SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT March 14, 2013

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1 SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT March 14, 2013 PROJECT: St. George Demo/Rebuild Single-Family Residence HEARING DATE: April 1, 2013 STAFF/PHONE: Errin Briggs, Planner, GENERAL INFORMATION Case Nos. 12CDH & 12MOD Assessor Parcel Number Applicant Ed St. George 6563 Trigo Suite 101 Isla Vista, CA Agent/Architect Laura Weinstein OnDesign Architects 829 De La Vina St., Suite 200 Santa Barbara, CA EXECUTIVE SUMMARY The proposed project includes the demolition of an existing single-family residence and detached garage and the construction of a new single-family residence with attached garage in its place. The subject parcel is located on the coastal bluff in Isla Vista and is approximately 25 feet in width. The parcel is considered nonconforming both in terms of lot size (lot is 6,098 square feet, SR-M zone district identifies a 7,000 square foot minimum lot size) and lot width (lot is 25 feet in width, SR-M zone district identifies a 65 foot minimum lot width). Due to the constrained nature of the parcel, the applicant is requesting two separate setback Modifications in order to facilitate construction of the new residence; (1) to reduce both side yard setbacks from the required 5 feet to 3 feet, six inches, and (2) to reduce the front yard setback from the required 50 feet from centerline of Del Playa Drive to 42 feet from centerline. Because the project site is located on the coastal bluff, and in order to show consistency with policies contained within the County s Coastal Land Use Plan, the applicant provided a bluff-retreat study which identified a 75-year bluff retreat distance of 17 feet. The study recommended a 29-foot structural setback when the calculated 12-foot slope stability setback was added to the 17-foot bluff retreat setback. The project includes a 30-foot structural setback from the edge of bluff for the proposed residence. The study was peer reviewed by the County s contract geologist and accepted as adequate.

2 Hearing Date: April 1, 2013 Page REQUEST Hearing on the request of Laura Weinstein, agent for the owner Ed St. George, to consider the following: 1. Case No. 12CDH , [application filed on October 25, 2012] for a Coastal Development Permit in compliance with Section of the Article II Coastal Zoning Ordinance, on property zoned SR-M-8 to allow for the demolition of an existing residence and detached garage and the construction of a new 1,890 square foot residence and attached garage; and 2. Case No. 12MOD , [application filed on October 25, 2012] for a modification in compliance with Section of the Article II Coastal Zoning Ordinance, to reduce both side yard setbacks from the required five feet to three feet, six inches and to reduce the front yard setback from the required 50 feet from centerline of Del Playa Drive to 42 feet from centerline; and to determine the project is exempt from the provisions of CEQA pursuant to State CEQA Guidelines Sections 15301(l)(1) [Existing Facilities] and 15303(a) [New Construction]. The application involves AP No , located at 6563 Del Playa Drive, in the Isla Vista area, 3rd Supervisorial District. 3.0 RECOMMENDATION Follow the procedures outlined below and conditionally approve Case Nos. 12CDH & 12MOD as depicted on the site plans (Attachment E), based upon the project's consistency with the Comprehensive Plan, including the Coastal Land Use Plan and the Goleta Community Plan, and the ability to make the required findings. The Zoning Administrator s action should include the following: 1. Make the required findings for approval of the project as specified in Attachment A of this staff report, including the California Environmental Quality Act (CEQA) findings; 2. Determine the project to be exempt from CEQA pursuant to CEQA Guidelines Sections 15301(l)(1) [Existing Facilities] and 15303(a) [New Construction] included as Attachment C; 3. Approve the project,, subject to the Conditions of Approval in Attachment B. 4.0 PROJECT SPECIFICATIONS Site Size: Comprehensive Plan Designation: Ordinance/Zoning: 0.14 acres / 6,098 square feet (gross) Coastal, urban, RES-8.0 (Residential, 8 units per acre), Goleta Community Plan Area, Article II Coastal Zoning Ordinance / SR-M-8 (Student Residential Medium Density, 8 units per acre), Design Control Overlay, Coastal Commission Appeals Jurisdiction Surrounding Use, Zoning: North: Student Residential / SR-M-18

