Richards Ranch Project Moves Forward Under Builder’s Remedy
In a significant decision on April 8, 2025, the Santa Barbara County Board of Supervisors unanimously overturned a prior staff ruling, deeming the application for the Richards Ranch development in Orcutt complete. This move reinstates the project's eligibility under California's Builder's Remedy provision, a state mechanism designed to expedite housing developments in regions lacking compliant housing plans.
Understanding Builder's Remedy
Builder's Remedy is a legal provision within California's Housing Accountability Act that limits local authorities' ability to deny housing projects proposing at least 20% affordable units if the jurisdiction lacks a state-approved housing plan. This tool aims to address housing shortages by facilitating the approval process for developments that contribute to affordable housing stock.
The Richards Ranch Development
Richards Ranch is a proposed mixed-use development encompassing 44 acres along Union Valley Parkway, east of Highway 135 in Orcutt. The project envisions 750 multifamily residential units, with 150 units (20%) designated as affordable housing. Additionally, the plan includes 13,000 square feet of commercial space featuring amenities such as a car wash, gas station, convenience store, drive-through restaurant, and a 140,000-square-foot mini-storage facility.
Procedural Challenges and Appeal
Initially, county staff deemed the Richards Ranch application incomplete, citing issues like missing floor plans and traffic-related documentation. The developer, Michael Stoltey, contested this determination, arguing that the discrepancies were minor and accusing the county of "nitpicking." The appeal emphasized that such actions jeopardized the project's Builder's Remedy protections and could expose the county to legal challenges.
The Planning Commission previously denied the appeal, suggesting that the matter was more appropriately addressed by the Board of Supervisors. Subsequently, the Board's unanimous decision to uphold the appeal reinstated the application's completeness, allowing the project to proceed under Builder's Remedy provisions.
Implications for Santa Barbara County
The Board's decision underscores the growing influence of state-level housing mandates on local planning processes. By leveraging Builder's Remedy, developers like Stoltey can navigate around certain local restrictions, especially in jurisdictions without compliant housing elements. This case highlights the delicate balance between local control and state-driven efforts to alleviate California's housing crisis.
As Richards Ranch moves forward, it serves as a precedent for how similar projects might be handled in Santa Barbara County and beyond. The development's progress will likely be closely monitored by stakeholders interested in the evolving dynamics between local planning authorities and state housing policies.
“I’m going to actually surprise some people, and I’m actually going to uphold the appeal. If this is a tool that the developer can use to eventually get a project here, so be it.”
Noozhawk article: Board of Supervisors Overturns Staff Ruling on Richards Ranch Project
Richards Ranch Community is a multiuse commercial and residential community located in the Santa Maria Valley
Image courtesy of richardsonranchcommunity.com