Item 5A - 2023-01-17 — Santa Maria City Council, January 17, 2023

FOR THE COUNCIL MEETING OF JANUARY 17, 2023

COUNCIL AGENDA REPORT
TO: City Council
FROM: Planning Commission
Prepared by: Director of Community Development
SUBJECT: SKYLIGHT HOMES PLANNED DEVELOPMENT PERMIT AND VESTING TENTATIVE TRACT MAP AT 3170 SANTA MARIA WAY
RECOMMENDATION:

That the City Council take the following actions:

1. Adopt a Resolution approving the Skylight Homes Vesting Tentative Tract Map, Tract 6033 (TR2022-0005); and

2. By motion approve the Skylight Homes Planned Development Permit (PD2022- 0006).

BACKGROUND:

The project site is the location of the former Hi -Way Drive -In Movie Theater located at 3170 Santa Maria Way (Attachment A - Vicinity Map). The applicant, People's Self -Help Housing, is requesting the approval of a Tentative Tract Map and Planned Development Permit to subdivide the 8.89 -acre site into 50 parcels with associated private streets and infrastructure improvements and construct 49 affordable single-family residences (Attachment B — Plan Set). This site is surrounded by residential development including the Rolling Hills Estates and Sunrise Hills single-family subdivisions to the north and east and Del Cielo mobile home park to the south.

Prior General Plan Amendment/Rezone:

On December 21, 2021, the Santa Maria City Council approved a General Plan Amendment and Zone Change (GPZ2021-0001) which established the current PD/R-1 zoning at the site. The approval also included the adoption of a Mitigated Negative Declaration (MND) which analyzed the potential environmental impacts under the California Environmental Quality Act (CEQA).

Planning Commission Hearing:

The project was reviewed by the Planning Commission on December 7, 2022, where it was recommended for City Council approval (5-0 vote) with revisions to the project including the removal of pedestrian access to the adjacent Rolling Hills subdivision, and the inclusion of a condition of approval requiring trimming or removal of 2 onsite eucalyptus trees within 45 -days of City Council approval of the project.

DISCUSSION:

People's Self -Help Housing is requesting the approval of a Tentative Tract Map and Planned Development Permit to subdivide the 8.89 -acre site into 50 parcels with associated private streets and infrastructure improvements and construct 49 affordable single-family residences (Attachment B — Plan Set). The site is generally flat and predominantly covered by paved surfaces. The existing structures related to the former drive-in theater use would be demolished and removed in order to prepare the site for this development.

Tentative Tract Map
The tract map includes lots ranging in size from 5,000 and 9,000 -square -feet in area with a minimum width of 50 feet, which is smaller than the minimum for the zone (6,000 square -feet in area and 60 feet wide). Municipal Code Section 12.06.07 (c) enables the applicant to request modifications from standard R-1 lot dimensions, subject to approval by the City Council. Staff supports the lots as proposed because the project meets all of the other R-1 district standards including the density, parking, landscaping, setbacks, building height and vehicular access requirements.

Public access to the proposed project site would be provided via Santa Maria Way.

The streets would be privately maintained neighborhood streets. A secondary gated access for emergency purposes would be provided at the northern boundary of the project site from Dian Drive within the existing Rolling Hills Subdivision. The City's Public Works and Fire Departments have reviewed and approved the location of the proposed access improvements. The Public Works Department concurs with the determination of the traffic consultant for the project, that the existing road intersections in the area will continue to operate acceptably with the addition of this project, without the need for any additional improvements to the area intersections.

The subdivision would be enclosed from Santa Maria Way and the remaining perimeter of the site by a six -foot -tall decorative permitter concrete wall. Along the interior of the site, each of the residences is separated by a six -foot -tall wood fence with gates to provide privacy along the rear and side yards. Private landscaping is provided on each residential parcel in the form of drought tolerant shrubs, groundcovers, and a tree. A detention basin is located on the northwest comer of the project site along the project frontage on Santa Maria Way. This would serve as the primary storm water management feature for the subdivision and would also provide usable open space area including a small trail, benches and pet waste stations.

Planned Development Permit
The project proposes a mix of three and four -bedroom residences each with two bathrooms. The residences range in size from 1,200 to 1,500 -square -feet. Each of the floor plans includes its own two car garage, covered porch area as well as laundry room separated from the garages. In addition to garage and driveway space, some on -street parking will also be available. Sweat -equity construction is proposed and is fundamental to the People's Self -Help Housing financing model, and for the ability of the project to remain affordable. Under the supervision of People's Self -Help Housing construction staff, the owner builders work to perform about 65 percent of the tasks to build their homes.
2 There are three different variations of architecture proposed each with references to the Spanish/Mission style. Reverses of each of the plans are proposed which increases the variety of the appearance of the architecture. The proposed paint scheme is consistent on all elevations and includes beige earth tone shades. Consistent building materials are proposed throughout the development and include cement plaster walls, s -tile roofing, trim detailing at windows and decorative garage doors. Each building type would be one story and a maximum of 18 -feet tall, which is under the maximum allowable height of 30 - feet allowed in the R-1 zone district.

Environmental
A Mitigated Negative Declaration (MND) was previously adopted by the City Council on December 21, 2021, with the approval of the General Plan Amendment for this site. The Planned Development Permit and Tentative Tract Map as presented were analyzed in that MND as the anticipated development for this site. Mitigation measures are included which reduce any potential impacts to less than significant levels, which are applicable to this proposed development project. Therefore, no further environmental review is required.

Fiscal Considerations:

The proposed project site is zoned for single-family residential development. The construction of the new residences will be required to pay impact fees that will go towards providing services such as fire, police, and public facilities. The project proposes private roads, and therefore the only infrastructure to be maintained by the City would include the sewer and water main.

Impact to the Community:

The proposed project will have a positive impact on the community by providing additional housing opportunities for residents and will help meet the City's goals of providing varied housing types to serve the full range of incomes in our community.

Alternative:

As this is a housing project, California's Housing Accountability Act applies. The Act limits the City's discretion to reduce the number of units proposed. If the Council were to consider the denial of this project, the Act also stipulates that specific findings must be developed, based on documented evidence, that the project will cause specific, adverse impacts upon the public health or safety, and that there are no feasible methods to satisfactorily mitigate or avoid the adverse impacts.

CHUEN NG
Community Development Director
Attachments A: Vicinity Map
B: Plan Set
C: Planned Development Permit (PD2022-0006)
D: Tract Map Conditions of Approval (TR2022-0005)
E: Planning Commission Resolution No. 2518
3 3. Attachment B - Nan Set
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CITY OF SANTA MARIA

PLANNED DEVELOPMENT PERMIT
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA, CA 93458 • 805.925.0951 X 2244 PERMIT NO. PD2022-0006
APPROVAL DATE January 17, 2023
PROJECT NAME Skylight Homes
APPLICANT/OWNER Sheryl Flores, People's Self -Help Housing ADDRESS/LOCATION 3170 Santa Maria Way
DESCRIPTION Review of a Planned Development Permit (PD2022-0006) for People's Self -Help Housing to subdivide an 8.89 -acre site into 50 lots to allow for the construction of 49 affordable single-family residences with associated private streets and infrastructure improvements in a PD/R- 1 (Planned Development/Single-Family Residential) district.

FINDINGS
The City Council hereby approves the following project in accordance with the application submitted and hereby makes the required findings in accordance with Section 12-35.105 and 12-35.203 of the Municipal Code, including the following:

A. That the project meets the vision, intent, and requirements of the City's General Plan. The project would allow for the construction of a single-family residential development which would establish a residential use on a site zoned for Single Family Residential development (PD/R-1). The project site has been previously approved for a General Plan Amendment and Zone Change to allow for a housing development of the same design as this project.

B. That the site for the proposed use is adequate in size and topography to accommodate said use, and all yards, spaces, walls and fences, parking, loading, and landscaping are adequate to properly adapt such use with the land and uses in the vicinity because, the project is designed to comply with the City of Santa Maria Municipal Code standards for the PD/R-1 zone, including but not limited to parking, landscaping, setbacks, building height and vehicular access. The site is adequately sized to accommodate the proposed residential use, and the construction of the single-family residential development would adapt with the land and uses in the vicinity which includes a similar land use pattern of lower density residential development.

ATTACHMENT C

C. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quality and kind of traffic generated by the proposed use because the proposed construction of the project would not lead to inadequate street and highway conditions. A traffic and circulation study was prepared by Associated Transportation Engineers (ATE) in 2020 for the General Plan Amendment and Zone Change associated with this project. The City of Santa Maria General Plan Circulation Element states that a Level of Service (LOS) D or better is acceptable for roadway and intersection operations. The traffic study determined that the existing area intersections operate within acceptable LOS ranges. The same determination was also made for the existing plus project conditions and cumulative project conditions with no changes to the LOS at the area intersections requiring mitigation to meet the City's acceptable LOS requirements.

Sight distances were reviewed by ATE at the proposed Santa Maria Way driveway entrance and include 550' looking north and 1000' feet looking south, which are both adequate for the posted speeds of 45 Miles Per Hour (MPH) heading northbound and 50 MPH heading southbound on the secondary arterial project frontage. It was noted in the ATE study that the sight distance for drivers looking to the south from the roadway connection is somewhat obscured by a mailbox, signs, overhanging trees and a row of oleander shrubs located along the Del Cielo Mobile Estates development south of the site. Staff has included in the Permit (Condition of Approval #2) a requirement that the sight distance visibility issue be cleaned up prior to issuance of a building permit. The City's Public Works Department reviewed this study and determined that no further analysis to traffic LOS, access, circulation or sight distances are required.

The project is exempt from Vehicle Miles Traveled (VMT) analysis per the City of Santa Maria Environmental Procedures because the project is 100% affordable housing. Any affordable housing project where a minimum of 20% of the units are deed restricted for low or very low income residents are presumed to have a less than significant VMT impact and are exempt from further review.

D. That the proposed use will have no adverse effect upon abutting property as the construction of the single-family residential development and the establishment of the residential use would be self -sustained by providing adequate on -site parking including a two car garage and driveway space for two vehicles in an area of the City that has established residential development of a similar density and scale.