3 Hearing Date: April 1, 2013 Page 3 South: East: West: Pacific Ocean Student Residential / SR-M-8 Student Residential / SR-M-8 Services/Systems: Water: Goleta Water District History: Present Use and Development: Project Description Sewer: Fire: Access: Goleta West Sanitary District County Fire District Del Playa Drive The subject property currently hosts an existing residence and detached garage built in 1967 under land use rider no Student residential, Existing 919 square foot single-family residence & detached garage The project is for a Coastal Development Permit with Hearing (12CDH ) and a Modification (12MOD ) to allow demolition of an existing single-family residence and detached garage and construction of a new single-family residence with attached garage. The new residence will require a reduction of both side yard setbacks from five feet to three feet, six inches and a reduction of the front yard setback from 50 feet from centerline of Del Playa to 42 feet. The new residence will be approximately 1,890 square feet in size and have a maximum height of 28 feet from existing grade. The attached garage will be approximately 357 square feet in size. Grading will include 300 cubic yards of cut and fill for overexcavation and recompaction. No trees are proposed for removal. The parcel will continue to be served by the Goleta Water District, the Goleta West Sanitary District, and the County Fire District. Access will continue to be provided directly off of Del Playa Drive. The property is a 6,100 square foot parcel zoned SR-M-8 and shown as Assessor's Parcel Number , located at 6563 Del Playa Drive in the Isla Vista Area, 3 rd Supervisorial District. 5.0 PROJECT ANALYSIS 5.1 Policy Consistency Coastal Land Use Plan Policy 2-6: Prior to the issuance of a development permit, the County shall make the finding, based on information provided by environmental documents, staff analysis and the applicant, that adequate public or private services and resources (i.e., water, sewer, roads, etc.) are available to serve the proposed development. Coastal Plan Policy 3-4: In areas of new development, above-ground structures shall be set back a sufficient distance from the bluff edge to be safe from the threat of bluff erosion for a minimum of 75 years, unless such standard will Consistent: The project site is currently served, and would continue to be served by the Goleta Water District, the Goleta West Sanitary District, the Santa Barbara County Fire Department and the Isla Vista Foot Patrol (Santa Barbara County Sheriff). The proposed project would not generate new traffic and the surrounding roads, including Del Playa Drive are adequate to serve the proposed project. Consistent: The project site is located adjacent to the Pacific Ocean on top of a coastal bluff. As part of their application, the applicant provided a Geotechnical Engineering Report and Bluff Erosion Study prepared by Beacon Geotechnical,

4 Hearing Date: April 1, 2013 Page 4 make a lot unbuildable, in which case a standard of 50 years shall be used. The County shall determine the required setback. A geologic report shall be required by the County in order to make this determination. At a minimum, such geologic report shall be prepared in conformance with the Coastal Commission's adopted Statewide Interpretive Guidelines regarding "Geologic Stability of Blufftop Development." Coastal Plan Policy 3-5: Within the required blufftop setback, drought-tolerant vegetation shall be maintained. Grading, as may be required to establish proper drainage or to install landscaping, and minor improvements, i.e., patios and fences that do not impact bluff stability, may be permitted. Surface water shall be directed away from the top of the bluff or be handled in a manner satisfactory to prevent damage to the bluff by surface and percolating water. Coastal Plan Policy 3-6: Development and activity of any kind beyond the required blufftop setback shall be constructed to insure that all surface and subsurface drainage shall not contribute to the erosion of the bluff face or the stability of the bluff itself. Inc. and dated October 16, 2012 (on file with P&D and available upon request). The Beacon Geotechnical report was peer reviewed by the County s contract geologist GeoDynamics and found to be adequate for the proposed project. Using the adopted Statewide Interpretive Guidelines regarding geologic stability of blufftop development, the study identified a minimum structural setback of 29 feet from the edge of bluff. The new residence is proposed to be located 30 feet from the edge of bluff in order to comply with the required minimum bluff setback. Consistent: Landscaping proposed to be located within the blufftop setback would be limited to drought-tolerant species including agave and other succulent species needing irrigation only for establishment purposes. This landscaping would not require permanent irrigation. During site preparation activities, the project site would be graded to direct stormwater drainage away from the bluff edge and back toward Del Playa Drive. Both overland flows and a series of underground drainpipes would act in concert to direct drainage in this manner so as to minimize erosion of the bluff face and protect the stability of the bluff itself. Policy GEO-GV-1: All new development on ocean bluff-top property shall be sited to avoid areas subject to erosion and designed to avoid reliance on future shoreline and/or bluff protection devices. Action GEO-GV-1.2: The County shall require all development proposed to be located on ocean bluff-top property to perform a site specific analysis, prior to project review and approval, by a registered or certified geologist to determine the extent of the hazards (including bluff retreat) on the project site and identify appropriate protective measures other than seawalls and revetments. These measures can

