FOR THE COUNCIL MEETING OF OCTOBER 4, 2022
COUNCIL AGENDA REPORT
TO: City Council
FROM: City Manager
Prepared by: Director of Community Development
SUBJECT: CONCEPTUAL REVIEW OF A PROPOSED GENERAL PLAN
AMENDMENT AND ZONE CHANGE FOR PARADISO RESIDENTIAL
DEVELOPMENT
RECOMMENDATION:
That the City Council provide comments to address the applicant's request and provide further direction to City staff regarding a proposed General Plan land use amendment and zone change for Paradiso Residential Development.
BACKGROUND:
Coastal Community Builders (CCB) is proposing to change the General Plan land use designation and corresponding zoning on 15.23 acres of property located at 1571 East Main Street from Lower Density Residential (LWDR-4) and Single Family Residential (PD/R-1 8,000) to Medium Density Residential (MDR -12) and High Density Residential (HDR-22), with zoning designations of R-2 and R-3.
The property is located north of East Main Street and east of Suey Road. A single-family home with exterior landscaping and open space exists on this large residential lot (Attachments A and B).
The proposed change would result in the demolition of the single-family home and accommodate development of senior apartments and duplexes. The proposed senior community would be located on the southern 5.91 -acre portion of the overall project site, adjacent to Main Street. It would be gated and include two 3 -story apartment buildings, containing 75 units each for a total of 150 apartment units. The duplex community would be located on the northern 9.32 -acre portion of the overall project site, east of Jonathan Place and south of Rowland Drive. It would also be gated and include 90 individual single- family lots accommodating 45 duplex buildings (Attachment C).
DISCUSSION:
The proposed residential development concept would add more housing than what the current land use and zoning currently allows. With the existing zoning as an R-1 8,000 property, detached homes on single-family lots that are a minimum of 8,000 square feet are allowed, at four residential units per acre. On a 15 -acre property, 60 detached single- family homes can be built. The proposed concept includes two areas: 90 duplex units on the northern portion, and 150 senior apartment units on the southern portion, for a total of 240 residential units.
The project site is surrounded by single-family homes to the north and to the west, Main Street and agricultural uses to the south, and a gated community to the east consisting of single-family homes and townhouses. Pioneer Valley High School is located northeast
of the project site. The arrangement of the duplexes to the north and apartments to the south is intended to provide a transition from lower density to the north and higher density to the south.
There are two stub streets perpendicular to the site, including Jonathan Place to the west, and Spruce Drive to the north. The proposed development concept would keep the two streets closed at the property line and would not include an extension of those streets into the project design. The proposed design of gated communities for both the duplexes and the apartments is intended to provide safety and privacy for community residents, but to also minimize impacts on surrounding streets, such as parking.
The proposed duplex buildings would be two-story and offer private two -car parking garages and private backyards. The duplex units range from 1,857 to 2,107 square feet and would be located on lots approximately 3,000 square feet in size. The senior apartments include 1- and 2 -bedroom floor plans ranging from 580 to 1,060 square feet and would be served by other common amenities, including a shared clubhouse, outdoor common courtyard, pool, and spa.
The proposed general plan and amendment would reduce the City's inventory of single- family residential lots, in particular those of a larger size, at a minimum of 8,000 square feet. However, the proposal would add to the City's housing supply and address the continued demand for housing.
G
CHUEN NG
Director of Community Development
Attachments
A: Project site and land use map
B: Project site and zoning map
C: Concept project plans
2 LMDR-
LWDR-4
E ROWLAND DR
PROJECT
SITE
PROJECT SITE AND LAND USE MAP
Attachment A
PD/R-1 10,000
PD/CPO
!RD/R-1 10,"000
PD/R-1 1C,000
PD/R-1 10,000
PD/R-1 10,000
CHACt10111§1QEI.4
PD/R-,1.6,250
PD/R-1 8,0000 -
PROJECT
SITE
PD/R-1 6,000
PD/R°2
PROJECT SITE AND ZONING MAP
Attachment B
VICINITY MAP
PROJECT DIRECTORY
ZONING MAP
PO/H-1-
--56[010.).1'
I..I, PO/901 4444.