E. That the establishment, maintenance and/or conducting of the use for which the planned development permit review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such project and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in said neighborhood or contrary to its orderly development because the construction of the residential project and the establishment of such use would adapt with the land and uses in the vicinity. The project would provide adequate space for setbacks, parking and landscaping to PD2022-0006 JANUARY 17, 2023

SKYLIGHT HOMES PLANNED DEVELOPMENT PERMIT
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ensure no nuisances would be created by the establishment of the project. The conditions of approval and development standards required for this project address alleviate any potentially adverse impacts that could result from the proposed use.

Therefore, the project would be compatible with the adjoining land uses and would not be more obnoxious or detrimental to the health of the public than any of the uses established at the project area, or any of the uses listed in the PD/R-1 section of the Municipal Code.

F. That the conditions stated in the decision are necessary to protect the public health, safety and general welfare.

G. The proposed modification(s) are otherwise consistent with the General Plan, Municipal Code and applicable Specific Plans. No modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

H. The project includes superior design elements that mitigate or compensate for any potential impact of the proposed modification(s) on the surrounding area. The project is consistent with all applicable development standards in the Municipal Code and no modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

The proposed modification(s) are essential to the design of the project. The project is consistent with all applicable development standards in the Municipal Code and no modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

J. The proposed modification(s) have been minimized to the maximum extent possible consistent with Subsections (G) through (I) of the findings above. The project is consistent with all applicable development standards in the Municipal Code and no modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

K. That the environmental impacts of the project are adequately reviewed in the Mitigated Negative Declaration (MND) for the People's Self Help Housing General Plan Land Use and Zone Amendment (GPZ2021-0001) and there is no substantial evidence in the record that the project, as mitigated, may have a significant effect on the environment. There is no substantial evidence in the whole record before the City Council supporting a fair argument that the project as described in the MND will produce the conditions as provided in Section 15162 of the CEQA Guidelines under which a subsequent Negative Declaration must be drafted and distributed for public review. No further environmental review is required.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

1. Project Description. The permittee shall comply with the project description, plan set entitled Skylight Homes consisting of 11 pages dated August 17, 2022, and PD2022-0006 JANUARY 17, 2023

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Conditions of Approval of this permit. Any changes from the project description, Plan Set, or conditions may require a permit amendment. Contact the Planning Division prior to changing anything described on the Plan Set or in the project description.

2. Sight Line. A mailbox, signs, overhanging trees and a row of oleander shrubs located along the Del Cielo Mobile Estates development south of the site is partially obscuring the southem site line for drivers exiting the project site. Prior to the issuance of a building permit, the applicant shall work with the neighboring property owner to improve the visibility at the project intersection by removing or relocating the visual obstructions.

3. Eucalyptus Tree Maintenance. The two eucalyptus trees adjacent to 3147 and 3148 Rod Drive shall be trimmed within 45 days of City Council approval of the project. An arborist or other qualified landscape specialist shall be utilized for the trimming.

4. Pedestrian Access. The project site shall be completely separated from the Rolling Hills Subdivision by a continual perimeter wall. No pedestrian access shall be provided between the project site and the Rolling Hills Subdivision. All final project plans shall be designed to reflect this requirement.

5. Color and Materials. A sample of all paint colors and materials to be used on the project site shall be submitted to the Planning Division for review for consistency with City Council approval prior to issuance of building permits. Paint colors shall be provided in the form of paint chips.

6. Parking Area. 98 covered parking spaces are required, and 98 covered parking spaces are provided through the proposed single family home two -car garages.

7. Ongoing Site Maintenance. The entire site shall be permanently maintained free of accumulated dirt and litter and in an otherwise neat and attractive manner and adhere to the requirements of the Santa Maria Municipal Code. Any graffiti on the property shall be promptly painted out. All landscaping areas on the property shall be permanently maintained with healthy, growing plant material, free from weeds.

Dead or dying plant material shall be replaced within one month of plant deterioration.

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

8. Covenants, Conditions & Restrictions (CC&Rs). CC&Rs shall be reviewed and approved by the Planning Division prior to first occupancy.

9. Landscape Plan. A Landscape Plan, which includes the size and species of plants, a layout of the irrigation system incorporating time clocks and/or moisture sensors, and a maintenance and watering schedule, shall be submitted to the Community Development Department for plan checking and approval. The specific planting PD2022-0006 JANUARY 17, 2023

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design of the landscape area and species of trees and plants shall be subject to approval of the Planning Division during the plan check review process. The landscape plan shall be prepared in accordance with Chapter 12-44 of the Municipal Code, Landscape Standards. Backflow prevention devices shall be screened with plant material and located to maximize aesthetics. Landscape Plans are required for the common areas and for the front yards of each lot (may be a typical plan).

10. Landscape and Tree Maintenance. The applicant shall develop landscape and tree maintenance standards that shall be provided to any landscape contractor hired to work on the site. The standards shall be reviewed and approved by the Planning Division prior to first occupancy. The program shall require:

A. All on -site trees be properly maintained to retain a natural shape and size for the long-term health of the tree consistent with the natural growth pattern of its particular species and current ANSI A300 standards; B. Any tree topped, severely pruned or severely thinned out, subject to the determination of the Planning Division, shall require a large -size replacement.

C. Ground cover and shrubbery shall be regularly maintained and pruned in a manner that encourages healthy growth and flower production. Shrubs shall not be severely sheered or formed into unnatural shapes.

11. Tree Planting. The project shall provide the trees depicted on the landscape plan.

The trees species selected shall be subject to Planning Staff review according to City Council approval. Trees shall be a minimum of 15 -gallon size.

12. Landscape Irrigation Water Meter. A separate appropriately -sized irrigation meter is required for new non-residential projects with irrigated landscape areas totaling 1,000 square feet or greater, and for new residential projects with irrigated landscape areas totaling 5,000 square feet or greater. If a sub -meter is proposed for irrigation, it shall be a privately held and maintained meter, provided by the applicant, installed after the main water meter.

13. Utilities. All new public utility services, including electrical, telephone and community television antenna services, shall be placed underground in accordance with City requirements. Location of all transformer boxes and utility equipment shall be approved by the Planning Division prior to installation. All transformer boxes and utility equipment shall be underground wherever feasible. If undergrounding is not possible, the equipment should be painted to match the surroundings and placed in inconspicuous areas out of public view.

14. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

15. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

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16. Mitigation Monitoring Program. The mitigation measures in the Mitigation Monitoring Program for the Mitigated Negative Declaration for the People's Self Help Housing General Plan Land Use and Zone Amendment (GPZ2021-0001) are hereby incorporated.

17. Construction Documents. A copy of these conditions shall be incorporated into all construction documents.

18. California Residential Building Code. The project shall be plan checked under the California Residential Building Code, California Electrical Code, California Plumbing Code, California Mechanical Code, California Energy Code, California Green Building Standards Code effective at the time of plan check application.

19. Soils Report. A soils report is required for the project.

20. Registered Desiqn Professional. The plans for each building of the project shall be the product of a registered design professional.

21. Fire Sprinkler System. A 13D fire sprinkler system is required for all new Single Family Dwellings (SFD) including Fire sprinkler systems require separate review, approval and permit and are not within the scope of the building permit application for the structures.

22. Photo Voltaic. Photo voltaic systems are required for all newly constructed SFD's

23. Truss Calculations. The City of Santa Maria does not permit truss calculations and their design to be a deferred and are required to be submitted at the time of building permit application.

24. Indemnification. The applicant shall agree to indemnify, defend (with counsel reasonably approved by the City), and hold harmless the City of Santa Maria and its officers, officials, employees, and agents from and against any and all claims, demands, actions, proceedings, lawsuits, losses, damages, judgments and/or liabilities by third parties arising out of, related to, or in connection with the project application or to attack, set aside, void, or annul, in whole or in part, an approval of the project application by the City and any related environmental approvals, development approvals or project conditions. The Applicant shall reimburse the City, its agents, officers, officials, or employees, for any court costs and attorney's fees that the City, its agents, officers, officials, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his/her obligations under this provision.

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Public Works Department

25. Public Improvement Plans (PIPs). PIPs shall be reviewed and approved by the City Engineer prior to building permit issuance. The PIPs shall include the following:

A. Plan and profile drawings for all surface and underground improvements In addition to the sanitary sewer public mains to be constructed within the Skylight Homes (People's Self Help Housing Tract), the developer shall construct 8" sanitary sewer public main from proposed tract entrance to Dauphin Street. This new sewer main shall tie-in to the sanitary sewer manhole located at the intersection of Santa Maria Way/Dauphin Street.
ii. Skyview Estates (previously known as Northman Estates) is conditioned to construct an 8" public sanitary sewer main from the Skyview Homes tract entrance to the intersection of Santa Maria Way and Sunrise Drive. The flows previously directed to Laguna Sanitary District on Waller Lane shall be redirected to this public sewer main.

Skylight Homes shall construct this 8" sanitary sewer main extension (from existing manhole located at Santa Maria Way/Waller Lane intersection, to the manhole located at the Santa Maria Way/Sunrise Drive intersection) and redirection if not constructed by Skyview Estates.

B. Landscaping and irrigation plans for any area of public right-of-way where landscaping is required (such as medians) or where landscaping is to be maintained as part of a city landscape maintenance district.

The Engineer shall submit four (4) copies of the landscaping and irrigation plans to the Public Works Department for review. All public improvements shall be constructed according to City and State standards. Plan check and inspection fees per City Council Resolution 2005-101 will apply. The developer shall submit a cost estimate completed by a registered civil engineer for the proposed public improvements and make a monetary deposit with the City. The form of security shall be subject to the approval of the City Attorney.

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26. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

A. Location and sizes of all proposed and existing water mains, sewer mains, water meters, water service lines, backflow prevention devices, private sewer lateral connections, and storm drainage facilities in abutting streets or on the project site.

B. All parcel lines and easements crossing the project site.

C. Locations and dimensions of all existing and proposed driveways and sidewalks
D. Location of existing and proposed fire hydrants
E. Required public improvements.

F. Limits of frontage improvements
FEES

27. Utilities Connection Fees. For all development projects already connected to the utility system, the water and wastewater fees shall be based solely on an increase in water meter size or a change in use and shall be calculated and collected prior to installation of the larger meter or making a change in use. The State Water Reimbursement Fee shall be collected concurrently with the Growth Mitigation Fee. The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Suite 101.

