Agenda packet — Santa Maria City Council, December 5, 2023 (part 4 of 5)

For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD's housing element webpage at https://www.hcd.ca.gov/planning-and- community- development/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities programs, and HCD's Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor's Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html .

HCD appreciates the hard work and dedication you and Frank Albro Jr., Principal Planner provided in preparation of the City's housing element and looks forward to receiving the City's adopted housing element. If you have any questions or need additional technical assistance, please contact Clare Blackwell, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager

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CITY OF SANTA MARIA
Environmental Checklist / Initial Study
Housing Element Update

1. Project Title
City of Santa Maria Housing Element Update

2. Lead Agency, Contact and Preparer
Dana Eady, Planning Division Manager
Frank Albro, Principal Planner
Community Development Department
110 South Pine Street, Room 101
Santa Maria, CA 93458
(805) 925-0951 ext. 2244
[email protected]
[email protected]

3. Project Location
The City of Santa Maria is located in the central coast area of California in the northern portion of Santa Barbara County, roughly 250 miles south of San Francisco and 170 miles north of Los Angeles. The City lies within the Santa Maria River Valley, surrounded by rolling hills on three sides and the Pacific Ocean to the west. Santa Maria was incorporated as a general law city in 1905, with an economy flourishing from rich alluvial soil for agriculture and numerous oil fields. Both the agriculture and oil industries contributed to the City's population growth throughout the 20th century, and the area retains a significant agriculture industry today. Crops such as strawberries, wine grapes, celery, lettuce, peas, squash, cauliflower, spinach, broccoli, and beans are grown in Santa Maria and numerous cattle ranchers are also located in the area. The City became a charter city in December 2000, after Santa Maria voters approved a ballot measure. In recent decades, Santa Maria's population has continued to grow steadily by offering affordable housing opportunities and job opportunities; in 2006 Santa Maria surpassed Santa Barbara as the most populous city in Santa Barbara County. Today, there are almost 110,000 residents and over 38,000 jobs in Santa Maria.

Residential is the leading land use in Santa Maria, comprising about 27 percent of the city.

Residential land uses are distributed throughout the city of Santa Maria, most commonly in single-family residential subdivisions. Single-family residential is the leading type of residential development in the city, comprising about 22 percent of the city. Santa Maria has a significant amount of vacant land, covering about 19 percent of the city. Much of this vacant land is located on the edges of the city. After vacant land, the next most common land uses are conservation and agricultural uses, covering about 14 percent of the city, followed by airport uses (11 percent), public and institutional uses (11 percent), industrial uses (8 percent), and commercial uses (7 percent). Non-residential uses, including industrial and commercial uses, commonly line major corridors in Santa Maria, including Broadway, Main Street, and Betteravia Road. Agricultural uses, like vacant uses, are commonly located on the edges of the city, away from more developed portions of the city.

ATTACHMENT C

Figure 1. Regional Project Location
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Lompoc
Raimi + Associates, 2020 I Source: City of Santa Maria, 2020:

Stole of California, 2020; Urban Footprint, 2020.

Legend
ri [—j City Limits — Railroads
Sphere of Influence — Freeways/Highways
Q County Boundary Major Streets
Parks — Local Streets
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Solvang
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City of Santa Maria Housing Element Update
Environmental Checklist/Initial Study
December 15, 2022

Page 2 ends

4. Project Description
This Initial Study -Negative Declaration (IS -ND) serves as the environmental review of the draft Housing Element Update, as required by the California Environmental Quality Act (CEQA), Public Resources Code (PRC) Section 21000 et seq., the CEQA Guidelines, and the City of Santa Maria Environmental Procedures. The draft Housing Element Update consists of a comprehensive update to the Housing Element of the City of Santa Maria General Plan. State law requires that housing elements are updated every eight years (California Government Code Sections 65580 to 65589.11). The draft Housing Element Update identifies residential sites adequate to accommodate a variety of housing types for all income levels and needs of special population groups, defined under State law (California Government Code Section 65583). The draft Housing Element Update analyzes governmental constraints to housing maintenance, improvement, and development; addresses conservation and improvement of the condition of existing affordable housing stock; and outlines policies and programs that promote housing opportunities for all persons. The draft Housing Element Update would update the City's Housing Element as part of the 6th Cycle Regional Housing Needs Allocation (RHNA).

For Santa Maria, the 6th Cycle planning period runs from 2023-2031.

The update to the Housing Element would bring the City's General Plan into compliance with State legislation passed since the adoption and certification of the existing 2014-2022 Housing Element. There are multiple main components of the draft Housing Element Update that mirror those of the previous Housing Element, but that have been updated to reflect current conditions, including:
• An introduction and profile/analysis of the city's current demographics, housing characteristics, and existing and future housing needs. • Review of resources available to facilitate and encourage the production and maintenance of housing.
• Analysis of market constraints on housing production and maintenance. • An evaluation of accomplishments under the 2015-2023 Housing Element (5th Cycle).
• A statement of the Housing Plan to address the City's identified housing needs, including an assessment of past accomplishments, and a formulation of housing goals, policies, and programs to facilitate the 2023-2031 Housing Element Update (6th Cycle).
• An identification of the City's quantified objectives for the 6th Cycle RHNA planning period by income group based on growth estimates, past and anticipated development, and income data.

Changes unique to the draft Housing Element Update include the following components:
• A summary of the public outreach process undertaken by the City to inform the public about the impending draft Housing Element Update.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 3

• Updated Demographic and Housing Analysis from the latest American Community Survey, and other demographic data sources for the City. • Analysis for consistency with new State laws. Since the 2015-2023 Housing Element, the State enacted legislation to encourage housing development including, in some cases, requiring local jurisdictions to streamline project approvals for the purpose of expediting housing development. The project includes an analysis of these new regulations and as needed, programs to implement them. • Updated Sites Inventory. The draft Housing Element Update includes a citywide housing sites inventory (Appendix B of the draft Housing Element Update) which identifies properties with the potential for residential development.

The draft Housing Element Update establishes objectives, policies, and programs to assist the City in achieving state -mandated housing goals. As required by Government Code Section 65583(c)(8), the draft Housing Element Update provides a timeline for processing each of the amendments to the General Plan, Zoning Ordinance, and other land use documents which implement the draft Housing Element Update. No formal land use changes or physical development are proposed at this time and future land use and zoning changes would require separate environmental evaluation.

Accommodation of the Regional Housing Needs Allocation
The RHNA reflects the California Department of Housing and Community Development's (HCD's) determination of the projected housing needs in a region by household income level as a percent of the Area Median Income (AMI). State law (California Government Code Section 65584) requires that each city and county plan to accommodate a fair share of the region's housing construction needs. The Regional Housing Needs Assessment is conducted by California's Department of Housing and Community Development (HCD), which determines a state-wide housing need. That state-wide need is then distributed among the state's regional Councils of Governments as the Regional Housing Need Determination.

Santa Maria is within the Santa Barbara County region and is a one of the region's eight incorporated cities (Buellton, Carpinteria, Goleta, Guadalupe, Lompoc, Santa Barbara, and Solvang) which along with the unincorporated county areas, comprise the Santa Barbara County Association of Governments (SBCAG). HCD determined that the Regional Housing Need for the SBCAG region is a minimum of 24,856 housing units. These units must be accommodated during the sixth cycle of the RHNA, which is the statuary planning period of February 2023 to February 2031.

SBCAG has established the methodology to distribute the overall housing need among its jurisdictions, assigning each with a RHNA. The RHNA is a quantified minimum projection of additional housing units needed in the City to accommodate projected household growth at all income levels by the end of the housing element's planning period. Santa Maria's RHNA for the 2023 - 2031 planning period is 5,418 units, which includes:
• 516 extremely low-income housing units
• 516 very low-income housing units
• 731 moderate -income housing units
City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 4

• 3,119 above moderate -income housing units
Following Section 65583(a)(1) of the Government Code, the City will presume that 50% of the very low-income households qualify as extremely low-income households.

Therefore, the total number of extremely low and very low-income households equal the City's original 1,032 Very Low-income unit allocation.

To assess options for meeting its RHNA, the City compiled an inventory of candidate housing sites, which includes properties throughout the city. The draft Housing Element Update intends to reduce potential environmental impacts by siting housing near existing residential areas, and in locations with access to public transportation and commercial services, and away from environmentally sensitive resources. To address the RHNA allocation, the City relies on the following development opportunities: Planned and approved projects, Vacant and underutilized sites, and Accessory Dwelling Units (ADUs).

The following table summarizes the City's methodology for satisfying its RHNA. Based on ADU projections, entitled and proposed projects, and available sites, the City has excess capacity in all income categories.

Table 1. Residential Development Potential and RHNA
Extremely
Low
Very Low
Low
Moderate
Above
Moderate
Total
RHNA
See Very Low
1,032
536
731
3,119
5,418
ADUs
-
1,058
303
151

1.512
Entitled/Proposed
Projects
-
447
147
1,379
1,973
Site Inventory'
See Very
Low/Low
225 204
309
330
1,800
3 2,33
47966
Total
1,730 1,709
759
780
3,443 3,3
02 5,81
Surplus
See Ve ry
Low/Low
162 141
28 49
3i4 211 4
401
'. Net new units, Source: Lisa Wise Consulting, 2022
The City has sufficient available properly zoned land to accommodate the Sixth Cycle RHNA. The City does not need to rezone sites. None of the lower -income sites identified in this inventory are reused from the previous Housing Element site inventories.

5. Environmental Review
State law mandates that each city and county in California adopt "a comprehensive, long- term general plan," the purpose of which is to plan for important community issues such as new growth, housing needs, and environmental protection. The Housing Element is a required element of the City's General Plan.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 5

This IS -ND includes the analysis of the changes and potential impacts related to the adoption of draft Housing Element Update only. No physical development or land use changes are proposed or evaluated.

6. Discretionary Action
Implementation of the draft Housing Element Update would require the following discretionary actions by the City of Santa Maria Planning Commission and/or City Council:
• Adoption of the 2023-2031 Housing Element
• Adoption of the IS -ND prepared for the 2023-2031 Housing Element 7 Other Agencies Whose Approval is Required
The Housing Element will be submitted to HCD for review and comment. The City will seek certification of the Housing Element from HCD.

8. Location of Documents
The City of Santa Maria Community Development Department Planning Division serves at the custodian of the General Plan, the draft Housing Element Update, and associated documents. The General Plan, draft Housing Element Update, and previous Housing Element are available online at the City of Santa Maria Community Development Planning Division webpage:
https://www.cityofsantamaria.org/city-government/departments/community- development/general-plan-update-2040/housing-element-update-2023.

9. California Native American Tribes Consultation
Public Resources Codes §21080.3.1 and §21080.3.2 requires public agencies to consult with California Native American tribes identified by the Native American Heritage Commission (NAHC) for the purpose of avoiding, protecting, and/or mitigating impacts to tribal cultural resources as defined for California Environmental Quality Act (CEQA) projects. Gov. Code § 65352.4 (Senate Bill 18) requires cities and counties consult with California Native American Tribes before adoption or amendment of a general plan, specific plan or designation of open space.

On December 12, 2022, the City of Santa Maria sent letters to the local Native American contacts identified by the Native American Heritage Commission, requesting response within 30 days of receipt of the city's letter.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 6

1. AESTHETICS/VISUAL RESOURCES
Except as provided in Public Resources Code
Section 21099, would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Have a substantial adverse effect on a scenic vista?
X
b.

Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
X
c.

In non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
X
d.

Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
X
Setting:

The Santa Maria Valley is characterized by predominantly level topography bound by the Nipomo Mesa and Sierra Madre Mountains on the north and east, by the Solomon Hills and Casmalia Hills on the southeast and southwest, and by the Guadalupe Dunes and Pacific Ocean on the west. The visual character of the Santa Maria Valley is agricultural in nature, with both cultivated row crops and cattle ranching, which provide a distinctly rural ambience. Primary through -travel corridors include U.S. Highway 101 (U.S. 101 or Highway 101) and State Route (SR) 1, which are designated as Scenic Highways or are eligible for such designation along their entire length in Santa Barbara County.

Scenic Vistas
A scenic vista is a view of natural environmental, historic, and/or architectural features possessing visual and aesthetic qualities of value to the community. The term "vista" generally implies an expansive view, usually from an elevated point or open area. There are many vantage points in the Santa Maria Valley and views of the hillside ranges can be seen in many areas from the valley floor. The Casmalia Hills are located to the southwest and the Solomon Hills to the southeast.

These distinctive highlands range from 1,300 feet to 4,000 feet above mean sea level, and thus provide what is generally considered to be a scenic "backdrop" from many vantage points in the valley floor.

California Scenic Highway Program
A California highway may be designated as scenic depending on how much of the natural landscape can be seen by travelers, the scenic quality of the landscape, and the extent to which development intrudes on the traveler's enjoyment of the view. Established in 1963, the California Scenic Highways Program protects the value of scenic areas and the value of views from roads within California. This legislation sees scenic highways as "a vital part of the all -encompassing effort...to protect and enhance California's beauty, amenity and quality of life." This program City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 7

includes a list of highways that are either eligible for designation as scenic highways or have been so designated. Such highways are identified in Section 263 et seq. of the Streets and Highways Code. As previously noted, there are no scenic highways in the vicinity of the project site.

Consistent with Appendix G of the State CEQA Guidelines, significant scenic resources can include visually significant trees, rock outcroppings, and historic buildings, where visible from a State Scenic Highway. The California Scenic Highway Program, maintained by the California Department of Transportation (Caltrans), protects State Scenic Highway corridors from changes that would diminish the aesthetic value of lands adjacent to highways. There are no designated or eligible State Scenic Highways located in Santa Maria. According to the California State Scenic Highway Program, the section of U.S. 101, that travels through Santa Maria is eligible for State Scenic Highway designation but is not officially designated (Caltrans 2019).

Regulatory
City of Santa Maria General Plan
The City regulates community design and aesthetics of buildings and public spaces through its General Plan policies. The General Plan prescribes visual resource policies, and references the Municipal Code, including the Planned Development (PD) overlay, as regulations that implement the visual resource policies of the City. The PD overlay is proposed to apply to the entire project site, as provided for by the application for pre -zoning. In addition, the Land Use Element and Resources Management Element (RME) of the General Plan contain policy statements that serve as a framework for evaluating proposed projects regarding their potential to affect the aesthetic environment of the city. The General Plan Elements with applicable goals and policies follow in further detail.

Land Use Element:
• Goal L.U.1 — Community Character. Maintain and improve the existing character of the community as the industrial and commercial retail center for northern Santa Barbara County and southern San Luis Obispo County.
o Policy L. U.1 -- Balanced Land Use Mix. Establish and maintain a balanced mix of land uses to meet the present and future demands of the community. ■ Objective L. U.1 a Residential: Establish residential areas for 1) the provision of a variety of home sites, housing types, and lifestyles; 2) the promotion of neighborhood integrity; and 3) the protection of individual property values by encouraging compatible uses and proper standards for design and development.
• Goal L. U.3 — Urban Design. The City will promote quality urban design enhancing Santa Maria's character.
o Policy L. U.3 Rehabilitation of Older Structures and New Development. Emphasize quality urban design features in rehabilitation and new development efforts.

City of Santa Maria Municipal Code:

The City's Municipal Code sets forth use regulations, development standards, and design requirements for zoning districts (e.g., building setbacks, height restrictions, landscape plans, architectural review plans, etc.). All development within the city must comply with the City's City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 8

Municipal Code requirements. The following sections include important regulations related to aesthetics and visual resources, including standards for light and glare:
• Section 12-8.16 Residential Architectural and Aesthetic Standards: Prohibits the use of shiny or reflective materials.
• Section 12-21 Airport Service Zone 11 and Section 12-24 Airport Approach District:

Provides guidance and regulations for lighting arrangement, interference, and use of reflective materials.
• Section 12-28.05 Street and Alley Lights and Section 12-32.20 Off Street Parking and Loading: Provides specific guidelines and requirements on how street and alley lights are to be installed to meet the Engineering Division City Standards. City Standard S-106 relates to the design and installation of streetlights that will be within City right-of-way and operated by the City. This standard includes specifications for materials, and lighting intensities for areas based on the type of road and other factors. • Section 12-39 Development Review: Requires development review of all development proposals submitted to the Community Development Department which involve 1 or more acres of unsubdivided land. The development review process is intended to encourage development that is compatible and harmonious with the design and use of surrounding properties.
• Section 12-44 Landscape Standards: Includes regulations for landscape development that are intended to provide for the creation of a water -conserving, functional and aesthetic outdoor environment, consistent with the Environmental Resource Management Element of the General Plan and Government Code Section 65590 et seq. These landscaping - related ordinances also aid in the City Council's goal for improved community aesthetics, including the provision of abundant landscaping in plans for new development. The City's Landscape Standards also require that existing trees more than 6 inches in diameter at breast height (DBH) be retained unless the trees cannot be reasonably accommodated by the proposed development. The Landscape Standards specify replacement requirements for trees proposed for removal.

Santa Barbara County Airport Land Use Plan:

The Santa Barbara County Association of Governments adopted the Santa Barbara County Airport Land Use Plan (ALUP) in 1993 to complement and enhance the local planning process of agencies responsible for the land use in areas surrounding the Santa Barbara Municipal Airport and Santa Maria Public Airport. The 1993 ALUP establishes planning boundaries around each airport's area of influence and sets forth appropriate land use standards, including building height restrictions and soundproofing standards, for each planning area. The project site is located within the airport's area of influence of the Santa Maria Airport (Santa Barbara County Airport Land Use Commission [ALUC] 1993).

The 1993 ALUP provides policies regarding height restrictions, safety, and noise. The City Municipal Code applies more rigorous height standards than generally imposed by the FAA Federal Aviation Regulations. Therefore, height restrictions within the Santa Maria Airport safety zones have not generally been an issue within the city (ALUC 1993). The 1993 ALUP provides compatibility considerations and standards related to lighting and glare for development occurring within the Approach Zone (Safety Area 2). All project proposals in Safety Area 2 within 1 mile of the runway end, and proposals that would result in large concentrations of people in Safety Area 2 more than 1 mile from the runway end, would be required to undergo further review on a case - City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 9

by -case basis by the ALUC. The northwestern border of the project site is located approximately 1 mile from the end of Runway 12-30.

Santa Maria Airport Land Use Compatibility Plan:

A revised draft of the Santa Maria Airport Land Use Compatibility Plan was released in February 2022 (2022 Draft ALUCP). While not yet officially adopted, the 2022 Draft ALUCP was prepared to promote compatibility between airports and the land uses that surround them and to serve as a tool for the ALUC to use in fulfilling its duty to review land use plans and development proposals within the Airport Influence Area (AIA). In addition, the 2022 Draft ALUCP provides compatibility policies and criteria applicable to local agencies in their preparation or amendment of general plans and to landowners in their design of new development.

The Draft 2022 ALUCP provides compatibility considerations and standards related to lighting and glare for development occurring within its AIA, including prohibiting sources of glare (such as from mirrored or other highly reflective buildings or building features) or bright lights (including search lights and laser light displays) as well as distracting lights that could be mistaken for airport lights (SBCAG 2022). As identified in the 2022 Draft ALUCP, the project site lies within AIA Review Area 1 and Safety Zones 2,4, and 6. Proposed uses within these areas must be developed in compliance with applicable light and glare standards and regulations set forth in the applicable airport land use plan as well as policies established by the FAA and advisory circulars.

Impact Discussion:
a -d.

Development proposals for individual projects would be subject to adopted development guidelines, including standards that govern visual quality and community design. For example, projects would be required to conform to the Glare and Lighting Performance Standards outlined in the SMMC (Zoning Section 12-49.09), which sets operational standards and requirements for lighting installations. Applicable standards include limits on reflective surfaces, outdoor lighting shielding requirements, and limits on fixture height and light beam coverage.

Compliance with the SMMC and City Specific Plans ensures that future projects are sensitive to the surrounding environment and visually compatible with existing neighborhoods.

Therefore, the draft Housing Element Update would not result in impacts related to scenic vistas, scenic highways, visual character, and light and glare and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to aesthetics or visual resources; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 10

2. AGRICULTURE AND FOREST RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.

Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-
agricultural use?
X
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract?
X
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources
Code section 4526), or timberland zoned Timberland
Production (as defined by Government Code section
51104(g))?
X
d. Result in the loss of forest land or conversion of forest land to non -forest use?
X
e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use?
X
Setting:

Agriculture has historically played an important role in the economy and development of Santa Maria and the Santa Maria Valley. Soil quality, water supply, year-round growing season, and level topography have made the Santa Maria Valley one of the most productive agricultural regions in the country. A majority of the land under agricultural production within the project vicinity is located in the unincorporated areas surrounding the city. Land under agricultural production within city limits includes a small area near the Santa Maria Regional Landfill and several acres recently annexed to the City.

According to California Public Resources Code (PRC) Section 12220(g), forest land is defined as land that can support 10% native tree cover of any species, including hardwoods, under natural City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study

Page 11 ends

conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits.

Timberland is defined as land, other than land owned by the federal government and land designated by the State Board of Forestry and Fire Protection, as experimental forest land, which is available for, and capable of, growing a crop of trees of a commercial species used to produce lumber and other forest products, including Christmas trees. The project site does not support any forest land or timberland.

Impact Discussion:
a -b. The California Department of Conservation (DOC) maintains information related to mapping and monitoring of farmland and farmland subject to Williamson Act contract. The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, allows local governments to enter into contracts with private landowners to restrict specific parcels of land to agricultural or related open space use. Landowners in return receive lower than -normal property tax assessments, based upon farming and open space uses as opposed to full market value. Local governments receive an annual subsidy of property tax revenues from the state. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), or conflict with existing zoning and existing Williamson Act contracts, and no impact would occur.
c -d. "Forest land" is defined in PRC Section 12220(g) pursuant to the California Forest Legacy Program Act of 2007 as land that can support 10 percent or more native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. There is no land in the City of Santa Maria that is considered to be forest land, or timberland zoned as Timberland Production. Therefore, the draft Housing Element Update would not conflict with existing zoning for, or cause rezoning of, forest land, or timberland zoned Timberland Production, and no impact would occur.
e. There is no land in the City of Santa Maria that is considered to be forest land, or timberland zoned as Timberland Production. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document the draft Housing Element Update would not result in other changes in the existing environment which, due to their location or nature, could result in conversion of farmland to non-agricultural use or conversion of forest land to non -forest use, and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to agriculture and forest resources; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 12

3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations.

Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Conflict with or obstruct implementation of the applicable air quality plan?
X
b.

Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard?
X
c.

Expose sensitive receptors to substantial pollutant
concentrations?
X
d.

Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
X
Setting:

The project site is located in the City of Santa Maria in northern Santa Barbara County. The climate in and around Santa Maria, as well as most of southern California, is dominated by the strength and position of the semi -permanent high-pressure center over the Pacific Ocean near Hawaii. It creates cool summers, mild winters, and infrequent rainfall. It drives the cool daytime sea breeze and maintains a comfortable humidity range and ample sunshine after the frequent morning clouds dissipate. However, the same atmospheric processes that create the desirable living climate combine to restrict the ability of the atmosphere to disperse the air pollution generated by the population attracted in part by the desirable climate.

Air pollutant emissions are generated primarily by stationary and mobile sources. Stationary sources can be divided into two major subcategories:
• Point sources occur at a specific location and are often identified by an exhaust vent or stack. Examples include boilers or combustion equipment that produce electricity or generate heat.
• Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products.

Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and can also be divided into two major subcategories:
• On -road sources that may be legally operated on roadways and highways. • Off -road sources include aircraft, ships, trains, and self-propelled construction equipment.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 13

Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles. Both summer and winter air quality in the project area is generally very good. The closest air monitoring station to the project site is the Santa Maria -906 South Broadway monitoring station, located in downtown Santa Maria. This station measures ozone (03), particulate matter with diameter of 10 micrometers or less (PM10), and sulfur dioxide.

Regulatory
The federal and State Clean Air Acts (CAA) mandate the control and reduction of certain air pollutants. Under these laws, the U.S. Environmental Protection Agency (U.S. EPA) and the California Air Resources Board (CARB) have established the National Ambient Air Quality Standards (NAAQS) and the California Ambient Air Quality Standards (CAAQS) for "criteria pollutants" and other pollutants. Some pollutants are emitted directly from a source (e.g., vehicle tailpipe, an exhaust stack of a factory, etc.) into the atmosphere, including carbon monoxide, volatile organic compounds (VOC)/reactive organic compounds (ROC),1 nitrogen oxides (NOx), PM10, particulate matter of 2.5 microns or less (PM25), sulfur dioxide, and lead. Other pollutants are created indirectly through chemical reactions in the atmosphere, such as 03, which is created by atmospheric chemical and photochemical reactions primarily between ROC and NOx.

Secondary pollutants include oxidants, 03, and sulfate and nitrate particulates (smog). By law, the federal standards may be exceeded not more than once per year, while the California standards may not be exceeded at all.

Air Quality Standards and Attainment
The project site is located in the South Central Coast Air Basin (SCCAB), which encompasses San Luis Obispo, Santa Barbara, and Ventura counties and is under the jurisdiction of the Santa Barbara County Air Pollution Control District (SBCAPCD). As the local air quality management agency, the SBCAPCD is required to monitor air pollutant levels to ensure that the NAAQS and CAAQS are met and, if they are not met, to develop strategies to meet the standards. Depending on whether the standards are met or exceeded, the SCCAB is classified as being in "attainment" or "nonattainment." In areas designated as non -attainment for one or more air pollutants, a cumulative air quality impact exists for those air pollutants, and the human health impacts associated with these criteria pollutants, presented in Table are already occurring in that area as part of the environmental baseline condition. Under state law, air districts are required to prepare a plan for air quality improvement for pollutants for which the district is in non-compliance. Santa Barbara County is currently designated nonattainment for the state standard for PM10, nonattainment for the state and federal standard for 1 -hour and 8 -hour 03, and attainment or unclassifiable for all other federal and state ambient air quality standards (SBCAPCD 2021).

These nonattainment statuses are a result of several factors, including mobile and stationary sources in the SCCAB.
' CARB defines VOC and ROC similarly as, "any compound of carbon excluding carbon monoxide, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate," with the exception that VOC are compounds that participate in atmospheric photochemical reactions. For the purposes of this analysis, ROC and VOC are considered comparable in terms of mass emissions, and the term ROC is used in this IS-MND.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 14

Table 2
Pollutant
Adverse Effects
Ozone
(1) Short-term exposures: (a) pulmonary function decrements and localized lung edema in humans and animals and (b) risk to public health implied by alterations in pulmonary morphology and host defense in animals; (2) long-term exposures: risk to public health implied by altered connective tissue metabolism and altered pulmonary morphology in animals after long-term exposures and pulmonary function decrements in chronically exposed humans; (3) vegetation damage; and (4) property damage.

Suspended
particulate
matter
(PM10)
(1) Excess deaths from short-term and long-term exposures; (2) excess seasonal declines in pulmonary function, especially in children; (3) asthma exacerbation and possibly induction; (4) adverse birth outcomes including low birth weight; (5) increased infant mortality; (6) increased respiratory symptoms in children such as cough and bronchitis; and (7) increased hospitalization for both cardiovascular and respiratory disease (including asthma).' Source: United States Environmental Protection Agency 2018 Health Effects Associated with Non -Attainment Criteria Pollutants Air Quality Management
Because Santa Barbara County is designated nonattainment for the state 03 and PM10 standards, the SBCAPCD is required to implement strategies to reduce pollutant levels to achieve attainment of the NAAQS and CAAQS. The 2019 Ozone Plan is the current SBCAPCD Board -adopted air quality management plan for the County. The 2019 Ozone Plan incorporates and builds upon the prior Clean Air Plans and predominantly focuses on achieving attainment of the state 03 standards, in addition to the federal 03 standard. The 2019 Ozone Plan focuses on reducing 03 precursor emissions through implementation of transportation control measures that serve to reduce mobile source emissions, which are the primary source of ROC and nitrogen oxides emissions in the county (SBCAPCD 2019). The major sources of 03 precursor emissions in Santa Barbara County, which includes the City of Santa Maria, are motor vehicles, the petroleum industry, and solvent usage (paints, consumer products and certain industrial processes).

Sources of PM10 include mineral quarries, grading, demolition, agricultural tilling, road dust, and vehicle exhaust (County of Santa Barbara 2021a).

Sensitive Receivers
Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the activities involved. CARB has identified the following typical groups who are most likely to be affected by air pollution: children under 14 years of age; elderly over 65 years of age; athletes; and people with cardiovascular and chronic respiratory diseases.

Land uses typically associated with sensitive receivers include schools, parks, playgrounds, childcare centers, retirement homes, convalescent homes, hospitals, and clinics (CARB 2005).

The sensitive receivers nearest to the project site include Rodenberger Park and Maramonte Park, both of which are located adjacent to the eastern boundary of the project site. Additionally, City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 15

Rotary Centennial Park and the Robin Ventura Tee Ball Fields are located approximately 0.3 -mile east of the project site.

Significance Thresholds
The City of Santa Maria and SBCAPCD have not adopted quantitative significance criteria for temporary construction emissions associated with conventional land development projects.

However, SBCAPCD recommends quantification of construction -related emissions from construction activities and uses 25 tons per year for ROC and NOx as a guideline for determining the significance of construction impacts. For other construction projects involving standard grading and building activities, SBCAPCD (2015) notes that consistency with the Air Quality Attainment Plan requires the implementation of mitigation measures to minimize dust generation.

This analysis uses 25 tons per year as a significance threshold for construction -related emissions.

Long-term air quality impacts occur during project operation and include emissions from equipment or processes used in the project. These emissions must be summed to determine the significance of the project's long-term impact on air quality. Based on the criteria suggested by the SBCAPCD (2015) a project would not have a significant air quality effect on the environment if operation of the project would:
• Emit (from all project sources, mobile and stationary), less than the daily trigger (Currently 250 5 pounds per day for NOx and ROC, 80 pounds per day for PM10, and 240 pounds per day for attainment pollutants (except PM2 s and carbon monoxide) for offsets set in the APCD New Source Review Rule, for any pollutant; and • Emit less than 25 pounds per day of oxides of nitrogen (N0x) or reactive organic compounds (ROC) from motor vehicle trips only; and
• Not cause or contribute to a violation of any California or National Ambient Air Quality Standard (except 03); and
• Not exceed the APCD health risk public notification thresholds adopted by the APCD Board; and
• Be consistent with the adopted federal and state Air Quality Plans.

Impact Discussion:
a. In order to be determined consistent with the current air quality attainment plan (2019 Ozone Plan), a project's direct and indirect emissions must be accounted for in the growth assumptions in the 2019 Ozone Plan, and must be consistent with current SBCAPCD rules and regulations. The 2019 Ozone Plan identifies projected future emissions by using activity - specific growth profiles in accordance with CARB guidance. Growth profiles contain the estimated changes in the values of pollution -producing activities, known as "activity indicators." Examples of activity indicators include population, housing, and vehicle miles travelled, and the ratio of these activity indicators (relative to the base year) creates the growth factor for a specific year. Based on Table 3-1 of the 2019 Ozone Plan, Santa Barbara County is forecasted to experience a steady increase from the base year of 2017 to 2025 and 2030 in population, housing, vehicle miles travelled (VMT), and natural gas combustion from commercial uses.

The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Based on SBCAPCD guidance, standard dust control measures must be implemented for any discretionary project involving earth -moving City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 16

activities. Because Santa Barbara County violates the state standard for PM10, dust mitigation measures are required for all discretionary construction activities regardless of the significance of the fugitive dust impacts based on the policies in the current Air Quality Attainment Plan (SBCAPCD 2017). New development accommodated under the draft Housing Element Update would be subject to compliance with applicable rules to reduce emissions, dust, and volatile organic compounds during project construction. Therefore, the draft Housing Element Update would not conflict with, or obstruct implementation of the applicable air quality plan and no impact would occur.
b -d.

The SBCAPCD is currently designated "attainment" for the federal 8 -hour ozone standard of

0.070 parts per million (ppm). Effective July 1, 2020, Santa Barbara County has been designated as attainment for the state ozone standards as well. This change was initiated by the CARB at their December 2019 public hearing and it was later approved by the Office of Administrative Law (SBCAPCD 2020). The county is designated unclassifiable/attainment for the federal PM2.5 standard, unclassified for the state PM2.5 standard, and nonattainment for the state PM10 standard. SBCAPCD has not established quantitative thresholds of significance for short-term air pollutant emissions. However, the SBCAPCD recommends lead agencies to use a 25 tons/year significance threshold for construction emissions of reactive organic gases (ROG) and oxides of nitrogen (NOx; SBCAPCD 2017), as well as other criteria emissions with the exception of carbon monoxide.

The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. New development would also be required to adhere to implementation measures in the General Plan that support the goal and policies pertaining to clean air. Operational impacts would be addressed by General Plan policies and SBCAPCD regulations. Therefore, the adoption of the draft Housing Element Update would not conflict with applicable air quality plans or result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non -attainment under an applicable federal or State ambient air quality standard, expose sensitive receptors to substantial pollutant concentrations, or result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to air quality; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 17

4. BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
X
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
X
c. Have a substantial adverse effect on federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means
X
d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
X
e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
X
f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan?
X
Setting:

Federal
Endangered Species Act
The federal ESA provides the legal framework for the listing and protection of species (and their habitats) identified as being endangered or threatened with extinction. "Critical Habitat" is a term in the ESA designed to guide actions by federal agencies and is defined as "an area occupied by a species listed as threatened or endangered within which are found physical or geographical features essential to the conservation of the species, or an area not currently occupied by the species which is itself essential to the conservation of the species." Actions that jeopardize endangered or threatened species and/or critical habitat are considered a "take" under ESA. "Take" under federal City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study

Page 18 ends

definition means to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.

Projects that would result in "take" of any federally listed threatened or endangered species, or critical habitats, are required to consult with the USFWS through either ESA Section 7 (interagency consultation with a federal nexus) or Section 10 (Habitat Conservation Plan), depending on the level of federal government involvement in permitting and/or funding of the project. The ESA does not protect plants unless there is a federal nexus. Plants may not be removed from lands under federal jurisdiction, and activities with a federal nexus have the consultation requirement described above (16 United States Code 1536 — Interagency Cooperation).

Migratory Bird Treaty Act
All migratory, non -game bird species that are native to the United States or its territories are protected under the federal Migratory Bird Treaty Act (MBTA) of 1918 (50 CFR 10.13), as amended under the Migratory Bird Treaty Reform Act of 2004. The MBTA makes it illegal to purposefully take (pursue, hunt, shoot, wound, kill, trap, capture, or collect) any migratory bird, or the parts, nests, or eggs of such a bird, except under the terms of a valid federal permit. Migratory non -game native bird species are protected by international treaty under the federal MBTA.

State
California Endangered Species Act
The CESA, like the federal ESA, contains a process for listing of species and regulating potential impacts to listed species. State threatened and endangered species include both plants and wildlife, but do not include invertebrates. The designation "rare species" applies only to California native plants. State threatened and endangered plant species are regulated largely under the Native Plant Preservation Act in conjunction with the CESA. State threatened and endangered animal species are legally protected against "take." The CESA authorizes the CDFW to enter into a memorandum of agreement for take of listed species to issue an incidental take permit for a state -listed threatened and endangered species only if specific criteria are met. Section 2080 of the CESA prohibits the take of species listed as threatened or endangered pursuant to the Act. Section 2081 allows CDFW to authorize take prohibited under Section 2080 provided that: 1) the taking is incidental to an otherwise lawful activity; 2) the taking will be minimized and fully mitigated; 3) the applicant ensures adequate funding for minimization and mitigation; and 4) the authorization will not jeopardize the continued existence of the listed species.

California Fish and Game Code
CFGC Section 3511 includes provisions to protect Fully Protected species, such as: 1) prohibiting take or possession "at any time" of the species listed in the statute, with few exceptions; 2) stating that "no provision of this code or any other law shall be construed to authorize the issuance of permits or licenses to "take" the species; and 3) stating that no previously issued permits or licenses for take of the species "shall have any force or effect" for authorizing take or possession. The CDFW is unable to authorize incidental take of "fully protected" species when activities are proposed in areas inhabited by those species. CFGC Sections 3503 and 3503.5 state that it is unlawful to take, possess, or destroy the nest or eggs of any bird, with occasional exceptions. In addition, Section 3513 states that it is unlawful to take or possess any migratory bird as designated in the MBTA or any part of such migratory birds except as provided by rules and regulations under provisions of the MBTA. The CDFW also manages the California Native Plant Protection Act of 1977 (CFGC Section 1900, et seq.), which was enacted to identify, designate, and protect rare plants. In accordance with CDFW City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 19

guidelines, CNPS 1B list plants are considered "rare" under the CESA, and are evaluated in CEQA documents.

Other Sections of the California Fish and Game Code
Fully Protected species may not be taken or possessed without a permit from the Fish and Game Commission and/or CDFW. Information on these species can be found within Section 3511 (birds), Section 4700 (mammals), Section 5050 (reptiles and amphibians), and Section 5515 (fish) of the CFGC.

California Fish and Game Code Section 1602
CFGC Section 1602 requires any person, state or local government agency, or public utility proposing a project that may affect a river, stream, or lake to notify the CDFW before beginning the project. If activities would result in the diversion or obstruction of the natural flow of a stream, substantially alter its bed, channel, or bank, impact riparian vegetation, or adversely affect existing fish and wildlife resources, a Streambed Alteration Agreement is required. A Streambed Alteration Agreement lists the CDFW conditions of approval relative to the proposed project and serves as an agreement between an applicant and the CDFW for a term of not more than 5 years (for standard agreements) for the performance of activities subject to this section. Implementation of the proposed project may require a Section 1602 Streambed Alteration Agreement for any impacts within the banks of drainages and extending to the outer edge of riparian vegetation (whichever is greater) if these areas are determined to be jurisdictional by CDFW.

Local
City of Santa Maria General Plan Resources Management Element The City of Santa Maria General Plan Resources Management Element (RME) was adopted by the City Council on April 4, 1981, updated and readopted in 1996, and contains amendments through January 16, 2001. The biological resources section of the RME identifies biological resources as vegetation and wildlife in the city inclusive of plant species, wildlife species, and their habitats. The RME recognizes biological resources to provide ecological, educational, historic, scientific, and aesthetic value to the people of the Santa Maria Valley.

The RME also identifies the urban forest as having ecological value. The RME defines an urban forest as the planted environment within a city. It includes both public and private open space areas planted with trees, shrubs, lawns, and other forms of vegetation. Street trees, landscaped easements and medians, and parks are also part of the urban forest. • Goal 3 — Preserve natural biological resources and expand Santa Maria's urban forest. c Policy 3. Protect and preserve biological resources and expand the urban forest within the Planning Area2 in order to enhance the quality of life in the Santa Maria Valley.
• Objective 3.1.a - Plant and Animal Taxa and Habitats. Ensure that all development near sensitive habitats avoids significant impacts to these areas.
2 The General Plan (City of Santa Maria 1996), which includes the RME, uses the term Planning Area to describe the area within the city limits and the Sphere of Influence of the City of Santa Maria.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 20

■ Implementation Program 5. Require street trees to be incorporated into the design and plans of new developments.
■ Implementation Program 6. Preserve and maintain existing trees along and in public streets and parking lots.
• Implementation Program 7. Enforce the tree replacement standards contained in Chapter 44 of Title 12 of the Municipal Code. ■ Implementation Program 9. Enforce the existing ordinance that requires developers of new buildings to plant trees and shrubs to improve energy efficiency and to preserve existing trees on building sites.

City of Santa Maria Municipal Code
The City of Santa Maria's (City's) Municipal Code is designed to preserve and expand the urban forest by requiring replacement trees for those proposed for removal. Section 12-44.04 provides specific landscape design standards and mitigation ratios as follows:

Section 12-44.04. Specific landscape design standards. The location, size and species of all existing trees in excess of six (6) inches in diameter and any existing street trees, shall be indicated on landscape plans submitted to the City. Existing trees shall be retained unless the finding can be made by the City Parks Department staff that the preservation of the tree presents a hazard to the health, safety and general welfare of the public or cannot be reasonably accommodated by the proposed development.
1) The grades around existing trees designated to remain shall not be altered more than three (3) inches within the area from the trunk to the canopy dripline. 2) Pavement within the canopy dripline of existing trees should not exceed twenty- five percent (25%) of the area of the canopy.
3) Existing trees that are approved for removal shall be replaced by suitable species sized as follows or as approved by the Zoning Administrator:

Size of Tree Removed Replace With
Trunk diameter: 6 to 8 inches
Trunk diameter: 9 to 12
inches
Trunk diameter: 12+ inches
Two 24 -inch box size trees (height 4 feet 6
inches)
(3- to 5 -inch trunk diameter)
Four 24 -inch box size trees (height 4 feet 6
inches)
(3- to 5 -inch trunk diameter)
Six 24 -inch box size trees (height 4 feet 6
inches)
(3- to 5 -inch trunk diameter)
Impact Discussion:
a -f.

Special status species are those plants and animals listed, proposed for listing, or candidates for listing as Threatened or Endangered by the U.S. Fish and Wildlife Service (USFWS) under the Federal Endangered Species Act (FESA); those considered "Species of Concern" by the USFWS; those listed or candidates for listing as Rare, Threatened, or Endangered by the California Department of Fish and Wildlife (CDFW) under the California Endangered City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 21

Species Act (CESA); animals designated as "Fully Protected" by the California Fish and Game Code (CFGC); animals listed as "Species of Special Concern" (SSC) by the CDFW; and CDFW Special Plants, in the California Native Plants Society's (CNPS) Inventory of Rare and Endangered Vascular Plants of California (CNPS 2021). Plant communities are considered sensitive biological resources if they have limited distributions, high wildlife value, include sensitive species, or are particularly susceptible to disturbance (CDFW 2019).

Wildlife corridors are generally defined as connections between habitat patches that allow for physical and genetic exchange between otherwise isolated animal populations. Regional and local wildlife movements are expected to be concentrated near topographic features that allow convenient passage, including roads, drainages, and ridgelines. the Migratory Bird Treaty Act (MBTA) protects nesting migratory birds by making it unlawful to "take" (kill, harm, harass, etc.) any migratory bird listed in 50 CFR Part 10, including their nests, eggs, or products. All construction activity must halt if nesting birds are discovered in the project area.

The City has no adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. However, pursuant to the SMMC, the City does have landscaping requirements that aims to protect mature trees.

The draft Housing Element Update would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance in the city or adjacent areas. All development would be required to comply with federal, State, and local regulations. Therefore, no impacts would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to biological resources; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 22

5. CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
X
b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
X
c. Disturb any human remains, including those interred
outside of dedicated cemeteries?
X
Setting:

The Santa Maria Valley is within lands traditionally occupied by the Chumash until European contact in the mid -18th century. Areas within close proximity to perennial water sources tend to have higher archeological sensitivity. The project site is not located within close proximity to any blue -line streams or bodies of water. According to the City Resources Management Element, the project site is located in an area designated to have low sensitivity for archeological resources.

The establishment of Mission San Luis Obispo to the north and Mission La Purisima Conception near the city of Lompoc was the beginning of development and settlement in the Santa Maria area. Industrialization and the connection of the Pacific Coast Railroad to the city of Santa Maria further stimulated commercial and residential growth in the area. Historical resources in Santa Maria consist of several landmarks and structures. The City has officially designated ten historic structures and landmarks, with additional sites designated by the Landmark Committee, none of which are located onsite.

As defined by CEQA, a historical resource includes:

1. A resource listed in or determined to be eligible for listing in the California Register of Historical Resources (CRHR); or,

2. Any object, building, structure, site, area, place, record, or manuscript that a lead agency determines to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural records of California may be considered to be a historical resource, provided the lead agency's determination is supported by substantial evidence.

Regulatory
The California Department of Parks and Recreation, includes registration programs for California Historical Landmarks, Points of Historical Interest, and Register of Historical Resources. In addition, there is also the National Register of Historic Places.

Native American Heritage Commission
PRC Section 5097.91 established the NAHC, whose duties include the inventory of places of religious or social significance to Native Americans and the identification of known graves and cemeteries of Native Americans on private lands. PRC Section 5097.98 specifies a protocol to be City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 23

followed when the NAHC receives notification of a discovery of Native American human remains from a County Coroner.

Assembly Bill 52
AB 52, which took effect on July 1, 2015, amends PRC Section 5097.94 by adding eight new sections that relate to Native Americans and expands CEQA by establishing a formal consultation process for California Tribes that must be completed before a CEQA document can be certified. Any project that may affect or cause a substantial adverse change in the significance of a tribal cultural resource would require a lead agency to consult with a California Native American Tribe that is traditionally and culturally affiliated with the geographic area of the proposed project. Consultation is beneficial because Tribes may have knowledge about the land and cultural resources that should be included in the environmental analysis for projects. The NAHC identifies Native American Tribes to be included in the process. PRC Section 21080.3.1 identifies timing and other protocols for the consultation process. Section 21074 of AB 52 also defines tribal cultural resources as a new category of resources under CEQA. According to PRC Section 21074(a)(1), tribal cultural resources are either defined as sites, features, places, cultural landscapes, sacred places, or objects with cultural value to a California Native American Tribe, or are listed in or eligible for the CRHR or a local historic register, or have been determined by the lead agency to be a tribal cultural resource. PRC Section 21084.2 establishes that a project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource may have a significant effect on the environment. PRC Section 21084.3(a) states that the lead agency shall establish measures to avoid impacts that would alter the significant characteristics of a tribal cultural resource, when feasible.

Senate Bill 18
Senate Bill (SB) 18 establishes responsibilities for local governments to involve tribal organizations in early stages of land use planning for the purpose of protecting, or mitigating impacts to, cultural places. The provisions of SB 18 apply only to city and county governments and not to other public agencies. California Government Code Section 65352.3 (adopted pursuant to the requirements of SB 18) requires local governments to coordinate and consult with tribal organizations prior to the adoption or any amendment of a general plan or specific plan. Tribal organizations would be considered eligible to consult on a project if they were to have traditional lands in a local government's jurisdiction, and are identified, upon request, by the NAHC. Tribes have 90 days from the date on which they receive notification to request consultation unless a shorter timeframe has been agreed to by the tribe.

Pursuant to AB 52 and SB18, the City, as the Lead Agency, initiated outreach to the following Native American tribes affiliated with the project site on December 12, 2022:
• Barbareno Ventureno Band of Mission Indians
• Chumash Council of Bakersfield
• Coastal Band of the Chumash Nation
• Northern Chumash Tribal Council
• Santa Ynez Band of Mission Indians
• San Luis Obispo County Chumash Council
Local
City of Santa Maria General Plan, resources Management Element The City of Santa Maria General Plan Resources Management Element, adopted in 1996 and amended in 2001, serves as a long-range planning document that provides goals, policies, objectives, and programs to address the conservation and preservation of natural resources, public City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 24

facilities and services, and park and recreation facilities to provide for existing and future populations.

The following goals, policies, and objectives are included in the Resources Management Element to address preservation of historical and archaeological resources within the City's jurisdiction:
• Goal 4. Historical. Preserve cultural and archaeological resources to assure that future generations maintain a strong sense of value.
c Policy 4. Preserve and identify cultural and archaeological resources that define the historical significance of the City of Santa Maria and the Santa Maria Valley. • Objective 4.1.a. Archaeological. Ensure that development does not impact archaeologically sensitive areas by applying appropriate mitigation measures as required by State Law.
• Objective 4.1.b. Historical. Maintain the architectural integrity of historic structures within the City through the preservation of sites and structures located within the "H" overlay zone and other sites designated as local and State landmarks.

Impact Discussion:
a -c. According to the City's General Plan Resources Management Element, the Santa Maria Valley is not a major archaeological or paleontological resource area, as only a few sites have been recorded or discovered in the area. The Resources Management Element in the City's General Plan delineates High or Moderate, Low, and Negligible archaeological sensitivity areas within the city; the project site is designated as Archaeological Sensitivity Area 2 — Low Sensitivity.

The draft Housing Element Update, in and of itself, does not propose specific projects but puts forth goals and policies that regulate various aspects of new housing development in Santa Maria. Because it is a policy document, the draft Housing Element Update would not create adverse change in the significance of a historical resource pursuant to Section 15064.5 or cause a substantial adverse change in the significance of an or archaeological resource. Future development under the draft Housing Element Update would be required to comply with federal, State, and local regulations and the policies in the City's General Plan.

The disposition of human remains is governed by Health and Safety Code Section 7050.5 and PRC Sections 5097.94 and 5097.98 and falls within the jurisdiction of the NAHC.

Projects would be reviewed for compliance with City development standards and would be required to comply with CEQA Guidelines Section 15000 et seq. which set procedures for notifying the County Coroner and NAHC for identification and treatment of human remains if they are discovered during construction. The NAHC, pursuant to PRC Section 5097.98, will immediately notify those persons it believes to be most likely descended from the deceased Native Americans so they can inspect the burial site and make recommendations for treatment of the remains and associated grave goods. Therefore, the adoption of the draft Housing Element Update would not result in changes to historical or archeological resources, or disturb any human remains and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to cultural resources; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 25

6. ENERGY
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or
operation?
X
b.

Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
X
Setting:

As of January 2021, Santa Maria customers began to receive their electricity from Central Coast Community Energy (C3E) (previously known as Monterey Bay Community Power [MBCP]), which is a community choice energy agency which has committed to providing its customers with 100% carbon -free energy by the year 2030. Per Public Utilities Code Section 366.2, customers have the right to opt out of the community choice energy program and continue to receive service from the incumbent utility (PG&E) if they so choose (City of Santa Maria 2020).

California Building Code (CBC)
The California Building Code (CBC) contains standards that regulate the method of use, properties, performance, or types of materials used in the construction, alteration, improvement, repair, or rehabilitation of a building or other improvement to real property. The CBC includes mandatory green building standards for residential and nonresidential structures, the most recent version of which are referred to as the 2019 Building Energy Efficiency Standards (effective January 1, 2020). These standards focus on four key areas: smart residential photovoltaic systems, updated thermal envelope standards (preventing heat transfer from the interior to the exterior and vice versa), residential and nonresidential ventilation requirements, and non- residential lighting requirements.

City of Santa Maria General Plan, Resources Management Element The City of Santa Maria General Plan, Resources Management Element is a comprehensive long- range planning document that includes goals, policies, objectives, and programs to address the conservation and preservation of energy resources by increasing energy efficiency of buildings, appliances, and buildings via the use of alternative forms of energy.

Applicable energy policies and objectives include, but are not limited to:
• Policy 6.2. Promote the reduction of overall consumption of limited, non-renewable energy sources, the increase in the efficient use of energy, and the utilization of cost-effective, renewable sources of energy.
c Objective 6.1.b(2). Encourage innovative building and site design which maximizes energy efficiency in private and public facilities. c Objective 6.1.b(4). Contribute to the energy efficiency of the community through street orientation, the placement of buildings, and the use of shading.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 26

City of Santa Maria General Plan, Circulation Element
• Goal C.6 of the City of Santa Maria General Plan Circulation Element promotes the use of alternative modes of transportation, including transit, bicycle, pedestrian, airplane, and light rail to relieve traffic congestion, reduce vehicle miles traveled, and improve air quality.

The use of alternative modes of transportation would also reduce the consumption of gasoline and fuel used for vehicle use.

Impact Discussion:
a -b. The City has not adopted a climate action plan; however, the General Plan Resources Management Element includes goals for achieving increased energy conservation use within the city through increasing the energy efficiency of buildings, appliances, and buildings, as well as encouragement for development and the use of alternative forms of energy.

Future development accommodated by the draft Housing Element Update would be subject to the City's General Plan, the energy conservation requirements of the California Energy Code, and the California Green Building Standards Code. Development may receive electrical power from C3E, which has committed to providing its customers with 100% carbon -free energy by the year 2030. Additionally, the draft Housing Element Update would prioritize accommodation of high -density residential uses near transit areas and existing commercial/retail, land uses, which would reduce trip distances and encourage the use of alternative modes of transportation such as bicycling and walking.

Therefore, the adoption of the draft Housing Element Update would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency or result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to energy; therefore, no mitigation is necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 27

7. GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death
involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault
Zoning Map, issued by the State Geologist for the
area or based on other substantial evidence of a
known fault? Refer to Division of Mines and Geology
Special Publication 42.

X
i i . Strong seismic ground shaking?
X
i i i . Seismic -related ground failure, including liquefaction? X
iv. Landslides?
X
b.

Result in substantial soil erosion or the loss of topsoil? X
c.

Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
X
d.

Be located on expansive soil, as defined in Table 18-1-B of the most recent Uniform Building Code (1994), creating substantial director indirect risks to life or property? X
e.

Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of
wastewater?
X
f.

Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
X
Setting:

The Santa Maria Valley is an east -west trending alluvial valley bounded to the north by the San Rafael Range and to the south by the Casmalia Range and the Solomon Hills. The Santa Maria River traverses the valley from east to west, emptying into the Pacific Ocean just west of the town of Guadalupe. The Santa Maria River is formed by the convergence of the Cuyama and the Sisquoc Rivers at Fugler Point near the unincorporated community of Garey.

The Santa Maria basin is a significant hydrocarbon (i.e. oil and gas) producing coastal (and off- shore) basin in California. The basin lies at the juncture between the northwest -trending southern Coast Range province and the east/west-trending Transverse Range province. The basin contains a relatively thick Miocene through Holocene age sequence of sedimentary rocks, some of which are prolific petroleum producing formations, and others that are highly productive ground water aquifers.

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The Santa Maria Valley is located within a structural fold and thrust fault area; the axes of most of the structural elements in the region run northwest -southeast, parallel to the valley. The Santa Maria basin and adjacent southern Coast Ranges have been subjected to considerable uplift during the last 2 to 5 million years and are considered to be seismically active. Relatively little direct evidence of active faulting (such as offset of bedding or structures observed at a surface fault) has been observed in the region; however, broad bands of seismicity unrelated to surface faults and other evidence indicate the region is seismically active (City of Santa Maria 1995).

According to the City of Santa Maria General Plan Safety Element, several active, potentially active, and inactive faults exist within the basin and region, and generally trend north—west. The major faults include the Santa Maria, Santa Maria River, and Casmalia Faults. None of these faults qualify for Earthquake Fault Zone status as identified by the State Geologist under the Alquist-Priolo Earthquake Fault Zones Act.

Impact Discussion:
a (i-iv). The Santa Maria Fault, a known potentially active fault (California Department of Conservation 2010) is within the City. The Santa Maria Fault does not qualify for Earthquake Fault Zone status as identified by the State Geologist under the Alquist-Priolo Earthquake Fault Zones Act. Seismic ground shaking is influenced by the proximity of the site to an earthquake fault, the intensity of the seismic event, and the underlying soil composition.

Based on the Geologic Hazards Map provided in the City Safety Element. the effects of seismic ground shaking would be minimized through implementation of the seismic requirements specified in the California Building Code (CBC). Based on the Alquist-Priolo Earthquake Fault Zone Maps and related information available from the California Department of Conservation's website, the city of Santa Maria is not located within a designated liquefaction hazard area due to relatively deep groundwater levels in the area.