148,(700)
60/9-2
PD/HSL-1
PD/H-1
(6,0001
CUENT/APPUCAM: COASTAL COMMUNITY BUILDERS
ADDRESS: 330 JAMES WAY, SUITE 270
PISMO BEACH, CA. 9349
CONTACT: CAM BOYD. CHIEF OPERATING OFFICER
EMAIL: CAMNCCBI.NET
PHONE: 18051356-3060 5164
ARCHITECT:
CIVIL ENGINEER
END STUDIO, INC.
ADDRESS: 5960 WEST MALL SUITE B
ATASCA PERO, CA. 93422
CONTACT: EDDIE HERRERA
EMAIL: EDDIEeEHDESIGNSTUDIO.COM
PHONE:( BUS) 8019289
BETHEL ENGINEERING
ADDRESS 2624 AIRPORT DRIVE
SANTA MARIA, CA 93455
CONTACT: RUSS GARRISON
EMAIL: RUSSHDRAENGINEERS.COM
PHONE: 1805) 934-5767
LANDSCAPE ARCHITECT: OASIS
ADDRESS: 3427 MIGUELITO COURT
SAN LUIS OBISPO. CA 9301
CONTACT: MICHAEL GRIPE
EMAIL: MICHAELROASISASSOC.COM
PHONE (805) 541.4502
PLANNER:
URBAN PLANNNING CONCEPTS, INC (UPC)
ADDRESS 2624 AIRPARO DRIVE
SANTA MARIA, CA 93455
CONTACT: BRIAN SCHWARTZ
EMAIL: BRIANNURBANPLANNINGCONCEPTS.COM
PHONE: (805) 9345760
CCB
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BETHEL U %w«.u..�
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SITE INFORMATION
PROJECT ADDRESS:
APN:
[OR AREA:
CITY ZONING MAP DESIGNATION
CURRENT USE:
PROPOSED ZONING:
PROPOSED R-3 SINGLE FAMILY LOT SIZE
PROPOSED AS SENIOR HOUSING LOT SIZE
(REFER TO CIVIL PROPOSED TENTATIVE TRACI MAP)
1571 E MAIN ST.
SANTA MARIA. CA 99454
128-052-014.12&052-023
•/-11.29 ACRES.4 ACRES=15.23 ACRES (^/-443,419 SF)
PD/R-I
RESIDENTIAL
R-2 PROJECT INFO / STANDARDS
(SINGLE FAMILY RESIDENECES)
ALLOWABLE BUILDING HEIGHT (SMMC)
PROPOSED BUILDING 1E16111
REQUIRED OPEN LANDSCAPE AREA (SMMC)
PROPOSED OPEN LANDSCAPE AREA
REQUIRED MIN. LANDSCAPE AREA (SMMC)
PROPOSED LANDSCAPE AREA
REQUIRED MIN. FRONT YARD SETBACK
(SMMC)
PROPOSED FRONT YARD SETBACK
MIN. SIDE YARD SETBACK. (SMMC)
PROPOSED SIDE YARD SETBACK:
MIN, REAR YARD SMACK. (SMMC)
PROPOSED REAR YARD SETBACK
REQUIRED MIN. OFF-STREET PARKING
(SMMC)
REQUIRED GUESS PARKING
PROPOSED OFF STREET PARKING
PD/R-2 (SINGLE FAMILY)
PD/R-31 SENIOR HOUSING)
9.32 ACRES 1406,061 SF)
5.91 ACRES (257,358561
30-f MT (ABOVE SITE GRADE)
REFER TO BUILDING ELEVATIONS
300 SP PER DWELLING UNIT
320 (MIN) SF PER DWELLING UNIT
205630E AREA
3116 SITE AREA (BASED ON SMALLEST LOT 69'X40'1
20'-0", YARD SETBACK
20'-0", FRONT ENTRY GARAGE
15'42', SIDE ENTRY GARAGE
0'-0". YARD SETBACK
3'-0", FROM ENTRY GARAGE
SIDE ENTRY GARAGE (N/A)
5'-0' ONE SIDE 10'-0 OTHER SIDE, INTERIOR LOT
