Welcome to the Solomon Hills FAQ page! Here you will find answers to some of the most commonly asked questions about our proposal. Once the project is initiated, we will engage in numerous studies pertaining to water, traffic, environmental impacts, and more. If you have a specific question you’d like to see answered, please feel free to email us at firstname.lastname@example.org.
The proposal/preliminary concept plan for the project consists of a new planned community on approximately 2,000 acres currently used as an active oil field, with cattle grazing and telecommunications facilities. Up to 4,000 residential units targeting a full range of housing options, including affordable and workforce housing for families, are proposed onsite. Commercial and retail space is proposed to meet the immediate needs of the community and within walking distance of many of the residences. A component of the commercial space may be the development of an employment campus for one or more major employers.
Solomon Hills is south of Orcutt and north east of Vandenberg Space Force Base.
Solstra Communities CA, LLC owns the property and is a U.S.-based Company with experience building sustainable communities in Europe. The company has also retained local consultants familiar with the political, entitlement, planning and development processes.
The Solomon Hills property is distinctly different from a planning perspective and geographically separated from the Orcutt Community Plan (OCP) Urban/Rural Boundary by the Orcutt Hill ridgeline which separates the Santa Maria Valley to the north from the Los Alamos Valley to the south. The landowner is proposing to work with the County to plan a new community to meet North County’s housing and jobs needs. This independent planning area will address and incorporate the County’s goals and policies in a planning document separate from the OCP. The applicant is not proposing to amend the OCP to expand the Planning Area boundary or to extend the existing Urban/Rural Boundary to the south.
The project envisions dedicating approximately 1,143 acres of the 1,903-acre project site as open space and parks (which is ±60% total project area). This will include passive and active open space, trails, bike paths, conservation easements and the historic Newlove Picnic Grounds sport fields as a public park.
The initial project is a request to initiate a Comprehensive Plan Amendment/Rezone for the 1,903-acre site to change the current land use/zoning designation from Commercial Agriculture (AC), 40-acre minimum parcel size to a new Comprehensive Pan/zoning designation allowing for a mixed-use community of up to 4,000 residential units and 50 acres of commercial/retail space.
Initiation of a Comprehensive Plan Amendment/Rezone would not commit the County to any particular outcome, rather it would allow the applicant the opportunity to submit companion applications for full study and public review of the project.
If the initiation request is approved, Solstra will submit several accompanying applications for planning analysis and environmental review, including the following: • Specific Plan – outlining a specific set of criteria, including goals, policies and development standards to govern development of the site; • Tract Map(s)– establishing the different development areas, including identification of major access, infrastructure, and phasing for each area; • Phasing Plans – outlining how the development areas would be built-out over time; and • Development Agreement – establishing a time frame for County entitlements and specific requirements for facility and other improvements by the project applicant.