Liquefaction potential from ground shaking is generally low in the City of Santa Maria due to the relatively deep groundwater levels that are ordinarily over 70 feet below the ground surface. Landslides typically occur in areas with steep slopes or in areas containing escarpments.

and storm water pollution. Future development shall also be subject to the National Pollutant Discharge Elimination System (NPDES) General Construction Permit process, which would require development of a Stormwater Pollution Prevention Plan (SWPPP) to outline best management practices (BMPs) for controlling erosion, sediment release, and otherwise reduce the potential for discharge of pollutants from construction into stormwater.

Compliance with existing regulations would reduce the risk of soil erosion from potential construction activities. Therefore, the draft Housing Element Update would not result in substantial soil erosion or the loss of topsoil, and no impact would occur. c. Impacts related to landslides and liquefaction are addressed under impact discussions a.iii. and a.iv.; therefore, this discussion focuses on impacts related to unstable soils because of lateral spreading, subsidence, or collapse. Lateral spreading occurs because of liquefaction.

Accordingly, liquefaction -prone areas would also be susceptible to lateral spreading.

Subsidence occurs at great depths below the surface when subsurface pressure is reduced by the withdrawal of fluids (e.g., groundwater, natural gas, or oil) resulting in sinking of the ground. The Safety Element in the City's General Plan (1995) contains information regarding areas of the city that are prone to liquefaction, landslides, lateral spreading and subsidence.

The Santa Maria area has not had significant subsidence issues despite historical oil drilling in the area. Although subsidence could occur, it is perceived to be an insignificant risk due to the absence of reported incidences (City of Santa Maria 1995).

The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not, in and of itself, result in impacts related to lateral spreading, subsidence, or collapse. All future development accommodated under the draft Housing Element Update would be required to comply with the CBC's minimum standards for structural design and site development. The CBC provides standards for excavation, grading, and earthwork construction; fills and embankments; expansive soils; foundation investigations; and liquefaction potential and soils strength loss. Therefore, CBC required incorporation of soil treatment programs (replacement, grouting, compaction, drainage control, etc.) in the excavation and construction plans can achieve an acceptable degree of soil stability to address site -specific soil conditions. Adherence to these requirements would achieve accepted safety standards relative to unstable geologic units or soils. Therefore, the draft Housing Element Update would not result in impacts associated with unstable geologic units or soil and no impact would occur.
d. Soils that volumetrically increase (swell) or expand when exposed to water and contract when dry (shrink) are considered expansive soils. A soil's potential to shrink and swell depends on the amount and types of clay in the soil. Highly expansive soils can cause structural damage to foundations and roads without proper structural engineering and are generally less suitable or desirable for development. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts related to expansive soils. Future projects accommodated by the draft Housing Element Update would be required to adhere to the CBC regulations to prevent substantial direct or indirect risks from expansive soils, and no impact would occur. e. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts related to septic tanks. Development City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 30

accommodated under the draft Housing Element Update would be connected to the city of Santa Maria's municipal waste disposal system. Therefore, the draft Housing Element Update would not have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater and no impact would occur.
f. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts to paleontological resources or unique geologic features. Future development accommodated under the draft Housing Element Update would be reviewed for Therefore, the adoption of the draft Housing Element Update would not directly or any onsite paleontological resources or site or unique geologic features.

Therefore, the draft Housing Element Update would not directly destroy a unique paleontological resource or site or unique geologic feature and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to geology and soils; therefore, mitigation is not necessary.

8. GREENHOUSE GAS EMISSIONS
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
X
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
X
Setting:

The following summarizes the regulatory framework related to climate change. In response to an increase in man-made GHG concentrations over the past 150 years, California has implemented AB 32, the "California Global Warming Solutions Act of 2006." AB 32 codifies the Statewide goal of reducing GHG emissions to 1990, levels by 2020, (essentially a 15 percent reduction below 2005 emission levels) and the adoption of regulations to require reporting and verification of statewide GHG emissions. Furthermore, on September 8, 2016, the governor signed Senate Bill 32 (SB 32) into law. SB 32 extends GHG reduction goals beyond the initial target year of 2020, in AB 32, directing the California Air Resources Board (ARB) to ensure that GHGs are reduced to 40 percent below the 1990 level by 2030. The proposed project would be constructed and occupied before 2020. For this reason, the GHG reduction targets and local criteria developed in the earlier AB 32 context are used in this analysis.

The vast majority of individual projects do not generate sufficient GHG emissions to create a project -specific impact through a direct influence to climate change. Therefore, the issue of City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 31

climate change typically involves an analysis of whether a project's contribution towards an impact is cumulatively considerable. Cumulatively considerable indicates that the incremental effects of an individual project are significant when viewed in connection with the effects of past projects, other current projects, and probable future projects (CEQA Guidelines, Section 15355).

The significance of GHG emissions may be evaluated based on locally adopted quantitative thresholds or consistency with a regional GHG reduction plan (such as a Climate Action Plan).

The Santa Barbara County Air Pollution Control District (SBCAPCD) proposes GHG thresholds for stationary sources of 10,000 MT of CO2e per year (SBCAPCD 2015). However, neither the SBCAPCD nor the City of Santa Maria has developed or adopted GHG significance thresholds specific to residential development projects. The San Luis Obispo Air Pollution Control District (SLOAPCD) has identified thresholds specific to residential projects in its Greenhouse Gas Thresholds, as adopted in April 2012. The SLOAPCD GHG thresholds are:
• Compliance with Qualified GHG Reduction Strategy; OR
• Bright -Line Threshold of 1,150 MT of CO2e/yr; OR
• Efficiency Threshold of 4.9 MT CO2e/SP*/yr
The SLOAPCD "bright -line threshold" was developed to help reach the AB 32 emission reduction targets for the year 2020 by attributing an appropriate share of the GHG reductions needed from new land use development projects subject to CEQA. Land use sector projects that comply with this threshold would not be "cumulatively considerable" because they would be helping to solve the cumulative problem as a part of the AB 32 process. Such small sources would not significantly add to global climate change and would not hinder the state's ability to reach the AB 32 goal, even when considered cumulatively. The threshold is intended to assess small and average sized projects, whereas the per -service population guideline is intended to avoid penalizing larger projects that incorporate GHG-reduction measures such that they may have high total annual GHG emissions, but would be relatively efficient, as compared to projects of similar scale.

Therefore, the bright -line threshold is the most appropriate threshold for the project, and the project would have a potentially significant contribution to GHG emissions if it would result in emissions exceeding 1,150 metric tons of CO2e per year.

Impact Discussion:
a -b. The Santa Barbara County Air Pollution Control District (SBCAPCD) proposes GHG thresholds for stationary sources of 10,000 MT of CO2e per year (SBCAPCD 2015). For Single Family Housing, the development size expected to exceed SLOAPCD annual GHG Bright Line Threshold of 1,150 MT CO2e/year from the operational and amortized construction impacts is 70 dwelling units (SLOAPCD 2012). The City of Santa Maria has not adopted a CAP; however, the County of Santa Barbara Board of Supervisors adopted the Energy and Climate Action Plan (ECAP) for the County of Santa Barbara in May 2015 (County of Santa Barbara 2015). This plan applies to unincorporated areas of Santa Barbara County but not incorporated cities, such as the city of Santa Maria.

existing State regulations, which include increased energy conservation measures and other actions adopted to achieve the overall GHG emissions reduction goals identified in AB 32.

Therefore, the draft Housing Element Update would not generate GHG emissions that may have a significant impact on the environment and would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions, and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to greenhouse gases; therefore, mitigation is not necessary.

9. HAZARDS AND HAZARDOUS MATERIALS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
X
b. Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
X
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
X
d. Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
X
e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
X
f. Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
X
g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
X
City of Santa Maria Housing Element Update
Environmental Checklist/Initial Study
December 15, 2022

Page 33 ends

Setting:

The management of hazardous materials and hazardous wastes is regulated at federal, State, and local levels, including through programs administered by the U.S. Environmental Protection Agency (USEPA); agencies within the California Environmental Protection Agency, such as the California Department of Toxic Substances Control (DTSC); federal and State occupational safety agencies; and the Certified Unified Program Agency (CUPA).

As a department of the California Environmental Protection Agency, DTSC is the primary agency in California that regulates hazardous waste, assumes authority for clean-up of the most serious existing contamination sites, and looks for ways to reduce the hazardous waste produced in California. The DTSC regulates hazardous waste in California primarily under the authority of the Resource Conservation and Recovery Act and the California Health and Safety Code. The DTSC also administers the California Hazardous Waste Control Law to regulate hazardous wastes. The Hazardous Waste Control Law lists 791 chemicals and approximately 300 common materials that may be hazardous; establishes criteria for identifying, packaging, and labeling hazardous wastes; prescribes management controls; establishes permit requirements for treatment, storage, disposal, and transportation; and identifies some wastes that cannot be disposed of in landfills. California Government Code Section 65302(g) mandates that the general plan of a community address safety issues, including but not limited to hazardous materials.

Responsibility for regulating and monitoring the management, disposal, labeling, and use of toxic and hazardous materials lies with a variety of Federal, State, and local agencies. Assembly Bill 2948 (AB 2948, Chapter 1504, Statutes of 1986), commonly known as the Tanner Bill, authorizes counties to prepare Hazardous Waste Management Plans (HWMP) in response to the need for safe management of hazardous materials and waste products. The State Water Resources Control Board (SWRCB) GeoTracker website identifies Leaking Underground Storage Tanks (LUST) cleanup sites; Cleanup Program Sites, formerly known as Spills, Leaks, Investigations, and Cleanups sites; military sites; land disposal sites, or landfills; permitted underground storage tank sites; Waste Discharge Requirement sites; Irrigated Lands Regulatory Program sites; and DTSC cleanup and hazardous waste permit sites.

In general, hazardous incidents differ from other emergency situations because they are unpredictable in nature and there is potential for long-term effects. Although incidents may occur anywhere at any time, according to the City of Santa Maria's (City's) General Plan Safety Element, there are several areas of the region that are more likely to be the site of an accident involving hazardous materials. These include U.S. Highway 101 (U.S. 101), industrial uses in and around the Santa Maria Public Airport, Betteravia Road, which is the main link from U.S. 101 to the western portion of the city, the Casmalia hazardous waste facility, and agricultural production activities.

The Santa Maria Valley currently and historically supports oil and gas operations and there are numerous oil and gas wells and pipelines located throughout the region. Areas within the community of Orcutt with the highest oil activity are the Solomon Hills and the area east of U.S. 101. There are major petroleum -related oil and gas pipelines that run through Bradley Road and California Boulevard. Within the community of Orcutt, some idle pipelines have the potential to carry toxic hydrogen sulfide gas (H2S). Some abandoned wells throughout the community have not been accurately mapped and/or properly abandoned and some known wells are not accurately mapped.

The California Department of Conservation (CDOC) Geologic Energy Management Division City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 34

(CaIGEM) Well Finder database is a mapping application that provides information regarding the location of oil and gas wells and related facilities throughout the state.

Evacuation Routes
The City of Santa Maria Public Works Department Streets and Facilities Division responds to city emergencies, including evacuation routing. In addition, the City Police Department coordinates with the Streets and Facilities Division on implementing evacuation procedures and traffic control (City of Santa Maria 2017). Evacuation routes are determined on a case -by -case basis based on the nature and location of the hazard.

Santa Maria Public Airport Influence Area
In 1993, the Santa Barbara County Association of Governments (SBCAG) adopted the Santa Barbara County Airport Land Use Plan (1993 ALUP) to complement and enhance the local planning process of agencies responsible for the land use in areas surrounding the Santa Barbara Municipal Airport and Santa Maria Public Airport. Since the adoption of the 1993 ALUP, a Draft Santa Maria Airport Land Use Compatibility Plan was prepared in August 2019 and updated in 2022 (2022 Draft ALUCP) and is anticipated to be adopted by SBCAG in January 2023. Draft ALUCPs have been prepared for each of the public airports within Santa Barbara County. When adopted, the ALUCP for each airport would replace the 1993 ALUP adopted by SBCAG.

Local
Santa Barbara County Environmental Health Services
Santa Barbara County Environmental Health Services is the local agency that enforces the CUPA for the project area. The CUPA identifies facilities that may have to prepare a Hazardous Materials Business Plan, a federal Risk Management Plan, a CaIARP plan, or any combination of these plans.

Additionally, the CUPA agency may provide oversight for the remediation of contaminated sites.

Santa Barbara County Air Pollution Control District
The Santa Barbara County Air Pollution Control District (SBCAPCD) is the agency primarily responsible for ensuring that federal and state ambient air quality standards are not exceeded and that air quality conditions within the region are maintained. Responsibilities of the SBCAPCD include, but are not limited to, preparing plans for the attainment of ambient air quality standards, adopting and enforcing rules and regulations concerning sources of air pollution, issuing permits for stationary sources of air pollution, inspecting stationary sources of air pollution and responding to citizen complaints, monitoring ambient air quality and meteorological conditions, and implementing programs and regulations required by the federal Clean Air Act and the California Clean Air Act.

The SBCAPCD also enforces federal laws that control work practices during the demolition and renovation of institutional, commercial, or industrial structures, excluding private residences and apartment buildings having no more than four dwelling units, to control emissions of asbestos to the atmosphere.

County of Santa Barbara Multi -Jurisdictional Hazard Mitigation Plan The County of Santa Barbara Multi -Jurisdictional Hazard Mitigation Plan (MJHMP) was prepared with input and coordination from each incorporated city (including the City of Santa Maria), the County of Santa Barbara, citizen participation, responsible officials, and support from the State of California Governor's Office of Emergency Services (County of Santa Barbara 2017). The MJHMP includes goals and objectives related to long-term hazard reduction and/or enhancement of City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 35

Geothermal Resources (CDOG) and the Santa Barbara County Environmental Health Division regarding abandoned oil facilities. It should also be noted that the County of Santa Barbara updates the MJHMP every 5 years and is currently in the process of updating the MJHMP, with the intention of adopting the new plan later this year (2022).

City of Santa Maria General Plan Safety Element
The City of Santa Maria General Plan Safety Element (1995) identifies potential hazards within the city and provides policies intended to minimize the risk related to natural and other hazardous events.

The following policies are intended to reduce the risk associated with hazardous materials within the city:
• Goal 1. Promote disaster -resistant future development. c Objective 1.8: Facilitate the adoption of building codes and development regulations that protect existing assets and require disaster -resistant design for new development in hazard areas.
c Objective 1.C: Facilitate consistent enforcement of the zoning ordinances and building and fire codes.
• Goal 2. Build and support capacity and commitment for existing assets, including people, critical facilities/infrastructure, and public facilities, to become less vulnerable. c Objective 2.C: Decrease the vulnerability of public infrastructure including facilities, roadways, and utilities.
• Goal 3. Enhance hazard mitigation coordination and communication. c Objective 3.A: Educate the public to increase awareness of hazards, potential impact, and opportunities for mitigation actions.
• Goal 5. Oil Wells/Oil Sumps. Minimize the public's exposure to potential hazards associated with existing and abandoned oil facilities.
c Policy 5. Continue to follow the regulations contained in the City's Petroleum Ordinance regarding existing oil field operations and support the regulations of the California Division of Oil, Gas, and Airport Land Use Commission (ALUC) with regard to land use planning within the Airport Area of Influence. • Objective 5.1.a - Existing and Proposed Petroleum Operations. Enforce the City's Petroleum ordinance with respect to existing and proposed petroleum operations within the city limits.
■ Objective 5.1.b - Abandoned Oil Wells/Residential Areas. Require 10 -foot - wide radius "no -build" easements around abandoned oil wells and the proper abandonment of the wells in accordance with the regulations of the CDOG. ■ Objective 5.1.c - Abandoned Oil Wells/Non-Residential Areas. Require 10 - foot -wide radius "no -build" easements around abandoned oil wells or the installation of a CDOG approved venting system over the well, and the proper abandonment of the wells in accordance with the regulations of the CDOG. • Objective 5.1.d - Abandoned Oil Sumps/Contaminated Areas. Require the remediation of all sites that contain oil sumps and/or contaminated soil in accordance with federal, state, and local regulations.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 36

• Goal 8. Aircraft Safety. Minimize the risk of potential hazards associated with aircraft operations at the Santa Maria Public Airport.
c Policy 8. Maintain and enforce the Clear Zone and Airport Approach Overlay zoning regulations and continue to consult with the Santa Maria Public Airport District and the County of Santa Barbara emergency capabilities for agencies included in the plan. The county -wide mitigation advisory committee has identified the following goals and objectives for the City of Santa Maria:
• Objective 8.1.a - Land Use. Continue to enforce the Clear Zone and Airport Approach Overlay zoning regulations in the review of development projects. • Objective 8.1.b - Airport Area of Influence. Coordinate the review of development projects located in the Airport Area of Influence with the Santa Barbara County ALUC and the Santa Maria Public Airport District. • Goal 9. Hazardous Materials. Minimize the community's risk from potential hazards associated with hazardous materials.
o Policy 9. Support the efforts of the City Fire Department, and coordinate efforts with the County of Santa Barbara Environmental Health Division and the California Highway Patrol, to require the proper use, transportation, treatment, and disposal of hazardous materials.
• Objective 9.1.a - Hazardous Waste Storage. Require businesses that use and store hazardous materials to follow the regulations contained in the Uniform Fire Code and other appropriate state and federal regulations. • Objective 9.1.b - Hazardous Waste Disposal. Comply with laws governing hazardous -waste management.
• Objective 9.1.c - Hazardous Waste Transport. Plan for and provide a safe transport of hazardous materials and waste by designating safe truck routes that have limited or no exposure to residential areas.
• Objective 9.1.d Hazardous Waste Management. Continue to work with Santa Barbara County and the Southern California Hazardous Waste Management Authority to identify and promote safe, effective, economical, and feasible methods for managing the hazardous waste generated in the Planning Area.3 • Goal 10. Emergency Preparedness. Maintain an emergency preparedness plan to respond to natural and man-made disasters.
o Policy 10. Maintain an up-to-date emergency preparedness plan that identifies the authority, responsibility, function, and operation of the City during an emergency. • Objective 10.1.a — Multi -hazard Functional Plan. Continue to follow the procedures and tactics detailed in the Multi -hazard Functional Plan during emergency situations associated with natural disasters, technological ' The City of Santa Maria Planning Area encompasses the city, the Sphere of Influence, and areas outside the Sphere of Influence but where decisions made within the area could affect City interests. In general, the Planning Area encompasses the City of Santa Maria and the urbanized areas of Orcutt and Tanglewood, as well as the land between and immediately adjacent to these developed areas.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 37

incidental, and nuclear defense operations, and update the plan regularly as new information becomes available.
• Objective 10.1.b - Emergency Preparedness. Organize City personnel for coordinated response in the event of a disaster or other emergency situations.
• Objective 10.1.c - Mutual Aid. Continue to assist and be assisted by other jurisdictions and the State of California in an emergency through participation in the California Master Mutual Aid Agreement.

City of Santa Maria Hazard Mitigation Plan
Adopted in 2017, the City of Santa Maria Hazard Mitigation Plan was prepared as an annex to the 2017 Santa Barbara County Multi -Jurisdictional Hazard Mitigation Plan in order to document the continual process that the City has undertaken to improve its disaster resiliency and to meet regulatory requirements. The plan includes an overview of the City's hazard planning process, a capability assessment for hazard response, an assessment of potential hazards, a vulnerability assessment of the city, mitigation strategies, and an implementation plan. The plan includes a capability assessment that identifies the current capabilities and mechanisms available for implementing hazard mitigation activities and discusses the roles of key departments, administrative and technical capacity, and fiscal resources. The capability assessment also includes an overview of existing applicable plans, policies, and ordinances that pertain to hazard evaluation and mitigation, including policies established in the City General Plan, zoning and subdivision ordinances, building codes, the Floodplain Management Ordinance, the City of Santa Maria Stormwater Plan, the City Multi -Hazard Functional Plan, etc. The plan also includes a hazards assessment, a vulnerability assessment, a mitigation strategy, and a maintenance and implementation plan.

The vulnerability assessment section of the plan includes maps of particular hazard risks, such as ground shaking from seismic events, liquefaction, special flood hazards, and landslide incidence within the city and immediately surrounding areas. Based on Map 8 of the plan, on a scale between Not Felt (less than 0.17 percent g -force peak ground acceleration) and Extreme (greater than 124 percent g -force peak ground acceleration), the project site is located in an area with potential for Very Strong ground shaking (18 to 34 percent g -force peak ground acceleration) based on the San Luis Range Fault Model, and in an area with potential for Strong ground shaking (9.2 to 18 percent g - force peak ground acceleration) based on the Red Mountain Fault Model.

Adopted Santa Barbara County Airport Land Use Plan
In 1993, SBCAG adopted the Santa Barbara County Airport Land Use Plan (1993 ALUP) to complement and enhance the local planning process of agencies responsible for the land use in areas surrounding the Santa Barbara Municipal Airport and Santa Maria Public Airport. The plan is based on the following goals of the Santa Barbara County ALUC:
• Preservation of navigable airspace around airports;
• General safety of people and property around airports; and • Mitigation of aircraft noise impacts.

The 1993 ALUP establishes planning boundaries around each airport's area of influence and sets forth appropriate land use standards, including building height restrictions and soundproofing standards, for each planning area. Each area of influence defines the jurisdiction of the ALUC and is the area where airport -related noise, safety, and overflight factors may significantly affect land use compatibility or necessitate restrictions on certain land uses as determined by the ALUC.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 38

Draft Santa Maria Public Airport Land Use Compatibility Plan Since the adoption of the 1993 ALUP, a Draft Santa Maria Public Airport Land Use Compatibility Plan was prepared in August 2019 and updated in 2022 (2022 Draft ALUCP). SBCAG is expected to adopt the 2022 Draft ALUCP in January 2023. This plan was developed with the purpose of providing for the orderly growth of the Santa Maria Public Airport and the areas surrounding the airport, safeguarding the general welfare of the inhabitants within the vicinity of the Santa Maria Public Airport, and the public in general.

Draft ALUCPs have been prepared for each of the public airports within Santa Barbara County.

When adopted, the ALUCP for each airport would replace the 1993 ALUP adopted by SBCAG.

Future development proposed within the project site may occur after the 2022 Draft ALUCP has been adopted; therefore, this EIR also evaluates the project for consistency with this draft plan.

The 2022 Draft ALUCP identifies policies that have the dual objectives of: 1) protecting against constraints on airport expansion and operations that can result from encroachment of incompatible land uses, and 2) minimizing the public's exposure to excessive noise and safety hazards. To meet these objectives, the 2022 Draft ALUCP addresses potential airport compatibility impacts related to four specific airport -related factors:
• Noise: Exposure to aircraft noise;
• Safety: Land use that affects safety for both people on the ground and in aircraft; • Airspace Protection: Protection of airport airspace; and • Overflight: Annoyance and other general other concerns related to aircraft overflights.

Impact Discussion:
a -g.

Construction associated with future project development accommodated under the Draft Housing Element Update would involve the use of potentially hazardous materials, such as vehicle fuels and fluids, that could be released should a leak or spill occur. Any use of potentially hazardous materials during construction of future development would be required to comply with all local, State, and federal regulations regarding the handling of potentially hazardous materials. Contractors would be required to implement standard construction City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 39

BMPs for the use and handling of such materials to avoid or reduce the potential for such conditions to occur. The transport, use, and storage of hazardous materials during future construction would be required to comply with all applicable State and federal laws, such as the Hazardous Materials Transportation Act, Resource Conservation and Recovery Act, the California Hazardous Material Management Act, and California Code of Regulations Title 22.

In addition, the potential for future construction to involve the demolition or alteration of structures that may contain asbestos and/or lead -based paint, would be reduced through compliance with existing Federal and State regulations related to lead and polychlorinated biphenyls (see e.g., Code of Federal Regulation's Title 40 and California Code of Regulations Title 22).

Future development accommodated under the draft Housing Element Update would require project -specific review to evaluate potential concerns regarding proximity and noise to the Santa Maria Airport and overall compliance with the Santa Maria Airport Land Use Plan. As further discussed in Section 20, Wildfire, there are no designated federal, State or local Responsibility Area Very High Fire Hazard Severity Zones (VHFHSZ) within the city.

Therefore, the adoption of the draft Housing Element Update would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials; the reasonably foreseeable upset and accident conditions involving the release of hazardous materials; hazardous emissions or materials near a school site; known hazardous materials sites; Airport Land Use Plan; emergency evacuation plan; and wildfires, and no impact would occur.

Mitigation Measure(s) incorporated into the project:

Implementation of the proposed project would not result in potentially significant impacts related to Hazards and Hazardous Materials. No mitigations are necessary.

10. HYDROLOGY AND WATER QUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
X
b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the
project may impede sustainable groundwater
management of the basin?
X
c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious
surfaces, in a manner which would:
i. Result in a substantial erosion or siltation on- or off- site;
X
City of Santa Maria Housing Element Update
Environmental Checklist/Initial Study
December 15, 2022

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Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
i i . Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-
or offsite;
X
i i i . Create or contribute runoff water which would exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff; or
X
iv. Impede or redirect flood flows?
X
d.

In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
X
e.

Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management
plan?
X
Setting:

The Santa Maria Watershed is one of the largest coastal drainage basins in California, and includes all areas tributary to the Cuyama, Siquoc, and Santa Maria Rivers. The Santa Maria Watershed overlies the Santa Maria Valley Groundwater Basin, covering more than 280 square miles in the southwestern corner of San Luis Obispo County and the northwestern corner of Santa Barbara County. Historically, the City pumped water from the Santa Maria Valley Groundwater Basin as its water supply until the City began receiving State Water Project (SWP) water from the Central Coast Water Authority (CCWA) in 1997. The Santa Maria Valley Groundwater Basin is currently under a court -ordered Stipulation that allows the City to derive its water supply from local groundwater, associated return flows from imported SWP water that may be recaptured in the Basin, and a share of the yield of Twitchell Reservoir operations.

The Federal Emergency Management Agency (FEMA) publishes Flood Insurance Rage Maps (FIRMs), which depict varying degrees of potential flood hazards and serve as the basis for determining the need for federal flood insurance and assist local government in providing for safe land use and floodplain development. Flood hazard areas identified on the Flood Insurance Rate Map are identified as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1 -percent chance of being equaled or exceeded in any given year. The 1 -percent annual chance flood is also referred to as the base flood or 100 -year flood.

According to FEMA's, Flood Insurance Rate Maps (FIRMs) for the City of Santa Maria the majority of the city is in an area of minimal flood hazard and outside of any 100 -year flood plain (FEMA 2021).

While there are designated SFHA's within the city boundaries, none of the available sites identified in the Housing Element Update are within an SFHA.

Local
City of Santa Maria Storm Water Management Program and Storm Water Runoff Pollution Prevention Ordinance
The City proactively manages stormwater within its city limits. Historically, the City focused on the impacts of stormwater as it relates to flood control; however, in the last decade, additional City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 41

regulations have been adopted in the state that specifically address the discharge quality of stormwater from the City's stormwater conveyance system. The City manages stormwater by regulating and controlling illicit discharge detection and elimination, construction runoff control, and post -construction runoff control.

In 2009, the City adopted a Storm Water Runoff Pollution Prevention Ordinance, adding Chapter 8-12A to the Santa Maria Municipal Code. This ordinance implements policies intended to achieve the goals set forth by the Storm Water Management Program by protecting the City's stormwater collection system and receiving waters from pollutants and complying and requiring compliance with federal and state laws concerning stormwater. Several applicable policy requirements of this ordinance are the following:

Section 8-12A.08. Requirement to Prevent, Control, and Reduce Storm Water Pollutants a. Requirement to Implement Best Management Practices (BMPs). All responsible parties shall implement appropriate BMPs adopted by the City of Santa Maria for any activity, operation, or facility, which may cause or contribute to pollution or contamination of the storm drain system or receiving waters.
b. New Development and Redevelopment. All responsible parties shall implement City of Santa Maria BMPs to control the volume, rate, and potential pollutant load of storm water runoff from new development and redevelopment projects to minimize the generation, transport, and discharge of pollutants.
c. Responsibility to Implement BMPs. Notwithstanding the presence or absence of requirements promulgated pursuant to subsections (a) and (b) above, any person engaged in activities or operations, or owning facilities or property which will, or may, result in pollutants entering storm water, the storm drain system, or receiving waters shall implement BMPs to prevent and reduce such pollutants to the maximum extent practicable.

1. Activities, operations, and facilities include, but are not limited to: operation, maintenance, and repair of vehicles; use and disposal of chemicals such as paints, pool chemicals, pesticides, herbicides, and fertilizers; parking lots, gasoline stations, and loading docks; trucking, transportation, manufacturing, and processing facilities; waste disposal, recycling, scrap and used parts operations; mobile steam or pressure washing operations; construction projects, and car washing other than individual residential car washing.

Prior to conducting a car wash event, the responsible party shall obtain, either from the City's website (santamariacleanwater.org) or from the Utilities Department, the current BMPs for Car Wash Events. The responsible party shall sign and post the current BMPs in a clearly visible location at the car wash event.

2. Construction activities which may result in the release of pollutants to storm water include, but are not limited to: grading, paving, pouring concrete, painting, and landscaping. Pollutants to be controlled at construction sites include in particular, but are not limited to, soil sediments released by tracking and erosion during and immediately following construction.

Section 8-12A.11. Notification of Spills
Notwithstanding other requirements of law, if any person responsible for a facility or operation, or responsible for emergency response for a facility or operation has information of any known or suspected release of materials which are resulting, or may result, in illicit discharges or pollutants City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 42

discharging into the storm drain system, said person shall immediately take all necessary steps to ensure the discovery, containment, and cleanup of such a release. In the event of a release of materials, said person shall notify the City of Santa Maria in person at 2065 East Main Street, Santa Maria, or by phone to 805-928-3781, ext. 2277, or 805-925-0951 ext. 7270, no later than 5:00 p.m. the next business day. Notifications shall be confirmed by follow-up correspondence addressed to the City of Santa Maria, Department of Utilities, 2065 East Main Street, Santa Maria, CA, 93454 within three days of the initial notification.

Impact Discussion:
a, c. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts that violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality.

Future development accommodated by the draft Housing Element Update would be subject to development plan review to determine potential concerns related to water quality and consistency with federal, State, and local regulations concerning water contamination, flooding, and drainage. These requirements would include but not be limited to a State Construction General Permit, which requires the preparation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP would include Best Management Practices (BMPs) to control the discharge of pollutants, including sediment and erosion, into local surface water drainages.

Projects would further be required to comply with the adopted standards contained within the City of Santa Maria's Municipal Code, Section 8-12 (wastewater) and 8-12A (stormwater).

Section 8-12A.04 also incorporates the Post -Construction Stormwater Management Requirements for Development Projects in the Central Coast Region (Central Coast Regional Water Quality Control Board, Resolution No. R3-2013-0032). A Stormwater Control Plan would also be prepared for the project to demonstrate compliance with all applicable requirements and the plan must be approved by the City's Utilities Department as part of the grading and building plan review and approval process. Therefore, the draft Housing Element Update would not violate any water quality standards or waste discharge requirements; generate a substantial increase in runoff that would result in substantial erosion, siltation, flooding on- or off -site; or increase polluted runoff; and no impact would occur. b. The City of Santa Maria utilizes the following available water supply sources: local groundwater, purchased water from the State Water Project, associated return flows recaptured from the Santa Maria Groundwater Basin, assigned rights to water from the Santa Maria Groundwater Basin, and assigned rights to augmented yield from Twitchell Reservoir.

The City's water supply is expected to reliably meet the projected water demands and have an available supply in excess through 2040, with the majority of this demand being met by imported surface water (City of Santa Maria 2016a).

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 43

Future development accommodated under the draft Housing Element Update would increase the amount of impervious surface in the city. However, future development would implement appropriate construction BMPs to reduce impacts to groundwater. Therefore, the draft Housing Element Update would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge and no impact would occur. d. Based on the City of Santa Maria Safety Element there are no tsunami or seiche zones within the City jurisdictional boundaries). While there are designated SFHA's within the city boundaries, none of the available sites identified in the Housing Element Update are within an SFHA.

Twitchell Dam is the closest potential source of dam inundation in the Santa Maria planning area. The dam holds water periodically and is not used for perennial water storage (City of Santa Maria 1995). The Twitchell Dam is primarily used for groundwater recharge and flood control, therefore the risk of dam failure is considered to be very low. Based on the FEMA map, the city is in designated Zone C and is not in a flood hazard area or a 100- year flood zone.

The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. The available sites for future housing identified in the draft Housing Element are not located within any of FEMA's identified SFHA's. Because it is a policy document, the draft Housing Element Update would not, in and of itself, result in impacts regarding flood hazards. Development accommodated by the draft Housing Element Update would be reviewed for consistency with federal, State, and local requirements to limit flood hazards, including release of pollutants. Therefore, the draft Housing Element Update would not result in the release of pollutants due to project inundation and no impact would occur.
e. The Santa Maria Watershed is one of the largest coastal drainage basins in California, and includes all areas tributary to the Cuyama, Sisquoc, and Santa Maria Rivers. The Santa Maria Watershed overlies the Santa Maria Valley Groundwater Basin, covering more than 280 square miles in the southwestern corner of San Luis Obispo County and the northwestern corner of Santa Barbara County. Historically, the City pumped water from the Santa Maria Valley Groundwater Basin as its sole water supply until the City began receiving State Water Project (SWP) water from the Central Coast Water Authority (CCWA) in 1997. The Santa Maria Valley Groundwater Basin is currently under a 2008 court -ordered stipulation that allows the City to derive its water supply from local groundwater, associated return flows from imported SWP water that may be recaptured in the basin, and a share of the yield of Twitchell Reservoir operations. Since the SMVMA is part of an adjudicated basin, the DWR considers it already managed by the Court and, thus, SGMA groundwater resource planning requirements do not apply (Luhdorff and Scalmanini Consulting Engineers 2018).

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 44

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to hydrology or water quality. No mitigation measures are necessary.

11. LAND USE AND PLANNING
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Physically divide an established community?
X
b.

Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental
effect?
X
Setting:

Land uses within the city generally include residential uses, which represent approximately 37% of the total land area in the city, commercial and office uses, which account for approximately 10% of the total land area, and industrial/airport service uses, which account for approximately 23% of the total land area (City of Santa Maria 2011). The majority of land uses within the city are composed of low- to medium -intensity development. The city of Santa Maria is one of the fastest growing cities in the Central Coast region, and historically has accommodated growth by annexing and developing vacant or agricultural land (City of Santa Maria 2020).

Santa Maria Municipal Code
The City's Zoning Ordinance (Title 12) implements the following land use zones:

OS Open Space District
RA Residential Agricultural District
R-1 Single -Family Residential District
RSL-1 Residential Small Lot District
R-2 Medium -Density Residential District
R-3 High -Density Residential District
RMH Residential Mobile Home Park District
CPO Commercial Office and Professional Office District
CC Convenience Center District
C-1 Central Business District
C-2 General Business District
CZ Clear Zone
FS Freeway Service District
M-1 Light Manufacturing District
CM Commercial and Manufacturing District
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M-2 General Manufacturing District
PF Public Facilities and Institutional District
SP Specific Plan Zoning District
AS -I Airport Service I Zone
AS -II Airport Service II Zone
AS -III Airport Service III Zone
AA Airport Approach Zone Combining Regulations
PD Planned Development Overlay District
PD -f Planned Development and Freeway Tower Overlay District H Historic Overlay District
City of Santa Maria General Plan
The General Plan is the City's fundamental land use policy document to guide decisions through a 20 -year timespan relative to the physical form and development of the city. The General Plan contains seven elements: Land Use (2011), Circulation (2011), Noise (2009), Safety (1995), Resources Management (2001), Housing (2015), and Economic Development (2004).

The physical changes envisioned by the General Plan are described primarily in the Land Use and Circulation Elements. The Noise Element, Safety Element, Resources Management Element (RME), Housing Element, and Economic Development Element do not involve physical changes to the city, except to the extent that the policies of these elements are carried forward through the Land Use Element.

Land Use Element:

The Santa Maria Land Use Element designates the placement and distribution of future development and guides the orderly growth of the city. The Land Use Element establishes future land use patterns and specifies the appropriate residential density and development intensity. Policies that relate to land use are identified in the Land Use Element and serve as a guide for decision makers to direct the development of the city. In addition, the Land Use Element provides an overarching design framework for the City to administer and implement the General Plan. • Goal L. U.1. Community Character. Maintain and improve the existing character of the community as the industrial, and commercial retail center for northern Santa Barbara County and southern San Luis Obispo County.
o Policy L. U.1. Establish and maintain a balanced mix of land uses to meet the present and future demands of the community.
■ Objective L. U.1 a. Establish residential areas for 1) the provision of a variety of home sites, housing types, and lifestyles; 2) the promotion of neighborhood integrity; and 3) the protection of individual property values by encouraging compatible uses and proper standards for design and development. • Objective L.U.1b. Establish and maintain areas in which business may be conducted, merchandise sold and distributed, and public and private services rendered in an efficient, convenient, and effective environment with minimal impacts to adjacent land uses.
• Goal L.U.2. Urban Services. Provide all necessary urban services and facilities for present and future city residents, which include providing sufficient land for community facilities (i.e., fire station, police station, library, cultural center).

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 46

o Policy L.U.2. Ensure that all urban services and infrastructure are planned and provided for in a timely manner and sufficient land is reserved for this provision. • Goal L.U.3. Urban Design. The City will promote quality urban design enhancing Santa Maria's character.
• Goal L.U. 5. Discourage sprawl and "leapfrog" development.

Impact Discussion:
a -b.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to land use and planning; therefore, mitigation is not necessary.

12. MINERAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
X
b. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
X
Setting:

The City of Santa Maria's primary mineral resources are sand, rock, and oil. The Santa Maria River channel is considered to be a valuable mineral resource. The River contains the largest resources of Portland Cement Concrete -grade aggregate and almost 90 percent of the available alluvial sand and gravel resources in the Santa Barbara -San Luis Obispo County region. The Santa Maria basin is also a significant hydrocarbon (i.e. oil and gas) producing basin in California, historically allowing for the development of the oil industry throughout the region. Many of the City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study

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areas oil wells have since been capped and abandoned due to the development and urbanization of the city.

Impact Discussion:
a -b.

Therefore, the adoption of the draft Housing Element Update would not result in the loss of availability of a known mineral resource and no impacts would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to mineral resources; therefore, mitigation is not necessary.

13. NOISE
Would the project result in:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
X
b. Generation of excessive ground borne vibration or ground borne noise levels?
X
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
X
Setting:

Community noise levels are typically measured in terms of A -weighted decibels (dBA). A -weighting is a frequency correction that correlates overall sound pressure levels with the frequency response of the human ear. Equivalent noise level (Leq) is the average noise level on an energy basis for a specific time period. The duration of noise and the time of day at which it occurs are important factors in determining the impact of noise on communities. The Community Noise Equivalent Level (CNEL) and Day -Night Average Level (Ldn) account for the time of day and duration of noise generation.

These indices are time -weighted average values equal to the amount of acoustic energy equivalent to a time -varying sound over a 24 -hour period.

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Table 3: Interior and Exterior Noise Standards
Land Use Categories
Standard dB CNEL
Category
Uses
Interior
Exterior
Residential
Single Family, Duplex, Multiple Family, Mobile Home
45 60
Noise -Sensitive Land Uses
Motel, Hospital, School, Nursing Home, Church,
Library, and Other
45 60
Commercial
Retail, Restaurant, Professional Offices
55 65
Industrial
Manufacturing, Utilities, Warehousing, Agriculture
65 70
Open Space
Passive Outdoor Recreation
--
65 Source: City of Santa Maria General Plan Noise Element. Table N-4 Impact Discussion:
a -b. The City of Santa Maria General Plan Noise Element contains the following applicable goals related to noise conditions within the city:
• GOAL N.1: To protect present and future Santa Maria residents and workers from the harmful and annoying effects of exposure to excessive noise levels. c POLICY N.1.a - Overall Noise Control in Santa Maria
Protect and enhance the quality of the City's noise environment by controlling noise at its source, along its transmission paths, and at the site of the ultimate receiver.

POLICY N.1.b - Location of New Noise Generators
Regulate the placement and construction of new noise generators, to avoid excessive interior and exterior noise level impacts on adjacent noise sensitive properties; and of new noise receptors (such as housing and schools), to minimize the negative effects of local noise generation.

POLICY N.1.c - Noise Control with the Required Environmental Planning and Regulatory Process
Control harmful or undesirable noise through the environmental planning and regulatory process with emphasis on noise/land use compatibility planning.
c POLICY N.1.d - Explore New Measures to Address Existing and Future Transportation Noise.

Explore possible strategies to control vehicular noise generation that would reduce noise impacts on existing noise -sensitive land uses (residential and schools) located within the 60+ dB CNEL contour.
• OBJECTIVE N.1.a - Existing Noise Levels
To have mobile and stationary noise sources in compliance with the Santa Maria Noise Element and Noise Ordinance, and state and federal noise regulations.

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• OBJECTIVE N.1. b
To maintain and reduce noise to acceptable levels throughout the community.
• OBJECTIVE N.1.c - Mitigation of New Transportation Noise Sources
Noise created by new transportation noise sources, including roadway, airport and railway improvements, shall be mitigated to the maximum extent feasible, using Table N-4 or other credible evidence as a guide.
• OBJECTIVE N.1.d - New Development Projects
All new development projects will meet the acceptable exterior and interior noise level standards specified in Table N-4: "Interior and Exterior Noise Standards".

Development accommodated by the draft Housing Element Update would be subject to the policies in the City's General Plan and the SMMC for construction and operation noise and vibration to reduce temporary or permanent impacts. Future projects would undergo development review to ascertain the potential for temporary or permanent noise and vibration concerns. Therefore, the adoption of the draft Housing Element Update would not result in generation of a substantial temporary or permanent increase in ambient noise or vibration levels in the city and no impact would occur. c. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts involving airport safety. Future development accommodated under the draft Housing Element Update would include project -specific developmental review to evaluate potential concerns regarding excessive noise from the Santa Maria Airport, including conformity with the Airport Land Use Plan. Therefore, the adoption of the draft Housing Element Update itself would not expose people to excessive noise for people residing or working near an airport and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to noise; therefore, mitigation is not necessary.

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14. POPULATION AND HOUSING
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
X
b. Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
X
Setting:

Santa Maria is one of 14 cities located within Santa Barbara County, and is the largest in terms of population. In 2020, the city had a population of 107,205 residents, which accounts for approximately 24% of the county's population of 450,511 (Table 4.11-1; California Department of Finance 2021 b).4 Overall, the city experienced an average annual increase in population of 2.9% between 2000 and 2010, slowing to an average annual growth rate of 0.74% between 2010 and 2020. Comparatively, Santa Barbara County maintained an average annual increase in population of 0.6% between 2000 and 2020.

Table 4. City and County Population Growth
Population 2000* 20101 20201
City of Santa Maria 77,423 99,553 107,205
Average annual city growth (%) 2.86 0.74
County of Santa Barbara
Average annual county growth (%)
399,347 423,895 450,511

0.61 0.61
Sources:
* = City of Santa Maria (2015)
t = California Department of Finance (2021b)
In 2020, according to the U.S. Census Bureau, Santa Maria had substantially higher percentages of children/teens aged 1-17 (31%) compared to the County (22%) and the state (23%). Adults aged 18-64 are by far the largest age group in the city (59%), and are slightly lower than the percentage of adults aged 18-64 in the county (62%) and the state (63%). The city has a significantly lower proportion of senior citizens older than 65 years (10%) compared to the state (16%) (U.S. Census Bureau 2022a, 2022b, 2022c).

Population growth projections in Santa Barbara County are dependent on assumptions for commuting into the region from adjacent counties for jobs. Historical data show that an increasing 4 The California Department of Finance provides population estimates for the City of Santa Maria and Santa Barbara County. The Department of Finance provides population counts every year, exclusive of residents on federal military installations and group -quarters residents in state mental institutions, state and federal correctional institutions, and veteran homes. The most recent annual population data were published in May 2021.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 51

share of county jobs are being filled by people commuting from outside the county (in -commuters).

The population projections prepared by SBCAG project a doubling of the net in -commuters from outside Santa Barbara County between 2010 and 2040.

Based on the 2050 Regional Growth Forecast (SBCAG 2018), there is a projected decrease in City growth rates over time, with a projected annual growth rate of 0.9% from 2025 to 2040 and 0.3% between 2040 and 2050 (SBCAG 2018).5 The City could expect the addition of 10,000 new residents between 2020 and 2025, and 5,700 new residents each between 2025 and 2030, and 2030 and 2035 (Table 4.11-2). This would increase Santa Maria's regional population share from 24% to 27% by 2050.

Table 4. SBCAG Population Growth Projections
Population 2020 2025 2030 2035 2040 2045 2050
City of Santa Maria 111,900 121,900 127,600 133,300 139,000 141,000 143,100 Santa Barbara County 460,900 478,600 489,900 501,500 513,300 517,500 521,700 Increase in city 1.7 0.9 0.9 0.9 0.3 0.3
population
(% annual growth)
Increase in county 0.8 0.5 0.5 0.5 0.2 0.2
population
(% annual growth)
Source: Santa Barbara County Association of Governments (2018) Housing
The Regional Housing Needs Allocation (RHNA) is a statewide distribution of housing development capacity that each city and county must zone for in a planning period. Each RHNA is developed for an 8 -year planning period. The RHNA has undergone five previous cycles and the City's current Housing Element (2015) is based on the 5th Cycle of the RHNA and covers the period from 2015 to 2023. SBCAG's current RHNA Plan (2021) is the 6th Cycle of the RHNA, and spans from February 2023 to February 2031.

Housing Supply and Average Household size
According to the General Plan Housing Element, Santa Maria had 28,013 housing units with an average household size of 3.73 persons between 2016 and 2020 (U.S. Census Bureau 2021a).6 Household size has been increasing as individuals and families "double up" to defray the cost and availability of housing as household demand exceeds supply. Average household size in the city has increased steadily over time, from 2.80 in 1980, to 3.04 in 1990, 3.40 in 2000, 3.66 in 2010, and 3.73 in 2020 —an increase of approximately 33.2% over 40 years (City of Santa Maria 2015; U.S. Census As part of its long-range planning efforts, SBCAG develops socioeconomic estimates and growth projections including population, households, and employment for cities in the Santa Barbara County through enhanced forecasting methods and interactive public outreach. These estimates and projections provide the foundation for SBCAG's transportation planning and other programs at the regional and small geographic area level, including the Regional Housing Needs Assessment. The most recent projections were released in the agency's 2050 Regional Growth Forecast. These growth forecasts are based on 2020 U.S. Census Bureau data.

By definition, a household consists of all persons occupying a dwelling unit, whether or not they are related.

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Bureau 2021a). Based on the 2050 Regional Growth Forecast, between 2010 and 2018, population growth from the increase in household size was 21% of total population growth (SBCAG 2018).

Based on the 2050 Regional Growth Forecast, Santa Maria is forecast to have the most significant change in number of households in Santa Barbara County over the 2017 to 2050 period, with a 15,308 household increase (a 53% increase) compared to the County's 38,000 household increase (a 26% increase) (Table 4.11-3; SBCAG 2018).

Table 5. Household Demand Forecast
Jurisdiction 2017 2020 2025 2030 2035 2040 2045 2050
City of 28,792 30,200 33,600 36,400 39,100 41,800 43,000 44,100 Santa Maria
Santa
Barbara
County
148,900 152,000 158,400 166,000 173,300 180,500 184,000 186,900 Source: SBCAG (2018)
Housing Demand and Availability
Currently, the demand for housing in Santa Maria is extremely high, both for rentals and homeownership. According to Federal Housing Administration Standards, in order to ensure adequate choice and availability of housing for buyers while keeping a balanced housing market for landlords and sellers, desirable vacancy rates would range between 4% and 6% for rental units and between 1% and 3% for owner -occupied units. As of 2019, the homeowner vacancy rate was 0.5% and the rental vacancy rate was 2.5% (U.S. Census Bureau 2019). For comparison, the city's housing vacancy rate in 2010 was 4.9% and the 5 -year average from 2016 to 2020 was 4.2% (City of Santa Maria 2015; U.S. Census Bureau 2022e).7
Natural population increase and formation of new households from the local population have historically accounted for only a small part of the overall demand for housing. As average household sizes grow, the existing housing stock accommodates more people, but often with more overcrowding. However, demand for all types of housing remains high throughout the city, as demonstrated by low vacancy rates for both homeowners and renters discussed above. For the 6th Cycle of the RHNA, the SBCAG region's average vacancy rate is projected to be 2.49% (SBCAG 2021).

Overcrowding is defined by the U.S. Census Bureau and U.S. Department of Housing and Urban Development as dwellings with more than one resident per room (bedrooms, living room, recreation room, kitchen) in a dwelling. Overcrowding most often involves economic, legal, and cultural factors.

According to the City's Housing Element, 19% of all households were overcrowded in 2012 (City of Santa Maria 2015). According to the RHNA Plan and based on 2014-2018 5 -year Census data, the Santa Maria —Santa Barbara metropolitan area had an overcrowding rate of 9.94%, compared to an average of 3.50% in comparable regions in the United States (SBCAG 2021).

Regional Housing Needs Allocation
The housing vacancy rate is one measure of general housing availability. A low vacancy rate, less than 5%, suggests that households will have difficulty finding housing within their price range. Conversely, a high vacancy rate may indicate a high number of housing units that are undesirable for occupancy, a high number of seasonal units, or an oversupply of housing. By maintaining a "healthy" vacancy rate of between 5% and 8%, housing consumers have a wider choice of housing types and prices to choose from. As vacancy rates drop, shortages generally raise housing costs and limit choices.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 53

The 5th Cycle of the RHNA covers the period from 2015 to 2023, extending beyond the existing adopted General Plan's Housing Element's planning period from 2014 to 2019. During the General Plan Housing Element's planning period, the City issued permits for a total of 1,974 dwelling units.

In 2020, the City issued permits for 260 dwelling units and in 2021, the City issued permits for 457 dwelling units, leaving a remainder of 1,749 dwelling units needed by the year 2023.

The RHNA's quantified objectives promote the development of housing that meets affordability standards for the income groups in the same proportion as the RHNA allocation, and emphasize production of multi -family, higher -density housing, where appropriate (Table 7).8 Table 6. RHNA 5th Cycle Needs Allocation Progress based on Dwelling Units Approved, Under Construction, or Built, 2015-2021
Income Level
Dwelling Units Dwelling
5th Cycle Approved, Units
RHNA Under Approved,
Allocation by Construction, Under
Income Level or Built Construction,
(2014-2022) (2015-2020)1 or Built
(2021)
Total
Dwelling
Units
Approved,
Under
Construction,
or Built
Number of
Dwelling
Units,
Remaining
RHNA Need
through 2022
Very Low Deed 57 0
Restricted
Non- 985 0 0
Deed
Restricted
57 0
928
Low Deed
Restricted
Non- 656
Deed
Restricted
176 401
577
364 0
364
0 Moderate Deed 0 0
Restricted
0 Non- 730 783 0
Deed
Restricted
783
0 Above
Moderate
1,731 854 56
910 821
Total 4,102 0
RHNA
Total
Units
2,234 457 2,691 1,749
Source: City of Santa Maria (2022b):Table B.

Note: Units serving extremely low-income households are included in the very low-income totals. 8 Under state law, each City and County is required to develop programs designed to meet its share of the region's housing needs for all income groups, as determined by the region's Council of Governments. The State of California Department of Housing and Community Development identifies housing needs for all regions of the state. Councils of Governments then apportion the regional housing need among their member jurisdictions. The RHNA process seeks to ensure that each jurisdiction accepts responsibility, within its physical and financial capability to do so, for the housing needs of its residents and for those people who might reasonably be expected to move there.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 54

As reported in the City's 2021 General Plan Annual Report, 597 affordable housing units have been added in the city since 2015, which aids in fulfilling the 5th Cycle (2014-2022) Quantified Housing Objectives for the combined extremely low/very low, and low-income categories. Combined with the addition of 783 moderate and 910 above moderate units, the City has made meaningful contributions to the housing stock in accordance with the General Plan Housing Element. As of 2021, the City was roughly 66% of achieving its 5th Cycle Quantified Housing Objectives through 2022.

In January 2020, the State of California Department of Housing and Community Development released its 6th Cycle Quantified Housing Objectives for 2023 through 2030. The updated housing objectives have increased the housing needs allocation for the City to a total of 5,418 dwelling units, including 1,568 dwelling units for the extremely low/very low, and low-income categories for the period from 2023 to 2030. It also calculates a housing need of 721 housing units for the unincorporated Santa Maria Valley, including 390 of extremely low, very low, and low-income units.

The California Department of Housing and Community Development calculates the regional determination using information provided by the California Department of Finance and the most recent U.S. Census Bureau data regarding overcrowding, cost burden, and vacancy rate (SBCAG 2021).

Table 7. 6th Cycle (2023-2030) RHNA Allocation by Income Level Income Level Allocated Dwelling Units
City of Santa Maria
Extremely Low/Very Low 1,032
Low 536
Moderate 731
Above Moderate 3,119
Total 5,418
Source: SBCAG (2021).

Note: Units serving extremely low-income households are included in the very low-income totals.

Local
City of Santa Maria General Plan, Land Use Element
• Policy L.U. 5 Sphere of Influence. Discourage sprawl and "leap -frog development" c Objective L.U. 5b. Implement an annexation program which would encourage the phased annexation of those areas within the urban limit line. c Objective L.U. 5d. Locate new development contiguous to compatible existing development.

Implementation Programs:

3. Encourage residential and commercial infill projects prior to developing outlying areas.

Inducements may include innovative urban design and streamlined processing.

5. Develop an annexation program that provides for an integrated system of zoning, infrastructure provision, and timely phased development approval.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 55

City of Santa Maria General Plan, Housing Element
The City's (2015-2023) General Plan Housing Element sets forth the City's policies and detailed programs for meeting existing and future housing needs, for preserving and enhancing neighborhoods, and for increasing affordable housing opportunities for extremely low-, very low-, low-, and moderate -income persons and households. It is the primary policy guide for local decision - making on all housing matters. The General Plan Housing Element also describes the City's demographic, economic, and housing factors, as required by state law.

State housing law requires that each jurisdiction identify the number of housing units that can be built, rehabilitated, and preserved during the General Plan Housing Element's planning period, which ends in 2023. These projections are termed "quantified objectives." Chapter V of the Housing Element contains housing programs to address affordable housing needs. Chapter VI of the General Plan Housing Element includes goals, policies, and programs to accommodate affordable housing programs that meet the City's quantified objectives (City of Santa Maria 2015a).

The General Plan Housing Element Goal 1 objective is to accommodate future residential housing production that helps meet the City's quantified objectives. In particular, the following policies and program address the inclusion of affordable units in new residential development:

Housing Program 2. Annexation Program. The City actively encourages residential development through annexation of land suitable for development. Residential development, constrained as a municipality approaches buildout within its jurisdictional boundaries, requires more land or more intense use of existing land.

Goal 1: New Housing Construction. Assure sufficient development potential to accommodate future residential growth and construction.