5 Hearing Date: April 1, 2013 Page 5 include, but not be limited to restriction of irrigation, appropriate placement of drainage culverts, restriction of the use of septic tanks, use of appropriate landscaping on blufftop or face, etc. Coastal Land Use Plan Policy 4-3: In areas designated as rural on the land use plan maps, the height, scale and design of structures shall be compatible with the character of the surrounding natural environment. Structures shall be subordinate in appearance to natural landforms, shall be designed to follow the natural contours of the landscape, and shall be sited so as not to intrude into the skyline as seen from public viewing places. Coastal Act Policy 30251: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. Consistent: The project site is located in an urban area and the surrounding neighborhood is characterized by two-story, medium density, student housing buildings. The site is flat and, with the exception of the coastal bluff, does not include any natural landforms. The proposed project was reviewed by the South Board of Architectural Review on several occasions, most recently on February 15, 2013 where the SBAR granted preliminary approval for the requested Modifications, and indicated that the project was well designed. SBAR review and their preliminary approval ensures that the project s height, scale and design is compatible with the surrounding area. Policy VIS-GV-1: The County shall through its discretionary and design review process, ensure the maintenance and where necessary the improvement of the quality in the design and landscaping of industrial, commercial, institutional, and residential facilities. Policy VIS-GV-6: Outdoor lighting in Goleta shall be designed and placed so as to minimize impacts on neighboring properties and the community in general. 5.2 Ordinance Consistency With the exception of the requested setback Modifications discussed below, the proposed project is consistent with all other applicable Coastal Zoning requirements including those enumerated in the SR- M zone district for height, bedroom density, parking and bicycle parking. The project would provide four off-street vehicular parking spaces (two covered and two uncovered), consistent with Sections 35-

6 Hearing Date: April 1, 2013 Page a (Number of Spaces) and (Tandem Parking). The two uncovered spaces would be located within the front yard setback as explicitly allowed by Section for parcels located on the coastal bluff. Modifications Section requires a front yard setback of 50 feet from centerline and 20 feet from right-ofway of the street. The applicant has requested a Modification to reduce the front yard setback from the required 50 feet from centerline of Del Playa Drive to 42 feet from centerline. Section requires a side yard setback of 10 percent of the lot width but not less than 5 feet. Because the subject lot is 25 feet in width, the applicable side yard setback is 5 feet. The applicant has requested a Modification to reduce both side yard setbacks from the required 5 feet to 3 feet, six inches. Reducing the side yard setbacks would allow the proposed residence to have a width of approximately 18 feet and allow the garage enough width to house two vehicles. 5.3 Board of Architectural Review Section states that a Modification project shall be scheduled to be heard by the Board of Architectural Review for preliminary review and approval before the project is heard by the Zoning Administrator. On February 15, 2013, the SBAR granted the proposed project preliminary approval and made the required findings for the requested Modifications, and indicated that the project was well designed and compatible with the surrounding area. 6.0 APPEALS PROCEDURE The action of the Zoning Administrator may be appealed to the Planning Commission within the 10 calendar days following the date of the Zoning Administrator's decision by the applicant or an aggrieved person. There is no appeal fee as the project is appealable to the Coastal Commission. The action of the Planning Commission may be appealed to the Board of Supervisors within the 10 calendar days following the date of the Planning commission s decision by the applicant or an aggrieved person. There is no appeal fee as the project is appealable to the Coastal Commission. The action of the Board of Supervisors may be appealed to the Coastal Commission within 10 working days of receipt by the Coastal Commission of the County's Notice of Final Action. 7.0 ATTACHMENTS A. Findings B. Conditions of Approval with attached Departmental Letters C. CEQA Exemption D. South Board of Architectural Review Minutes E. Site Plan G:\GROUP\Permitting\Case Files\CDH\12 Cases\12CDH St. George\ZA SR.docx

7 ATTACHMENT A: FINDINGS 1.0 CEQA Findings The Zoning Administrator finds that the proposed project is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301(l)(1) [Existing Facilities] and 15303(a) [New Construction]. Please see Attachment C, Notice of Exemption for more detail. 2.0 Administrative Findings A. Finding required for all Coastal Development Permits. In compliance with Section of the Article II Zoning Ordinance, prior to issuance of a Coastal Development Permit, the County shall make the finding, based on information provided by environmental documents, staff analysis, and/or the applicant, that adequate public or private services and resources (i.e., water, sewer, roads, etc.) are available to serve the proposed development. Adequate public services are in place to serve the existing single-family residence (to be demolished) as well as the proposed new residence. The project site would continue to be served by the Goleta Water District, the Goleta West Sanitary District and the County Fire Protection District. Access would continue to be taken directly from Del Playa Drive. Therefore, this finding can be made. B. Findings required for Coastal Development Permit applications subject to Section In compliance with Section of the Article II Zoning Ordinance, prior to the approval or conditional approval of an application for a Coastal Development Permit subject to Section the review authority shall first make all of the following findings: 1. The development conforms: a. To the applicable policies of the Comprehensive Plan, including the Coastal Land Use Plan; b. With the applicable provisions of this Article or the project falls within the limited exceptions allowed in compliance with Section (Nonconforming Use of Land, Buildings and Structures). As discussed in Sections 5.1 and 5.2 of the staff report dated March 14, 2013, and incorporated herein by reference, the proposed project is consistent with all applicable policies of the County Comprehensive Plan, including the Coastal Land Use Plan, and is consistent with all requirements of the Article II Coastal Zoning Ordinance. Therefore, this finding can be made. 2. The development is located on a legally created lot. The subject lot was created on March 18, 1926 as lot 19 of the Ocean Terrace Tract as shown on pages of R.M. Book 15. Therefore, this finding can be made. 3. The subject property and development on the property is in compliance with all laws, rules and regulations pertaining to zoning uses, subdivisions, setbacks and any other applicable provisions of this Article, and any applicable zoning violation enforcement fees and processing fees have been paid. This subsection shall not be interpreted to impose new requirements on legal nonconforming uses and structures in compliance with Division 10 (Nonconforming Structures and Uses).

