Santa Barbara’s Architectural Board of Review (ABR) on October 13, 2025, granted final approval to a mixed-use development at 401 and 409 East Haley Street.
The board’s review focused on whether the current plans “substantially conform” to the Project Design Approval (PDA) the ABR granted on June 26, 2023.
PDA is the ABR step that approves a development plan and makes specific findings about project compatibility.
The proposal uses the Average Unit Density incentive program (AUD) in the M-C (Manufacturing) zone to allow a mixed-use development.
The project, titled “The Lofts at the Mill,” would merge two parcels, demolish current structures and build a three-story mixed-use building with 26 residential units and about 5,111 square feet of commercial space (office, retail and four short-term rental units).
Additionally, a ground-level parking garage would provide 52 automobile and 34 bicycle parking spaces. The plans were reviewed during an in-progress review on January 6, 2025, and staff found them in conformance.
Features and Updates Since Last Meeting
• Massing: The massing, including the third-floor elevator bump-out and mechanical screening, was finalized.
• Materials Palette: A limited palette includes colored concrete, board-form concrete walls, stained podium concrete and Western red cedar.
• Stormwater and Green Features: Additional green roof areas were added for stormwater purposes. The planting is mainly grasses behind curbs and parapets; about 18 inches of planting may be visible above the parapet from certain viewpoints.
• Flood Mitigation: Because lower Haley St. faces up to 2 feet of potential flooding, the site plan was revised to add permeable pavers outside patio flood zones.
• Architectural Details: Lower-level canopies use steel tube frames. The ground floor features dark-finished commercial storefront windows (some roll-up doors); upper levels use aluminum-clad wood windows.
Members confirmed that ground-floor patio canopies are solid covers attached to the building for flood protection and CalGreen compliance. They also confirmed locations and screening for site utilities, including the electrical transformer (northwest corner) and a backflow preventer in a raised planter.
The applicant said accurately sized footings caused minor encroachment in some in-grade planting areas and that raised stormwater planters are constructed as concrete-bottom “bathtubs.”
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How does this fit into the Mediterranean motif that put Santa Barbara on the map?
This location is outside of the boundary of the El Viejo Historic District which determines the use of Spanish Revival style architecture for new builds or remodeling.
*El Pueblo Viejo*
Where is all of the water coming from for all of this growth? I thought we had major water issues each decade in SB.
It’s coming directly from our citizens’ desire to conserve. You are only providing for more insane development with every gallon you save. The arcane “tier” system results in $600/mo. bills if you slip into the wrong tier. All this while they seriously entertain plans for new hotels and exorbitant housing schemes like behind the mission and on Grand Ave. Is it any wonder that no one takes the council seriously anymore when they get a condescending letter from the city about water overuse? When it comes to setting an example, the council is definitely “do as I say – not as I do.” The really pathetic part is that we really do need to save water. It’s just hard to take that reality seriously when the city, obviously, does not.
Cachuma Lake
There’s no stopping it. Look around town; you see these behemoth structures going up all over, especially the east side. As the old
single-walled bungalows age out, the lots are super valuable to developers.