Policy 1-C Action steps to annex sufficient land for residential needs. (1) The City will continue to support the use of infill projects for residential development to meet its growing housing need and will actively encourage planned residential developments in infill locations. When appropriate, land for additional residential development may be obtained through annexation of suitable land. This program has been successfully implemented in the past, and the City will continue to monitor the need for future annexations, if appropriate.

The City's current Housing Element reflects the 5th Cycle RHNA and is for the period 2015-2023.

State law requires the Housing Element to be updated every 8 years. The updated document will incorporate the 6th Cycle RHNA assigned to the City by the SBCAG.

Impact Discussion:
a. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not, in and of itself, induce substantial unplanned population growth in an area. The draft Housing Element Update emphasizes the creation of new housing units within urban infill areas of the city, which would increase development density throughout the city. As discussed in the Project Description, the draft Housing Element Update provides the capacity to meet the City's RHNA, therefore, the draft Housing Element Update would be consistent with State requirements for the RHNA. The draft Housing Element Update would bring the forecasts for the City's General Plan and the RTP/SCS into consistency since the RTP/SCS will be updated to reflect new forecasts for each city in the region. Therefore, the City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 56

draft Housing Element Update would not induce substantial unplanned population growth in an area and no impact would occur.
b. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not displace substantial numbers of existing people or housing. The project would not involve any changes in land use designations or zoning or allowed density of any parcel. The draft Housing Element Update would accommodate potential future residential development that meets the City's RHNA, including housing for low-income households. Implementation of the draft Housing Element Update would increase access to housing to meet housing needs in the city. Therefore, the adoption of the draft Housing Element Update would not displace substantial numbers of existing people or housing and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to population and housing; therefore, mitigation is not necessary.

15. PUBLIC SERVICES
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Result in substantial adverse physical impacts associated with the provision of new or physically altered
governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or
other performance objectives for any of the public
services:
i. Fire protection?
X
i i . Police protection?
X
i i i . Schools?
X
iv. Parks?
X
v. Other public facilities?
X
Setting:

The City is served by six fire stations, where all risk emergency services, as well as public education programs, fire prevention, and life safety measures are provided to the City's residents by the Fire Department. The City of Santa Maria Police Department provides law enforcement services for residents. The City Police Department has 129 sworn officers and 51 full-time support personnel and provides a full range of professional police services including civil order, preventative patrol, investigations, traffic control and enforcement, criminalistics, crime prevention, drug enforcement and drug abuse prevention. The City's elementary and junior high City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study

Page 57 ends

schools are within the Santa Maria -Bonita School District, and the City's high schools are within the Santa Maria Joint Union High School District.

The City provides public park and recreation facilities for residents. Collectively, recreational amenities provided by the City's parks include an amphitheater, sports courts/fields, a community garden, recreation centers, picnic areas, playgrounds, and a skatepark (City of Santa Maria 2019). The City also operates the Abel Maldonado Community Youth Center, the Hagerman Softball Complex, Paul Nelson Aquatics Center, Elwin Mussel) Senior Center, Veterans' Memorial Center, the 1,778 -acre Los Flores Ranch Park property, and other community centers. The Los Flores Ranch Park property is owned and operated by the City. In addition, the City participates in joint use agreements that facilitate the use of recreation facilities at 11 school campuses.

According to the City's Resources Management Element of the General Plan, the City's objective for provision of parkland is 3 to 5 acres for every 1,000 residents (City of Santa Maria 1996). With the portion of Waller Park, the City currently provides a total of 271 acres of developed parkland, resulting in approximately 2.5 acres of parkland per every 1,000 residents.

Public library services are provided to residents of Santa Maria and surrounding areas by the Santa Maria Public Library System. The Santa Maria Public Library System provides library services to approximately 155,338 people in northern Santa Barbara County and consists of five branches: the Santa Maria Public Library, the Orcutt Branch, the Los Alamos Branch, the Guadalupe Branch, and the Cuyama Branch (City of Santa Maria 2022). Given the location of the project site, this discussion includes the Santa Maria Public Library (Main Branch) and the Orcutt Branch. The Santa Maria Public Library is the main branch of the library system and is located at 421 South McClelland Street. According to the City's RME, the City uses the planning ratio of 0.5 square feet of library space per capita to determine the adequacy of the public library. As described in the History of the Santa Maria Public Library, the main library totals 59,850 square feet (City of Santa Maria 2009).

Regulatory Setting
Federal
Code of Federal Regulations
Under 29 Code of Federal Regulations (CFR) 1910.38, an employer is required to have an Emergency Action Plan that is accessible to employees within a workplace. Such plans shall include information regarding emergency reporting, evacuation and exit routes, roles and responsibilities in the event of an emergency, accounting for employees following an emergency evacuation, and the need for performing rescue or medical duties.

National Fire Protection Association 1710
Key minimum requirements for emergency services, including staffing, response levels, and response times, are identified in National Fire Protection Association Standard NFPA 1710. NFPA 1710 requirements intend to provide effective, efficient, and safe protective services to help prevent fires, reduce risk to lives and property, deal with incidents that occur, and help prepare for anticipated incidents.

State
Leroy F. Greene School Facilities Act of 1998
The Leroy F. Greene School Facilities Act of 1998 (Assembly Bill [AB] 331) authorizes a state bond to provide funds for school facilities within the state in order to modernize facilities, develop new facilities, employ additional staff members, and provide hardship funding. The State provides local school districts with financial support for new school construction and modernization projects City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 58

through the School Facility Program. Under this program, new school construction projects are funded on a 50/50 state and local matching basis. In order for the State to provide these funds, the State requires payment of school fees on all new development types (California Education Code Section 17620), typically payable at the time of building permits.

California Education Code
California Education Code Section 17620 coincides with the Leroy F. Green School Facilities Act of 1998 and authorizes the governing board of any school district to levy a fee, charge, dedication, or other requirement against any construction within the boundaries of the school district, for the purpose of funding the construction or reconstruction of school facilities. California Education Code Sections 41376 and 41378 identify the maximum class sizes and penalties for school districts with any classes that exceed the following established limits:

Kindergarten: the average class size shall not exceed 31 students; no class larger than 33 students
First through Third Grades: the average class size shall not exceed 30 students; no class larger than 32 students
Fourth through Eighth Grades: in the current fiscal year (2018), the average number of students per teacher shall not exceed 29.9 (the statewide average number of students per teacher in 1964) or district's average number of students per teacher in 1964.

The Quimby Act
The Quimby Act (AB 1191) authorizes the legislative body of a county or city to require the dedication of land or to impose fees for park and recreational purposes as a condition of the approval of a tentative or parcel subdivision map if specified requirements are met. Existing laws require fees collected to be committed within 5 years after the payment of fees or issuance of building permits on half of the lots created by the subdivision, whichever occurs later. Existing law also requires fees not committed to be distributed and paid to the then record owners of the subdivision, as specified. The Quimby Act allows fees to be collected for up to 5 acres of parkland per 1,000 residents to serve the needs of residents of the county.

California Government Code 66000
California Government Code Section 66000 allows fees to be enacted and imposed on development projects and provides local agencies with guidelines regarding imposition and enforcement of fees.

California Fire Code
The California Fire Code (CFC) prescribes performance characteristics and materials to be used to achieve acceptable levels of fire protection. The CFC establishes the minimum requirements consistent with nationally recognized good practices to safeguard the public health, safety, and general welfare from the hazards of fire, explosion, or dangerous conditions in new and existing buildings, structures, and premises, and to provide safety and assistance to firefighters and emergency responders during emergency operations. The CFC establishes regulations affecting or relating to buildings, structures, processes, and premises and a reasonable degree of life and property safeguards regarding:
• The hazard of fire and explosion arising from the storage, handling or use of structures, materials, or devices.
• Conditions hazardous to life, property, or public welfare in the use or occupancy of buildings, structures, or premises.
• Fire hazards in the buildings, structures, or on premises from use of, occupancy of, or operation.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 59

• Matters related to the construction, extension, repair, alteration, or removal of fire suppression or alarm systems.
• Conditions affecting the safety of firefighters and emergency responders during emergency operations.
• Development of structures within the project site would be required to adhere to the CFC, as adopted and amended by the City as stated in Section 9-28.010 of the City's Municipal Code.

Local
California Government Code 65995
At the local level, California Government Code 65995 et seq. authorizes school districts to collect development impact fees to help offset the cost of new school facilities needed to serve new development. The fees are levied on a per -square -foot basis of new construction and must be supported by a Fee Justification Study that establishes the connection between the development coming into the district and the assessment of fees to pay for the cost of the facilities needed to house future students.

The following three levels of impact fees may be levied:
• Level I is assessed if a Fee Justification Study documents the need for new school facilities and associated costs.
• Level II is assessed if a district makes a timely application to the State Allocation Board for new construction funding, conducts a School Facility Needs Analysis pursuant to California Government Code Section 65995.6, and satisfies at least two of the four requirements listed in California Government Code Section 65995.5(b)(3) which relate to the characteristics of current enrollment and district efforts to fund school facility construction.
• Level 111 is assessed if the State bond funds are exhausted, and the district may impose a developer's fee up to 100% of the School Facility Program new construction project cost.

In addition, California Government Code 65995(h) specifically states that the payment of required fees for schools ". . . is deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization." City of Santa Maria General Plan Resources Management Element The City of Santa Maria General Plan RME, adopted in 1996 and amended in 2001, serves as a long-range planning document that provides goals, policies, objectives, and programs to address the conservation and preservation of natural resources, public facilities and services, and park and recreation facilities to provide for existing and future populations. The following policies and objectives would be applicable to the proposed project:

Public Safety Facilities and Services:
• Goal 10. Public Safety Facilities and Services. Provide comprehensive public safety and public services.
o Policy 10.1.a(1). Provide police and fire protection, library resources, solid waste disposal, and other municipal services which meet or exceed the existing and future needs of the residents in the service area.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 60

■ Objective 10.1.a(1) — Police. Provide sufficient law enforcement facilities and services to maintain a high level of service to keep pace with the needs of the City's growing population. Maintain a city police force with a ratio of

1.3 sworn officer for each 1,000 residents.
■ Objective 10.1.a(3) — Police. Improve public safety through the location of police facilities, support of crime prevention and increased community awareness.
■ Objective 10.1.b — Fire. Provide sufficient fire protection services to maintain a high level of service, and to keep pace with the needs of the City. Achieve and maintain a five-minute response capability to all areas within the City Limits.
■ Objective 10.1.c — Library Services. Maintain centralized library facilities and ensure expansion of library facilities to keep pace with the growing population at a ratio of 0.5 square feet of library space per capita and 1.5 to 2 books per capita.

Public Schools:
• Goal 12. Health and Education. Plan for adequate land area for health care and education facilities to service the existing and projected population. c Policy 12.1. Support health care providers and the school districts in their efforts to provide health and education services to the community. ■ Objective 12.1.a — Coordination with Local School Districts. Coordinate planning for school sites with the School Districts and developers to accommodate the existing and projected student population based on the planned growth of the Land Use Element.

Parkland Provisions:
• Subdivision Ordinance Standard. The level of service standard, or Subdivision Ordinance standard, requires 3 to 5 acres of parkland per 1,000 residents. • Goal 8. Recreation. Maintain a high quality and comprehensive recreational system for the residents of Santa Maria.
c Policy 8.1. Provide a comprehensive public and private recreation system with diverse recreational opportunities for all residents.
■ Objective 8.1a. Diverse Recreational Activities. Provide and maintain, in conjunction with school districts, civic organizations, and other private entities, diverse and organized recreational activities that benefit all residents in the community.
■ Objective 8.1b. Recreational Facility Demands. Provide a balanced recreational facility system that meets recreation demands associated with the projected population in the Land Use Element.
■ Objective 8.1.c. Recreational Facilities Standards. Adopt the recreational facilities and development standards outlined in the Resources Management Element and the Background Information Report. • Goal 9. Parks and Facilities. Provide and maintain a balanced park system meeting the needs of the residents of Santa Maria as the community continues to grow.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 61

c Policy 9. Provide and maintain a balanced system of parks and recreation facilities that are distributed throughout the City which are accessible to all residents. ■ Objective 9.1.a(1). Adequate Park Facilities. Maintain a high quality, diverse park system which enhances and builds on the variety of community values and provide adequate park acreage and recreation facilities to serve the needs of present and future residents. ■ Objective 9.1.b. Balanced Distribution of Parks. Develop new public parks and facilities in all sectors of the City.
■ Objective 9.1.h. Nuisance Mitigation Construct. Locate park facilities in a manner that mitigates user annoyances to surrounding residential areas and are readily accessible to the general public.
■ Objective 9.1.i. Natural Preservation Areas. Provide natural preservation areas which can be used for environmental education, development of nature appreciation, and the demonstration of water conserving landscape.

City of Santa Maria General Plan Safety Element
The City of Santa Maria General Plan Safety Element, adopted in 1995, serves as a long-range planning document that provides goals, policies, objectives, and programs to address safety hazards associated with Geology, Wildland/Urban Fires, Flooding and Emergency Services. • Goal 3. Wildland and Urban Fires. Provide the public with maximum protection from wildland and urban fire hazards.
c Policy 3. Discourage construction of habitable structures in areas susceptible to wildland fires and assure the availability of adequate firefighting capabilities. ■ Objective 3.1.a - Fire Suppression. Achieve a 5 -minute response capability to all areas within the city limits and maintain adequate water storage standards for fire flow pressure requirements.
■ Objective 3.1.b - Weed Abatement Program. Continue the weed abatement program to minimize the amount of ignitable material within the city limits and support the efforts of the County of Santa Barbara to enforce a similar program outside of the city limits.
■ Objective 3.1.c - Inspection Program. Maintain a fire inspection program to identify fire hazards in wildland areas and within and around buildings in urban areas.
■ Objective 3.1.d - Uniform Fire Code. Enforce the Uniform Fire Code as it relates to fire hazards, including hazardous activities involving fires, oil wells and oil pipelines, and the storage of explosive materials. ■ Objective 3.1.e - Wildland Fires. Ensure that habitable structures are not constructed in areas susceptible to wildland fire hazards. ■ Objective 3.1.f - Mutual Aid. Continue to assist and be assisted by other jurisdictions and the State of California in the event of a major fire through participation in the California Master Mutual Aid Agreement.

As of January 1, 2022, AB 747 and AB 1409 (through California Government Code 65302.15) require jurisdictions to identify evacuation routes and their capacity, safety, and viability under City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 62

various emergency scenarios, as well as identify evacuation locations in the jurisdiction's Safety Element. The City will be addressing this requirement through the current General Plan Update process, which includes updates to the City's Safety Element. Currently, the City does not have evacuation routes identified near the project site.

City of Santa Maria Municipal Code: The City's Municipal Code Section 9-28.010 adopts by reference, subject to the additions, deletions, and amendments, the CFC 2019 Edition as published and adopted by the State of California, and subsequent editions. Section 9-28.010 provides amended guidelines for development, fire service features, and fire protection systems.

Cooperative Dispatch Agreement
The Cooperative Dispatch Agreement between the SMFD and SBCFD allows the agencies to receive mutual aid including dispatch services, and to share the benefits of regionalized and consolidated fire department and ambulance dispatch operations including nearest resource dispatching, regional system status management, common communications, common operating plans, cost savings, and other efficiencies. The agencies enact this mutual aid agreement to provide fire protection services across each department's jurisdictional service boundaries.

City of Santa Maria Growth Mitigation fee Program
The City of Santa Maria's Municipal Code Section 8-15 implements the Growth Mitigation Fee Program. The intent of the unified growth mitigation fee program to fund the acquisition, design, and construction of certain public facilities and related equipment necessary to serve new development within the City. Growth mitigation fees may be charged to new developments to pay for a particular project's portion of the cost of providing sufficient infrastructure and facilities for public services such as fire and police protection. Specific growth mitigation fees imposed by Municipal Code Section 8-15 reflect a development's proportionate share of the cost of providing improvements necessary to meet demands created by such development at established City service -level standards. As such, growth mitigation fees are additional and supplemental to, and not in substitution of, either on -site improvement requirements or off -site improvement requirements imposed by the City pursuant to zoning, subdivision, or other ordinances and regulations.

City of Santa Maria Measure U
Measure U is a local transaction and use tax within the city of Santa Maria. City voters initially approved Measure U in the June 2012 election (63.95% support), enacting a 0.25 -cent general transactions and use tax. More recently, City voters in the November 2018 election (with a 74.18% majority) extended and enhanced Measure U at the 1 -cent rate, to support essential City services.

The tax is imposed upon all retailers within the incorporated city limits. The tax applies to gross receipts from any retailers from the sale of tangible property sold at retail within the city. The tax also is paid by all visitors who make purchases on taxable goods.

Santa Maria Recreation and Parks Leisure Needs Assessment and Action Plan The City of Santa Maria completed an update to the Recreation and Parks Leisure Needs Assessment in 2019. The assessment summarizes exiting conditions related to parks and recreation facilities and provides a summary of the key issues, recommendations, and an implementation plan to address unmet needs in the City's recreation and parks system.

Impact Discussion:
a (i-iv). The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 63

Element Update would not, in and of itself, result in impacts related to public facilities and services. Future development would require project -specific development review to evaluate potential concerns related to public services. Development proposals for individual projects would be subject to adopted development guidelines, including standards that govern public facilities, services, and adequate fire and public safety protections.

Public services would be funded through the payment of development fees or project specific mitigation, as appropriate and in accordance with Section 65995(h) of the California Government Code (Senate Bill 50, August 27, 1998). Development impact fees, including those for fire protection facilities, police protection facilities, and general city facilities would also be required. Facilities planning is conducted by the City on an ongoing basis to assess needs to maintain adequate service ratios and response times, as required by the City's General Plan. Environmental impacts would be reviewed for specific projects associated with public facilities at the time of proposal. Therefore, draft Housing Element Update would not result in substantial adverse physical impacts associated with the provision of new or physically altered public facilities and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to public facilities; therefore, mitigation is not necessary.

16. RECREATION
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
X
b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the
environment?
X
Setting:

According to the City's Resources Management Element of the General Plan, the City's objective for provision of parkland is 3 to 5 acres for every 1,000 residents (City of Santa Maria 1996). With City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 64

the portion of Waller Park, the City currently provides a total of 271 acres of developed parkland, resulting in approximately 2.5 acres of parkland per every 1,000 residents.

Regulatory Setting
State
The Quimby Act
The Quimby Act (AB 1191) authorizes the legislative body of a county or city to require the dedication of land or to impose fees for park and recreational purposes as a condition of the approval of a tentative or parcel subdivision map if specified requirements are met. Existing laws require fees collected to be committed within 5 years after the payment of fees or issuance of building permits on half of the lots created by the subdivision, whichever occurs later. Existing law also requires fees not committed to be distributed and paid to the then record owners of the subdivision, as specified. The Quimby Act allows fees to be collected for up to 5 acres of parkland per 1,000 residents to serve the needs of residents of the county.

Local
City of Santa Maria General Plan Resources Management Element Parkland Provisions:
• Subdivision Ordinance Standard. The level of service standard, or Subdivision Ordinance standard, requires 3 to 5 acres of parkland per 1,000 residents. • Goal 8. Recreation. Maintain a high quality and comprehensive recreational system for the residents of Santa Maria.
c Policy 8.1. Provide a comprehensive public and private recreation system with diverse recreational opportunities for all residents.
■ Objective 8.1a. Diverse Recreational Activities. Provide and maintain, in conjunction with school districts, civic organizations, and other private entities, diverse and organized recreational activities that benefit all residents in the community.
■ Objective 8.1b. Recreational Facility Demands. Provide a balanced recreational facility system that meets recreation demands associated with the projected population in the Land Use Element.
■ Objective 8.1.c. Recreational Facilities Standards. Adopt the recreational facilities and development standards outlined in the Resources Management Element and the Background Information Report. • Goal 9. Parks and Facilities. Provide and maintain a balanced park system meeting the needs of the residents of Santa Maria as the community continues to grow. c Policy 9. Provide and maintain a balanced system of parks and recreation facilities that are distributed throughout the City which are accessible to all residents. ■ Objective 9.1.a(1). Adequate Park Facilities. Maintain a high quality, diverse park system which enhances and builds on the variety of community values and provide adequate park acreage and recreation facilities to serve the needs of present and future residents.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 65

■ Objective 9.1.b. Balanced Distribution of Parks. Develop new public parks and facilities in all sectors of the City.
■ Objective 9.1.h. Nuisance Mitigation Construct. Locate park facilities in a manner that mitigates user annoyances to surrounding residential areas and are readily accessible to the general public.
■ Objective 9.1.i. Natural Preservation Areas. Provide natural preservation areas which can be used for environmental education, development of nature appreciation, and the demonstration of water conserving landscape.

Impact Discussion:
a -b.

Future residential development accommodated by the draft Housing Element Update would be subject to development fees for the provision or improvement of parkland. Development proposals for individual projects would be subject to adopted development guidelines, including standards that govern recreational facilities. Development impact fees, including those for parkland and park facilities, are outlined in SMMC Section 8-15. Environmental impacts would be reviewed for specific projects associated with park facilities at the time of proposal. Therefore, the draft Housing Element Update would not increase the use of existing recreational facilities or require the construction or expansion of recreational facilities and no impact would occur.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to recreation; therefore, mitigation is not necessary.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 66

17. TRANSPORTATION
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
X
b. Conflict or be inconsistent with CEQA Guidelines §
15064.3, subdivision (b)?
X
c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
X
d. Result in inadequate emergency access?
X
Setting:

The Circulation Element of the City of Santa Maria General Plan identifies the existing transportation conditions in the city, such as issues that limit mobility as well as feasible improvements to the transportation system.

Santa Maria Regional Transit provides transit services to the city of Santa Maria and the community of Orcutt. The Breeze Bus operates commuter services between the City of Santa Maria, Vandenberg Air Force Base, the City of Lompoc, the community of Los Alamos, the City of Buellton, and the City of Solvang. The Clean Air Express bus service, administered by the Santa Barbara County Association of Governments (SBCAG), provides service for commuters traveling between northern Santa Barbara County and the cities of Goleta and Santa Barbara.

Regulatory
State
California Department of Transportation
California Department of Transportation (Caltrans) maintains over 50,000 miles of public highway and freeway lanes, provides inter -city rail services, permits more than 400 public -use airports and special -use hospital heliports, and works with local agencies. Caltrans has six primary programs:

Aeronautics, Highway Transportation, Transportation Planning, Administration, and the Equipment Service Center. Caltrans works to maintain and promote the safety, modality, innovation, and efficiency of the state's transportation system. Caltrans provides guidelines, manuals, and policies related to the development of highways, bikeways, bridges, and other transportation facilities, including but not limited to the California Manual on Uniform Traffic Control Devices (Caltrans 2021), Highway Design Manual (Caltrans 2019), and the Active Transportation Program (Caltrans 2020).

Caltrans has eliminated LOS consistent with Senate Bill (SB) 743, and now relies on vehicle miles traveled (VMT) and safety to evaluate transportation impacts. Caltrans published a Vehicle Miles City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 67

Traveled -Focused Traffic Impact Study Guide in May 2020, which replaced the prior guide reliant on LOS. The Traffic Impact Study Guide (Caltrans 2020a) notes that lead agencies have the discretion to choose VMT thresholds and methods, and generally conforms to Governor's Office of Planning and Research (OPR) guidance. Caltrans also issued Traffic Safety Bulletin 20-02-R1 in December 2020, providing guidance for intergovernmental review for potential safety impacts of land use projects and plans affecting the State Highway System. Traffic Safety Bulletin 20-02- R1 (Caltrans 2020b) describes the procedure for Caltrans staff to review potential safety impacts and develop mitigation measures as appropriate.

California Senate Bill 743
SB 743 requires that the analysis of transportation impacts under CEQA include the evaluation of transportation impacts that better promote the State's goals in reducing greenhouse gas emissions and traffic -related air pollution, promoting the development of a multimodal transportation system, and providing clean and efficient methods of travel. SB 743 modifications, which are now in effect, change the focus of transportation impact analysis in CEQA from measuring impacts to drivers, to measuring the impact of driving. The change replaces LOS with VMT and provides a streamlined review of land use and transportation projects that will help reduce future VMT growth. SB 743 requires projects to reduce VMT and aims to balance the needs of congestion management with the statewide goals related to infill development, active transportation, reduction of greenhouse gases, and consistent land uses. Consistent with CEQA Guidelines Section 15064.7, Thresholds of Significance, the City of Santa Maria has adopted the countywide baseline average and thresholds set at 85 percent of these countywide baseline averages for determining whether a project's VMT will be significant.

Local
City of Santa Maria General Plan Circulation Element
The intent of the City of Santa Maria General Plan Circulation Element (City of Santa Maria 2011) is to preserve future road rights -of -way and to provide for public mobility and access necessary to support the existing and anticipated buildout of the city. The City's General Plan Circulation Element includes goals, policies, and objectives to create compatibility between existing and future roadways and land uses, promote efficient transport of goods, and provide safe movement of all transportation types.

Future development accommodated by the draft Housing Element Update would be reviewed on a project -specific level for potential transportation related concerns. Individual projects would be required to adhere to federal, State, and local policies and regulations including those included in the General Plan Circulation Element. Therefore, the draft Housing Element Update would not conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities; conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b); or substantially increase hazards due to a geometric design feature or incompatible use; and no impact would occur.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 68

d. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not, in and of itself, result in inadequate emergency access.

Development accommodated by the draft Housing Element Update would be subject to Federal, State, and local regulations and standards, including General Plan goals and targets, that govern transportation and emergency access. Future development proposals would be reviewed for consistency with the City's existing and planned circulation network; and would ensure that the construction of new features would not impede emergency access. All applicable City plans, policies and review processes related to hazards and emergency access (as described in Section 8, Hazards and Hazardous Materials) would continue to apply to future development carried out subsequent to adoption of the Housing Element. Therefore, the draft Housing Element would not result in inadequate emergency access and no impact would occur.

Mitigation Measure(s) incorporated into the project: The project would have no significant traffic related impacts, therefore no mitigations are necessary.

18. TRIBAL CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred
place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code section 5020.1(k), or
X
i i . A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code § 5024.1. In
applying the criteria set forth in subdivision (c) of
Public Resource Code § 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.

X
Setting:

AB 52 was enacted in 2015 and expanded CEQA by defining a new resource category, "tribal cultural resources." AB 52 established that "A project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment" (PRC Section 21084.2). It further stated that the lead agency City of Santa Maria Housing Element Update
Environmental Checklist/Initial Study
December 15, 2022

Page 69 ends

shall establish measures to avoid impacts that would alter the significant characteristics of a tribal cultural resource, when feasible (PRC Section 21084.3). PRC Section 21074 (a)(1)(A) and (B) defines tribal cultural resources as "sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe" and is:

1. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC Section 5020.1(k);

2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1. In applying these criteria, the lead agency shall consider the significance of the resource to a California Native American tribe.

AB 52 also establishes a formal consultation process for California tribes regarding those resources. The consultation process must be completed before a CEQA document can be certified. Under AB 52, lead agencies are required to "begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project." Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency. California Government Code Section 65352.3 (adopted in 2004 pursuant to the requirements of SB 18) requires local governments to contact, refer plans to, and consult with tribal organizations prior to making a decision to adopt or amend a general or specific plan. The tribal organizations eligible to consult have traditional lands in a local government's jurisdiction, and are identified, upon request, by the NAHC. As noted in the California Office of Planning and Research's Tribal Consultation Guidelines (2005), "The intent of SB 18 is to provide California Native American tribes an opportunity to participate in local land use decisions at an early planning stage, for the purpose of protecting, or mitigating impacts to, cultural places. "Public Resources Code section 5020.1(k) defines a "Local register of historical resources" as a list of properties officially designated or recognized as historically significant by a local government pursuant to a local ordinance or resolution. A "Historical resource" includes, but is not limited to, any object, building, structure, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California. The California Register of Historical Resources is an authoritative guide in California to be used by state and local agencies, private groups, and citizens to identify the state's historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.

Impact Discussion:
a (i, ii). The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts to tribal cultural resources.

Consistent with AB 52, the City must consult with traditionally and culturally affiliated Native American tribes to determine if the draft Housing Element Update would result in a substantial adverse change in the significance of a tribal cultural resource. The City of Santa Maria (the CEQA Lead Agency) provided notification to Native American tribes affiliated with the project area pursuant to Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18). Letters were sent to the City's list of local tribes on December 12, 2022.

City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 70

Development proposals for individual projects would be subject to adopted development guidelines, including standards that govern archaeological resources as described in Section 5, Cultural Resources, and disposition of human remains as governed by Health and Safety Code Section 7050.5 and PRC Sections 5097.94 and 5097.98. Based on the AB 52 consultation efforts and the regulations and standards outlined in Section 5, the draft Housing Element Update would not result in impacts to tribal cultural resources.

Mitigation Measure(s) incorporated into the project: The project would have no tribal cultural resources related impacts, therefore no mitigations are necessary.

19. UTILITIES AND SERVICE SYSTEMS
Would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a.

Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant environmental effects?
X
b.

Have sufficient water supplies available to serve the
project and reasonably foreseeable future development
during normal, dry and multiple dry years?
X
c.

Result in a determination by the waste water treatment
provider, which serves or may serve the project that it has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
X
d.

Generate solid waste in excess of state or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals?
X
e.

Comply with federal, state, and local management and
reduction statutes and regulations related to solid waste? X
Setting:

The City of Santa Maria operates its own wastewater collection and treatment system. The City's wastewater collection system consists of eight wastewater basins with associated trunk sewers and one treatment plant. The Department of Utilities is responsible for delivering water, treating wastewater, refuse collection, recycling, operating the Santa Maria Regional Landfill and its Household Hazardous Waste Facility, street sweeping, and regulatory compliance. The Water Resources Operation and Maintenance Section is responsible for supplying residents with potable water for domestic, industrial, and fire protection purposes. Solid Waste Collection and Disposal City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study

Page 71 ends

Services consist of six distinct areas: refuse collection/residential; refuse collection/commercial; landfill disposal operations; street sweeping; recycling operations; and regulatory compliance.

Regulatory
State
Sustainable Groundwater Management Act
The Sustainable Groundwater Management Act (SGMA), enacted as of January 1, 2015, provides a framework for sustainable management of groundwater resources by local agencies and lays out a process and timeline for local agencies to achieve sustainability. SGMA is directed at groundwater basins or subbasins that have been designated by DWR as medium or high priority.

Of the 515 groundwater basins in California, 127 were assigned high and medium priority. The Santa Maria Groundwater Basin (DWR Basin 3-012), has been designated high priority (DWR 2018). SGMA has different requirements for basins that have been, or are being, adjudicated.

Among other requirements, watermasters or local agencies in adjudicated basins must submit to DWR an annual report with particular information included, for the portion of the basin subject to the adjudication. The Stipulation requires that the Twitchell Management Authority complete an annual report to assess and account for water demand and supply for the Santa Maria Groundwater Basin.

Urban Water Management Planning Act
The Urban Water Management Planning Act (Water Code Sections 10610 et seq.) requires that every supplier providing water for municipal purposes to more than 3,000 customers, or suppliers supplying more than 3,000 AF of water annually to prepare an Urban Water Management Plan (UWMP) every 5 years. The City of Santa Maria is subject to this requirement. Each plan is required to include a description of the service area, existing and planned sources of water available to the supplier, how much water the agency has on a reliable basis, how much water the agency needs for the foreseeable future, what the agency's strategy is for meeting its water needs, the challenges facing the agency, and any other information necessary to provide a general understanding of the agency's plan. In addition, every urban water supplier is required to prepare and adopt a water shortage contingency plan as part of its UWMP that includes, but is not limited to, an analysis of water supply reliability over a 20 -year planning timeframe, the procedures used in conducting an annual water supply and demand assessment, definition of standard water shortage levels corresponding to progressive ranges of up to 50% shortages and greater than 50% shortages, and shortage response actions that align with the defined shortage levels.

California Senate Bill 610
In 1995, the California State Legislature required Cities and Counties to consider information provided by water suppliers when acting on applications for large-scale residential, commercial, hotel, industrial, or mixed -use projects. If a project requires an environmental impact report (EIR) under the California Environmental Quality Act (CEQA), the public water suppliers must assess whether its total projected water supplies will meet the projected water demand from the proposed development project. SB 610 was enacted in 2002 and expands the requirement for public water systems to prepare supply assessments for large-scale projects. SB 610 requires additional assessment of whether available water supplies are sufficient to serve the demand generated by a proposed project, as well as the reasonably foreseeable cumulative demand in the region over the next 20 years under average normal year, single dry year, and multiple dry year conditions.

California Building Code and green Building Standards
The California Building Code (CBC) contains standards that regulate the method of use, properties, performance, or types of materials used in the construction, alteration, improvement, repair, or City of Santa Maria Housing Element Update December 15, 2022 Environmental Checklist/Initial Study Page 72

rehabilitation of a building or other improvement to real property. The CBC is adopted every 3 years by the Building Standards Commission. "Green" building standards are virtually indistinguishable from any other building standards, are contained in the CBC, and regulate the construction of new buildings and improvements. Whereas the focus of traditional building standards has been protecting public health and safety, the focus of green building standards is to improve environmental performance.

The green building standards were most recently updated in May 2018, and are detailed in the 2019 California Green Building Standards Code (CALGreen). CALGreen Sections 4.408 and 5.408 require the diversion of at least 75% of the construction waste generated during construction.

California Integrated Waste Management Act of 1989
The California Integrated Waste Management Act (AB 939) was originally enacted to require Cities and Counties to divert 25% of waste streams by the year 1995, and 50% by the year 2000. Later legislation mandates the 50% diversion requirement to be achieved each year. Specifically, the act requires Counties and Cities to adopt a Source Reduction and Recycling Element of their Waste Management Plans to describe actions to be implemented to achieve waste reduction goals (Public Resources Code [PRC] Section 41750). CalRecycle oversees and provides assistance to local governments as they develop and implement plans to meet the mandates of the Integrated Waste Management Act and subsequent legislation.

Assembly Bill 1327
The California Solid Waste Reuse and Recycling Access Act (AB 1327) requires each local jurisdiction to adopt an ordinance requiring commercial, industrial, institutional building, marina, or residential buildings having five or more living units to provide an adequate storage area for the collection and removal of recyclable materials. The sizes of these storage areas are to be determined by the appropriate jurisdictions' ordinance. If no such ordinance exists with the jurisdiction, the CalRecycle model ordinance shall take effect.

Assembly Bill 341
The Mandatory Commercial Recycling Program (AB 341) authorizes CalRecycle to develop and adopt regulations for mandatory commercial recycling. AB 341 requires all commercial businesses and public entities that generate 4 cubic yards or more of waste per week to have a recycling program in place. In addition, all multi -family homes with more than five units are also required to have a recycling program in place.

Senate Bill 1374
SB 1374 was implemented to assist jurisdictions with diverting construction and demolition waste material. Per SB 1374, Section 41821 of the PRC requires public agencies to include a summary of the progress made in diverting construction and demolition waste according to diversion goals included in AB 939. Per SB 1374, PRC Section 41850 authorizes CalRecycle to fine jurisdictions that do not meet the required goals. Additionally, per SB 1374, PRC Section 42912 requires that CalRecycle adopt a model ordinance for diverting 50% to 75% of all construction and demolition waste from landfills.

Senate Bill 1383
Approved in September 2016, the California Short -Lived Climate Pollutant Reduction Law (SB 1383) establishes methane reduction targets for California through reductions in disposal of organic waste in landfills, including edible food. Organic waste represents a significant source of local air quality pollutants and a notable source of greenhouse gas (GHG) emissions. SB 1383 requires 20% of edible food that would otherwise be disposed of via landfills or composting be recovered for human consumption by 2025.

Local
City of Santa Maria General Plan Resources Management Element City of Santa Maria Housing Element Update
Environmental Checklist/Initial Study
December, 2022

Page 73 ends

The City of Santa Maria General Plan Resources Management Element, adopted in 1996 and amended in 2001, serves as a long-range planning document that provides goals, policies, objectives, and programs to address the conservation and preservation of natural resources, public facilities and services, and park and recreation facilities to provide for existing and future populations. The following goals, policies, and objectives are included in the Resources Management Element to address water, wastewater, and solid waste facilities within the City's jurisdiction:

Solid Waste
• Goal 10 — Public Safety Facilities and Services. Provide comprehensive public safety and public services.

Policy 10.1.a(1). Provide police and fire protection, library resources, solid waste disposal, and other municipal services which meet or exceed the existing and future needs of the residents in the service area.
• Objective 10.1.d(1). Comprehensive Solid Waste System. Provide a comprehensive solid waste collection/disposal system to meet the existing and future solid waste demands in the service area.
• Objective 10.1.d(2). Waste Diversion Requirements. Locate a material recovery facility (MRF), transfer station and/or compost facility at the landfill to facilitate waste and disposal operations during and after landfill closure, and to facilitate the attainment of waste diversion requirements specified in AB 939. • Objective 10.1.d(3). Reduction of Waste through Community Design. Improve resources and minimize waste through community design.
• Objective 10.1.d(4). Solid Waste Disposal. Support the regional efforts of Santa Barbara County to site a new landfill or other solid waste facility in northern Santa Barbara County by the end of the planning period (2010).

Water and Wastewater
• Goal 11 — Public Infrastructure. Develop a comprehensive system of public infrastructure that maintains a high level of service.
o Policy 11. Provide necessary public infrastructure to ensure reliable delivery of water, the collection, treatment and disposal of wastewater, and the conveyance, retardation, and recharge of surface drainage.
• Objective 11.1.a(1). Water System. Maintain and improve the existing water system so that it is capable of meeting the daily and peak demands of existing and future City residents and businesses.
• Objective 11.1.a(2). Water System. Maintain City -required water storage standards for emergency water service and fire flow pressure requirements. • Objective 11.1.a(3). State Water Infrastructure. Provide the infrastructure necessary to ensure the adequate delivery and treatment of State Water by 1996. • Objective 11.1.b. Wastewater Collection, Treatment, and Disposal. Maintain a wastewater collection, treatment and disposal system which is capable of meeting the daily and peak demand of existing and future City residents and businesses.

City of Santa Maria Urban Water Management Plan 2020 Update The City of Santa Maria UWMP describes the City's water supply, water demands, water reliability, and water conservation efforts. The Santa Maria UWMP also provides estimated population growth and City of Santa Maria Housing Element Update December, 2022 Environmental Checklist/Initial Study Page 74

associated water demand through the year 2045 and serves as a long-range planning document for the City.

In 2020, the City had an estimated population of 107,353 and served water to 22,888 homes, businesses, and other facilities. Currently, the City obtains its water from the following sources: SWP surface water and groundwater, and groundwater that is pumped from the Basin to the surface with several wells. These sources are projected to reliably meet the projected water demand of existing and projected future land uses within the city limits through the year 2045 (Provost and Pritchard Consulting Group 2021).

The City has special water conservation programs that can be implemented in the event of drought or other water supply issues. The City is also prepared to respond to a water supply interruption due to an emergency. These measures are documented in an updated Water Shortage Contingency Plan, which is included in the City of Santa Maria UWMP. The City is not anticipated to experience water shortages unless there is a catastrophic interruption of supply (Provost & Pritchard Consulting Group 2021).

Impact Discussion:
a -c. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not, result in impacts to utilities and service systems. Development accommodated by the draft Housing Element Update would be subject to federal, State, and local regulations and standards, including and General Plan goals and targets, that govern utilities and service systems. As new housing development occurs, upgrades to water, wastewater, and stormwater conveyance facilities; electrical and natural gas infrastructure, and telecommunications infrastructure may be required. Should any new connections or upgrades be required, such upgrades would be subject to subsequent developmental review. Any future line size modifications or connections would be designed in accordance with applicable provisions of the SMMC and approval by City departments. Future development to be accommodated by the draft Housing Element Update could increase demand for water by increasing residential density. Sufficient and reliable water supplies are available to meet its future demands, including during single and multiple dry years. Therefore, the draft Housing Element Update would not result in impacts to utilities, water supplies, and wastewater systems and no impact would occur.
d -e. The draft Housing Element Update, in and of itself, does not propose specific projects but sets forth goals and policies that promulgate new housing development in Santa Maria consistent with the current RHNA cycle. Because it is a policy document, the draft Housing Element Update would not result in impacts related to solid waste. Development accommodated under the draft Housing Element Update would be subject to local policies and standards for solid waste disposal and recycling, including General Plan goals and targets. In addition, development under the draft Housing Element Update would undergo development review to evaluate concerns related to solid waste.

Therefore, the draft Housing Element Update would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals and no impact would occur.

Mitigation Measure(s) incorporated into the project: The project would have no utilities and service systems related impacts, therefore no mitigations are necessary.

City of Santa Maria Housing Element Update December, 2022 Environmental Checklist/Initial Study Page 75

20. WILDFIRE
If located in or near state responsibility areas or
lands classified as very high fire hazard severity
zones, would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a. Substantially impair an adopted emergency response
plan or emergency evacuation plan?
X
b. Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
X
c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
X
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a
result of runoff, post -fire slope instability, or drainage changes?
X
Setting:

Fire Hazard Severity Zones (FHSZ) are defined by the California Department of Forestry and Fire Protection (CALFIRE) based on the presence of fire -prone vegetation, climate, topography, assets at risk (e.g., high population centers), and a fire protection agency's ability to provide service to the area (CAL FIRE 2007). FHSZs are designated as "Very High," "High," or "Moderate." The City is not located within a designated Very High, High, or moderate FHSZ. Wildland fires in the Santa Maria area are characterized as limited grassland and brush fires due to the absence of extensive tracts of mountainous, brush covered terrain.

Impact Discussion:
a -d.

Mitigation Measure(s) incorporated into the project: Implementation of the proposed project would not result in potentially significant impacts related to wildfire; therefore, the project will have no impacts, and no mitigations are necessary.

City of Santa Maria Housing Element Update December, 2022 Environmental Checklist/Initial Study Page 76

CONSULTATION AND DATA SOURCES
City De
P
X
X
X
X
X
X

CONSULTATION SOURCES
artments Consulted
Administrative Services
Attorney
Fire
Library
City Manager
Police
Public Works
Utilities
Recreation and Parks
County Agencies/Departments Consulted
S
P
Air Pollution Control District
Association of Governments
Flood Control District
Environmental Health
Fire (Hazardous Materials)
LAFCO
Public Works
Planning and Development
Other (list)
ecial Districts Consulted
Santa Maria Public Airport
Airport Land Use Commission
Cemetery
Santa -Maria Bonita School District
Santa Maria Joint Union High School
Laguna County Sanitation District
Cal Cities Water Company
State/Federal Agencies Consulted
Army Corps of Engineers
Caltrans
CA Fish and Game
Federal Fish and Wildlife
FAA
Regional Water Quality Control Bd.

Integrated Waste Management Bd.

General Plan
Land Use Element
Circulation Element
Safety Element
Noise Element
Housing Element
Resources Management Element
X
X
X
X
X
X
Other
X
X
X
X
X
X
X
X
X

DATA SOURCES
Agricultural Preserve Maps
Archaeological Maps/Reports
Architectural Elevations
Biology Reports
CA Oil and Gas Maps
FEMA Maps (Flood)
Grading Plans
Site Plan
Topographic Maps
Aerial Photos
Traffic Studies
Trip Generation Manual (ITE)
URBEMIS Air Quality Model
Zoning Maps
City of Santa Maria Housing Element Update December, 2022 Environmental Checklist/Initial Study Page 77

MANDATORY FINDINGS OF SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact

1. Does the project have the potential to substantially degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or
animal community, substantially reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
X

2. Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects.)
X

3. Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
X

SUMMARY OF POTENTIALLY SIGNIFICANT IMPACTS
Aesthetics/Visual Resources
Agriculture and Forest Resources
Air Quality
Biological Resources
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology/Water Quality
Land Use and Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation
Tribal Cultural Resources
Utilities and Service Systems
Wildfire

DETERMINATION
On the basis of the Initial Study, the staff of the Community Development Department:

Finds that the proposed project is a Class CATEGORICAL EXEMPTION and no further environmental review is required
X Finds that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

Finds that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared.

Finds that the proposed project MAY have a significant effect on the environment. and an ENVIRONMENTAL IMPACT REPORT is required
Finds that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to acceptable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on the attached sheets. An ENVIRONMENTAL IMPACT REPORT (EIR)/SUBSEQUENT EIR/SUPPLEMENTAL EIR/ADDENDUM is required, but it must analyze only the effects that remain to be addressed.

Finds that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to acceptable standards. and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. nothing further is required ‘iyv7
Dana Eady
Environmental Analyst
t2--
Date
Chuen Ng J
Environmental Officer
Date
City of Santa Maria
Community Development Department
110 South Pine Street, Suite #101
Santa Maria, CA 93458
805-925-0951

apcd
January 9, 2023
air pollution control district

SANTA BARBARA COUNTY
Frank Albro
City of Santa Maria
Community Development Department
110 South Pine Street, #101
Santa Maria, California 93458
Sent Via Email: [email protected]
Re: Santa Barbara County Air Pollution Control District Comments on the Draft Negative Declaration for the Housing Element Update 2023-2031, GP2022-0001 Dear Frank Albro:

The Santa Barbara County Air Pollution Control District (District) has reviewed the Draft Negative Declaration (ND) For the referenced project, which consists of a comprehensive update to the current Housing Element of the City of Santa Maria General Plan as part of the 6th Cycle Regional Housing Needs Allocation. The Housing Element update includes a summary of the City's public outreach process, updated demographic data, analysis for consistency with new state laws, and an updated sites inventory which identifies properties with the potential for residential development. No General Plan Amendments or Zone changes are proposed with the project. The project does not include or approve any individual housing developments. The Housing Element applies citywide in the City of Santa Maria.

District staff have the following comments on the project and Draft ND:

1. Conflicts Related to Land Use Incompatibility: As individual projects move forward, it is important to keep in mind that some uses may not be compatible and could result in potential nuisance problems (i.e. odors, dust, toxic air contaminants). The Housing Sites Map provided in the Housing Element identifies several areas for potential residential development in zones adjacent to industrial or commercially zoned areas. Therefore, we recommend that siting of residential dwellings near industrial and commercial uses be carefully evaluated to avoid potential nuisance issues and minimize residential exposure to air pollutant emissions. The California Air Resources Board (CARB)'s Air Quality and Land Use Handbook j'J includes recommendations and siting criteria for land development projects and encourages land use agencies to use their planning processes to ensure the appropriate separation of facilities emitting air pollutants of concern and sensitive land uses.

2. Significance Thresholds: Page 16 of the Environmental Checklist/Initial Study incorrectly lists the Districts air quality significance thresholds. The District's threshold for all project sources (both stationary and mobile) is 240 pounds/day for ROC or NOx, not 55 pounds/day for ROC or NOx as stated in the ND.
(1) www.arb.ca.gov/ch/handbook.pdf
Aeron Arlin Genet, Air Pollution Control Officer
c (805) 979-8050 9 260 N. San Antonio Rd., Ste. A Santa Barbara, CA 93110 IN ourair.org 101 3 @Out AirSBC

District Comments on the Housing Element Update 2023-2031, GP2022-0001 January 9, 2023

Page 2 ends

If you or the project applicant have any questions regarding these comments, please feel free to contact me at (805) 979-8334 or via email at [email protected].

Sincerely,
i.,._16.. 14 p.aikz3fi
Emily Waddington,
Air Quality Specialist
Planning Division
cc: Planning Chron File

FOR THE COUNCIL MEETING OF DECEMBER 5, 2023

COUNCIL AGENDA REPORT
TO: City Council
FROM: Interim City Manager Alex Posada
BY: Interim Assistant City Manager/Director of Community Development Chuen Wu
SUBJECT: Consideration to Approve the Santa Maria General Plan Update Preferred Land Use Alternative
Description:

The City Council will consider approving the General Plan Update Preferred Land Use Alternative.

Environmental Notice: The activity is not a "Project" as defined under Section 15378 of the California Environmental Quality Act (CEQA) State Guidelines; therefore, pursuant to State Guidelines Section 15060(c)(3), no environmental review is required.

RECOMMENDATION:

Approve the Preferred Land Use Alternative (modified Alternative C — Hybrid).

BACKGROUND:

The City is currently undertaking a multi -year effort to update its General Plan, which will establish vision, goals and policies that support economic development, sustainability, and improve quality of life through the year 2045. The required elements of the General Plan touch nearly all aspects of city governance including, but not limited to, land use, traffic and circulation, parks and open space, housing, and public safety.

The General Plan Update is currently in the Land Use Alternatives phase, which is the third of five phases of the planning process. This phase builds off the Vision, Guiding Principles, and Areas of Change and Stability phase that was completed in April 2021.

The Land Use Alternatives identify different land use, mobility, and urban design options the City has to achieve the Community's Vision and future growth projections. Completion of this phase will facilitate the final phases of the General Plan Update, which is forecasted to be completed in 2024.

This item was heard at the November 7, 2023 City Council meeting. The Council voted to continue the item to the December 5, 2023 meeting, as Mayor Pro Tem Aguilera- Hernandez was absent. The Council stated the item has significant community impact that warrants the participation of all Council Members. City staff did not provide a

presentation at the November 7th meeting, but the item was open for public comments, with the understanding that the item will be presented at the December 5, 2023 meeting.

DISCUSSION:

The Alternatives Phase of the General Plan Update consists of an analysis of the land use and density changes that would need to occur in the city to accommodate the projected minimum amount of job and housing growth through the target year of 2045.

Though the General Plan horizon is 2045, the analysis anticipated growth needs through the year 2050 to align with growth projections produced by the Santa Barbara County Association of Governments (SBCAG).

Three land use alternatives were designed and analyzed, each accommodating a minimum of 9,270 housing units and aimed to ensure job diversity to achieve a net increase of 16,000 jobs, which exceeds SBCAG job projections by resulting in a job to housing ratio of 1:2. The analysis of the three alternatives was based on an understanding of how much housing and employment growth to anticipate in the future. These projections are based on potential Regional Housing Need Allocation (RHNA) cycles through the year 2050, SBCAG growth projections, and input from the Technical Advisory Committee (TAC), City staff, and the Department Advisory Group (DAG).

Alternatives growth also considers the growth the city has already planned through adopted Specific Plans and current projects that are approved but not yet constructed.

Based on these factors, the three Land Use Alternatives presented in the Alternatives Technical Memorandum (Attachment A) are as follows:
• Alternative A: Annexation. This Alternative assumed annexation of 1,770 acres outside of City limits. No other changes to land use designations within the city were included.
• Alternative B: City Infill. This Alternative intensified housing and job growth on major corridors and opportunity sites within City limits. • Alternative C: Hybrid. This Alternative is a hybrid of Alternatives A and B and assumed annexation of 720 acres outside City limits located east of Hwy 101.

The Alternatives and results of the technical analysis were presented to the Community for review and evaluation. The City of Santa Maria hosted a variety of engagement activities to gather feedback on the Alternatives, including orientations held on April 5, 2023 (virtual), and April 6, 2023 (in -person), and follow-up office hours on April 18, and 19, 2023. An online survey was available in English and Spanish on the project website from April 5 to May 2, 2023. City staff also had meetings with the TAC and DAG on April 6, and April 10, 2023, respectively, to receive feedback and answer questions on the three alternatives.

The survey results found that Alternative A — City Infill (41 percent) and Alternative C Hybrid (40 percent) were the preferred Alternatives with the most important outcome (desired by almost 40 percent of the survey respondents) to have better walkability to destinations, followed by reduced traffic congestion. Additionally, almost 60 percent of the survey respondents either strongly or somewhat supported allowing more high -density 2 buildings along Broadway and Main Street. Respondents favored densities closer to those assumed in Alternative C: Hybrid.

Recommended Preferred Land Use Alternative
Based on all of the analysis completed and feedback received, the recommended Preferred Land Use Alternative is a modified version of Alternative C: Hybrid. The proposed land uses and densities are intended to balance growth within City limits and include 985 acres of land to the east of current City limits within the unincorporated area of Santa Barbara County that would be planned for annexation. Alternative C was modified to include an additional 265 acres located north of East Main Street to the Santa Maria River, beyond the 720 acres recommended for annexation. This additional area was included due to the availability of nearby public infrastructure. A full table of the Preferred Land Use Alternative land use designations is found in Appendix B of the attached Preferred Land Use Alternative Memo (Attachment A).

Within City limits, increased residential development density along Main Street and Broadway would occur through the continued implementation of the Downtown Specific Plan, and the creation of two new land use designations, the Broadway Mixed Use (BMU) and Main Mixed Use (MMU), both of which would allow up to 35 dwelling units/acre in areas on Broadway and Main Street located outside of the Downtown Specific Plan area.

This direction is consistent with the SBCAG Regional Transportation Plan and Sustainable Communities Strategy (RTP/SCS), which envisions mixed -use development and intensification to complement transportation improvements along primary corridors. "Opportunity sites" that have a high potential to redevelop during the planning horizon were identified throughout the city in strategic locations that would allow for residential, institutional, and employment growth. Other proposed changes include replacing the Medium Density Residential -10 (MDR -10) land use designation with Medium Density Residential -12 (MDR -12) to allow up to 12 dwelling units per acre (du/ac). This better aligns the MDR designation with the corresponding Zoning District, R-2, which allows up to 12 du/ac. The existing High -Density Residential (HDR) designation would be revised to allow up to 30 du/ac (the current maximum is 22 du/ac), consistent with the current State affordable housing laws. The land use designation on identified parcels would also be revised to reflect project -specific changes, for example, to locate a future high school on Broadway south of Preisker Lane.

The changes proposed with the Preferred Land Use Alternative would result in the need to amend the Downtown Specific Plan to reflect a new maximum density/intensity established by the General Plan. The Entrada Specific Plan would also be amended to reflect the new Broadway and Main Mixed -Use designation, and the Area 9 Specific Plan to allow low -density residential uses along A Street in the undeveloped area that is currently zoned Commercial and Professional Office (CPO).

Planned Annexation areas, designated with by a new "PA" land use designation, would be developed as complete neighborhoods, where residents can conveniently access new neighborhood commercial areas, parks, and public facilities like schools, government 3 facilities, and recreation centers. New employment uses adjacent to Marian Regional Medical Center and Hancock College will create opportunities for expansion of these campuses or co -location of complementary land uses, like medical offices, housing, and retail.

Planning Commission Recommendation
The Planning Commission reviewed the recommended Preferred Land Use Alternative at the September 6, 2023, public hearing. Fifteen members of the public spoke on the item with some in support of the recommended alternative and others in support of Alternative B, Infill. After considering the public comments received and all the information provided by staff, the Planning Commissioners voted 3-2 to recommend the Preferred Land Use Alternative (Modified Alternative C — Hybrid) to the City Council. The two Commissioners who did not vote in favor of this alternative were in support of Alternative A — Annexation.

Alternative(s)
Should the City Council decide not to approve the recommended Preferred Land Use Alternative, the City Council may direct staff to amend the Preferred Land Use Alternative or select a different Land Use Alternative from the three alternatives presented, or a variation of one of the alternatives.

