market
Farmer’s Market
03-123-CUP
7004 Marketplace
APN
073-440-015
39
Hira Mixed Use Project
22,099 sf among 22
residential units
1,827 sf retail space
APN
071-081-035
40
Sandpiper Golf Course Renovations
(32-SB-DP, et al)
Renovation and
redevelopment of existing
golf course:
reconfiguration of course
layout, demolish existing
8,924 sf clubhouse and
build new 2,7651 sf
clubhouse, and lot split
7925 Hollister Ave
APN
079-210-059
41
Cortona Courts
(03-058-PRE)
APN
42
073-140-004
Campus Pointe
34-SB-PD, 38-SB-PM et al (Lots
2 and 5)
2-40
Project
APN
073-330-024, 073-330-027
43
Fairview Corporate Center
Jurisdiction
Status
65,600 sf M-RP building
City
Approved
City
Approved
City
Approved
City
Approved
City
Approved
City
Approved
City
Approved
City
Approved
Non-retail commercial
420 S. Fairview Ave.
APN
071-130-026
44
Yardi
Mixed Use: 6 units
(apartments) and
51,850 sf office/retail
(44,000 SF for office and
7,850 sf for retail)
5901, 5949, 5959, and
APN
45
071-111-002, 071-111-005, 071111-006, 071-111-007, 071-111008, 071-111-040, 071-111-045
Sumida Storage Building
3,720 sf warehouse
03-005-DP
5410 Hollister
APN
071-330-011
46
Robinson LLArelated lots
Adjust 19 lot lines in the
creation of 18 total lots
Potential for 6-8
additional homes to be
built. Awaiting permit
applications.
Robinson to build a total
of 13 homes on Baker,
Violet and Daffodil Lanes
APN
077-141-053, 077-141-070 and
others
47
Artman/Schott
03-075-PD
3,882 sf office buildings
and warehouse
(conversion of existing
GWD facilities)
6770 Cortona
APN
073-150-028
48
Fairview Shopping Center
8,000 sf (office)
99-DP-055
125 N. Fairview
APN
077-170-036
49
Sumida Gardens
5501 Overpass Road
APN
071-330-001
50
El Encanto Apts
7388 Calle Real
2-41
Project
APN
077-490-039
51
Ellwood Apts
Jurisdiction
Status
City
Approved
City
Approved
City
Under
Construct
ion
City
Under
Construct
ion
City
Partially
Occupied
City
Partially
Occupied
360 Ellwood Beach Dr.
APN
079-551-011
52
Quixote Fund
275 Mathilda Dr.
APN
079-554-009
53
Fairview Corporate Center (Bldg 2)
62,400 sf M-RP building
430 N. Fairview Ave
APN
54
071-130-052
Fairview Shopping Center
(99-DP-055)
16,441 sf additions to
existing retail center
(net new retail space)
125 N. Fairview
APN
077-170-036
55
Willow Springs
East of Calle
Koral/Camino Vista
APN
073-060-050, 073-070-070
56
Maravilla
Senior housing
development: 271 units
total (116 for assisted
living and (155 for
independent living)
5486 Calle Real
APN
069-160-036
University Projects
57
58
59
Project
Jurisdiction
Status/A
pproxim
ate ASF3
Davidson Library Addition
Expansion to main library
including study space,
office, storage, etc.
University
Planning
Stages
Engineering II Addition
Faculty Club Expansion
th
72,000
Addition to 4 floor of
existing Engineering II
building; to include dry
research labs and offices
for faculty, graduate
students, and staff.
University
Site located between
Parking Lot 23 and the
Campus Lagoon; addition
may include dining room
and kitchen expansion as
University
Planning
Stages
7,700
Planning
Stages
24,027
2-42
60
61
62
63
64
65
66
67
68
Project
well as the addition of 50
rooms (lodging).
Jurisdiction
Status
Public Safety Building Addition
Addition to existing
Public Safety Building on
Mesa Road. Will house
dispatch/
communications, patrol
and investigations,
EMT/paramedics quarters
and administration.
University
Planning
Stages
Location unknown; to
house research
laboratories, classrooms,
laboratory support, and
academic and
administrative offices.
University
Expansion of existing
building to the west; to
house research
academic and
administrative offices for
the Geological Sciences
department.
University
Widen to four lanes
between Ocean Road and
Los Carneros.
University
Located at the site of
existing Parking Lot 22.
The structure would hold
approximately 1,000 cars.
