Hope Villas to Become Condominiums After Unanimous Santa Barbara County Planning Commission Nod

The Santa Barbara County Planning Commission has greenlit a request allowing Hope Villas to be sold as condominiums instead of rental apartments.

During its meeting on July 1, the commission voted unanimously to approve a tentative tract map for the 50-unit development at 560 North La Cumbre Road.

The project site was rezoned in May 2024 from single-family residences to Design Residential (DR 20–30), allowing multi-family housing as part of Santa Barbara County’s housing element update.

A zoning clearance was issued in October 2025 for 50 multi-family rental units, representing the final approval for the physical construction of the buildings.

Applicant John Mullen of Franciscan Real Estate told commissioners that the project was envisioned as condominiums. However, the county staff chose to split the approval process into two steps.

The first step required the approval of the physical development through a zoning clearance, while the ownership structure would be handled separately through the tentative tract map that was discussed at the meeting.

Commitment to Affordable Housing

The project’s conversion to condominiums would not affect its affordable housing commitments, Mullen told commissioners.

A total of 10 units (20% of the project) will be earmarked for low-income households. These units will be deed-restricted for 99 years.

Future buyers of the low-income units will have to sign a covenant with the county to ensure that they are resold at affordable prices.

Mullen and Commissioner John Park noted that the affordable units would ensure “attainable ownership” for professionals like teachers, first responders, and healthcare workers who fall between qualifying for subsidized housing and being able to afford a typical home in Santa Barbara.

The project includes 50% discounted bus passes for residents and on-site bike parking to lower vehicle dependency.

Neighbors Voice Concerns

Several neighbors expressed concern over what they described as a lack of notification and the project’s physical impacts.

Residents cited increased traffic and speeding on Callecita, a street that is used by children attending Hope School and La Colina Junior High.

Some residents objected to the removal of 46 oak trees, a requested 10-foot height variance for the buildings, and reduced open space.

Some neighbors claimed that they were not aware of the project until recently, stating that the process was “underhanded.”

Staff and Commission Respond

County staff and commissioners responded to the concerns by reminding them of the narrow scope of the hearing.

Since the physical development was already okayed through the 2025 zoning clearance, the Planning Commission could not review other issues, including building height, site layout, or tree removal.

Staff noted that residents living within 300 feet of the project were notified during the Housing Element rezoning process.

Commissioners were informed of a traffic study that found that while daily car trips would increase by 30, there would be 30 fewer trips during peak traffic hours.

Staff added that since Callecita is a city street, any traffic-calming measures should be coordinated with the city and not the county staff.

Before approving the tract map, commissioners noted that the project was exempt from further environmental review under the California Environmental Quality Act, as it was consistent with the previously analyzed Housing Element.