Fiscal Considerations
A fiscal impact analysis was prepared by Lisa Wise Consulting, which assessed estimated new revenues and expenditures to the general fund based on three land use alternatives (Attachment C). All three alternatives are estimated to have a positive fiscal impact on the City's General Fund. At complete buildout in 2050, Alternative A (Annexation) is estimated to achieve the greatest gains in net revenues. Note the fiscal impact analysis studied the three alternatives, but not the Preferred Land Use Alternative (modified Alternative C — Hybrid) that includes an additional 265 -acres of land planned for annexation.

The costs of the General Plan Update are covered under the approved budget for the General Plan Update, which is $1.7 million from the City's general fund as well as the Regional Early Action Planning (REAP) and the Local Early Action Planning (LEAP) grants.

Impact to the Community
During the next phase of the project, the Preferred Land Use Alternative will inform and complement updated General Plan policies related to land use, urban design, mobility, parks, infrastructure, public facilities and services, and economic development.

ATTACHMENTS
A: Preferred Land Use Alternative Technical Memorandum
B: Alternatives Technical Memorandum
C: Fiscal Impact Analysis
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Table of Contents
Introduction 1
Development and Review of the Land Use Alternatives 3
Recommended Preferred Land Use Alternative 8
Appendix A: Property Owner Requests 18
Appendix B: Land Use Designations 19
Appendix C: Alternatives Work Products 24
Appendix D: Survey Results 25
Figures
Figure 1: Areas of Change and Stability 4
Figure 2: Existing General Plan Land Use (left) Compared to Preferred Alternative Land Use (right) 13 Figure 3: Existing General Plan Land Use 14
Figure 4: Changes from Existing General Plan Land Use 15 Figure 5: HDR Land Use Designation 16
Figure 6: Preferred Alternative Land Use 17
Tables
Table 1: Alternatives Analysis 6
Table 2: General Plan Land Use Mix 12
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Introduction
About the Santa Maria General Plan Update
The City of Santa Maria is undertaking a multi -year effort to update its General Plan to establish strong and visionary policies that support economic development, sustainability, and improved quality of life in the city.

A General Plan is a comprehensive, long-term plan for the physical development of a city, including future land use, conservation, transportation, housing, safety, and environmental justice. Future capital improvements, specific plans, zoning actions, development agreements, and subdivisions must be consistent with the General Plan, and General Plan policies can guide future local decision -making across a range of topics.

The Santa Maria General Plan Update, which will plan development in Santa Maria through the year 2045, is an opportunity for the community to help define the long-term needs of residents, businesses, and employees and the strategies to meet those needs. The General Plan Update has five major phases, which are designed as step-by-step building blocks (see the image below). The project is currently at the end of Phase 3, the "Plan Alternatives" phase.

Plan
Alternatives
Create and refine
land use and
transportation
alternatives
Purpose of this Memorandum
The purpose of this Memorandum is to present a recommended Preferred Land Use Alternative for City staff, Planning Commission, and City Council review and approval.

The General Plan land use map identifies the allowed uses and the development intensity (measured in dwelling units per acre, floor area ratio (FAR) or jobs/residents per acre) across the City. Zoning districts must be consistent with the General Plan land use designations. Land Use Alternatives model different options for changing the General Plan land use map to accommodate future growth.

The Preferred Land Use Alternative is selected from the Alternatives or incorporates elements of more than one Alternative. The Preferred Land Use Alternative selected becomes the foundation for the Land Use Map and related policies that will be included in the updated General Plan. imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 1

This Memorandum briefly describes the process to arrive at the recommended Preferred Land Use Alternative, describes the recommended Preferred Land Use Alternative, and defines its role in the rest of the General Plan Update process.

The Preferred Land Use Alternative represents the culmination of analysis and input from the community and City staff that occurred during the General Plan Update process from 2020 to present.

This work cannot be summarized in full in this Memorandum; therefore, it is recommended that the reader refer to the appendices for more information about precedents the Preferred Alternative builds on. More information about the Alternatives can be found in the Alternatives Technical Memorandum, the Alternatives Analysis, and Fiscal Impact Analysis, linked here and in Appendix C. Links to other Alternatives work products are linked in Appendix C; all other project materials can be found at www.imaginesantamaria.com/resources the General Plan Update's project website.

Next Steps in the General Plan Update
After the City Council approves the direction of the Preferred Land Use Alternative, City staff will continue to review and refine the updated General Plan Land Use Map. City Council will have an opportunity to review the General Plan Land Use Map later in the General Plan Update process and will approve the final Land Use Map before adoption. As the General Plan Update process proceeds, the following additional changes may be considered:
• Broadway Mixed Use and Main Mixed Use Designations. City staff may continue to make minor changes (e.g., allowable heights, densities, parcel -specific designation changes, etc.) to the Broadway Mixed Use and Main Mixed Use designations. Changes may be based on further analysis of development feasibility, property owner interest, recent development trends, and other inputs.
• Transportation planning and land use planning. City staff will conduct further study to ensure the Land Use Map results in development compatible with existing roadways in Santa Maria.

Staff may consider building interfaces with streets, parking, loading, and more. • Final land use designations. City staff may continue to make minor changes to the Land Use Map and designations as necessary.

The Preferred Land Use Alternative is the foundation for much of the rest of the General Plan, but importantly, it does not address in detail many of the related General Plan topics. The following more detailed analysis of the Preferred Land Use Alternative will be completed:
• Transportation Analysis of the Preferred Alternative: The need for enhancements to the vehicular, active transportation, and transit networks as well as required congestion and VMT mitigation will be assessed.
• Infrastructure Analysis of the Preferred Alternative: The impacts to water, wastewater and stormwater systems will be evaluated relative to existing infrastructure master plans. • Facility and Service Needs Analysis of Annexation: A high-level analysis will be conducted to identify potential water, sewer, stormwater, and utility system improvements needed for future uses in potential annexation areas.
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• Fiscal Assessment of Annexation: A fiscal impact analysis will be completed of projected City revenues and expenses associated properties identified for annexation to illustrate the extent of fiscal impacts for the City.

The Preferred Land Use Alternative and the above analysis, in turn, will inform the revision of land use designations and the preparation of General Plan policy frameworks, which will outline goals, policies, and implementation actions for inclusion in the draft General Plan. The policy frameworks will guide City direction on critical topics —including land use, parks, urban design, mobility, infrastructure, public facilities and services, and economic development —in a level of detail greater than could be analyzed in the Plan Alternatives phase. The land use designations and the policy frameworks will serve as the foundation for the updated Draft General Plan.

Development and Review of the Land Use Alternatives
Key steps in Phase 3 of the General Plan Update Process, "Plan Alternatives" are described in this section.

Land Use Alternatives
Alternatives Technical Memorandum
This Phase began with the development of Land Use Alternatives. Land Use Alternatives identify different growth options the City has to achieve the communitys Vision for the future and implement the Guiding Principles. The Land Use Alternatives were distinguished by where they propose changes in General Plan land use designations in different areas across the city. Three Land Use Alternatives were prepared and are described in detail in the Alternatives Technical Memorandum (Appendix C). Critical information about the Alternatives is summarized below.

Inputs
The Land Use Alternatives were developed based on a range of inputs, including:
• Community engagement from Phases 1 and 2 of the General Plan Update process; • Technical reports on existing conditions;
• Direction established in the Vision and Guiding Principles and the map of Areas of Change and Stability, as adopted by the City Council (see Figure 1); and • Input from Planning Commission, City Council, and City staff. imagine Santa Maria
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Figure 1: Areas of Change and Stability
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• ' Southwest •
Neighborhoods
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SERA Design, 20211 Sources: City of Santa Marla, 2020;
State of California, 2020; EMI, 2020.

Northwest
Neighborhoods
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Northeast
Neighborhoods
•
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Area of Stability & Enhancement
Area of Potential Transformation
- -1� Broadway & Main Corridors
fr-11., Downtown Specific Plan Area
Planned Specific Plans
• In -Process Development Project
• Vacant Parcel
City Umits
1•111....! Sphere of Influence
Santa Maria
General Plan
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Preferred Alternative Memorandum 1 4

Growth Planned For
The three Land Use Alternatives all planned for a minimum amount of job and housing growth. Though the General Plan horizon is 2045, the analysis anticipated growth needs through the year 2050 to align with growth projections produced by the Santa Barbara County Association of Governments (SBCAG).

The analysis was based on an understanding of how much housing and employment growth to plan for, which were projected based on potential Regional Housing Need Allocation (RHNA) cycles through the year 2050, SBCAG growth projections, and input from the Technical Advisory Committee (TAC), City staff, and the Department Advisory Group (DAG). Alternatives growth also takes into account growth the City has already planned via Specific Plans and current pipeline projects.

The Land Use Alternatives all accommodated a minimum of 9,270 housing units and aimed to ensure job diversity and to achieve a net increase of close to 16,000 jobs, which exceeds SBCAG job projections and results in a jobs to housing ratio of 1.2.

Land Use Alternatives Descriptions
The three Land Use Alternatives presented in the Alternatives Technical Memorandum (Appendix C) were:
• Alternative A: Annexation. This Alternative assumed annexation of 1,770 acres outside of City limits.
• Alternative B: City Infill. This Alternative intensified housing and job growth on major corridors and opportunity sites within City limits.
• Alternative C: Hybrid. This Alternative was a hybrid of Alternatives A and B and assumed annexation of 720 acres outside City limits.

Alternatives Technical Analysis
The purpose of the Alternatives technical analysis (Appendix C) was for the community and the City to assess trade-offs among the Alternatives and identify which Alternative (or combination of Alternatives) best fulfills the communitys Vision. This analysis of the three Land Use Alternatives included an analysis of land use impacts; environmental constraints; transportation impacts; market demand; and fiscal impacts.

Table 1 provides a high-level summary of the relative level of land use, environmental, fiscal, and economic impacts associated with each alternative. Some impacts in Table 1 on the following page are visualized with dots. This summary of impacts considers the severity of constraints and the ease of potential mitigation. Fewer dots represent less severity of constraint and greater ease of potential mitigation relative to the other Alternatives. For a full summary of the results of the Alternatives Analysis, see Appendix C.

Higher Impact / Harder to Mitigate
Lower Impact / Easier to Mitigate
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Table 1: Alternatives Analysis
Alternative A: Expansion
Alternative B: City Infill
Alternative C: Hybrid
Land Use
Greenfield land consumed
• • •
• 0 0
• • 0
Development to retail and transit
• • •
• 0 0
• • 0
Walk access to retail and transit
• • •
• Q Q
• • Q
GHG emissions per capita
• • •
• 0 0
• • 0
Environmental
Cultural and historic resources
• Q 0
• • •
• • 0
Air quality
•0 0
• • •
• • 0
Geologic and flood hazards
• 0 0
• • •
• • 0
Oil and gas well hazards
• Q Q
0 Agricultural
• 0 0
• • 0
Noise
' `_;
Q
Biological/critical habitat
(;
•Q Q
• • Q
Fire services
(. '; ; ;,_
• • •
• • 0
Police services
C.; ;
• 0 0
• • 0
Mobility
Vehicular network
Requires new roadways
Requires new roadways
LOS & Congestion
Congestion mitigation required on SR -135, Main Street, and Betteravia Road LOS mitigation required
Slightly more LOS
mitigation required
LOS mitigation required
VMT
Strive for jobs -housing balance, alternative commute modes, and CEQA VMT threshold compliance
VMT mitigation required
VMT mitigation required
Active transportation network
Implement Active Transportation Plan
Transit system
New services required
New services required
Road sections and diets
Update roadway sections; implement road diet policy
Emerging technologies
Adopt appropriate technologies
Market Demand and Fiscal Impacts
Housing demand
All allow sufficient capacity for housing demand
Industrial, retail, and office demand
All allow sufficient capacity for industrial, retail, and office space Provides the greatest
excess capacity
Fiscal impact
All expected to have a positive fiscal impact
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Stakeholder Review and Input
The Alternatives and the results of the technical analysis were presented to the community for review and evaluation. The City of Santa Maria hosted the following engagement activities to gather feedback on the Alternatives:
• Orientations. The City hosted a virtual orientation on April 5, 2023 and in -person orientation on April 6, 2023. The orientations featured a presentation of the three Land Use Alternatives.

Participants were given an opportunity to ask questions about the Land Use Alternatives and were directed to take the online survey (see below). Spanish and Mixteco interpretation was available and recordings of presentations in all three languages were posted on the project website, httos:// www.imaginesantamaria.com/ , following the meeting. Approximately 70 people attended the orientations.
• Online Survey. An online survey was available in English and Spanish on the project website. The survey was available from April 5 through May 2, 2023. 212 people took the survey in English, and 8 took the survey in Spanish. The results are summarized in Appendix D. • Office Hours. The City hosted in -person office hours on April 18 and 19, 2023. The first meeting was held in person while the second meeting was held virtually over Zoom. These meetings were advertised as opportunities for community members to drop in and ask questions about the Land Use Alternatives.
• Technical Advisory Committee Meeting. The General Plan Technical Advisory Committee (TAC) met virtually on April 6, 2023 to provide input on the three Land Use Alternatives. • Department Advisory Group Meeting: The General Plan Department Advisory Group (DAG) met on April 10, 2023 to provide input on the three Land Use Alternatives. • Property Owner Requests: Over the course of the project, City staff have received requests from property owners for General Plan land use designation changes. These changes have been reviewed and may be incorporated into the final General Plan Land Use Map, as appropriate. A full list of requests is included in Appendix A.

The orientations, office hours, and online survey were advertised to the community on the General Plan Update project website, via City email distribution lists, and on the Citys local cable tv station.

Summary of Stakeholder Input
When it came to the preferred alternative for future growth, the survey feedback appeared to be evenly split between Alternative B City Infill (41%) and Alternative C Hybrid (40%). The most important outcome (desired by almost 40% of the survey respondents) was better walkability to destinations, followed by reduced traffic congestion. Additionally, almost 60% of the survey respondents either strongly or somewhat supported allowing more high -density buildings along Broadway and Main Street. However, respondents favored densities closer to those assumed in Alternative C: Hybrid. For a more detailed summary of the survey questions and open-ended responses, please refer to Appendix D.

Other input from the DAG, TAC, and office hours included:
• Ensure existing residents in areas underserved by parks, public facilities, services, and commercial uses in the northwest portion of the city benefit from land use changes. imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 7

• Ensure there will be adequate school, infrastructure, police, fire, and healthcare facilities to serve the growing population.
o Alternative B: City Infill could be challenging from a schools, parks, and public facilities perspective since there are not a lot of viable sites for new facilities in the center of the city, where most population growth is expected.
• City department heads generally favor annexation.
• Consider also annexing the area that is north of Main Street and directly east of current City limits because a new water main is serving that area.
• US -101 will bisect the city if it annexes land eastward, so it's important to establish safe east - west connections.
• Need to understand infrastructure needs, public facility needs, etc. for conversations regarding annexation with the Local Agency Formation Commission (LAFCO).

Recommended Preferred Land Use Alternative
Vision of the Preferred Land Use Alternative
Reflecting stakeholder input, the Preferred Land Use Alternative balances growth within City limits and on 985 acres of annexed land to the east of current City limits.

Within City Limits
Within City limits, the Preferred Land Use Alternative allows for increased residential development density along Main Street and Broadway. This direction is consistent with the Santa Barbara County Association of Governments (SBCAG) Regional Transportation Plan and Sustainable Communities Strategy (RTP/SCS), which envisions mixed use development and development intensification, among other recommendations, to complement transportation improvements along these corridors.

Outside of Broadway and Main Streets, the Preferred Land Use Alternative also allows for increased residential development density on "opportunity sites" that have high potential to redevelop during the planning horizon' and allows for residential, institutional, and employment growth occur in strategic locations around the city. Area 9 is an area that has been identified for potential changes, where new housing, commercial, and industrial uses provide more opportunities for living and working on the west side of the city.2
Downtown will continue growing under the direction of the Downtown Specific Plan, where housing, employment and public space development create more vibrancy and activity in the heart of Santa Maria. A large parcel west of Broadway and north of Taylor Street is designated as Community Facilities ' Redevelopment likelihood based on existing floor area ratio, input from City staff, and an analysis of building value relative to land value.
2 Currently the Area 9 Specific Plan allows the following land uses, with land uses allowed along A street highlighted in bold: Light Industrial (LI); Heavy Commercial Manufacturing/Agriculture (HCM/AG); Heavy Commercial Manufacturing (HCM); General Industrial (GI); Community Commercial (CC); Conservation Open Space (COS); Commercial/Professional Office (CPO). Residential is currently allowed in the CPO zone under the Mixed Use Ordinance.
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Preferred Alternative Memorandum 1 8

to accommodate public uses like schools, open spaces, and government uses in the northwest portion of the city, where there may be future need.

The allowable land use mix and intensity in most existing neighborhoods in Santa Maria do not change significantly under the Preferred Land Use Alternative.

Outside Current City Limits
Outside of existing City limits, the Preferred Land Use Alternative allows for a mix of commercial, housing, and institutional uses on annexed land, providing employment, entertainment, retail, and recreational opportunity for existing and new residents alike. New residential neighborhoods outside City limits will be "complete neighborhoods," where residents can conveniently access new neighborhood commercial areas, parks, and public facilities like schools, government facilities, and recreation centers. Employment growth in annexation areas will be focused along US -101 to capitalize on regional transportation connections and create a range of jobs in the industrial, office, and retail sectors. New employment uses adjacent to Marian Regional Medical Center and Hancock College will create opportunities for expansion of these campuses or co -location of complementary land uses, like medical offices, housing, and retail.

Preferred Land Use Pattern
Proposed Changes from the Existing General Plan Land Use Map The Preferred Land Use Alternative differs from the land use pattern established in the existing General Plan and existing Specific Plans. A full table of Preferred Land Use Alternative land use designations is found in Appendix B. Likewise, Figures 3-6 illustrate the land use pattern adjustments. Figure 3 shows existing General Plan land use for Santa Maria. Figure 4 shows parcels that have changed in designation from the existing General Plan. Figure 5 shows the distribution of High Density Residential land uses (under the Preferred Land Use Plan, the allowed density of the High Density Residential designation increases from 22 du/ac to 30 du/ac). Finally, Figure 6 shows the distribution of land uses for Preferred Alternative throughout the city.

Specifically, the Preferred Land Use Alternative would:
• Create a larger General Plan Planning Area by assuming annexation of land in three areas to the east of current City limits.
o The first annexation area would be roughly bordered by Vineyard Trail Road to the south, US -101 to the west, Jones Street to the north, and Suey Road to the east. o The second annexation area would include land bordered by Jones Street to the south, Suey Road to the west, Main Street to the north, and Panther Drive to the east. o The third annexation area would include land bordered by E. Main Street to the South, Panther Drive to the west, and the existing City limits to the north and east along the land fill.
• Create three new land use designations: Broadway Mixed Use (BMU) and Main Mixed Use (MMU), both of which allow up to 35 dwelling units/acre, as well as Planned Annexation (PA) (see the Annexation Land Use Policy Direction section immediately below). imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 9

o Eliminate the Medium Density Residential -10 (MDR -10) General Plan land use designation and reassign all parcels currently with this designation to Medium Density Residential -12 (MDR -12) to allow up to 12 dwelling units per acre (du/ac). This better aligns the MDR designation with the corresponding Zoning District, R-2, which allows up to 12 du/ac. • Revise the existing High Density Residential (HDR) designation to allow up to 30 du/ac (the current maximum is 22 du/ac). This increase in density is consistent with State affordable housing law.
• Slightly refine land use designation descriptions.
• Potentially require revisions to the following Specific Plans:
o Amend the Downtown Specific Plan to reflect a new maximum density/intensity established by the General Plan.
o Amend the Entrada Specific Plan to reflect the new Broadway and Main Mixed Use designation.
o Amend the Area 9 Specific Plan to allow low density residential uses along A Street, consistent with the LMDR-8 designation.
• Revise General Plan land uses on a few parcels to reflect project -specific changes in land use designations.

Annexation Land Use Policy Direction
The Preferred Land Use Alternative establishes a new land use designation, Planned Annexation, that will allow for a mix of commercial, residential, industrial, and public land uses in annexed land outside of current City limits. Infrastructure, transportation, and public facility needs as well as environmental and fiscal impacts of the annexation area will be studied further as part of the General Plan update process.

Based on that analysis, General Plan policies will outline a vision and the Citys priorities for future land use, transportation, parks and open spaces, economic development, public facilities, and infrastructure in the annexation areas, but it is assumed the City will develop a specific plan for annexation areas following adoption of the General Plan to provide more detailed guidance on development standards and capital improvements.

From a land use and community design perspective, the following policies will be considered for inclusion in the General Plan land use policy framework to guide land use direction of future planning efforts in annexation areas:
• Require buffering of schools, parks, and homes from infrastructure, major roadways, the Santa Maria regional landfill, industrial land uses, and other land uses that may produce odor or noise or negatively impact air quality.
• Provide 5 parks per 1,000 residents, per the Citys park service standard and plan for new public and recreational facilities.
• Apprise local school districts of anticipated population growth and future planning efforts in the annexation area in order to inform the districts' facility planning efforts. • Develop a safe, connected network of sidewalks and trails that provides ample connections to destinations.
• Design complete neighborhoods where residents have convenient walking and biking access to public facilities, services, and retail.
• Provide a diversity of housing types for rental and ownership at a range of price points. imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 10

• Site new employment uses near existing institutions, such as educational or research and development (R&D) near Marian Regional Medical Center and Hancock College, and industrial or office along US -101 to provide convenient access to regional transportation.

Land Use Mix
The land use mix of the existing General Plan compared to the Preferred Land Use Alternative is shown in Table 2 and illustrated in Figure 2.

As shown in the table and figure, the Preferred Land Use Alternative redesignates many parcels designated as Community Commercial to either Main Mixed Use or Broadway Mixed Use, decreasing the amount of commercial acreage while creating new Mixed Use acreage. Under the Preferred Land Use Alternative, Industrial/Airport acreage is unchanged, Planned Future Development acreage increases significantly due to annexation, and Public and Open Space acreage increases slightly. Total residential land use acreage decreases slightly due to redesignating a vacant Low Density Residential parcel to a Community Facilities designation; however, additional residential uses would be developed as a part of the Planned Annexation area. The acreage for some other land use categories also changes slightly due to minor changes in the General Plan land use map that reflect recent development projects, as noted above.

Per Figure 2, the percentage of different land uses as a percentage of the city appears to change for all categories even though, as described above, the total acreage of some categories will only change slightly. This is largely due to the fact that the Preferred Land Use Alternative assumes annexation of land in the Planned Annexation Area, which increases the total acreage in the city. Future Specific Plans or master plans for the Planned Annexation Area may also change the percentage of land use types relative to total acreage.
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 11

Table 2: General Plan Land Use Mix
Existing General
Acres
5,412
Plan
Percent

35.9%
Preferred Land
Use Alternativ i
7 LDesignation
Residential
Acres
5,376
Percent

33.5%
Lower -Density Residential (LWDR-4)
645

4.3%
645

4.0%
Low -Density Residential (LDR-5)
2,810

18.7%
2,776

17.3%
Low -Medium Density Residential (LMDR-8)
607

4.1%
607

3.8%
Medium Density Residential (MDR -10)
9 0.1%
-
Medium Density Residential (MDR -12)
612

4.1%

3.9%
High Density Residential (HDR-16)
9 0.1%
-
High Density Residential (HDR-22)
717

4.8%
-
High Density Residential (HDR-30)
-
-

4.5%
Mixed Use
-
-
452

2.8%
Broadway Mixed Use (BMU-35)
-
2,i-3

2.3%
Main Mixed Use (MMU-35)
-

0.5%
Commercial
1,488

9.9%
1,025

6.4%
Community Commercial (CC)
1043

7.0%
S80

3.6%
Commercial/Professional Office (CPO)
363

2.1%
364

2.3%
Freeway Service (FS)
50 0.3%
50 0.3%
Neighborhood Commercial (NC)
31 0.2%
31 0.2%
Industrial/Airport
3,304

21.9%
3,311

20.6%
Light Industrial (LI)
1,003

6.7%
1,010

6.3%
General Industrial (GI)
549

3.7%
549

3.4%
Heavy Commercial/Manufacturing (HCM)
784

5.2%
784

4.9%
Airport Service (AS)
968

6.5%
968

6.1%
Public and Open Space
4,564

30.3%
4,597

28.7%
Primary Agricultural Open Space (AOS-1)
368

2.5%
368

2.3%
Secondary Agricultural Open Space (AOS-2)
906

6.0%
906

5.7%
Conservation Open Space (COS)
323

2.2%
323

2.0%
Recreation Open Space (ROS)
1,765

11.8%
1,754

10.9%
Community Facilities (CF)
1,203

8.0%

1.24r-

7.8%
Planned Future Development
270

1.8%
1,282

8.0%
Specific Plan (SP)
291

1.8%
_ ..

1.9%
Planned Annexation Area (PA)
-
985

6.1%
Total
15,058
100%
16,043
100%
Note: Numbers may not add due to rounding Numbers in red indicate changes in acreage totals
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 112

Figure 2: Existing General Plan Land Use (left) Compared to Preferred Alternative Land Use (right) 2 30%
36%
i
29%
33%
❑ Residential • Mixed Use
■ Commercial ❑ Industrial/Airport
• Public and Open Space • Planned Future Development
Complementary General Plan Policies
As noted above, during the next phase of the project, the Preferred Land Use Alternative will inform and complement updated General Plan policies related to land use, urban design, mobility, parks, infrastructure, public facilities and services, and economic development. Specifically, policies focused on transportation and public realm improvements will focus on expanding easy neighborhood access to necessities like food, services, and recreation. Likewise, policies will ensure that new parks and public facilities support existing and new neighborhoods.
imagine Santa Maria
011245, General Plan
Preferred Alternative Memorandum 1 13

Figure 3: Existing General Plan Land Use
B_SISTING EFIAL PLAN
-LAND USE
Lea z

1..r1
/___ --i
�9 I
11r 11I
0 1
I •3 fr �
I
1 O
0 0.5 1 2 Miles
1 r 1 t— I -I 1 I 1
1 Raimi • Associates, 20201 Sources: City of Santa Maria, 2020: 1 f State of California, 2020; ESA 2020. L •
ter RE
..ii>y PAv.y
C.. Ave
San Luis Obispo County
/J
Santa Barbara County
Santa Maria
General Plan
imagine
so
Residential Agricultural (RA -2)
Lower -Density Residential (LWDR-4)
Low Density Residential (LDR-5)
Low Medium Density Residential (LMDR•0)
ME Medium Density Residential (MDR -10)
® Medium Density Residential (MDR -12)
- High Density Residential (HDR-16)
- High Density Residential (HDR-22)
—
—
MN
Light Industrial (LI)
General Industrial (GI)
Heavy CommercialManulacturig (HCM)
Neighborhood Commercial (NC)
Commercial/Professional Office (CPO)
Freeway Service (FS)
Community Commercial (CC)
-
-
Primary Agricultural Open Space (AOS-I)
Secondary Agricultural Open Space (AOS-II)
Conservation Open Space (COS)
Recreational Open Space (ROS)
Community Facilities (CF)
Airport - Airport Service (A -AS)
Specific Plan (SP)
imagine Santa Maria
16 General Plan
Preferred Alternative Memorandum 1 14

Figure 4: Changes from Existing General Plan Land Use
PR • ' • SED CHANGES
Parcel along North Broadway
from Low Density Residential
(LDR-5) and Community
Commercial (CC) to
\Community Facilities (CF) J
Parcels along Main St 1
from Community
Commercial (CC) to
Main Mixed Use (MMU)
'Allow Low
Density
Residential in
Area 9 along A St
I
i'
Tay
R'IIvn live
Nan It
v---.. Rani.. F,.

L.7
Santa Mark? Airport
a I
.

IParcelsalongBroadway from
Community Commercial (CC)
to Broadway Mixed Use
\(BMU)
'fanned
Annexation along
North and East
Santa Barbara County
foster x
Broadway Mixed Use (BMU-35)
- Main Mixed Use (MMU-35)
<Ian Ma
a
Santa Maria
General Plan
imagine
OCKA
Community Facilities (CF)
% Area 9 Low Density Residential /, Planned Annexation (PA) imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 15

Figure 5: HDR Land Use Designation

PROPOSED CHANGES
Thyw St
4i
FffW St ..

I
/-1--, S '
/ r . �i ■rt:O:
/ ---I --` I ■I'� I HUItl
—I 1 I 7��
--- Ii Eli
I/J//G I��irir
Revise High Density I r•Rh Rd
AM
-' Residential (HDR)
from HDR-16 and
HDR-22 to allow 30
nits per acre
t /•-r
I /'
'4k
I
Santa Maria Airport
--I
O -
d �L r
S
may%
O 0 I I 0.I6 I 1
I I I 2 Miles
I I
I r'''..

Ralml • Associates, 20201 Sources: City of Santa Marfa, 2020; , , /
State of California, 2020; ESRI, 2020. - 1.=
I1�
San Luis Obispo
Santa Barbara County
Santa Maria
General Plan
imagine
- High Density Residential (HDR-30)
imagine Santa Maria
011245, General Plan
Preferred Alternative Memorandum 116

Figure 6: Preferred Alternative Land Use

PROPOSED GENERAL PLAN

LAND USE
jr
1 r"
J IJ
▪ MMM
MMM
mm mm.

II
< �
1ttt�IL Ir� f _ j
h.
i i U 111:1 lit:
r --r
Sant.] Maria Airport L
I.
111 ii011' :V.n Rd
Union Vdky Vk.vy
MI
135
I
412,m 41
- Ir
Lakeview Re r•
y r
RaMN+aasoetataa, IG201 SOIi►r»a: City
Sum 010010amh, 2020; ESRI, 2020.

Santa Barbara County
Clark Ave
1 a
Santa Maria
General Plan
imagiL Le
oar
iJ -Tia
▪ Broadway Mixed Use (BMU-35)
▪ Man Mixed Use (MMU-35)
Residential Agrcultural (RA -2)
Lower -Density Residential (LWDR-d)
Low Density Residential ILDR-5)
Low Medium Density Resdential (LMDR-8)
Medium Density Residential (MDR -12)
▪ High Density Residential (HDR-30)
jjt Area 9 Low Density Residential
Light Industrial (LI)
General Industrial (GI)
▪ Heavy CwnmercialiManufacturing (HCM)
▪ NeigMorhood Commercial (NC)
▪ CommerclayProfe0Slonal Office (CPO)
_ Freeway Service (FS)
Communty Commercial (CC)
%// Planned Annexation (PA)
Pnmary Agncultural Open Space (AOS-I)
Secondary Agricultural Open Space (AOS-II)
- Conservation Open Space (COS)
▪ Recreational Open Space (ROS)
Community Facilities (CF)
Airport - Airport Service (A -AS)
Specific Plan (SP)
imagine Santa Maria
1, General Plan
Preferred Alternative Memorandum 1 17

Appendix A: Property Owner Requests
The following table lists requests from property owners to change existing zoning. The Citys Zoning Map is required per State law to be consistent with General Plan land use, so proposed changes in zoning district may require changing existing General Plan land use. City staff and the consultant team will consider General Plan land use designation changes on the listed parcels following direction from City Council on the Preferred Land Use direction.

Address/APN
Current Zoning
Requested Zoning
212 N. Benwiley
119-253-009
CM
R-3
300 N. Benwiley
119-214-011
CM
R-3
304 N. Benwiley
119-214-007
CM
R-3
714 S. Blosser Rd.
123-140-032
M-2
R-3
616 S. Thornburg
123-132-012
PD/M-1
R-3
428 S. Thornburg
123-082-008
PF
R-3
1095 W. McCoy Lane
111-051-025
PD/M-1
MHP
1955 A Street (Donati)
117-770-062
PD/CPO, PD/M-1
PD/R-3, PD/R-1,
PD/C-2, PD/PF
SE Corner of College and
Stowell (Hancock property)
128-066-031, 129-066-030
PF
R-3
725 S. Depot Street
123-150-031
123-150-032
123-150-033
PD/CM
PD/CM
PD/C-2
PD/R-3
PD/R-3
PD/R-3
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 18

Appendix B: Land Use Designations
Land Use Designations
Designation Description
Residential
Residential Agricultural
(RA)
To create a transition area between agricultural and strictly urban uses, as well as provide for a particular residential lifestyle.

Allowed uses: Low -density dwelling units, noncommercial agricultural activities, the keeping of ---
horses and certain commercial agricultural activities on larger (suggested minimum of 5- to 10 -acre) parcels.

Density: Max 2 du/ac
Height maximum: 25 feet
Lower -Density
Residential (LWDR-4)
Single-family detached dwelling units with overall (average) density not to exceed four dwelling units per acre with variable lot sizes for single family detached units up to one acre in size.

Allowed uses: Single-family detached dwelling units with variable lot sizes for single family detached .-
7 •
units up to one acre in size.

Density: Max 4 du/ac
Height maximum: 30 feet
Low Density Residential
(LDR-5)
`+��
�_ -- ,, VI. -,M.:

To encourage new areas with overall densities responsive to the economic considerations of providing new housing, on a wide range of standard sized lots. providing the amenities and open spaces associated with traditional single-family areas and stabilizing existing areas by discouraging intensification of density.

Allowed uses: Single-family detached dwelling units with variable lot sizes for single-family detached units up to one-fourth acre in size.

Density: Max 5 du/ac
Height maximum: 30 feet
Low Medium Density
Residential (LMDR-8)
To encourage densities that are responsive to the economic considerations of providing affordable single-family housing on small lots while at the same time maintaining adequate individual private open space, design flexibility, and the character of a single-family neighborhood.

Allowed uses: Single-family detached dwelling units, with variable lot sizes for single-family detached :: r
units. This development type would usually require zero side yard development to maximize private, usable yards. Developments without zero side yards may require the larger lots and setbacks typically found in the R-1 zones.

D
Height maximum: 30 feet
Medium Density
Residential (MDR -12)
.. .. fl
To encourage new development while stabilizing existing development. Allows a mixture of unit types. while maintaining the feeling of a single-family neighborhood. To encourage reinvestment in older areas, and provide a land conservation measure by inducing development away from yet undeveloped areas.

Allowed uses: Single-family, detached and attached, duplexes; triplexes; and larger multi -family complexes.

Density: Max 12 du/ac
�ll: OP
- �_ _ •
_ _ =--..-.--;;;;•..u=- - -
Height maximum: 30 feet
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 19

High Density Residential
(HDR-30)
III - ov•
To provide for an urban residential environment, preferably close to shopping facilities and existing activity centers, as well as provide an incentive for reinvestment in older established areas.

Allowed uses: Duplexes, triplexes, and larger multi family complexes.

Density: Max 30 du/ac
Height maximum: 35 feet
Mixed Use
Main Mixed Use (MMU)
To allow for mufti -story, multi -use development along Main Street contextual with adjacent residential uses. The intent is to allow for the creation of commercial uses mixed with multi -family housing to create opportunities to live on the Main Street corridor and encourage activity and vitality on Main Street. Uses may be mixed horizontally or vertically, though active ground floor uses, such as restaurants and retail, are encouraged. Design requirements, such as building stepbacks, may be employed to transition to residential uses on adjacent streets.

Allowed uses: Retail, restaurants, service commercial (such as banks or real estate offices), service A ,i- -
li '',2 ' ; ; ;,;
establishments (such as medical clinics and beauty shops), office buildings, hotels, multi -family housing, townhomes, duplexes. Residential uses are not required in this district.

Density: Max 35 du/ac
Height maximum: 70 feet
Broadway Mixed Use
(BMU)
To allow for multi -story, multi -use development along Broadway. The intent is to allow for the creation of commercial uses mixed with multi -family housing to create opportunities to live on the Broadway corridor and encourage activity and vitality Downtown. Uses may be mixed horizontally or vertically, though active ground floor uses, such as restaurants and retail, are encouraged on the ground floor.

Allowed uses: Retail, restaurants, entertainment, bars, service commercial (such as banks or real 1 _ r' ; „
estate offices), service establishments (such as medical clinics and beauty shops), office buildings, hotels, multi -family housing. Residential uses are not required in this district.

Density: 35 du/ac
Height maximum: 70 feet
Commercial
Community Commercial
(CC)
To include the majority of retail uses outside the central core, particularly along the lineal development corridors which have emerged. The majority of these uses would be geared to the area -wide market.

Allowed uses: Variety of retail uses, excluding "heavy", land extensive or quasi -industrial commercial uses such as lumber yards, agricultural equipment yards, pipe supply works, etc.

Height maximum: 70 feet
Commercial/
Professional Office (CPO)
. .J
, :-r . . iir, .

To provide areas for offices, which may be compatible with a range of other uses.

Allowed uses: Office development for the following services: medical, legal, travel agencies, insurance, and real estate services, as well as a certain complementary commercial uses.

Height maximum: 35 feet
Freeway Service (FS)
To accommodate the needs of the traveling public along major transportation corridors.

Allowed uses: Motels, service stations, restaurants, and rest stops.

Height maximum: 40 feet
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 20

e at
Neighborhood
Commercial (NC)
To provide areas which offer convenience goods and services to local residents without disrupting the residential character of an area. These areas are intended to be small in size and not geared to providing a multitude of more specialized goods and services serving a community -wide or regional market.

Allowed uses: Supermarkets, convenience grocery stores, drug stores, Laundromats, bakeries, shoe -
r„,,,0 ..: 4,;;y
�,
repair shops.

Height maximum: 30 feet
Industrial/Airport
Light Industrial (LI)
To accommodate industrial uses which contain the process primarily within the building, do not generate negative environmental impacts, and which are most compatible with adjacent nonindustrial uses.

Allowed uses: Research facilities, light assembly plants, non -public -oriented -offices and industrial -
support offices, tractor sales and display when the property is adjacent to the freeway, and churches on a temporary basis.

Height maximum: 35 feet
General Industrial (GI)
''4
• • • -- �
To provide areas for all types of heavy industrial uses, but particularly those which need to be separated from other land uses because of the impacts associated with these activities, such as heavy truck traffic, noise, odor, or dust.

Allowed uses: Range of industrial uses, including heavy manufacturing, heavy trucking operations.

Height maximum: 40 feet
Heavy Commercial/
Manufacturing (HCM)
To permit activities that manufacture and retail on the same site as well as other heavy commercial uses which may be land extensive, require transport of materials by heavy truck, require large loading and docking areas, and where the possibilities of heavy noise generation exist.

Allowed uses: Lumberyards, boat works, warehouses, building supply dealers, mobile home sales, farm equipment sales, equipment repair, and churches within an existing building Height maximum: 40 feet
,,,,,- -
Airport Service (AS)
�W
IttilL i
To provide a broad category facilitating the airport and airport -related commercial and industrial uses not adversely affected by airport operations, to provide for specific areas for aircraft operation and navigation aids, and to minimize the hazard to safe landing and take -off of aircraft.

Allowed uses: Full range of uses, including airport operation and support activities.

Public and Open Space
Primary Agricultural
Open Space (AOS-1)
To preserve certain areas for present and future agricultural production. It also provides for limited residential uses.

Allowed uses: Intensive crop agricultural uses. All land classified as prime agricultural (Class I and II soils).
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 21

Secondary Agricultural
Open Space (AOS-2)
- _
To preserve certain areas for present and future agricultural production. It also provides for limited residential uses.

Allowed uses: Less intensive agricultural uses, including grazing. Includes some lands that are not prime agricultural but are an agricultural buffer and are not now considered suitable for urban expansion.

Conservation Open
Space (COS)
To protect natural resources, provide scenic protection, act as an urban agriculture buffer, allow mineral extraction, and act as a safety buffer between the urban land uses and the levee. It also provides for limited residential uses.

Allowed uses: Includes areas subject to flood hazard, significant groundwater recharge areas, well -_
farms, areas adjacent to creekbeds, areas of surface and sub -surface mineral extraction, levee buffer, airport safety areas, and publicly owned landscaped areas.

Recreational Open Space
(ROS)
i , i
4ii
z:. �R
To provide for recreation and scenic protection and provide scenic areas along railroad rights-of- way
Allowed uses: Existing and proposed recreational facilities, including neighborhood, community, and regionalparks; bikeways; equestrian trails; jogging paths; selectedpublic utility and railroad ri hts- g Y q 1 gg g g
of -way and associated uses where the right-of-way corresponds to the adopted Bikeways Plan; and publicly owned and operated sanitary landfill operations that have the potential for reclamation and development into the aforementioned recreational facilities.

Community Facilities (CF)
`�
To provide for necessary facilities for use by the public.

Allowed uses: Public facilities, including schools and government buildings.

Height maximum: 35 feet
Wide v4UY N14xi
Planned Future Development
Specific Plan (SP)
To encourage comprehensive planning and urban design flexibility for large land areas through the adoption of a Specific Plan. Such flexibility allows the City to adopt a set of land use specifications and implementation programs tailored to the unique characteristics of each area.

Allowed uses: The Specific Plan designates all land uses, and the geographic boundaries of each use, allowed in the specific plan area. Each use must be consistent with the adopted Specific Plan and the corresponding zoning noted in the plan.

Height maximum: Height depends on each Specific Plan.

Planned Annexation Area
(PM)
To encourage comprehensive planning and urban design flexibility for large annexation land areas (over 60 acres) through the adoption of a specific plan or master plans following the General Plan Update process, as the City proceeds with annexation. Such flexibility allows the City to adopt a set of land use specifications and implementation programs tailored to the unique characteristics of each area.
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 22

Allowed uses: The specific plan or master plan will designate all land uses, and the geographic boundaries of each use, allowed in each area. Potential uses include residential (single-family homes, townhomes, duplexes, multi -family), public and institutional, parks and recreation, and non- residential (industrial, office, retail, services, etc.) Density: Maximum density will be defined during a specific or master plan process.

Notes:

1. Single-family zones are subject to SB9, which was passed in 2021. This law allows for parcels in single-family zones to be subdivided and duplexes built on each lot.

2. The maximum residential density of any residential land use designation may be exceeded to complement General Plan Housing Element policy (in accordance with the Citys inclusionary housing ordinance and density bonus provisions of Section 65915 of the California Government Code).

3. The City does not currently regulate intensity in its zoning or the General Plan. The final General Plan may regulate maximum intensity via floor area ratio.
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 23

Appendix C: Alternatives Work Products
Alternatives work products are linked in this Appendix. These work products and all products produced for the General Plan Update are found on the project website:
httos:// www.imaginesantamaria.com/resources .
• Land Use Alternatives Orientation Videos in English, Spanish, and Mixteco • Land Use Alternatives Presentation Slides (English)
• Land Use Alternatives Presentation Slides (Spanish)
• Alternatives Technical Memorandum
• Alternatives Analysis
• Fiscal Analysis
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 1 24

Appendix D: Survey Results
imagine Santa Maria
General Plan
Preferred Alternative Memorandum 125

es z
-
N4r
m rw ❑
il

Alternatives Technical Memorandum
Table of Contents
Introduction 1
Role of Alternatives in the Planning Process 1
Key Factors Driving Alternatives 12
Introduction to Land Use Alternatives 18
Alternative A: Annexation 27
Alternative B: City Infill 31
Alternative C: Hybrid 35
Growth Projections 39
Mobility Alternatives 40
Public Realm Alternatives 47
Appendix A: Mobility Alternatives Memorandum 51
Appendix B: Public Realm Design Options 52
Figures
Figure 1: Areas of Stability and Change 4
Figure 2: General Plan Land Use 7
Figure 3: Existing Land Use 9
Figure 4: Alternative A Land Use Mix 29
Figure 5: Alternative A Land Use 30
Figure 6: Alternative B Land Use Mix 33
Figure 7: Alternative B Land Use 34
Figure 8: Alternative C Land Use Mix 37
Figure 9: Alternative C Land Use 38
Figure 10: Cross Section of a Road Diet Concept 42
Figure 11: Existing Typical Section for Secondary Arterial (Residential Street) 'l'l Figure 12: Existing Typical Section for Secondary Arterial (Commercial Street) 'l'l Figure 13: Proposed Typical Section for Secondary Arterial (Parking -Protected Bike Lanes) 44 Figure 14: Proposed Typical Section for Secondary Arterial (Buffered Bike Lanes and Parking) 44 Figure 15: Existing Typical Section for Primary Arterial (Residential Street) 45 Figure 16: Existing Typical Section for Primary Arterial (Commercial Street) 45 Figure 17: Proposed Typical Section for Primary Arterial (Bicycle Lane with Raised Buffer) 45 Figure 18: Proposed Typical Section for Primary Arterial (Transit Only Lane) 46 Figure 19: Primary Arterial 48
imaglr e Santa Maria
4171216 General Plan
Alternatives Technical Memorandum

Alternatives Technical Memorandum
Figure 20: Secondary Arterial 48
Figure 21: Toolkit 49
Tables
Table 1: General Plan Land Use 8
Table 2: Existing Land Use 10
Table 3: SBCAG Growth Projections 15
Table 4: SBCAG Projected Jobs 16
Table 5: Minimum Residential Growth to Plan for 18
Table 6: Commonalities Across Alternatives 18
Table 7: Land Use Designations 21
Table 8: Alternative A Land Use Mix 28
Table 9: Alternative B Land Use Mix 32
Table 10: Alternative C Land Use Mix 36
Table 11: Projected New Dwelling Unit and Job Growth 39 Table 12: Projected Total Population, Dwelling Units, and Jobs 40 Table 13: Mobility Alternatives Comparison 47
imagir, e Santa Maria
4171216 General Plan
Alternatives Technical Memorandum

Alternatives Technical Memorandum
Alternatives Technical
Memorandum
Introduction
This Technical Memorandum is the deliverable for Task 4.4 of the General Plan Update scope of work and describes land use, mobility, and public realm Alternatives to address key issues identified so far in the Santa Maria General Plan Update process. The three land use Alternatives build off the areas of change identified as part of work undertaken per scope of work Task 4.2 as well as the working meeting held for Task 4.3 and Technical Advisory Committee input. The information summarized in this report will later be used to for community engagement that informs the selection of a preferred alternative (Task 4.8).

This Technical Memorandum first provides background information about Alternatives, including the role of Alternatives in the General Plan Update process, factors impacting Alternatives development, and growth the Alternatives must plan for. From there, the Technical Memorandum discusses the three land use Alternatives, including commonalities and differences between the Alternatives, land use designations, growth projections and the vision and direction of each Alternative. Mobility and public realm Alternatives are described in detail in Appendices A and B, respectively, but short synopses of these Alternatives are included in the body of the Technical Memorandum.

This Technical Memorandum will be followed by technical analysis on the Alternatives. This technical analysis, scoped as Tasks 4.5 and 4.7, will include an analysis of the fiscal impacts of the three land use Alternatives and an evaluation of the land supply and market demand of the three Alternatives, which is part of Task 4.4. The results of Task 4.6, the traffic analysis of land use Alternatives, is incorporated into Appendix A, the Mobility Alternatives Memorandum.

Role of Alternatives in the Planning Process
Background and Process
What is the Santa Maria General Plan Update?
The City of Santa Maria is undertaking a multi -year effort to update its General Plan to establish strong and visionary policies that support economic development, sustainability, and improved quality of life in the city.

A General Plan is a policy document required by State law that provides long-range guidance for land use, development and other issues such as economic growth, open space, conservation, affordable housing, and employment. The General Plan also offers an opportunity for the community to engage in the planning process and to help define the long-term needs of residents, businesses, and employees.

The Santa Maria General Plan Update will cover topics that are important to the community including those mandated by State law. These include: Land Use and Community Design, Circulation and Mobility, imagine Santa Maria
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Safety, Health and Environmental Justice, Conservation/Open Space, Noise, Public Facilities and Services, and Economic Development.

General Plan Update Process
The General Plan Update has five major phases, which are designed as step-by-step building blocks (see the image below). The project is currently in the "Plan Alternatives" phase.

Listening +
Visioning
PrynB 2021
Plan
Alternatives
Create and refine
land use and
transportation
alternatives
Summer 2021 -
Winter 2023
Policy + plan
evelop'm`ent
solutions to
range
In 2020, during the Existing Conditions phase and to initiate the Listening + Visioning phase, City staff worked closely with the consultant team to systematically collect identify trends, issues, opportunities, and priorities, which are summarized in seven existing conditions reports (ECRs) that are available on the project website, www.ImagineSantaMaria.com .

Throughout the Listening + Visioning Stage, community members shared their vision for the future, qualities of Santa Maria to preserve, and issues to address. This engagement was conducted via nine Technical Advisory Committee meetings, three online surveys, one virtual community workshop, 17 stakeholder interviews, four community cafes conducted in partnership with Central Coast Alliance United for a Sustainable Economy (CAUSE), and meetings with City staff across departments. The City spread awareness of the General Plan Update in English and Spanish via a number of channels, including newsletter emails, utility bill mailers, communications with local non-profit organizations, social media posts, press releases, and updates to the project website, www.ImagineSantaMaria.com . Full results from community engagement, presented in engagement summary reports, can be found on the resources page of the project website, ImagineSantaMaria.com.

Vision, Guiding Principles, and Areas of Change and Stability Using a systematic process of reviewing all the key findings from the Existing Conditions Reports and community input from the Listening + Visioning Stage, the planning team produced the Vision, Guiding Principles. and Areas of Change and Stability document, which was approved by City Council in April 2021. Specifically, for each General Plan topic (e.g., land use, mobility, hazards, environmental justice, etc.) and for each area of the city, qualities to preserve, opportunities to capitalize on, challenges to address, and changes to advance were organized. From there, key themes were summarized to prepare a concise Vision Statement, to develop topic -specific Guiding Principles, and to identify Areas of Change and Stability by neighborhood and corridor. The Vision, Guiding Principles, and Areas of Change and Stability discuss topics central to Santa Maria, including agricultural identity; culture, history, and art; imagine santa Maria
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community design; community health; natural environment and resilience; housing quality and choice; resilient economy; connected growth; transportation innovations; infrastructure, utilities, facilities, and services; and governance and engagement.

The Plan Alternatives stage builds off of the Vision, Guiding Principles, and Areas of Change and Stability document. The Areas of Change and Stability map identifies Areas of Stability, where limited physical changes are anticipated but improvements continue to be made, as well as areas of potential transformation, where transformational change is planned or should be considered. The Alternatives phase of the planning process focuses primarily on Areas of Potential Transformation. For Areas of Stability and Enhancement, the updated General Plan will incorporate strategies to preserve and enhance existing assets and address needed improvements. The Areas of Stability and Enhancement and Areas of Potential Transformation are shown in Figure 1. imagine Santa Maria
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Figure 1: Areas of Stability and Change
Treatment
166
f
' Southwest
Neighborhoods
Santa Maria Airport
1 O
SERA Design, 20211 Sources, CO of Ssnu Marla, 2020;
State of California, 2020; ESRI, 2020.

Neighborhoods in the City Core
I
0 0.5 1 2 Mites
1 1 1 1 1 1 1 1 1
•
Southeast
Neighborhoods
_ Unnn Wary In, wy
orcutt
Clmrr.e
San Luis Obispo County
Anfli,Minn F1,1,1,011
landfill
Santa Barbara County
Arca of Stability & Enhancement
Area of Potential Transformation
± Broadway & Main Corridors
Downtown Specific Plan Area
_ _ r Planned Specific Plans
• In -Process Development Project
• Vacant Parcel
City Limits
l l Sptiere of Influence
Santa Maria
General Plan
imagine
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Land Use Alternatives
Alternatives identify different land use, mobility, and urban design options the City has to achieve the community's Vision and implement the Guiding Principles. Land use Alternatives are the foundation.

Land Use Designations
The land use Alternatives are distinguished by where they propose changes in General Plan land use designations in different Areas of Change across the city. General Plan land use designations identify the intended future use of every parcel of land in the city. According to State law, land use designations must identify the allowed uses and the development intensity (measured in dwelling units per acre, floor area ratio (FAR) or jobs/residents per acre). Zoning districts must be consistent with the General Plan land use designations.

While land use designations provide for overall development intensity and allowed uses, they do not specify the form or character of the building. Different interpretations of the same density and FAR can result in buildings of very different character. To encourage similar interpretations of allowed FARs, other City regulations such as zoning height limits, building setbacks, or open space requirements are used to guide the form of buildings within a given FAR range.

It is important to note a few limitations of land use designations. Land use designations cannot require specific uses or tenants. This means that the General Plan cannot require the type of ownership of buildings (rental versus ownership, or specific tenants in buildings). For example, the General Plan cannot require or prohibit that specific parcels be used for affordable housing, senior housing, special - needs housing, or prohibit certain types of tenants in commercial spaces (such as chain stores). Further, land use designations do not identify specific locations for parks, schools, and public buildings.

Existing General Plan
The City's existing General Plan Land Use Element (LUE) was adopted in 1970 and amended in 2011.

The LUE designates the proposed general distribution, general location, and extent of the uses of the land. The Land Use Classifications (designations) in the LUE provide for the distribution of varying uses as indicated on the Land Use Policy Map and specify the maximum density allowed per gross acre of land. Existing General Plan land use designations are mapped in Figure 2, and their acreages are shown in Table 1. The General Plan defers to the Zoning Ordinance to establish specific development standards, including minimum lot sizes. The existing LUE map and designations will be updated as part of this General Plan Update, though most parcels in the city are not likely to have significant changes to their designations, particularly those identified as Areas of Stability.

The existing General Plan land use map and designations are informed by existing LUE goals, which are as follows:
• Goal L.U.1 - Community Character. Maintain and improve the existing character of the community as the industrial and commercial retail center for northern Santa Barbara County and southern San Luis Obispo County.
• Goal L.U.2 - Urban Services. Provide all necessary urban services and facilities for present and future city residents, which include providing sufficient land for community facilities (i.e., fire station, police station, library, cultural center, and public transit). imagine Santa Maria
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• Goal L.U.3 - Urban Design. The City will promote quality urban design enhancing Santa Maria's character.
• Goal L.U.4 - Industrial and Commercial Uses. New employment generating clean and low water demand industry and commercial uses will be encouraged to locate in Santa Maria, and activities of this type presently located in the city will be encouraged to remain. • Goal L.U.5 - Development Continuity. Discourage sprawl and "leapfrog" development. • Goal L.U.6a - Balance Growth. Accommodate new development, balancing social, environmental and economic considerations.
• Goal L.U.6b - Preserve Agricultural Resources. Accommodate growth while making every effort to preserve agricultural resources in the surrounding region. • Goal L.U.6c - Urban/Agriculture Equilibrium. Achieve a balance between increased developments and the maintenance, management, and/or preservation of local resources. • Goal L.U.7 - Land Use Conflict Reduction. Reduce existing and potential land use conflicts. • Goal L.U.8 - Planning Coordination. Coordinate planning efforts both within the city and with other jurisdictions in the region.
• Goal L.U.9 - Promote Adequate Housing Supply. The City will continue to promote an adequate supply of quality residential development within Santa Maria. • Goal L.U.10 - Promote High Quality Commercial and Industrial Development. Continue to promote quality commercial and industrial development in Santa Maria and encourage the upgrading and revitalization of the existing commercial and industrial areas. • Goal L.U.11 - Balance Land Use Supplies. The City will address the present imbalance between the land area designated for residential development and for those areas designated industrial and commercial development.
• Goal L.U.12 - Water Supply. Participate in and implement programs and measures which effectively conserve water.