A. Water Mitigation Fee: The fee is calculated based on the size of water meters (domestic, landscape, fire) serving the site. The fee shall be based upon the codes and rates in effect at the time of building permit issuance (Santa Maria Municipal Code (S.M.M.C.) Sections 8-15.01 through 8-15.15 and 8-15.19).

B. Wastewater Mitigation Fee: The fee is calculated based on the size of water meters (domestic) serving the site. The fee shall be based on the codes and rates in effect at the time of building permit issuance (S.M.M.C. Sections 8-

15.01 through 8-15.15 and 8-15.20).

C. State Water Reimbursement Fee: The fee is calculated based on the size of water meters (domestic, landscape, fire) serving the site. The fee shall be based on the codes and rates in effect at the time of building permit issuance (S.M.M.C. Section 8-10.05.01).

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28. Traffic Mitigation Fee. The traffic mitigation fee shall be paid by the applicant at time of occupancy. The fee is based on the size and proposed use of the project.

The final fee calculation is based on the fee schedule in effect at the time of building permit issuance (S.M.M.C. Sections 8-15).

Except as provided in the Downtown Specific Plan, the City Council may consider allowing qualifying commercial and industrial development the ability to pay growth mitigation fees as outlined in the current fee schedule over a period of time. The maximum amount of time for payback shall be five (5) years. The payments shall be made yearly, and interest shall be paid. Interest calculations shall be based on the average annual interest rate for the Local Agency Investment Fund. Qualifying companies who wish to pursue this option shall sign an agreement, in a form approved by the City Attorney, and shall provide financial security guaranteeing payment.

STREET AND FRONTAGE CONDITIONS

29. ADA Compliance. Curb ramps shall be installed on the corners of intersections.

The curb ramp shall comply with Califomia Administrative Code, Title 24 Requirements.

30. Frontage Repair. The developer shall repair any cracked or broken curb, gutter, sidewalk, or alley within the project frontage. City Streets and Facilities staff will determine the extent of the sidewalk and curb and gutter repair in the field prior to construction. Contact the Public Works Streets and Facilities Division at (805) 925- 0951, ext. 2229. (S.M.M.C. Section 12-28.03)

31. New Frontage Improvements. The developer shall be required to install full frontage improvements including curb, gutter, sidewalk, streetlights, and landscaping wherever missing or required by the Public Works Department.

32. Undergroundinq of Overhead Utilities. The developer shall be responsible to underground all overhead utilities within the project frontage per S.M.M.C. Section 11-8.04(g).

33. Sidewalk ADA Compliance. The developer shall remove and replace any sidewalk within the project frontage that does not meet ADA cross -slope requirements.

34. Intersections. Sight distance requirements shall be maintained at the intersection of any street, alley, or driveway improved for vehicular traffic per S.M.M.C.

Sections 12-27.02 and 12-27.03.

35. City Encroachment Permit. The developer shall obtain an encroachment permit from the Public Works Engineering Division prior to any work in public streets, alleys, or easements (S.M.M.C. Section 8-6.06).

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36. Facility Easements. Prior to issuance of building permits, the developer shall provide reciprocal access or utility and drainage easements if required by the Public Works Department for the subject project.

Access and drainage easements will be required across common lot (street and basin) for all units.

37. City Dedicated Easements. If any easements are required to be dedicated or vacated, the developer shall submit legal descriptions, sketches (8.5" x 11" City Standard Format), closure calculations, current title report, and payment of processing fees. All paperwork shall be approved prior to issuance of building permits and recorded prior to occupancy.

Public Utility Easement will be required on private streets for access and maintenance of City infrastructure.

38. Chip Seal. Developer shall be required to restore asphalt pavement surface to the pre -development condition by placing chip seal compliant with City Standards along the property frontage where trenching and utility cuts are required within City right-of-way. The chip seal shall be applied for the full width of the roadway for 50' beyond all cuts within the asphalt pavement and the roadway striping shall be restored to pre -construction layout. The developer may elect to deposit an in -lieu fee to the City Public Works Department to perform the chip seal as a part of the City's annual chip seal project.

WASTEWATER CONDITIONS

39. Acceptance of Public Infrastructure. Prior to issuance of Certificate of Occupancy, the developer shall clean and verify the integrity of all sanitary sewer infrastructure to the satisfaction of the Public Works Inspector. Inspections at installation do not waive the requirement for re -inspection prior to acceptance by the City.

40. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

41. Sewer Pipe Abandonment. Any existing sewer services not to be utilized by this development shall be abandoned by the developer at the property line per City requirements.

42. New Sewer Lines. All sewer pipes crossing or parallel to public water facilities shall be constructed according to the requirements of the State Water Resources Control Board Division of Drinking Water.

43. New Sewer Lateral. All sewer laterals shall be constructed in compliance with City Standard Drawing SS -14B. Sewer laterals shall be privately maintained infrastructure and connect to City infrastructure with a wye connection. Sewer laterals shall not tie in at a Public manhole.

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STORM WATER CONDITIONS

44. Acceptance of Public Infrastructure. Prior to issuance of Certificate of Occupancy, the developer shall clean and verify the integrity of all storm drain infrastructure to the satisfaction of the Public Works Inspector. Inspections at installation do not waive the requirement for re -inspection prior to acceptance by the City.

45. Construction Storm Water Requirements (Site > 1 Acre). The developer shall obtain a Storm Water Pollution Prevention Plan (SWPPP) prepared by Qualified SWPPP Developer (QSD). The SWPPP must be reviewed and approved by the Public Works Department prior to issuance of grading and encroachment permits.

The developer shall submit the SWPPP and file a Notice of Intent (NOI) with the Central Coast Regional Water Quality Control Board. The submittal is typically handled online through the Regional Board's SMARTs website. ( https://smarts.waterboa rds. ca.gov/smarts/).

46. SWPPP Review Fee. The developer shall submit a hard copy and an electronic copy of the SWPPP for review and approval prior to permit issuance. A SWPPP review fee will be invoiced prior to approval.

47. Cost Estimate and Treasurer's Trust. A detailed cost estimate for the installation and maintenance of the Best Management Practices (BMPs) to be implemented as defined by the SWPPP will be generated from the City's SWPPP review. Prior to grading permit issuance, the developer shall submit a cash deposit in the amount of the approved cost estimate to be held as a Treasurers Trust. The Treasurer's Trust is intended to guarantee installation and maintenance of the required BMPs. The City will draw from this Treasurer's Trust in the event the developer/contractor does not install or maintain the required BMPs. The Treasurer's Trust shall be returned after Certificate of Occupancy is issued, minus any funds expended by the City to install/maintain the required BMPs on behalf of the developer/contractor.

48. SWPPP Encroachment Permit. Prior to issuance of grading permits, the developer shall obtain an encroachment permit from the Public Works Office to cover inspection of the approved SWPPP. Permit and inspection fees will be due when the permit is released.

FLOOD CONTROL CONDITIONS

49. Santa Barbara County Flood Control District. Developer shall submit the hydrologic and hydraulic study, plans, and plan check fee for Santa Barbara County Flood Control District review. Santa Barbara County Flood Control District shall approve the studies and plans prior to issuance of the rough grading permit.

50. Storm Drainage. The applicant shall provide on -site retardation facilities designed and constructed to Public Works and Community Development requirements prior to occupancy. The facilities shall be designed to accommodate the increased drainage water flow of a twenty-five (25) year storm event as a result of new PD2022-0006 JANUARY 17, 2023

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development. Developer shall provide hydrologic and hydraulic study detailing assumptions, calculations, and design of the on -site retardation.

The applicant shall submit a grading plan for review and approval by Public Works and Community Development prior to issuance of building permits. Refer to the "Grading Plan Information" handout distributed by Community Development for guidance. The developer shall also submit the preliminary grading plan to the Santa Barbara County Flood Control District for review and approval prior to issuance of building permits. The developer shall obtain Flood Control District certification on all new flood control facilities prior to bond release.

POST -CONSTRUCTION STORM WATER CONDITIONS

51. Post -Construction Storm Water. The Central Coast Regional Water Quality Control Board requires that all new projects that create or replace 2,500 square feet or more of impervious area must follow the post -construction requirements (PCRs).

The Stormwater Technical Manual and further guidance on completing an SCP are available online ( http://www.sbproiectcleanwater.orq) .

A. The developer shall demonstrate project compliance with the PCRs by submitting a Stormwater Control Plan (SCP) using the template provided in the Stormwater Technical Guide.

B. The SCP shall include a site plan, Stormwater Control Measure (SCM) sizing calculations, details of bioretention design, and dimensions of drainage management areas.

C. The SCP shall include an Operation and Maintenance (O&M) plan, detailing how the site and required post -construction improvements shall be maintained into perpetuity by the owner.

D. A SCP is required and shall receive preliminary approval from the Public Works Department prior to discretionary approval of the Planning Permit.

The developer shall resubmit the SCP with the Building Plan submittal for final review and approval. The resubmittal is to account for any necessary changes to the site plan between entitlement and construction.

E. As required by Section 0, Field Verification of Post -Construction Stormwater Measures, of the California Central Coast Regional Water Board Resolution R3-2013-0032, Post -Construction Stormwater Management Requirements for Developments Projects in the Central Coast Region, the Developer shall secure a qualified third -party (registered professional engineer, geologist, architect and/or landscape architect) for purposes of inspection, verification, and certification of all Stormwater Control Measures (SCMs) to ensure site design, water quality treatment, runoff retention, and/or peak management controls have been implemented PD2022-0006 JANUARY 17, 2023

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in accordance with the Regional Water Board's Post -Construction Requirements.

F. Grading plans shall include the following language:
i. Provide installation elevation by licensed surveyor to Public Works Department, Engineering Division within 7 calendar days of installation.
ii. Provide basin dimension and depth, including outlet structure cross section with elevations, signed and stamped by the Engineer of Record who prepared the Stormwater Control Plan to the Public Works Department, Engineering Division, within 7 calendar days of installation.
iii. Provide copy of invoice of installed gravel and bioretention soil media, along with photo -documentation of complete structure cross sections to Public Works Department, Engineering Division, within 7 calendar days of installation.

