Building 32 single-family homes and 21 affordable condos on eastern sections of Ocean Meadows Golf Course could add polluted runoff to Devereux Creek and Slough -- and the project intrudes onto a "100-year" floodplain. But Santa Barbara County officials say none of these issues seems severe enough to kill the project.

Effects of the Ocean Meadows Residences as currently proposed -- including boosting pedestrian traffic across the Ellwood Mesa -- are the focus of a 2-inch-thick draft environmental review that was released on Wednesday.

This county report is the third key document to be issued since last week in connection with a complex deal to create public open space along the fragile Ellwood-Devereux coastline.

In combination, the studies document the crux of a $3 million effort by Goleta, UCSB and the county to shift proposed homes away from the Ellwood coast and create a large, permanent open space on the mesa.

The reports will help local and state decision-makers gather public input and carve a future for the vacant space popular among hikers, cyclists, joggers and beachgoers.

Planners are satisfied that the golf course in partnership with Bermant Development Co. could elevate floors, construct retaining walls, build storm water retention basins and use other measures to effectively get around flood and pollution problems.

Builders could compensate for other effects -- such as new residents or their pets bothering snowy plovers or other protected wildlife -- by funding ongoing preservation efforts, posting signs and building fences.

"There are some issues of concern that we have taken great pains to address and look at very carefully," said county planner Peter Imhof. "We are trying to be as conservative as we can in the analysis. As long as the water-quality measures are taken and effective, there shouldn't be any direct impacts to environmentally sensitive areas."

Because the 9.5-acre Ocean Meadows housing site is already part of a 70-acre golf course, "There wouldn't be any disturbance of any pristine area," Mr. Imhof said.

In addition, "It won't affect views that much."

Developer Jeff Bermant was pleased.

"I am thrilled that our guys were able to figure out ways to do it right," he said. "That's very important to me. It's a good project."

Some South Coast environmentalists have hailed the effort to move homes away from the coast as a way to protect the most fragile portions of the Ellwood mesa, but some fear that this project may degrade South Coast water quality.

"It's going to change the hydrology of the area for the worse," said Jessie Alstatt, science director at Santa Barbara ChannelKeeper.

"I've seen coyotes and bobcats out there. We just keep narrowing the amount of land they have to go. The golf course may be an artificial lawn, but it's still providing space for animals.

"I am pleased to see mention of permeable surfaces used in the development," she added. "As far as a positive, that's something that ChannelKeeper would like to start seeing more of."

Still, Ms. Alstatt questioned what might happen if measures proposed to prevent environmental effects do not work.

"The bottom line is any development is going to have impacts. Devereux Slough is already extremely compromised. I would hate to see any more degradation," she said.

In addition to housing, the owners of Ocean Meadows plan to improve the course layout, build a clubhouse, parking lot, cart barn, maintenance facility and employee residence.

Government officials are asking for public input on their more than $150,000 report through May 17.

If successful, the effort it helps to move forward will create a 652-acre Ellwood-Devereux Open Space, with Goleta, UCSB and the county each owning a portion.

All three jurisdictions last week released a draft management plan for the area that calls for new trails, parking and conservation.

Goleta followed with an environmental review of housing proposed for its portion of the mesa.

The study found that building 78 homes on what is now 36 acres of Santa Barbara Shores Park would block views, destroy nearly 200 eucalyptus trees and significantly disrupt portions of a wintertime monarch butterfly habitat. These flaws could force Comstock Homes and Development Partners to scale back home layouts or shrink the overall "footprint" of the project.

A UCSB report addressing housing proposed for its section is due any day.

All these housing projects require local government approvals and an OK from the California Coastal Commission.

Because of the complexities of getting all the approvals, none of the housing projects proposed for the mesa is likely to be constructed before fall 2005. However, officials caution that the actual time frame is uncertain.

SOUND OFF

Santa Barbara County planners will hold a public meeting to gather input on the Ocean Meadows Residences at 6:30 p.m. April 27 at Isla Vista School.

For more information on the Ellwood-Devereux Open Space, visit www.ellwood-devereux.org.