University
Extended Learning Services
Building
Located south of and
adjacent to Campus
Parking Structure 3 on
Parking Lot No. 22. The
project would provide
office space for the
Extended Learning
Services program
University
Alumni House
Site at the southeast
corner of the intersection
of University and Mesa
Road in Parking Lot 12.
University
San Clemente Graduate Student
Housing
Site along El Colegio
Road and Los Carneros
Road. 976 bed spaces of
graduate student housing
would be provided.
University
Education and Social Sciences
Building and Film, TV and Media
Center
Site is across Ocean Rd.
from Rob Gym on
existing Parking Lot 2021; project may include
University
Physics II
Webb Hall Expansion
Mesa Road Widening
Campus Parking Structure 3
11,520
Planning
Stages
70,000
Planning
Stages
10,000
Planning
Stages
N/A
Pending/
N/A
Pending/
10,000
Pending/
9,250
Pending/
N/A
Pending/
125,000
2-43
Project
60,000 ASF for the
Graduate School of
Education, 60,000 ASF
for the College of Letters
and Science, 5,000 ASF
for a lecture hall. Film,
TV and Media Center to
include 325-seat film
theater, editing room, and
viewing studios.
Jurisdiction
Status
69
North Campus Housing
236 faculty housing units
(duplex, village cluster,
and courtyard housing
types) adjacent to Phelps
Road north of Ocean
Meadows Golf Course.
151 family student
housing units on a site at
the intersection of Storke
Road and Whittier Drive.
University
Pending
70
Psychology Building Addition **
Addition to existing
Psych. Building on UCen
Rd.; will house research
academic and
University
Approved
/
Site located east of
Parking Lot 23 and south
of the Event Center;
addition to existing
Snidecor Hall.
University
Site located in the
northern portion of
Parking Lot 23; to include
women’s center,
children’s center, dean of
students, educational
opportunity program,
tutorial program, and
international student
scholar offices.
University
An approximately 8,100
GSF addition to the
eastern end of the
Materials Research Lab.
The project is north of
Engineering I on the Main
Campus.
University
71
72
73
Snidecor Hall Office Wing
Replacement **
Student Resource Building
Materials Research Lab Addition
12,000
(21,268
GSF)
Approved
/
7,000
(new
ASF)
Approved
/
43,100
Approved
/
8,100
GSF
2-44
74
75
76
77
78
Project
Jurisdiction
Status
Residential Life Resource Center
Building to be a two-story
office-type building
providing space for the
Office of Residential Life,
Student Resident
Assignment Services and
associated administrative
space. Site is adjacent to
the existing Housing and
Residential Services
Administrative Offices off
of Channel Islands Road.
University
Approved
/
Project is under
construction on Lagoon
Rd. Building to house
research laboratories and
laboratory support (16,022
sf), academic and
administrative offices
(16,840 sf) and education
and outreach facilities
(5,156 sf).
University
Project is under
construction on UCen Rd.
Four-story building to
house research
laboratories, classrooms
(including a 150-seat
lecture hall), laboratory
support, and academic and
University
Project is under
construction beneath a
portion of the south
bleachers at Harder
Stadium on the
University’s Storke
Campus. Project will
provide surge space (basic
generic office/dry
teaching/research space)
for the temporary
relocation of occupants
during other construction
projects.
University
Project is under
construction west of
Robertson Gym. To
provide new studentathlete training facilities,
offices for coaches and
administrative facilities.
University
Marine Sciences Research
Building**
Life Sciences Building**
Harder Stadium Offices**
Intercollegiate Athletics Building**
5,700
(9,200
GSF)
Under
Construct
ion/
38,000
(61,405
GSF)
Under
Construct
ion/
47,500
(78,600
GSF)
Under
Construct
ion/
10,165
(12,565
GSF)
Under
Construct
ion/
28,600
(40,000
GSF)
2-45
79
80
81
82
Project
Jurisdiction
Status
Recreation and Aquatics Center
Expansion**
Site west of existing
Recreation and Aquatics
Center. Facilities include
an indoor multi-activity
court, climbing wall,
locker rooms, weight and
cardiovascular training
rooms, class and meeting
rooms.
University
Under
Construct
ion/
Near the East Gate
entrance to Main Campus
at existing parking Lot 10.
The project includes an
auditorium, laboratory,
office, classrooms,
parking structure for
approx. 600 cars and a
ground-level café in the
parking structure.