8 Attachment A - Findings Page 2 As discussed in Section 5.1 of this staff report dated March 14, 2013 and incorporated herein by reference, the proposed project would conform to all applicable laws, rules, and regulations pertaining to the SR-M-8 zone district including those related to height, bedroom density and parking. With approval of the requested side and front yard Modifications requested under Case No. 12MOD , the project would also be compliant with applicable setback regulations. There are no existing building or zoning violations associated with the subject parcel. Therefore, this finding can be made. 4. The development will not significantly obstruct public views from any public road or from a public recreation area to, and along the coast. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located on the coastal bluff in an urbanized area. The surrounding neighborhood is characterized by densely developed, predominantly two-story student housing buildings. There are no public views of the ocean as seen from the adjacent street Del Playa Drive through the project site as such views are currently blocked by the existing residence and garage, as well as existing fencing and landscaping. The proposed residence would be placed in the same location as the existing residence and would not change the existing setting with respect to views of the ocean. While the project would continue to block views of the ocean as seen from Del Playa Drive, it would not obstruct any existing public views from a public recreation area to, or along the coast. Therefore, this finding can be made. 5. The development is compatible with the established physical scale of the area. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located in an urban area where the surrounding neighborhood is characterized by predominantly twostory, medium density, student housing buildings. The site is flat and, with the exception of the coastal bluff, does not include any natural landforms. The proposed project is is of similar size, bulk and scale to surrounding development. The proposed project was reviewed by the South Board of Architectural Review (SBAR) on several occasions, most recently on February 15, 2013 where the SBAR granted preliminary approval for the requested Modifications, and indicated that the project was well designed. SBAR review and their preliminary approval provides assurance that the project s height, scale and design is compatible with the established physical scale of the area. The project has been conditioned (Condition No. 3 of Attachment B) to return to the SBAR for final review and approval prior to issuance of the Coastal Development Permit. Final review and approval by the SBAR would ensure that the development is compatible with the established physical scale of the area. Therefore, this finding can be made. 6. The development will comply with the public access and recreation policies of this Article and the Comprehensive Plan including the Coastal Land Use Plan. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located on the coastal bluff in an urbanized area. Horizontal public beach access is readily available on the sandy beach below the onsite coastal bluff. Suitable vertical public beach access is available at several locations along Del Playa Drive in the vicinity of the project site including the boat ramp at El Embarcadero approximately 200 feet east of the project site and at Camino

9 Attachment A - Findings Page 3 Pescadero approximately 500 feet to the west of the project site. Additional vertical public beach access points are available further to the east on the University of California Santa Barbara campus and further west along Del Playa Drive. The proposed project would not inhibit or impact any existing public beach accessways. As such, the development will comply with the public access and recreation policies of the Article II Coastal Zoning Ordinance as well as the County s Comprehensive Plan including the Coastal Land Use Plan. Therefore, this finding can be made. A. Findings required for all Modifications. In compliance with Section of the Article II Zoning Ordinance, prior to the approval or conditional approval of an application for a Modification the review authority shall first make all of the following findings, as applicable: 1. The project is consistent with the Coastal Act, Comprehensive Plan including the Local Coastal Plan and any applicable Community Plan. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located on the coastal bluff in the Goleta Community Plan area. As discussed in Sections 5.1 and 5.2 of the staff report dated March 14, 2013, and incorporated herein by reference, the proposed project is consistent with all applicable policies of the County Comprehensive Plan, including the Coastal Land Use Plan and the Coastal Act. Therefore, this finding can be made. 2. The project complies with the intent and purpose of the applicable Zone District(s) including Overlays, this Section and this Article. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is zoned SR- M-8 (Student Residential, Medium Density, 8 units per acre). The intent and purpose of the SR- M zone district is: to provide for residential development which is unique to a student-oriented community. The intent is to provide for multiple residential development at moderate densities to mitigate potential adverse impacts on traffic, parking, open space, aesthetics, health, and safety and to encourage combining substandard lots to allow for a more efficient utilization of space. Because the project includes the redevelopment of a visually and physically degraded site and it is intended to provide for new student housing, it complies with the intent and purpose of the SR-M zone district. The site is identified with the Design Control Overlay. The intent and purpose of the Design Control Overlay is: The purpose of this overlay district is to ensure well-planned divisions of large lots which are zoned for large lot single-family residential uses (i.e., 1-E-1, 3-E-1, EX-1, and RR) and to avoid piecemeal subdivision of such lots which could result in resource degradation and the creation of lots which are unsuited for development. Therefore, it is the intent of this overlay district to provide conceptual review and consideration by the County of the ultimate division of a lot at the time any land division is proposed. The proposed project was reviewed by the South Board of Architectural Review (SBAR) on several occasions, most recently on February 15, 2013 where the SBAR granted preliminary

