CITY OF SANTA MARIA
Richards Ranch Project
Annexation, Pre-zoning, General Plan Amendment
November 19, 2024
• Currently in Santa Barbara
County, within the City of
Santa Maria Sphere of
Influence
• To the east of the Hwy 135
and Union Valley Parkway
intersection
• Adjacent to the southern
limits of the City of Santa
Maria
• Four parcels, total approx.
44 acres
LOCATION
Project Site
PROJECT SITE
• Property is currently vacant
• Adjacent uses - Residential
development to the north, south,
and southeast. Gloria Dei Lutheran
Church directly south.
• Residential development to the west
across Hwy 135 is within the City of
Santa Maria limits.
Applications filed in 2021 for:
• Annexation to the City, and
• Pre-zoning and General Plan Amendment
• General Commercial (PD/C2)
• High Density Residential (PD/R-3)
PROJECT APPLICATION OVERVIEW
PRE-ZONING DESIGNATIONS
• Existing Zoning –Retail
Commercial (C-2)
• Proposal includes Pre-Zoning to:
• General Commercial (C-2) and
• High-Density Residential (R-3)
• Planned Development Overlay
City of Santa Maria
Union Valley Parkway
PROPOSED LAND USE DESIGNATIONS
• Existing Land Use Designation –
Commercial/Professional Office
• Proposed Land Use Designations:
• Community Commercial (CC) and
• High Density Residential (HDR-22)
• 22 Dwelling Units per Acre
City of Santa Maria
Union Valley Parkway
Land Uses Proposed
• Retail commercial, Mini-Storage
• Apartments and Townhomes
The development of the site would occur after
annexation and would require separate Planned
Development Permits and subdivision entitlements
approved through the City of Santa Maria Planning
Commission
CONCEPT SITE PLAN FOR FUTURE DEVELOPMENT
PUBLIC SERVICES AND INFRASTRUCTURE IMPROVEMENTS
• Water – Golden State Water Company
– Supplemental Water Agreement with City of Santa Maria Required • Sewer – Laguna County Sanitation District
• Fire and Police – City of Santa Maria
– Mutual aid agreement with between the City of Santa Maria and County of Santa Barbara would remain in place
• Schools – Orcutt Union School District, Santa Maria Joint High School District (County and City would negotiate terms). Developer to pay school fees • Traffic Improvements to Union Valley Parkway (UVP) installed by the Developer. Includes a new traffic signal and UVP/Hummel Drive Intersection and frontage improvements and widening of UVP along the project frontage.
Services
GOLDEN STATE WATER COMPANY SERVICE AREA
Project Site
LAGUNA COUNTY SANITATION DISTRICT SERVICE AREA
Project Site
ENVIRONMENTAL REVIEW
Environmental Impact Report
• Notice of Preparation and Public Scoping Meeting – February 2022 • Draft EIR Circulated for Public Review - December 22, 2022 - March 7, 2023 • Recirculated Biological Resources and Alternatives - January 31, 2024 – March 15, 2024 • Final EIR completed July 12, 2024
• Project Impacts
– Mitigation Measures - Air Quality & Greenhouse Gas Emissions, Cultural Resources, Energy, Geology & Soils, Hazards and Hazardous Materials, Hydrology, Water Quality, Noise
– Significant and Unavoidable Impacts to Biological Resources (Monarch Butterfly) would occur from the removal of the eucalyptus grove on the property • Statement of Overriding Considerations included for approval
LAFCO APPLICATION PROCESS
• Application is filed by Resolution of the Santa Maria City Council • EIR must be certified by the City Council prior to the LAFCO application • LAFCO has 30 days to review the application to determine if it is complete for processing or notify the applicant that it is incomplete • City must submit plan for providing services with the LAFCO application • A negotiated tax exchange agreement process between City and County for property tax revenues is required
– 60 to 90-day process with mediation if needed
– Agreement is required prior to LAFCO consideration
LAFCO REVIEW
• Factors that LAFCO considers in reviewing annexation proposals:
– Conformity with LAFCO policies on providing planned, orderly, efficient patterns of urban development
– Consistency with the General Plan
– Ability to provide services, including water supply
– Impacts to agriculture and open space
– Relationship to regional housing goals and policies
– Population density
– Environmental impacts
• LAFCO may approve, conditionally approve, or deny the proposed annexation
STAFF RECOMMENDATIONS
1. Adopt a Resolution to certify an Environmental Impact Report making California Environmental Quality Act findings, adopting a Statement of Overriding Considerations and adopting a Mitigation Monitoring and Reporting Program for the Richards Ranch Annexation, Pre-Zoning, and General Plan Land Use Map Amendment located at the northeast and southeast intersections of Union Valley Parkway and Highway 135;
2. Adopt a Resolution approving an amendment to the General Plan Land Use Policy Map for approximately 43.75 acres located at the northeast and southeast corners of the intersection of Union Valley Parkway and Highway 135;
3. Introduce and Ordinance pre-zoning approximately 43.75 acres located in the unincorporated area of Santa Barbara County from Retail Commercial (C-2) to Planned Development/General Commercial (PD/C-2) on 16.35 acres, and Planned Development/High Density Residential (PD/R-3) on 27.4 acres; and
4. Adopt a Resolution approving an application initiating proceedings for the Richards Ranch Reorganization (AN2021-0001)