Development Proposal for 825 De La Vina

Development Proposal for 825 De La Vina title=
Artistic rendering of proposed development at 825 De La Vina (courtesy photo)
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By an edhat reader

A four-story mixed-use development at 825 De la Vina was given final approval by the Architectural Board of Review on March 22, 2021.

The owner, JDC Construction Development Group from Chatsworth, hired DMHA Architecture from Santa Barbara to develop the current 17,911 square foot surface-level parking lot using the Average Unit-Size Density (AUD) program.

They are proposing a 21 unit rental complex to include five, 2-bedroom, ten, 1-bedroom, and six studio units ranging in size from 483 to 1,419 square feet with an average unit size of 776 square feet. Two of the units will be designated as "moderate-income inclusionary units."

Residents living adjacent to 825 De la Vina stated they were not properly notified of the January 2021 meeting when the initial approval occurred because the city suddenly changed its meeting notification process right in the middle of COVID, and just prior to this primary and key decision making meeting.

The proposal includes 23 parking spaces and 32 bike parking spaces. Concerned residents have stated this is not enough parking for the already limited street spaces in the area and the massive size of the building will affect surrounding residents. 

Residents will be protesting this project on Monday, June 21st at 1:30 p.m. at 825 De La Vina Street while the city council views the site. 

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sbmermaid Jun 17, 2021 03:48 PM
Development Proposal for 825 De La Vina

Mixed use? What is the 380 sq ft of "commercial space" going to be used for? this is an abomination to include this very boxy building in this neighborhood where there are historic 'Structures of Merit' in the same block. There are no apartment buldings of this style, size and density close by. The design is definitely not compatible with the neighborhood. Much too dense for this area and there not enough current parking for residents and businesses in this area. More units just adds to the parking/traffic issues. We could use housing for the "missing middle" in this area. This will not be affordable and only 2 affordable units will be provided.

bicyclist Jun 17, 2021 09:16 PM
Development Proposal for 825 De La Vina

Sorry that should read 32 Racing style bikes? Followed the posted link waited the allotted 10 minutes for the SB.gov pdf file to load, oh look they are using "https://www.dero.com/dero-decker/" lifts... If you note in all their beautiful pics/videos: skinny tires??? They offer an "Fat Tire Tray" that fits up to 5" tires, woop de doo... Point being if your bike has panniers/loaded rear rack/anything that makes it "Top heavy", you're looking a new wheels every few weeks. Their "Brochure" pictures a "Track" bike (so like maybe 16 lbs.) & the "Commuter" way in the back no load but visibly tilting> so CW was way more concise than me, obviously, I have issues, when somebody says you can just park your bike like this or that, knowing nothing about your bicycle. Not that I "Approve of E-Bikes" or anything but charging & weight could be issues? This rant is only regarding the "Bike parking"... all that & I'm sure I didn't even get the actual point across,

Byzantium Jun 18, 2021 09:37 AM
Development Proposal for 825 De La Vina

You need a bike if you need to evacuate quickly due to a fire, earthquake, tsunami or other natural disaster this area is prone to experience. Plan ahead, what items can you take with you on your bike and how far can you go on a bike to reach safety on your bike.

Ahchooo Jun 17, 2021 06:41 PM
Development Proposal for 825 De La Vina

Only two moderate-income units included? Not even any low-income ones. It will be interesting to see how much they charge for the 483 square foot apartments. I hope they don’t let any of them become vacation rentals. I feel for the neighbors; sad to have a big three-story building squished into the neighborhood.

Byzantium Jun 17, 2021 09:27 PM
Development Proposal for 825 De La Vina

20% of the current housing stock in this city is already dedicated low and very low income housing. This is a limit that cannot be exceeded or else it sickens the entire economy. Problem is there is very little turnover, once someone gets one of these units. And they often make sure it gets handed down to other family members. The other problem is people think they have a right not to commute. Which means few will ever be happy with the available housing stock. Can't keep adding "affordable" units with no turnover. However in fact, all local housing is affordable when it rents or sells at the market price. Just may not be affordable to you, but if the offer is taken the housing unit is de facto affordable. Prices are high here. But the city has already dedicated a huge amount to subsidized fixed price housing. Come back when you qualify for subsidized senior housing - because one can expect a little more turnover of units in that market.

Ahchooo Jun 18, 2021 09:07 AM
Development Proposal for 825 De La Vina

My concern is that the rules are relaxed for AUD development, but what do we get other than small, high-priced units with inadequate parking? I’m of the old school that thinks there should be more parking spots required. I also think we can’t realistically build low- or even moderate-cost housing because land values are high and construction costs are high. There are endless numbers of people who will pay the high prices to live here, so housing costs will remain high no matter how many units we cram in. And I agree, subsidized housing isn’t always the right solution.

a-1624162237 Jun 19, 2021 09:10 PM
Development Proposal for 825 De La Vina

No Mr Ahchooo, I disagree with you. Housing costs will finally drop in this area as it becomes more of a crime infested sewer (think Oxnard or Detroit). Projects of this ilk hasten the downfall and accomplish what the city has been pushing for so hard - affordable housing at any cost (because nobody in their right mind would want to live here).