5'-0' INTERIOR SIDE. IS' -0 OTHER SIDE. CORNER LOT
0'O' ONE SIDE, S'-0' OTHER SIDE )WITH ALLOWANCE FOR 1'6'
ENCROACHEMENTS)
10'-0': 20'-0" WHEN REAR YARD AJOINS RI
2 PARKING SPACES WITHIN A GARAGE OR CARPORT NET CLEAR
INTERIOR DIMENSIONS 19'-0" WIDE BY 20'-0" DEEP
45 GUEST SPACES
2 GARAGE PARKING SPACES PER SINGLE FAMILY RESIDENCE
(43) GUEST PARKING SPACES
R-3 PROJECT INFO / STANDARDS
(MULTIFAMILY - SENIOR HOUSING)
ALLOWABLE BUILDING HEIGHT (SMMC) 35 -FEET (ABOVE BILADING PAD) PROPOSED BUILDING HEIGHT 35'43` TO TOP OF PARAPET
42'-0" FOR ARCHITECTURAL FEATURES
REQUIRED OPEN LANDSCAPE AREA (SMMC)
PROPOSED OPEN LANDSCAPE AREA
REQUIRED MIN. LANDSCAPE AREA (SMMC)
PROPOSED LANDSCAPE AREA
REQUIRED MIN. FRONT YARD SETBACK
(5MMC)
PROPOSED FRONT YARD SETBACK
MIN. SIDE YARD SETBACK
(SMMC)
PROPOSED SIDE YARD SETBACK:
MIN. REAR YARD SNSACK (SMMC)
PROPOSED REAR YARD SETBACK
REQUIRED MIN. OFF311E61 PARKING (SMMC)
PROPOSED OFF STREET PARKING
REQUIRED EV PARKING
PROPOSED EV PARKING
REQUIRED ACCESSIBLE PARKING
PROPOSED ACCESSIBLE PARKING
PARADISO RESIDENTIAL DEVELOPMENT
250 SF PER DWELLING ENS
75 PRIVATE SF PER 1 -BED DWELLING UNIT (TYPICAL)
113 PRIVATE SF PER I -RED. DEN DWELLING UNIT (TYPICAL)
160 PRIVATE SF PER 2-8ED DWELLING UNR (TYPICAL)
=SITE AREA =0.20'257.358 S - 51,471 S
2916 SEE AREA = 60.3565E
2.201. YARD SETBACK
2'4Y, FRONT ENTRY GARAGE
15'-0". SIDE ENTRY GARAGE
28-0', YARD SETBACK 190'10- ACTUAL)
A'-0-, FRONT ENTRY GARAGE IN/A IN PROJECT)
I5'-0', SIDE ENTRY GARAGE IN/A IN PROJECT)
10-0', INTERIOR LOI
I D-0' INTERIOR SIDE 15'-0" STREET SIDE, CORNER LOT
10'-0'. INTERIOR LOT
10'-0": 20'-0" WHEN REAR YARD AJOINS R -I
10'-0'; 2D-01 WHEN REAR YARD AJOINS R -I 170'-9' ACTUAL) IA
I PARKING SPACES PER EVERY 3 DWELLING UNITS UNDER 60016 I SPACE PER EVERY UNIT OVER 600500
I SPACE PER MANAGER,: 4 MANAGERS PROPOSED
TM SPACES
ONE))) RESIDENT SPACE PER UNIT
ONE 11) GUEST SPACE PER FOUR (II UNITS
10% OF TOTAL PARKING =.10.189 = 18.9 = 19 SPACES
19 SPACES
530F TOTAL PARKING = .05.147=9.45= 10 SPACES
IO SPACES
PARADISO
RESIDENTIAL
DEVELOPMENT
SANTA MARIA, CALIFORNIA
PROJECT DESCRIPTION / SHEET INDEX
STYLE
MC PROJECT LOCATED At 1571 EAST MAIN STREET IN THE OTY OF SANTA MARIA. THE PROJECT VIE PROPOSES DEMOLITION OF AN
EXISTING SINGLE FAMILY HOME LOCATED ON TWO PARCELS
TOTALING 14.58 ACRES.