Existing Land Use
Existing land use refers to the way land is developed and currently being used in Santa Maria. Existing land use may differ from General Plan land use, which identifies intended future use of each parcel.

Existing land use is important to understand when developing land use Alternatives, particularly when considering existing uses of parcels surrounding areas where change is expected. Figure 3 and Table 2 show existing land use in Santa Maria.
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Figure 2: General Plan Land Use
General Plan Land Use
Legend
City Limits
Sphere of Influence
Parks
Water
Railroads
Freeways/Highways
Major Streets
Local Streets
General Plan Land Use
Conservation and Agriculture
Primary Agricultural Open Space (AOS-I)
Secondary Agricultural Open Space (ADS -II)
MN Conservation Open Space (COS)
Recreational Open Space (ROS)
Public
Community Facilities (CF)
Residential
High Density Residential (HDR•22)
Medium Density Residential (MDR -12)
Medium Density Residential (MDR -10)
Low Medium Density Residential (LMDR-8)
Low Density Residential (LDR-S)
Lower -Density Residential (LWDR-4)
Residential Agricultural District (RA)
Commercial
Community Commercial (CC)
Central District I (CD•I)
Central District 11 (CD -II)
Commercial/Professional Office (CPO)
Freeway Service (FS)
Neighborhood Commercial (NC)
Industrial
General Industrial (GI)
Heavy Commercial/Manufacturing (HCM)
Light Industrial (LI)
p Airport - Airport Service (A -AS)
Specific Plan
Specific Plan (SP)
San Luis Obispo County
166
Santa Barbara County
1 Oo os �apt
abioni sA6adoist
Weefiffditolk
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Table 1: General Plan Land Use
1 General Plan Land Use Classifications
General Plan Land Use Classifications
Land Use
Classification
Acres
%of
City
Corresponding Zoning
Max. Res.

Density
(units/acre)
Residential

31.74%
RA
0 0%
R -A, Planned Development (PD)
overlay
2 LV��DR-4
476

3.75%
R -A-5, R-1-40,000 to R-1-10,000, PD
overlay
4 LDR-5
2,013

15.87%
R-1, R-1-6,000 to R-1-10,000, RMH,
PD overlay
5 LMDR-8
500

3.94%
RSL-1, RMH, R-1, R-2, PD overlay
8 MDR -10
7 0.06%
R-2, PD overlay
10 MDR -12
469

3.70%
R-2, PD overlay
12 HDR-22
561

4.42%
R-3, PD overlay
22 Commercial

9.32%
NC
30 0.24%
C-1, CC, CPO, PD overlay
12 ADUs
CC
801

6.31%
C-1, C-2, PD overlay
CPO
272

2.14%
CPO, PD overlay
30 CD -I
31 0.24%
C-1, PD overlay, Specific Plan (SP)
CD -II
14 0.11%
R-3, PF, C-1, PD overlay, SP
40 FS
35 0.28%
FS, HC, PD overlay
Industrial

25.37%
LI
1,151

9.07%
M-1, PD overlay
HCM
677

5.34%
CM, PD overlay
GI
424

3.34%
M-2, PD overlay
A -AS
966

7.61%
M, CZ, AS -I, AS -II, AS -Ill, PD overlay

1. Senior citizen hous ng may also be permitted to a maximum density of 30 dwelling units per acre with special review by the Planning Commission.

Land Use 0/0 of
Acres
Classification City
Public 8.73%
Max. Res.

Corresponding Zoning Density
(units/acre)
CF
1,108 8.73%
PF, PD overlay
Open Space
- 23.02%

AOS-I
65 0.51%
05, PD overlay
AOS-II
899 7.09%
OS, PD overlay
COS
269 2.12%
05, PD overlay
ROS
1,688 13.30%
O5, PD overlay
Major Categories
MN Conservation and Agriculture
Residential
EM Commercial
Public and Institutional
Industrial
Airport
Specific Plan
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Figure 3: Existing Land Use
1 Existing Land Use
Legend
i—I City Limits
Sphere of Influence
Parks
Water
Railroads
Freeways/Highways
Major Streets
Local Streets
Existing Land Use Types
Conservation and Agricultural Commercial
Agriculture Auto Service and Sales
Water Service Station
Public 11 Medical Office
Church I♦ Office
Elementary School Indoor Recreation
High School Neighborhood Commerce
College/Universities Hotel/Motel
Government Office MI Theater
I= Hospital MI Restaurants
Parks and Recreation II♦ Bank
Right of Way =I Regional Commerce
Vacant Industrial
Residential Light Industry
Apartments Heavy Industry
Condominiums MI Warehouse
Mobile Home Airport
Single-family Dwellings
*The existing land use data in the SOI is not verified by the City. 0 0 6.s - - 2
ROM +ARoal0a; 2020 sa.M aryof5o'toMvt(20ta
Sate of Califon* 202OptifolFootprin420xi
T
Son Luis Obispo County
Santa Barbara County
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Table 2: Existing Land Use
1 Existing Land Use
Existing Land Use
Land Use
Acres
3,486
% of City

27.3 Residential
Single -Family Residential
1806

22.0 Condominiums
113

0.9 Apartment
359

2.8 Mobile Home
208

1.6 Commercial
948

7.4 Auto Service and Sales/service station
218

1.7 Bank
16 0.1
Hotel/Motel
41 0.3
Indoor Recreation
46 0.4
Neighborhood Commerce
249

2.0 Office
161

1.3 Regional Commerce
131

1.0 Restaurants
66 0.5
Theater
20 0.2
Industrial
1,082

8.5 Light Industry
759

6.0 Heavy Industry
61 0.5
Warehouse
262

2.1 Airport
1,411

11.1 Public and Institutional

1.408

11.0 Church
85 0.7
Colleges/Universities
84 0.7
Land Use
Acres
362
% of City

2.8 Government Office
Hospital
11 0.1
Medical Office
67 0.5
Parks and Recreation
521

4.1 Schools (K-12))
7/8

2.2 Conservation and Agriculture
1,828

14.3 Agricultural
1,649

12.9 Water
179

1.4 Other
2,589

20.3 Private Right -of -Way
106

0.8 Vacant
2,483

19.5 Total
12,752
100.0
Major Categories
Conservation and Agriculture
Residential
Commercial
Public and Institutional
Industrial
Airport
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Alternatives Analysis and Comparison
The Alternatives will be reviewed and evaluated by City staff, decision -makers, and the community. The purpose of the Alternatives evaluation is for the community and the City to assess trade-offs among the Alternatives and identify which Alternative (or combination of Alternatives) best fulfills the community's Vision.

Objective metrics will be used to compare Alternative options for specific physical development and improvement, including the following:

Land use:
• Land use mix
• Acreage of greenfield development
• Range of housing options and which types
Transportation:
• Vehicle miles travelled per capita, household, and employees • Level of service
• Vehicle to capacity ratio
Environment:
• Greenhouse gas impacts
• Energy use
• Development on agricultural land
• Cultural resources
• Hazards
• Critical habitat
• Noise
• Impact on public services
Fiscal Impact:
• City revenues
• City expenses
Health and Environmental Justice:
• Access to parks and open space
• Access to healthy food
• Access to transit
• Access to retail
• Air quality
Public Engagement and City Council Selection of the
Preferred Alternative
The Alternatives and the results of the technical analysis will be presented to the community for review and evaluation. Following this step, the Alternatives and the results of engagement will be shared with the Planning Commission and City Council along with recommendations for a Preferred Alternative, imagine Santa Maria
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which may be one of the three land use Alternatives or a combination of various components from two or more of the Alternatives. The City Council will approve the Preferred Alternative.

Relation to the Annexation Study
The Preferred Alternative will be evaluated relative to its impacts on infrastructure. If the Preferred Alternative includes annexation, the project team will conduct an Annexation Study to identify infrastructure and capital improvements needed to accommodate future growth in annexation areas.

This task will include a fiscal assessment, which will evaluate projected City revenues and expenses associated with land uses in annexation areas, as well as an evaluation of environmental features and constraints in the annexation area. This task will also include conversations with the Santa Barbara County Local Agency Formation Commission (LAFCO) to discuss annexation and determine the process of incorporation of the annexation area into City limits.

Key Factors Driving Alternatives
Opportunities and Constraints
The following list of key factors was derived based on findings from existing conditions analysis, conversations with City staff, and review from the Technical Advisory Committee. This is not an exhaustive list of opportunities and constraints in the city, but instead a list of leading factors that shaped land use, mobility, and public realm Alternatives.

Opportunities
Downtown Santa Maria. Downtown is the most walkable part of the city, it has a diverse mix of land uses and housing types, and it has many of Santa Maria's historic, civic, and cultural resources.

Implementation of the Downtown Specific Plan and the Downtown Multimodal Streetscape Plan could create opportunities for job and population growth and transformational improvements to the roadways and public realm.

ADUs and JADUs. ADU and JADUs are currently allowed in Santa Maria per State law and may be able to accommodate projected housing growth in Santa Maria over the General Plan horizon.

Corridor Revitalization. Either the General Plan or an updated Entrada Specific Plan could include circulation, mobility, streetscape, built form, design components, and incentives for higher densities, intensification, and mixed -use redevelopment along the Main and Broadway Corridors, as recommended by the regional Sustainable Communities Strategies (RTP/SCS). The City has limited authority over the Main Street and Broadway rights -of -way because these corridors are owned by the State, but the General Plan Update may be an opportunity to determine if the City should seek to assume responsibility over these corridors from the State.

Vacant land. There is vacant and developable land that can accommodate new housing and/or employment growth over the General Plan horizon.

Opportunity sites. Many developed areas have low improvement ratios and/or a low FAR, indicating redevelopment opportunities.
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Character and Design. Commercial and industrial places and streets generally have the greatest potential for improved mobility, enhanced character, and placemaking due to low -slung development and large areas devoted to surface parking. Residential places and streets are generally more stable, although opportunities do exist for public realm, streetscape, and connectivity improvements.

Improving Access to Amenities, Schools, and Services. Residents in most areas of the city do not have convenient walking access to schools, parks, food, and/or retail. The GPU may be an opportunity to introduce more walking and biking infrastructure to better connect people with amenities, and introduce commercial land uses near primarily residential areas to provide more access to amenities Annexation. Annexation of land outside of City boundaries may be an opportunity for growth.

Constraints
Land Use Conflicts. Industrial uses are occasionally located next to residential uses, creating abrupt transitions. Residents living next to industrial facilities may be exposed to emissions, odors, noise, and other factors detrimental to public health. Land use conflicts should be avoided when designing Alternatives.

Disconnected Development. Some recent subdivision developments have created urbanized, primarily residential areas disconnected from the rest of the city and many of its amenities. Residents often have no choice but to drive to reach their destinations. Outward expansion of the city may create other residential areas disconnected from the rest of the city.

Infrastructure. The City of Santa Maria's wastewater treatment plant, water system, and stormwater system require improvements. Historically some of these costs have been passed on to developers, which makes development more expensive. Per the Downtown Specific Plan EIR, buildout of the Downtown Santa Maria Specific Plan would result in 424,300 gallons per day in wastewater, which would exceed the capacity of existing sewer pipes. Growth of the city through 2045, both within and outside City limits, will continue to strain the citys infrastructure.

Hazardous Sites. The siting of hazardous, clean up, and solid waste facilities near residential neighborhoods, particularly low-income communities, poses a serious threat in case of a hazard release emergency. In Santa Maria, there are five hazardous waste generators and one treatment, storage, and disposal facility (TSDF) that impact disadvantaged communities, given the concentration of these facilities to homes and the large generation of waste they produce.

Groundwater Threats. A concentration of oil and gas wells exists in the city, particularly south of Stowell Road. Oil companies are leading various remediation efforts of old sites. However, the City will need to consider how to address the impacts of idle and plugged oil well sites, including cleanup and the threat of potential leaks.

Changing nature of retail. The growth of e -commerce has reduced consumer demand for brick and mortar retail.

Post -pandemic impacts. The long-term effects of the COVID-19 pandemic are not clear. In the short term, it has caused trends, including remote work, changing housing and living preferences, growth of imagine Santa Maria
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food delivery services and some online retail services, that should be considered when planning for Santa Maria long-term.

Airport Land Use Compatibility. The Santa Maria Public Airport is located in the southwestern corner of Santa Maria. Land uses adjacent to the Airport may be exposed to hazards related to landing and approach zones, airplane accidents, and noise.

Biological Resources. The city is home to plant and animal species, particularly along the Santa Maria River, near the Santa Maria Public Airport, Area 9 Specific Plan area, and areas that pond in agricultural areas, that are protected due to their status as a State or federal species of concern. Per the Airport Business Park Specific Plan, the Department of Fish and Wildlife has issued a biological opinion which outlines mitigation measures to reduce impacts to Federal and State listed sensitive species and endangered species including vernal pool fairy shrimp, California Tiger Salamander, and the California Redlegged Frog found on site.

Major Noise Sources. The Santa Maria Public Airport, Santa Maria Valley Railroad, agricultural and industrial operations, and roadway noise (e.g. U.S. 101 and major arterials) are the city's predominant noise sources.

Key Questions
The Vision and Guiding Principles represent consensus from community engagement, a shared Vision of the future and a common understanding of the direction the City needs to follow to achieve the Vision.

However, the Vision and Guiding Principles do not address some important questions that will be answered during the process of evaluating Alternatives and presenting them to the community for feedback. Some of these questions include:
• Should the City grow outward (via annexation), inward (via infill development), or via some sort of hybrid approach?
• What is the desired mix of new housing types (e.g., single-family residential, multi -family residential, ADUs, etc.)?
• To what extent should the City aim to preserve its agricultural economy, and to what extent should it plan to transfer agricultural land into land uses that create jobs in the healthcare, education, industrial, and office -based sectors?
• How should the City balance roadway needs for all roadway users, including trucks, public transportation, pedestrians, private automobiles, and bicyclists? Growth to Plan For
A critical component of Alternatives development is understanding how much housing and employment growth the Alternatives should plan for.

Though the General Plan horizon is 2045, this analysis anticipates growth needs through the year 2050 to align with Regional Housing Need Allocation (RHNA) cycles and growth projections produced by the Santa Barbara County Association of Governments (SBCAG). imagine Santa Maria
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This analysis was based on an understanding of how much housing and employment growth to plan for, which were projected based on potential RHNA allocations through the year 2050, SBCAG growth projections, as well as input from the Technical Advisory Committee (TAC), City staff, and the Department Advisory Group (DAG).

General Plan growth also takes into account growth the City has already planned, via Specific Plans and current pipeline projects. The net result, growth projections minus planned growth, yields housing and employment numbers the three land use Alternatives must at a minimum attain.

Projected Growth
Regional Housing Needs Allocation
Per SBCAG's final RHNA sixth cycle allocation, the City of Santa Maria's zoning must allow the production of 5,418 housing units by 2031.

The General Plan horizon (2045) will cover the sixth, seventh, and most of the eighth RHNA cycle. As a conservative estimate, the General Plan should account for three times the 2023 - 2031 cycle allocation totals, or about 16,200 units.
• Cycle 5, 2015 - 2023: 1,400 of 4,100 units permitted
• Cycle 6, 2023 - 2031: 5,418 units allocated
• Cycle 7, 2031 - 2039 cycle: Units to be determined
• Cycle 8, 2039 - 2047 cycle: Units to be determined
SBCAG Projections
Per Table 3, SBCAG projects a 33 percent increase in population in Santa Maria from 2020 through 2050. SBCAG does not project total number of housing units in the year 2050. However, assuming a housing vacancy of about 5 percent (consistent with vacancy rates in 2010 and 2020), based on the household projection of 44,100 in 2050, one can estimate a total of about 46,400 housing units are needed in Santa Maria in 2050 to accommodate the projected number of households.

With a total of about 30,400 units in 2020, a net increase of approximately 16,000 units are needed to house projected population growth by 2050. This is roughly consistent with the conservative estimate to accommodate three RHNA cycles, about 16,200 units. Therefore, the General Plan land use Alternatives should identify adequate sites to allow for the development of at least 16,000 housing units by 2045.

Table 3: SBCAG Growth Projections
1990
2000
2010
2020
2030
2050
Population
61,552`
77,4234
99,5534
107,407'
127,6003
143,1003
Households
19,9954
22,1464
26,9084
29,0181
36,4003
44,1003
Housing Units
21,2374
22,8474
28,2944
30,4301
-
-
Jobs
-
33,9022
38,4892
44,0632
47,3103
52,5503
Jobs/Housing Balance
-

1.48 1.36

1.45 -
-
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Notes:

1. Source: California Department of Finance E-5 City/County Population and Housing Estimates, 1/1/20

2. Source: Longitudinal Employer -Household Dynamics (LEND), 2010, 2017.

3. Source: SBCAG Regional Growth Forecast 2050 Santa Barbara County, 2019.

4. Source: California Department of Finance E-8 Historical Population and Housing Estimates for Cities, Counties, and the State, 1990, 2000, 2010.

5. Jobs in 1990 not available. Job totals in 2000 column are from the year 2002.

Regarding employment, SBCAG projects a total of 52,550 jobs in 2050, an increase in about 8,500 jobs over 2020 totals. Per the SBCAG's 2050 job projections, as shown in Table 4, about 8% of SBCAG's projected jobs in 2050 are in the industrial sector, 19% are in the commercial (retail) sector, 51 % are in the commercial (office) sector, and about 22% are in the other/non-land use based sector, meaning they are not tied to a specific land use (such as construction). Usingjobs-to-square foot conversion, this means Santa Maria needs about 14 million non-residential square feet total in 2050 to support this job growth.

However, feedback from the TAC and DAG indicated that a growth of 8,500 jobs by 2050 may not be enough new jobs to ensure a vibrant economy in Santa Maria, particularly when comparing this job growth to an increase in 16,200 housing units. 16,000 new jobs, which would result in a jobs -to -housing units balance of 1.2, was identified by the City as a more desirable amount of job growth. As of 2017, the balance was roughly 1.4 jobs per housing units. Therefore, the City should plan for a minimum of 8,500 new jobs, with 16,000 jobs being the desired total, by 2050.

Table 4: SBCAG Projected Jobs
Sector
Jobss Approximate Building Square Footage6
Commercial (Retail)I'
10,068
3,020,400
Commercial (Office)2
26,855
6,713,750
Industrial3
4,223
4,323,000
Other/Non-Land Use Based'
11,303
-
Total
52,550
14,057,150
Notes:

1. Commercial (retail) job sector includes retail trade; and leisure/hospitality sectors.

2. Commercial (office) job sector includes information; financial activities; professional and business services; education and health services; other services; and government sectors.

3. Industrial job sector includes manufacturing; wholesale trade; and transportation, warehousing, and utilities sectors.

4. Other/Non-Land Use Based job sector includes self-employed; natural resources/mining and construction sectors.

5. Jobs source: SBCAG Regional Growth Forecast 2050 Santa Barbara County, 2019.

6. Square footage estimated based on the following job/Square Foot assumptions: 1 job per 1,000 industrial square feet; 1 job per 300 commercial/retail square feet, and 1 job per 250 office square feet.
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Alternatives Technical Memorandum
Projected Development
Pipeline Projects
The land use Alternatives lay out a framework for accommodating 16,000 new housing units and a minimum of 8,500 new jobs. The City of Santa Maria already has a number of unbuilt projects in its pipeline, including 2,026 housing units and about 1.1 million square feet of non-residential development. Non-residential development could create an estimated 6,900 jobs, about half of SBCAG's projected job growth by the year 2050 and over 100% of the target of 8,500 new jobs' Specific Plans
The City of Santa Maria has a number of Specific Plans that are planned but not built out. Some of the housing and job growth needed by 2050 can be accommodated in these Specific Plan areas, reducing the need to find adequate sites for housing and jobs elsewhere in the city. In total, there are an estimated 3,605 units and 16,200,000 non-residential square feet that can be built under current Specific Plans. The 16,200,000 planned non-residential square feet will enable the City to make significant progress to achieve at least 8,500 jobs by 2050.2 This square footage is comprised of projects in a variety of sectors, including office, industrial, and retail.

ADU/JADU Growth
Growth of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) need to be considered when planning for growth of Santa Maria. Whereas the land use Alternatives will identify vacant or redevelopable parcels where new housing can be built as part of larger developments, ADUs and JADUs represent incremental housing growth on parcels where housing already exists. Thus, ADUs and JADUs must be factored in the growth calculation formula because they represent housing growth that is expected to occur over the General Plan horizon, but ADU and JADU growth differs from planned growth over the General Plan horizon because it is difficult to predict exact parcels where this growth may occur.

From April 2018 through June 2021, 266 ADUS or JADUS were built in the City, for about 88 per year.

Based on an evaluation of ADU permitting history, about 1,300 units, or about 55 units per year, are estimated to be developed over the General Plan horizon. This decrease in permitting rates from recent totals is based on conversations with City staff and overall trends, developments per year due to the recent boom in ADU growth slowing and less applicable properties being able to develop ADUs over time.

Total Growth to Plan For
Based on an understanding of projections from SBCAG, input from the TAC and DAG, and an analysis of RHNA allocations, the General Plan should plan to accommodate a minimum of 16,000 new housing units and 8,500 (ideally 16,000) new jobs through the year 2050.

However, with planned growth in the City via pipeline projects and Specific Plans, the City already has plans in place to accommodate some of the necessaryjob and housing growth. In total, about 4,700 Job totals calculated by Urban Footprint based on non-residential pipeline square footage. 2 To produce at least 8,500 jobs the 16,200,000 square feet of employment land uses would average about 1,900 square feet per employee. 1,900 square feet per employee is higher than most industry standards of square feet per employee, therefore, 16,200,000 should provide sufficient capacity for at least 8,500 jobs. imagine Santa Maria
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Alternatives Technical Memorandum
housing units are anticipated to be built in the City in current pipeline projects or in Specific Plan areas.

Factoring in projected growth of ADUs and JADUs yields about 1,300 additional units. With a total of 1,100,000 non-residential square feet currently in the development pipeline and about 16,200,000 non- residential square feet planned in the City via Specific Plans, the City should be able to achieve the minimum of 8,500 jobs needed.

Thus, the land use Alternatives need to accommodate a minimum of 9,270 housing units (see Table 5).

The Alternatives do not need to accommodate a minimum number of jobs because pipeline and Specific Plan projects already plan for at least 8,500 jobs across a variety of job sectors. However, the Alternatives should still aim to ensure job diversity and achieve a net increase of close to 16,000 jobs to exceed SBCAG job projections and arrive at a jobs to housing ratio of 1.2.

Table 5: Minimum Residential Growth to Plan for
Minimum growth to accommodate
Units
16,200
Minus
Planned Growth
5,631
Pipeline Projects
2,026
Unbuilt Specific Plans
3,605
Minus
Projected ADU and jADU Growth
1,300
Equals
Remaining minimum growth to plan for
9,269
Introduction to Land Use Alternatives
Commonalities and Differences Across Alternatives
Three land use Alternatives were designed with a number of characteristics in common. These common characteristics are based on areas where there was consensus among the community; State and local laws; technical analysis; and the Vision and Guiding Principles document. These characteristics are described in Table 6.

Table 6: Commonalities Across Alternatives
Characteristic
Implementation in Alternatives and the General Plan
Consistency with Vision
and Guiding Principles
All Alternatives are consistent with the Vision and Guiding Principles. The General Plan will include policies and actions to complement the Vision and Guiding Principles, specifically, the components of the Vision and Guiding Principles not explicitly addressed in the land use and mobility Alternatives.
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Future conditions may
differ from today
The Alternatives represent the best -possible guess to plan for a growing City in 2022, but there is no way to predict how conditions will change through 2050. Potential factors that may affect the viability of the General Plan in the future include changes to State law, the development approvals process, economic conditions, and more.

Same minimum growth
targets
All land use Alternatives will accommodate a minimum growth of 16,200 housing units and 8,500 jobs.

Specific Plan growth
Most Specific Plans will continue to develop as anticipated.

Growth assumed in vacant
and opportunity sites
Growth within City limits for all three land use Alternatives is assumed to occur on sites that are currently vacant and sites that have opportunity for redevelopment.

Opportunity sites were selected based on feedback from City staff and via an analysis of building value to land value. Vacant and opportunity sites are assumed to redevelop in all three Alternatives.

Land use designations will
be the same in most parts
of the city
Most areas of the city will retain the existing General Plan land use designation across the three land use Alternatives.

General Plan land use
designations may change
for parcels where existing
land use differs from
General Plan land use
General Plan Land Use designations will be adjusted for selected parcels where existing or proposed land use necessitates a change in designation (for instance, a parcel used for residential that currently has a commercial designation may be changed to a residential designation).

Increase in infrastructure
capacity
Infrastructure capacity needs to be improved throughout the City. It is assumed that infrastructure capacity will be increased to accommodate the growth pattern laid out in the three land use Alternatives. As part of the technical analysis of the Preferred Plan, infrastructure improvement needs will be analyzed to ensure growth is adequately served by water, wastewater, and stormwater infrastructure.

Public facilities, parks, and
public services are needed
for a growing city
Expansion of public facilities, parks, and community services are assumed to serve the growing community.

Emphasis on "complete
neighborhoods"
All three land use Alternatives would aim to create more "complete neighborhoods," where residents have convenient access to daily amenities, such as shopping, healthy food, and parks and public facilities.

Emphasis on addressing
health and environmental
justice
The Alternatives address SB 1000 requirements, including promoting physical activity in disadvantaged communities, promoting food access in disadvantaged communities, and promoting public facilities in disadvantaged communities, by improving access to parks and public spaces throughout the city and developing complete neighborhoods.

Policies in the General Plan will further prioritize improvements in disadvantaged neighborhoods.

The Alternatives differ from each other based on a number of characteristics. These characteristics, outlined below, lend to the creation of three distinct land use Alternatives and will enable the community and decision -makers to weigh trade-offs between the three Alternatives. • Annexation. Two of the three land use Alternatives assume annexation of land beyond current City limits.
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Alternatives Technical Memorandum
• Agricultural and open space preservation. The land use Alternatives will preserve different amounts of agricultural and open space land. For the two Alternatives that assume annexation, agricultural and open space land outside of City limits is assumed to be developed. • Development densities and intensities. The land use Alternatives assume different densities and intensities for new development in different parts of the City and beyond City limits. • Area 9 Specific Plan. The Area 9 Specific Plan is anticipated to develop as planned in one of the three land use Alternatives. The other Alternatives assume revisions to allow for residential growth.
• Infrastructure. Infrastructure upgrades are needed in different locations in the City and outside City limits, depending on the land use Alternative.
• Transportation. Transportation networks will need to be adapted to each land use Alternative. • Location of new public facilities, parks, and services. The provision of new public facilities, parks, and services will vary among the three land use Alternatives, based on where population growth is expected to occur.

Land Use Designations
In order to better meet the vision of the community, the updated General Plan will have new land use designations. Some will be similar to existing designations from the current General Plan and some designations will introduce new development opportunities. Land use designations are shown in Table

7. The land use designations are divided into five basic categories:

1. Residential designations for the residential -only areas of the city.

2. Mixed use designations to allow for a mix of uses in an area.

3. Commercial designations to provide areas for retail, offices and service uses.

4. Industrial/Airport designations to allow for a range of job -producing uses including light industrial, manufacturing, and airport operations.

S. Public and Open Space uses including schools, parks, open spaces, and agricultural uses

6. Planned Development for areas covered by the Downtown Specific Plan and planned annexation areas.

Relation to State Law
Per State law, General Plan land use regulations must be consistent with zoning. Currently, the zoning districts and General Plan designations are not consistent. Therefore, following the General Plan Update process, a comprehensive zoning code update may be necessary to ensure consistency.

State law requires that General Plan land use designations provide a measurement of the maximum development intensity allowed within each designation. According to State law, land use designations must identify the allowed uses and the development intensity (measured in dwelling units per acre, floor area ratio (FAR) or jobs/residents per acre).
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Alternatives Technical Memorandum
Relation to Existing General Plan Land Use Designations The land use designations in the land use Alternatives make some changes to existing General Plan land use designations. These include the following changes:
• Eliminate the Medium Density Residential -10 (MDR -10) General Plan land use designation and reassign all parcels currently with this designation to Medium Density Residential -12 (MDR 12) to allow up to 12 du/ac.
• Revise the existing High Density Residential (HDR) designation to allow up to 30 du/ac in Alternative A and 35 du/ac in Alternatives B and C from 22 du/ac. This increase in du/ac allowance is consistent with State affordable housing law. • Create three new land use designations: Broadway Mixed Use (BMU), Main Mixed Use (MMU) for Alternatives B and C; and Planned Annexation Area (PA) for Alternatives A and C. • The existing Central District 1 designation has been superseded by the area in the Downtown Specific Plan. Rename the current Central District 2 designation to Central District. • Land use descriptions and uses have been lightly revised.

Relation to Zoning
Zoning regulations must be within the range of the allowed intensity and uses found in the General Plan.

Although land use designations and zoning districts must be compatible, they are not necessarily identical; where the documents differ, the General Plan takes precedence. Unlike the General Plan land use designations, which are broad in scope, the zoning districts provide more specific guidance about allowed and prohibited uses (including conditional uses), as well as dimensional requirements such as building setbacks, parking standards, and building heights. Following the General Plan Update, updates to the Zoning Ordinance will be necessary to ensure compliance.

Relation to Future Planning in Annexation Areas
Two of the Alternatives assume annexation of land outside of City limits. This land is assigned a Planned Annexation Area land use designation. For these two Alternatives, a mix of land uses, density, and intensity have been prescribed, based on jobs and housing targets, community and City staff input, land use compatibility, and environmental constraints. Future specific or master planning efforts related to uses, building design, public facilities, transportation, and infrastructure is expected to occur in the future, following adoption of the General Plan Update.

Land Use Designations
Table 7: Land Use Designations
Designation
Description
Residential
Residential Agricultural
(RA)
To create a transition area between agricultural and strictly urban uses, as well as provide for a particular residential lifestyle.

Allowed uses: Low -density dwelling units, noncommercial agricultural activities, the keeping of horses and certain commercial agricultural activities on larger (suggested minimum of 5- to 10 -acre) parcels.
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Alternatives Technical Memorandum
- - . _
4 . LIP'
`' .

Density: Max 2 du/ac
Height maximum: 25 feet
Alternatives: All
Lower -Density
Residential (LWDR-4)
_
Single-family detached dwelling units with overall (average) density not to exceed four dwelling units per acre with variable lot sizes for single family detached units up to one acre in size.

Allowed uses: Single-family detached dwelling units with variable lot sizes for single family detached units up to one acre in size.

Density: Max 4 du/ac
Height maximum: 30 feet
Alternatives: All
Low Density Residential
(LDR-5)
To encourage new areas with overall densities responsive to the economic considerations of providing new housing, on a wide range of standard sized lots. providing the amenities and open spaces associated with traditional single-family areas and stabilizing existing areas by discouraging intensification of density.

Allowed uses: Single-family detached dwelling units with variable lot sizes for single-family detached -dip' ''�
4 ` --
'+��
KR-
units up to one-fourth acre in size.

Density: Max 5 du/ac
Height maximum: 30 feet
Alternatives: All
Low Medium Density
Residential (LMDR-8)
To encourage densities that are responsive to the economic considerations of providing affordable single-family housing on small lots while at the same time maintaining adequate individual private open space, design flexibility, and the character of a single-family neighborhood.

Allowed uses: Single-family detached dwelling units, with variable lot sizes for single-family detached :. 4
units. This development type would usually require zero side yard development to maximize private, usable yards. Developments without zero side yards may require the larger lots and setbacks typically found in the R-1 zones.

Density: Max 8 du/ac
-
7------7----
_
Height maximum: 30 feet
Alternatives. All
Medium Density
Residential (MDR -12)
j _. _^'- -.
knt
To encourage new development while stabilizing existing development. Allows a mixture of unit types. while maintaining the feeling of a single-family neighborhood. To encourage reinvestment in older areas, and provide a land conservation measure by inducing development away from yet undeveloped areas.

Allowed uses: Single-family, detached and attached, duplexes; triplexes; and larger multi -family complexes.

Density: Max 12 du/ac
I:IP i I
_
` =�=�`=
Height maximum: 30 feet
Alternatives: All
Note: The existing Medium Density Residential - 10 (MDR -10) designation would be eliminated and all parcels with this designation to would be reassigned to Medium Density Residential -12 (MDR -12).

High Density Residential
(HDR-35 in Alternatives B
and C, HDR-30 in
Alternative A)
To provide for an urban residential environment, preferably close to shopping facilities and existing activity centers, as well as provide an incentive for reinvestment in older established areas.

Allowed uses: Duplexes, triplexes, and larger multi -family complexes.

Density: Max 35 du/ac in Alternatives B and C (HDR-35), maximum 30 du/ac in Alternative A (HDR- 30)
Height maximum: 35 feet
Alternatives: All
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Alternatives Technical Memorandum
1; i e
•
`
Note: The existing High Density Residential (HDR) designation would be revised to allow up to 30 du/ac in Alternative A and 35 du/ac in Alternatives 8 and C from 22 du/ac. This increase in du/ac allowance is consistent with State affordable housing law.

Mixed Use
Main Mixed Use (MMU)
To allow for multi -story, multi -use development along Main Street contextual with adjacent residential uses. The intent is to allow for the creation of commercial uses mixed with multi -family housing to create opportunities to live on the Main Street corridor and encourage activity and vitality on Main Street. Uses may be mixed horizontally or vertically, though active ground floor uses, such as restaurants and retail, are encourage. A mix of uses is not required in this district. Design requirements, such as building stepbacks, may be employed to transition to residential uses on adjacent streets.

Allowed uses: Retail, restaurants, service commercial (such as banks or real estate offices), service establishments (such as medical clinics and beauty shops), office buildings, hotels, multi -family housing, townhomes, duplexes.

Density: up to 70 du/ac in Alternative B and 35 du/ac in Alternative C.

Assumed intensity: 1.1 FAR in Alternative B and 1.6 FAR in Alternative B, inclusive of residential and non-residential uses.

Height maximum: 70 feet
Alternatives: B and C
Note: This is a new land use designation.

Broadway Mixed Use
(BMU)
To allow for multi -story, multi -use development along Broadway. The intent is to allow for the creation of commercial uses mixed with multi -family housing to create opportunities to live on the Broadway corridor and encourage activity and vitality Downtown. Uses may be mixed horizontally or vertically, though active ground floor uses, such as restaurants and retail, are encouraged on the ground floor. A mix of uses is not required in this district.

Allowed uses: Retail, restaurants, entertainment, bars, service commercial (such as banks or real estate offices), service establishments (such as medical clinics and beauty shops), office buildings, hotels, multi -family housing.

Density: Up to 70 du/ac in Alternative B and 35 du/ac in Alternative C.

Assumed intensity: 1.1 FAR in Alternative B and 1.6 FAR in Alternative C, inclusive of residential and non-residential uses.

Height maximum: 70 feet
Alternatives: B and C
Note: This is a new land use designation.

Central District (CD)
To encourage pedestrian activities and amenities while revitalizing the Downtown core. A variety of mixed uses within multi -storied buildings with residences and office uses located on the upper floors and retail uses located on the first floor. An enhanced street environment would create a pleasant walking environment.

Allowed uses: Mixed Uses (residential, office, retail), services, and assembly. Residential densities •...' {qux #1 � 1`,/ -i
,, ,,?t ,
-:`\tad -,- ,
I . •� i
' ------
�.'
Y.
would include a maximum of 40 dwelling units per acre.

Density: 40 du/ac
Assumed intensity: 0.5 FAR, or 3.0 FAR with residential Height maximum: 40 feet
Alternatives: All
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Alternatives Technical Memorandum
Note: The existing Central District 1 designation has been superseded by the area in the Downtown Specific Plan. The existing Central District 2 designation has been renamed to "Central District." Commercial
Community Commercial
(CC)
To include the majority of retail uses outside the central core, particularly along the lineal development corridors which have emerged. The majority of these uses would be geared to the area -wide market.

Allowed uses: Variety of retail uses, excluding "heavy", land extensive or quasi -industrial commercial uses such as lumber yards, agricultural equipment yards, pipe supply works, etc.

Density: 30 du/ac in Alternative A with Mixed Use Overlay, 35 du/ac in Alternatives B and C with Mixed Use Overlay
Assumed intensity: 0.5 FAR, or 3.0 FAR with residential Height maximum: 70 feet
Alternatives: All
Commercial/
Professional Office (CPO)
j insurance,
;
:._
To provide areas for offices, which may be compatible with a range of other uses.

Allowed uses: Office development for the following services: medical, legal, travel agencies, and real estate services, as well as a certain complementary commercial uses.

Density: 30 du/ac in Alternative A with Mixed Use Overlay, 35 du/ac in Alternatives B and C with Mixed Use Overlay
Assumed intensity: 0.35 FAR, 1.1 FAR with residential
Height maximum: 35 feet
Alternatives: All
Freeway Service (FS)
_ ....,
" ` - `' :� -
a
To accommodate the needs of the traveling public along major transportation corridors.

Allowed uses: Motels, service stations, restaurants, and rest stops.

Height maximum: 40 feet
Assumed intensity: 0.25 FAR
Alternatives: All
Neighborhood
Commercial (NC)
To provide areas which offer convenience goods and services to local residents without disrupting the residential character of an area. These areas are intended to be small in size and not geared to providing a multitude of more specialized goods and services serving a community -wide or regional market.
/tdlowpd uses• Supermarkets, convenience grocery stores, drug stores, laundromats, bakeries, shoe 1,
: A '
F,,00,1.1... -7-:::,;;y
;
repair shops.

Density: 30 du/ac in Alternative A with Mixed Use Overlay, 35 du/ac in Alternatives B and C with Mixed Use Overlay
Assumed intensity: 0.3 FAR, 1.6 FAR with residential (Alternative A) and 1.1 FAR with residential (Alternatives B and C)
Height maximum: 30 feet
Alternatives: All
Industrial/Airport
Light Industrial (LI)
" ,G ':-�
To accommodate industrial uses which contain the process primarily within the building, do not generate negative environmental impacts, and which are most compatible with adjacent nonindustrial uses.

Allowed uses: Research facilities, light assembly plants, non -public -oriented -offices and industrial support offices, tractor sales and display when the property is adjacent to the freeway, and churches on a temporary basis.

Assumed intensity. 0.4 FAR
Height maximum: 35 feet
Alternatives: All
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Alternatives Technical Memorandum
General Industrial (GI)
To provide areas for all types of heavy industrial uses, but particularly those which need to be separated from other land uses because of the impacts associated with these activities, such as heavy truck traffic, noise, odor, or dust.

Allowed uses: Range of industrial uses, including heavy manufacturing, heavy trucking operations. 4 7111.1. 111111 -
- = _
'''
Assumed intensity: 0.5 FAR
Height maximum: 40 feet
Alternatives: All
Heavy Commercial/
Manufacturing (HCM)
To permit activities that manufacture and retail on the same site as well as other heavy commercial uses which may be land extensive, require transport of materials by heavy truck, require large loading and docking areas, and where the possibilities of heavy noise generation exist.

Allowed uses: Lumberyards, boat works, warehouses, building supply dealers, mobile home sales, farm equipment sales, equipment repair, and churches within an existing building.

Assumed intensity: 0.5 FAR
Height maximum: 40 feet
Alternatives: All
Airport Service (AS)
To provide a broad category facilitating the airport and airport -related commercial and industrial uses not adversely affected by airport operations, to provide for specific areas for aircraft operation and navigation aids, and to minimize the hazard to safe landing and take -off of aircraft.

Allowed uses: Full range of uses, including airport operation and support activities. `59,
LI
Iftil
Assumed intensity: 0.6 FAR
Alternatives: All
Public and Open Space
Primary Agricultural
Open Space (AOS-1)
To preserve certain areas for present and future agricultural production. It also provides for limited residential uses.

Allowed uses: Intensive crop agricultural uses. All land classified as prime agricultural (Class I and II soils).

Alternatives: All
Secondary Agricultural
Open Space (AOS-2)
To preserve certain areas for present and future agricultural production. It also provides for limited residential uses.

Alternatives: All
we —'r "s
Conservation Open
Space (COS)
To protect natural resources, provide scenic protection, act as an urban agriculture buffer, allow mineral extraction, and act as a safety buffer between the urban land uses and the levee. It also provides for limited residential uses.

Allowed uses: Includes areas subject to flood hazard, significant groundwater recharge areas, well <� -'�"' "J I.
farms, areas adjacent to creekbeds, areas of surface and sub -surface mineral extraction, levee buffer, airport safety areas, and publicly owned landscaped areas.

Alternatives: All
Recreational Open Space
(ROS)
To provide for recreation and scenic protection and provide scenic areas along railroad rights-of- way
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Alternatives Technical Memorandum
i;. y 'I
•44 0
Allowed uses: Existing and proposed recreational facilities, including neighborhood, community, and regional parks; bikeways; equestrian trails; jogging paths; selected public utility and railroad rights - of -way and associated uses where the right-of-way corresponds to the adopted Bikeways Plan; and publicly owned and operated sanitary landfill operations that have the potential for reclamation and development into the aforementioned recreational facilities.

Alternatives: All
Community Facilities (CF)
11111.111.11
To provide for necessary facilities for use by the public.

Allowed uses: Public facilities, including schools and government buildings.

Height maximum: 35 feet
Alternatives: All
Planned Development
Downtown Specific Plan
(SP)
To encourage implementation of the Downtown Specific Plan.

Allowed uses: The Downtown Specific Plan designates all land uses, and the geographic boundaries of each use, allowed in its boundary.

Density: Up to 70 du/ac in Alternative A, 100 du/ac in Alternative B, and 70 du/ac in Alternative C.

Assumed intensity: 0.5, up to 3.0 FAR with residential.

Height maximum: 40 to 70 feet, depending on Specific Plan district.

Alternatives: All
Planned Annexation Area
(PA)
To encourage comprehensive planning and urban design flexibility for large annexation land areas (over 60 acres) through the adoption of a specific plan or master plans following the General Plan Update process, as the City proceeds with annexation. Such flexibility allows the City to adopt a set of land use specifications and implementation programs tailored to the unique characteristics of each area.

Allowed uses: The specific plan or master plan will designate all land uses, and the geographic boundaries of each use, allowed in each area. Potential uses include residential (single-family homes, townhomes, duplexes, multi -family), public and institutional, parks and recreation, and non- residential (industrial, office, retail, services, etc.) Assumed density: Up to about 10 du/ac. Note, maximum density will be defined in the General Plan.

Assumed intensity: Up to about 0.2 FAR. Note, maximum FAR will be defined in the General Plan.

Alternatives: A and C
Note: This is a new land use designation.

Notes:

1. Single-family zones are subject to SB9, which was passed in 2021. This law allows for parcels in single-family zones to be subdivided and duplexes built on each lot.

3. Intensities given in this Table represent assumed FARs used in Urban Footprint growth projections. These were based on average FARs of current development, as calculated by City staff. The City does not currently regulate intensity in its zoning or the General Plan.
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Alternatives Technical Memorandum
Alternative A: Annexation
Vision
The vision for this Alternative is to continue the City's existing pattern of growth within City limits, while annexing about 1,770 acres to accommodate new housing and employment growth. New residential neighborhoods outside City limits would be "complete neighborhoods," where residents have easy access to parks, public facilities, and neighborhood commercial within an easy walk or bike. Employment growth in annexation areas would create a range of jobs, including those in the industrial, office, and retail sectors. The annexation scenario would create focus new employment uses near US -101 and near existing employment areas. New employment areas near Marian Regional Medical Center and Hancock College would create opportunity for expansion of these campuses, or co -location of complementary land uses, like medical offices, housing, and retail. New parks and public facilities would be primarily located in annexed land outside of City limits, where population is expected to grow most significantly.

Key Drivers
The key drivers of this Alternative were identified based on community engagement and technical analysis. They are as follows:
• The City has a history of growth by expanding outward, and this Alternative would continue the historical pattern of outward expansion.
• The City cannot accommodate needed growth within City limits without significant changes to allowed building form (e.g., height, density). This Alternative would continue the existing scale and pattern of development within City limits.

Land Use Pattern
Proposed Changes from the Existing General Plan
This Alternative would differ from the land use pattern established in the existing General Plan, primarily by expanding City limits outward. Compared to the existing General Plan, this Alternative would:
• Create a larger General Plan Planning Area by assuming annexation of land outside City limits. o To the east of City limits, the annexation area would be roughly bordered by Vineyard Trail Road to the south, US -101 to the west, Main Street to the north, and Rosemary Road to the east. The annexation area would also include land bordered by Main Street to the south, Panther Drive to the west, and the Santa Maria River to the north and east. o On the west side of the city, this Alternative would annex land to the north of City limits between E Street and Hanson Way for industrial use.
• Create one new land use alternative: Planned Annexation Area (PA). • Revise the High Density Residential (HDR) designation to allow up to 30 du/ac.

Land Use Mix
The proposed land use mix of Alternative A: Annexation, is shown in Table 8 and Figure 4. imagine Santa Maria
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Alternatives Technical Memorandum
Table 8: Alternative A Land Use Mix
Designation
Percen MI r
Residential
4,142

27.1%
Lower -Density Residential (LWDR-4)
478

3.1%
Low -Density Residential (LDR-5)
2,098

13.7%
Low -Medium Density Residential (LMDR-8)
515

3.4%
Medium Density Residential (MDR -12)
530

3.4%
High Density Residential (HDR-30)
521

3.4%
Mixed Use
11 0.1%
Central District (CD)
11 0.1%
Commercial
1,116

7.3%
Community Commercial (CC)
784

5.1%
Commercial/Professional Office (CPO)
272

1.8%
Freeway Service (FS)
34 0.2%
Neighborhood Commercial (NC)
26 0.2%
Industrial/Airport
4,083

26.7%
Light Industrial (LI)
1,488

9.7%
General Industrial (GI)
409

2.7%
Heavy Commercial/Manufacturing (HCM)
709

4.6%
Airport Service (AS)
1,477

9.7%
Public and Open Space
3,904

25.6%
Primary Agricultural Open Space (AOS-1)
66 0.4%
Secondary Agricultural Open Space (AOS-2)
929

6.1%
Conservation Open Space (COS)
50 0.3%
Recreation Open Space (ROS)
1,638

10.7%
Community Facilities (CF)
1,221

8.0%
Planned Development

2.020

13.2%
Downtown Specific Plan (DSP)
197

1.3%
Planned Annexation Area (PM)
1,823

11.9%
Total
15,275
100%
Note: Numbers may not add due to rounding.
i agi e Santa Maria
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Alternatives Technical Memorandum ! 28

Alternatives Technical Memorandum
Figure 4: Alternative A Land Use Mix
Alternative A: Annexation

13.2%

27.1 %

25.6% 411.. 0.1
73%

26.7%
a Residential
■ Mixed Use • Commercial
Industrial/Airport • Public and Open Space • Planned Development Land Use Map
Figure 5 shows the distribution of land uses for Alternative A: Annexation throughout the city. i agi e Santa Maria
Cita 16 General Plan
Alternatives Technical Memorandum 1 29

Alternatives Technical Memorandum
Figure 5: Alternative A Land Use
Bete'a
Unwn Vane Pkwy
0 0 0.5 1 2 Mlles
I I I I I I 1 1 1
Raimr cAssociates, 20201 Sources: City of Santa Marva. 2020; State of Cattlomia, 2020; ESN, 2020.

San Luis Obispo County
Santa Barbara County
Santa Maria
General Plan
imagine
Proposed Land Use
▪ Primary Agricultural Open Space (AOS1)
▪ Secondary Agnadtoral Open Space (AOS-2)
Conservation Open Space (COS)
Recreational Open Space (ROS)
- Community Facilities (CF)
High Density Residential (HDR-30)
Medium Density Residential (MDR -12)
Low Medum Density Residen5akLMOR $)
Low Density Residential (LOR-S)
Lower -Density Residential (LVVDR-4)
- Community Commercial (CC)
- Central Dimrict(CD)
- ConmercrallProfessional Office (CPO)
▪ Neighborhood Commercial (NC)
- Genetallnaustnal(Cq
- Heavy ConrnwciaUManrtacturng (HCM)
I Light Industrial (LI)
Freeway Services (FS)
Airport Services (AS)
Cverahc Plan (SP)
OPlanned Annexation (PA)
imagine Santa Maria
W' General Plan
Alternatives Technical Memorandum ! 30

Alternatives Technical Memorandum
Alternative B: City Infill
Vision
This Alternative would accommodate new residential and job growth entirely within existing City limits.

Most growth would be focused along the Main Street and Broadway corridors and in the few remaining large vacant and opportunity sites throughout the city. This Alternative would assume revisions to the Area 9 Specific Plan, accommodating new housing growth, commercial, and industrial uses.

Transportation improvements would be focused within City limits, particularly along the Main Street and Broadway corridors, where most new growth is expected to occur. However, transportation improvements would also be needed to connect areas of major growth, such as Area 9, with the core of the city. Downtown would be a focal point of this Alternative, where more residential and employment growth would lead to more activity and vibrancy. Downtown would be complemented with new plazas, gathering spaces, and attention to urban design, while new parks and public facilities would be distributed throughout the city where growth is expected to occur and need exists.

Key Drivers
The key drivers of this Alternative were identified based on community engagement and technical analysis. They are as follows:
• This Alternative would be consistent with the pattern of growth assumed in SBCAG's Regional Transportation Plan/Sustainable Communities Strategy, which proposes densifying the Main Street and Broadway corridors where high -frequency transit exists. • It is not guaranteed that the City will annex land, therefore, this Alternative would not require annexation.
• This Alternative would prioritize infill development, and in doing so would preserve farmland and open space outside City limits.
• This Alternative would create more opportunities for living, working, and gathering Downtown Land Use Pattern
Proposed Changes from the Existing General Plan and Other Plans This Alternative would differ from the land use pattern established in the existing General Plan and existing Specific Plans. Compared to the existing General Plan and existing Specific Plans, this Alternative would:
• Revise the High Density Residential (HDR) designation to allow up to 35 du/ac. • Require revisions to the Downtown Specific Plan, Entrada Specific Plan, and the Area 9 Specific Plan to allow new uses and development density/intensity. • Create two new land use designations, Broadway Mixed Use (BMU) and Main Mixed Use (MMU). • Require revision of the existing Mixed -Use Ordinance to allow up to 35 du/ac. • Revise the High Density Residential (HDR) designation to allow up to 35 du/ac. imagine Santa Maria
40006 General Plan
Alternatives Technical Memorandum 1 31

Alternatives Technical Memorandum
Land Use Mix
The proposed land use mix of Alternative B: City Infill, is shown in Table 9 and Figure 6.

Table 9: Alternative B Land Use Mix
== o.
4 Acres Jl_
4,317
Percent
Residential

32.1%
Lower -Density Residential (LWDR-4)
590

4.4%
Low -Density Residential (LDR-5)
2,065

15.3%
Low -Medium Density Residential (LMDR-8)
515

3.8%
Medium Density Residential (MDR -12)
568

4.2%
High Density Residential (HDR-35)
579

4.3%
Mixed Use
484

3.6%
Main Street Mixed Use (MMU)
88 0.7%
Broadway Mixed Use (BMU)
385

2.9%
Central District (CD)
11 0.1%
Commercial
625

4.6%
Community Commercial (CC)
356

2.6%
Commercial/Professional Office (CPO)
207

1.5%
Freeway Service (FS)
36 0.3%
Neighborhood Commercial (NC)
26 0.2%
Industrial/Airport
4,007

29.8%
Light Industrial (LI)
1,474

11.0%
General Industrial (GI)
400

3.0%
Heavy Commercial/Manufacturing (HCM)
656

4.9%
Airport Service (AS)
1,477

11.0%
Public and Open Space
3,825

28.4%
Primary Agricultural Open Space (AOS-1)
66 0.5%
Secondary Agricultural Open Space (AOS-2)
850

6.3%
Conservation Open Space (COS)
50 0.4%
Recreation Open Space (ROS)
1,638

12.2%
Community Facilities (CF)
1,221

9.1%
Planned Development
197

1.5%
Downtown Specific Plan (DSP)
197

1.5%
Planned Annexation Area (PM)
0 0%
Total
13,455
100%
Note: Numbers may not add due to rounding.
agi e Santa Maria
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Alternatives Technical Memorandum 132

Alternatives Technical Memorandum
Figure 6: Alternative B Land Use Mix
Alternative B: Infill
Residential

1.5%
01 28.4% 1 32.1%
116841P

3.6%

4.6%

29.8%
■ Mixed Use • Commercial
Industrial/Airport • Public and Open Space • Planned Development Land Use Map
Figure 7 shows the distribution of land uses for Alternative B: City Infill throughout the city. imagine Santa Maria
r ' General Plan
Alternatives Technical Memorandum 1 33

Alternatives Technical Memorandum
Figure 7: Alternative B Land Use
Santa Maria Airport
Fos.. RBI
Union VxneyRb.y
Ralml •Associates. 20201 Sources: City of Santa Maria.'{010; State ofCeN/Qmie A010; � 2020.

Sart Luis Obispo Cou;:ry
Santa Barha ra County
Santa Maria
General Plan
imagine
terapli
Proposed Land Use
- Primary Agricutural Open Space (AOS1)
- Secondary Agricultural Open Space (AOS.2)
- Conservation Open Space (COS)
▪ Recreational Open Space (ROS)
▪ Community Facilities (CF)
▪ High Density Residential (HDR-35)
▪ Medium Density Residential (MOR.12)
Low Medium Density Residential (LMDR-8)
Low Density Residential (LDR-5)
Lower -Density Residential (LWDR-4)
- Community Commercial (CC)
- Broadway Mixed Use (BMU•70)
- Main Street Mired Use (MMU-70)
- Central District (CD)
- Commercial/Professional Office (CPO)
- Neighborhood Commercial (NC)
- General Induftnal (GI)
- Heavy CommerraaVMan iactumg (HCM)
Light Industrial (LI)
Freeway Services (FS)
Airport Services (AS)
Specific Plan (SP)
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Alternatives Technical Memorandum
Alternative C: Hybrid
Vision
This Alternative allows increased residential development density within City limits, including along Main Street and Broadway and on major opportunity sites. This Alternative assumes annexation, though not as much land would be annexed in this alternative (about 720 acres) as Alternative A: Annexation due to intensification of land uses within City limits. New residential neighborhoods outside City limits would be "complete neighborhoods," where residents have easy access to parks, public facilities, and neighborhood commercial within an easy walk or bike. New parks and public facilities would complement new residential development outside City limits. Annexed land would be focused along US - 101 and near Marian Regional Medical Center. Transportation improvements would simultaneously accommodate growth within City limits and in the annexation areas.

Land Use Pattern
Proposed Changes from the Existing General Plan and Other Plans This Alternative would differ from the land use pattern established in the existing General Plan and existing Specific Plans. Compared to the existing General Plan and existing Specific Plans, this Alternative would:
• Create a larger General Plan Planning Area by assuming annexation of land outside City limits. o To the east of City limits, the annexation area would be roughly bordered by Vineyard Trail Road to the south, US -101 to the west, Main Street to the north, and Suey Road to the east.