G. The following shall occur prior to final SCP approval:
i. Engineer of Record that prepares the SCP shall provide documentation of critical design elements in structures that are underground, buried, or otherwise hard to verify after installation.

Critical elements include elevations of the bottom of bioretention, top of gravel, and overflow structures.
ii. The property owner shall sign a Post -Construction Stormwater Control Measures Maintenance Agreement form with the City of Santa Maria. The form will be provided by Public Works after the final review of the SCP. The agreements shall be approved, signed, and attached to the property address prior to issuing the Certificate of Occupancy.

SOLID WASTE CONDITIONS

52. Single Family Housing Solid Waste Facilities. Due to the size and nature of this development, rolling container service collection is required. Solid waste pick-up for the subject site shall be accommodated if the following criteria are met:

A. The developer shall provide a hard surface for rolling container to curbside from storage area. Site plan shall identify proposed path and material for review and approval prior to issuance of building permits.

B. The City of Santa Maria has initiated an automated Solid Waste Collection Service utilizing one City supplied container per wastewater service.

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Additional containers may be obtained through the Utility Office at City Hall, 110 East Cook Street. Any enclosures built to hold these containers shall be large enough to provide adequate maneuvering area. The dimensions of these containers are: 30-3/4" wide, 38" deep, and 43-1/2" tall.

C. Automated Solid Waste pick-up for this site will begin at five -thirty (5:30) a.m. on collection days.

MODIFICATION OF CONDITIONS

53. The Director of Public Works, Planning Commission, and Council reserve the right to modify these conditions if they deem it necessary to ensure compliance of the project with Chapter 8-6 of the S.M.M.C. (S.M.M.C. Section 8-6.09).

Fire Department

54. Address Numbers. Numbers shall be clearly visible from the centerline of the roadway fronting the building and contrast with their background. Number height shall be a minimum of (6) inches for single family residential buildings. The proposed location and design of address numbers or this note shall be shown on plans.

55. Additional Emerqency Access. An emergency access gate shall be provided between Lots 16 & 17 to access Diane Drive. The gate and driveway access shall be design and approved by the Fire Department including 24 feet in width and 4 -inch class II road base compacted to 95% and all-weather surface.

56. Access Roads. An approved SMFD access road shall extend to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building.

All weather surface access roads shall be installed and approved by the Santa Maria Fire Department (SMFD) prior to vertical combustible construction.

57. Minimum Road Standards. The roads shall be a minimum of 4 -inch class II road base compacted to 95% with 15 1/2 -foot overhead clearance: 24 -foot net minimum width for buildings below 30 feet in height.

58. Tuminq Radius. The minimum tuming radius shall be designed to accommodate the SMFD's ladder truck. The proposed fire access tuming radii shall be verified by submittal of design drawings created by Auto Tum software or equivalent. Tum radius specifications are available by request.

59. Temporary Fire Access Road Siqnaqe. Temporary access signage shall be placed at each entrance to the project (when necessary) to delineate construction and fire access. Signage design is provided in SMFD Development Guidelines. These signs shall be installed prior to combustible construction.

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60. Temporary Access Roads. Plans for temporary access roads shall be reviewed, inspected and approved by the SMFD prior to construction in accordance with Califomia Fire Code (CFC) Section 501. Temporary access roads shall be constructed with compacted base, curbs and gutters prior to vertical combustible construction. Access roads shall be maintained clear and unobstructed for the duration of the construction project.

61. Fire Lane Signs. Where the minimum widths for access are applied "No Parking, Fire Lane" signs shall be posted. Signs shall be designed per SMFD Development Guidelines. All curbing in a designated Fire Lane or fire access way shall be painted red with "Fire Lane, No Parking" graphics stenciled every 100 linear feet or as otherwise designated on approved plans.

62. Fire Flow. Fire flow shall comply with CFC, Appendix B. The minimum fire flow for this project shall be 500 gallons per minute (based on Type V Construction, with automatic fire sprinklers, as required by the Califomia Residential Code, Section R313.3).

63. Fire Hydrants. Fire hydrants shall be installed per City of Santa Maria Public Works Standards.

A. Fire hydrant spacing and distribution shall comply with CFC Section 507 and CFC Appendix C. Fire hydrants shall be spaced at distances not to exceed 500 feet. Fire hydrants shall be installed and operational prior to vertical combustible construction.

B. The SMFD, or a designated representative, shall inspect and approve all fire hydrant installations for operational readiness prior to combustible construction.

64. Fire Hydrant Protection. Private on -site fire hydrants shall be protected from impact in accordance with City of Santa Maria Public Works Standards and SMFD Development Guidelines.

65. Water Mains. Water Mains shall be installed per City of Santa Maria Public Works and National Fire Protection Association (NFPA) standards. Minimum main size shall be 8", or as determined by hydraulic calculations.

66. Hydrant Markers. Reflective blue dot fire hydrant location markers shall be installed.

67. Fire Sprinkler Systems. Each residence shall be equipped with an automatic fire sprinkler system in accordance with California Residential Code, Section R313.3.

Please note on the plans the automatic fire sprinkler systems shall be submitted under a separate permit.

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Recreation and Parks Department

68. Public Improvement Plan. As a condition of approval, public landscaping will be installed concurrently with construction of any roadway modifications or improvements. See Tract TR2022-0005 conditions for specifics.

69. Trees. There shall be a minimum of one private street tree in front of each residence. Trees shall be picked from the City of Santa Maria approved street tree list, species should be picked for design theme and not be a random selection. Trees shall be planted laterally a minimum of ten feet from all underground utilities. A minimum ten -foot -wide tree planting easement, behind the sidewalk shall be dedicated to the City.

70. Tree Specifications. The street trees shall be 24 inch box in size and have a minimum caliper of 1.5 inches. The trees shall be planted six feet behind the sidewalk by a licensed landscape contractor in accordance with the plans and specifications of the Recreation and Parks Department. An irrigation system shall be provided for the trees.

71. Tree Bonding. Street tree bonding shall be for five tree plantings at $275.00 each totaling $1,100.00. Tree bonds are to cover a one-year establishment starting at issuance of the Occupancy Permit. Street tree requirements and bond amount are a maximum subject to change during building permit review. The tree bond is due at time of building permit issuance as a cash or surety bond delivered to Recreation and Parks at 615 S. McClelland St.

72. Tree Easement. A minimum ten -foot -wide tree planting easement shall be dedicated to the City to allow adequate space for planting and maintenance of street trees. The easement shall not have any impervious pavement other than vehicle and pedestrian approaches, nor be dual purposed as a storm water mitigation area. The applicant shall apply for the easement through the Public Works Department with necessary fees, a recent copy of a title report, closure calculations and sketch. The property owner is responsible for the upkeep of the trees, landscaping, and irrigation within the easement area.

73. Development Fees. Per the Municipal Code, several Recreation and Parks Development Fees may apply to this project including the following, A. Subdivision in Lieu $2,379.00 per unit
B. Residential Development Tax $185.00 per unit
C. Single Family Growth Mitigation $2.18/ square foot
Please note fees are reviewed annually and are subject to change.

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74. Landscape District. This project will be required to join the Southeast Landscape Maintenance District and Santa Maria Way Special Benefit Zone. The signed and notarized "Petition Requesting Annexation" form is due at time of building permit issuance. It can be returned to the Recreation and Parks Department, 615 S.

McClelland, Santa Maria, CA 93454.

NOTES:

In accordance with Section 12-35.109 of the Municipal Code, this permit is not valid until the 15th calendar day following the issuance of the permit, providing no appeal is filed; or if an appeal is filed, this permit is not valid until the effective date of the final action on the appeal.

In accordance with Section 12-35.501 of the Municipal Code, the City may modify conditions of approval of the permit, or may revoke the permit for non-compliance with any of the conditions of approval, or if any operations under the approved permit result in detriment to the public health, safety or welfare.

This permit will not be valid until the applicant and property owner have submitted signed acknowledgment of their consent to the conditions, in accordance with Section 12-35.109 of the Santa Maria Municipal Code, to the Planning Division of the Community Development Department.

In accordance with Section 12-35.501 of the Municipal Code, this permit shall become null and void if the development authorized is, or has been, unused, abandoned, discontinued, or development has not been commenced within a period of three (3) years. However, the approval body may consider extensions of time for additional periods of up to two (2) years each, for a maximum overall permit life of seven (7) years. A written request justifying the need and the appropriate filing fee filed with the Community Development Department shall be submitted prior to the expiration date.

Failure to comply with any of the conditions stated above may be cause for revocation or modification of this permit, in addition to any other penalties provided by law.

All conditions of approval are to be completed prior to occupancy unless otherwise stated, and are to be maintained in perpetuity.

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CITY OF SANTA MARIA

VESTING TENTATIVE TRACT MAP CONDITIONS
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA, CA 93458 • 805.925.0951 X 2244 PERMIT NO.

APPROVAL DATE

PROJECT NAME

APPLICANT/OWNER

ADDRESS/LOCATION

DESCRIPTION
TR2022 - 0005
January 17, 2023
Skylight Homes Tentative Tract Map
People's Self -Help Housing
3170 Santa Maria Way
Review of a Vesting Tentative Tract Map (TR2022-0005) for People's Self -Help Housing to subdivide an 8.89 -acre site into 50 Tots to allow for the construction of 49 affordable single-family residences with associated private streets and infrastructure improvements in a PD/R- 1 (Planned Development/Single-Family Residential) district.

FINDINGS
The City Council makes the following findings in accordance with Section 11-3.03(f) of the Santa Maria Municipal Code regarding the proposed Tentative Parcel Map, Tract 6033:

A. The proposed map is consistent with applicable City of Santa Maria General Plan and specific plans because the subdivision of the property into developable residential lots is consistent with the design, use, and future development parameters and density of the associated Planned Development permit, and meets all applicable General Plan goals, specifications, and requirements. The requested reduction of the lot sizes does not result in the project exceeding the density permitted by the General Plan Land Use Designation and is in accordance with City of Santa Maria Municipal Code Section 12-6.07 (c). The subdivision site is not within a Specific Plan area.