THE PROPOSED NEW CONSTRUCTION SHALL INCLUDE A GATED
SENIOR COMMUNITY COMPOSED OF 121 -3 -STORY APARTMENT
BUILDINGS, CONTAINING 175) UNITS EACH FORA TOTAL OF
150 APARTMENT UNITS, THE APARTMENT COMMUNITY WILL
INCLUDE A SHARED CLUBHOUSE WITH OUDOOR A COMMON
COUARTIARD, POOL, SPA AND OTHER OUTDOOR AMENITIES.
IN ADDITION, THE PROJECT PROPOSES A GATED COMMUNITY
COMPOSED OF (90) INDIVIDUAL SINGLE-FAMILY LOTS THAT WILL ACCOMODAIF (45) DUPLEX BUILDINGS FOR THE PROJECT. ALL
DUPLEX BUILDINGS PROPOSED WILL RE 2 -STORY AND OFFER
PRIVATE 2 -CAR PARKING GARAGES. AND PRIVATE BACK
YARDS.,
PROJECT AREAS
SENIOR HOUSING -APARTMENTS
UNIS A I I-BED/1-BATH) : 580 SF
UNII COUNT : 74
TOTAL UNIT SF INET) : 13.920 SF
UNIT B (I -DEMEAN/ 1-BATIN : 110 SF
UNIT COUNT : 30
TOTAL UNIT SF INETI : 73,100 S
UNIT C (29ED.EEN/1-BATH): 1060 SF
I Of UNIS : 96
TOTAL UNIT S )NET): 101.76057
GROSS BUILDING AREA NOG I: 83815 SF
27205 SF . 2120S SF .
27,005 SF
GROSS BUILDING AREA BLDG 2 73,019 SF
26,343 SF. 26,343 SF.
26.143 SF
GROSS BUILDING AREA CLUBHOUSE: 2.476 ST
TOTAL GROSS BUILDING AREA: 166320 SF
SINGLE FAMILY RESIDENCES -ATTACHED
PLAN A
CONDITIONED
GROUND FLOOR : 104
SECOND FLOOR : 013
TOTAL FLOOR ARM: 1857
UNCONDITIONED
COVERED PORCH I : 9111 SF
COVERED PORCH 2: BL SF
2 -CAR GARAGE : 459 SF
BALCONY (2ND FLOOR) : 89 SF
PLAN B
CONDITIONED
GROUND FLOOR: 1340SF
SECOND FLOOR : 767 SF
TOTAL ILOOR AREA : 2107 SF
UNCONDITIONED
2 -CAR GARAGE : 438
COVERED ENTRY : 34
COVER SHEET
EXITING TOPOGRAPHIC SURVEY
DEVELOPMENT PLAN
TENTATIVE TRACT MAP
PRELIMINARY GRADING PLAN
DETAILS AND SECTIONS
CONCEPTUAL LANDSCAPE PLAN
-OVERALL DEVELOPMENT
CONCEPTUAL LANDSCAPE PLAN
-SENIOR HOUSING
CONCEPTUAL LANDSCAPE PLAN
-SINGLE FAMILY LOTS
ARCHITECTURAL 511E PLAN . OVERALL
PROPOSED SITE PLAN - SENIOR HOUSING
GROUND FLOOR PLAN -SENIOR HOUSING
SECOND FLOOR PLAN -SENIOR HOUSING
THIRD FLOOR PLAN -SENIOR HOUSING
ROOF PUN - SENIOR HOUSING AR
ENLARGED PLANS • SENIOR HOUSING A7
ENLARGED PLANS - SENIOR HOUSING AR
PROM/TYPE UNIT PLANS - SENIOR HOUSING A9
ELEVATIONS - SENIOR HOUSING AID
ELEVATIONS- SENIOR HOUSING All