10 Attachment A - Findings Page 4 approval for the requested Modifications, and indicated that the project was well designed. As discussed in Section 5.2 of the staff report dated March 14, 2013, and incorporated herein by reference, the proposed project is consistent with the applicable provisions of the Article II Zoning Ordinance. Therefore, the project complies with the intent and purpose of the SR-M zone district and the Design Control Overlay, as well as the Article II Coastal Zoning Ordinance and this finding can be made. 3. The Modification is minor in nature and will result in a better site or architectural design, as approved by the Board of Architectural Review in compliance with Section (Board of Architectural Review, and/or will result in greater resource protection than the project without such Modification. On February 15, 2013, the Board of Architectural Review granted the project preliminary approval with findings that the proposed Modification is minor in nature and will result in a better architectural or site design than the project without the Modification. The proposed design was also found to be compatible with the surrounding residential neighborhood along Del Playa Drive. Therefore, this finding can be made. 4. The project is compatible with the neighborhood, and does not create an adverse impact to community character, aesthetics or public views. On February 15, 2013, the Board of Architectural Review granted the project preliminary approval with findings that the proposed Modification is minor in nature and will result in a better architectural or site design than the project without the Modification. The proposed design was also found to be compatible with the surrounding residential neighborhood along Del Playa Drive. As designed, the project does not create an adverse impact to community character, aesthetics or public views. Therefore, this finding can be made. 5. Any Modification of parking or loading zone requirements will not adversely affect the demand for on-street parking in the immediate area. The project does not include any Modification of parking or loading zone requirements. 6. The project is not detrimental to existing physical access, light, solar exposure, ambient noise levels or ventilation on or off site. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located in an urban area where the surrounding neighborhood is characterized by predominantly twostory, medium density, student housing buildings. The proposed project would not intensify the use of the site or increase ambient noise levels on or off the site or existing conditions. The project would not be detrimental to existing physical access, light, solar exposure, ambient noise levels or ventilation on or off site. Therefore, this finding can be made. 7. Any adverse environmental impacts are mitigated to a level of insignificance. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located in an urban area where the surrounding neighborhood is characterized by predominantly twostory, medium density, student housing buildings. As mitigated, all environmental impacts associated with the project, including those related to noise, aesthetic resources and geologic resources, would be mitigated to a level of insignificance. Therefore, this finding can be made.

11 ATTACHMENT B: CONDITIONS Case No.: 12CDH COASTAL DEVELOPMENT PERMIT Project Name: St. George Demo/Rebuild Single-Family Residence Project Address: 6563 Del Playa Drive Assessor s Parcel No.: Applicant Name: Ed St. Georgee The Zoning Administrator hereby approves this Coastal Development Permit for the development described below, based upon the required findings and subject to the attached terms and conditions. Associated Case Number(s): 12MOD & 12BAR Project Description Summary: See attached description Project Specific Conditions: See attached conditions Permit Compliance Case: Permit Compliance Case No.: Appeals: The approval of this Coastal Development Permit may be appealed to the Planning Commission by the applicant or an aggrieved person. The written appeal must be filed with the Planning and Development Department at either 123 East Anapamu Street, Santa Barbara, or 624 West Foster Road, Suite C, Santa Maria, by 5:00 p.m. on or before April 12, The final action by the County on this Coastal Development Permit may be appealed to the California Coastal Commission after the appellant has exhausted all local appeals. Therefore a fee is not required to file an appeal of this Coastal Development Permit. Terms of Permit Issuance: Yes X No 1. Work Prohibited Prior to Permit Issuance. No work, development, or use intended to be authorized pursuant to this approval shall commence prior to issuance of this Coastal Development Permit and/or any other required permit (e.g., Building Permit) ). Warning! This is not a Building/Grading Permit. 2. Date of Permit Issuance. This Permit shall be deemed effective and can be issued after expiration of the California Coastal Commission appeal period, provided an appeal of this approval has not been filed. 3. Time Limit. The approval of this Coastal Development Permit shall be valid for one year from the date of approval. Failure to obtain a required construction, demolition, or grading permit and to lawfully commence development within two years of permit issuance shall render this Coastal Development Permit null and void.

