Re: III. NEW ITEM: 418 N Milpas St. and 915-923 E. Gutierrez Street – (Milpas Gardens)
Dear Planning Commission Members:
Citizens Planning Association has worked in Santa Barbara City since 1960, with members from throughout the city. As our Mission says, “We advocate for the best standards of design … in order to maintain sustainable communities and protect the heritage of Santa Barbara County.” CPA has consistently stressed the importance of public participation that can only come about with actual story poles.(1)
It’s particularly important on the often-overlooked historic Eastside that all affected have the opportunity to see for themselves what is proposed for this area of single-story businesses and residences. Few will have the time to delve into the details of the architectural report.
Back in 2022, before the ABR hearing for the “Milpas Gardens”, we asked for story poles. They were not erected. We continue to think that they are essential, especially for a proposal such as this which will change irrevocably the central section of Milpas Street and the Alisos Street neighborhood behind it that is now mostly single family housing.
Local area residents, as well as all Santa Barbarans, should know what is looming ahead thanks to the Builder’s Remedy. This proposal: mountain views will be blocked from the street; the solid windowless wall right on the property line will shade the adjacent small businesses, pg A5.4, a design likely devastating to the tenants and property owner and other neighbors. The scale of this will dwarf almost all surrounding buildings and cast long shadows.
We’ve studied the Staff Report, noting the 90 units on a 0.95 acre lot with only 65 parking places. We mourn the demolition of the 8 cottages, the long-term housing for the probably extreme low-income residents, the type of housing that used to typify many areas of Santa Barbara.
In CPA’s opinion, this proposal is incompatible in size, mass, bulk, AND design for this area. Although not an historic district, Milpas is an historic area, inhabited back into the 19th century and before. Focusing on the eastside, the Haley-Milpas Design Manual, has been long promised an update since its May, 1982, publication date. “It is only a guide … (with a) goal to preserve and encourage housing, and to assist small businesses and industry.” (pg. 8) Even so, the guidelines are still an excellent reference for area compatibility with many if not most of the houses pictured remaining, helping create a true neighborhood.
The “Milpas Gardens” fronts on Milpas and is in the Hispanic/Pueblo District (pgs. 11-20), with most of it less than a half a block outside of it. It’s a finger in the eye of those who cherish the neighborhood.
This proposed development of 90 units in less than an acre, including only 15 lower-incomed – 6 “moderate” and 9 “very low income” – is not in the best interests of the Milpas area nor, because of its precedent-setting qualities, of neighborhoods in Santa Barbara, as a whole.
We are not sure what you can do to mitigate this builder’s remedy proposal. However, please request that the applicant install actual story poles, remaining in place a reasonable period of time, so that the neighborhood and Santa Barbarans may see for themselves.
Yours sincerely,
Marell Brooks, President of Citizens Planning Association
—–
(1)-Community Development Department: WHEN ARE STORY POLES NECESSARY? Story poles are required on most development review projects subject to review by the Planning Commission or Staff Hearing Officer in order to make the required findings, or when necessary to make a determination on whether the project will result in significant environmental impacts on important public scenic views. Design Review bodies also require story poles or other visual aids in order to make findings regarding appropriate size, bulk and scale, and neighborhood compatibility. (Italics added.)