Goleta City Council
August 19, 2025

Agenda Item C.1

PUBLIC HEARING
Meeting Date: August 19, 2025
TO: Mayor and Councilmembers
SUBMITTED BY: Peter Imhof, Director of Planning and Environmental Review PREPARED BY: Travis Lee, Associate Planner
Mary Chang, Supervising Planner
SUBJECT: Consideration of Initiation of a General Plan Amendment for 421, 425, & 445 Pine Avenue (APN 071-130-048) Case No. 24-0006- GPA
RECOMMENDATION:

Adopt Resolution No. 25-___, entitled “ A Resolution of the City Council of the City of Goleta, Californ ia, Initiating the Processing of an Applicant -Requested General Plan Amendment to Change the Land Use Designation of 421, 425, & 445 Pine Avenue (APN 071-130-048) from General Commercial (C -G) to Business Park ( I-BP) and Finding that the Initiation of a Ge neral Plan Amendment is Exempt from the California Environmental Quality Act (CASE NO. 24-0006-GPA).”
BACKGROUND:

Goleta’s General Plan/Coastal Land Use Plan
The City of Goleta adopted the Goleta General Plan/Coastal Land Use Plan (General Plan) on October 2, 2006. The General Plan contains the following seven state-required elements, and two optional elements as follows: Land Use Element, Open Space Element, Conservation Element, Safety Element, Visual and Historic Resources Element, Transportation Elem ent, Public Facilities Element, Noise Element, and Housing Element. The Land Use Element includes a Land Use Plan Map (Figure 2-1), which identifies the land uses in the City. The Land Use Plan Map identifies the subject parcel as General Commercial (C -G). Land Use Element Policy LU 3.7 identifies the purpose of the C-G Land Use Designation and how it is intended to operate. The most recent General Plan amendment occurred on July 15, 2025.

General Plan Amendment Initiation Process
The General Plan Amendment (GPA) process is governed by Article 6 of State Planning and Zoning Law (Government Code Section 65 350 et seq.). Pursuant to state law, GPAs require the Planning Commission’s consideration and recommendation. The City Council is the City’s final decision-making body on a legislative action. 1 Meeting Date: August 19, 2025

Before a GPA can be considered, Section 17.67. 030 of the Goleta Municipal Code outlines the procedures for the initiation process. These procedures require that all requests for GPAs be initiated by the City Council at a public hearing prior to processing. Section 17.67.030 provides five factors that the City Council must consider in evaluating an applicant’s request for initiation of a GPA. These five factors are:

1. The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan;

2. The amendment proposed appears to have no material effect on the community or the General Plan;

3. The amendment proposed provides additional public benefit to the community as compared to the existing land use designation or policy;

4. Public facilities appear to be available to serve the affected site, or their provision will be addressed as a component of the amendment process; or

5. The amendment proposed is required under other rules or regulations.

Initiation of the GPA is a procedural step authorizing staff to begin a formal analysis, public review, and environmental assessment. It does not constitute approval of the amendment or any future projects on the site.

Site Information
Goleta Business Park was developed in the 1980s with five research, development and technology buildings on two parcels that have served a variety of tenants. The buildings addressed as 421, 425, and 445 Pine are located on APN 071 -130-048 (northern parcel) in the C -G designation . The buildings addressed as 475 and 485 Pine are located on 071-130-049 (southern parcel) in the Business Park (I-BP) designation. The two parcels (five buildings) operate as one unified business park, with shared parking, ingress and egress, mailboxes, signage, and landscaping.

The business p ark and its structures were developed to accommodate research, development and technology uses, with tilt -up doors and high ceilings. Historically , tenants have included Hughes Santa Barbara Research, a company that developed and tested aviation -related electronics, Magnetic Data, which developed computer hard drive technology, and CBrite Solutions, which developed transistor technology. The current tenant is Yardi Systems, a major employer in the area, which also leases space in the adjacent parcel to the west to make up their four-building Goleta headquarters.

The site is bounded by Pine Avenue to the east and Carson Street to the north. The properties to the west and south are all developed for research and development (R&D) uses. The property is shaded in blue in Figure 1 below. 2 Meeting Date: August 19, 2025

Figure 1. Vicinity Map
Previous Land Use/Zoning designations
In October 2024, the applicant raised the issue of the two differen t land use designations on the business complex and the impact the two different designations create. Staff’s research showed that prior to the City’s adoption of the General Plan in 2006, the County had the northern parcel designated as C-3 (General Commercial).

When the City adopted its General Plan in 200 6, after several years of public meetings and input, the General Plan land use designation for the northern parcel was carried forward as General Commercial . Functionally, the same designation existed prior to incorporation and was consistent with what had been designated by the County. When the City adopted the new Title 17 zoning ordinance in 2020, the old County zoning of C- 3 (General Commercial) was replaced with the City’s zone district of C -G (General Commercial).

The City does not have the records as to why or when the County designated the northern parcel as C-3 (General Commercial) and why it was designated differently from the southern parcel or the complex.

Applicable Policies
The following General Plan Policies describe the purpose of the C-G and the I-BP Land Use Designations from Land Use Element Figure 2-1 Land Use Plan Map (Attachment 2). For further descriptions on the C -G and I -BP Land Use Designations, please see Attachments 3 and 4, respectively, for the Land Use Element Policy LU 3.7 and LU 4.2. 3 Meeting Date: August 19, 2025

Uses allowed within the C-G designation pursuant to Land Use Element Table 2 -2 (Attachment 5) include retail (except large-scale retail establishments and coastal - related commercial ); general merchandise, food and drug stores; services excep t medical and health -related services; transient lodging limited to RV parks and other visitor service and attractions ; a full range of auto-related uses; and a full range of wholesale trade and storage uses. One caretaker unit is allowed per parcel.