12 12CDH Page B-2 NOTE: Approval and issuance of a Coastal Development Permit for this project does not allow construction or use outside of the project description, terms or conditions; nor shall it be construed to be an approval of a violation of any provision of any County Policy, Ordinance or other governmental regulation. Owner/Applicant Acknowledgement: Undersigned permittee acknowledges receipt of this pending approval and agrees to abide by all terms and conditions thereof. / Print Name Signature Date: Date of Zoning Administration Approval: April 1, 2013 Planning and Development Department Issuance by: / Print Name Signature Date:

13 12CDH Page 1 1. Proj Des-01 Project Description. This Coastal Development Permit with hearing is based upon and limited to compliance with the project description, the Director-approved plans and exhibits dated April 1, 2013, and all conditions of approval set forth below, including mitigation measures and specified plans and agreements included by reference, as well as all applicable County rules and regulations. The project description is as follows: The project is for a Coastal Development Permit with Hearing (12CDH ) and a Modification (12MOD ) to allow demolition of an existing single-family residence and detached garage and construction of a new single-family residence with attached garage. The new residence will require a reduction of both side yard setbacks from five feet to three feet, six inches and a reduction of the front yard setback from 50 feet from centerline of Del Playa to 42 feet. The new residence will be approximately 1,890 square feet in size and have a maximum height of 28 feet from existing grade. The attached garage will be approximately 357 square feet in size. Grading will include 300 cubic yards of cut and fill for overexcavation and recompaction. No trees are proposed for removal. The parcel will continue to be served by the Goleta Water District, the Goleta West Sanitary District, and the County Fire District. Access will continue to be provided directly off of Del Playa Drive. The property is a 6,100 square foot parcel zoned SR-M-8 and shown as Assessor's Parcel Number , located at 6563 Del Playa Drive in the Isla Vista Area, 3 rd Supervisorial District. Any deviations from the project description, exhibits or conditions must be reviewed and approved by the County for conformity with this approval. Deviations may require approved changes to the permit and/or further environmental review. Deviations without the above described approval will constitute a violation of permit approval. 2. Proj Des-02 Project Conformity. The grading, development, use, and maintenance of the property, the size, shape, arrangement, and location of the structures, parking areas and landscape areas, and the protection and preservation of resources shall conform to the project description above and the hearing exhibits and conditions of approval below. The property and any portions thereof shall be sold, leased or financed in compliance with this project description and the approved hearing exhibits and conditions of approval thereto. All plans (such as Landscape and Tree Protection Plans) must be submitted for review and approval and shall be implemented as approved by the County. 3. BAR Required. The Owner/Applicant shall obtain South Board of Architectural Review (SBAR) approval for project design. All project elements (e.g., design, scale, character, colors, materials and landscaping shall be compatible with vicinity development and shall conform in all respects to previous SBAR approval (12BAR ). Timing: The Owner/Applicant shall submit architectural drawings of the project for review and shall obtain final SBAR approval prior to issuance of the Coastal Development Permit. Grading plans, if required, shall be submitted to P&D concurrent with or prior to SBAR plan filing. Monitoring: The Owner/Applicant shall demonstrate to P&D compliance monitoring staff that the project has been built consistent with approved SBAR design and landscape plans prior to Final Building Inspection Clearance. 4. Aest-06 Building Materials. Natural building materials and colors compatible with surrounding terrain (earth-tones and non-reflective paints) shall be used on exterior surfaces of all structures. Plan Requirement: Materials shall be denoted on building plans. Timing: Structures shall be painted prior