ELEVAI IONS • SENIOR HOUSING A 1
ELEVATIONS • SENIOR HOUSING A 13
ELEVATIONS • SENIOR HOUSING A 1
ELEVATIONS • SENIOR HOUSING ASS
COLOR 3, MATERIALS A16
-SENIOR HOUSING
CONCEPTUAL DO AIL VIGNETTES All
ARCHITECTURAL SITE PLAN -SINGLE FAMILY A IB
GROUND FLOOR - SINGLE FAMILY BLDG I AI9
GROUND FLOOR • SINGLE FAMILY BLDG 2 A20
SECOND FLOOR PLAN -SINGLE FAMILY A2)
ROOF PLAN -SINGLE FAMILY BLDG 162 622
ELEVATIONS -SINGLE FAMILY BLDG I A23
ELEVATIONS -SINGLE FAMILY BLDG I A24
ELEVAI IONS -SINGLE FAMILY BLDG 2 A25
ELEVATIONS -SINGLE FAMILY SLOG 2 A26
BUILDING SECTIONS -SINGLE FAMLY ASl
BLDG 162
GROUND FLOOR PLAN A28
-SINGLE FAMILY BLDG 3
SECOND FLOOR PLAN -SINGLE FAMILY A29
BLDG 3
ROOF PLAN -SINGLE FAMILY BLDG 3 A30
ELEVATIONS -SINGLE FAMILY BLDG 3 A31
ELEVATIONS -SINGLE FAMILY BLDG 3 1132
BUILDING SECTIONS -SINGLE FAMILY BLDG 3 A33
COLORBMATERIALS-SINGLE FAMILY A34
II
12 C -I
C.2
C-3
C-4
LI
L3
Al
A2
A3
M
A5
TOTAL SHEET COUNT 43
COVER SHEET T1
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1 5 7 1 E MAIN ST, SANTA MARIA, CALIFORNIA 9 3 4 5 4
JULY 1 8TH 1 2022
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PARADISO RESIDENCES -SENIOR HOUSING
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HHH
ELEVATIONS -SENIOR HOUSING A14
JULY I 8TH 12122 PLANNING
PACKAGE
1OFRONT ELEVATION SCHEMATIC - BUILDING 1
I/<•1.0(24%36 AHEM
END STUDIO INC.
1' III
OLEFT ELEVATION SCHEMATIC - BUILDING 1
v6-= 1.0.f24 X 36 SHERI
PARADISO VILLAS -SINGLE FAMILY
PARADISO VILLAS
-- - 9i"+ ¢•z
%SE006060
�FV
01060660
_ 1 yt
MAX. µLWAA 6
---------------
OOPTIONAL LINTEL HEADER
3 1/4' • 1•a 124 x 36 MIEN)
ELEVATIONS - SFR BLDG. 1
03r
1 5 7 1 E MAIN S f, SANTA MARIA, CALIFORNIA 9 3 4 5 4
JULY 1 8TH 1 2022
A23
PLANNING
PACKAGE
Or -GROUND
�D r
®LEFT ELEVATION STANDARD WINDOW
3 1/4'= 1'J (24% 36 SHEET)
CND STUDIO INC
I PARADISO VILLAS -SINGLE FAMILY
11 5 7 1 E MAIN ST, SANTA MARIA, CALIFORNIA 9 3 4 5 4
®FRONT ELEVATION SCHEMATIC - BUILDING 3
I 1/4"= 1'8'124 %36 SHEET)
®LEFT ELEVATION SCHEMATIC - BUILDING 3
2 I/f= 1'4'124%353MM)
PARADISO VILLAS
ELEVATIONS - SFR BLDG. 3
JULY I 8TH 12022
A31
PLANNING
PACKAGE