The annexation area would also include land bordered by Jones Street to the south, Suey Road to the west, Main Street to the north, and Panther Drive to the east. imagine Santa Maria
40006 General Plan
Alternatives Technical Memorandum 1 35

Alternatives Technical Memorandum
• Require revisions to the Downtown Specific Plan, Entrada Specific Plan, and Area 9 Specific Plan to for allow new uses and development density/intensity. • Create three new land use designations, Broadway Mixed Use (BMU), Main Mixed Use (MMU), and Planned Annexation Area (PA).
• Require revision of the existing Mixed Use Ordinance to allow up to 35 du/ac. • Revise the High Density Residential (HDR) designation to allow up to 35 du/ac.

Land Use Mix
The proposed land use mix of Alternative C: City Hybrid, is shown in Table 10 and Figure 8.

Table 10: Alternative C Land Use Mix
Designation
Acres
Percent
Residential
4,185

29.5%
Lower -Density Residential (LWDR-4)
478

3.4%
Low -Density Residential (LDR-5)
2,084

14.7%
Low -Medium Density Residential (LMDR-8)
515

3.6%
Medium Density Residential (MDR -12)
543

3.8%
High Density Residential (HDR-35)
565

4.0%
Mixed Use
484

3.4%
Main Street Mixed Use (MMU)
88 0.6%
Broadway Mixed Use (BMU)
385

2.7%
Central District (CD)
11 0.1 %
Commercial
634

4.4%
Community Commercial (CC)
356

2.5%
Commercial/Professional Office (CPO)
207

1.5%
Freeway Service (FS)
34 0.2%
Neighborhood Commercial (NC)
26 0.2%
Industrial/Airport
4,059

28.6%
Light Industrial (LI)
1,474

10.4%
General Industrial (GI)
409

2.9%
Heavy Commercial/Manufacturing (HCM)
699

4.9%
Airport Service (AS)
1,477

10.4%
Public and Open Space
3,904

27.5%
Primary Agricultural Open Space (AOS-1)
66 0.5%
Secondary Agricultural Open Space (AOS-2)
929

6.6%
Conservation Open Space (COS)
50 0.4%
Recreation Open Space (ROS)
1,638

11.6%
Community Facilities (CF)
1,221

8.6%
i agi e Santa Maria
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Alternatives Technical Memorandum 1 36

Alternatives Technical Memorandum
Planned Development
197

6.5%
Downtown Specific Plan (DSP)
197

1.4%
Planned Annexation Area (PM)
724

5.1%
Total
13,455
100%
Note: Numbers may not add due to rounding.

Figure 8: Alternative C Land Use Mix
Alternative C: Hybrid

6.5%

27.5%
Residential

28.6%
■ Mixed Use
■ Commercial
Industrial/Airport ■ Public and Open Space ■ Planned Development Land Use Map
Figure 9 shows the distribution of land uses for Alternative C: Hybrid throughout the city. 1 agi . e Santa Maria
ezei -16 General Plan
Alternatives Technical Memorandum 1 37

Alternatives Technical Memorandum
Figure 9: Alternative C Land Use
Santa Maria Airport
Fos.. RBI
Union vaneyRb.y
Ralml •Associates. 202'01 Sources: Cloy of Santa Maria, 20m; State ofCaNlgmia A)10; � 2020.

San Luis Obispo County
Santa Barha ra County
Low Medorm Density Residential (LMDR-8) Low Density Residential (LDR-5) Lower.Density Residential (LWDR-a)
Santa Maria
General Plan
imagine
teralco
Proposed Land Use
Primary Agricutural Open Space (AOS1)
- Secondary Agricultural Open Space (AOS-2)
- Canse,vatan Open Space (COS)
▪ Recreational Open Space (ROS)
- Cc.nmunty Facilities (CF)
High Density Residential (OR -35)
▪ Medium Density Residential (MDR -12)
▪ Commune), Commercial (CC)
- Broadway Mixed Use (BMU35)
- Man Street Mixed Use (MMU-35)
- Central District (CD)
- Commercial/Professional Office (CPO)
Neighbdhood Commercial (NC)
General Industrial (GI)
Heavy Conmerda4Manufactunng (HCM)
Light Industrial (LI)
Freeway Services (FS)
Airport Serwoes (AS)
Specific Plan (SP)
Flamed Annexation (PA)
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Alternatives Technical Memorandum
Growth Projections
This section summarizes growth projections of the three Alternatives. Per the 'Total Growth to Plan For" section of this report, the Alternatives need to plan for at least 9,300 housing units on vacant and opportunity sites or in potential areas of annexation. The Alternatives do not need to accommodate a minimum number of jobs because pipeline and Specific Plan projects already plan for at least 8,500 jobs across a variety of job sectors.

As shown in the Table 11, all three Alternatives achieve the minimum desired dwelling unit totals. In Alternative A, about 70% of new dwelling units and 50% of new jobs developed in vacant and opportunity areas would be developed outside of City limits, while in Alternative C only about 40% of dwelling units and 20% of jobs would be developed outside of City limits. Alternative B has the lowest amount of job growth of the three Alternatives because vacant land and opportunity sites in the city were prioritized for housing development.

Table 11: Projected New Dwelling Unit and Job Growth
Alternative A Alternative B: City Alternative C:

Target
4 Annexation Infill Hybrid
Dwelling Units
New growth projected'
9,770
10,010
9,690
Within City limits
3,020 (31%)
10,010 (10090)
5,810 (6096)
Outside City limits
6,750 (69%)
-
3,880 (40%)
Jobs
New growth projected'
14,580
8,720
15,830
Within City limits
7,790 (53%)
8,720 (10096)
13,010 (82%)
Outside City limits
-
6,790 (4796)
-
2,820 (1896)
Notes:

1. Growth totals for each Alternative do not include projected growth from pipeline projects, ADUs/JADUs, and Specific Plans, with the exception of the Area 9 Specific Plan in Alternative B and C, which assume the Area 9 Specific Plan will be revised to allow residential use and additional commercial uses.

2. Data source: Urban Footprint
Table 12 summarizes total population, dwelling units, and job totals of the three Alternatives by the year 2050. Even with annexation in Alternatives A and C, the vast majority of total population, dwelling units, and jobs would still be located within existing City limits. imagine Santa Maria
40006 General Plan
Alternatives Technical Memorandum 1 39

Alternatives Technical Memorandum
Table 12: Projected Total Population, Dwelling Units, and Jobs Base
(2022)1li_
Alternative A Alternative B: City Alternative C:

Annexation Infill Hybrid
Population
Total population
108,600
142,680
144,420
141,480
Within City limits
108,600
126,920 (89%)
144,420 (100%)
132,500 (9490)
Outside City limits
-
15,760 (11%)
-
8,980 (6%)
Dwelling Units
Total
28,200
44,420
45,660
44,340
Within City limits
28,200
37,670 (85%)
45,660 (100%)
40,460 (91%)
Outside City limits
6,750 (15%)
-
3,880 (9%)
Jobs
Total
43,050
65,540
59,680
66,800
Within City limits
58,750 (90%)
59,680 (100%)
63,980 (96%)
Outside City limits
6,790 (10%)
-
2,820 (4%)
Notes:

1. Source: Urban Footprint
Mobility Alternatives
This section highlights key findings from the attached Mobility Alternatives Technical Memorandum (see Appendix A). That memorandum describes the existing circulation system and how existing facilities can inform improvements associated with each of the three land use Alternatives. The memorandum also evaluates mobility improvements for the three Alternatives, such as closing gaps in multimodal networks for transit, pedestrian, and bicycle, regional traffic needs, and recommended polices.

Multimodal Traffic Assessment
Each of the three land use Alternatives were evaluated to understand the existing multimodal facilities and future needs.

All Alternatives would need further infrastructure, including the Broadway and Main Street corridors as transit priority corridors with exclusive red bus lanes, proposed pedestrian and bicycle improvements as identified in the adopted Active Transportation Plan (ATP), operational improvements at intersections, and capacity improvements on the eastern end of Betteravia Road, western end of Main Street and Betteravia Road, and northern end of US 101 in Santa Maria.

In general, Alternative A (Annexation) would need more infrastructure due to the lack of existing transportation facilities for vehicles, bicycles, and pedestrians. In addition, no transit services are provided in the areas that are not in the current city limits. However, after annexation, there will be opportunities to provide the proper infrastructure with the new construction and development. i I'i`.agine Santa Maria
`0 General Plan
Alternatives Technical Memorandum 1 40

Alternatives Technical Memorandum
Transit
In Alternative A (Annexation) and Alternative C (Hybrid), transit services would need to be added to the annexed parcels. For Alternative B (Infill), most of the parcels are already being serviced by transit.

Regardless of which Alternative is selected as the preferred Alternative, transit and alternative transit mobility options would continue to be enhanced due to anticipated population and job growth.

Pedestrian and Bicycle Facilities
There are several proposed bikeways, pedestrian facilities, and enhanced crossings from the ATP within City limits, but there are no improvements identified in the proposed areas of annexation in Alternatives A and C. If either of those land use Alternatives are slated to move forward, further evaluation of the bicycle and pedestrian network (and recommended accommodations) will need to be performed.

Since Main Street and Broadway are under the jurisdiction of Caltrans, there are limited proposed improvements along these corridors. More improvements are suggested on lower speed and volume roadways. These roadways provide a better level of comfort but are not always the most convenient.

Vehicular Traffic Assessment
Level of Service (LOS) at Select Locations
When comparing the LOS between the three land use Alternatives for roadway segments with existing volumes, both the Annexation and Infill scenarios are similar. However, the Annexation scenario has better LOS for four more segments than Infill. For the locations with failing LOS, multimodal and emerging technology strategies can be analyzed to reduce the vehicular impact on the roadways.

Overall, Alternative A (Annexation) will have the least impact on existing roadways but will require new roadways with the land use change from agriculture to higher density land uses (residential, commercial, etc.).

Vehicle to Capacity Ratio
Vehicle to Capacity Ratios (V/C Ratios) are a measure of effectiveness (MOE) in assessing vehicle congestion and delay. When a V/C ratio is 0.91 or higher, there will be unfavorable congestion and delay (level of service E or worse) with it failing once is greater than V/C ratio of 1 (amount of vehicles exceeds roadway capacity).

V/C ratios were used to compare the different land use Alternatives. Using the Citys traffic demand model, the current roadways in Santa Maria were compared. In general, the V/C Ratio is adequate at most city roadways with exceptions along US 101, SR 135, Main Street (SR 166), and Betteravia Road.

Out of the different land use Alternatives, Alternative A (Annex) has the best V/C Ratio along the western end of Betteravia Road and Alternative B (Infill) has the best V/C Ratio along the western end of Main Street (SR 166) and the majority of US 101 in the city.

Vehicle Miles Traveled
Vehicle Miles Traveled (VMT) was assessed for all land use Alternatives. Per the results of this analysis, Alternative B (Infill) has the best VMT of the three Alternatives per capita and household (HH), particularly if transit and active transportation options within the city are improved upon. Alternative C imagine Santa Maria
4731-,4-0 General Plan
Alternatives Technical Memorandum 1 41

Alternatives Technical Memorandum
(Hybrid) was developed by using the worst case of Alternative A (Annexation) and Alternative B (Infill).

Therefore, the VMT for this Alternative was the highest per capita and household.

However, in selecting a preferred land use Alternative it is important to compare the overall increase of VMT to the base. With the proposed three land uses having an imbalance between jobs and housing, there is a significant increase in VMT with every Alternative in comparison to the base scenario. It is recommended in the preferred Alternatives that the land use follow the current Sustainable Communities Strategy (SBCAG 2050 RTP) that only allows jobs or housing in the future if they can be balanced.

The low VMT generating scenario, such as Alternative B (Infill) generates more volumes in high-speed bins (speeds between 40 and 60 miles per hour). High VMT generating scenarios such as Alternative A (Annexation) and Alternative C (Hybrid) generate more volumes in low -speed bins.

Recommendations
The traffic needs from the base model and future (2050 SBCAG's Regional Transportation Plan forecast) scenarios show that US 101 north of Santa Maria would benefit from widening. US 101 through the City of Santa Maria widens to three lanes in each direction but drops back down to two lanes in each direction around the San Luis Obispo County line. With the current push to reduce greenhouse gas emissions (GHGs), it is unlikely a widening project will occur so it will be important to identify alternative modes such as Bus Rapid Transit, commuter rail, or ride sharing services.

Transportation Policy Recommendations
There were no distinguishable traffic differentiators to the three land use Alternatives in relation to the congestion on the roadways. Therefore, it is recommended that the City implement various transportation policies that guide and lead the transportation infrastructure and complement the various recommendations from the Citys existing plans.

Road Diets
Recommendation: Implement a road diet policy to reallocate space for alternative transportation modes Road diets can reallocate travel lanes to space for alternative modes of transportation (bicycle lanes, transit lanes, and bus turnouts). Most common applications include converting a four -lane roadway to a three -lane roadway with a two-way left turn lane (TWLTL). Figure 10 shows a road diet with adjacent parallel parking.

Figure 10: Cross Section of a Road Diet Concept
Er
f+l,
WM§ §=1=
ANIL
1 i
Road diets can also improve safety by reducing the vehicle conflict points for left -turning movements at intersections and driveways. On a four -lane divided road, left -turning traffic from the major street must imagine Santa Maria
General Plan
Alternatives Technical Memorandum 1 42

Alternatives Technical Memorandum
store in the through lane before making the turn. In addition, vehicles turning left out of the minor street or driveway will have to cross additional lanes and have more conflict points. A road diet can reduce the travel lanes a vehicle must cross and provide a painted median storage (TWLTL) for a vehicle to make a two -stage crossing.

The Federal Highway Administration (FHWA) advises that roadways with ADT of 20,000 vehicles per day (vpd) or less may be good candidates for a road diet and should be evaluated for feasibility. With a road diet, it is important to evaluate the intersections along the corridor, as well as the segments, as they can act as the bottlenecks. Therefore, road diets should consider additional intersection operational improvements.

Level of Service Analysis at Select Roadway Segments
Several roadway segments were identified in the Existing Conditions report for potential road diets, including segments of Alvin Avenue, A Street, Battles Road, Black Road, Blosser Road, Bradley Road, College Drive, Cook Street, Depot Street, Donovan Road, E Street, Fesler Street, Mahoney Road, McCoy Lane, Main Street, Miller Street, Panther Drive, Santa Maria Way, Stowell Road, Suey Road, and Union Valley Parkway. The LOS was determined using existing and forecasted ADT volumes. The resulting LOS for each of the Alternatives are shown in Appendix A of the Technical Memorandum. For all but seven locations, the LOS was A for the existing and Alternative scenarios, keeping lane geometry the same.

The locations classified as four -lane, secondary arterials were further analyzed to evaluate the difference in LOS if the number of lanes reduced to two. The results from this analysis are displayed in Appendix A.

Out of the 30 locations analyzed, 8 locations have a failing LOS after reducing the number of lanes in future scenarios. Those locations that fail in 2050 should be evaluated during the growth of the city as currently the traffic volumes support a road diet.

Changes to Typical Sections
Recommendation: Encourage a mode shift due to the increased impact of vehicles in the future scenarios. One strategy to reduce the vehicular impact on the roadways is installing increased multimodal infrastructure.

Currently, the Citys Standard Drawings for typical sections are provided by land use, including residential, commercial, and industrial. These standard drawings are similar in nature and have limited accommodations for alternate modes of travel, especially bicycles (see Figures 11, 12, 15 and 16 below).

Existing residential and commercial typical sections are identical, except for sidewalk and ROW width.

Proposed alternative typical sections are proposed for commercial and residential land uses to provide a better level of traffic stress for bicycles. Some proposed changes to accommodate these alternate modes are displayed in Figures 13, 14, and 17. These typical sections show what can be done to repurpose the outside lanes for bikeways. With many of the city roadways varying in width, it will be important to evaluate each roadway on a case -by -case basis with the traffic volumes and current cross sections.
imagine Santa Maria
QGeneral Plan
Alternatives Technical Memorandum 1 43

Alternatives Technical Memorandum
Figure 11: Existing Typical Section for Secondary Arterial (Residential Street) R
30'-32'
*
* * * 2% TYP.
10'
**
6'-10'I 6'-8'
12'
12' 12'
12'
6'-8'
72'-84'
* *
6'-10'
10'
Figure 12: Existing Typical Section for Secondary Arterial (Commercial Street) I. R
30'-32'
* * *1 2% TYP' **
10' 6'-8' 12' 12' 12' 12' 6'-8' 10'
80'-84'
Figure 13: Proposed Typical Section for Secondary Arterial (Parking -Protected Bike Lanes) 12'-84' (Rosiden9al)
80'-84' (Commercial)
640' 6' r-4' 6 11'-17 17-14' 11•-12 8' 7.4' 8' 6-10'
Sidewalk Bike lane Parking lane Dave lane Center turn lane Drive lane Parking lane Bike Wne Sidewalk Figure 14: Proposed Typical Section for Secondary Arterial (Buffered Bike Lanes and Parking) r�
11)1
6-10'
- 11
fl
6 6 7-4' 11-12
hrktip W. Bs. tens Drnrs W.
77$4' (Residential)
80•-84' (Commercial)
17-14'
Center turn lane
A
11'-12' 7-4'
Drive lane
•
6• 8' 6--10'
Bike lane Parking lane Sidewalk
imagine Santa Maria
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Alternatives Technical Memorandum 144

Alternatives Technical Memorandum
Figure 15: Existing Typical Section for Primary Arterial (Residential Street) **
R Where a wall is required on property
line a wider sidewalk will also be
* required.
38'-40' 2% TYP.
r �1 * I
\[ d , =:
* * * *
6'-10' 12'-14' 12' I 14' 18'-13' 8'-13' 14' 12' 12'-14'16'-10' I 10' 104'-126' 10' J
Figure 16: Existing Typical Section for Primary Arterial (Commercial Street) 2% TYP.
10' 12'-14'
x
14' 8'-13' 8'-13' 14'
112'-126'
38'-40'
12'
12'-14'I 10'
R
Figure 17: Proposed Typical Section for Primary Arterial (Bicycle Lane with Raised Buffer) t. •.iL ;Cormr...,.4,
IMO -
6,16' 6 fd 17 1a' 1676 17
61Wwak 077 We 00. WM DOA lane WMLin0 strip Oma Lana
17 Dnve Lane
•
r 1
a'8 6' 6'16
eke Lane SCawlt
A
Emerging Technologies
Recommendation: Support and implement projects with emerging technologies for improved multimodal operations.

Emerging technologies can include converting the existing traffic signals with inductive loop detection to video detection for bicycle detection. In addition, with new controllers at the signalized locations, leading pedestrian intervals can be implemented in giving the pedestrians 5 seconds of time before the vehicles, to establish their right of way in the crosswalks.
imagine Santa Maria
General Plan
Alternatives Technical Memorandum 145

Alternatives Technical Memorandum
Transit Priority Routes
Recommendation: Incorporate transit priority routes
Prioritizing alternative modes can reduce vehicle congestion and greenhouse gases in high -density land use areas that support transit priority routes such as Broadway. Figure 18 below shows an example of a typical section for a primary arterial that dedicates a travel lane to buses (red bus lane). This typical section will be especially important along the Broadway corridor in the Infill Alternatives where there is proposed much high land use densities and a major bus route.

Figure 18: Proposed Typical Section for Primary Arterial (Transit Only Lane) 151 '. i5' IHmWmna:,
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The memorandum's key findings are summarized in matrix format in Table 13. Per the traffic model, with the anticipated growth in 2050 for any land use scenario, many roadways will reach or exceed capacity thresholds. Therefore, it is very important to provide alternative modes of transportation as a priority, which shifts vehicle traffic to transit, biking, or walkable trips. Therefore, a variety of mobility improvements are needed citywide regardless of future development patterns, including congestion mitigation on major roadways, implementation of the ATP, incorporation of new roadway sections and road diets, and planning for emerging technologies.

The Preferred Alternative should be designed to mitigate VMT impacts. If the Preferred Alternative involves annexation, the expansion of roadway, ATP, and transit networks will need to accompany annexation.

From the level -of -service analysis, several roadways in Santa Maria have opportunities for road diets based on the existing and forecasted future volumes. A road diet can allow bikeways to be added with minimal cost and provide connectivity in the transportation system. With the suggested new typical sections for the secondary arterial, evaluation of the current road cross section would need to be further assessed to see what could feasibly be accommodated. These roadways could still function as a secondary arterial versus a collector roadway but can have the additional lanes repurposed for alternative modes.
imagine Santa Maria
40006 General Plan
Alternatives Technical Memorandum 1 46

Alternatives Technical Memorandum
Table 13: Mobility Alternatives Comparison
Mobility Factor
Mobility Improvements for All
Land Use Alternatives
Mobility Alternatives
Alternative A: Alternative B:

Annexation Infill
Alternative C:

Hybrid
Vehicular Network
Requires new
roadways
Requires new
roadways
LOS & Congestion
Congestion mitigation
required on SR 135, Main
Street (SR 166), and Betteravia
LOS mitigation
required
VMT
Jobs -housing balance,
alternative commute modes,
and CEQA VMT Threshold
compliance
VMT mitigation
required
VMT mitigation
required
Active
Transportation
Network
Implement ATP
Network
expansion
required
Network
expansion
required
Road Sections
and Diets
Update roadway sections;
Implement road diet policy
Transit System
New services
required
New services
required
Emerging
Technologies
Adopt appropriate
technologies
Public Realm Alternatives
This section includes highlights from the Public Realm Design Options slide deck (see Appendix B). The updated General Plan will include design guidance to preserve community character, including how public realm and urban design tools are to be applied citywide and by subarea or neighborhood. The Public Realm Design Options can serve as the basis for the design guidance in the General Plan.

The slide deck introduces 16 tools for enhancing the public realm and urban design for both open spaces and streets in Santa Maria. For each tool, the slide deck describes the intent, applicability in Santa Maria, and which land use designations it is intended for. The slide deck also geographically illustrates where particular tools would apply in key areas of change, unique to each land use Alternative, and how tools can be applied on primary and secondary arterials.

Street Sections
The sections below in Figures 19 and 20 illustrate how toolkit items can be applied on primary and secondary arterials, like Broadway and Main Street respectively. These sections are identical to those proposed in the Mobility Alternatives section (see Figures 13, 14, and 17) but enhanced to show possibilities for public realm design.
imagine Santa Maria
ktrlit vet General Plan
Alternatives Technical Memorandum 1 47

Alternatives Technical Memorandum
Figure 19: Primary Arterial
STREET SECTIONS: PRIMARY ARTERIAL
These sections highlight
standard widths within the
right-of-way for a primary
arterial. In the image to the
upper right, an optional
protected bike lane is
illustrated along wide
sidewalks that contain a
landscape strip, street trees,
furnishings, and pedestrian -
scale lighting.

In the lower -right image, a
bus lane has been illustrated
In lieu of a buffered bike lane
where transit is prioritized.
8461. of Way
610' ' 12-14• 12' 14' 1626 14 12• 12-14• '' 610'
Sdewalk Bus Lane Travel Lane Travel lane Vegilated Median Travel Lane Travel Lane Bus Lane Sidewalk 104' - 126• (Reak<mlel) 11 112" • 136• (Commercial)
1,061 -of- Way
Figure 20: Secondary Arterial
STREET SECTIONS: SECONDARY ARTERIAL
These sections highlight
standard widths within the
right-of-way for a secondary
arterial. In the image to the
upper right, an optional
protected bike lane is
illustrated along wide
sidewalks that include
landscape strips, street
trees, furnishings, and
pedestrian -scale lighting.

Whereas, in the lower -right
image, on -street parking is
located along the curb to
allow flexible uses to take
place, such as parklets. A
narrower, buffered bike lane
can still exist.
0000
8 - l ' Parking Travel Lane - Comer ' Travel Lane Parking One Sidewalk Lane
Buff«,
Tx, Lane
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fLphl - of -Way
72' • 84' (Residential) 1/ 80'- 84' (Commercial)
RIM of Way
Buffer
Lane
imagine Santa Maria
VGeneral Plan
Alternatives Technical Memorandum 148

Alternatives Technical Memorandum
Relationship to Land Use Alternatives
The matrix below (Figure 21) matches toolkit items with General Plan land use designations, which regulate land use, density, and intensity. When considering potential future land use Alternatives, the matrix can be used to identify how different public realm and urban design tools could be applied in different parts of the city. Note, some toolkit items may be recommended in the General Plan regardless of the land use Alternative. Community engagement is needed to confirm if these tools are appropriate for Santa Maria in the locations proposed.

Figure 21: Toolkit

OPEN SPACES
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Trail
Pock. Park
Food Truck Pod
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X
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x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x x
x x
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X
x
x x
X x
x x
x x x
x
x
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Sidewalk
Widening
Sheet Trees
fumishirgs
landscape Strip
Curb Extension
Alleyway
Activation
Stow Street
Parelets
Gattworys
Public Art
x
x x
X
X
x
X X
X X
x x
x
x
X
X
X
X X
X
X
X
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X X
X
x
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x x
x
x
x
x
x x x x x
x x x x x
x x x x x
x x
x
Areas of Change
The maps below show key areas of change for each land use Alternative. The toolkit items listed next to the maps are open space and street concepts that can apply to land use designations in these change areas. This comparison shows how public realm applications vary between the three land use Alternatives.
imagine Santa Maria
IQ General Plan
Alternatives Technical Memorandum 1 49

Alternatives Technical Memorandum
Alternative A. Annexation
Open Space Toolkit Items: Natural Open Space, Parks, Plazas, Trails
Street Toolkit Items: Street Trees, Landscape Strip, Curb Extensions, Gateways, Public Art
Alternative B: City Infill
Open Space Toolkit Items: Parks, Food Truck Pods, Trails, Pocket Parks, Plazas
Street Toolkit Items: Slow Streets, Alleyway Activation Sidewalk Widening, Landscape Strips, Curb Extensions, Parklets, Street Trees, Furnishings, Gateways, Public Art
Alternative C: Hybrid
Open Space Toolkit Items: Open Space, Parks, Food Truck Pods, Trails, Pocket Parks, Plazas
Street Toolkit Items: Slow Streets, Alleyway Activation, Sidewalk Widening, Landscape Strips, Curb Extensions, Parklets, Street Trees, Furnishings, Gateways, Public Art
imagine Santa Maria
General Plan
Alternatives Technical Memorandum 150

Alternatives Technical Memorandum
Appendix A: Mobility Alternatives
Memorandum
imagine Santa Maria
General Plan
Alternatives Technical Memorandum 151

Technical Memorandum
September 13, 2022
To
Copy to
From
Project Name
Subject
Ron Whitmore, PhD, AICP
Meghan McNulty, AICP
Don Hubbard, TE, AICP
Billy Park, TE
Kathryn Kleinschmidt, PE, PTOE
Emily Darke, EIT
Santa Maria General Plan Update
Project No.
11208620
Subtask 4.4 — Prepare Land Use, Transportation, and Policy Alternatives

1. Introduction
This technical memorandum will outline the existing circulation system including the multimodal network and how these facilities can inform improvements with the three land use alternatives. Those alternatives are as follows:

1. Alternative A — Annexation (Annex)

2. Alternative B — lnfill

3. Alternative C — Hybrid
These alternatives are further described below. This memorandum will include evaluating improvements such as closing gaps in multimodal networks for transit, pedestrian, and bicycle, regional traffic needs, and recommended polices.

1.1 Alternative A (Annex)
Alternative A proposes annexing approximately 1,770 acres to accommodate new housing and employment growth. This alternative distributed new housing and employment throughout the City of Santa Maria with new areas annexed, east of US 101 (south and north of Main Street (SR 166)) and west of US 101 on Stowell Road. The areas identified for annexation are currently agricultural or vacant land uses with limited transportation facilities.

1.2 Alternative B (Infill)
Alternative B is described as city infill with large concentrations of housing and employment (mixed use) along Broadway (SR 135) and Main Street (SR 166). With a concentration of mixed -use land uses, there is more interaction between the different modes of travel such as walking, biking, taking transit, and driving with likely lower vehicle miles of travel. Therefore, this alternative is modeled to capture the mode splits between This Technical Memorandum is provided as an interim output under our agreement with Raimi + Associates. It is provided to foster discussion in relation to technical matters associated with the project and should not be relied upon in any way. 4 The Power of Commitment
11208620 1

transportation options and subsequent vehicle trip reductions due to this type of land use which encourages shorter trips which naturally lend to alternative modes such as walking, biking, and taking transit.

1.3 Alternative C (Hybrid)
Alternative C is a hybrid of Alternative A (annexation scenario) and Alternative B (infill scenario). This hybrid alternative distributes new housing and employment within the current city limits and in new areas of annexation, east of US 101 and south of Main Street (SR 166). The area that is identified to be annexed is currently agricultural land uses with limited transportation facilities.

2. Multimodal Traffic Assessment
Each of the three land use alternatives were evaluated to understand the existing multimodal facilities and future needs. In general, Alternative A would need more infrastructure due to the lack of existing transportation facilities for vehicles, bicycles, and pedestrians. In addition, no transit services are provided in the areas that are not in the current city limits. However, after annexation, there will be opportunities to provide the proper infrastructure with the new construction and development. It would be recommended the city have multimodal typical sections for the different classifications of roadways to include local, collector, and arterial roadways.

All alternatives would need further infrastructure, including the Broadway and Main Street corridors as transit priority corridors with exclusive red bus lanes, proposed pedestrian and bicycle improvements as identified in the adopted Active Transportation Plan (ATP), operational improvements at intersections, and capacity improvements on the eastern end of Betteravia Road, western end of Main Street and Betteravia Road, and northern end of US 101 in Santa Maria.

Recently, the city updated the Short -Range Transit Plan, August 2020 for Santa Maria Area Transit and 2020 Active Transportation Plan. Recommendations from these plans will be summarized below.

2.1 Transit Operations
The City of Santa Maria's transit service is Santa Maria Regional Transit (SMRT), formerly known as Santa Maria Area Transit (SMAT). There are also a variety of regional transit services with transit stops in the city including Clean Air Express, Guadalupe Flyer, and Route 10 of the San Luis Obispo Regional Transit Authority (RTA) and intercity Breeze bus service to Lompoc (Route 100) and to Buelton/Solvang (Route 200). Clean Air Express offers weekday commuter bus from Northern Santa Barbara County to Goleta and Santa Barbara.

Guadalupe Flyer offers transit services between Guadalupe and Santa Maria. Route 10 of RTA serves Santa Maria, Nipomo, Arroyo Grande, Pismo Beach, and San Luis Obispo. These services could be expanded with improved performance in capturing the demand of commuters.

2.1.1 Short Range Transit Plan

2.1.1.1 Service Recommendations
The Short Range Transit Plan had several service recommendations for Santa Maria's transit that include performance improvements, service enhancements, policy recommendations, and innovative/technology recommendations. These service recommendations are summarized below.

Performance Improvements
• Improve local service on -time performance
• Increase transit staffing by 1 FTE
• Develop and implement 18- to 24 -month Marketing Plan 11208620 2

• Expand SMAT's social media presence
• Refine Breeze schedule to better match capacity with demand • Reconfigure Route 8 to provide service to Walmart
• Formalize or discontinue interlining of Routes 3 and 4 • Consider revising the city's service delivery approach to include geographic -based neighborhood shuttles in lieu of low -productivity fixed -route service • Limit evening service on Routes 5 and 6 to the Broadway corridor • Consider replacing evening service with Lyft/Uber subsidized rides.

Service Enhancements
• Increase school tripper capacity
• Consider assumption of the Guadalupe Transit service
• Ensure a proportional payment for SLORTA Route 10 operations • Increase peak -hour service
• Adjust service to incorporate the proposed Allan Hancock College transit hub Policy Recommendations
• Update and expand the city's Bus Stop Improvement Plan • Develop a Bus Stop Placement Policy
Innovation/Technology Recommendations
• Evaluate cost -benefit of mobile fare payment options • Secure funding to AVL technology
• Introduce predictive arrival technology
• Define path for transition to battery -electric fleet

2.1.1.2 Ridership and Access
The ridership throughout the city, along with local routes and stops, is captured in Figure 1. This information is from Santa Maria Area Transit (SMAT), which is currently known as Santa Maria Regional Transit (SMRT). 11208620 3

Legend
• SMAT Stops
SMAT Local Routes
Commutes by
Transit, Bike, or
Walking
'i 0.0% - 1.2%

1.3%-3.7%

3.8% - 7.4%

7.5% - 15.1%
152% - 27.2%
Santa Maria
Urbarrzea Area
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Source_ Meats of Tinnsportotion to Work 2011-1016 Amth on Ca»muruty Survey 5 -Year Estimotes Figure 1 SMAT Local Routes and Stops with Ridership Percentages Figure 2 displays the local routes with quarter mile and half -mile radii. There is a gap in southern central area of the city, north of E Clark Avenue.
11208620 4

Exhibit 3.10 Local Transit — SMAT Quarter -Mile Buffer
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SMAT Quarter Mile Buffer
Figure 2
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2.1.2 Land Use Alternatives
The transit stops within the city are displayed below, along with the different land use alternatives (see Figures 3, 4, and 5). In Alternative A (Annex) and Alternative C (Hybrid), transit services would need to be added to the annexed parcels. For Alternative B (Infill), most of the parcels are already being serviced by transit. 11208620 5

•
Santa Maria Airport
foal., Rd
• •
Union Valley Pa de,
•
_OM\ A..

O0 0.5 1 2 Miles
Rain» • Associates, 20201 Sources; City of Santa Maria, 2020; Stan of Caldorma, 2020; ESRI. 2020.

Santa Maria
General Plan
imagine
r
San Luis Obispo County
i
Santa Barbara County
J
■ ModM•d Parcel (Annex Alt•enatN•) Santa Marta City Limits Parks • Transit Stop _..1 Sphere of influence 1. Water
1• Railroads 1 County Boundaries
Figure 3 Transit Stops and Alternative A (Annex)
11208620 6

Santa Maria
General Plan
imagine
• Transit Stop
Figure 4 Transit Stops and Alternative B (lnfill)
Modified Parcel (InflN Alternative) Santa Marta City Limits Parks j Sphere of Influence Water
Railroads 1 County Boundaries
11208620 7

Santa Maria
General Plan
•
imagire
• Transit Stop
Figure 5 Transit Stops and Alternative C (Hybrid)
Pti
1►
•
eotttrivia Rd
•
r
•
•
Santa Maria Airport
RUIN •Associates, 20201 Sources: City of Sante MrM. 2020; State of California, 2020; ESN, 2020.
•
•
FoNar Rd •
Union Va1Ny Piny
•
• •
•
•
Modified Parcel (Hybrid Alternative) Santa Maria City Limits L.._..1 Sphere of Influ•nce
1 Railroads
Parks
Water
1 County Boundaries
11208620 8

2.2 Pedestrian and Bicycle Operations

2.2.1 Active Transportation Plan
The 2020 Active Transportation Plan was adopted by City Council in January 2021. This planning level study replaced the 2009 Bikeway Master Plan and is a performance -based plan following the six principles from the Smart Mobility Framework: Location Efficiency, Reliable Mobility, Health and Safety, Environmental Stewardship, Social Equity, and Robust Economy.

Table 1 shows the breakdown of existing and proposed length of bikeways by bikeway classification from the ATP. The total existing and proposed miles of bikeway in the city is 169.3 miles.

Table 1 Existing and Proposed Miles of Bikeways
Bikeway Class
Recommendations
Total Existing +
Existing Miles Miles # of Projects Proposed Miles
Class I Shared Use Paths

4.7 mi

21.6 mi
41 26.3 mi
Trails

7.1 mi

3.9 mi

11.0 mi
Class II Bicycle Lanes

80.4 mi

7.9 mi
17 88.3 mi
Class II Buffered Bike Lanes

0.3 mi 2.8 mi 3 3.1 mi
Class III Bicycle Routes

4.7 mi 20.2 mi 16 24.9 mi
Class IV Separated Bikeways

15.7 mi
26 15.66 mi
Total

97.2 mi 72.1 mi 104 169.3 mi
Some citywide projects were identified in the ATP. These include:
- Wayfinding programs,
- Bicycle parking,
- Bicycle detection at signalized intersections (accomplished with video detection), - Pedestrian scale lighting (supports safer walkways), and - Amenities (seating, shade, water fountains, and trash/recycling containers).

There were also suggested education and encouragement projects. Some of these projects are summarized below.

Education projects
- Streetsmarts campaign
- Bicycle safety education for adults
- Safe Routes to School
- Ticket diversion program
Encouragement Projects
- Bicycle and pedestrian coordinator
- Social walks/rides
- Adopt -a -Trail program
- Bike rack program
- Bicycle -friendly business program
11208620 9

2.2.2 Land Use Alternatives

2.2.2.1 Pedestrian Facilities
The proposed and existing pedestrian facilities are mapped, along with the three land use alternatives in Figures 6, 7, and 8. Many intersection crossing improvements are proposed, along with a Class I shared use path on Battles Road, the southern end of Broadway, and along the Santa Maria Valley Railroad Trail. In all the land use alternatives, there are not may existing or proposed pedestrian facilities. Pedestrian facilities will need to be added to service the modified parcels, especially for the annexed parcels in Alternatives A (Annex) and C (Hybrid).

2.2.2.2 Bicycle Facilities
The proposed and existing bicycle facilities are mapped, along with the three land use alternatives in Figures 9, 10, and 11. Bicycle facilities serve most of the parcels in the land use alternatives. However, the only bicycle facilities that service the annexed parcels Alternatives A (Annex) and C (Hybrid) are a proposed shared use path along the city border and a Class II bike lane along Betteravia Road. If either of these alternatives are chosen, bicycle facilities are recommended to service the annexed parcels.

2.2.2.3 Summary
There are several proposed bikeways. pedestrian facilities, and enhanced crossings from the ATP within the city limits but there are no improvements identified in the proposed areas of annexation in Alternatives A and C.

If either of those land use alternatives are slated to move forward, further evaluation of the bicycle and pedestrian network (and recommended accommodations) will need to be performed.

These roadways provide a better level of comfort but are not always the most convenient. 11208620 10

Santa Maria Airport
Lakeview Rd
Nolan Valley Plwy
Rolm' d•AaaoWt*a. 20201 source': City of Sant* MrA. 2020:

Suit* of C.Wo nla, 2020 ESRI, 2020.

ATP Proposed Facilities
Existing Facilities
t
San Luis Obispo County
Santa Barbara County
J
Santa Maria
General Plan
• ■
imagine
en11.20
m
Curs I 5111110 Jea PRO,
Salle Melte Valley Levee Trail
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Figure 6 Existing and Proposed Pedestrian Facilities with Modified Parcels from Alternative A (Annex) 11208620 11

San Luis Obispo County
O 01 t t 0.5 t 11 2I Mlles
I t I
Raani • Associates, 20201 Sources: City of Sante Marie, 2020:
l State of California, 2020; ESRI, 2020.

Santa Marla City Urea, _ Para
Santa Marta
General Plan
i1 agire
t
ATP Proposed Facilities Existing Fac hies
— — — Cosa I Shama Us* Pam Chian I Shared Use Paln
- Sans Mane Valley Levee TraI — Santa Malta Levee T,aa
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Figure 7 Existing and Proposed Pedestrian Facilities with Modified Parcels from Alternative B (Infill) - caster
Seenderies
11208620 12

Santa Marla Airport
Lak.,.w tte
Union Val l.y Pkwy
Clio. A..

Ral / •Assedabs, 20201 sorts: City of Santa Nate, Mt
State of CetlrarnM. 2020; EMI. 2020.

Sant. Maria Cita Limit* - Pole
San Luis Obispo County
Santa Barbara County
Santa Maria
General Plan
i agine
c713
ATP Proposed FaciIRlss Existing Facilities
- - - Clem. I Shared U.e Path Cle.,1 Shared Una Ptah
- - - Santa Main VNley Lem Trail - Sa to Morn Levee Trod ====1 Lrahune Imprwcmenl ModW$.d Farad (Hybrid Alternative) - - - Traffic Calmly;
Saimaa&
• Cross ng Improvement
I Span of Indorser
- taMna►
Raanads _ _ 1 Coop/ Ootaidaitas
Figure 8 Existing and Proposed Pedestrian Facilities with Modified Parcels from Alternative C (Hybrid) 11208620 13

80 .

Santa Maria Airport
1 rkeview R,
Fesie., Rd
Vrlley Pkwy

0.5 1 2 Miles
Rahn, +Associates. 20201 Sources: City of Sams Maria. 2020; State of California. 2020; ESRI.2020.

Proposed Feclllties
Existing Facilities
San Luis Obispo County
i
Santa Barbara County
J
Santa Maria
General Plan
•
Modified Parcel (Anna Atternadva)
Class 1 Sllafsd lira Path
Gass II B. ycle Lanes Class II Bee Lane • 1 Sphere of Influent* Class n Bif red BCycle Lanes Clase 11 Buffered Bike Lane Railroads Gass III Bicvdo Ro.rtc Class 111 Rao Route
Close IV Separated Bikeway Santa Wane Levee TreP
Santa Meru Lewd Trail
• Croeshe Improvernenl
Class I Shared Use Patti
Figure 9 Existing and Bicycle Facilities with Modified Parcels from Alternative A (Annex) - Santa Maria City Lends
Parks
- water
County Boundaries
11208620 14

I. •
J
Santa Marra Anporl
O0 0.5 1 2 Mlles
1 1! 1 1 1 1 1 1
Raitaf • Assod as, 20201 Sown..: City of Santa Marla, 2020; State ofCallfonsis, 2020; ESRI 2020.
esters an
Ci..h A.,
San Luis Obispo County
IMP
I
Santa Barbara County
Santa Maria
General Plan
imagine
Proposed Facilities
Class I Shared Use Path
Class II 8cycle Lanes
Cuss II Buttered Bicycle lianas
Class II Bicycle Route
Existing Facilities ModiRed Parcel (Infill Attereatnm)
Clan I Shared Use Path
Santa Marla City Limes
Class II Bite Lane
1 Sphere of Influence
Class II BuRa.d Bike Lane Railroads
Class III Bite Route
Class IV Separated Bikeway Santa Mana _avec trail
Santa Maria Levee Trail
• Cranny Iriprwrcmera
Figure 10 Existing and Bicycle Facilities with Modified Parcels from Alternative B (Infill) Parks
- wan
County Boundaries
11208620 15

Santa Maria
General Plan
• •
imagine
411120
Proposed Faceit es
Class I Shared use Path
Class II Bicycle Lanes
Class n &.Berea B cycle Lanes
Class III Bicycle Rode
Class IV Separated Bikeway
Santa laarid I wee T•BI
• Croesinp knoracrncM
Existing Facilities
Class I Shared Use Path
Class II Bike Lane
- Modified Parcel (Hybrid AlWeenre)
Santa Maria Cnty Lmlls

1. _.� Sphere of lenience
Class II BL.ered Ste Lane �— R.ibals
Class m Bike Route
Santa Maria Lees Tnul
Figure 11 Existing and Bicycle Facilities with Modified Parcels from Alternative C (Hybrid) - Papa
Weer
ttiaadr Iter•darles
11208620 16

2.3 Planned or Constructed Road Diets
After identifying existing and proposed bikeways in the ATP, the city started to evaluate what roadways where bikeways could easily be added with a pavement rehabilitation and/or restriping project. These roadways are captured below with the tentative timeline.

1. N. Blosser Road, Atlantic to Taylor
— Existing: Two lanes each direction
— In Construction: One lane each direction. Raised median with turn pockets at intersections/driveways.
— Impact: Reduces lanes for vehicles and speed management.

2. Depot Street, Stowell Road to Carmen Lane
— Existing: Two lanes each direction
— In Construction: Reduced to one lane each direction. Class IV bicycle facilities with on -street parking between Stowell and Battles. Buffered Class 11 facility between Battles and Carmen.

Striped median/two-way left turn lanes where appropriate. — Impact: Reduces lanes for vehicles and adds buffered bicycle lanes.

3. Alvin Avenue, Blosser Road to Railroad Avenue
— Existing: Two lanes each direction.
— In Construction: One lane each direction with two-way left turn lane. Maintain on -street parking with a Buffered Class 11 facility.
— Impact: Reduces lanes for vehicles and adds buffered bicycle lanes.

4. Pine Street, Main Street to Cook Street
— Existing: Two lanes each direction.
— In Construction: One lane each direction, add on -street parking and Class II facility.

The N. Blosser Road and Depot Street segments had existing roadway segment volume counts at select locations, which allowed for corresponding level of service (LOS) to be calculated. The conversion from a four - lane roadway to two-lane roadway at these locations resulted in minimal to no change in LOS. Overall, these roadways operated at an LOS of B or better for existing and all alternative scenarios.

2.4 Other Safety Recommendations
In providing overall safe and convenient accommodations for bicycle, pedestrian, and transit, it is important to understand that the lack of facilities coupled with higher speeds and higher volume roadways that create a less than desirable mode choice and have safety issues. A complete streets approach is recommended to provide these recommendations. These improvements can complement the needs with the roadway functional classification and have different intersection safety features that would improve access and remove barriers.

Arterial and Collector Roadways
— Wider sidewalks (6-10 feet) on both sides of the roadways and evaluate providing a sidepath (shared use path adjacent to roadway) where right of way allows
— Provide curb extensions where feasible in reducing the pedestrian's crossing distance and exposure to vehicles
— Dedicated bike lanes and buffered or protected bike lanes were feasible — Green conflict markings for vehicle to bicycle mixing zones and evaluate providing a protected intersection — At signalized intersections provide leading pedestrian intervals and video detection for bicycle detection — Provide overall roadway geometrics (narrow lanes to support lower speeds overall speed management).

This will help to remove barriers such as discontinuous routes or treacherous crossings with multiple conflicts points with vehicles.
11208620 17

— Provide planter buffers with trees for visually narrowing the roadway and lowering speeds. — Enhanced lighting at the intersections, mid -block crossings, and along the corridor — Pedestrian crossing enhancements at frequented locations — RRFBs, pedestrian hybrid beacons, high visibility crosswalk, yield lines, etc. — Areas of gather and placemaking with benches, art, murals, and local flavor Local Roadways
— Traffic calming measures to keep speed low
— Limited striping and bicycle pavement markings for shared use (sharrows). — Dedicated bike lanes if feasible.
— Sidewalks and enhanced crossing treatments at major intersections and any attractions and destinations (schools, parks, churches, etc.)
As shown in the Figure 12 below, the pedestrian -to -vehicle and bicycle- to -vehicle collisions, were primarily concentrated in the downtown core along Broadway and Main Street. Both these roadways are state highways that serve various transportations modes including heavy vehicles/trucks. Evaluating the appropriate facilities in these areas is important with the proposed increased housing and employment densities with all alternatives.

Figure 12 Pedestrian and Bicycle Collision Density (2013-2017) Year 2013-2017
Collision Density Heat
Map
11208620 18

2.5 Emerging Mobility
Emerging mobility covers different transportation options such as such as micromobility, Transportation Network Companies, autonomous/connected vehicles, smartphone app services, and ride sharing services.

These options will affect the transportation network and future travel with less dependence on vehicle ownership. To date, the city doesn't have any shared bike or scooter services, but this could be a likely possibility in the future.

Per the Short Range Transit Plan, the goal is to have 100% of bus purchases be for zero emission buses by 2029 with a 100% zero emission bus fleet by 2040. These improvements are also coupled with the following recommendations:
— First/last mile solutions to get riders to bus stops
— Examples: shared bike/scooter service, door -to -bus smartphone app, reservation-based/shared- ride transit service
— Automatic Vehicle Location (AVL) and Predictive Arrival — Variety of programs available to add to buses to monitor on -time performance using geographic data and schedules/actual time at each stop (automatic vehicle location) — There are also programs for passengers to see real-time bus data (predictive arrival)

3. Vehicular Traffic Assessment

3.1 Traffic Operations per Land Use Alternatives

3.1.1 Level of Service (LOS) at Select Locations
When comparing the LOS between the three scenarios (Annex, InfilI, and Hybrid) for roadway segments with existing volumes, both the Annex and Infill scenarios are similar. However, the Annex scenario has better LOS for four more segments than Infill. The LOS for the three alternatives is displayed for select roadway segments in Figures 13, 14, and 15.

To view LOS for all analyzed locations, along with the associated forecasted volumes, see Attachment 1. For the locations with failing LOS, multimodal and emerging technology strategies can be analyzed to reduce the vehicular impact on the roadways. Overall, Alternative A (Annex) will have the least impact on existing roadways but will require new roadways with the land use change from agriculture to higher density land uses (residential, commercial, etc.).
11208620 19

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Santa Maria
General Plan
imagine
Level of Service (LOS) Label
• LOSA
• LOS B
• LOS C
LOS 0
• LOS E
• LOSF
• (Existing Volume)
Projected Volume
San Luis Obispo County
Santa Barbara County
- Modified Ptu'ool (Annex Albansdvv) - Perks
Salo M de City Limas
Sphere of Infirm••
Railroads
Figure 13 Level of Service for Land Use Alternative A (Annex) Viable
t !County •sundrMs
11208620 20

O0 0.5 1 2 MI..

I 1 1 1 1 1 1 1 I
Rawl • Associates, 20201 Sources: City of Sena Marla, 2020:

State or CaNfon .. 2020; ESA!. 2020.

Santa Maria
General Plan
imagine
ifI33
�-1
1,135!
Level of Service (LOS) Labor)
• LOS A
• LOS B
• LOS C
LOS D
• LOSE
• LOS F
L503
• (Existing Volume)
Proloclod valvno
Figure 14 Level of Service for Land Use Alternative B (Infill) 2%7120
12200
000
106400
Uri, or. w..y rb.r
tar
Modified Parcel ((Mill Alternative)
Santa Marra Crty Limits
Sphere of influence
Rallroads
i
Santa Barbara County
J
Perks
Water
I County Boundaries
11208620 21

1►
emu. rww
W1100—
•
Sente M&d Airport
0°1 • 1 t 1 1 0.5 1 2 Mae.
r t t
Raton • Associates. MO l Sources: City se Same Ma . 2020:

State of CaAMorma. 2030: ESRt. 2030
Santa Maria
General Plan
imagine
• LOS A
• LOSS
1 LOS C
LOS 0
• LOS E
• LOS F
Level of Service (LOS) Lebo!
93):1 39490233 Biro
31i%
■s5`90 t.
4250
101
29900 4!503
32780 ..503
• (Existing Volume)
Projected Volume
Modified Parcel (HybridAlternative)
Enka Marie City Until*
tila
l — I Sphere of Influence
• • • Railroads
Figure 15 Level of Service for Land Use Alternative C (Hybrid) i
Santa Barbara County
J
Parks
Water
t I County Boundaries
11208620 22

3.1.2 Vehicle to Capacity Ratio
Vehicle to Capacity Ratios (V/C Ratios) are a measure of effectiveness (MOE) in assessing vehicle congestion and delay. When a V/C ratio is 0.91 or higher, there will be unfavorable congestion and delay (level of service E or worse) with it failing once is greater than V/C ratio of 1 (amount of vehicles exceeds roadway capacity).

Therefore, this was used to compare the different land use alternatives. Using the city's traffic demand model, the current roadways in Santa Maria were compared. In general, the V/C Ratio is adequate at most city roadways with exceptions along US 101, SR 135, Main Street (SR 166), and Betteravia Road.

Mapped V/C Ratios for each land use alternative in the PM peak hour and daily volumes are included in Attachment 2. Out of the different land use alternatives, Alternative A (Annex) has the best V/C Ratio along the western end of Betteravia Road and Alternative B (Infill) has the best V/C Ratio along the western end of Main Street (SR 166) and the majority of US 101 in the city.

3.1.3 Vehicle Miles Traveled
Vehicle Miles Traveled (VMT) was assessed for all alternatives and is summarized in Table 2 below. Per the results of this analysis, Alternative B (Infill) has the best VMT of the three alternatives per capita and household (HH). Alternative C (Hybrid) was developed by using the worst case of Alternative A (Annex) and Alternative B (Infill). Therefore, the VMT for this alternative was the highest per capita and household. However, in selecting a preferred land use alternative it is important to compare the overall increase of VMT to the base. With the proposed three land uses having an imbalance between jobs and housing, there is a significant increase in VMT with every alternative in comparison to the base scenario. It is recommended in the preferred alternatives that the land use follow the current Sustainable Communities Strategy (SBCAG 2050 RTP) that only allows jobs or housing in the future if they can be balanced.

Table 2
VMT Summary per Alternative
2018 Base
2050 Annex
2050 Infill
2050 Hybrid
VMT/Capita

24.9 41.4

40.0 42.8
VMT/HH

75.2 116.9
112.2
120.7
VMT/Emp

84.1 116.3
120.5
117.4
Figure 16 shows the VMT by speed bin. The low VMT generating scenario, such as Alternative B (Infill) generates more volumes in high-speed bins (see speeds between 40 and 60 miles per hour (mph) in Figure 16). High VMT generating scenarios such as Alternative A (Annex) and Alternative C (Hybrid) generate more volumes in low -speed bins (see speeds between 0 and 35 mph in Figure 16). 11208620 23

70 to 75
65 to 70
60 to 65
55 to 60
50 to 55
45 to 50
40 to 45
35 to 40
30 to 35
25 to 30
20 to 25
15 to 20
10 to 15
5 to 10
0 to 5
11 0 500,000 1,000,000 1,500,000 2,000,000 2,500,000
■ 2050 Annex 2050 Infill 2050 Hybrid
Figure 16 VMT by Speed Bin

3.2 Evaluate Functional Roadway Classifications for Declassification Once the preferred alternative is selected, further evaluation will occur on city roadways in evaluating the appropriate functional roadway classification for the Circulation Element. Per city and Existing Conditions analysis, some roads may be declassified such as Alvin Avenue, Donovan Road, E Street, Black Road, and Mahoney Road.
• Alvin Avenue — Secondary Arterial functioning at LOS A in existing conditions and all three alternative scenarios for 2050
• Donovan Road, east of Broadway (SR 135) — Secondary Arterial functioning at LOS A in existing conditions and all three alternative scenarios for 2050 • E Street — No existing roadway segment volumes at this location • Foster Road — Secondary Arterial functioning at LOS A in existing conditions but at LOS F in all three alternative scenarios for 2050
• Black Road — No existing roadway segment volumes at this location • Mahoney Road — No existing roadway segment volumes at this location

3.3 Recommendations
The traffic needs from the base model and future (2050 SBCAG's RTP forecast) scenarios show that US 101 north of Santa Maria would benefit from widening. US 101 through the City of Santa Maria widens to three lanes in each direction but drops back down to two lanes in each direction around the San Luis Obispo County 11208620 24

line. With the current push to reduce greenhouse gas emissions (GHGs), it is unlikely a widening project will occur so it will be important to identify alternative modes such as Bus Rapid Transit, commuter rail, or ride sharing services.

4. Transportation Policies
There were no distinguishable traffic differentiators to the three alternatives in relation to the congestion on the roadways. Therefore, it is recommended that the city implement various transportation policies that guide and lead the transportation infrastructure and complement the various recommendations from the city plans.

4.1 Reduce Vehicle Miles Traveled
Support mixed use developments with infrastructure that supports all transportation modes.