14 12CDH Page 2 to Final Building Inspection Clearance. Monitoring: P&D compliance monitoring staff shall inspect prior to Final Building Inspection Clearance. 5. Aest-10 Lighting. The Owner/Applicant shall ensure that any exterior night lighting installed on the project site is of low intensity, low glare design, minimum height, and shall be hooded to direct light downward onto the subject lot and prevent spill-over onto adjacent lots. The Owner/Applicant shall install timers or otherwise ensure lights are dimmed after 10 p.m. PLAN REQUIREMENTS: The Owner/Applicant shall develop a Lighting Plan for SBAR approval and P&D staff approval incorporating these requirements and showing locations and height of all exterior lighting fixtures and including lighting cut sheets for proposed fixtures. TIMING: Lighting shall be installed in compliance with this measure prior to Final Building Inspection Clearance. MONITORING: P&D compliance monitoring staff and SBAR shall review a Lighting Plan for compliance with this measure prior to Final Building Inspection Clearance to ensure that exterior lighting fixtures have been installed consistent with their depiction on the final Lighting Plan. 6. Air-01 Dust Control. The Owner/Applicant shall comply with the following dust control components at all times including weekends and holidays: a. Dust generated by the development activities shall be kept to a minimum with a goal of retaining dust on the site. b. During clearing, grading, earth moving, excavation, or transportation of cut or fill materials, use water trucks or sprinkler systems to prevent dust from leaving the site and to create a crust after each day s activities cease. c. During construction, use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. d. Wet down the construction area after work is completed for the day and whenever wind exceeds 15 mph. e. When wind exceeds 15 mph, have site watered at least once each day including weekends and/or holidays. f. Order increased watering as necessary to prevent transport of dust off-site. g. Cover soil stockpiled for more than two days or treat with soil binders to prevent dust generation. Reapply as needed. h. If the site is graded and left undeveloped for over four weeks, the Owner/Applicant shall immediately: i. Seed and water to re-vegetate graded areas; and/or ii. Spread soil binders; and/or iii. Employ any other method(s) deemed appropriate by P&D or APCD. Plan Requirements: All requirements shall be shown on grading and building plans. Timing: Condition shall be adhered to throughout all grading and construction periods. Monitoring: P&D shall ensure measures are on plans. P&D Grading and Building inspectors shall spot check; Grading and Building shall ensure compliance on-site. APCD inspectors shall respond to nuisance complaints. 7. Bio-20a Equipment Washout-Construction. The Owner/Applicant shall designate one or more washout areas for the washing of concrete trucks, paint, equipment, or similar activities to prevent wash water from discharging to the storm drains, street, drainage ditches or the Pacific Ocean. Note that polluted water and materials shall be contained in these areas and removed from the site as needed. The areas shall be located at least 100 feet from any storm drain, water body or sensitive biological resources.

15 12CDH Page 3 Plan Requirements: The Owner/Applicant shall designate the P&D approved location on all plans associated with the Coastal Development, Grading and Building Permits. Timing: The Owner/Applicant shall install the area prior to commencement of construction. Monitoring: P&D compliance monitoring staff shall ensure compliance prior to and throughout construction. 8. CulRes-09 Stop Work at Encounter. The Owner/Applicant and/or their agents, representatives or contractors shall stop or redirect work immediately in the event archaeological remains are encountered during grading, construction, landscaping or other construction-related activity. The Owner/Applicant shall retain a P&D approved archaeologist and Native American representative to evaluate the significance of the find in compliance with the provisions of Phase 2 investigations of the County Archaeological Guidelines and funded by the Owner/Applicant. Plan Requirements: This condition shall be printed on all building and grading plans. Monitoring: P&D permit processing planner shall check plans prior to issuance of the Coastal Development Permit and P&D compliance monitoring staff shall spot check in the field throughout grading and construction. 9. Construction Hours. The Owner /Applicant, all contractors and subcontractors shall limit construction activity, including equipment maintenance and site preparation, to the hours between 7:00 a.m. and 4:00 p.m., Monday through Friday. No construction shall occur on weekends or State holidays. Non-noise generating construction activities such as interior plumbing, electrical, drywall and painting (depending on compressor noise levels) are not subject to these restrictions. Plan Requirements: The Owner/Applicant shall provide and post signs stating these restrictions at construction site entries. Timing: Signs shall be posted prior to commencement of construction and maintained throughout construction. Monitoring: The Owner/Applicant shall demonstrate that required signs are posted prior to grading/building permit issuance and pre-construction meeting. Building inspectors and permit compliance staff shall spot check and respond to complaints. County Rules & Regulations 10. Rules-02 Effective Date-Appealable to CCC. This CDH shall become effective upon the expiration of the applicable appeal period provided an appeal has not been filed. If an appeal has been filed, the planning permit shall not be deemed effective until final action by the review authority on the appeal, including action by the California Coastal Commission if the planning permit is appealed to the Coastal Commission. [ARTICLE II ]. 11. Rules-03 Additional Permits Required. The use and/or construction of any structures or improvements authorized by this approval shall not commence until the all necessary planning and building permits are obtained. Before any Permit will be issued by Planning and Development, the Owner/Applicant must obtain written clearance from all departments having conditions; such clearance shall indicate that the Owner/Applicant has satisfied all pre-construction conditions. A form for such clearance is available from Planning and Development. 12. Rules-05 Acceptance of Conditions. The Owner/Applicant s acceptance of this permit and/or commencement of use, construction and/or operations under this permit shall be deemed acceptance of all conditions of this permit by the Owner/Applicant. 13. Rules-10 CDP Expiration-No CUP or DVP. The approval or conditional approval of a Coastal Development Permit shall be valid for one year from the date of action by the Zoning Administrator. Prior to the expiration of the approval, the review authority who approved the Coastal Development