University
Addition of a two-story
wing at the eastern end of
the courtyard of the
existing Kohn Hall, near
the East Gate entrance to
Main Campus. Includes
offices, a 50-seat seminar
room and small
breakout/interactive areas.
University
Reconstruction of the
existing food service
facility located west of
Davidson Library. The
existing 900 GSF facility
would be enlarged to
3,300 ASF.
University
5,400 SF In Three New
Buildings In the AG-I-10
Zone District For Stone
Carving Business
County
Pending
Modular office (14,405
sf)
County
Pending
41,407 sf educational
facility
4125 Paloma Drive
County
Pending
CNSI Building and Campus
Parking Structure 2**
Kohn Hall Expansion **
Arbor Food Service **
37,600
(56,100
GSF)
Under
Construct
ion/
70,000
Under
Construct
ion/
5,000
Under
Construct
ion/
3,300
GSF
County Projects
83
Firefox Masonry
02CUP 00000 00038
Industrial
5381 Ekwill Street
APN
84
071-140-071
Goleta Water/Modular Office
APN
061-051-032
85
Laguna Blanca School Master
Plan 03CUP 00000 00035
APN
063-141-029
2-46
86
Project
Jurisdiction
Status
Por La Mar/Caird Greenhouses
Development plan for a
total of 1,498,961 sf of
new greenhouse space,
coolers and loading dock,
accessory structures, and a
six employee units on
61.26 acres, zoned AG-I10 within both the Coastal
Zone and Inland Area
County
Pending
County
Pending
New Church Facility,
Temple, Chapel,
Fellowship Hall
Hollister/Ekwill Street
County
Pending
Mixed Use Commercial
Residential
County
Pending
County
Pending
County
Pending
00-DP-021
905 South Patterson
APN
071-190-036
87
Raintree Ranch Equestrian Center
03CUP 00000 00041
Commercial animal
boarding and riding
stables
6040 La Goleta Road
APN
077-130-002
88
St. Anthanasius Church
01CUP 00000 00152
APN
071-140-072
89
Turnpike Shopping Center
Demo existing 7,818
commercial buildings and
add 18,000 sf to Vons,
build new 2,500 sf
building, and build 15
units above Vons and 16
in NE corner of retail
commercial lot
149-189 South Turnpike
Road
APN
065-040-042
90
Unocal Mixed Use***
2,650 sf of retail space
03PRE 00000 00003
Retail commercial
881 Embarcadero Del Mar
APN
075-111-014
91
Abrego Road Investments
01DVP-00000-00032
Demo 2 SFDs and
construct 3 new triplex
units. One existing duplex
to remain.
Multi-Family Residential
2-47
Project
Jurisdiction
Status
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
6639 Abrego Road
APN
075-052-007
92
Camino Campana
Subdivide existing single
family lot into 11 new
parcels
Single Family Residential
600 Camino Campana
APN
069-262-009
93
Anderson Lot Split
TPM 14,437
Reconfigure 2 lots (2 net
new, 3 total)
1550 Fairview Avenue
APN
069-010-001
94
Cavaletto/Noel Housing
01GPA-00000-00009
General Plan Amendment
from agriculture to
residential
560 Merida Drive
APN
069-100-006
95
Hacienda Vieja
Five new lots (4 net new)
02TRM-00000-00002
4865 Vieja Drive
APN
065-240-020
96
Hourigan Tract Map
Nine new lots (8 net new)
02TRM-00000-00005
1118 North Patterson
Avenue
APN
069-060-040
97
La Franella Cove
TPM 14,612
Lot split resulting in 4 net
new lots
780 North Patterson
Avenue
APN
067-110-027
98
Ocean Meadows Tract Map
TPM 14,628
Sub-division of 70 acre
single lot into 32
individual lots and 22
apartments
6925 Whittier Drive
APN
073-090-062
99
Park Hills Estates
14 single acre lots
TM 14,484
4700 Via Los Santos
2-48
Project
APN
059-290-041
100
Pebble Hill Place Lot Split
02TPM-00000-00012
Jurisdiction
Status
4-Way lot split (3 net
new)
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Pending
County
Proposed
County
Proposed
342 Pebble Hill Place
APN
067-210-031
101
Preserve at San Marcos
01DVP-00000-00071
The residential lots would
be clustered into 5 lots at