B. The design or improvement of the proposed subdivision is consistent with applicable City of Santa Maria General and Specific Plans because the future development on the resulting parcels shall implement all applicable Municipal Code design measures and development standards to ensure for the health and safety of the users of the site(s) and for the surrounding properties. The subdivision site is not within a Specific Plan area. The size and dimensions of the resulting parcels conform to the requirements of the Municipal Code. The requested reduction of the lot sizes does not result in the project exceeding the density permitted by the General Plan Land Use Designation.

ATTACHMENT D

C. The site is physically suitable for the proposed density of development because no physical constraints are known to exist on the project site that would preclude the density of allowable development, and the proposed public improvements provide the infrastructure needed for the proposed development density.

D. The site is physically suitable for the type of development because no physical constraints are known to exist on the project site that would preclude the type of allowable development. The project site does not contain any significant or unique features, is adjacent to an existing secondary arterial and contains no physical constraints that would preclude the proposed residential development. The proposed public improvements will provide the infrastructure needed for the proposed residential development.

There is no substantial evidence in the whole record before the City Council supporting a fair argument that the project as described in the MND will produce the conditions as provided in Section 15162 of the CEQA Guidelines under which a subsequent Negative Declaration must be drafted and distributed for public review. Therefore, no further environmental review is required.

G. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision because any affected easements have been identified and depicted on the proposed map. New easements shall be established through this map. The map will identify the location and depiction of all easements, and the party responsible to maintain the easement. Furthermore, any future development shall identify, locate and avoid encroachment upon any existing or proposed easements
H. The discharge of waste from this proposed land division into the existing community sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board because the project conditions require the installation of new sewer utility lines and wastewater facilities in conformance with Municipal Code Title 8, and the development of the new lots will be completed in accordance with the Regional Water Quality Control Board.

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The City of Santa Maria Utilities Department has reviewed the proposed map to ensure conformity with existing requirements and have included conditions of approval to ensure adequate sewer service is provided for each parcel.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

1. Indemnification. The applicant shall agree to indemnify, defend (with counsel reasonably approved by the City), and hold harmless the City of Santa Maria and its officers, officials, employees, and agents from and against any and all claims, demands, actions, proceedings, lawsuits, losses, damages, judgments and/or liabilities by third parties arising out of, related to, or in connection with the project application or to attack, set aside, void, or annul, in whole or in part, an approval of the project application by the City and any related environmental approvals, development approvals or project conditions. The Applicant shall reimburse the City, its agents, officers, officials, or employees, for any court costs and attomey's fees that the City, its agents, officers, officials, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his/her obligations under this provision.

2. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

3. Mitigation Monitoring Program. The mitigation measures in the Mitigation Monitoring Program for the Initial Study from the People's Self Help Housing General Plan Land Use and Zone Amendment (GPZ2021-0001) are hereby incorporated.

4. Recordation. The recordable map for this project shall be prepared and submitted to the Public Works Department for checking and shall be recorded within 36 months of the approval date. If the map has not been recorded within 36 months of the date of approval, the applicant is advised to apply a minimum of 30 days prior to the expiration date for an extension of time. Said extension of time shall be reviewed by the Planning Commission.

5. Revisions. If the map is revised from the approved tentative parcel map, or if changes to conditions are sought, the procedures contained in Chapter 10 of Title 11 of the Municipal Code shall be followed.

6. Utility Easements. A minimum of ten feet public utility, cable TV, and telephone easement shall be dedicated adjacent to all street right-of-way, measured from the back of sidewalk.

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7. Construction Hours. Construction activities shall be limited to the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday, and 8:00 a.m. to 5:00 p.m. on Saturdays and Sundays. A note to this effect shall appear on the recordable map.

8. Covenants, Conditions & Restrictions (CC&Rs). A copy of the proposed CC&Rs, or other maintenance agreement acceptable to the Community Development Department and the City Attorney Office, shall be submitted prior to recordation of the map that addresses the maintenance of the retention basin, landscaping, and private recreation facilities. All lots must participate in the maintenance of these facilities.

9. Bus Turnout. The required bus tumout shall include a bench and shelter. Transit stops shall be consistent with and incorporated into applicable Public Improvement Plans.

10. Eucalyptus Tree Maintenance. The two eucalyptus trees adjacent to 3147 and 3148 Rod Drive shall be trimmed within 45 days of City Council approval of the project. An arborist or other qualified landscape specialist shall be utilized for the trimming.

11. Pedestrian Access. The project site shall be completely separated from the Rolling Hills Subdivision by a continual perimeter wall. No pedestrian access shall be provided from the project site into the Rolling Hills Subdivision. The Final Map shall reflect this requirement.

Public Works Department
ENGINEERING:

12. Map Size. The map shall consist of one sheet at least 18" x 26" in size, unless multiple sheets of the same size are approved by the Community Development Department per City of Santa Maria Municipal Code (S.M.M.C.) Section 11-3.04.

13. Map Preparation. The map shall be prepared by a registered civil engineer or licensed land surveyor. (S.M.M.C. Section 11-3.04).

14. Map Information. The following information shall be shown on the tentative map prior to scheduling the map for Planning Commission review (S.M.M.C. Section 11-3.04):

A. When multiple sheets are approved, a key sheet shall be included and the particular number of the sheet and total number of sheets comprising the map shall be stated on each sheet.

B. A title which shall contain the tract name (Skylight Homes), tract number (6033) and type of subdivision.

C. City of Santa Maria Utilities Department shall be shown as Sewer provider.

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D. Name and address of subdivider, property owner(s) and firm or person preparing the tentative map.

Sufficient legal description to define the boundary of the subdivision, including all boundary lines of the subdivision with approximate bearings and distances.

F. Scale (both written and graphic), date and north arrow.

G. A vicinity map showing all existing major streets, water courses, and Santa Barbara County Flood Control and Water Conservation District channels within one-half (1/2) mile of the exterior boundaries of the subdivision.

H. Total number of lots and their type (i.e., residential, commercial, common, etc.).

Total area of the subdivision in acres.

J. The names of all operators of proposed subdivision utility systems (water, wastewater, electrical, gas, telephone, and cable TV) if applicable.

K. The existing topography of the site, with the following contour intervals:
(i) One (1) foot when the slope of ground is less than five (5) percent, or
(ii) Two (2) feet when the slope of ground is greater than five (5) percent.

L. The approximate location and direction of flow of all watercourses and natural drainage channels.

M. Flood zone designation as indicated on the latest Flood Insurance Rate Map.

N. Existing improvements and features including, but not limited to, the following:
(i)
All buildings, fences, tree rows, existing and abandoned water and oil wells, utility poles, prominent land uses and features within the subdivision, and those within one hundred (100) feet of the proposed subdivision on immediately adjoining land which may affect the design of the proposed subdivision.
(ii) The location, pavement width, right-of-way width, grade and name of all roads and streets (public and private) within, adjacent to, or affected by the subdivision.
(iii) The widths, location, and identity of all existing easements.

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(iv) Easements to be abandoned by the map (Govemment Code Section 66434(g) or 66445(j) shall be clearly identified).
(v) The location and size of all existing sanitary sewers, fire hydrants, water mains, streetlights and storm drains. The approximate slope of sanitary sewers and storm drains shall be indicated, along with rim and invert elevations at manholes.

O. Proposed improvements including, but not limited, the following:
(i)
The location, grade, centerline radius, travel way width and right-of- way width for all proposed roads and streets. The road standard plate(s) shall also be provided. (NOTE: Grades on streets with cul- de-sacs or knuckles shall be greater than 0.25 percent in order to maintain a minimum of 0.25 percent slope along the gutter flowline.) (ii) The location and radius of all curb returns and cul-de-sacs. (iii) The widths, location and purpose of all proposed easements. (iv) Individual lot lines and approximate dimensions and the number of each lot. All lots, and the dimensions thereof, including the approximate size in square feet, shall be shown on one (1) sheet of the map.
(v) Engineering grading data, including the approximate finished floor elevation of each lot, the preliminary design of all grading, and the top and toe of cut and fill slopes to scale. In addition, spot elevations shall be provided for top of curbs, top and bottom of retardation basins, and any other significant feature of the project. This information may be submitted in the form of a preliminary grading plan in lieu of showing the information on the tentative map. (vi) Proposed pedestrian and bicycle paths, if applicable. (vii) Proposed common areas and areas to be dedicated as public open space (e.g. parks), if applicable.
(viii) Proposed improvements on all existing roads or streets adjacent to or affected by the subdivision, including necessary offsite access improvements.
(ix) Proposed public and private streets with approved street names.

Street names exclusive of Street, Drive, Way, etc., shall be limited to eight (8) letters in length. Street names for cul-de-sacs shall be noted as "Court, "Way," or "Place" (S.M.M.C. Section 11-3.05). (x) All necessary offsite access.

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(xi) The approximate location and approximate size of all proposed sanitary sewers, fire hydrants, water mains, streetlights, and storm drains. The approximate slope of sanitary sewers and storm drains shall be indicated, along with rim and invert elevations at manholes. (xii) Proposed subdivision boundary walls. Walls shall not be located within public right-of-way and shall not encroach within sight triangle at intersections.
(xiii) The approximate location and approximate size of retardation basins and design calculations of the basins.

15. Hydrology Report. The following information shall be provided by the applicant prior to issuance of grading plans:

A. A hydrology report prepared by a civil engineer registered in this state describing the proposed method and plan of storm water disposal. The plan, including location of storm drain lines, inlets and ultimate outlet, may be shown on the tentative map. The storm water report shall include a hydrologic and hydraulic study, indicating the following conditions before and after development: drainage areas, major watercourses, quantity of storm water patterns, diversions and collection systems. Flood hazard areas, based on one -hundred -year storm frequency, shall be delineated (on tentative map) based on approved flood control district methodology and, if applicable, included in an inundation easement and offered for dedication to the district. Buildable sites, as designated in the soils report (see Section 11-3.08), shall be located outside of flood hazard area. Drainage requirements of the Santa Barbara County Flood Control and Water Conservation District Standards also apply.

B. The funding arrangement for the perpetual maintenance of the retarding basin shall be submitted to the City for review and approval.

STREETS:

16. Street Improvements. Improvements adjacent to Tract 6033 will be required. All improvements will be constructed per Santa Maria City Standards and will be approved by the City Engineer. Improvements required of developing parcel will include street paving, curb, gutter, bus turnout, bus shelter, streetlights, sidewalks, landscaping, and the required utilities.