Uses allowed within the I -BP designation pursuant to Land Use Element Table 2 -3 (Attachment 5) include manufacturing (except those with noxious impacts), research and development, bio -medical technology, limited retail and services including offices, and wareh ousing if it is associated with an allowed use; however, warehousing, including self -storage and outdoor storage, is not allowed as a standalone use. One caretaker unit is allowed per parcel.

In summary, both C-G and I-BP allow Retail Trade and Services u ses, but I-BP allows less than C -G in both categories. I -BP allows a variety of Industrial uses , including Research and Development except General Manufacturing – Potential Noxious Impacts, while C -G does not allow any Industrial uses. C -G allows the full range of Auto-Related Uses , while I -BP does not allow any auto-related uses. C -G allows Wholesale Trade and Storages uses , while I -BP only allows Warehousing -General associated with a permitted use.

It should be noted that while there are differences in a llowed uses, limited accessory uses could be allowed pursuant to the Accessory Uses standards in the Zoning Ordinance.

Pursuant to Land Use Element Tables 2-2 and 2-3, recommended standards for building intensity include a 35 -foot maximum structure heigh t for both C-G and I-BP, however, I-BP includes a maximum lot coverage ratio of 0.35 and C-G does not have a maximum lot coverage ratio.

DISCUSSION:

Applicant’s Request
On November 29, 2024 , Nicole Biergiel of Suzanne Elledge Planning and Permitting Services (Agent) submitted a request for the initiation of a GPA on behalf of Goleta Business Park LLC (property owner) . The GPA initiation request is to study changing the Land Use Designation for the parcel on Land Use Element Figure 2 -1 Land Use Plan Map from C-G to I -BP. Attachment 6 provides the applicant’s submitted Initiation Factors and justification statement.

The applicant would like the Goleta Business Park to have a unified land use designation and has made this request to start the process to achieve that goal. Further, the applicant has no plans for physical development at the site. 4 Meeting Date: August 19, 2025

As previously noted , the Council must consider a specific set of five factors when determining whether to initiate a GPA. Pursuant to Goleta Municipal Code Section

17.67.030(B), staff has provided the GPA Initiation factor justifications below for the City Council’s consideration. The applicant’s justification for the initiation is also provided in Attachment 6. Determining to initiate the GPA does not bind the Co uncil to any one outcome and allows for further study prior to a formal decision on the merits of the request.

The Land Use Element defines Goleta’s planned long -range development pattern and physical character, as well as the extent and distribution of f uture growth in the city.

Other elements of the plan further address the relationships between future development and environmental quality, safety hazards, and social and economic concerns.

Land use decisions in Goleta are shaped by the community’s desir e to preserve and protect its natural resources, its livable neighborhoods, existing land use patterns, and quality of life. The nature and character of existing development and the desire for a continued strong local economy, as well as concerns regarding infrastructure capacity, all influence planning for future land use.

The following is provided for the Council’s consideration:

1. The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan.

The guiding principles and goals applicable to the proposed amendment are found in Section 2.2 of the Land Use Element. This policy includes principles and goals of preservation of natural resources, while encouraging a balanced land use pattern that maintains economic pr osperity. The proposed amendment appears to be consistent with the guiding principles and goals in the following ways:
 The proposed change will not lead to an expansion of development intensity beyond what currently exists on the site, thereby preserving sensitive habitats and other natural resources.
 The proposed change will maintain economic prosperity by allowing all the existing uses on the site while adding several other allowed uses, all of which can occur in and around the existing building without relying on growth.
 The proposed change will not affect service levels and quality of life and will help maintain job-generating uses in the community without contributing to a housing imbalance.

The amendment proposed appears to be consistent with the Gui ding Principles and Goals of the General Plan and, therefore, merits further study during the GPA process.
5 Meeting Date: August 19, 2025

2. The amendment proposed appears to have no material effect on the community or the General Plan or Specific Plan.

Goleta Business Park is an existin g commercial campus with tenants that currently operate in and employ people in the community. The requested Amendment to the General Plan land use designation intends to align the existing uses with the General Plan and ensure continued use is consistent with the General Plan. However, I -BP would represent a loss of potential housing since residential uses are not allowed.

3. The amendment proposed provides additional public benefit to the community as compared to the existing land use designation or policy.

The proposed amendment will enable existing businesses to continue operating and contributing to the mix of employers currently found in the Business Park, and allow the Business Park to lease to tenants that best align with the design of the campus an d its leasable space. Without the amendment, some of those businesses may either not be able to operate or not be able to expand their operations as may be desired, nor would new R&D tenants be able to take advantage of the Business Park campus.

4. Public fa cilities appear to be available to serve the affected site, or their provisions will be addressed as a component of the amendment process.

The site is currently served by all required public facilities and the proposed amendment would not have an effect on existing public services.

5. The amendment proposed is required under other rules or regulations.

The proposed amendment is requested by the property owner and is not required under any other rules or regulations.

CONCLUSION:

Should the Council find that the initiation factors are satisfied and support the requested GPA initiation , it is recommended that the Council adopt the Resolution included as Attachment 1 to this report. Section 5 of the Resolution requires that the applicant apply for the GPA wi thin two years of adoption of the Resolution. If an application is submitted, the n the GPA process would begin, including environmental review , and review by the public. The Planning Commission would consider the GPA at a public hearing and make a recommen dation to City Council. The City Council would be the decision-making body for all project components at a public hearing. The initiation of the GPA would not obligate the City to approve the GPA in the future. 6 Meeting Date: August 19, 2025

ENVIRONMENTAL REVIEW:

The initiation of a GPA is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(3) of the CEQA Guidelines (Title 14, Chapter 3 of the California Code of Regulations) because the activity is not a “project” as defined in Section 15378(b)( 5), but instead an organizational or administrative activity by government that will not result in direct or indirect physical changes in the environment.

The initiation is also exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines because the activity is covered by the general rule which exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. Therefore, staff has prepared the CEQA Notice of Exemption included as Exhibit A to Attachment 1.

If the GPA is initiated, then the environmental impacts will be assessed as part of the environmental review for the GPA.

FISCAL IMPACTS:

The case processing costs associated with the initiation of the proposed GPA at 421, 425, and 445 Pine Avenue are being borne by the Applicant.

ALTERNATIVES:

The City Council could choose to:

1. Decline to initiate the requested GPA. If not initiated, the current General Plan Land Use Designation will remain unchanged as General Commercial (C-G).

2. Continue this item for additional information/discussion.

LEGAL REVIEW BY: Isaac Rosen, City Attorney
APPROVED BY: Robert Nisbet, City Manager
ATTACHMENTS:

1. Resolution No. 2 5-___, entitled “A Resolution of the City Council of the City of Goleta, Cal ifornia, Initiating the Processing of an Applicant -Requested General Plan Amendment to Change the Land Use Designation of 421, 425, & 445 Pine Avenue (APN 071-130-048) from General Commercial (C-G) to Business Park (I- BP) and Finding that the Initiation of a General Plan Amendment is Exempt from the California Environmental Quality Act.” (CASE NO. 24-0006-GPA).

Exhibit A – Notice of Exemption

2. General Plan Land Use Element Figure 2-1 Land Use Plan Map

3. General Plan Land Use Element Policy LU 3.7

4. General Plan Land Use Element Policy LU 4.2
7 Meeting Date: August 19, 2025

5. General Plan Land Use Element Table 2 -2 Allowable Uses and Standards for Commercial Use Categories and Land Use Element Table 2 -3 Allowable Uses and Standards for Office and Industrial Use Categories

6. Applicant’s submitted GPA Initiation factors and justification statement

7. Staff PowerPoint Presentation
8 ATTACHMENT 1
Resolution No. 25-___, entitled “A Resolution of the City Council of the City of Goleta, California, Initiating the Processing of an Applicant-Requested General Plan Amendment to Change the Land Use Designation of 421, 425, & 445 Pine Avenue (APN 071-130-048) from General Commercial (C-G) to Business Park (I-BP) and Finding that the Initiation of a General Plan Amendment is Exempt from the California Environmental Quality Act (CASE NO. 24-0006-GPA).”
9 RESOLUTION NO. 25- _

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GOLETA, CALIFORNIA, INITIATING THE PROCESSING OF AN

APPLICANT-REQUESTED GENERAL PLAN AMENDMENT TO
CHANGE THE LAND USE DESIGNATION OF 421, 425, & 445
PINE AVENUE (APN 071-130-048) FROM GENERAL

COMMERCIAL (C-G) TO BUSINESS PARK (I-BP) AND FINDING

THAT THE INITIATION OF A GENERAL PLAN AMENDMENT IS

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CASE NO. 24-0006-GPA)
WHEREAS, the Goleta General Plan/Coastal Land Use Plan (General Plan) is the City’s official policy that guides land use and physical development of the geographic area of the incorporated City limits; and WHEREAS, California Government Code Sections 65350 et seq. authorize cities and counties to prepare, adopt and amend General Plans and their elements; and
WHEREAS California Government Code Section 65358(a) reads, “If it deems it to be in the public interest, the legislative body may amend all or part of an adopted General Plan. An amendment to the General Plan shall be initiated in the manner specified by the legislative body. Notwithstanding Section 66016, a legislative body that permits persons to request an amendment of the General Plan may req uire that an amount equal to the estimated cost of preparing the amendment be deposited with the planning agency prior to the preparation of the amendment”; and
WHEREAS, City Council Resolution No. 12-13 and Goleta Municipal Code Chapter 17.67 establish a procedure for the initiation of processing requests for a General Plan Amendment; and
WHEREAS, City Council Resolution No. 12-13 and Goleta Municipal Code subsection 17.67.030(B) require the City Council to consider certain factors for the initiation of General Plan amendments, including consistency with the Guiding Principles and Goals of the General Plan, no material effect on the community or the General Plan, providing additional public benefit to the community as compared to the existing land use designation or policy, availability of or the future study of the availability of public services, or rules or regulations that may drive the need to amend the General Plan; and
WHEREAS, on November 2 9, 2024, Nicole Biergiel of Suzanne Elledge Planning and Permitting Services (Agent) submitted a request for the initiation of a GPA on behalf of Goleta Business Park, LLC (property owner); and 10 Resolution No.25-_ - Initiating GPA Amendment
WHEREAS, the applicant is seeking an initiation of a General Plan Amendment to change the Land Use Designation for the parcel on Land Use Element Figure 2-1 Land Use Plan Map from C-G to I-BP; and WHEREAS, the City Council conducted a duly noticed public hearing on August 19, 2025, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the City Council considered the entire administrative record, including staff reports, the General Plan, and oral and written testimony from interested persons.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF GOLETA, AS FOLLOWS:

SECTION 1. General Plan Initiation Factors
The City Council makes the following statements regarding the initiation factors outlined in City Council Resolution No. 12-13 and Goleta Municipal Code Section

17.67.030:
a) The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan.

The guiding principles and goals applicable to the proposed amendment are found in Land Use Element Policy LU 2.2. This policy includes principles and goals of preservation of natural resources, while encouraging a balanced land use pattern that maintains economic prosperity. The proposed amendment appears to be consistent with the guiding principles and goals in the following ways:
 The proposed change will not lead to an expansion of development intensity beyond what currently exists on the site, thereby preserving sensitive habitats and other natural resources.
 The proposed change will maintain economic prosperity by allowing all the existing uses on the site while adding several other allowed uses, all of which can occur in and around the existing building without relying on growth.
 The proposed change will not affect services levels and quality of life and will help maintain job-generating uses in the community without contributing to a housing imbalance.
b) The amendment proposed appears to have no material effect on the community or the General Plan or Specific Plan.
11 Resolution No.25-_ - Initiating GPA Amendment
Goleta Business Park is an existing commercial campus with tenants that currently operate in and employ people in the community. The requested Amendment to the General Plan land use designation intends to align the existing uses with the General Plan and ensure continued use is consistent with the General Plan.
c) The amendment proposed p rovides additional public benefit to the community as compared to the existing land use designation or policy.

The proposed amendment will enable existing businesses to continue operating and contributing to the mix of employers currently found in the Business Park, and allow the Business Park to lease to tenants that best align with the design of the campus and its leasable space. Without the amendment, some of those businesses may either not be able to o perate or not be able to expand their operations as may be desired, nor would new Research & Development (R&D) tenants be able to take advantage of the Business Park campus.
d) Public facilities appear to be available to serve the affected site, or their provisions will be addressed as a component of the amendment process.

The site is currently served by all required public facilities and the proposed amendment would not have an effect on existing public services. e) The amendment proposed is required under other rules or regulations.

The proposed amendment is requested by the property owner and not required under any other rules or regulations.

SECTION 2. Environmental Assessment
The initiation of a General Plan Amendment is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(3) of the CEQA Guidelines (Title 14, Chapter 3 of the California Code of Regulations) because the activity is not a “project” as defined in Section 15378(b)(5) , bu t rather an organizational or administrative activity by government that will not result in direct or indirect physical changes in the environment. The initiation is also exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines because the activity is covered by the general rule which exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment.
12 Resolution No.25-_ - Initiating GPA Amendment
SECTION 3. Action
The City Council hereby authorizes the following:

A. Initiation of the processing of a proposed General Plan Amendment to change the Land Use Designation of 421, 425, & 445 Pine Avenue (APN 071-130-048) from General Commercial (C-G) to Business Park (I-BP). The initiation of the General Plan Amendment does n ot suggest how the City Council may ultimately act on the General Plan Amendment when it is brought forward for City Council consideration. The initiation of the General Plan Amendment shall not influence the City Council’s consideration of the General Plan Amendment.

B. Directs staff to have the Notice of Exemption filed within five (5) business days.

SECTION 4. Effective Date
This Resolution becomes effective upon adoption.

SECTION 5. Time Limit
The initiation of this General Plan Amendment will automatically expire after two (2) years from the date of this Resolution if an application for the General Plan Amendment is not submitted to the PER Department during this timeframe.

SECTION 6. Certification
The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
13 Resolution No.25-_ - Initiating GPA Amendment
SECTION 7. Records
The documents and materials associated with this Resolution that constitute the record of proceedings on which the City Council’s findings and determinations are based are located at 130 Cremona Drive, Suite B, Goleta CA 93117.

PASSED, APPROVED, AND ADOPTED this 19th day of August 2025. _____________________________

PAULA PEROTTE
MAYOR
ATTEST: APPROVED AS TO FORM:
_________________________ ___________________________
DEBORAH S. LOPEZ ISAAC ROSEN

CITY CLERK CITY ATTORNEY
14 Resolution No.25-_ - Initiating GPA Amendment

STATE OF CALIFORNIA )
COUNTY OF SANTA BARBARA ) ss.

CITY OF GOLETA )
I, DEBORAH S. LOPEZ, City Clerk of the City of Goleta, California, DO HEREBY CERTIFY that the foregoing Resolution No. 25-__ was duly adopted by the City Council of the City of Goleta at a regular meeting held on the 19th day of August 2025 by the following roll call vote of the Council:

AYES:

NOES:

ABSENT:
(SEAL)
_________________________
DEBORAH S. LOPEZ

CITY CLERK
15 ATTACHMENT 1 EXHIBIT A
Notice of Exemption
16 NOTICE OF EXEMPTION (NOE)
1 To: Office of Planning and Research From: City of Goleta P.O. Box 3044, 1400 Tenth St. Rm. 212 130 Cremona Drive, Suite B Sacramento, CA 95812-3044 Goleta, CA 93117
 Clerk of the Board of Supervisors
County of Santa Barbara
105 E. Anapamu Street, Room 407
Santa Barbara, CA 93101
Subject: Filing of Notice of Exemption
Project Title: Consideration of Initiation of a General Plan Amendment (GPA) at 421, 425, & 445 Pine Avenue; APN 071-130-048; Case No. 24-0006-GPA
Project Applicant: Nicole Biergiel of Suzanne Elledge Planning and Permitting Services Project Location (Address and APN): 421, 425, & 445 Pine Avenue; APN 071-130-048 Description of Nature, Purpose and Beneficiaries of Project:

The request on behalf of Goleta Business Park, LLC (property owner), is to change the General Plan Land Use Designation of 421, 425, & 445 Pine Avenue (APN 071-130-048) from General Commercial (C-G) to Business Park (I-BP).

The first step in that process is a GPA initiation that would authorize staff to process a GPA to change the Land Use Designation for the parcel on Land Use Element Figure 2-1 Land Use Plan Map from C-G to I-BP.

The beneficiary of the project is the property owner.

Name of Public Agency Approving the Project: City of Goleta Name of Person or Agency Carrying Out the Project: City of Goleta Exempt Status: (check one)
 Ministerial (§15268)
 Declared Emergency (§15269 (a))
 Emergency Project (§15269 (b) (c))
 Categorical Exemption: (Insert Type(s) and Section Number(s))  Statutory Exemption: (§21083.3; CEQA Guidelines, §15183)  Other: CEQA Guidelines, §15060(c)(3); §15378(b)(5); §15061(b)(3) Reason(s) why the project is exempt:

The initiation is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(3) of the CEQA Guidelines because the activity is not a “project” as defined in Section 15378(b)(5), but rather an organizational or administrative activity by government that will not result in direct or indirect physical changes in the environment.

The initiation is also exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines because the activity is covered by the general rule which exempts activities that can 17 NOTICE OF EXEMPTION (NOE)
2 be seen with certainty to have no possibili ty for causing a significant effect on the environment.

The action to allow further study of potential modification to the General Plan land use designation on the property will not have a physical change on the environment. Additional environmental analysis will be undertaken if the development project proceeds.

City of Goleta Contact Person , Telephone number and email : Associate Planner Travis Lee; 805-562-5528; [email protected]
Signed by:

Peter Imhof Director, Planning & Environmental Review Date 18 ATTACHMENT 2
General Plan Land Use Element Figure 2-1 Land Use Plan Map 19 !(
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Storke Rd
Calle Real
Fairview Ave
Phelps Rd
Hollister Ave
Hollister Ave
Calle Real
Mesa Rd
Patterson Ave
La Patera Ln
El Colegio Rd
Los Carneros Rd
Kellogg Ave
Fairview Ave
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12.3 8
8 12.8
10 12.3
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12.3 8
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Figure 2-1

LAND USE PLAN MAP

GENERAL PLAN/COASTAL LAND USE PLAN
July 2025
Legend
Residential Use Categories
Planned Residential
Single-Family
Medium Density
High Density
Mobile Home Park
Office and Industrial
Office and Institutional
Business Park
Service/Industrial
General Industrial
Overlay Areas Other Features
n Schools
Maximum Density in Planned
Residential Areas (units/acre)#
Coastal Zone Boundary
Goleta City Boundary
Other Use Categories
Agriculture
Public / Quasi-public
Open Space / Active Recreation
Open Space / Passive Recreation Hospital Overlay# *
Hotel Overlay! (
Amended by Reso. 08-30, 6/17/08
Amended by Reso. 08-56, 11/04/09
Amended by Reso.11-09, 2/15/11
Amended by Reso.12-69, 10/02/12
Amended by Reso.14-43, 7/15/14
Amended by Reso.15-49, 10/20/15
Amended by Reso.17-46, 10/17/17
Amended by Reso.18-65, 12/04/18
Amended by Reso.19-29, 5/21/19
Amended by Reso. 21-02, 1/19/21
Amended by Reso. 23-65, 12/05/23
Amended by Reso. 23-67, 12/05/23
Amended by Reso. 25-29, 7/15/25
Commercial Use Categories
Community
Old Town
Regional
Intersection
Visitor-serving
General Commercial Open Space Overlay
" High Density Residential
Overlay
20 ATTACHMENT 3
General Plan Land Use Element Policy LU 3.7
21 22
ATTACHMENT 4
General Plan Land Use Element Policy LU 4.2
23 LU 4.2 Business Park (I-BP). [GP/CP] This use designation is intended to identify lands for attractive, well-designed business parks that provide employment opportunities to the community and surrounding area. The intensity, design, and landscaping of development should be consistent with the character of existing development currently located in these areas. Uses in the Business Park designation may include a wide variety of research and development, light industrial, and office uses, as well as small-scale commercial uses that serve the needs of business park employees. In addition, lands designated with a Hotel Overlay may include transient lodging that emphasizes extended stays, as set forth in LU 1.12. Activities in business park areas shall be conducted primarily indoors, and outdoor storage, processing, manufacturing, and vehicle repair are prohibited.

Performance standards for
Business Park uses shall ensure
that:
a.

The scale and design of these
uses are compatible with each
other and with the exist
ing
character of
the park and
surrounding neighborhoods.
b.

Lighting from these uses will
not interfere or conflict with
adjacent nonindustrial
properties.
c.

Signage will be controlled.
d.

Curb cuts will be minimized and sharing of access encouraged. e.

Adequate and safe motorized and nonmotorized access to the site is provided, and transpo
rtation and circulation impacts, especially on residential areas, will be mitigated.
f.

Quality landscaping, including outdoor seating areas, will be provided to enhance the visua
l appeal of the area.

Business Park on Robin Hill Road
24 ATTACHMENT 5
General Plan Land Use Element Table 2-2 Allowable Uses and Standards for Commercial Use Categories and Land Use Element Table 2-3 Allowable Uses and Standards for Office and Industrial Use Categories
25 Goleta General Plan/Coastal Land Use Plan 2.0 Land Use Element September 2006 2-13
potential conflict with adjacent residential uses. The size of any mixed-use developments shall be consistent with street and utility capacities. The Fairview Shopping Center and Calle Real Center are included in this designation. (Amended by Reso. 23-60, 11/07/23; Reso. 23-69, 12/05/23; and Reso. 24-19, 4/02/2024) TABLE 2-2

ALLOWABLE USES AND STANDARDS FOR COMMERCIAL USE CATEGORIES Allowed Uses and Standards Commercial Use Categories

C-R C-C C-OT C-VS C-I C-G
Retail Trade
Large-Scale Retail Establishments X X – – – –
General Merchandise X X X – – X
Food and Drug Stores X X X – X X
Apparel and Specialty Stores X X X – – X
Building/Landscape Materials and Equipment X X X – – X
Eating and Drinking Establishments X X X X X X
Other Retail Trade Establishments X X X X – X
Coastal-Related Commercial X X X X – –
Services (Including Offices)
Finance, Insurance, and Real Estate X X X – – X
Personal Services X X X – – X
Business Services – X X – – X
Information Technology Services – – – – – X
Professional Services – X X – – X
Medical and Health-Related Services X X X – – –
Educational Services – – X – – X
Entertainment and Recreation Services X X X X – X
Building and Construction Services – – – – – X
Other Services X X X X X X
Transient Lodging and Services
Resorts – – – X – –
Hotels, Motels, Bed and Breakfast Inns X X X X – –
RV Parks – – X X – X
Other Visitor Services and Attractions – – – X – X
Auto-Related Uses
Retail – Automotive Sales and Rentals – – X – – X
Auto Repair and Painting – – – – – X
Auto Wrecking Yard/Junk Yard – – – – – X
Auto Service (Gas) Station X – X – X X
Car Wash – X X – X X
Wholesale Trade and Storage
General Wholesale Trade – – – – – X
Warehousing – General – – – – – X
Warehousing – Self-Storage – – – – – X
Outdoor Storage – – – – – X
Residential Uses
Residential Units – X X – – –
One Caretaker Unit X X X X – X
Assisted-Living Residential Units – – – – – X
Other Uses
Religious Institutions – X X – – X
Public and Quasi-public Uses X X X – X X
Wireless Communications/Telecommunications X X X X X X
Standards for Density and Building Intensity
Recommended Standards for Density
Maximum Residential Density N/A 20/acre 20/acre N/A N/A 20/acre Recommended Standards for Building Intensity
Structure Height 35 feet 35 feet 35 feet 35 feet 25 feet 35 feet Maximum Lot Coverage Ratio N/A N/A N/A N/A N/A N/A
26 TABLE 2-3

ALLOWABLE USES AND STANDARDS FOR OFFICE AND INDUSTRIAL USE

CATEGORIES
Allowed Uses and Standards Office and Industrial Use Categories

I-BP I-OI I-S I-G
Industrial (Manufacturing)
General Manufacturing – No Noxious Impacts X – X X
General Manufacturing – Potential Noxious Impacts – – – X Research and Development X X – X
Scientific and Similar Instruments X X – X
Bio-Medical Technology X X – X
Other Advanced Technology X X – X
Transportation and Utilities
Transportation (other than right-of-way) – – X X
Wireless Communications/Telecommunications X X X X
Utilities X X – –
Retail Trade
Building/Landscape Materials and Equipment – X – X
Eating and Drinking Establishments X X – –
Other Retail Trade Establishments X X – –
Services (Including Offices)
Finance, Insurance, and Real Estate X X – –
Personal Services X X – –
Business Services X X – –
Information Technology Services X X – –
Professional Services – X – –
Medical and Health-Related Services – X – –
Educational Services – X – –
Entertainment and Recreation Services – X – –
Building and Construction Services – – X X
Other Services – – X X
Auto-Related Uses
Automotive Sales and Rentals – – X X
Auto Repair and Painting – – X X
Auto Wrecking Yard/Junk Yard – – X X
Auto Service (Gas) Station – – – X
Wholesale Trade and Storage
General Wholesale Trade – – X X
Warehousing – General X* – X X
Warehousing – Self-Storage – – X X
Outdoor Storage – – X X
Residential Uses
Residential Units – X – –
One Caretaker Unit Per Parcel X X X X
Assisted-Living Residential Units – X – –
Other Uses
Public and Quasi-public Uses X X X X
Religious Institutions – X – –
Standards for Density and Building Intensity
Recommended Standards for Density
Maximum Residential Density N/A 20units/acre N/A N/A
Recommended Standards for Building Intensity
Structure Heights 35 feet 35 feet 35 feet 35 feet
Maximum Lot Coverage Ratio 0.35 0.40 N/A N/A
Notes:

1. Use Categories: I-BP – Business Park; I-OI – Office and Institutional; I-S – Service Industrial; I-G – General Industrial.

2. X indicates use is allowed in the use category; - indicates use not allowed.

3. General Note: Some uses requiring approval of a conditional use permit are set forth in text policies, and others are specified in the zoning code.

4. The standards for building intensity recommended by this General Plan pursuant to Government Code Section 65302(a) may be revised by a Resolution of the decision-making body of the City for specific projects based upon a finding of good cause.

5. N/A = Not applicable.
* Warehousing is allowed on parcels designated Business Park (I-BP) if it is in association with a permitted use. (Amended by Reso. 08-30, 6/17/08 and Reso. 09-32, 5/19/09) 27 ATTACHMENT 6
Applicant’s Submitted GPA Initiation Factors and Justification Statement 28 13
November 2024
City of Goleta
Planning Department
130 Cremona Drive
Goleta, CA 93117
SUBJECT: GENERAL PLAN AMENDMENT OWNER INITIATION

APPLICANT LETTER & JUSTIFICATION STATEMENT

GOLETA BUSINESS PARK
421, 425, AND 445 PINE AVENUE; APN: 071-130-048
Dear Planner,
On behalf of the applicant and owner, Goleta Business Park, LLC, we are pleased to submit this Applicant Letter and Justification Statement as part of this owner-initiated General Plan Amendment Initiation request to amend the land use designation of 421 and 445 Pine Avenue (APN 071-130-048) from “General Commercial” to “Business Park.” I. Goleta Business Park Background Information
Go
leta Business Park was developed in the 1980s with five Research & Development and technology buildings across two parcels that have served a variety of tenants. The two parcels operate as one, unified park, with shared parking, ingress and egress, mailboxes, signage, and landscaping.

The Park and its structures were developed to accommodate Research & Development and technology uses, with tilt-up doors and high ceilings. Historically tenants have included Hughes Santa Barbara Research, a company that developed and tested aviation-related electronics, Magnetic Data, which developed computer hard drive technology, and CBrite Solutions, which developed transistor technology. A current tenant is Yardi Systems, a major employer in our area, which also leases space in the adjacent parcel to the west to make up their four-building Goleta headquarters.

The southern-most of the two parcels was zoned “Business Park” with the with City of Goleta’s adoption of the new zoning ordinance No. 20-03 in 2020, allowing for “R&D 29 Goleta Business Park
GPAI

and Technology” uses. The northern parcel, however, and the subject of this application, was zoned General Commercial (GC), which does not allow for “R&D and Technology”. The rezone split the existing business park into two different zones.

As a result of the GC designation, historic and existing Research & Development uses became nonconforming. These uses are not allowed in the GC zone, whereas these “R&D and Technology” uses are allowed in the Business Park (BP) land use category.

