Miramar Expansion Appeal at the CCC

In a unanimous vote on Thursday, April 10, the California Coastal Commission (CCC) rejected appeals – from Unite Here Local 11 and Heal the Ocean – to the Rosewood Miramar housing project. The project includes 26 affordable housing units for employees, eight market-rate units, and about 12 new shops. It already received unanimous approval from the County Planning Commission and the Board of Supervisors last year.

One of the primary concerns raised by the appellants was the affordable housing’s location in areas at risk for flooding and sea-level rise. “There is no reason to put the housing in the flood zone in this project,” said Kurt Petersen, Co-President of UNITE HERE Local 11, a Los Angeles labor union, in a press release. “For previous projects, Coastal Commissioners expressed concern about putting housing in a flood zone,” he continued. “But hospitality workers desperately need housing.” He proposed switching the locations of the affordable housing and the retail to “let workers live on the safer ground.” 

The staff report acknowledged that the county-approved development is located within a designated FEMA flood zone with a 1% annual chance of flooding of less than one foot under the current flood maps. Further, a sea-level rise analysis found that the approved project would remain protected from coastal risks, like flooding and erosion, even if sea levels rise by as much as 4.9 feet. It was also noted that the current FEMA flood maps are set to expire and will be replaced with preliminary FEMA flood maps, which they say show a 0.02% chance of flooding. 

Concerns were raised regarding the analysis of public access and parking. Paige Robinson, a Miramar neighbor and the only person approved to speak during public comment, is still concerned about the parking issue. She highlighted her concerns regarding the validity of the county’s approval process and the potential negative impacts of the Miramar Hotel development on parking and public access in her neighborhood.

The resort currently offers 435 parking spaces and plans to add 44 more, bringing the total to 479. According to the staff report, peak usage is projected at approximately 462 spaces, indicating that the available parking will be sufficient to meet demand. Chair Justin Cummings agreed the proposed parking was “probably enough for your day-to-day.”

The county also concluded that the project would not significantly affect parking or traffic in the area and would not negatively impact public access to nearby beaches. 

Katie Mangin, Vice President of development and acquisitions for Caruso, said she was “confused” about why the appellants were trying to block a plan providing 76% affordable housing. “This plan is the only affordable housing in Montecito,” she emphasized. 

Chair Cummings also noted the importance of the affordable housing element of the project, saying, “I couldn’t see us today rejecting an affordable housing project like this.”

The project falls under the Housing Accountability Act, limiting local government’s ability to deny projects with at least two-thirds square feet dedicated to affordable housing. They also utilized the State Density Bonus Law, so the county granted the project a parking modification from 83 required off-street parking spaces to 44. “The importance of these laws is quite clear, as this is the first affordable housing project in Montecito in nearly three decades,” said Mangin. 

The commission agreed. “The fact is that there are affordable housing units coming in with this project,” said Commissioner Meagan Harmon, “To me, that is very, very important, and it is important to us as a commission.” She thanked UNITE 11 for their presence but said their worries are not what is before them today. “Staff’s analysis has it absolutely right.”

“We are deeply proud to now move forward with this innovative plan that will allow the Miramar to do even more to serve our dedicated employees, our guests, and all of Montecito,” said Rick Caruso in a statement after the hearing. “We sincerely appreciate the partnership and trust of hundreds of neighbors and community members who helped guide and improve this plan over more than two years, and we will now turn our focus to bringing this important plan to life.”