The Richards Ranch housing/commercial proposal at the east intersection of Union Valley Parkway (UVP) and State Highway 135, if eventually approved, would have a major impact on Orcutt. With 400 apartments, 100 townhomes, a market, service station, storage facility and various other commercial services, there would be major impacts on traffic and schools, just for openers. 
          “It’s a huge property in the heart of Orcutt,” Fourth District Supervisor Bob Nelson told about 50 residents at a community meeting in June at the Oasis Center. Currently, the project is being reviewed by both the Santa Maria City Planning Department and Santa Barbara County. 
If state legislation became involved calling for more affordable housing, commonly labeled ‘builder’s remedy,’ densities on the 44 acres may be increased, adding several hundred units. 
           Nelson says the project is on three tracts for consideration:
(1.) Annexation by the City of Santa Maria would allow the developer to receive supplemental water which comes from the State Water Project purchased by the City in the early 1980’s.
(2.) ‘Builder’s Remedy’, state legislation that allows builders to avoid local city-county regulations as long as 20 percent of the project offers affordable housing.
(3.) Approval through the County process by re-zoning the four parcels to meet state housing requirements. 
          Nelson says whichever pathway becomes viable first, “that’s the path the developer probably will follow.” 
          Nelson says the County Supervisors have agreed to allow the developer to work with his office to achieve a ‘development agreement’. “This is not an official rezone or county permit yet. But we discuss amenities such as types of commercial activities, traffic, environmental issues and such. This allows community involvement. If the project is annexed by the City of Santa Maria, Orcutt citizens have lost control over that process.” 
          The annexation process is working its way through the City Planning Department. A few weeks ago the City Planning Commission held a study session on the Richards Ranch project. The five commissioners reviewed the project application and the Environmental Impact Report (EIR) and took public comment. Orcutt resident Susan Bryant hoped the commission will “consider denying the annexation application. While I accept this site will be developed, I ask that the Orcutt community have a voice in a development that will greatly impact our lives.” 
          The Santa Maria City Planning Commission will consider the annexation request later this year, after which the city council will review the project. Any annexation issue would be finalized by the Local Agency Formation Commision (LAFCO), a seven-person commission of city, county, special district and at-large representatives. 
          Supervisor Bob Nelson is an alternate member of LAFCO and as a county supervisor who will participate in county decisions regarding the Richards Ranch development, has not taken a position on the project. 
          However, if approved at the county level the developer could be assessed for fees including: Orcutt Union School District $1.6 million, Santa Maria Joint Union High School District $2.3 million, parks $2.1 million, Sheriff’s Department $200,000, Fire Department $500,000, library $500,000, and $3.8 million for transportation, including a lighted signal at Hummel Drive and Union Valley Parkway. 
          If finally approved, groundbreaking could occur within 3-4 years. 
Additionally at the June community meeting, Supervisor Nelson said construction of the new County fire station on Union Valley Parkway may begin next year.     Steve Southwick reporting