Sensibly Common Jun 17, 2021 08:50 PM
Development Proposal for 825 De La Vina

I prefer 21 housing units built two blocks off State compared to having 21 units built in one of the neighborhoods.

Byzantium Jun 17, 2021 09:33 PM
Development Proposal for 825 De La Vina

Part of UCSB freshman orientation needs the warning that after four years you may not want to leave, so pick your major with care, will it let you earn what you need for your lifestyle choices; investigate early what the local housing prices and availability are; and be realistic about whether you will have a future in this town after you graduate. The local area has no capacity to absorb 5000 or so new UCSB graduates every single year, who simply do not want to leave. How does your chosen major match local job needs that will provide sufficient income that allows you to stay, if in fact there is any housing available? Prepare for this eventuality now.

yacht rocked Jun 18, 2021 06:54 AM
Development Proposal for 825 De La Vina

Good advice. You will also earn more respect from SB employers if you leave town after graduation, get a big city job, and then come back with a work history and experience.

LovesSB Jun 18, 2021 08:03 AM
Development Proposal for 825 De La Vina

This 4-story development at 825 De la Vina has NOT undergone the scrutiny and long view planning that it should be required to undergo when a development of this size imposes itself on the city and its residents.

If unquestioned--What's next?
Where else could this happen in Santa Barbara?

What about all the empty buildings downtown and all over Santa Barbara?

Why is the City approving NEW construction when Santa Barbara is overflowing with increasing numbers of VACANT buildings?

825 De la Vina St. needs further critical review before moving forward.

El Barbareno Jun 18, 2021 08:49 AM
Development Proposal for 825 De La Vina

NO NO NO! Stop cramming more and more people into a town with streets already at gridlock, running out of water, power outages and generating more trash and sewage. It's no longer trying to "live within our resources" it's all about the higher property tax dollars generated with new buildings. Our city "leaders" are VERY short-sighted!

RHS Jun 18, 2021 08:49 AM
Development Proposal for 825 De La Vina

So I went and took a peak at 825 De La Vina as it is. Seems to be just a parking lot and several commercial basic box buildings nearby. This design appears to be very compatible with the look of the residences south of the site. But the concept of having what appears to be an excessive number of spaces for parking bicycles seems to be just a con job to pretend to attend to the transportation impact of the tenants. Or will there be a bicycle repair shop in that small business space? Anyway, is the ABR just supposed to deal with the aesthetics? Is Planning more responsible for this?

letmego Jun 18, 2021 10:02 AM
Development Proposal for 825 De La Vina

I was going to say something similar - that it looks fine for a mixed use area.

But the number of parking spaces is BS. Needs 1 per bedroom at the very least.

rivgal Jun 18, 2021 09:25 AM
Development Proposal for 825 De La Vina

If this complex bothers you, PLEASE pay attention to what is happening with two bills in the California Legislature RIGHT NOW! Both wills would increase housing density here and in all of California. SB 9 would allow any lot currently zoned for single family residential to be split into 2 lots, each of which could contain 2 housing units. SB 9 (mandatory for cities if passed) would override city and neighborhood requirements. SB 10 (not mandatory for cities if passed) would allow a single family residential lot to have a building of up to 10 units, with only 4 foot setbacks at sides and rear. See basic info and diagrams here: https://www.unitedneighbors.net/sb-9--10-diagrams-58
The next committee hearing date is June 22, so contact our state representatives -- Assembly Member Steve Bennett and Senator Monique Limon ASAP. Here is a link to find them: http://findyourrep.legislature.ca.gov/
Just put in comments why you oppose (or support) the bills. Please spread the word about SB 9 and SB 10 to your neighbors, relatives, and friends in California.

sbmermaid Jun 18, 2021 09:49 AM
Development Proposal for 825 De La Vina

Agree SB9 and SB10 and likely even SB478 will just jam our neighborhoods with folks willing to pay top dollar for a piece of SB! No local control or concern for limited water, parking, views, loss of trees etc. Just pack 'em in with no way for these new units to be "affordable". Contact Monique Limon and Steve Bennett our state legislators to Express your opposition.
Ask friends add and family members esp in NorCal to contact their State reps and just say No as well. We need more than just Bennett and Limon to say No. Folks across the whole state need to register opposition.

Byzantium Jun 19, 2021 09:22 PM
Development Proposal for 825 De La Vina

Limon, and her "progressive caucus" probably helped write both SB 9 and SB 10 . Why did we elect her? She represents a very narrow, highly politicized agenda, but not this local area at large. A huge disappointment to have wasted this position on someone who fails to represent this unique area independently.

VinSB Jun 18, 2021 09:29 AM
Development Proposal for 825 De La Vina

New development should require one parking spot per bedroom (or studio) plus guest parking, at the very least! This project should be providing at least 30 parking spots.

