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Casa Dorinda is requesting County approval of a revised Major Conditional Use Permit (CUP) which encompasses the "Master Plan" of this retirement community for the foreseeable future. Approval of the Revised CUP is anticipated to provide for build-out of the Master Plan in phases over approximately the next 7-10 years. The applicant also requests approval for a Minor Conditional Use Permit to accommodate pilasters and gates for the new entrance within the front setback, and sound attenuating walls along portions of the property line.
Casa Dorinda consists of 30 buildings comprising independent living, personal and memory care units and various support buildings. The County capped number of residential units at 286 and occupancy at 360 residents as part of the approval of 90-CP-091. While the project would add 31 net new residential units, Casa Dorinda would continue to operate below those limits, which would not change as a result of the proposed project.
The Master Plan proposes a combination of demolition, renovation and new construction that is intended to serve the needs of the Casa Dorinda residents for the foreseeable future. Overall, the Master Plan proposes 97,235 square feet of net new development on the project site. With buildout of the project, overall structural development on the site would total approximately 492,425 square feet of floor area (gross) across the 48-acre property.
As a condition of approval of 90-CUP-091, approximately 18.6 acres of open space were dedicated for ongoing protection of oak trees and oak woodland on the property. In order to facilitate the extension of the Personal Care and Memory Care Units for Casa Dorinda, the applicant proposes to rededicate the Open Space area. In exchange for the 1.10 acres that would be removed from the open space to accommodate new development, 4.23 acres (a 3.8 to 1 ratio), would be added to the open space. The resulting 21.73 acres of contiguous open space was recorded following project approval.
For a more detailed project description, please see Section 1 of the proposed Final Mitigated Negative Declaration. (Available October 16, 2015)
Permit Application Numbers: 14RVP-00000-00005 | 14CUP-00000-0002 | 15NGD-00000-00003
A Draft Mitigated Negative Declaration was circulated for public review from February 4, 2015 to March 5, 2015. The comment period was subsequently extended to March 31, 2015. Based on the public comments and after a series of meetings with the public, Casa Dorinda revised the proposed project. The Draft MND was revised to reflect these changes, which are indicated by strikeout and underline in the proposed Final Mitigated Negative Declaration. No new environmental impacts or mitigation measures were identified as a result of the revised project description.
The project was reviewed by the Montecito Planning Commission on October 21, 2015, December 3, 2015, and December 16, 2015. On December 16, 2015, the Montecito Planning Commission concluded that the Mitigated Negative Declaration is inadequate and directed staff to prepare a focused EIR on issues associated with the proposed removal of the historic southern bridge across Montecito Creek. The applicant appealed this decision to the Board of Supervisors. On February 16, 2016, the BOS upheld the applicant’s appeal and concluded that no EIR was required. The BOS directed staff to bring the project back to the MPC for full consideration with an analysis, using existing information, of alternative scenarios for accessing the site. At the MPC meeting of May 2, 2016, the MPC directed staff to incorporate changes to the project’s proposed conditions of approval, and then to bring the project back to the MPC for further consideration. The MPC also requested that staff transmit MPC direction to the Montecito Board of Architectural Review (MBAR) regarding conditions relating to the new entry and exit (south) bridge, gates, and entrance driveway. The MPC approved the project on May 18, 2017.
Condition 14 of the approved project requires the applicant to revise the existing Open Space Management Plan (OSMP) and bring it to the MPC for comments, prior to its approval by P&D and issuance of the first Zoning Clearance for the project. On March 22, 2017, the MPC considered the Draft OSMP, and requested that the item return for further review and comment. The MPC will provide additional comments on the OSMP on April 18, 2017.
April 18, 2017 - Montecito Planning Commission (discussion item only)
April 4, 2017 - Board of Supervisors (Agreement for Long Term Maintenance and Monitoring for the Casa Dorinda Open Space Easement)
March 22, 2017 - Montecito Planning Commission (discussion item only)
September 20, 2016 - Board of Supervisors (new trails and open space easements)
May 18, 2016 - Montecito Planning Commission
May 2, 2016 - Montecito Planning Commission
February 16, 2016 - Board of Supervisors
December 16, 2015 - Montecito Planning Commission
December 3, 2015 - Montecito Planning Commission
October 21, 2015 - Montecito Planning Commission
March 3, 2015 - Public hearing to discuss Draft Mitigated Negative Declaration
Open Space Management Plan, February 2017
Tree Replacement Plan, December 13, 2016
Riparian Habitat Restoration Plan, March 30, 2017
Special Studies Supporting Proposed Final MND:
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