17. Undergrounding. All underground improvements required for development of parcels within Tract 6033 shall be installed prior to street paving.

18. Street Lights. Street light layout shall conform to the City of Santa Maria Street Lighting General Plan.

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19. Sight Distances. Sight distance requirements shall be maintained at the intersection of any street, alley or driveway improved for vehicular traffic per S.M.M.C. Sections 12-27.02, 12-27.03 and Public Works Department standards.

Revisions to the wall heights and locations shown on the tentative map may be required to achieve acceptable sight distance.

20. Sewer Main Improvement. The following public improvements will be required as a condition of tract map recordation for Tract 6033.

A. In addition to the on -site sewer main, an 8" sanitary sewer main shall be constructed from the private street intersection with Santa Maria Way to the existing sanitary sewer manhole located at the intersection of Santa Maria Way and Dauphin Street.

If not constructed by the Skyview Estates, Tract 6018 (previously known as Northman Estates) subdivision, the Skylight Homes Tract 6033 subdivision shall construct a new 8" sanitary sewer main in Santa Maria Way from the intersection of Waller Lane and Santa Maria Way to the intersection of Santa Maria Way and Sunrise Drive.

The design for this sanitary sewer system can be found in the Skyview States Public Improvement Plans, 1-2146.

SEWER:

21. Sewer Lateral. The subdivider shall install sewer laterals to each buildable lot of the tentative map at a size appropriate for proposed use. The minimum size shall be four inches (4").

22. Sewer Maintenance. For maintenance purposes, straight grades between manholes shall be provided unless otherwise approved by the City Engineer.

Curved lines that follow the centerline of the road will be allowed if it would take an excessive number of manholes to achieve straight alignment.

STORM DRAINAGE:

23. Flooding. Flood hazard areas, based on one -hundred -year storm frequency, shall be delineated (on tentative map) based on approved flood control district methodology and, if applicable, included in an inundation easement and offered for dedication to the district. Buildable sites, as designated in the soils report (see Section 11-3.08), shall be located outside of flood hazard areas. Drainage requirements of the Santa Barbara County Flood Control and Water Conservation District Standards also apply.

24. Basin. An on -site grading plan incorporating a retarding basin with discharge to a public facility will be required upon development in accordance with Public Works and Community Development requirements. The retardation basin shall be shown on the tentative map prior to approval of said map. The retardation basin shall be fully constructed in accordance with approved plans prior to occupancy of parcels within Tract 6033.

TR2022-0005

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25. Storm Drain. Storm drain improvements will require review by the Santa Barbara County Flood Control District and the City of Santa Maria Public Works Department.

26. Calculations. Provide calculations demonstrating that the proposed retardation basin and street drainage system are adequate. These calculations shall be submitted by the applicant to the City of Santa Maria and the Santa Barbara County Flood Control District for review and approval prior to approval of the public improvement plans or grading plans for Tract 6033.

27. Maintenance Funding. The funding arrangement for the perpetual maintenance of the retarding basin shall be submitted to the City for review and approval. Any maintenance agreement required for said funding arrangement shall be recorded simultaneous with the recordation of the final map. A copy of the recorded document shall be submitted to the City.

The basin for Tract 6033 shall be privately owned and maintained. Costs for long term maintenance, including desilting, dredging, or other requirements as determined by the Central Coast Regional Water Control Board for consistency with low -impact development and water quality requirements shall be solely borne by an HOA or similar entity.

PUBLIC UTILITIES:

28. Undergroundinq. All new public utilities shall be underground to comply with the Municipal Code, Section 12-28.06. All existing on -site public utilities shall be placed underground as a condition of Tract 6033 S.M.M.C. Sections 11-8.04(g) and 12-28.06].

29. Streetlights. Streetlights shall be operational prior to occupancy of any parcel within Tract 6033.

30. Utility Providers. At time of Public Improvement Plan review, plans shall be submitted to Pacific Gas and Electric (PG&E), Verizon, Cable TV and The Gas Company for review if applicable. Comments from the utilities regarding transformer locations, etc., shall be forwarded to Public Works Department for review and approval.

EASEMENTS:

31. Public Utility Easement. For all streets, a 10 -foot public utility easement shall be dedicated behind back of sidewalk on the Final Map. This easement shall extend across the full width of the street, with 10' behind back of sidewalk on either side of the street.

32. Pedestrian Access and Traffic Control Easement. Dedicate pedestrian access and traffic control device easements at all intersections. The easement shall follow the Public Utility Easement from curb return to curb return.

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33. Tree Planting and Maintenance Easement. A minimum ten -foot (10') tree planting and maintenance easement shall be dedicated adjacent to all public and private streets or as directed by the City Recreation and Parks Department.

34. Drainage Easement. Retardation basin and private streets shall be dedicated on the Final Map as reciprocal drainage easements for the residential subdivision.

35. Existing Easement Abandonment. All existing easements to be abandoned by separate document will require the applicant to provide legal descriptions, sketches (8 '/2" x 11" City Standard format) closure calculations, and payment of current Public Works Department Fees for processing through the City. All paperwork shall be in an approved form and processed through Planning Commission and City Council prior to issuance of building permits. The abandonment shall be recorded prior to occupancy.

All easements to be abandoned by the map [Government code Section 66434(g) or 66445(j)] shall be clearly identified as such with City -approved notation on the tentative map, final map and/or parcel map.

SOILS:

36. Soils Report. A preliminary soils report, prepared by a civil engineer registered in this state, and based upon adequate test borings, shall be required and submitted to Public Works Department prior to filing of the final map to comply with Government Code 66490 (Subdivision Map Act).

37. Soils Analysis. A soils analysis will be required for the determination of street structural sections.

38. Soil Borings. Soil borings in the area of the retardation basin will be required prior to development of the basin. A minimum of two (2) borings shall be analyzed to a depth of fifteen (15) feet +/- beyond the proposed final basin floor elevation.

Additional borings will be required if analysis is inconclusive with respect to permeability.

INDEMNITY:

39. Indemnity. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision. Tract 6033 and all actions relating thereto, including but not limited to, environmental review and action taken pursuant to §66462.5 of the Subdivision Map Act.

TR2022-0005

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FEES:

NOTE: The fees given at this time are an estimate calculated using rates currently in effect. The actual amount due shall be calculated using fee rates in effect at the time of payment.

40. Map Checking Fee:

A. Tentative Tract Maps, Engineering: $6,729, 41-80 lots (2021 Adopted Fees). The rate changes each July in accordance with City Council Resolution 2005-101). This fee will be collected prior to approval of the plans.

B. Final Tract Map, Engineering: $3,815 plus $81 per lot over 20 lots (estimated $6,245). The rate changes each July in accordance with City Council Resolution 2005-101). This fee will be collected prior to approval of the plans.

41. Public Improvement Plan Check Fee: Based on approved estimated cost of public improvements or on a proposal submitted by a consultant assigned to review the project plans. The fee shall be collected prior to review of the plans.

42. Public Improvement Inspect Fee: Based on approved estimated cost of public improvements. The fee shall be collected prior to issuance of a public encroachment permit or approval by the City Council of the project final map, whichever comes first.

43. Traffic Mitigation Fee: The fees shall be based on the codes and rates in effect at the time of building permit issuance.

44. Water Mitigation Fee: The fee shall be based on the codes and rates in effect at the time of building permit issuance.

45. Wastewater Mitigation Fee: The fee shall be based on the codes and rates in effect at the time of building permit issuance.

46. State Water Reimbursement Fee: The fee shall be based on the codes and rates in effect at the time of building permit issuance.

47. Drainage Fee: The fee shall be issued if the project site falls in the North Blosser Road area, the Battles Road area, or in the Orcutt area. The fee shall be based on the following fee schedule.

Orcutt Drainage: $100.00 per lot (residential)
$500.00 per acre (commercial)
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REIMBURSEMENTS:

Note: This project is not currently subject to reimbursement fees, although, two projects currently under construction (Santa Maria Studios, SP2021-0003 and Skyview Estates, Tract 6018) may construct improvements that this development may be required to provide its fair share contribution towards. Staff does not have an estimate of that cost at this time.

BONDS/SURETY:

48. Faithful Performance — One -hundred (100) percent of the approved cost of all public improvements.

49. Labor & Materials — Fifty (50) percent of the approved cost estimate.

50. One -Year Guarantee — Ten (10) percent of the approved cost estimate.

51. Monumentation — Amount set by the developer's engineer and approved by the Public Works Department or the monuments are to be set and accepted by the City prior to recordation of the final map.

52. Subdivision Tax Bond — A bond for property taxes is required by the Santa Barbara County Treasurer -Tax Collector for property being subdivided in the county. This bond must be in place before the County will allow the recordation of the final map.

In order to not delay the recordation of the final map, it is suggested that the applicant apply for and process a "Subdivision Tax Bond Request" from the Santa Barbara County Treasurer -Tax Collector at the same time the map is submitted to the City of Santa Maria for plan check. The Santa Barbara County Treasurer -Tax Collector may be contacted at: 105 East Anapamu Street, Santa Barbara, CA (805) 568-2933.

COMMENTS:

53. Title Report. An up-to-date preliminary title report will be required prior to the filing of the Final Map.

54. Public Improvement Plans. Public improvement plans prepared by a registered civil engineer and approved by the Public Works Department will be required.

Improvement plans shall include surface improvements plan and profile, underground improvements plan and profile, and signing and striping plans for all arterial streets. Should at a later date, construction of public improvements be proposed to be phased, additional review and conditioning will be required.

55. Public Landscaping. The Public Improvement Plan submittal shall include landscaping and irrigation plans for any area of Public R.O.W. where landscaping is required (such as medians) and/or landscaping is to be maintained by a City landscape maintenance district. The Engineer shall submit four (4) prints of the landscaping and irrigation plans to the Public Works Department for checking TR2022-0005

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purposes (one (1) set for Community Development and two (2) sets for Recreation and Parks). The landscape plans, when approved, shall be submitted to Public Works Department as reproducible Mylar prints.

56. Street Cleaning. The developer shall be responsible during construction for cleaning city streets, curbs, gutters and sidewalks of dirt tracked form the subject site. The flushing of dirt and debris to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be done after each day's work or as directed by the Director of Public Works or the Community Development Director.