Channelfog Jun 18, 2021 10:06 AM
Development Proposal for 825 De La Vina

When the Land of the Lotus Eaters has more eaters than Lotus, and the lovely lotus needs much water to thrive, what then? We so enjoyed the Sublime Dream.

LovesSB Jun 18, 2021 12:40 PM
Development Proposal for 825 De La Vina

But, YOU CAN DO something—
There is a way to speak out.

First, please take one minute of your day to send an email to the City Council
simply stating why you oppose the 825 De la Vina St. development approval and ANY unchecked development in SB.

Your written comments should be addressed to [email protected]
and emailed before June 21st.

Or better yet, reach out directly to the Mayor and City Council
via this link https://www.santabarbaraca.gov/contact/council/default.asp
before June 21st.

Also—Make a point to stop by Monday, June 21 at 1:30
at 825 De la Vina St. (between Canon Perdido and De la Guerra)
and stand with others to preserve our rights as the
City Council will be there Monday, June 21 at 1:30 for the
825 De la Vina St. site review.

Please take 30 minutes out of your day Monday, June 21 at 1:30 to make the City Council stop and think about this precident setting decision.

Your presence will have impact.

Now is the time to speak out and have your voice heard.

We all need to be stewards to Santa Barbara’s beauty and livability.

LovesSB Jun 18, 2021 07:50 PM
Development Proposal for 825 De La Vina

That's right-it's a parking lot- for the people who work next door!
Pre-COVID that lot was 88% full.
Where are those people going to park???

Snoodely Jun 18, 2021 01:33 PM
Development Proposal for 825 De La Vina

Why isn’t the City requiring that all new developments put the associated required parking spaces UNDER the structure? Way isn’t the City requiring that that all new developments provide at least a few extra underground parking spaces for neighbors who are willing to rent them — at a REASONABLE amount -- to store their vehicles off the street? Isn’t it time that we all realized that using land to park cars precludes that land from more vital purposes — like, say, affordable dwellings, or community gardens?

Byzantium Jun 19, 2021 09:24 PM
Development Proposal for 825 De La Vina

Lots of underground water channels in this area that prohibit much digging- just take a look at the Castillo underpass and the efforts to control that chronic underground seepage. .

fitz Jun 18, 2021 03:38 PM
Development Proposal for 825 De La Vina

This is an informative thread. Why bump it off the first screen? Perhaps this should be up in the banner screen for a week or so. The info on SB 9 and 10 is very important to communities in the state that want to get some affordable housing. SB 9 and 10 do NOT create affordable housing. This particular project needs very careful review so the neighbors and nearby residents can make sure it is compatible with the area.

LovesSB Jun 18, 2021 07:52 PM
Development Proposal for 825 De La Vina

Where is the WATER going to come from
to support all this new "mandated" construction?
What about added stress to our roads?
and our city’s infrastructure?

If this development Approval flies through unquestioned--what's next?

Where else will this happen in Santa Barbara?

First District Jun 19, 2021 10:28 AM
Development Proposal for 825 De La Vina

I know of people who plan to 'show up'.' The mayor and council need to see there are plenty who are mortified with what they are allowing to happen to Santa Barbara.
Check out how much they care about their own 'yard.' Has any one seen de la Guerra Plaza? Ragged flags, grass worse than how it appears after El Mercado . . . Disgraceful!

Bird Jun 20, 2021 06:28 AM
Development Proposal for 825 De La Vina

The reason that the Plaza de la Guerra Plaza looks so unkempt is because it is, because the city's government, Community Development and the City Council want it to be so so they can then have an upgraded plaza that resembles the rest of Southern California, with paving instead of grass, with a splash pad to attract State Street tourists. Having a quiet restful place in the heart of the city is just too, too, too historic, you know, especially too welcoming to those houseless Santa Barbarans, so we gotta get rid of it.

LovesSB Jun 21, 2021 09:54 AM
Development Proposal for 825 De La Vina

Today is the day ! If you care about the future of Santa Barbara - Please come to 825 De la Vina St. (between Canon Perdido and De la Guerra)
TODAY, Monday, June 21 at 1:30
at
and stand with others to preserve our rights as the
City Council will be there Monday, June 21 at 1:30 for the
825 De la Vina St. site review.

Please take 30 minutes out of your day Monday, June 21 at 1:30 to make the City stop and think about this decision.

Your presence will have impact.

Now is the time to speak out and have your voice heard.

It’s time for new thinking—intelligent planning with traffic flow and parking studies, and thoughtful research into the long-term implications of any new development.

SantaBarbaraObserver Jun 21, 2021 10:13 AM
Development Proposal for 825 De La Vina

If this property was so important to you LovesSB, why didnt you buy it and preserve it? Progress is a basis for Progressives, unless its rebuilding or improving an old building or actually helping alleviate the lack of rentals.. Then Progressives become Conservatives wanting to conserve what they feel is valuable to them.... Interesting dichotomy.

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