16 12CDH Page 4 Permit may extend the approval one time for one year if good cause is shown and the applicable findings for the approval required in compliance with Section can still be made. A Coastal Development Permit shall expire two years from the date of issuance if the use, building or structure for which the permit was issued has not been established or commenced in conformance with the effective permit. Prior to the expiration of such two year period the Director may extend such period one time for one year for good cause shown, provided that the findings for approval required in compliance with Section , as applicable, can still be made. 14. Rules-29 Other Dept Conditions. Compliance with Departmental letters as follows: a. Air Pollution Control District dated November 5, Rules-33 Indemnity and Separation. The Owner/Applicant shall defend, indemnify and hold harmless the County or its agents or officers and employees from any claim, action or proceeding against the County or its agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the County's approval of this project. In the event that the County fails promptly to notify the Owner / Applicant of any such claim, action or proceeding, or that the County fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect.

17 ATTACHMENT C: NOTICE OF EXEMPTION TO: FROM: Santa Barbara County Clerk of the Board of Supervisors Errin Briggs, Planner, Planning & Development The project or activity identified below is determined to be exempt from further environmental review requirements of the California Environmental Quality Act (CEQA) of 1970, as defined in the State and County Guidelines for the implementation of CEQA. APN: Case No.: 12CDH Location: 6563 Del Playa Drive, Isla Vista Project Title: St. George Demo/Rebuild Single-Family Residence Project Applicant: Ed St. George Project Description: The project is for a Coastal Development Permit with Hearing (12CDH ) and a Modification (12MOD ) to allow demolition of an existing single-family residence and detached garage and construction of a new single-family residence with attached garage. The new residence will require a reduction of both side yard setbacks from five feet to three feet, six inches and a reduction of the front yard setback from 50 feet from centerline of Del Playa to 42 feet. The new residence will be approximately 1,890 square feet in size and have a maximum height of 28 feet from existing grade. The attached garage will be approximately 357 square feet in size. Grading will include 300 cubic yards of cut and fill for overexcavation and recompaction. No trees are proposed for removal. The parcel will continue to be served by the Goleta Water District, the Goleta West Sanitary District, and the County Fire District. Access will continue to be provided directly off of Del Playa Drive. The property is a 6,100 square foot parcel zoned SR-M-8 and shown as Assessor's Parcel Number , located at 6563 Del Playa Drive in the Isla Vista Area, 3 rd Supervisorial District. Name of Public Agency Approving Project: Name of Person or Agency Carrying Out Project: Exempt Status: (Check one) Ministerial Statutory Exemption X Categorical Exemption Emergency Project Declared Emergency County of Santa Barbara Laura Weinstein, agent for the owner, Ed St. George Cite specific CEQA and/or CEQA Guideline Section: 15301(l)(1) [Existing Facilities] and 15303(a) [New Construction] Reasons to support exemption findings: CEQA Guidelines Section 15301(l)(1) applies to the demolition of one single-family residence, as in the case of the current project. Section 15303(a) applies to the construction of one single-family residence in a residential zone such as the residence/garage proposed under the current project.

18 Attachment C CEQA Exemption Page 2 There is no substantial evidence that the proposed project involves unusual circumstances, including future activities, resulting in or which might reasonably result in significant impacts which threaten the environment. The exceptions to the categorical exemptions pursuant to Section of the State CEQA Guidelines are: (a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located -- a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project includes the demolition of an existing single-family residence and detached garage and the construction of a new single-family residence with attached garage in its place. The subject parcel is located on the coastal bluff in the Isla Vista area. There is no mapped environmentally sensitive habitat on or near the subject parcel. As part of their application, the applicant provided a Geotechnical Engineering Report and Bluff Erosion Study prepared by Beacon Geotechnical, Inc. and dated October 16, The Beacon Geotechnical report was peer reviewed by the County s contract geologist GeoDynamics and found to be adequate for the proposed project. Using the adopted Statewide Interpretive Guidelines regarding geologic stability of blufftop development, the study identified a minimum structural setback of 29 feet from the edge of bluff. The new residence is proposed to be located 30 feet from the edge of bluff in order to comply with the required minimum bluff setback. Therefore, the project site does not contain sensitive environmental resources that could be negatively impacted by the project. (b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in its place. The project site is located in an urban area where the surrounding neighborhood is fully built out and characterized by predominantly two-story, medium density, student housing buildings. As with the proposed development, any future projects in the surrounding neighborhood would be conditioned to minimize environmental impacts to the greatest extent feasible. As such, redevelopment of additional residential and accessory structures in the surrounding urban neighborhood will not cause significant cumulative impacts. (c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The proposed project includes the demolition of an existing residence and detached garage and the construction of a new residence with attached garage in an urban area where the project site is provided with all public services. As mitigated, the project does not include activities that create a reasonable possibility of causing a significant effect on the environment due to unusual circumstances. (d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic