FOR THE COUNCIL MEETING OF JANUARY 17, 2023
COUNCIL AGENDA REPORT
TO: City Council
FROM: City Manager
Prepared by: Various Department Directors
SUBJECT: UPDATE ON THE PUBLIC IMPROVEMENTS BEING SOUGHT BY THE
CITY AND DEVELOPMENT CONCERNS AT BLOSSER RANCH
PROJECT
RECOMMENDATION:
That the City Council hear a presentation from City staff on the public improvements being sought and development impacts expected to be generated by the proposed Blosser Ranch Project.
BACKGROUND:
Several years ago, the Community Development Department, Planning Commission, and members of the local development community worked together to create the Blosser Southeast Specific Plan as aguide for future development along the South Blosser Road corridor. The Blosser Southeast Specific Plan provided the framework over the years for new development, such as Harvest Glen, Westgate Ranch, and Villages at Westgate.
The last significant parcel has been known as the Acquistapace Property, consisting of approximately 150 acres, now referred to as Blosser Ranch. The specific plans call for a variety of uses including commercial, residential, public facilities, and open space.
DISCUSSION:
The purpose of this report is to update the City Council on the status of discussions with the Canfield Development Company, the current owners of the entire Blosser Ranch site, and the proponents for the development of approximately 340 single-family homes, 320 Accessory Dwelling Units (ADU), and 820 multi -family units, for a total of approximately 1,480 housing units. All units are proposed to be made available as rentals, including the single-family homes and the 320 proposed ADUs.
The specific plan includes a 20 -acre school site, adjacent to the school site is the 19 -acre City park site. The park will be developed into a multi -field sports complex and contain a neighborhood park component to service the residents of Blosser Ranch.
The scope of this project is most likely the single largest residential development in Santa Maria in quite some time. The development's impacts on the quality of life for current and future residents are significant. The following information is provided for City Council consideration from City staff working to ensure that the impacts of this development are sufficiently mitigated.
Community Development Department
The proposed development includes multi -family and single-family development. The single-family areas have lots that also include ADUs. The single-family areas have narrower streets with limited street parking. Most parking spaces are garage parking and driveway parking, arranged in a tandem manner, one behind another. In order to provide vehicle access and parking to these single-family lots containing two units, front yard areas have multiple concrete driveways and limited areas for landscaping and trees. The applicant is asking for a reduction from the minimum 50 percent front -yard landscape requirement. The homes in the proposed development also have similar architectural styles, reflective of multi -family developments, as opposed to the varied architecture expected for single-family neighborhoods, and as articulated in the Blosser Southeast Specific Plan.
Recreation and Parks Department
The primary concern is the acquisition of the property on which the City plans the development of a 19 -acre facility consisting of four multi -use fields, playground, picnic area, walking trail, restrooms, concession stand, maintenance building, and parking. A facility of this type would not only provide a large neighborhood park with recreation components, but also provide a site for the construction of a four -field sports complex.
The latter being a desire of residents for the last eight years, as a way to help curb youth violence and address the deficit of park land in the City.
The City has adopted the Resources Management Element of the City's General Plan and a Leisure Needs Assessment that evaluated community recreational needs and set facility standards. The Blosser Southeast Specific Plan also includes the requirement to set aside land for open space and park improvements. The development proposed by the Canfield Development Company warrants the dedication of land of up to 22.5 acres for park uses, given the potential of approximately 4,500 new residents (at a ratio of 3 residents per household) or pay the in -lieu fee of approximately $3.6 million to mitigate park impacts. The Canfield Development Company has expressed an interest in having the park project move forward, however, negotiations on how the land will be acquired continue. The immediate dedication of the 19 -acre park site will allow the City to move forward with the construction.
Once the property is acquired funds from the $6.5 million grant secured from the State of California, a pledge from Santa Barbara County of $1.5 million, and the City Council allocated $1 million from the park development fees to the project, providing a total of $8.5 million to launch the project. The Wallace Group has been retained as the project architects and recently presented the concept (Attachment A) to the Recreation and Parks Commission for review and comment. Once the property transaction is complete the City can move forward with final design and construction.
2 Fire Department
Blosser Ranch is within the service area of Fire Station 2 located on West Carmen Lane.
The addition of approximately 1,500 housing units with 4,500 to 6,000 new residents at Blosser Ranch will surpass the capabilities of Fire Department resources in the current deployment model for Fire Station 2, as identified in the Fire Department 2021 Standards of Cover ("SOC").
To address the increased demand for emergency services, staff recommends relocating Fire Station 2 to the Northeast corner of La Brea Avenue and Blosser Road in the proposed Blosser Ranch project. Moving Fire Station 2 addresses several issues. First, it will provide a more strategic location to respond to calls in all directions using the major thoroughfares of Blosser Road, Stowell Road, Betteravia Road, and Battles Road. All of these have access across the Santa Maria Valley Railroad tracks, an advantage over the existing Fire Station 2 location. Second, moving Fire Station 2 would allow emergency services to respond to the City's westernmost boundary (Black Road) within the four - minute timeframe identified in the SOC. Third, the service area for Fire Station 2 would be adjusted westerly reducing call volumes to Fire Station 2, which would be picked up by other service areas. This would allow Fire Station 2 to have the capacity to serve the 4,500 to 6,000 new residents within Blosser Ranch.
To move Fire Station 2, two to three acres of land would be required of the developer at the northeast corner of La Brea Avenue and Blosser Road. In addition, to ensure the continued high-level emergency response to residents and businesses of Santa Maria, the developer should provide a portion of the funds to construct Fire Station 2 and the emergency apparatus at the new location, as well as fully fund the staffing costs for Fire Station 2 for one year. These requests align with the Conditional Use Permit Fire Protection Recommendations for compliance with the specific plan.
Alternatives:
The purpose of this report is to provide the City Council with the necessary background information on which to base future decisions related to the Blosser Ranch project. No alternatives are presented at this time.
Fiscal Considerations:
The Blosser Ranch project will have a major impact on the quality of life in the City, providing critical housing in what could be the largest residential development in recent history. Careful consideration should be given to the future impacts created by the project and how best to mitigate those impacts,keeping in mind the financial impacts on City revenues given the "rental" nature of this project. Staff has requested input from HDL, the City's revenue consultant to produce a model of this project's future financial impacts. 3 Impact to the Community:
Ensuring that the proper level of public services is provided in a development of this size is critical. The addition of 4,500 new residents to the City will surely demand increased levels of servjee-n...en .ace to meet residents' needs. Now is the time to plan to mitigate th
ALE R POSADA
Director of Recreation and Parks
Attachment A:Blosser Ranch Refined Conceptual Site Plan 4 GRAPHIC SCALE
LEGEND
RESTROOMS
PICN IC TABLES OR BENCHES
OPEN TURF
COVERED PICNIC AREA FOR LARGE GATHERINGS
PERMEABLE PARKING 6. PAVING
- SOCCER FIELD
- FUTSAL COURT
RECESSED BIORETENTION AREA
ADULT FITNESS
PLAYGROUND
- SEAT WALL WITH ART
1/2 BASKETBALL COURT
PREFAB RESTROOM WITH CONCESSION STAND
BERMS
MAINTENANCE BUILDING &YARD
STABILIZED DECOMPOSED GRANITE TRAIL
BIKE RACK
ENTRANCE MONUMENT
PERIMETER FENCING
PICNIC AREA WITH SHADE SAIL
GATES
SCULPTURAL ART
OUTDOOR GAME AREA (PING-PONG, CORNHOLE)
0 100 200
400
(IN FEET)
I IN 200 FT
SANTA MARIA COMMUNITY SPORTS P
INED CONCEPTUAL SITE PLAN
WALLACE GROUP'