the end of Via Gaitero on
the westside and 11 lots
clustered at the ends of
Cieneguitas and Cocopah
APN
055-010-006 and others
102
Rainbolt
3 Lot net increase
TPM 14,444, 97-DP-020
4835 Vieja Drive
APN
065-240-025
103
Rancho Danza Del Sol
3-Way lot split (2 new)
TPM 14,447
1140 Via Regina
APN
059-010-079
104
Rennick Lot Split
4-Way lot split
03TPM-00000-00009
APN
067-120-01
105
Sueno Student Housing
02NEW-00000-00195
New apartment building
consisting of four one
bedroom units and two
450 sf attached garages
6736 Sueno Road
APN
075-091-035
106
The Villas Housing Development
TM 14,615/
02TRM-00000-00009/02D
16 Units (15 net increase),
10 market rate, 6
affordable
4986 Calle Real
APN
067-210-039
107
Tremigo Condos
01-GP-001,
02TRM-00000-00006
Condominium
development 50%
affordable
APN
061-092-021
108
University San Clemente GSH
University San Clemente
2-49
Project
Graduate Student Housing
Project (120 acres, 371
units)
Jurisdiction
Status
County
Approved
Medical Clinic to move
into existing 4,815 sf
building
Non-Retail Commercial
4129 State Street
County
Approve
d
17,440 sf building for
classrooms and admin
offices, an attached
9,523 sf gymnasium, a
soccer field, and other
playfields, picnic areas,
etc.
County
Approve
d
Development Plan for
1,897 sf of market space,
1,810 sf of office space,
and 58,449 sf of ministorage space for a total of
62,156 sf in the C-1 zone
district.
County
Approved
County
Approved
County
Approved
South side of Storke field
along El Colegio
APN
073-120-014
109
Absolute MiniStorage
99-DP-028, 99-CP-061, 99-RZ-007
70,000 sf 3-story mini
storage building
4001 State Street
APN
061-120-003
110
Aegis Medical Clinic
02CUP-00000-00073
APN
111
061-110-029
Girls Inc.
99-DP-050
APN
065-180-035
112
Patterson Packing Mini-Storage
01-DP-006
APN
069-160-054, 069-160-052
113
Andrach***
00-LUS-704 GO,
Commercial building with
2 units (Mixed Use)
00-CP-126, 00-V-01
APN
061-083-005
114
Devereux School Master Plan
91-DPF-025 AM01
33 Acres and 20
residential units
701 Storke Road
APN
073-090-029
2-50
115
Project
Jurisdiction
Status
Forte Ranch Phase II
57 Residential units plus
three 7-acre RR-5 lots (52
built, 5 remaining) 30
acres
County
Approved
County
Approved
County
Approved
County
Approved
County
Approved
County
Approved
County
Under
Construct
ion/
TM 14,340
94-DPF-008
273 San Antonio Road
APN
116
059-480-CA1 and others
Funke Lot Split
TPM 14,493
4 Residential lots (3 net
new) 5 acres
1240San Antonio Creek
Road
APN
059-440-017
117
Las Brisas at More Mesa
8 Residential lots, 4 acres
98-DP-041
Calle las Brisas @
Mockingbird Lane
APN
065-680-039
118
Pozzato/La Riata
TM 14,281
24 Residential lots, 28
acres
93-DP-016 AP01
1300 La Riata Lane
APN
059-460-025
119
Vintage Ranch
TM 14,357 MC
97-LUS-440 GO
11 Residential lots, 10
occupied, 1 barn, 1
commercial horse
boarding facility (1.36
acres) on 7 acres
745 Puente Drive
APN
061-271-023, 061-271-025
120
Warkentin Lot Split
TPM 14,464
4 Residential lots (3 new
lots) 4 acres
1100 San Antonio Creek
Road
APN
059-440-020
121
Bezek/New SFD
02BDP 00000 01312
9089 sf new SFD, 1,334 sf
garage, and 500 sf porch
Building
Permit
Issued
APN
063-110-010
122
Bezek/New SFD
New 1,604 sf mobile
County
Under
2-51
Project
01BDP 00000 00323
home
Jurisdiction
Status
Construct
ion/
Building
Permit
Issued
APN
059-221-011
123
Biegen/Mobile Home
01-BDP-00000-00323
New 1,604 sf mobile
home
County
Under
Construct
ion/
Building
Permit
Issued
APN
059-221-011
124
Brown New SFD/ Attached
Car/Storage
New SFD with attached
garage and storage
01BDP 00000 00716
County
Under
Construct
ion/
Building
Permit
Issued
APN
077-030-013
125
Castaneda/New Mobil Home
Install new mobile home