II. General Plan Amendment
T
he current GC General Plan designation does not allow Research & Development or Technology uses, which have historically and currently existed in the Business Park, and are uses at the adjacent parcels zoned “Business Park” to the west and south. If the land use designation of the parcel were changed from GC to BP, any existing non-conforming businesses would become conforming uses, the Business Park would be zoned consistently across both parcels, and the parcel in question would be able to accommodate future R&D/technology uses, as it has historically. As described, the design of the lease spaces within the complex lend themselves to R&D/Technology-type uses and the applicant would like to apply to initiate a General Plan Amendment (GPA) and Rezone from GC to BP to facilitate the rezone.

Per applicant correspondence with City staff, we understand City staff is supportive of this proposed General Plan Amendment. Additionally, we understand this change would not constitute spot zoning given the size of the parcel and that the parcel is surrounded on two sides by BP-zoned properties, aligning the subject parcel with surrounding, existing uses.

It is understood that subsequent to Initiation, it will be necessary to process applications for Zoning and General Plan Amendments.

III. Consistency with Initiation Factors
T
he proposed Amendment is consistent with the following factors which must be considered by the City Council for Initiation of a General Plan Amendment per Section

17.67.030.B.

1. The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan;
The proposed General Plan Amendment is consistent with the following Guiding Principals and Goals, as discussed below.

1. Ensure that the amounts, locations, and characteristics of new development are determined in a manner that will preserve sensitive habitats and other natural resources.
30 Goleta Business Park
GPAI

The proposed amendment will have no impact on sensitive habitats or natural resources; no habitats or resources exist on-site.

2. Preserve open space within the city that is accessible to residential neighborhoods as well as a greenbelt around the city’s northern, western, and southern boundaries.

The subject property is currently developed as a private commercial business park. The proposed amendment will have no impact on public open space.

3. Preserve agricultural lands to allow future potential for agricultural production, including a locally grown food supply, specialty agriculture, and floriculture.

The proposed amendment will not impact agricultural lands.

4. Maintain economic prosperity with a sustainable economy that is not based on growth.

The proposed amendment will facilitate continued use of the existing business park, which is actively leased by multiple tenants and used by their employees, clients, and customers.

5. Manage the types, amounts, and timing of future growth based on maintenance of service levels and quality of life.

The proposed amendment does not impact the City of Goleta’s ability to provide a range of services to the community or negatively impact quality of life. All development is existing and none is proposed.

6. Maintain a balanced community, with an appropriate mix of residences, workplaces, and services.

The proposed amendment will allow Goleta Business Park to continue providing valuable lease space to tenants who provide local employment and contribute to the City of Goleta’s reputation of being a destination for R&D and technology companies, with no negative impact on the City’s mix of land uses.

7. Maintain an appropriate balance between job-generating development and housing supply.

31 Goleta Business Park
GPAI

Not applicable. The proposed amendment does not impact the balance between job-generating development and the housing supply. All development is existing and none is proposed.

8. Maintain a balance of housing types, densities, and sizes and ensure creation and maintenance of quality, livable residential environments.

Not applicable.

9. Ensure that the locations, amounts, and timing of new development are consistent with resource and service constraints, including, but not limited to, transportation infrastructure, parks, water supply, sewer system capacity, and energy availability.

The proposed amendment does not impact services to the Business Park, which will continue to be served by the existing road network, and service and utility providers. All development is existing and none is proposed.

10. Ensure that all new development and changes to existing development are compatible with the character, scale, and design of the neighborhood.

The proposed amendment does not propose development or changes to the site that would impact the character, scale, or design of the neighborhood, but rather enable existing business to continue operation.

11. Influence future land use changes in nearby areas outside Goleta to avoid, lessen, and/or mitigate impacts within the city.

The amendment has no impact on nearby areas outside the City.

2. The amendment proposed appears to have no material effect on the community or the General Plan;

Goleta Business Park is an existing commercial campus with tenants that currently operate in and employ people in the community. The requested Amendment to the General Plan land use designation intends to align the existing uses with the General Plan and ensure continued use is consistent with the General Plan.

3. The amendment proposed provides additional public benefit to the community as compared to the existing land use designation or policy;

The proposed amendment will enable existing businesses to continue operating and contributing to the mix of employers currently found in the Business Park, and allow the Business Park to lease to tenants that best align with the design of the campus and its leasable space. Without the amendment, some of those 32 Goleta Business Park
GPAI

businesses may not either not be able to operate or not be able to expand their operations as may be desired, nor would new R&D tenants be able to take advantage of the Business Park campus.

4. Public facilities appear to be available to serve the affected site, or their provision will be addressed as a component of the amendment process; or

Goleta Water District, Goleta Sanitary District, and the County Fire Department currently provide public services to the subject property. No change is proposed to the intensity of use and the amendment will not impact the utilities that serve the parcel and businesses.

5. The amendment proposed is required under other rules or regulations.

While the legal, non-confirming uses could remain under the current zone, rezoning the property to BP validates and authorizes the Research & Development and Technology uses by right. This would allow similar and future tenants to lease floor area without perpetuating zoning non-conformities. Therefore, the proposed amendment will create zoning consistency and security for future Research & Development and Technology uses at the property. The amendment is necessary to eliminate the legal non-conforming status of at least one of the existing businesses.

IV. Consistency with Business Park Designation

The proposed General Plan Amendment is consistent with the General Plan’s Land Use Element Policy LU 4.2 (Purpose of the Business Park Category):

a. The scale and design of these uses are compatible with each other and with the existing character of the park and surrounding neighborhoods.

Current and future Research & Development and Technology uses that would be legalized with a change from GC to BP designation are in scale with the design of the tenant spaces they occupy. The Business Park campus infrastructure, circulation, parking, and buildings currently and have historically accommodated these uses.

b. Lighting from these uses will not interfere or conflict with adjacent nonindustrial properties.

Not applicable: the subject parcel is bordered to the west and south by BP- zoned parcels with R&D tenants and to the north by General Commercial uses.

