Planning commission approves Hyundai dealership at East Battles Road after debate over flood‑control review

The Santa Maria Planning Commission approved a plan development permit (PD2025-002) and conditional use permit (U2025-0003) to allow construction of a 19,000-square-foot Hyundai dealership and 14-bay service center at 957 East Battles Road.

The dealership is proposed for the northwest corner of East Battles Road and Shepherd Drive on a 4.5-acre site. Greg Vine, the city’s associate planner, told the commission the building would be 26 feet tall, include a showroom facing Battles Road and a service center to the north, provide 311 total parking spaces (84 spaces conditioned for service/employee/customer parking to meet municipal code and 227 for vehicle display), and operate roughly 7:30 a.m. to 7 p.m. Monday through Friday with shorter weekend hours. The project includes a retention basin on the north side of the property, new perimeter landscaping, a three-space executive canopy on the west side and a one-car podium along Battles Road. Outdoor repair and outdoor storage of inoperable or partially dismantled vehicles are prohibited on the site.

Staff said the project qualifies for a Class 32 categorical exemption under the California Environmental Quality Act because the site is under five acres and surrounded by urban development. Staff recommended approval at the conclusion of its presentation.

Why it matters: the site sits among multiple existing auto dealerships and replaces an existing storage lot that had been associated with nearby dealerships. Approval clears the way for the applicant to proceed toward building permits and construction.

Commission discussion and public comment focused on landscape coverage and an administrative practice that routes projects larger than one acre to Santa Barbara County Flood Control for review. The municipal code requires 15% landscape coverage for commercial zones; staff said the project provides approximately 10% and is requesting a reduction under the planned development permit. Vine clarified that landscape planted around the retention basin’s perimeter counts toward the total but that planting inside the basin does not.

During public comment, Lori Tamora, speaking for herself, said she supported the project but urged the commission to reconsider standard conditions of approval (conditions 50 and 51) that require city plan checks to be sent to Santa Barbara County Flood Control for review. Tamora said the added review imposes extra cost and delay to applicants when the on-site basin does not directly impact a County flood-control facility.

Mark Mueller, the city’s principal civil engineer in the Public Works Department, explained that the city has used the practice since about 2020 and that county involvement reflects historical agreements on design storm rates and downstream infrastructure the county operates and maintains. He said the city aims to retain a working relationship with County Flood Control and was open to re-examining whether the one-acre threshold remains appropriate. A staff representative suggested applicants and agencies could coordinate reviews in parallel to limit schedule impacts.

Vice Chair Blanco opened the hearing to the applicant and contractor. John Ullman, the contractor on the project, said the applicant accepted staff’s presentation and had no additional comments, while confirming that a designated “EV storage” area on the floor plan was for battery storage and would be reviewed by the fire department.

Recusal and vote: Commissioner Mohajer recused from the item because his employer may have a financial interest in the project; Chair Dickerson was absent. A motion to approve the plan development permit and conditional use permit passed on roll call with recorded affirmative votes from Commissioner Lopez and Vice Chair Blanco; the motion passed and staff announced the applicants were authorized to proceed to the next permit steps.

What remains: staff noted conditions of approval will carry standard engineering and permit requirements. Staff also said it will pursue coordination with County Flood Control about the threshold and process for county review of projects greater than one acre.

Speakers (article source list): Greg Vine, Associate Planner (city staff); John Ullman, Contractor (applicant representative); Lori Tamora, Resident (public commenter); Mark Mueller, Principal Civil Engineer (Public Works); Vice Chair Blanco (Planning Commission); Commissioner Seifert (Planning Commission); Commissioner Lopez (Planning Commission); Commissioner Mohajer (Planning Commission, recused).

Actions: Motion to approve Plan Development Permit PD2025-002 and Conditional Use Permit U2025-0003; mover: Commissioner Seifert; second: Commissioner Lopez; recorded votes: Commissioner Lopez — Aye; Vice Chair Blanco — Aye; outcome: approved.

Authorities referenced in hearing: Santa Maria Municipal Code (landscape and zoning requirements); CEQA (Class 32 categorical exemption)