02BDP 00000 00332
County
Under
Construct
ion/
Building
Permit
Issued
APN
559-243-099
126
Clark/New SFD
01BDP 00000 01172
New SFD and attached
garage below
County
Under
Construct
ion/
Building
Permit
Issued
APN
067-270-002
127
Douglas Keep/New Single Family
Dwelling
New SFD
County
01BDP 00000 00102
Under
Construct
ion/
Building
Permit
Issued
APN
065-310-010
128
ENG/New SFD
02BDP 00000 00972
New 2,774 sf SFD with
attached garage
County
Under
Construct
ion/
Building
Permit
Issued
APN
065-310-022
2-52
129
Project
Jurisdiction
Status
Erburu/New SFD
New 9,833 sf SFD, 1057
sf garage, and 1495 sf
porch
County
Under
Construct
ion/
01BDP 00000 01278
APN
130
Building
Permit
Issued
063-132-001
Fingal/M.H. Install
Mobil home install
01CNP 00000 01384
County
Under
Construct
ion/
Building
Permit
Issued
APN
559-180-073
131
Forouzandeh/New SFD
02BDP 00000 01718
New 1,410 sf SFD, 410 sf
County
Under
Construct
ion/
Building
Permit
Issued
APN
061-091-004
132
Forouzandeh 3 Condo Unit
3 condo unit (detached)
01BDP 00000 00012
County
Under
Construct
ion/
Building
Permit
Issued
APN
133
061-092-018
Gabler/SFD
New SFD 12,492 sf
01BDP 00000 01366
County
Under
Construct
ion/
Building
Permit
Issued
APN
061-122-001
134
Godkin/New SFR
New SFD
01BDP 00000 01590
County
Under
Construct
ion/
Building
Permit
Issued
APN
061-271-025
135
Hermitage #23 /New Mobile Home
With Awning
with awning
02BDP 00000 00904
County
Under
Construct
ion/
Building
Permit
Issued
APN
559-240-023
2-53
136
Project
Jurisdiction
Status
Hermitage /New Mobile Home
with 5’ x 16’ awning
County
Under
Construct
ion/
02BDP 00000 00514
Building
Permit
Issued
APN
137
559-243-001
Hermitage /Mobile Home Install
03CNP 00000 00904
(52’ x 24’) with 572 sf
carport, 198 sf awning
County
APN
559-183-023
138
Johnson/(02IVP-011) New Duplex
West
02BDP 00000 00182
Addition of appx. 2,008 sf
2nd story duplex to
existing 2,363 SFD
Building
Permit
Issued
County
APN
075-091-043
139
Jones/New Mobile Home
02BDP 00000 00189
Under
Construct
ion/
Under
Construct
ion/
Building
Permit
Issued
County
Under
Construct
ion/
Building
Permit
Issued
APN
559-243-049
140
Knaus/New SFD
New 900 sf SFD
02BDP 00000 01471
County
Under
Construct
ion/
Building
Permit
Issued
APN
077-080-033
141
Lopez/Mobile Home Install
Mobile home install
02CNP 00000 00787
County
Under
Construct
ion/
Building
Permit
Issued
APN
559-243-009
142
Magid/Detached Residential Unit
600 SF
Detached second
residential unit
01BDP 00000 00571
County
Under
Construct
ion/
Building
Permit
Issued
APN
065-202-003
2-54
143
Project
Jurisdiction
Status
Mobile Home
New mobile home
installation
County
Under
Construct
ion/
01CNP 00000 00101
Building
Permit
Issued
APN
559-243-074
144
Nelson/New SFD
01BDP 00000 00035
New single-family
residence and 2nd unit
County
Under
Construct
ion/
Building
Permit
Issued
APN
067-171-021
145
Nelson/New SFD
01BDP 00000 01620
New SFD one story lot
#10
County
Under
Construct
ion/
Building
Permit
Issued
APN
061-271-023
146
Nunez SFD
98BP5 01253 01804
New single family
dwelling permit #266093
County
Under
Construct
ion/
Building
Permit
Issued
APN
147
059-010-084
Pratt New SFD and Garage
New SFD and garage
02BDP 00000 02101
County
Under
Construct
ion/
Building
Permit
Issued
APN
063-045-009
148
Ralphs New Grocery Store
Ralphs new grocery store
02BDP 00000 01417
Retail Commercial
County
Under
Construct
ion/
Building
Permit
Issued
APN
065-080-027
149
Rimer Mobile Home
02CNP 00000 00398
New mobile home
installation. No porches,
awnings, or decks
County
Under
Construct
ion/
Building
Permit
Issued
2-55
Project
Jurisdiction
Status
County
Under
Construct
ion/
APN
059-240-008
150
Salster New Mobile Home