57. City Specifications. All required improvements shall be designed and constructed in accordance with the City of Santa Maria Standard Specifications and Drawings.

58. Incorporation by Reference. Except as modified by other conditions of approval of this project, the following documents, submitted in connection with the application for this project and retained in Engineering Division File TR2022-0005 are hereby incorporated by reference as conditions of this project:

Tentative Map received October 7, 2022.

Fire Department

59. Address Numbers. Numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be a minimum of (6) inches for single family residential buildings. The proposed location and design of address numbers or this note shall be shown on plans.

60. Access Roads. An approved SMFD access road shall extend to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building.

All weather surface access roads shall be installed and approved by the SMFD prior to vertical combustible construction.

61. Minimum Road Standards. The roads shall be a minimum of 4 -inch class II road base compacted to 95% with 15 1/2 -foot overhead clearance: 24 -foot net minimum width for buildings below 30 feet in height.

62. Turning Radius. The minimum turning radius shall be designed to accommodate the SMFD's ladder truck. The proposed fire access turning radii shall be verified by submittal of design drawings created by Auto Tum software or equivalent. Turn radius specifications are available by request.

63. Temporary Fire Access Road Siqnaqe. Temporary access signage shall be placed at each entrance to the project (when necessary) to delineate construction and fire access. Signage design is provided in SMFD Development Guidelines. These signs shall be installed prior to combustible construction.

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64. Temporary Access Roads. Plans for temporary access roads shall be reviewed, inspected and approved by the SMFD prior to construction in accordance with CFC Section 501. Temporary access roads shall be constructed with compacted base, curbs and gutters prior to vertical combustible construction. Access roads shall be maintained clear and unobstructed for the duration of the construction project.

65. Fire Lane Signs. Where the minimum widths for access are applied "No Parking, Fire Lane" signs shall be posted. Signs shall be designed per SMFD Development Guidelines. All curbing in a designated Fire Lane or fire access way shall be painted red with "Fire Lane, No Parking" graphics stenciled every 100 linear feet or as otherwise designated on approved plans.

66. Fire Flow. Fire flow shall comply with CFC, Appendix B. The minimum fire flow for this project shall be 500 gallons per minute (based on Type V Construction, with automatic fire sprinklers, as required by the California Residential Code, Section R313.3).

67. Fire Hydrants. Fire hydrants shall be installed per City of Santa Maria Public Works Standards. Fire hydrant spacing and distribution shall comply with CFC Section 507 and CFC Appendix C. Fire hydrants shall be spaced at distances not to exceed 500 feet. Fire hydrants shall be installed and operational prior to vertical combustible construction. The SMFD, or a designated representative, shall inspect and approve all fire hydrant installations for operational readiness prior to combustible construction.

68. Fire Hydrant Protection. Private on -site fire hydrants shall be protected from impact in accordance with City of Santa Maria Public Works Standards and SMFD Development Guidelines.

69. Water Mains. Water Mains shall be installed per City of Santa Maria Public Works and NFPA standards. Minimum main size shall be 8", or as determined by hydraulic calculations.

70. Hydrant Markers. Reflective blue dot fire hydrant location markers shall be installed.

71. Fire Sprinkler Systems. Each residence shall be equipped with an automatic fire sprinkler system in accordance with California Residential Code, Section R313.3.

Please note on the plans the automatic fire sprinkler systems shall be submitted under a separate permit.

72. Additional Emergency Access. An emergency access gate shall be provided between Lots 16 & 17 to access Diane Drive. The gate and driveway access shall be design and approved by the Fire Department including 24 feet in width and 4 - inch class 11 road base compacted to 95% and all-weather surface. The current design is acceptable as shown on plans dated October 7, 2022.

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Recreation and Parks Department

73. Public Trees. Large street trees will be planted along Santa Maria way at a 40 -foot spacing. A minimum ten -foot -wide tree planting area is required, behind the sidewalk, for these trees. The retention basin shall have trees around its edges at a maximum of 30 spacing feet. Existing pine trees are to be preserved and protected in place across entire sitework construction. Plans by Jim Burrows dated 08/17/2022 are acceptable as presented.

74. Residential Trees. There shall be a minimum of one private street tree in front of each residence. Trees shall be picked from the City of Santa Maria approved street tree list, species should be picked for design theme and not be a random selection.

Trees shall be planted laterally a minimum of ten feet from all underground utilities.

A minimum ten -foot -wide tree planting easement, behind the sidewalk shall be dedicated to the City.

75. District Landscaping. The Santa Maria Way frontage, street trees, and landscaped medians are considered an enhanced landscape area. Include separate Public Improvement Plans through City of Santa Maria Public Works for review and approval of work by Public Works Department and Recreation and Parks Department. These areas will be City maintained through the Landscape Districts.

76. Timing. Public landscaping will be installed concurrently with construction of any roadway modifications or improvements.

77. Development Fees. Per the Municipal Code, several Recreation and Parks Development Fees may apply to this project.

A. Subdivision in Lieu $2,379.00 per unit
B. Residential Development Tax $185.00 per unit
C. Single Family Growth Mitigation $2.18/ square foot
Note: fees are reviewed annually and are subject to change.

78. Landscape District. This project will be required to join the Southeast Landscape Maintenance District and Santa Maria Way Special Benefit Zone. The signed and notarized "Petition Requesting Annexation" form is due at time of building permit issuance. It can be returned to the Recreation and Parks Department, 615 S.

McClelland, Santa Maria, CA 93454.

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NOTES:

In accordance with Section 11-13.02 of the Municipal Code, this permit is not valid until the 15th calendar day following the issuance of the permit, providing no appeal is filed; or if an appeal is filed, this permit is not valid until the effective date of the final action on the appeal.

In accordance with Section 11-3.06 of the Municipal Code, this permit shall expire thirty-six (36) months from the date the official tentative map is approved or conditionally approved. However, the approval body may consider extensions of time based on the requirements of the Subdivision Map Act. Failure to file a final or parcel map with the County Recorder within these time limits shall make the official tentative map null and void and will require that a new tentative map with a new tract number be processed. A written request justifying the need and the appropriate filing fee filed with the Community Development Department shall be submitted at least 30 calendar days prior to the expiration date.

Failure to comply with any of the conditions stated above may be cause for enforcement according to Title 11 of the Santa Maria Municipal Code, in addition to any other penalties provided by law.

All conditions of approval are to be completed by the subdivider within 12 months from the recordation of the final or parcel map unless otherwise stated, and are to be maintained in perpetuity.

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RESOLUTION NO. 2815

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

SANTA MARIA RECOMMENDING THAT THE CITY COUNCIL

APPROVE THE SKYLIGHT HOMES VESTING TENTATIVE TRACT
MAP LOCATED AT 3170 SANTA MARIA WAY, TRACT 6033
WHEREAS, the applicant, Sheryl Flores, representing People's Self -Help Housing has applied for a Vesting Tentative Tract Map (TR2022-0005), to subdivide a 8.89 -acre parcel into 50 lots to construct 49 single-family residences; and WHEREAS, the Subdivision Committee reviewed the Tract Map on November 29, 2022, and proposed recommended conditions, which are attached as conditions of approval; and
WHEREAS, the Planning Commission of the City of Santa Maria held a regularly scheduled public hearing on December 7, 2022; and
WHEREAS, notices of the public hearing were made at the time and in the manner required by law; and
WHEREAS, at the completion of said hearing, the Planning Commission duly considered all oral and written evidence presented at said hearing; and WHEREAS, the Planning Commission of the City of Santa Maria has reviewed the Skylight Homes Vesting Tentative Tract Map, Tract 6033, and makes the following findings in accordance with Section 11-3.03(f):

B. The design or improvement of the proposed subdivision is consistent with applicable City of Santa Maria General and Specific Plans because the future development on the resulting parcels shall implement all applicable Municipal Code design measures and development standards to ensure for the health and safety of the users of the site(s) and for the surrounding properties. The subdivision site is not within a Specific Plan area. The size and dimensions of the resulting parcels conform to the requirements of the Municipal Code, and the requested reduction of the lot sizes does not result in the project exceeding the density permitted by the General Plan Land Use Designation.

There is no substantial evidence in the whole record before the Planning Commission supporting a fair argument that the project as described in the MND will produce the conditions as provided in Section 15162 of the CEQA Guidelines under which a subsequent Negative Declaration must be drafted and distributed for public review. Therefore, no further environmental review is required.

Section 1. The above recitals are true and correct and incorporated herein by reference.

Section 2. The Planning Commission recommends the City Council approve the Skylight Homes Tentative Tract Map, Tract 6033, attached herein as Exhibit A, and subject to the conditions, attached herein as Exhibit B, both incorporated by reference.

Section 3. The records of these proceedings are located in the Planning Division of the City of Santa Maria, 110 South Pine Street #101, Santa Maria, Califomia 93458.

Section 4. The Assistant Secretary of the Planning Commission is hereby authorized to make minor changes herein to address clerical errors, so long as substantial conformance to the intent of this document is maintained. In doing so, the Assistant Secretary of the Planning Commission shall consult with the City Manager and the City Attorney concerning any changes deemed necessary.