In July 2017, California passed assembly bill (AB) 398 to reauthorize the state's economy -wide greenhouse gas (GHG) reduction program. The goal is to reduce GHG of at least 40% before the 1990 level of emissions by 2030. In order to comply with the state's greenhouse gases reduction metrics by 2030, it is important to create sustainable transportations systems for all modes with mixed land uses in reducing the overall need to travel.

In addition, Senate Bill (SB) 743 was signed into law in 2013, with the intent to better align CEQA practices with statewide sustainability goals related to efficient land use, greater multimodal choices, and greenhouse gas reductions. The provisions of SB 743 became effective Statewide on July 1, 2020. Under SB 743, automobile delay, traditionally measured as level of service (LOS), are no longer considered an environmental impact under CEQA. Instead, impacts are determined by changes to VMT. Based on Office of Planning and Research (OPR) guidance, this project would likely be screened out (see below).

4.2 Speed Management
Implement a Citywide speed management policy and program.

There is a direct correlation between vehicle speeds and pedestrian and bicycle injury or death. Therefore, it is important to have a transportation system that has the correct geometrics and safety improvements in place to control speeds. In addition, additional enforcement and speed education are important in managing speeds.

4.3 Road Diets
Implement a Road Diet Policy in Reallocating Space for Alternative Transportation Modes Road diets can reallocate travel lanes to space for alternative modes of transportation (bicycle lanes, transit lanes, and bus turnouts). Most common applications include converting a four -lane roadway to a three -lane roadway with a two-way left turn lane (TWLTL). Figure 17 shows a road diet with adjacent parallel parking. i 0,
�1
Figure 17 Cross Section of a Road Diet Concept
Road diets can also improve safety by reducing the vehicle conflict points for left -turning movements at intersections and driveways. On a four -lane divided road, left -turning traffic from the major street must store in 11208620 25

the through lane before making the turn. In addition, vehicles turning left out of the minor street or driveway will have to cross additional lanes and have more conflict points. A road diet can reduce the travel lanes a vehicle must cross and provide a painted median storage (TWLTL) for a vehicle to make a two -stage crossing.

4.3.1 Average Daily Traffic (ADT) Volume Consideration
FHWA advises that roadways with ADT of 20,000 vpd or less may be good candidates for a road diet and should be evaluated for feasibility. With a road diet, it is important to evaluate the intersections along the corridor, as well as the segments, as they can act as the bottlenecks. Therefore, road diets should consider additional intersection operational improvements.

4.3.1.1 Level of Service Analysis at Select Roadway Segments Several roadway segments were identified in the Existing Conditions report for potential road diets. The LOS was determined using existing and forecasted ADT volumes. The resulting LOS for each of the alternatives are shown in Table 3. For all but seven locations, the LOS was A for the existing and alternative scenarios, keeping lane geometry the same.

The locations classified as four -lane, secondary arterial from Table 3 were further analyzed to evaluate the difference in LOS if the number of lanes reduced to two. The results from this analysis are displayed in Table 4.

Out of the 30 locations analyzed, 8 locations have a failing LOS after reducing the number of lanes in future scenarios. Those locations that fail in 2050 should be evaluated during the growth of the City as currently the traffic volumes support a road diet.
11208620 26

Table 3
Level of Service at Select Roadway Segments
City of Santa Maria Roadway Inventory
Characteristics
Existing
2050 Annex
2050 Infill
2050 Hybrid
Road
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
Main St (SR 166)
E. of Suey Rd
Arterial
4 (TWLTL)
2015
6,400
A
29,430
C
7,370
A
19,150
A
Main St (SR 166)
W. of Suey Rd
Arterial
4 (TWLTL)
2018
8,700
A
29,260
C
10,250
A
18,830
A
A St
S. of Betteravia Dr
Secondary Arterial
2 (TWLTL)
2015
3,450
A
4,120
A
4,850
A
4,590
A
A St
S. of Sonya Ln
Secondary Arterial
2 2019
3,650
A
5,690
A
10,420
A
9,410
A
Alvin Ave
W. of Railroad Ave
Secondary Arterial
4 2018
8,510
A
9,620
A
9,180
A
10,000
A
Alvin Ave
W. of College Dr
Secondary Arterial
4 2018
7,700
A
15,620
A
12,850
A
14,730
A
Alvin Ave
E. of Bradley Rd
Secondary Arterial
4 2018
6,670
A
14,550
A
11,720
A
13,640
A
Alvin Ave
W. of Suey Rd
Secondary Arterial
4 2018
3,440
A
9,760
A
7,050
A
8,670
A
Battles Rd
E. of Blosser Rd
Secondary Arterial
4 2018
10,740
A
13,690
A
15,610
A
15,810
A
Battles Rd
W. of Blosser Rd
Secondary Arterial
4 2018
9,320
A
10,370
A
14,400
A
14,140
A
Battles Rd
W. of Bradley Rd
Secondary Arterial
4 2018
7,670
A
17,170
A
28,320
C
28,470
C
Battles Rd
W. Broadway
(SR 135)
Secondary Arterial
4 2019
11,650
A
12,700
A
13,680
A
14,120
A
Blosser Rd
N. of Taylor St
Secondary Arterial
2 2015
5,120
A
5,930
A
6,000
A
6,360
A
Blosser Rd
S. of Taylor St
Secondary Arterial
4 2018
7,970
A
13,010
A
13,390
A
14,500
A
Blosser Rd
N. of Canal St
Secondary Arterial
2 2018
2,700
A
2,610
A
2,690
A
2,790
A
Bradley Rd
S. of Cottage Ln
Secondary Arterial
4 (TWLTL)
2018
1,000
A
5,030
A
4,430
A
5,250
A
Bradley Rd
S. of Bello Rd
Secondary Arterial
4 (TWLTL)
2019
4,960
A
6,360
A
5,800
A
6,200
A
Bradley Rd
E. of College Dr
Secondary Arterial
2 2015
3,950
A
3,950
A
3,950
A
3,950
A
Bradley Rd
S. of Battles Rd
Secondary Arterial
4 (TWLTL)
2018
10,760
A
18,410
A
13,460
A
15,670
A
College Dr
N. of Battles Rd
Secondary Arterial
4 (divided)
2018
10,760
A
24,600
B
25,480
B
28,330
C
College Dr
N. of 66 (SR
Secondary Arterial
4 (TWLTL)
2019
8,620
A
20,780
A
18,820
A
21,930
A
College Dr
N. of Alvin Ave
Secondary Arterial
4 2015
5,820
A
12,940
A
12,540
A
13,930
A
College Dr
S. of Donovan Rd
Secondary Arterial
4 2018
8,020
A
14,230
A
13,810
A
15,100
A
Cook St
W. Broadway
(SR 135)
Collector
4 (divided)
2017
8,870
A
11,090
A
12,190
A
12,420
A
Cook St
E. of Broadway
(SR 135)
Collector
4 (divided)
2018
8,990
A
11,550
A
11,810
A
11,610
A
Depot St
N. of Carmen Ln
Secondary Arterial
4 2015
4,500
A
6,020
A
5,870
A
6,420
A
Depot St
N. of Battles Rd
Secondary Arterial
2 2018
10,450
B
9,070
A
8,610
A
9,880
B
Depot St
N. of Stowell Rd
Secondary Arterial
4 2018
9,560
A
16,660
A
20,860
A
21,560
A
Donovan Rd
W. of Railroad Ave
Secondary Arterial
4 2018
11,580
A
14,490
A
16,130
A
15,970
A
Donovan Rd
W. of Suey Rd
Secondary Arterial
4 2018
7,530
A
8,980
A
7,650
A
9,190
A
Fester St
E. of Broadway
(SR 135)
Secondary Arterial
4 2018
5,640
A
11,950
A
10,980
A
11,870
A
Fester St
W. of Broadway
(SR 135)
Secondary Arterial
4 2015
6,880
A
12,230
A
13,730
A
13,590
A
McCoy Ln
E. of Skyway Dr
Secondary Arterial
4 (TWLTL)
2018
11,850
A
15,240
A
16,170
A
16,300
A
McCoy Ln
E. of College Dr
(roundabout)
Secondary Arterial
4 2015
5,330
A
5,400
A
5,370
A
5,410
A
McCoy Ln
W. of College Dr
(roundabout)
Secondary Arterial
4 2019
6,380
A
12,350
A
13,320
A
13,680
A
Panther Dr
S. of Suey
Crossing Rd
Secondary Arterial
4 2015
4,810
A
6,250
A
5,720
A
6,040
A
Santa Maria Wy
S. of Miller Wy
Secondary Arterial
4 (divided)
2017
10,470
A
21,810
A
22,050
A
22,900
A
Santa Maria Wy
S. of Dauphin St
Secondary Arterial
4 (divided)
2018
10,420
A
22,890
A
22,710
A
24,910
B
Stowell Rd
W. of Blosser Rd
Secondary Arterial
4 (TWLTL)
2018
9,510
A
27,160
B
21,850
A
24,190
B
Suey Rd
N. of Main) (SR
166
Secondary Arterial
2 2018
7,590
A
10,740
A
10,180
A
11,320
A
Suey Rd
N. of Alvin Ave
Secondary Arterial
4 2019
4,850
A
9,140
A
8,280
A
9,100
A
Union Valley
Parkway
W. of Orcutt
Expressway (SR
135)
Primary Arterial
4 (divided)
2015
5,990
A
35,670
D
36,410
E
36,490
E
Bold text = LOS is notA
11208620 27

Table 4
Resulting LOS from Two -Lane Reduction at Four -Lane Secondary Arterials Ci of Santa Maria Roadwa Invento
Existing Characteristics
2050 Annex LOS
2050 Infill LOS
2050 Hybrid LOS
Road
Location
No Change
Reducing
Lanes
No Change
Reducing
Lanes
No Change
Reducing
Lanes
Alvin Ave
W. of Railroad Ave
A
A
A
A
A
A
Alvin Ave
W. of College Dr
A
C
A
B
A
C
Alvin Ave
E. of Bradley Rd
A
C
A
A
A
B
Alvin Ave
W. of Suey Rd
A
A
A
A
A
A
Battles Rd
E. of Blosser Rd
A
B
A
C
A
C
Battles Rd
W. of Blosser Rd
A
A
A
C
A
C
Battles Rd
W. of Bradley Rd
A
D
C
F
C
F
Battles Rd
W. of Broadway (SR 135)
A
B
A
B
A
C
Blosser Rd
S. of Taylor St
A
B
A
B
A
C
Bradley Rd
S. of Cottage Ln
A
A
A
A
A
A
Bradley Rd
S. of Bello Rd
A
A
A
A
A
A
Bradley Rd
S. of Battles Rd
A
E
A
B
A
C
College Dr
N. of Battles Rd
B
F
B
F
C
F
College Dr
N. of Main (SR 166)
A
F
A
E
A
F
College Dr
N. of Alvin Ave
A
B
A
B
A
B
College Dr
S. of Donovan Rd
A
C
A
B
A
C
Depot St
N. of Carmen Ln
A
A
A
A
A
A
Depot St
N. of Stowell Rd
A
D
A
F
A
F
Donovan Rd
W. of Railroad Ave
A
C
A
D
A
C
Donovan Rd
W. of Suey Rd
A
A
A
A
A
A
Fesler St
E. of Broadway (SR 135)
A
A
A
A
A
A
Fester St
W. of Broadway (SR 135)
A
B
A
B
A
B
McCoy Ln
E. of Skyway Dr
A
C
A
D
A
D
McCoy Ln
E. of College Dr (roundabout)
A
A
A
A
A
A
McCoy Ln
W. of College Dr (roundabout)
A
B
A
B
A
B
Panther Dr
S. of Suey Crossing Rd
A
A
A
A
A
A
Santa Maria Wy
S. of Miller Wy
A
F
A
F
A
F
Santa Maria Wy
S. of Dauphin St
A
F
A
F
B
F
Stowell Rd
W. of Blosser Rd
B
F
A
F
B
F
Suey Rd
N. of Alvin Ave
A
A
A
A
A
A
Failing LOS (LOS E or LOS F)

4.3.2 Changes to Typical Sections
Encouraging a mode shift is recommended due to the increased impact of vehicles in the future scenario. One strategy to reduce the vehicular impact on the roadways is installing increased multimodal infrastructure.

Currently, the city's Standard Drawings for typical sections are provided by land use, including residential, commercial, and industrial. These standard drawings are similar in nature and have limited accommodations for alternate modes of travel, especially bicycles (see Figures 18, 19, 22 and 23 below). Existing residential and commercial typical sections are identical, except for sidewalk and ROW width. Proposed alternative typical sections are proposed for commercial and residential land uses to provide a better level of traffic stress for bicycles. Some proposed changes to accommodate these alternate modes are displayed in Figures 20, 21, and 24. These typical sections show what can be done to repurpose the outside lanes for bikeways. With many of the city roadways varying in width, it will be important to evaluate each roadway on a case by case basis with the traffic volumes and current cross section.
11208620 28

Secondary Arterial
R R
30'-32'
I 10'
* *
6'-10'
* * * 2_ % ■YP.
* * *
6'-8'
12'
12'
12'
12'
6'-8'
72-84'
* *
6'-10'
10'
Figure 18 Existing Typical Section for Secondary Arterial (Residential Street) *** 2% TYP.

R
30'-32'
* 4:1
10' 16'-8'
Y
12' j 12' 12' L 12' I6'-8' I 10'
80'-84'
Om -
Figure 19 Existing Typical Section for Secondary Arterial (Commercial Street) 7284' (Residential)
80-84 (Commercial)
•
.-. .-• S '■'
8'-10' 6' 2-4' 8' 1 r-12' 12-14' 11-12 8' 2-4' 6' s•-10' Sidewalk Bike lane Parking lane Drive lane Center turn lane Drive lane Parking lane Bike lane Sidewalk Figure 20 Proposed Typical Section for Secondary Arterial (Parking -Protected Bike Lanes) tit
72-84' (Residential)
80-84 (Commercial)
.�. s
.
6'-10' 8' 8• 2-4' 11-12' 12-14' 11-12'
6'-10'
Sidewalk Parking lane Bike lane Drive lane Center turn lane Drive lane Bike lane Parking lane Sidewalk Figure 21 Proposed Typical Section for Secondary Arterial (Buffered Bike Lanes and Parking) 11208620 29

Primary Arterial
R
*
**
Where a wall is required on property
line a wider sidewalk will also be
required.
* *
C-10'1 12'-14" 12'
10' -
14'
38'-40'
8'-13' 8'-13' I 14'
104'-126'
2% TYP. 1
12'
Figure 22 Existing Typical Section for Primary Arterial (Residential Street) 2% TYP.
10' I12'-14'
*
* *
� R
38'-40'
12' 1 14' 18'-13' 8'-13' I 14'
112'-126'
12'
12'-14'] 10'
Figure 23 Existing Typical Section for Primary Arterial (Commercial Street) 1'
•
eo
MI
6'-10' 8' 4'-8 77
Sidewalk Dike lane Drive lane
14'
Dove lane
104'-126' (Resbenbal(
112-126' (Commercial)
1 16'-26'
Planting strip
14'
Drive lane
Figure 24 Proposed Typical Section for Primary Arterial (Bicycle Lane with Raised Buffer) 12'
Drive lane
10'
•
4'-6' 8' 6'-10'
Dike lane Sidewalk
Figure 23 show how you can repurpose space on wider arterials for a protected bike lane. Primary arterials typically have higher speeds and volumes so need a higher degree of protection from vehicles. In addition, lanes can be narrowed based on the vehicle needs (lower truck and heavy vehicle volumes support 11' lanes).

4.3.3 Peak Hour Volume Feasibility
The peak hour volume in the peak direction will be the measure of volume driving the analysis and can determine where the Road Diet can be feasibly implemented. See Table 5 below for FHWA's road diet feasibility based on vehicle per hour per direction (vphpd) thresholds during the peak hour.

Table 5
FHWA Road Diet Feasibility
Feasibility
Thresholds During the Peak hour
Probably feasible
s 750 vphpd
Consider cautiously
750 — 875 vphpd
Feasibility Less Likely
875 vphpd
11208620 30

4.4 Emerging Technologies
Support and implement projects with emerging technologies for improved multimodal operations.

4.4.1 Transit Priority Routes
Prioritizing alternative modes can reduce vehicle congestion and greenhouse gases in high -density land use areas that support transit priority routes such as Broadway. Figure 23 shows an example of a typical section for a primary arterial that dedicates a travel lane to buses (red bus lane). This typical section will be especially important along the Broadway corridor in the Infill Alternatives where there is proposed much high land use densities and a major bus route.

A
104'4213 (RosidontieI)
12-126' (Commeroai)
i
•
6-10' 12'-14' 12' 14' 16'-26'
Sidewalk Bus lane Drive lane Drive lane Planting strip
Figure 25 Proposed Typical Section for Primary Arterial (Transit Only Lane)

5. Conclusion
.1M. .1.
w ▪ ' 1 w▪ • 1
1 14' 12' 12'-14' 6-10'
Drive Lane Drive lane Bus lane Sidewalk
The results of the assessed information from this memorandum are summarized in matrix format in Table 6.

These results are categorized from best to worst alternative, given the corresponding analysis scenario.

According to this matrix, Alternative B (Infill) is the recommended alternative. However, Alternative B (Infill) has significant VMT increase when compared to the original Base model. This VMT increase is not favorable to decreasing GHGs. It is suggested that the preferred infill alternative follow the Sustainable Communities Strategy which promotes growth based on a balance between housing and jobs.

Table 6 Alternatives Evaluation Matrix
VMT/Capita
Congestion
Pedestrian, Bicycle,
& Transit Facilties
Legend
Alternative
Annex
Infill
Hybrid
Wors'
•
11208620 31

Per the model, with the anticipated growth in 2050 for any land use scenario, many roadways will reach or exceed capacity thresholds. Therefore, it is very important to provide alternative modes of transportation as a priority, which shifts vehicle traffic to transit, biking, or walkable trips.

Attachment 1
Roadway Level -of -Service

City of Santa Maria
Roadway Inventory
Existing
2050 Annex
Characteristics
2050 Infill
2050 Hybrid
Road
Direction
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
US 101
N -S
N. of Clark Ave
Freeway
4 (divided)
2017
45,500
B
65,900
D
64,670
D
66,180
D
US 101
N -S
S. of Clark Ave
Freeway
4 (divided)
2019
35,800
B
45,870
B
45,770
B
46,070
B
US 101
N -S
N. of Santa Maria Wy
Junction
Freeway
6 (divided)
2017
57,000
B
112,010
F
105,460
E
111,530
F
US 101
N -S
S. of Santa Maria Wy
Junction
Freeway
4 (divided)
2017
59,000
C
92,440
F
90,110
F
92,690
F
US 101
N -S
N. of Betteravia Rd
Freeway
6 (divided)
2017
68,000
B
117,820
F
112,700
F
115,900
F
US 101
N -S
S. of Betteravia Rd
Freeway
6 (divided)
2017
57,000
B
112,010
F
105,460
E
111,530
F
US 101
N -S
N. of Stowell Rd
Freeway
6 (divided)
2017
74,000
B
126,900
F
128,020
F
128,560
F
US 101
N -S
S. of Stowell Rd
Freeway
6 (divided)
2017
68,000
B
134,540
F
125,860
F
132,400
F
US 101
N -S
N. of SR 166 (Main St)
Freeway
6 (divided)
2017
70,000
B
171,210
F
160,430
F
171,370
F
US 101
N -S
S. of SR 166 (Main St)
Freeway
6 (divided)
2017
74,000
B
157,770
F
156,530
F
161,910
F
US 101
N -S
N. of SR 135 (Broadway)
Freeway
6 (divided)
2019
82,090
C
208,810
F
198,890
F
212,870
F
US 101
N -S
S. of SR 135 (Broadway)
Freeway
6 (divided)
2017
67,000
B
170,420
F
160,720
F
170,080
F
Orcutt Expressway
(SR 135)
N -S
N. of Clark Ave
Arterial
4 (divided)
2017
29,500
C
32,780
D
33,500
D
33,430
D
Orcutt Expressway
(SR 135)
N -S
S. of Clark Ave
Arterial
4 (divided)
2017
20,100
A
23,830
A
24,280
B
23,440
A
Orcutt Expressway
(SR 135)
N -S
N. of Foster Rd
Arterial
4 (divided)
2017
37,000
E
74,250
F
76,290
F
76,030
F
Orcutt Expressway
(SR 135)
N -S
S. of Foster Rd
Arterial
4 (divided)
2017
24,600
B
37,560
E
39,830
E
39,410
E
Orcutt Expressway
(SR 135)
N -S
N. of Lakeview Rd
Arterial
4 (divided)
2017
32,000
D
50,670
F
51,870
F
52,020
F
Orcutt Expressway
(SR 135)
N -S
N. of Miller St
Arterial
4 (divided)
2017
43,000
F
51,970
F
52,410
F
52,010
F
Orcutt Expressway
(SR 135)
N -S
S. of Miller St
Arterial
4 (divided)
2017
37,500
E
54,660
F
56,140
F
56,300
F
Orcutt Expressway
(SR 135)
N -S
N. of Santa Maria Way
Arterial
4 (divided)
2017
41,000
F
62,490
F
63,190
F
63,410
F
Orcutt Expressway
(SR 135)
N -S
S. of Santa Maria Way
Arterial
4 (divided)
2017
44,500
F
53,580
F
54,020
F
53,630
F
Broadway (SR 135)
N -S
N. of Betteravia Rd
Primary
Arterial
6 (divided)
2017
47,000
F
63,180
F
63,780
F
64,860
F
Broadway (SR 135)
N -S
S. of Betteravia Rd
Primary
Arterial
6 (divided)
2017
47,500
F
75,850
F
76,170
F
78,580
F
Broadway (SR 135)
N -S
N. of Stowell Rd
Arterial
4 (divided)
2017
40,500
F
56,570
F
54,670
F
58,770
F
Broadway (SR 135)
N -S
S. of Stowell Rd
Arterial
4 (divided)
2017
44,500
F
71,920
F
72,980
F
76,820
F
Broadway (SR 135)
N -S
N. of Main St
Arterial
4 (divided)
2017
28,500
C
44,400
F
42,510
F
45,730
F
Broadway (SR 135)
N -S
S. of Main St
Arterial
4 (divided)
2017
26,500
B
38,860
E
37,730
E
41,100
F
Broadway (SR 135)
N -S
N. of Donovan Rd
Arterial
4 (divided)
2017
27,000
B
48,860
F
48,360
F
51,900
F
Broadway (SR 135)
N -S
S. of Donovan Rd
Arterial
4 (divided)
2017
27,500
B
40,890
F
39,980
F
42,780
F
Broadway (SR 135)
N -S
W. of US 101
Arterial
4 2017
23,900
A
55,520
F
54,930
F
58,620
F
Main St (SR 166)
E -W
W. of Blosser Rd
Arterial
2 (TWLTL)
2018
14,200
C
23,700
F
22,180
F
23,320
F
Main St (SR 166)
E -W
E. of Blosser Rd
Arterial
4 (TWLTL)
2018
15,900
A
22,910
A
23,180
A
23,920
B
Main St (SR 166)
E -W
E. of Suey Rd
Arterial
4 (TWLTL)
2015
6,400
A
29,430
C
7,370
A
19,150
A
Main St (SR 166)
E -W
W. of Suey Rd
Arterial
4 (TWLTL)
2018
8,700
A
29,260
C
10,250
A
18,830
A
Main St (SR 166)
E -W
US 101 SB-Off Ramp
Arterial
2 2018
29,500
F
39,250
F
40,280
F
40,850
F
Main St (SR 166)
E -W
E. of Broadway (SR 135)
Arterial
4 (divided)
2018
26,500
B
32,970
D
30,700
C
32,800
D
Main St (SR 166)
E -W
W. of Broadway (SR 135)
Arterial
4 (divided)
2018
18,800
A
25,720
B
23,280
A
25,020
B
A St
N -S
S. of Betteravia Dr
Secondary
Arterial
2 (TWLTL)
2015
3,450
A
4,120
A
4,850
A
4,590
A
A St
N -S
S. of Sonya Ln
Secondary
Arterial
2 2019
3,650
A
5,690
A
10,420
A
9,410
A
Alvin Ave
E -W
W. of Railroad Ave
Secondary
Arterial
4 2018
8,510
A
9,620
A
9,180
A
10,000
A
Alvin Ave
E -W
W. of College Dr
Secondary
Arterial
4 2018
7,700
A
15,620
A
12,850
A
14,730
A
Alvin Ave
E -W
E. of Bradley Rd
Secondary
Arterial
4 2018
6,670
A
14,550
A
11,720
A
13,640
A
Alvin Ave
E -W
W. of Suey Rd
Secondary
Arterial
4 2018
3,440
A
9,760
A
7,050
A
8,670
A
Battles Rd
E -W
E. of Blosser Rd
Secondary
Arterial
4 2018
10,740
A
13,690
A
15,610
A
15,810
A
Battles Rd
E -W
W. of Blosser Rd
Secondary
Arterial
4 2018
9,320
A
10,370
A
14,400
A
14,140
A
Battles Rd
E -W
W. of Bradley Rd
Secondary
Arterial
4 2018
7,670
A
17,170
A
28,320
C
28,470
C

City of Santa Maria
Roadway Inventory
Existing
2050 Annex
Characteristics
2050 Infill
2050 Hybrid
Road
Direction
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
Battles Rd
E -W
E. of Broadway (SR 135)
Secondary
Arterial
4 2015
13,220
A
16,540
A
17,580
A
18,190
A
Battles Rd
E -W
W. of Broadway (SR 135)
Secondary
Arterial
4 2019
11,650
A
12,700
A
13,680
A
14,120
A
Bay Ave
N -S
b/w Donovan Rd and
Harding Ave
Local
2 2015
3,490
A
3,490
A
3,490
A
3,490
A
Betteravia Dr
E -S
E. of A St
Primary
Arterial
4 (divided)
2018
14,630
A
20,500
A
36,120
E
33,830
D
Betteravia Dr
E -S
E. of Skyway Dr
Primary
Arterial
4 (divided)
2018
15,390
A
26,920
B
35,200
D
34,600
D
Betteravia Dr
E -W
E. of Bradley Dr
Primary
Arterial
6 (divided)
2018
38,460
E
55,320
F
56,990
F
57,830
F
Betteravia Dr
E -W
W. of College Dr
Primary
Arterial
6 (divided)
2018
34,170
D
62,130
F
61,000
F
65,080
F
Betteravia Dr
E -W
W. of Depot St
Primary
Arterial
4 (TWLTL)
2018
20,620
A
39,440
E
45,310
F
45,130
F
Betteravia Dr
E -W
E. of Broadway (SR 135)
Primary
Arterial
6 (divided)
2018
30,350
C
48,580
F
49,690
F
51,440
F
Blosser Rd
N -S
S. of Foster Rd
Secondary
Arterial
2 2015
2,220
A
42,130
F
41,530
F
41,570
F
Blosser Rd
N -S
S. of Stowell Rd
Secondary
Arterial
4 (TWLTL)
2018
24,120
B
41,890
F
47,450
F
48,930
F
Blosser Rd
N -S
b/w Boone St and Cook St
Secondary
Arterial
4 (TWLTL)
2018
23,530
A
31,860
C
39,390
E
40,390
F
Blosser Rd
N -S
S. of Main St (SR 166)
Secondary
Arterial
4 2015
24,960
B
33,480
D
40,160
F
40,990
F
Blosser Rd
N -S
S. of Alvin Ave
Secondary
Arterial
4 2019
14,140
A
23,250
A
25,260
B
26,580
B
Blosser Rd
N -S
S. of Donovan Rd
Secondary
Arterial
4 2018
15,200
A
23,770
A
25,180
B
26,000
B
Blosser Rd
N -S
N. of Taylor St
Secondary
Arterial
2 2015
5,120
A
5,930
A
6,000
A
6,360
A
Blosser Rd
N -S
S. of Taylor St
Secondary
Arterial
4 2018
7,970
A
13,010
A
13,390
A
14,500
A
Blosser Rd
N -S
N. of Canal St
Secondary
Arterial
2 2018
2,700
A
2,610
A
2,690
A
2,790
A
Bradley Rd
N -S
S. of Cottage Ln
Secondary
Arterial
4 (TWLTL)
2018
1,000
A
5,030
A
4,430
A
5,250
A
Bradley Rd
N -S
S. of Bello Rd
Secondary
Arterial
4 (TWLTL)
2019
4,960
A
6,360
A
5,800
A
6,200
A
Bradley Rd
N -S
S. of Betteravia Dr
Secondary
Arterial
4 2018
22,740
A
27,410
B
26,700
B
27,330
B
Bradley Rd
N -S
N. of Battles Rd
Secondary
Arterial
4 (TWLTL)
2018
16,420
A
33,360
D
39,770
E
42,140
F
Bradley Rd
N -S
S. of Battles Rd
Secondary
Arterial
4 (TWLTL)
2018
10,760
A
18,410
A
13,460
A
15,670
A
Bradley Rd
N -S
N. of Stowell Rd
Secondary
Arterial
2 2018
14,860
F
18,170
F
17,610
F
18,730
F
Bradley Rd
N -S
b/w SR 101 SB-On Ramp
and Cypress St (one-way)
Secondary
Arterial
2 2018
3,750
A
7,830
B
3,940
A
6,590
A
Bradley Rd
E -W
E. of College Dr
Secondary
Arterial
2 2015
3,950
A
3,950
A
3,950
A
3,950
A
Bull Canyon Rd
N -S
N. of Panther Dr
Collector
2 2018
260
A
2,510
A
1,640
A
2,870
A
California Blvd
N -S
S. of Foster Rd
Local
2 2015
1,460
A
1,840
A
1,790
A
1,810
A
Camino Colegio
E -W
E. of Miller St
Local
2 2015
1,280
A
1,460
A
1,580
A
1,580
A
Camino Colegio
E -W
W. of Miller St
Local
2 2015
1,400
A
1,500
A
1,490
A
1,580
A
Canal St
E -W
E. of Blosser Rd
Collector
2 2019
1,140
A
1,910
A
1,900
A
2,050
A
Carlotti Dr
N -S
b/w Noble Wy Si and Paden
Collector
2 2015
5,490
A
19,590
F
20,070
F
19,740
F
Carlotti Dr
N -S
b/w Stanford Dr and
Murray Dr
Collector
2 2015
3,700
A
19,380
F
19,780
F
19,470
F
Carmen Ln
E -W
W. of Thornburg St
Collector
2 2015
5,440
A
4,000
_ A
4,080
_ A
4,190
_ A
Carmen Ln
E -W
W. of Broadway (SR 135)
Collector
2 2015
7,580
A
8,630
A
8,420
A
8,630
A
Centennial St
N -S
b/w Mt Whitney Wy and
Panther Dr
Collector
(proposed)
2 2015
1,480
A
1,480
A
1,480
A
1,480
A
Cesar E Chavez Dr
N -S
S. of Hidden Pines Wy
Collector
2 2013
3,390
A
3,450
A
3,480
A
3,450
A
College Dr
N -S
E. of Santa Maria Wy
Secondary
Arterial
4 (divided)
2019
9,730
A
25,870
B
25,050
B
25,680
B
College Dr
N -S
N. of McCoy Ln
(Roundabout)
Secondary
Arterial
4 2015
11,240
A
14,080
A
14,250
A
14,320
A
College Dr
N -S
S. of McCoy Ln
(Roundabout)
Secondary
Arterial
4 2019
8,230
A
17,690
A
18,690
A
18,960
A

City of Santa Maria
Roadway Inventory
Characteristics
Existing
2050 Annex
2050 Infill
2050 Hybrid
Road
Direction
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
College Dr
N -S
S. of Sunrise Dr
Secondary
Arterial
4 (divided)
2018
10,960
A
21,210
A
21,600
A
22,260
A
College Dr
N -S
N. of Betteravia Dr
Secondary
Arterial
4 (divided)
2019
9,300
A
23,380
A
24,760
B
28,040
C
College Dr
N -S
S. of Betteravia Dr
Secondary
Arterial
4 (divided)
2018
10,840
A
14,070
A
14,150
A
14,220
A
College Dr
N -S
N. of Battles Rd
Secondary
Arterial
4 (divided)
2018
10,760
A
24,600
B
25,480
B
28,330
C
College Dr
N -S
N. of Stowell Rd
Secondary
Arterial
4 (TWLTL)
2018
12,310
A
31,400
C
30,170
C
33,430
D
College Dr
N -S
N. of Boone St/Jones St
Secondary
Arterial
2 2019
9,610
A
34,140
F
31,920
F
36,370
F
College Dr
N -S
S. of Boone St/Jones St
Secondary
Arterial
2 2015
9,930
A
29,480
F
29,140
F
33,150
F
College Dr
N -S
N. of Main (SR 166)
Secondary
Arterial
4 (TWLTL)
2019
8,620
A
20,780
A
18,820
A
21,930
A
College Dr
N -S
N. of Alvin Ave
Secondary
Arterial
4 2015
5,820
A
12,940
A
12,540
A
13,930
A
College Dr
N -S
S. of Donovan Rd
Secondary
Arterial
4 2018
8,020
A
14,230
A
13,810
A
15,100
A
Concepcion Ave
N -S
N. of Jones St
Collector
2 2018
970
A
920
A
1,140
A
920
A
Cook St
E -W
W. of Depot St
Collector
2 2018
6,190
A
6,800
A
7,100
A
7,300
A
Cook St
E -W
W. of Broadway (SR 135)
Collector
4 (divided)
2017
8,870
A
11,090
A
12,190
A
12,420
A
Cook St
E -W
E. of Broadway (SR 135)
Collector
4 (divided)
2018
8,990
A
11,550
A
11,810
A
11,610
A
Cook St
E -W
b/w Miller Sst and School
Collector
2 2015
3,150
A
6,090
A
6,170
A
6,310
A
Cook St
E -W
b/w East Aver and College
Collector
2 2015
2,190
A
4,700
A
4,740
A
4,850
A
Crossroad Ln
E -W
W. of Bradley Rd
Collector
2 2018
4,800
A
7,570
A
7,650
A
7,990
A
Depot St
N -S
N. of Carmen Ln
Secondary
Arterial
4 2015
4,500
A
6,020
A
5,870
A
6,420
A
Depot St
N -S
N. of Battles Rd
Secondary
Arterial
2 2018
10,450
B
9,070
A
8,610
A
9,880
B
Depot St
N -S
N. of Stowell Rd
Secondary
Arterial
4 2018
9,560
A
16,660
A
20,860
A
21,560
A
Depot St
N -S
N. of Main (SR 166)
Secondary
Arterial
2 2018
8,940
A
10,740
A
10,620
A
10,960
A
Depot St
N -S
S. of Cook St
Secondary
Arterial
2 2018
8,280
A
19,830
E
22,370
F
23,660
F
Donovan Rd
E -W
W. of Railroad Ave
Secondary
Arterial
4 2018
11,580
A
14,490
A
16,130
A
15,970
A
Donovan Rd
E -W
W. of Broadway (SR 135)
Secondary
Arterial
4 2015
17,390
A
26,280
B
26,540
B
28,230
C
Donovan Rd
E -W
E. of Broadway (SR 135)
Secondary
Arterial
4 2018
16,580
A
18,050
A
17,090
A
17,780
A
Donovan Rd
E -W
W. of College Dr
Secondary
Arterial
4 (divided)
2019
19,010
A
21,760
A
20,660
A
22,350
A
Donovan Rd
E -W
E. of College Dr
Secondary
Arterial
4 (divided)
2018
23,900
A
29,430
C
28,520
C
30,080
C
Donovan Rd
E -W
W. of Carlotti Dr
Secondary
Arterial
4 2018
23,040
A
34,270
D
33,560
D
34,920
D
Donovan Rd
E -W
W. of Suey Rd
Secondary
Arterial
4 2018
7,530
A
8,980
A
7,650
A
9,190
A
Enos Dr
E -W
E. of College Dr
Collector
2 2015
2,850
A
3,590
A
3,030
A
3,180
A
Fairway Dr
E -W
E. of A St
Collector
2 2015
2,700
A
3,740
A
4,040
A
3,920
A
Fairway Dr
E -W
E. of Skyway Dr
Collector
2 2015
3,490
A
5,540
A
5,230
A
5,670
A
Farrell Dr
N -S
N. of Jones St
Local
2 2018
2,740
A
2,750
A
2,740
A
2,750
A
Fesler St
E -W
E. of Broadway (SR 135)
Secondary
Arterial
4 2018
5,640
A
11,950
A
10,980
A
11,870
A
Fesler St
E -W
W. of Broadway (SR 135)
Secondary
Arterial
4 2015
6,880
A
12,230
A
13,730
A
13,590
A
Fesler St
E -W
b/w Benwiley Ave and
Railroad Ave
Secondary
Arterial
2 2018
3,800
A
4,680
A
4,930
A
4,890
A
Foster Rd
E -W
W. of Orcutt Expressway
(SR 135)
Collector
2 2019
4,190
A
30,930
F
31,700
F
31,470
F
Foxenwood Ln
N -S
S. of Foster Rd
Collector
2 2015
810
A
930
A
890
A
880
A
Grant St
E -W
b/w Broadway (SR 135)
and River Ranch Dr
Collector
2 2015
5,230
A
5,460
A
5,360
A
5,230
A
Hidden Pines Wy
E -W
W. of Preisker Ln
Collector
2 2015
7,950
A
8,730
A
8,670
A
8,770
A
Industrial Pkwy
N -S
E. of Skyway Dr
Collector
2 (TWLTL)
2019
1,870
A
3,920
A
3,610
A
4,050
A
La Brea Ave
E -W
W. of Blosser Rd
Collector
2 2015
1,910
A
2,730
A
10,300
B
10,320
B
Lynne Dr
N -S
b/w Lee DrRadnd Donovan
Collector
2 2015
5,670
A
6,040
A
6,050
A
6,360
A

City of Santa Maria
Roadway Inventory
Existing
2050 Annex
Characteristics
2050 Infill
2050 Hybrid
Road
Direction
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
Jones St
E -W
E. of Farrell Dr
Collector
2 2018
7,990
A
22,970
F
13,750
D
20,820
F
Jones St
E -W
W. of Bradley Rd
Collector
2 2018
4,400
A
19,400
F
10,170
B
17,250
F
McClelland St
N -S
S. of Cook St
Collector
2 2015
3,330
A
4,000
A
3,960
A
4,270
A
McCoy Ln
E -W
E. of A St
Secondary
Arterial
2 2,880
A
3,010
A
3,330
A
3,320
A
McCoy Ln
E -W
E. of Skyway Dr
Secondary
Arterial
4 (TWLTL)
2018
11,850
A
15,240
A
16,170
A
16,300
A
McCoy Ln
E -W
E. of Broadway (SR 135)
Secondary
Arterial
4 (divided)
2018
12,760
A
18,000
A
18,520
A
18,860
A
McCoy Ln
E -W
W. of Broadway (SR 135)
Secondary
Arterial
4 (divided)
2019
14,960
A
19,200
A
20,500
A
20,530
A
McCoy Ln
E -W
E. of College Dr
(roundabout)
Secondary
Arterial
4 2015
5,330
A
5,400
A
5,370
A
5,410
A
McCoy Ln
E -W
W. of College Dr
(roundabout)
Secondary
Arterial
4 2019
6,380
A
12,350
A
13,320
A
13,680
A
Miller St
N -S
N. of Battles Rd
Secondary
Arterial
4 (divided)
2018
14,540
A
26,250
B
27,520
B
28,780
C
Miller St
N -S
N. of Stowell Rd
Secondary
Arterial
2 2018
13,420
B
19,720
E
19,250
E
20,450
F
Miller St
N -S
S. of Main (SR 166)
Secondary
Arterial
4 (divided)
2017
14,770
A
21,780
A
22,090
A
23,260
A
Miller St
N -S
S. of Alvin Ave
Secondary
Arterial
2 2015
8,520
A
11,140
A
11,070
A
11,460
A
Miller St
N -S
b/w Lee Dr and Donovan
Rd
Secondary
Arterial
2 2015
4,160
A
5,640
A
5,500
A
5,890
A
Miller St
N -S
S. of Donovan Rd
Secondary
Arterial
4 2018
5,840
A
8,170
A
7,880
A
8,570
A
Miller St
E -W
E. of Santa Maria Wy
Secondary
Arterial
4 (divided)
2018
11,120
A
23,190
A
23,890
A
24,070
B
Miller St
N -S
S. of Betteravia Dr
Secondary
Arterial
4 (divided)
2018
13,990
A
27,980
C
28,100
C
28,630
C
Morrison Ave
E -W
W. of Broadway (SR 135)
Collector
2 2015
5,140
A
6,430
A
6,830
A
6,310
A
Morrison Ave
E -W
W. of Depot St
Collector
2 2018
5,500
A
6,150
A
5,960
A
6,110
A
Palisade Dr
N -S
S. of Main (SR 166)
Local
2 2018
7,440
B
8,340
C
7,810
B
8,070
B
Panther Dr
N -S
S. of Suey Crossing Rd
Secondary
Arterial
4 2015
4,810
A
6,250
A
5,720
A
6,040
A
Preisker Ln
N -S
N. of Broadway (SR 135)
Collector
2 2018
10,880
B
11,950
C
11,820
C
11,970
C
Professional Pkwy
N -S
N. of McCoy Ln
Collector
2 2015
2,760
A
3,150
A
3,150
A
3,180
A
Railroad Ave
N -S
N. of Fesler Ave
Secondary
Arterial
2 (TWLTL)
2019
8,750
A
11,410
A
11,390
A
11,700
A
Railroad Ave
N -S
b/w Donovan Rd and
Harding Ave
Secondary
Arterial
2 2018
9,980
A
12,050
B
12,080
B
12,340
B
Railroad Ave
N -S
N. of Taylor St
Secondary
Arterial
2 2015
6,160
A
10,240
A
9,880
A
10,600
A
Railroad Ave
N -S
S. of Taylor St
Secondary
Arterial
2 2015
7,780
A
12,270
B
12,000
A
12,970
B
Santa Maria Wy
N -S
S. of Miller Wy
Secondary
Arterial
4 (divided)
2017
10,470
A
21,810
A
22,050
A
22,900
A
Santa Maria Wy
N -S
S. of Dauphin St
Secondary
Arterial
4 (divided)
2018
10,420
A
22,890
A
22,710
A
24,910
B
Shepard Dr
N -S
N. of Battles Rd
Collector
2 2015
1,900
A
2,860
A
2,640
A
3,260
A
Sierra Madre Ave
E -W
W. of Bradley Rd
Collector
2 2015
1,350
A
4,880
A
3,250
A
4,020
A
Skyway Dr
N -S
S. of Industrial Pkwy
Secondary
Arterial
4 (divided)
2015
15,740
A
28,790
C
31,530
C
31,200
C
Skyway Dr
E -S
W. of Orcutt Expressway
(SR 135)
Secondary
Arterial
4 (divided)
2018
17,350
A
31,070
C
33,180
D
32,510
D
Skyway Dr
N -S
N. of Fairway Dr
Secondary
Arterial
4 (divided)
2019
16,540
A
30,900
C
32,550
D
32,960
D
Skyway Dr
N -S
S. of Fairway Dr
Secondary
Arterial
4 (divided)
2019
15,260
A
27,940
C
30,570
C
30,430
C
Skyway Dr
N -S
N. of Betteravia Dr
Secondary
Arterial
4 (divided)
2018
20,010
A
35,450
D
33,650
D
34,880
D
Skyway Dr
N -S
S. of Betteravia Dr
Secondary
Arterial
4 (divided)
2018
19,530
A
31,040
C
32,120
D
32,460
D
Sonya Ln
E -W
E. of A St
Collector
2 2015
360
A
750
A
940
A
890
A
Southside Pkwy
E -S
E. of Centerpoint Pkwy
Collector
2 2015
1,400
A

1.400
_ A
1,370
_ A

1.380
_ A
Southside Pkwy
E -S
W. of Bradley Rd
(Roundabout)
Collector
2 2018
4,940
A
4,940
A
4,940
A
4,940
A
Stowell Rd
E -W
W. of Bradley Rd
Secondary
Arterial
4 (TWLTL)
2018
20,220
A
35,320
D
31,660
C
34,600
D
Stowell Rd
E -W
W. of Depot St
Secondary
Arterial
4 (TWLTL)
2018
14,020
A
27,360
B
28,530
C
30,490
C

City of Santa Maria
Roadway Inventory
Characteristics
Existing
2050 Annex
2050 Infill
2050 Hybrid
Road
Direction
Location
Facility Type
Lanes
Year
Volume
LOS
Volume
LOS
Volume
LOS
Volume
LOS
Stowell Rd
E -W
W. of Blosser Rd
Secondary
Arterial
4 (TWLTL)
2018
9,510
A
27,160
B
21,850
A
24,190
B
Stowell Rd
E -W
W. of Hanson Wy
Secondary
Arterial
2 2018
8,020
A
14,560
C
14,210
C
16,460
D
Suey Rd
N -S
N. of Jones St
Secondary
Arterial
2 2015
5,300
A
10,740
A
7,590
A
9,510
A
Suey Rd
N -S
N. of Main (SR 166)
Secondary
Arterial
2 2018
7,590
A
10,740
A
10,180
A
11,320
A
Suey Rd
N -S
N. of Alvin Ave
Secondary
Arterial
4 2019
4,850
A
9,140
A
8,280
A
9,100
A
Sunrise Dr
E -W
W. of College Dr
Collector
2 2015
2,440
A
2,510
A

2.510
A

2.510
A
Sunrise Dr
E -W
E. of Santa Maria Wy
Collector
2 2018
2,910
A

3.160
A

3.160
A
Taylor St
E -W
W. of Railroad Ave
Collector
2 2018
5,740
A

9.190
A

9.470
A

10.080
B
Taylor St
E -W
W. of Broadway (SR 135)
Collector
2 2015
10,930
B
12,130
C
12,340
C
12,890
D
Thornburg St
N -S
N. of Betteravia Dr
Collector
2 2018
6,150
A
6,330
A
6,210
A
6,310
A
Thornburg St
N -S
N. of Carmen Ln
Collector
2 2015
3,710
A
5,080
A
5,090
A
5,500
A
Thornburg St
E -W
S. of Battles Rd
Collector
2 2015
3,590
A
6,020
A
5,740
A
6,360
A
Union Valley Parkway
E -S
W. of Orcutt Expressway
(SR 135)
Primary
Arterial
4 (divided)
2015
5,990
A
35,670
D
36,410
E
36,490
E
Union Valley Parkway
E -S
E. of Blosser Rd
Primary
Arterial
2 2015
1,630
A
29,400
F
30,460
F
29,920
F
Western Ave
N -S
N. of Stowell Rd
Collector
2 2018
8,330
A
9,900
B
9,890
B
10,060
B
Western Ave
N -S
N. of Main (SR 166)
Collector
2 2013
4,290
A
5,250
A
5,260
A
5,410
A
Western Ave
N -S
S. of Main (SR 166)
Collector
2 2019
4,390
A
5,220
A
5,240
A
5,260
A
Westgate Rd
N -S
S. of Battles Rd
Collector
2 2019
3,590
A
3,590
A
3,590
A
3,590
A
Westgate Rd
N -S
N. of Carmen Ln
Collector
2 2015
1,640
A
1,640
A
1,640
A
1,640
A

Attachment 2
Vehicle -to -Capacity Ratio Maps

Alternative: Annex
Time Period: PM Peak Hour
664
1025 D 8
29 29 o - n 00
do
o •
21 34
846 846
59 97
164 209 209
I)/ 222 222
15 0 ^ 19 Ov�
21 0 .,'• 12 -0
390 p 86
195 209 271 3:: 334 366 360 356
279 3225 263 427 308 o_ 319
6 9
�-47- ce 0 22
mw 142T
20' qq�
232 41q445 4.02 r 1656
� } 815 915 799 F04 710 + 3

1.096 1 19 1,019 986 879 �� ,o�
^+F --.122,S'3 0
P.
4o 0 5_l
19: 22
74 207 _ 213 0.
2,82E7 0116 133
W
36 77 .4
76 111 11111--- 1
h
29 O6"T"
0 50 0 50 183
v�y 0 44 44 106
50 49. 1 - 29 1 04
41,
• 2m1.6,
^ ▪ 00 0 00
451 500
231;3
20120 I
00 0
WIN
01 002
x.101
W 68 131
8142 17
82 58 v
144 0 0 4
o.
47 1 ..1
579
00 0 r
00 0
0 00
438 438 438
0 072 437007 437
00 0
180
105 1,298
365 278 122
4 455-32 1]0.
4 5
5116 86 $84
0 547 505
m 08177
v 1176
'90
00 159
990 1,028 702 190 190
37 289
72 207 123 1 63
23 40
O 0
0 0
261 296
7 10�
2of
AB_VOC

0.0000 to 0.7000

0.7000 to 0.8000

0.8000 to 0.9000

0.9000 to 1.0000

1.0000 to 10.0000
Other
Flow
7,500 4,000
Flow
0 .5 1
Miles
0 1.5

Alternative: Annex
„TimePeriod: Daily

2.055
19 883

18.873
^Oy
060 - 6
13,669 13 648
13,661
14 0

4.032
6182
5,933
72 .,635 6,784 6,997
6050
6 425
Ere
w �4✓i 1,392
464
468
1,280 _1j L
0 538
541
12,006
12 1 74 14
7 ..
2607 1,757
'75f' ' - 1,01
07 0,8 689
385 2,874
Fir:
3,028
"iN
73 1 036 2,301
^o219 011 2,082
921 p72 3 501 4,375
x,+ 4 3, 91 4,438
�Is6 ,8 102 °0
0 _
Iti:, 1,498 790 r 10
!' o0
6y6 1,369 1,58 m0
m 5%6� VA 451
31 0 96 13
,560
0 3 2901285255337 o s
32 °'� 3.408 4,4755 1 4,094 5.835 5.57 88 J
91 t..'
u1107 0
458 2 0 '- w 397: n
614 1,992,_ 1,127 _a 363 p
00 = 715 2,934 1,256 ,, •,671
m
r. x m
11 458 :: ' 12 23
SL6'>
9,109_ 7,96
128
2,212
2,263
11,820
5077 771 _

6.817 6,995
A 171 77 m
672 582
7 520 454
726725 00
)j46
8 o m S BS
3 A
931 'S
5,468 3,750 -
,390119
239 8
11581,297,235 7
*94 1 6
9 470 219340,x„ 217

4.590 Fn

5.565
238 0 197 0
17,2 1 429 7 1 17,950 0 16,438 ^ L, 1 . - 9,203
1 18,9'1'.15 6,7245611 >0
u ' m-
,V1Y 78 0 4 969 74 77 4,870
75754, .,, 21 � 0 62 �23�
57 t 0,90 338 54 a 2.081
y 22, N

0. 3,01385 138,4 8 38 84 80 79
2 33 .014 1434 101841773
403880+4 152 82 o 1 u 717261 @4 j Q48
3,467 4`9 0 1�.�ii 8.856 3672
141',':.
0 742 57
'6 1 ♦e in . t+ 4
an o
4/233 1T
.21643073,211123-".-0 6 87' 9521 39
44 0 070 'Z+ u _
2,945
73, 3632
17, 0 m 99 875
54 w� ci 3',,,,‘,1-i.
88 '1' 207 481
71 m "�I 0
„.c. 40 1,745 �'2
�; )AJ
a 180 '�
„" 233 5
74417 161 18 77 2 717 219 601" 0180_2812
3,.:' 1 o"u 7�822
a. -. ? 81
N6 ' 7617 $ 00
123 626539 ' '9
5 588516 4
2129 0634,1 845
1,0388138 1630/ 3.782 x3,597 4,0
252Y •:4
15,895 6.4 7.903 19,068
0 53 463 0

8.94 x
407 ,960
534
2 469
e4. 1,024
4,047
.0 9�
280
34 4207
( 4,25N
851
X7494

9.99 2
eg
46719
6 29951
ig
m"
'S. 56
7 5158
201,
6 1 o 276
264
4 §64
n
1,811
1,873
523 1,475 2,
528 02,127
7,432
0,135
2,i
185

6.32 9,868 8,430
torn 4.1
3,077
14 154
45 0 188
623
14,285 15.868 12,759
14,377
1,31,611
42 ny
3382
828
409
57,

16.577 12,497
2,505 2,305
3,520 3,035

1.585
1,622
315 313
91 90

1.336

1.167
AB_VOC

0.0000 to 0.7000

0.7000 to 0.8000

0.8000 to 0.9000

0.9000 to 1.0000

1.0000 to 1.2000

1.2000 to 100.0000
Other
Flow

3.002
2,732
Mir
150,000 75,000 0
Flow
0 .5 1 1.5
amDn
793
745
.4 8
Miles

Alternative: Infill
Time Period: PM Peak Hour
919
to
0 to
1,042
`t, 66
96 3
490 o0
70_00
36 535
0 7
1 57 50
to NCI 65
651.7 0
21410 0
135 0)
_0
00 7
(Jl
33 N19
00 7 1:'
0566
rn -
N a
o
V
105
31 12 6
7 rn
787 369 inA45
01 or
rN
too
A -CV
284 282 176176
255 254 109109
ti
152 148_1133 130130 32
79 75 67 62 62 2
0 0 0
(DC)
U)N
15 1
368 398
86 129
0 0 0
129 ' 286
00 AB_VOC

0.0000 to 0.7000

0.7000 to 0.8000

0.8000 to 0.9000

0.9000 to 1.0000

1.0000 to 10.0000
Other
Flow
7,500 4,000
Flow
0 .5 1
Miles
0 144

1.5 1,94
Alternative: Infill
Time Period: Daily
n' 948 2 p1 4189 3,651 L39/ 4125
,^°„� 2531iN7�,327 74 4,871 l;395-
w,n 3482 16 "'2_
:99 $573 r UP
1,633 816
••,`wOpb 1,400 1.638
n .8
n o '96 >Iu
458
564
a.d 3 288"2871
d 01
1' 3.647 4,4675 17 4040 5,651 5.58
3,12f 3.51 02304,65 3,570 225,452 0 '7
$ 941 • 498 22,9501,707 1,9
209 :112551,0797 1,25 2,721 1,92
410283257 468
N. 238 398 22 6 332002",48945
iti
12H r �av •- 1• ii :It" Na
{11
N
094
026
m 3,604 6.891 7.510 9.548 9.67 te1 13,2 0 7,64231:
: 7 7.69 a
1 122 7,728 9,505 11,114 ^o ,,, V. ,5
12 26 2
w
4 156 59 23l 485269254
35299::;'481056
' 190
111 168 106 247",,
2,088 34 263 227
p 237., 153 n 5 102 161 7�1 527
_ ' •� . . , _, OS M 199 70 845
2,960 "3,568n • :Bp ,142 0,4 t 286 4
1,913 $ - N .966 991...z11:_."1,32511
7,7, S 2'n
an 69 10,4"a;0,� :1 20 8598 211 Q. m10181.1166
+� 77 972 "
55 i n 1.534; 59 99 7�.R
9 $ gv 981 8 00� ':" � 7a 8709661
_17ve.n ?$ '115984372
937 8901:7;„:::
m ��
H w 9,911 - 3 $N H N 125 1,406, 185 567 59 $ 181 345 °
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Alternatives Technical Memorandum
Appendix B: Public Realm Design Options
imagine Santa Maria
General Plan
Alternatives Technical Memorandum 152

Santa Maria General Plan Update
Public Realm Design Options
November 18, 2022

INTRODUCTION & BACKGROUND
Intent
This slide deck introduces a toolkit for enhancing the public realm and urban design in Santa Maria. As such, this toolkit includes items related to both open spaces and streets.