No change to lighting is proposed and the current lighting scheme does not interfere or conflict with adjacent nonindustrial uses, including the RMHP Mobile 33 Goleta Business Park
GPAI

Home Park across the street to the east, which is screened with fencing and mature trees.

c. Signage will be controlled.

Not applicable: no change to signage is proposed. Any future proposed changes to signage will be submitted to Planning for review and approval.

d. Curb cuts will be minimized and sharing of access encouraged.

Not applicable: the parcel is currently accessed by three driveways and no change to access is proposed as part of the General Plan Amendment.

e. Adequate and safe motorized and nonmotorized access to the site is provided, and transportation and circulation impacts, especially on residential areas, will be mitigated.

The business park is accessed by two driveways off Pine Avenue and one driveway to the north off the alley easement called Carson Street, which ensures smooth and safe motorized and nonmotorized access to the parcel.

Provided vehicular and bicycle parking is adequate.

f. Quality landscaping, including outdoor seating areas, will be provided to enhance the visual appeal of the area.

Not applicable: no physical changes to the campus are proposed with the General Plan Amendment Initiation.

V. Conclusion

In conclusion, the requested General Plan Amendment Initiation is appropriate and justified for the reasons stated above. On behalf of the Goleta Business Park, LLC, we appreciate consideration of their request that will enable the continuation of the Goleta Business Park into the future. I can be reached at 805-966-2758 x101 if you have any questions or require additional information.

Sincerely,

SEPPS LAND USE CONSULTING

Nicole R. Biergiel
Associate Planner II
34 ATTACHMENT 7
Staff PowerPoint Presentation
35 Consideration Initiation of
a General Plan
Amendment for 421, 425,
& 445 Pine Avenue (APN
071-130-048); Case No.
24-0006-GPA
City Council
August 19, 2025
36 Purpose of General Plan Amendment Initiations
2 •Allows for early public input
•Affords the City Council with the opportunity to deny the initiation of processing a Gener
al Plan Amendment (GPA)
•Provides staff direction to process the GPA request for further study
•In all cases, initiation does not mean or imply that a reques
ted amendment will eventually be approved
August 19, 2025, City Council
37 General Plan Amendment Request
3 •Goleta Business Park consists of two parcels: northern one is C-G and southern
one is I-BP
•Prior to City’s adoption of General Plan in 2006, the County had the northern
parcel designated as C-3 (General Commercial).
•The current GP Land Use designation of C-G reflects the history C-3 designation
•There are no records as to why or when the northern parcel was designated
C-3 and different than the southern parcel of the complex •The applicant desires to rectify this by having both parcels be I-BP August 19, 2025, City Council
38 Subject Parcel
4 August 19, 2025, City Council
39 Land Use Designation
5August 19, 2025, City Council
Legend:
• Red Stripe: General Commercial (G-C)
• Purple: Business Park(I-BP)
• Brown: Residential – Mobile Home Park
(RMHP)
Proposed Land Use
and Zoning
Designation: I-BP
40 Review Process
•City Council is the decision-maker for Initiation of a Gener
al Plan Amendment
•Planning Commission and City Council will review after Initiation
•The requested changes are exempt from CEQA as outlined in the Staf
f Report and Resolution
6August 19, 2025, City Council
41 Initiation Criteria
Per Council Resolution 12-13 and Chapter 17.67,
there are five factors to initiate a General Plan
Amendment
7August 19, 2025, City Council
42 Initiation Criteria for the Proposal
Factor 1: Land Use Element Guiding Principle and Goals (GPG) •GPG 4 “Maintain economic prosperity with a sustainable economy that is
not based on growth”
•GPG 6 “Maintain a balanced community, with an appropriate mix of residences,
workplaces and services”
•GPG 10 “Ensure that all new development and changes to existing developmen
t are compatible with the character, scale, and design of the neighborhood”
If initiated, staff would further evaluate consistency with Guiding Principles
and Goals in more detail
8August 19, 2025, City Council
43 Initiation Criteria for the Proposal (cont.)
Factor 2: Effect on Community or General Plan
•Not a fundamental change to the City’s overall land use pattern as prov
ided for in Figure 2-1
•The allowable uses under I-BP may be less impactful than the C-G use
•However, I-BP would represent a loss of housing potential since residen
tial uses are not allowed
9August 19, 2025, City Council
44 Initiation Criteria for the Proposal (cont.)
Factor 3: Public Benefit
•The proposed amendment may provide public benefit to the community
as the uses allowed under the I-BP land use
designation is potentially more compatible with the adjacent uses
•The proposed amendment may expand employment
opportunities
in the community
10August 19, 2025, City Council
45 Initiation Criteria for the Proposal (cont.)
Factor 4: Availability of Public Facilities
•The subject site is near Hollister Avenue, a main arterial in the
City, with proximity to public services. No changes
anticipated relative to public services.

Factor 5: Other Rules and Regulations
•The amendment proposed is not required under other rules or
regulations
11August 19, 2025, City Council
46 General Plan Findings
The GPA-I requested is:
• Consistent with the General Plan’s Land Use Element Policy 4:

Office and Industrial Uses.
• Deemed to be in the public interest.
• Reflective of the development on the complex/site.
• Could expand employment opportunities by allowing a
greater variety of uses.
12August 19, 2025, City Council
47 Recommendation
“AdoptResolution No. 25-___, entitled “A Resolution of the City
Council of the City of Goleta, California, Initiating the Processing of an Applicant-Requested General Plan
Amendment to Change the Land Use Designation of 421,
425, & 445 Pine Avenue (APN 071-130-048) from General
Commercial (C-G) to Business Park (I-BP) and Finding that the Initiation of a General Plan Amendment is Exempt from the California Environmental Quality Act.”
13August 19, 2025, City Council
48 Questions?
August 19, 2025, City Council 14
49