PASSED AND ADOPTED at the regular meeting of the Planning Commission of the City of Santa Maria held on this 7th day of December 2022, by the following roll call vote:

AYES: Commissioners Maribel Hemandez, Tim Seifert, Esau Blanco, Tom Lopez and Chair Robert Dickerson
NOES: None
ABSENT: None
ABSTAINED: None
ATTEST:

ROBERT DICKERSON, CHAIR
Planning Commission

DANA EADY, ASSISTANT SECRETARY
Planning Commission
3 RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA

MARIA, CALIFORNIA, APPROVING THE SKYLIGHT HOMES VESTING TENTATIVE TRACT MAP, TRACT 6033 (TR2022-0005)
WHEREAS, the applicant, Sheryl Flores, representing People's Self -Help Housing, has applied for a Vesting Tentative Tract Map (TR2022-0005) to subdivide an

8.89 -acre lot into 50 lots to construct 49 affordable single-family residences; and WHEREAS, the Planning Commission of the City of Santa Maria held a public meeting on December 7, 2022, to review the Vesting Tentative Tract Map, Tract 6033; and
WHEREAS, the Planning Commission made its recommendation in writing that the City Council approve the lot sizes and widths smaller than permitted in the R-1 zoning district due to the fact that the project does not exceed the maximum density specified by the City of Santa Maria General Plan; and
WHEREAS, on a 5-0 vote, the Planning Commission made its recommendation in writing that the City Council approve the proposed Vesting Tentative Tract Map (Resolution No. 2518) as conditioned, with additional provisions regarding eucalyptus tree maintenance and the elimination of a proposed pedestrian access at Dian Drive which have been included as conditions of map approval; and
WHEREAS, a duly noticed public hearing was held on this Vesting Tentative Tract Map by the Santa Maria City Council on January 17, 2023; and WHEREAS, the Santa Maria City Council made no modification of the proposed Vesting Tentative Tract Map which had been previously considered by the Planning Commission; and
WHEREAS, the City Council adopted a Mitigated Negative Declaration which analyzed this proposed project on December 21, 2021, in accordance with the California Environmental Quality Act of 1970 (CEQA), Public Resources Code Section 21000 et. seq., as amended; and
WHEREAS, the City Council of the City of Santa Maria has reviewed the Skylight Homes Vesting Tentative Tract Map, Tract 6033, and makes the following findings in accordance with Section 11-3.03.(f):

City of Santa Maria Municipal Code Section 12-6.07.(c). The subdivision site is not within a Specific Plan area.

B. The design or improvement of the proposed subdivision is consistent with applicable City of Santa Maria General Plan because the future development on the resulting parcels shall implement all applicable Municipal Code design measures and development standards to ensure for the health and safety of the users of the site(s) and for the surrounding properties. The subdivision site is not within a Specific Plan area. The requested reduction of the lot sizes does not result in the project exceeding the density permitted by the General Plan Land Use Designation, and the subdivision conforms to all other requirements of the Municipal Code.

E. The design of the proposed subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because this was concluded by the Mitigated Negative Declaration (MND) which was created for the former People's Self Help Housing General Plan Amendment and Zone Change for the project. Potential environmental impacts were analyzed by the Initial Study and MND for the General Plan Amendment and Zone Change of the site, with the analyzed development of the site matching the Planned Development and Vesting Tentative Map project proposed here and, where necessary, mitigation measures were applied to the project to reduce any identified potentially significant impacts to less than significant levels. There is no substantial evidence in the whole record before the City Council supporting a fair argument that the project as described in the MND will produce the conditions as provided in Section 15162 of the CEQA Guidelines under which a subsequent Negative Declaration must be drafted and distributed for public review. Therefore, no further environmental review is required.

F. The design of the subdivision or type of improvements are not likely to cause a serious public health hazard because development on the resulting parcels shall implement all applicable Municipal Code design measures and development standards to ensure for the health and safety of the users of the site(s) and for the surrounding properties.
2 G. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision because any affected easements have been identified and depicted on the proposed map. New easements shall be established through this map. The map will identify the location and depiction of all easements, and the party responsible to maintain the easement. Furthermore, any future development shall identify, locate, and avoid encroachment upon any existing or proposed easements
H. The discharge of waste from this proposed land division into the existing community sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board because the project conditions require the installation of new sewer utility lines and wastewater facilities in conformance with 'Municipal Code Title 8, and the development of the new lots will be completed in accordance with the Regional Water Quality Control Board.

NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Santa Maria, Califomia, that:

SECTION 1. The above recitals are true and correct and incorporated herein by reference.

SECTION 2. The Vesting Tentative Tract Map TR2022-0005 (Tract 6033) as depicted on the Vesting Tentative Tract Map Plan Set and subject to the Vesting Tentative Tract Map Conditions, as modified during the December 7, 2022, Planning Commission Meeting, which are each attached to the January 17, 2023, City Council Staff Report incorporated by reference, is hereby approved; and SECTION 3. The Chief Deputy City Clerk is hereby authorized to make minor changes herein to address clerical errors, so long as substantial conformance of the intent of this document is maintained. In doing so, the Chief Deputy City Clerk shall consult with the City Manager and City Attorney concerning any changes deemed necessary.

PASSED AND ADOPTED at the regular meeting of the City Council of the City of Santa Maria this 17th day of January 2023, by the following roll call vote:
//1
/1/
/1/
3 ATTEST:

Chief Deputy City Clerk
4 Mayor
APPROVED AS TO CONTENT:

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA

MARIA, CALIFORNIA, APPROVING THE SKYLIGHT HOMES
PLANNED DEVELOPMENT PERMIT (PD2022-0006)
WHEREAS, the applicant, Sheryl Flores, representing People's Self -Help Housing has applied for a Planned Development Permit (PD2022-0006) to construct 49 affordable single-family residences, with associated site and landscape improvements on an 8.89 - acre site; and
WHEREAS, the Planning Commission of the City of Santa Maria held a public meeting on December 7, 2022, to review the Planned Development Permit; and WHEREAS, on a 5-0 vote, the Planning Commission made its recommendation by motion that the City Council approve the proposed Planned Development Permit as conditioned, with additional provisions regarding eucalyptus tree maintenance and the elimination of a proposed pedestrian access at Dian Drive, which have been included as conditions of the Planned Development Permit approval; and WHEREAS, a duly noticed public hearing was held on the Planned Development Permit by the Santa Maria City Council on January 17, 2023; and WHEREAS, the Santa Maria City Council made no modification of the proposed Planned Development Permit which had been previously considered by the Planning Commission; and
WHEREAS, the City Council adopted a Mitigated Negative Declaration which analyzed this proposed project on December 21, 2021, in accordance with the California Environmental Quality Act of 1970 (CEQA), Public Resources Code Section 21000 et. seq., as amended; and
WHEREAS, the City Council of the City of Santa Maria has reviewed the Skylight Homes Planned Development Permit project in accordance with the application submitted and hereby makes the required findings in accordance with Section 12-35.105 and 12-

35.203 of the Municipal Code, including the following:

Maria Municipal Code standards for the PD/R-1 zone, including but not limited to parking, landscaping, setbacks, building height, and vehicular access. The site is adequately sized to accommodate the proposed residential use, and the construction of the single-family residential development would adapt with the land and uses in the vicinity, which includes a similar land use pattern of lower density residential development.

Sight distances were reviewed by ATE at the proposed Santa Maria Way driveway entrance and include 550 feet looking north and 1,000 feet looking south, which are both adequate for the posted speeds of 45 Miles Per Hour (MPH) heading northbound and 50 MPH heading southbound on the secondary arterial project frontage. It was noted in the ATE study that the sight distance for drivers looking to the south from the roadway connection is somewhat obscured by a mailbox, signs, overhanging trees, and a row of oleander shrubs located along the Del Cielo Mobile Estates development south of the site. Staff has included in the Permit (Condition of Approval #2) a requirement that the sight distance visibility issue be cleaned up prior to issuance of a building permit. The City's Public Works Department reviewed this study and determined that no further analysis to traffic LOS, access, circulation, or sight distances are required.

The project is exempt from Vehicle Miles Traveled (VMT) analysis per the City of Santa Maria Environmental Procedures because the project is 100 percent affordable housing. Any affordable housing project where a minimum of 20 percent of the units are deed restricted for low or very low income residents are presumed to have a less than significant VMT impact and are exempt from further review.

D. That the proposed use will have no adverse effect upon abutting property as the construction of the single-family residential development and the establishment of the residential use would be self -sustained by providing adequate on -site parking, including a two -car garage and driveway space for two vehicles in an area of the City that has established residential development of a similar density and scale.

E. That the establishment, maintenance, and/or conducting of the use for which the planned development permit review is sought will not, under the circumstances of 2 the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such project. In addition, it will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in said neighborhood or contrary to its orderly development. The construction of the residential project and the establishment of such use would adapt with the land and uses in the vicinity. The project would provide adequate space for setbacks, parking, and landscaping to ensure no nuisances would be created by the establishment of the project. The conditions of approval and development standards required for this project alleviate any potentially adverse impacts that could result from the proposed use.

F. That the conditions stated in the decision are necessary to protect the public health, safety, and general welfare.

G. The proposed modification(s) are otherwise consistent with the General Plan, Municipal Code, and applicable Specific Plans. No modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

I. The proposed modification(s) are essential to the design of the project. The project is consistent with all applicable development standards in the Municipal Code and no modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

J. The proposed modification(s) have been minimized to the maximum extent possible consistent with Subsections (G) through (I) of the findings above. The project is consistent with all applicable development standards in the Municipal Code, and no modifications to development standards per Section 12-35.202 of the Municipal Code are proposed.

K. That the environmental impacts of the project were adequately reviewed in the Mitigated Negative Declaration (MND) for the People's Self Help Housing General Plan Land Use and Zone Amendment (GPZ2021-0001), and there was no substantial evidence in the record that the project, as mitigated, may have a significant effect on the environment. There is no substantial evidence in the whole record before the City Council supporting a fair argument that the project as described in the MND will produce the conditions as provided in Section 15162 of the CEQA Guidelines under which a subsequent Negative Declaration must be drafted and distributed for public review. No further environmental review is required. 3 NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Santa Maria, Califomia, that:

SECTION 1. The above recitals are true and correct and incorporated herein by reference.

SECTION 2. The Planned Development Permit as depicted on the Planned Development Plan Set and subject to the Planned Development Permit Conditions, as modified during the December 7, 2022, Planning Commission Meeting, which are each attached to the January 17, 2023, City Council Agenda Report, incorporated by reference, is hereby approved; and
SECTION 3. The Chief Deputy City Clerk is hereby authorized to make minor changes herein to address clerical errors, so long as substantial conformance of the intent of this document is maintained. In doing so, the Chief Deputy City Clerk shall consult with the City Manager and City Attorney concerning any changes deemed necessary.

PASSED AND ADOPTED at the regular meeting of the City Council of the City of Santa Maria this 17th day of January 2023, by the following roll call vote:
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ATTEST:

Chief Deputy City Clerk
4 Mayor
City Attorney
APPROVED AS TO CONTENT:

Department ctor
C• Manager

Santa Maria City CouncilJanuary 17, 2023

Santa Maria City Council
January 17, 2023