Install New Mobile Home
03CNP 00000 00356
Building
Permit
Issued
APN
059-160-007
151
Sanchez/New SFD
01BDP 00000 00947
New 1,450 sf with attach
516 sf garage
County
Under
Construct
ion/
Building
Permit
Issued
APN
152
059-222-016
St. George/ 4 Unit Conversion
02BDP 00000 01081
Conversion of SFD to
new 4 unit multi-family
dwelling
County
APN
075-201-014
153
UYESAKA/New Mobile Home
03CNP 00000 00006
New mobile home (52’ x
24’) with carport awning
and 2 entry porches
Building
Permit
Issued
County
APN
559-182-024
154
Waters New SFD
01BDP 00000 01203
3,821 sf new SFD, 720 sf
Under
Construct
ion/
Under
Construct
ion/
Building
Permit
Issued
County
Under
Construct
ion/
Building
Permit
Issued
APN
067-100-003
155
County Parks/South Coast RR
Museum/Visitor Center
New 768 sf visitors center
County
01BDP 00000 01432
Under
Construct
ion/
Building
Permit
Issued
APN
077-160-057
156
Minke/New Mobile Home
02BDP 00000 00377
Install new manufactured
home
County
Under
Construct
ion/
Building
Permit
2-56
Project
Jurisdiction
Status
Issued
County
Under
Construct
ion/
APN
579-120-035
157
SB Humane Society/Spay and
Neuter Clinic
Spay and neuter clinic of
1,875 sf
01BDP 00000 02158
Building
Permit
Issued
APN
071-220-036
158
Traphagen/New Mobile Home
New Mobile Home Unit
02BDP 00000 01093
County
Under
Construct
ion/
Building
Permit
Issued
APN
579-210-015
City of Santa Barbara - Airport
159
Aviation Facilities
Plan (AFP)
APN
073-450-003
160
Airport Industrial
Specific Plan
Airfield Safety Projects including
relocation of main runway
(Runway 7/25) and creation of
runway safety areas; and new
Taxiway M. Expand Terminal
Facility (existing 43,500 sf, with
20,000 SF in existing terminal
building and 23,500 sf in other
buildings with Terminal-related
functions). Terminal facility
would be expanded to
approximately 67,000 total sf in
Phase 1 and up to 95,000 total sf
in Phase 2. New 15,000 sf Air
Cargo facility and 50 T-hangars.
City of Santa Barbara
The AFP was
approved in 2002.
The Airfield Safety
Projects (runway and
taxiway projects) are
approved. Terminal
Phase I is pending and
tentatively scheduled
for construction in
2006-2007. 20 Thangars are pending
and scheduled for
construction in 2005.
Remaining T-hangars,
air cargo building and
terminal phase 2 are
long-term projects and
not currently
scheduled for
implementation.
Add up to 240,000 sf of
industrial/commercial, research
City of Santa Barbara
Industrial Specific
Plan adopted in 1997.
2-57
APN
Multiple; approved
project located on
073-080-065.
and development, aviationrelated and recreational uses and
demolish and replace up to
172,000 sf of existing buildings.
Add 55 T-hangars.
A 160,000 SF office
and RandD project
with 20,000 SF of
retail space was
approved on 15 acres
in the Specific Plan
Area in 1999. The
project approval is
valid until 2008. The
Airport recently
released an RFP
soliciting a developer
for this project.
1
Note: There are 9 Wireless Projects proposed. These are not included in this table.
Source: Office of Budget and Planning, September, 2003, City of Goleta, County of Santa Barbara.
ASF – Assignable Square Footage; GSF – Gross Square Footage; Parking and residential square footage is not monitored
under the requirements of the LRDP.
Note:
** Under construction or approved and awaiting construction.
*** Projects with both Commercial/Industrial and Residential uses are listed once under each of these sections. Square footage
is totaled in the Commercial/Industrial section and units are totaled in the Residential section.
2
3
2-58

2.0 project description - County of Santa Barbara

Transcription

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