Relationship to Land Use Alternatives
Slide 22 features a matrix that matches tools with General Plan land use designations, which regulate land use, density, and intensity. When considering potential future land use
Alternatives, the matrix on slide 22 can be used to identify how different public realm and urban design tools, described in slides 4 through 19, could be applied in different parts of the city. Note, some toolkit items may be recommended in the General Plan regardless of the land use Alternative.

For a closer look at differences in the application of toolkit items by Alternative, slides 23 through 25 geographically illustrate where particular tools would apply in key areas of change, unique to each Alternative.

Relationship to Street Section
Slides 20 and 21 provide examples of how various public realm and urban design tools can be applied on primary and
secondary arterials, like Broadway and Main Street,
respectively.

Relationship to the Updated General Plan
The updated General Plan will include design guidance to preserve community character, including how public realm and urban design tools are to be applied citywide and by subarea or neighborhood. This toolkit can serve as the basis for the design guidance in the General Plan.

Community Input Needed
To inform the updated General Plan, community input is
needed to inform:
• Which tools are appropriate for Santa Maria?
• Are any public realm or design tools missing from the toolkit that would be appropriate for Santa Maria?
• Which features of each tool do you like, and which would you change?
• Which tools are most appropriate in different areas of the city?
• Which tools are appropriate on different streets around the city?
2 TOOLKIT GLOSSARY
The toolkit includes both open space and street items that are intended to enhance the public realm. This glossary provides an overview of each item.

OP1N SPACES
Natural Open Space
Ecological restoration,
recreation, rest
El Park
Socialization,
recreation, and/or rest
.�i
Plaza
Socialization and
celebration
III Trail
Recreation and/or
commuting
Pocket Park
Socialization and/or
rest
Food Truck Pod
Public activation and
economic dev't

STREETS
Applied in Specific Locations
r.. Gateway
Placemaking and
community building
Public Art
Placemaking and
community building
Right -of -Way Enhancements
Sidewalk Widening
Enhance public access
and commercial
frontage
allStreet Trees
-
Biophilic experience
I 111, and shade
Furnishing
Public realm activation
and visitor comfort
110 Landscape Strip
4iiiiiii6 Biophilic experience
and pervious surface
Curb Extension
Intent: Safety and
placemaking
- Alleyway
Public realm activation
Temporary
Slow Street
People -first, safe
streets for recreation
and socialization
Parklet
Public realm activation
and economic dev't
3 PEN SPACE TOOLKIT: NATURAL OPEN SPACE
Intent and Description
These areas are intended to preserve open spaces for ecological retention and restoration, as well as offer opportunities for residents to connect with nature. They can range from natural, unmodified lands to areas in need of restoration.

Applicability
Within and surrounding communities, this is often land that is preserved for habitat and ecology. As publicly -accessible areas, they contribute to a community's open space network and offer opportunities for residents to connect with nature.

General Plan Land Use Designations
Conservation Open Space (COS), Planned Annexation (PA)
Existing
Creek
Proposed
Restored Creek
Marcelino Springs Ranch
!Buellton, C
urce: The Land Trust for Santa Barbara Countji
est Goleta Slough
Santa Barbara County, C
4 OPEN SPACE TOOLKIT: PARK
Intent and Description
Parks provide residents with places to connect with nature and with others.

They typically provide natural features such as lawns, trees, places for recreation and play, as well as other vegetated elements.

Applicability
Parks should generally be greater than an acre and distributed throughout the city so that there is one within a 10 -minute walk from each household in Santa Maria.

General Plan Land Use Designations
Primary Agricultural Open Space (AOS-I), Secondary Agricultural Open Space (AOS-II), Conservation Open Space (COS), Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Low Medium Density Residential (LMDR-8), Low Density Residential (LDR-5), Lower -Density Residential (LWDR-4), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Light Industrial (LI), Planned Annexation (PA) Existing
Agriculture
Proposed
Park
Downtown City Park
Paso Robles, CA
City of Santa Maria
Pccrcalson 41 Ruth Iklarlmcnl

BUENA VISTA PARK
-Buena Vista Park
Santa Maria, CAI
5 PEN SPACE TOOLKIT: PLAZA
Intent and Description
Provide residents and visitors with a centralized place for socialization and celebration. Plazas often feature hardscape surfaces, a central feature such as a stage, fountain, monument or public art, and active building frontages that help to frame the space.

Applicability
For public plazas, there should be no more than one per neighborhood.

When publicly built, forecourt plazas of less than one -eighth of an acre are desired in mixed -use developments greater than an acre in scale.

General Plan Land Use Designations
Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Low Medium Density Residential (LMDR-8), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Specific Plan (SP), Planned Annexation (PA) Existing
Surface Parking Lot
Proposed
Plaza
6 PEN SPACE TOOLKIT: TRAIL
Intent and Description
Trails offer recreation and commuting opportunities. They should be ADA accessible and wide enough to accommodate a variety of users (pedestrians, cyclists, etc.).

Applicability
Safe and accessible trails should be interconnected to enable connectivity throughout Santa Maria for residents to meet their daily needs.

General Plan Land Use Designations
All designations except for Freeway Services (FS) and Airport Services (AS) Existing
Parking Lot Edge
Proposed
Trail
Monterrey Trail
Monterrey, CA'
t ' ..
•City Of &anta Maria.
.1
uWF^W.n•tn: •ala t• Ole
Santa Maria Valley Multi -Purpose Trail
Santa Maria, CAT
-�- I
7 OLKIT: POCKET PARK
Intent and Description
Pocket parks offer places for gathering or relaxation, typically in medium or higher density areas. They can offer a variety of uses, including community gardens, play spaces, socialization, etc.

Applicability
Typically less than an eighth of an acre and can be placed in vacant lots, abandoned alleyways, public land where roads intersect, or other underutilized space.

General Plan Land Use Designations
High Density Residential (HDR-70/35) , Medium Density Residential (MDR -12), Low Medium Density Residential (MDR -10), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Commercial/Professional Office (CPO), Specific Plan (SP), Planned Annexation (PA)
Existing
Residual Space
Proposed
Pocket Park
Downtown Texarkana
Texarcana , TX
ifir
8 OPEN SPACE TOOLKIT: FOOD TRUCK POD
Intent and Description
Food truck pods provide locations for entrepreneurs to sell their cuisine and offer places for community gathering. They can be located in temporary locations or more formalized settings.

Applicability
These areas can be placed in a variety of spaces, including underutilized parking lots, public parks, and/or adjacent to other community gathering locations.

General Plan Land Use Designations
Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/22), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Commercial/Professional Office (CPO), Neighborhood Commercial (NC), Light Industrial (LI), Specific Plan (SP), Planned Annexation (PA)
Existing
Surface Parking Lot
Proposed
Food Truck Pod
Food Truck Village
San Luis Obispo, CA
9 Intent and Description
Widened sidewalks offer enhanced usage for many users. Business can use sidewalks to extend their businesses outside (e.g. tables for eating and drinking, outdoor display). Additional sidewalk width encourages pedestrians to navigate sidewalks in a social setting, allowing couples and small groups to walk side by side.

Applicability
Wide sidewalks should be prioritized in urban commercial and medium- to high -density residential areas.

General Plan Land Use Designations
Community Facilities (CF), High Density Residential (HDR-35/22), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Neighborhood Commercial (NC), Specific Plan (SP)
Street Classification(s)
Primary Arterial, Secondary Arterial, Collector Road
Existing
Typical Sidewalk
Proposed
Sidewalk Widening
Downtown SLO
iSan Luis Obispo, CAS
Downtown Solvang
Solvang, CAF
10 STREETS TOOLKIT: STREET TREES
Intent and Description
Tree -lined streets offer myriad benefits such as offering a buffer for pedestrians from traffic, offering shade, reducing the urban heat island effect, increasing adjacent property values, improving stormwater drainage flows, improving air quality, and aesthetically enhancing urban environments.

Applicability
Street trees should be prioritized, especially in areas with considerable pedestrian demand or where demand is desirable.

General Plan Land Use Designations
Streets trees should be considered in all land use designations, but should be prioritized in Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Neighborhood Commercial (NC), Planned Annexation (PA)
Street Classification(s)
All designations
Existing
Sidewalk
Proposed
Sidewalk w/ Street Trees
4th Ave
Berkeley, CAL
• Ut.+�tt;l
Source: Fourthstreet.com
Main Street
,Southampton, MA
i. l. w
ce: Massengale4
11 STREETS
Existing
Sidewalk
LKIT: FURNISHINGS
Intent and Description
Furnshings offer amenities that make the public realm more inviting and comfortable for people. These can include places to sit, secure a bike, or throw out trash or recyclables. They can also include pedestrian -oriented and/or decorative lighting.

Applicability
Furnishings should be provided in walkable pedestrian -priority areas (e.g. commercial and mixed use districts as well as bus stops).

General Plan Land Use Designations
Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Commercial/Professional Office (CPO), Neighborhood Commercial (NC), Specific Plan (SP), Planned Annexation (PA) Street Classification(s)
Primary Arterial, Secondary Arterial
Proposed
Sidewalk w/ benches
12 STREETS TOOLKIT: LANDSCAPE STRIP
Intent and Description
Offer barriers for pedestrians from automobiles, add pervious surface area for stormwater runoff, and often space for shade trees. They are located between the sidewalk and roadway.

Applicability
Landscape strips should be considered along reconstructed roadways where changes in land use anticipate higher densities of residents or street -fronting businesses.

General Plan Land Use Designations
Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Neighborhood Commercial (NC), Specific Plan (SP), Planned Annexation (PA)
Street Classification(s)
Primary Arterial, Secondary Arterial, Collector Road
Existing
Sidewalk
Proposed
Sidewalk w/ Landscape Strip
5th Avenue South
.Clinton,
13 STREETS TOOLKIT: CURB EXTENSION / BULB OUT
Intent and Description
Enhance safety by promoting traffic -calming and by reducing crossing distances for pedestrians. Curb extensions enlarge the pedestrian realm at intersections and balance the roadway width.

Applicability
Curb extensions should be prioritized at higher pedestrian priority areas. A tactical and/or temporary materials approach for testing and phased implementation should be considered.

General Plan Land Use Designations
High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Neighborhood Commercial (NC), Specific Plan (SP), Planned Annexation (PA)
Street Classification(s)
Primary Arterial, Secondary Arterial, Collector Road, Local Streets Existing
Typical Intersection
Proposed
Intersection w/ Bulb Out
Source: Cape Gazette
14 STREETS TOOLKIT: ALLEYWAY ACTIVATION
Intent and Description
Convert underutilized public rights -of -way into intentionally useful, safe, and fun places. Adjacent businesses and/or residents should be encouraged to engage and help activate these spaces with surfaces, lighting, and vegetation that make them inhabitable.

Applicability
Activation of alleyways should be considered in areas of redevelopment and reinvestment.

General Plan Land Use Designations
Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Specific Plan (SP) Existing
Alleyway
Proposed
Alleyway Activation
Downtown
,Fort Collins, CO
Bradley Plaza Green Alley'
15 STREETS TOOLKIT: SLOW STREET
Intent and Description
Slow streets are primarily residential streets that promote walking, riding, play, and socializing opportunities. These streets limit through traffic and encourage local traffic to move slowly and carefully.

Applicability
Slow streets should be considered in residential neighborhoods and can be strategically located to augment the community's bikeway network.

General Plan Land Use Designations
High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Low Medium Density Residential (LMDR-8), Low Density Residential (LDR-5), Lower -Density Residential (LWDR-4)
Applicable Street Classification(s)
Local Streets, Minor Streets
Existing
Residential Street
Proposed
Slow Street
Comox-Helmcken Greenwa
ancouver, BC
16 STREETS TOOLKIT: PARKLET
Intent and Description
Parklets offer semi -permanent sidewalk extensions that provide adjacent businesses additional space for customers, most often used for food and beverage. These elements provide activation of the public realm.

Applicability
Parklets perform best when located adjacent to a sponsoring commercial / retail business or other entity who will activate and manage it.

General Plan Land Use Designations
Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Neighborhood Commercial (NC), Specific Plan (SP), Planned Annexation (PA)
Street Classification(s)
Primary Arterial, Secondary Arterial, Collector Road
Existing
Street Parking
Proposed
Parklet
r
-
Press Room"
Santa Barbara, CA
Source: Santa Barbara News -Press
17 STREETS TOOLKIT: GATEWAY
Intent and Description
Gateways demarcate entrances to character areas such as commercial districts and neighborhoods. Such elements should embody the character of the area and can be expressed in a variety of ways.

Applicability
Gateways are best located along key community streets at the perimeter and/or center of character areas, such as downtown or a historic neighborhood.

General Plan Land Use Designations
Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Specific Plan (SP), Planned Annexation (PA)
Street Classification(s)
Primary Arterial, Secondary Arterial
Existing
Street
Proposed
Gateway
-E

11.14HE
0 ,, 'GATE�'1AY OP THE GREAT SOUTHWEST'
DONS A
41 t?' INCORVOHATED tY
Historic Downtown)
Yuma, AZ
I
Gateway Sign
Frankford, NJE
Source: Frankford Gazette
18 STREETS TOOLKIT: PUBLIC ART
Intent and Description
Public art elicits feelings through a variety of art forms. Murals, sculpture, statues, and interactive installations are just a few examples.

Applicability
A high priority should be placed on including public art elements in desired redevelopment areas and new development.

General Plan Land Use Designations
Recreational Open Space (ROS), Community Facilities (CF), High Density Residential (HDR-35/30), Medium Density Residential (MDR -12), Community Commercial (CC), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), Commercial/Professional Office (CPO), Neighborhood Commercial (NC), Specific Plan (SP), Planned Annexation (PA) Street Classification(s)
Primary Arterial, Secondary Arterial, Collector Road
Existing
Blank Wall
Proposed
Mural
to•
Smith and Main streets
Santa Maria, CA
—Betteravia Government Center
Santa Maria, CA
19 STREET SECTIONS: PRIMARY ARTERIAL
These sections highlight
standard widths within the
right-of-way for a primary
arterial. In the image to the
upper right, an optional
protected bike lane is
illustrated along wide
sidewalks that contain a
landscape strip, street trees,
furnishings, and pedestrian -
scale lighting.

In the lower -right image, a
bus lane has been illustrated
in lieu of a buffered bike lane
where transit is prioritized.
6-10' 8'
Sidewalk f Bike
Lane
j 4-6'if 12'
• Travel Lane
14'
Travel Lane
16-26'
Vegitated Median
14'
Travel Lane
f 12' 1 4-6' ` 8' / 6-10'
• Travel Lane • Bike Sidewalk
Lane
AI/
tt a
d
Buffer
6-10' / 12-14' / 12' / 14' / 16-26' 14' 12' 1 12-14' 6-10' Sidewalk • Bus Lane • Travel Lane • Travel Lane Vegitated Median Travel Lane Travel Lane • Bus Lane • Sidewalk Widened Street
Sidewalks Furnishings Trees
104' -126' (Residential) // 112' - 126' (Commercial)
Right - of - Way
Widened
Sidewalks
Furnishings
Street
Trees
Buffer
I
■
■
20 1'
104' -126' (Residential) // 112' - 126' (Commercial)
Right - of - Way
X

STREET SECTIONS: SECONDARY ARTERIAL
These sections highlight
standard widths within the
right-of-way for a secondary
arterial. In the image to the
upper right, an optional
protected bike lane is
illustrated along wide
sidewalks that include
landscape strips, street
trees, furnishings, and
pedestrian -scale lighting.

Whereas, in the lower -right
image, on -street parking is
located along the curb to
allow flexible uses to take
place, such as parklets. A
narrower, buffered bike lane
can still exist.

Widened
Sidewalks
4 Furnishings
Street
Trees
Landscape
Strip
:r!
6-10' 6' i 2-4' 8' 11-12' 12-14 11-12' 8' : 2-4' ; 6' 10' '( Sidewalk / Bike ' ' Parking Travel Lane Center ,• ? Travel Lane Parking Bike Sidewalk f Lane Turn Lane Lane
Buffer
72' - 84' (Residential) /1 80' - 84' (Commercial)
Widened
Sidewalks
10' 8' 5' . 2' 11'
Sidewalk / Parking/ • Bike ' Travel Lane
Parklet Lane
Right - of - Way
Furnishings
Street
Trees
Parklets
12' 11'
Center • Travel Lane
Turn Lane
Buffer
/2/ 5 8'
/
Bike • Parking!
Lane Parklet
Buffer Buffer
72' - 84' (Residential) II 80' - 84' (Commercial)
sk
10'
Sidewalk
i
11 21
Right - of - Way

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X

OPEN SP ACES
P od )13n.il P 00:

X
X
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*fl ed l a)1Dad
X
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X
Primary Agricultural
Open Space
(AOS-I)
S econdary Agricultural
Op en Spa ce
(A OS-I I)
C onservati on Open
Space (COS)
Recreation Open Space
(R OS)
C ommunity Facilities
(CF)
High Density Residential
(HDR-35/30)
Medium Density
Residential
(M DR -12)
Low Medium Density
Residential
(LMDR-8)
Low Density Residential
(LDR-5)
Lower -D ensity
Re sidential
(LW D R-4)
Community
Co mmercial
(CC)
Broadway M ixed Use
(BM U-70/35)
Main Stree t Mixe d Use
(M MU -70/35)
Central District
(CD)
Spe cific Pla n
(SP)
Co mmercial/
Professio nal Office
(CPO )
Neighbo rhood
Co mmercial
(NC)
General Industrial
(GI)
Freeway Serv ice
(FS)
Heavy Commercial/
M anufacturing
(HCM )
Light Industrial
(LI)
Airport - Airport Serv ices
(A -AS)
0 0
r
'o
r
n
co
r
m
r
Z
v
c
m
v
m
Z
0 tn
X
X
X
X
X
X
X
X
X
Pla nne d Anne xatio n
(PA )

ALTERNATIVE: ANNEXATION
This map shows key areas of change in Alternative A: Annexation that distinguish this Alternative from the other two Alternatives.

The toolkit items shown on this slide apply to the Proposed Annexation (PA) land use, and illustrate potential open space and street concepts that can be implemented in the purple areas shown with this Alternative.

Natural Open Space
Parks 0
Plazas 0
Trails
Taylor St
Alvin Ave
Fester St
Main St
Battles Rd
Betteravia Rd
Santa Maria Airport
Lakeview Rd
Foster Rd
Union Valley Pkwy
Clark Ave
O 0 0.5 1
1 1 1 1 j
f
i
f
2 Miles
Raimi +Associates, 20201 Sources: City of Santa Maria, 2020; State of California, 2020; ESRI, 2020.
s.

Donovan Rd
m
m
San Luis Obispo County
7C
I
Santa Barbara County
City Limits
— ' — Sphere of Influence
Annexation
Street Trees
Landscape Strip
Curb Extensions
Gateways
Public Art
23 ALTERNATIVE: CITY INFILL
This map shows key areas of change in Alternative B: City Infill that distinguish this Alternative from the other two Alternatives.

The toolkit items shown on this slide apply to the Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD -II), and Specific Plan (SP) land uses and illustrate potential open space and street concepts that can be implemented in the purple areas shown with this Alternative.

Parks
Food Truck Pods
Trails
Pocket Parks
Plazas 0
O 0 0.5 1
I 4 44 f
t
Santa Maria Airport
2 Miles
a
Raimi Associates, 2020 I Sources: City of Santa Maria, 2020; State of California, 2020; ESRI, 2020-
San Luis Obispo County
i
Santa Barbara County
City Limits
— Sphere of Influence
MC City Infill
A
Slow Streets
Alleyway Activation
Sidewalk Widening
Landscape Strips
Curb Extensions
Parklets
Street Trees
QFurnishings
Gateways
Public Art
24 ALTERNATIVE: HYBRID
This map shows key areas of change in Alternative C: Hybrid that distinguish this alternative from the other two alternatives. The toolkit items shown on this slide apply to the Proposed Annexation (PA), Broadway Mixed Use (BMU-70/35), Main Street Mixed Use (MMU-70/35), Central District (CD), and Specific Plan (SP) land uses, and illustrate potential open space and street concepts that can be implemented in the purple areas shown with this Alternative.

Natural Open Space
Parks
Food Truck Pods
Trails
Pocket Parks
Plazas 0
O 0 0I f f
.5 1
t
t
2 Miles
Raimi + Associates, 2020 I Sources: City of Santa Maria, 2020; State of California, 2020; ESRI, 2020.

San Luis Obispo County
I
Santa Barbara County
City Limits
— Sphere of Influence
Er Hybrid
Slow Streets
Alleyway Activation
Sidewalk Widening
Landscape Strips
Curb Extensions
Parklets
Street Trees
Furnishings
Gateways
Public Art
25 Attachment A
MEMO
To: Raimi + Associates
From: Lisa Wise Consulting, Inc.

Date: February 13, 2023
Subject: City of Santa Maria General Plan Update: Fiscal Impact Analysis Memo Introduction
This memo describes the key findings from Task 4.7 Fiscal Impact Analysis, which assesses estimated new revenues and expenditures to the Santa Maria General Fund based on three land use alternatives.

The alternatives were provided by Raimi + Associates and developed in collaboration with the City for the Santa Maria General Plan Update. Following the key findings, the memo also describes the assumptions and methodology used in the analysis.

General Plan Development Alternatives Overview
The fiscal impact analysis evaluates the proposed land use program for three different scenarios in the City of Santa Maria. The three alternatives provide options for different development intensities and allowed uses citywide. In this analysis, the maximum potential buildout for each alternative is evaluated and assumed to occur by the year 2050. Although development trends in the next 30 years are unknown, the full "buildout" capacity of the alternatives is analyzed as a means of comparing the alternatives on a relative basis. The three alternatives include the following:
• Alternative A —Annexation: This alternative represents the continuation of the City's existing pattern of growth within the City's limits and the addition of 1,770 acres of annexed land. Alternative A has the largest amount of net new retail, office, and industrial space of the three alternatives (Figures 1-3).
• Alternative B —City Infiil: This alternative plans for new residential and commercial development entirely within the existing City limits. Alternative B has the greatest number of net new housing units of the three alternatives (Figure 4).
• Alternative C —Hybrid: This alternative would include future development within the City's boundaries and on annexed land. Infiil development is focused along Main Street and Broadway and on major opportunity sites, and a smaller amount of land would be annexed compared to Alternative A, about 720 acres.

A summary of the estimated total number of residents, jobs, housing units, and commercial square feet for alternatives is provided in Table 1.
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 11

LWC
Table 1: Summary of General Plan Alternatives 2050 Buildout 2020
Baseline
Alternative A:

Annexation3
2050 Total Buildout
Alternative B:

Infill3
Alternative C:

Hybrid3
Altemative A:

Annexation
2020-2050 Net Change
Alternative B:

Infill
Altemative C:

Hybrid
Residents
Jobs
Housing Units
Single -Family
Condominiums
Apartments
BMR Condominiums
BMR Apartments
Retail
Office
Industrial
Other Land Use
108,600'
43,050'
?8.200'
13,038,3792
11,391,6372
83,903,5302
34,743,4562.4
142,680
65,540

44.420
31,538
5,153
5,153
1,288
1,288
144,420
59,680

45.660
32,419
5,297
5,297
1,324
1,324
21,806,708 20,061,667
19,817,768 13,943,569
88,551,242 82,147,495
37,072,578 33,324,271
141,480
66,800
44 340
31,481
5,143
5,143
1,286
1,286
18,693,970
14,127, 726
83,278,635
35,706,820
34,080
22,490
35,820
16,630

16.220 17,460
11,516 12,397
1,882 2,025
1,882 2,025
470 506
470 506
8,768,329 7,023,288
8,426,131 2,551,932
4,647,713 -1,756,034
2,329,122 -1,419,185
32,880
23,750

16.140
11,459
1,872
1,872
468
468
5,655,591
2,736,089
-624,894
963,364
' Existing (2020)
2 Capacity under the City of Santa Maria's current General Plan 3 Figures represent the maximum potential buildout under each alternative 4 Includes agricultural, conservational, and recreational open space and community facilities.

Source: Raimi + Associate, 2022.
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 1 2

LWC
Figure 1: Alternatives Net New Retail 2050 Buildout
10,000,000
9,000,000
i5 8,000,000
iw 7,000,000
2 6,000,000
as
5,000,000
cr
(i) 4,000,000
3,000,000
2,000,000
1,000,000
0 8,768,329
Mr
Alternative A:

Annexation
Source: Raimi + Associates, 2022.
9,000,000
8,000,000
7,000,000
a3 6,000,000
u_ 5,000,000
112 4,000,000
as
cr 3,000,000
2,000,000
1,000,000
0 7,023,288
5,655,591
Alternative B: Alternative C:

City Infill Hybrid
Figure 2: Alternatives Net New Office 2050 Buildout
8,426,131
L
2,551,932
2,736,089
Alternative A: Alternative B: Alternative C:

Annexation City Infill Hybrid
Source: Raimi + Associates, 2022.
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 1 3

5,000,000
4,000,000
1-
3,000,000
a�
cw 2,000,000
112 1,000,000
co
cr 0
-1,000,000
-2,000,000
-3,000,000
Figure 3: Alternatives Net New Industrial 2050 Buildout 4,647,713
-1,756,034
-624,894
Alternative A: Alternative B: Alternative C:

Annexation City Infill Hybrid
Source: Raimi + Associates, 2022.

Housing Units
20,000
18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0 Figure 4: Alternatives Net New Housing Units 2050 Buildout 16,220
17,460
•
16,140
Alternative A: Alternative B: Alternative C:

Annexation City Infill Hybrid
Source: Raimi + Associates, 2022.

Alternative Phasing
In addition to assessing the fiscal impact of the alternatives at the 2050 full buildout, the analysis evaluates fiscal impacts in 5 -year increments through 2050, which enables reviewing fiscal impacts during various phases of development.

LWC worked with Raimi + Associates and City of Santa Maria Planning Department staff to evaluate each Alternative's land use program and develop assumptions on phasing. The key phasing assumptions include the following:
• For all the alternatives, from 2020 to 2030, the rate of residential development is set to meet the 2031 RNHA obligation and the rate of residential development is assumed to continue at this same rate in the following years.
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 14

• The annexation and development of annexed land is expected to occur in the latter half of the 2020 to 2050 planning period, and commercial development is expected to increase with the annexation of land.
o Alternative A assumes a large amount of square feet from annexed land, and therefore commercial growth is relatively less intense in earlier years and greater in later years when the annexation is expected to occur.
o Alternative B assumes no annexation and therefore commercial development through infill could occur at any time and is assumed at a steady rate. o Alternative C assumes growth in commercial space occurs faster in the earlier years than in Alternative A due to growth from infill.

A summary of the estimated total number of residents, jobs, housing units, and commercial square feet for the alternatives in 5 -year increments is provided in Table 2. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 1 5

Table 2: Summary of General Plan Alternatives Net Change in 5 -Year Increments 2025
2030 2035
Alternative A: Alternative Alternative Alternative A: Alternative Alternative Alternative A: Alternative Alternative Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Residents
Jobs
Housing Units
Single -Family
Condominiums
Apartments
BMR Condominiums
BMR Apartments
Retail
Office
Industrial
Other Land Use'
5,794
1,125
6,089
5,590
2,661 2,375

2.757 2 968 2 744
1,958 2,107 1,948
320 344 318
320 344 318
80 86 80
80 86 80
438,416 1,123,726 565,559
421,307 408,309 273,609
232,386 -280,965 -62,489
116,456 -227,070 96,336
5,794
6,089
1,125 2,661
5,590
2,375

2.757 2 968 2 744
1,958 2,107 1,948
320 344 318
320 344 318
80 86 80
80 86 80
438,416 1,123,726 565,559
421,307 408,309 273,609
232,386 -280,965 -62,489
116,456 -227,070 96,336
5,623
5,910
1,125 2,827
5,425
2,375

2.676 2 881 2 663
1,900 2,045 1,891
310 334 309
310 334 309
78 84 77
78 84 77
438,416 1,193,959 565,559
421,307 433,828 273,609
232,386 -298,526 -62,489
116,456 -241,261 96,336
Includes agricultural, conservational, and recreational open space and community facilities. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 16

2040
2045 2050
Alternative A: Alternative Alternative Alternative A: Alternative Alternative Alternative A: Alternative Alternative Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Residents
Jobs
Housing Units
Single -Family
Condominiums
Apartments
BMR Condominiums
BMR Apartments
Retail
Office
Industrial
Other Land Use'
5,623
5,910
3,374 2,827
5,425
4,750
2 676 2 881 2 663
1,900 2,045 1,891
310 334 309
310 334 309
78 84 77
78 84 77
1,315,249 1,193,959 1,131,118
1,263,920 433,828 547,218
697,157 -298,526 -124,979
349,368 -241,261 192,673
5,623
5,910
7,872 2,827
5,425
5,938
2 676 2 881 2 663
1,900 2,045 1,891
310 334 309
310 334 309
78 84 77
78 84 77
3,068,915 1,193,959 1,413,898
2,949,146 433,828 684,022
1,626,699 -298,526 -156,224
815,193 -241,261 240,841
5,623
5,910
5,425
7,872 2,827 5,938

2.676 2 881 2 663
1,900 2,045 1,891
310 334 309
310 334 309
78 84 77
78 84 77
3,068,915 1,193,959 1,413,898
2,949,146 433,828 684,022
1,626,699 -298,526 -156,224
815,193 -241,261 240,841
' Includes agricultural, conservational, and recreational open space and community facilities. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 17

LWC
Key Findings
Table 3 provides a summary of the net revenues and expenditures to the City of Santa Maria's General Fund at full buildout in 2050 under each alternative. Impacts to the General Fund are described including and excluding Measure U.'
All three alternatives are estimated to have a positive fiscal impact on the City's General Fund. At complete buildout in 2050, Alternative A is estimated to achieve the greatest gains in net revenues, and Alternative B is estimated to achieve the next largest increases in net revenues, followed by Alternative C (Figure 5).

When Measure U is included in the fiscal impact calculations, each alternative is estimated to generate greater net revenues to the General Fund (Figure 6). Alternative A generates the highest net revenues of the three alternatives due to a larger amount of commercial space relative to the other alternatives (Figures 1-3). While Alternative B and C have a similar amount of total commercial space, Alternative B has a greater number of housing units, which increases revenues slightly above those of Alternative C (Figure 4).

Table 4 summarizes the net revenues and expenditures to the City of Santa Maria's General Fund for each alternative in 5 -year intervals. All three alternatives are estimated to have a positive fiscal impact on the City's General Fund during each 5 -year period from 2020 to 2050. From 2025 to 2035, Alternative B is estimated to achieve the greatest increases in net revenues and Alternative A is estimated to achieve the next highest net revenues. From 2040 to 2050, Alternative A is estimated to surpass Alternative B in net revenues.

Table 3: General Fund Fiscal Impact Summary 2050 Buildout Alternative A:

Annexation
Alternative B:

City Infill
Alternative C:

Hybrid
Revenues
Expenditures
Net Impact
Net Impact as % of Revenues
Revenues with Measure U
Expenditures with Measure U
Net Impact
Net Impact as % of Revenues
$53,555,559
$19,603,412
$33,952,148
63%
$64,182,745
$24,953,831
$39.228.914
61%
$44,515,708
$19,594,769
$24,920.939
56%
$53,714,751
$24,942,830
$28.771.922
54%
$41,298,029
$19,208,722
$22,089,307
53%
$49,328,151
$24,451,418
$24.876.734
50%
1 Measure U is a one -cent sales tax that primarily funds operations also supported by the General Fund such as police and fire, recreation and parks, libraries.
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 1 8

Figure 5: General Fund Revenues and Expenditures
Nominal Dollars
Nominal Dollars
$60,000,000
$50,000,000
$40,000,000
$30,000,000
$20,000,000
$10,000,000
$0
t_
Alternative A:

Annexation
# It
Alternative B: Alternative C:

City Infill Hybrid
Revenues Expenditures
Figure 6: General Fund Revenues and Expenditures with Measure U $70,000,000
$60,000,000
$50,000,000
$40,000,000
$30,000,000
$20,000,000
$10,000,000
$0
Alternative A:

Annexation
Revenues
Alternative B: Alternative C:

City Infill Hybrid
Expenditures
Revenues with Measure U Expenditures with Measure U
983 Osos Street, San Luis Obispo, CA 93401 1(805) 595 1345 1 lisawiseconsulting.com 19

Table 4: General Fund Fiscal Impact Summary 5 -Year Increments 2025
2030 2035
2040
2045 2050
Alternative A: Annexation
Revenues
Expenditures
Net Impact
Net Impact as % of Revenues
Revenues with Measure U
Expenditures with Measure U
Net Impact
Net Impact as % of Revenues
Alternative B: City Infill
Revenues
Expenditures
Net Impact
Net Impact as % of Revenues
Revenues with Measure U
Expenditures with Measure U
Net Impact
Net Impact as % of Revenues
Alternative C: Hybrid
Revenues
Expenditures
Net Impact
Net Impact as % of Revenues
Revenues with Measure U
Expenditures with Measure U
Net Impact
Net Impact as % of Revenues
$6,147,555
$2,943,825
$3,203,730
52%
$7,026,428
$3,747,292
$3,279,136
47%
$7,341,965
$3,307,156
$4.034.809
55%
$8,844,250
$4,209,788
$4.634.46?
52%
$6,086,923
$3,026,004
$3.060.919
50%
$7,085,513
$3,851,900
$3,233,613
46%
$6,322,718 $6,001,777
$2,943,825 $2,862,006
$3,378,893 $3,139,771
53% 52%
$8,559,123
$3,185,969
$5,373.154
63%
$13,148,328
$3,833,894
$9,314,434
$13,323,490
$3,833,894
$9,489,596
71% 71%
$7,201,590 $6,866,170 $10,196,640 $16,332,093
$3,747,292 $3,643,142 $4,055,525 $4,880,290
$3,454,298 $3,223,028 $6,141.115 $11,451,803
48% 47% 60%
$7,517,127 $7,313,431
$3,307,156 $3,245,114
$4,709,977 $4,068,316
56% 56%
$9,019,412 $8,862,049
$4,209,788 $4,130,813
$4,809,624 $4,731.236
53% 53%
$6,262,085 $5,942,999
$3,026,004 $2,947,066
$3,?36,081 $2,995,934
52% 50%
$7,488,593
$3,245,114
$4.243.479
57%
$9,037,212
$4,130,813
$4.906.398
54%
$7,311,694
$3,289,178
$4.022.516
55%
$7,260,676 $6,927,620 $8,819,930
$3,851,900 $3,751,418 $4,186,904
$3,408,775 $3,176,202 $4,633.026
47% 46% 53%
$16,507,255
$4,880,290
$11,626,965
70% 70%
$7,313,431 $7,488,593
$3,245,114 $3,245,114
$4.068 316 $4.243.479
56% 57%
$8,862,049 $9,037,212
$4,130,813 $4,130,813
$4.731.236 $4.906.398
53% 54%
$7,733,298 $7,908,461
$3,460,235 $3,460,235
$4.273.063 $4.448.726
55% 56%
$9,503,341 $9,678,503
$4,404,647 $4,404,647
$5,098,693 $5,273,856
54% 54%
983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 110

Methodology
This section describes the assumptions and methodology used in the analysis. Additional tables supporting the analysis can also be found in the Appendix.

Fiscal Impact Analysis Overview
A fiscal impact analysis measures the impact of potential new development on a municipal budget. New residential and commercial development bring new residents and businesses to a city, which increases the need for more city services while also generating additional taxes and other revenues for the city. A development program has a positive fiscal impact on a city's budget when the associated new development generates more revenue for the city than the cost of additional city services needed to support it. A development program that generates more services costs than revenues is considered to have a negative fiscal impact.

This fiscal impact analysis estimates the increased revenues and service costs to the City of Santa Maria's General Fund on an annual basis that result from net new development at full buildout in 2050 and in five- year increments over about 30 years (2020 to 2050). The analysis does not include expenditures or revenues associated with other funds outside the General Fund except for Measure U. Additionally, the analysis focuses on city service costs related to ongoing operations and maintenance and does not include capital costs for new infrastructure or facilities.

City of Santa Maria General Fund
The General Fund is the City's primary source for funding and ongoing revenues and expenditures applicable to the general operations of the city government, which are not properly accounted for in another fund. These are activities and services traditionally associated with governments, such as police and fire, recreation and parks, and a city administration that is financed primarily through tax -generated revenues.

The fiscal impact analysis relies on the City's 2020-2021 General Plan Budget Actuals, which reflect the recorded revenues and expenditures that occurred and do not represent estimated budget projections.

Table 5 shows the revenues by source to the City's General Fund, and Table 6 shows the expenditures to the General Fund by source.
' Measure U is a one -cent sales tax that primarily funds operations also supported by the General Fund such as police and fire, recreation and parks, libraries.
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Table 5: City of Santa Maria General Fund Budget Actuals Revenues (FY 2020-21) Source Revenues
Property Tax
Property Tax in Lieu of VLF
Sales and Use Tax
Transient Occupancy Tax
Franchise Fees
Business Licenses
Property Transfer
Licenses, Permits & Fines
Revenue from Use of Money & Property
Revenues from Other Agencies
Charges for Current Services
Other Revenue'
Transfers In
Cost Allocation Transfers
Total Revenues
Measure U Revenues
Total Revenues (with Measure U)
$12,546,615
$9,746,972
$27,389,316
$3,213,990
$4,683,115
$659,964
$352,611
$3,374,512
$147,917
$1,197,025
$5,897,018
$446,468
$2,343,387
$2,406,651
$74,405,561
$22,751,964
$97,157,525
'Includes the following sources: Prior Year & Damage Recover, Sales of Property, Sale of Maps, Plans & Others, Other Miscellaneous Revenue 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 lisawiseconsulting.com 112

Table 6: City of Santa Maria General Fund Budget Actuals Expenditures (FY 2020-21) Source Expenditures
General Government
Mayor & Council
City Attorney
City Manager
Finance
Community Development
Recreation & Parks
Police
Fire
Public Works
Total Expenditures
$169,773
$1,213,032
$6,472,790
$9,730,595
$3,978,834
$8,728,872
$28,431,813
$11,201,739
$2,913,642
$72,841,090
Measure U Expenditures
Police $8,626,919
Fire $7,140,520
Recreation & Parks $1,774,476
Library $471,290
Community Development $314,509
City Manager $27,601
Finance $108,719
Total Measure U Expenditures $18464,034
Total Expenditures (with Measure U) $91,305,124
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Service Population
The analysis uses per capita revenue and expenditure estimates, which are based on the current and projected future service population. The service population includes the total resident population and those who work within the City's boundaries. Employees in Santa Maria are assumed to generate less demand for city services compared to residents, and the service population calculation estimates the impacts of workers in Santa Maria to be 30 percent of residents. Table 7 shows the current service population estimate.

Table 8 shows the net service population for the three alternatives at buildout in 2050. Table 9 shows the net service population in 5 -year increments until 2050.

Table 7: 2020 Service Population
2020
Baseline
Residents
Employees
Total Jobs 43,050
Employee Factor 30%
Employee Estimate 12,915
108,600
Service Population 121.515
Table 8: Net New Service Population 2050 Buildout
Altemative A: Alternative B: Alternative C:

Annexation City Infill Hybrid
Residents
Employees
Total Jobs
Employee Factor
Employee Estimate
Net New Service Population
34,080
35,820
32,880
22,490 16,630 23,750
30% 30% 30%
6,747 4,989 7,125

40.827 40.809 40.005
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Table 9: Net New Service Population 5 -Year Increments
2025
2030 2035
Alternative A: Alternative Alternative Alternative A: Alternative Alternative Alternative A: Alternative Alternative Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Annexation B: Infill C: Hybrid Residents
Employees
Total Jobs
Employee Factor
Employee Estimate
Net New Service
Population
5,794
6,089
1,125 2,661
5,590
2,375
30% 30% 30%
337 798 713
6,131 6.888 6,302
5,794
6,089
5,590
1,125 2,661 2,375
30% 30% 30%
337 798 713
6,131 6.888 6,302
5,623
5,910
5,425
1,125 2,827 2,375
30% 30% 30%
337 848 713

5.961 6,258 6,138
2040
2045
2050
Alternative A: Alternative Alternative Alternative A: Alternative Alternative Alternative A: Alternative Alternative Annexation B: Infill C: Hybrid
Annexation B: Infill C: Hybrid
Annexation B: Infill C: Hybrid
Residents
Employees
Total Jobs
Employee Factor
Employee Estimate
Net New Service
Population
5,623
5,910
5,425
3,374 2,827 4,750
30% 30% 30%
1,012 848 1,425
6,635 6,758 6,850
5,623
5,910
5,425
7,872 2,827 5,938
30% 30% 30%
2,361 848 1,781
2,985 6,758 2,206
5,623
5,910
5,425
7,872 2,827 5,938
30% 30% 30%
2,361 848 1,781
2,385 6,258 2,246
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Assessed Property Value
In the analysis, property value estimates were created to calculate future property tax revenue estimates.

Table 10 shows the assumptions used for estimating assessed property values. Estimated values for apartment units and retail, office, and industrial square footage were created using a capitalized rent value approach, the key assumptions of which are shown in Table 11. Estimates for the assessed property value of net new residential units and commercial square feet are shown in Table 12 and Table 13.

Table 10: Assessed Property Value Assumptions
Estimated Value
Residential
Single Family (3BD)
Condominiums (2BD)
Apartments (2BD)'
BMR Condominiums (2BD)2
BMR Apartments (2BD)2
Commercial
Retail
Office
Industrial
$760,000 per unit
$512,000 per unit
$502,330 per unit
$402,179 per unit
$335,894 per unit
$301 per SF
$496 per SF
$203 per SF
' Based on an average apartment size of 950
2Assumes units are made affordable to low-income households (80% AMI), see Santa Maria 6th Cycle Housing Element
Source: Santa Maria 6th Cycle Housing Element; NAR Commercial Real Estate Metro Market Report, Santa Maria -Santa Barbara, 2021 Q2; Redfin 2022; Zillow, 2022; Loopnet, 2022.
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Table 11: Capitalized Rent Values
Annual Rent
per SF
Capitalization
Rate
Vacancy Operating
Expenses
Capitalized
Value per SF
Apartments (2BD)
BMR Apartments (2BD)
Commercial
Retail
Office
Industrial
$37.80
$25.28
$27.00
$27.00
$15.00

4.50%

7.30%

4.50%

6.20%

4.6%

32.5%

4.6% 32.5%

6.2%

4.9%

3.8%

12.5%

12.5%
$529
$354
$301
$496
$203
Source: Santa Maria 6th Cycle Housing Element; NAR Commercial Real Estate Metro Market Report, Santa Maria -Santa Barbara, 2021 Q2; Redfin 2022; Zillow, 2022; Loopnet, 2022.

Table 12: Net New Assessed Property Value Estimate 2050 Buildout Alternative A: Altemative B:

Annexation City Infill
Alternative C:

Hybrid
Residential
Single Family (3BD)
Condominiums (2BD)
Apartments (2BD)
BMR Condominiums (2BD)
BMR Apartments (2BD)
Residential Total
Commercial
Retail
Office
Industrial
Sommercial Total
Total Assessed Value
$8,752,312,000
$963,338,240
$945,143,175
$189,176,958
$157,997,618
$11.007.967.991
$2,636,624,376
$4,175,990,507
$941,161,803
$7.753.776.686
$9,421,416,000
$1,036,984,320
$1,017,398,263
$203,639,315
$170,076,351
$11.849.514.250
$2,111,892,990
$1,264,737,553
-$355,596,942
$3.021.033,601
$8,709,144,000
$958,586,880
$940,481,556
$188,243,903
$157,218,345
$10,993,674,684
$1,700,628,412
$1,356,005,481
-$126,541,103
$2,930,092.791
$18,761,744,677 $14,870,547,851 $13,883,767,475
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Table 13: Net New Assessed Property Value Estimates 5 -Year Increments Alternative A:

Annexation
2025
Alternative B:

Infill
Alternative C:

Hybrid
Alternative A:

Annexation
2030
Alternative B:

Infill
Alternative C:

Hybrid
Residential
Single Family (3BD)
$1,487,893,040
$1,601,640,720
$1,480,554,480
$1,487,893,040
$1,601,640,720
$1,480,554,480
Condominiums (2BD)
$163,767,501
$176,287,334
$162,959,770
$163,767,501
$176,287,334
$162,959,770
Apartments (2BD)1
$160,674,340
$172,957,705
$159,881,865
$160,674,340
$172,957,705
$159,881,865
BM R Condominiums (2BD)
$32,160,083
$34,618,684
$32,001,463
$32,160,083
$34,618,684
$32,001,463
BM Apartments (2BD)
$26,859,595
$28,912,980
$26,727,119
$26,859,595
$28,912,980
$26,727,119
Residential Total
$1,871,354,559
$2,014,417,422
$1,862,124,696
$1,871,354,559
$2,014,417,422
$1,862,124,696
Commercial
Retail
$131,831,219
$337,902,878
$170,062,841
$131,831,219
$337,902,878
$170,062,841
Office
$208,799,525
$202,358,008
$135,600,548
$208,799,525
$202,358,008
$135,600,548
Industrial
$47,058,090
-$56,895,511
-$12,654,110
$47,058,090
-$56,895,511
-$12,654,110
Commercial Total
$387,688,834
$483,365,376
$293,009,279
$387,688,834
$483,365,376
$293,009,279
Total Assessed Value
$2,259,043,393
$2,497,782,799
$2,155,133,975
$2,259,043,393
$2,497,782,799
$2,155,133,975
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Alternative A:

Annexation
2035
Alternative B:

Infill
Alternative C:

Hybrid
Alternative A:

Annexation
2040
Alternative B:

Infill
Alternative C:

Hybrid
Residential
Single Family (3BD)
Condominiums (2BD)
Apartments (2BD)1
BMR Condominiums (2BD)
BMR Apartments (2BD)
Residential Total
Commercial
Retail
Office
Industrial
Commercial Total
Total Assessed Value
$1,444,131,480
$158,950,810
$155,948,624
$31,214,198
$26,069,607
$1,816,314,719
$1,554,533,640
$171,102,413
$167,870,713
$33,600,487
$28,062,598
$1,955,169,851
$1,437,008,760
$158,166,835
$155,179,457
$31,060,244
$25,941,027
$1,807,356,323
$131,831,219 $359,021,808 $170,062,841
$208,799,525 $215,005,384 $135,600,548
$47,058,090 -$60,451,480 -$12,654,110
$387,688,834 $513,575,712 $293,009,279
$2,204,003,553
$2,468,745,563
$2,100,365,602
$1,444,131,480
$158,950,810
$155,948,624
$31,214,198
$26,069,607
$1,816,314,719
$395,493,656
$626,398,576
$141,174,270
$1,163,066,503
$2,979,381,221
$1,554,533,640
$171,102,413
$167,870,713
$33,600,487
$28,062,598
$1,955,169,851
$359,021,808
$215,005,384
-$60,451,480
$513,575,712
$1,437,008,760
$158,166,835
$155,179,457
$31,060,244
$25,941,027
$1,807,356,323
$340,125,682
$271,201,096
-$25,308,221
$586,018,558
$2,468,745,563 $2,393,374,881
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Alternative A:

Annexation
2040
Alternative B:

Infill
Alternative C:

Hybrid
Alternative A:

Annexation
2050
Alternative B:

Infill
Alternative C:

Hybrid
Residential
Single Family (3BD)
Condominiums (2BD)
Apartments (2BD)1
BMR Condominiums (2BD)
BMR Apartments (2BD)
Residential Total
Commercial
Retail
Office
Industrial
Commercial Total
Total Assessed Value
$1,444,131,480
$158,950,810
$155,948,624
$31,214,198
$26,069,607
$1,816,314,719
$1,554,533,640
$171,102,413
$167,870,713
$33,600,487
$28,062,598
$1,955,169,851
$1,437,008,760
$158,166,835
$155,179,457
$31,060,244
$25,941,027
$1,807,356,323
$922,818,532 $359,021,808 $425,157,103
$1,461,596,677 $215,005,384 $339,001,370
$329,406,631 -$60,451,480 -$31,635,276
$2,713,821,840 $513,575,712 $732,523,198
$4,530,136,559 $2,468,745,563 $2,539,879,521
$1,444,131,480
$158,950,810
$155,948,624
$31,214,198
$26,069,607
$1,816,314,719
$1,554,533,640
$171,102,413
$167,870,713
$33,600,487
$28,062,598
$1,955,169,851
$1,437,008,760
$158,166,835
$155,179,457
$31,060,244
$25,941,027
$1,807,356,323
$922,818,532 $359,021,808 $425,157,103
$1,461,596,677 $215,005,384 $339,001,370
$329,406,631 -$60,451,480 -$31,635,276
$2,713,821,840 $513,575,712 $732,523,198
$4,530,136,559 $2,468,745,563 $2,539,879,521
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Revenue Assumptions
This section describes the assumptions used to estimate net new revenues for each source to the City of Santa Maria's General Fund.

Property Tax
Key assumptions used to estimate property tax revenues are shown in Table 14. Under California's Proposition 13, the base property tax rate is one percent of the assessed property value. In Santa Maria, the City receives 10.16 percent of the one percent tax revenue.

Table 14: Property Tax Assumptions
Assumption
Property Tax Rate
City Share of Tax Revenue

1.00%

10.16%
Source: City of Santa Maria, Comprehensive
Annual Financial Report FY 19/20
Property Transfer Tax
The City collects property transfer tax when residential and commercial properties change ownership. The City receives $0.55 of every $1,000 of assessed property value that changes ownership (Table 15).

Residential properties are assumed to change ownership more frequently than commercial properties. The annual transfer rate was assumed to be 4.2 percent for residential properties and 2.5 percent for commercial properties.

Table 15: Property Transfer Tax Assumptions
Assumption
Property Transfer Tax Rate
Annual Transfer Rate
Residential
Commercial

0.055%

4.2%

2.5%
Property Tax In -Lieu of Vehicle License Fees (VLF)
Beginning in 2004, the State of California changed its approach for allocating vehicle license fees (VLF) to local jurisdictions by substituting VLF fees with property tax revenues. Property tax provided in -lieu of VLF increases proportionally with the City's assessed property values, and Table 16 shows the assumptions used to calculate the VLR property rate that is used to estimate future in -lieu VLF values. 983 Osos Street, San Luis Obispo, CA 93401 1 (805) 595 1345 1 Iisawiseconsulting.com 121

Table 16: Property Tax In -Lieu of VLF Assumptions
Assumption
Total Estimated Citywide Assessed Value (FY 2019-20)
Citywide VLF Property Tax In -lieu Revenue (FY 2019-20) VLF Property Tax In -lieu Per $1,000 in Assessed Value
$10,001,100,318
$9,278,869
$0.9278
Source: City of Santa Maria, Comprehensive Annual Financial Report FY 2019-20 Sales Tax and Measure U
The City receives one percent (also known as Bradley Burns portion) of the sales tax collected from retail sales generated within the city. The City receives an additional one percent of sales tax revenues from the local Measure U. City voters initially approved Measure U in the June 2012 election at a one -quarter -cent rate, and in November 2018, voters extended and increased the rate to one -cent. Nearly all of Measure U's revenues (90 percent) are allocated to public safety -related services, while the remaining amount goes to youth services (5 percent) and programs for quality of life (5 percent).

Estimated sales tax revenues are based on residential and employee taxable sales per capita. Revenues are also based on net new retail square footage. A capture rate for residential and employee sales per capita is applied to account for retail spending by households and employees outside of the city, and a capture rate is applied to net new on -site retail to accommodate for any overlapping spending by new households and employees within the city. Table 17 provides key assumptions for estimating sales tax revenues.

Table 17: Property Sales Tax Assumptions
Assumption
Taxable Sales per Household
Taxable Sales per Employee
$11,330
$3,598
Residential and Employee Capture Rate 75%
On -Site Revenue Capture Rate 25%
Retail Taxable Sales per sf. $325
Sales Tax Rate to City General Fund
Sales Tax Measure U Rate

1.0%

1.0%
Sources: Esri, Retail Goods and Services Expenditures,
2022; California Board of Equalization, 2012; ICSC "Office Worker Retail Spending in a Digital Age" 2012
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Transit Occupancy Tax (TOT) Revenues
Transit occupancy taxes (TOT) are levied on hospitality businesses such as motels and hotels. There are 30 motels and hotels in the City of Santa Maria with a total of 1,668 rooms. Since 2010, there has been one hotel built in Santa Maria, the Hampton Inn and Suites, with 107 rooms.

Table 18 shows key assumptions for estimating TOT taxes. The 1,668 hotel and motel rooms in Santa Maria generated $3,213,990 in TOT revenues to the City's General Fund in fiscal year 2020-2021. A hotel or motel room in Santa Maria averages $1,926.85 in TOT revenues per year. Assuming Santa Maria adds a 100 -room hotel every 10 years, the City could expect to add $192,685 in TOT revenues every 10 years.

Table 18: Transient Occupancy Tax Assumptions
Assumptions
Existing Number of Hotel Rooms
Baseline TOT Revenues (FY 2020/21)
TOT per Hotel Room
Net New Hotel Rooms per 10 years
Net New Revenue per 10 years
1,668
$3,213,990
$1,926.85
100
$192,685
Other Tax Revenues
Additional tax revenues were calculated on a per capita basis based on the service population except for business license tax revenues, which are calculated based solely on employment. Table 19 shows the key assumptions used to calculate the additional tax revenues.

Table 19: Other Tax Revenue Assumptions
FY 2018/19
Revenues
Rate Basis
Estimated
Rate
Business Licenses
Licenses, Permits & Fines
Revenue from Use of Money & Property
Revenues from Other Agencies
Charges for Current Services
Other Revenue'
$646,006
$2,485,948
$4,027,140
$700,564
$6,378,802
$1,014,961
Per Employee
Per Service Population
Per Service Population
Per Service Population
Per Service Population
Per Service Population
$15.01
$20.46
$33.14
$5.77
$52.49
$8.35
'Includes the following sources: Prior Year & Damage Recover, Sales of Property, Sale of Maps, Plans & Others, Other Miscellaneous Revenue.
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Expenditures
Net new expenditures to the City's General Fund were calculated on a per capita basis. The per capita rate was established by dividing expenditures occurring to the City's General Fund (2020-2021 Budget Actuals) by the estimated 2022 service population. Future net new expenditures were determined by multiplying the per capita costs by future service population estimates. A percentage variable was applied to account for the scale at which the demand for city service would grow with an increase in households and employees within the City. Table 20 shows the estimated per capita rate assumptions for expenditures to the General Fund, and Table 21 shows the rate for expenditures calculated for Measure U.

Santa Maria City CouncilDecember 5, 2023

Santa Maria City Council
December 5, 2023