At the end of a seven-hour hearing, Santa Barbara’s Architectural Board of Review granted design approval for the 680-unit housing development planned for 3805 State St. and 110 S. Hope Ave. in Santa Barbara, allowing the project to move forward.

The La Cumbre Plaza project was approved on a 3-1 vote, and the late-night discussion on Monday raised a number of disagreements over design details as well as frustrations with the board’s limited authority because of state housing laws. 

Richard Six was the one board member who voted against project approval as several design suggestions he made were not supported by his colleagues. 

“A lot of my concerns about added details and sophistication and differences between masses was not part of the motion,” Six said in explaining his vote.

He also had several concerns about the size of the project, and he didn’t think it was compatible with the neighborhood.

However, the rest of the comments from the board were fairly positive and focused on articulating design details, changing materials and other more minor design aspects.

Monday’s meeting was a joint hearing of the Architectural Board of Review and staff hearing officer Tess Harris, who granted tentative subdivision map approval, meaning the parcel could be divided into two smaller lots. 

Harris said she was excited about the amount of new housing, but she added that the city should have developed a larger plan for the area to better address the concerns around transportation, schools, open space and other issues. 

She said that despite what happens with the project, she hopes the city does consider a specific plan for the area to holistically address all of the new units and residents. 

As part of the project, the Macy’s building and associated telecommunication facilities, and parking areas surrounding the structure would be demolished to make way for the housing, turning a place once meant for shopping into hundreds of homes. 

“Every so often, a city is presented with a transformational project for the next generation, and this is one of those moments,” said Gelare Macon, principal planner with Flowers & Associates. “Before you today is a chance to turn one of Upper State Street’s largest parking lots into a neighborhood.”

While overall positive toward the project, board member Dennis Whelan thought some aspects were inconsistent with the city’s design character, and he argued that he doesn’t want the next generation to forget about Santa Barbara’s architectural values.

“I would not want the next generation to forget how hard the community has worked to keep that,” Whelan said.

Of the 680 units, 39 are proposed as very-low-income and 15 are proposed as moderate-income units. The units would consist of 94 studios, 383 one-bedroom units, 186 two-bedroom units and 17 three-bedroom units.

Because of the low- and moderate-income units, the project falls under State Density Bonus Law, meaning it can have more units than typically allowed. 

Since it’s a housing project, the city can have only five public hearings on the project and can’t deny the project solely based on size and density . 

The development also would include more than 27,000 square feet of commercial space, more than 42,000 square feet of amenity space, 817 residential parking spaces and 107 commercial parking spaces.

There also would be 715 residential long-term bicycle parking spaces and 39 commercial bicycle parking spaces; more than 26,000 square feet of open yard area with common shared amenities for residents; and approximately 60,916 square feet of open space and plaza areas.

The project would consist of six separate buildings that would range from two to six stories, with two levels of subterranean parking for residential use and two ground-level parking garages for commercial use.             

A few public commenters raised concerns about the designs, setbacks and lack of ownership housing. 

“We are going to be so impacted with 680 new homes, or apartments, in this area,” Adrienne Schuele said. “At least they should be beautiful and look like Santa Barbara.”

She added that there were a lot of “gorgeous” aspects with the project, but it needed a little bit more charm and character.

Some of the retail, such as See’s Candies, Panda Express and Mendocino Farms, will remain. Attorney Brad Lundgren, who represents the owners of the buildings, raised concerns about the loss of parking and changes to the roadway with a new bike path.

However, others were excited about housing so close to public transit and retail.

“This is just a real urban neighborhood, which is something that is rare in Santa Barbara and is, I can tell you from experience, in high demand,” Guthre Leonard said. “I’m really excited to see that.”

Leonard did say he wished the project included more affordable units.

The applicant is Gelare Macon, Flowers & Associates, and the property owner is Matthew Taylor, MCP Santa Barbara LLC.

In January 2025, the city ruled that the Macy’s building, built in 1967, had no historical significance and could be torn down. 

It is only one of two major housing developments planned for La Cumbre Plaza. There are 443 rental units planned for the former Sears building, where the Furniture Gallery is now.

The Architectural Board of Review reviewed that project a year ago and was critical of it. The development team had planned to take the commission’s feedback and return at a later date.