RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA
MARIA, CALIFORNIA, APPROVING THE BETTERAVIA PLACE 1
PLANNED DEVELOPMENT PERMIT (PD2021-0006) LOCATED AT
LOTS 3 AND 4 OF TRACT 6008 (APNS 117-990-003 AND 117-990-004
RESPECTIVELY)
WHEREAS, MBK Rental Living has applied for a Planned Development Permit (PD2021-0006) to construct 340 apartment units, with the associated site and landscape improvements on a 15.55 -gross 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 December 7, 2022, with a 3-0-1-1 vote, the Planning Commission made its recommendation by motion that the City Council approve the proposed Planned Development permit as conditioned; and
WHEREAS, a duly noticed public hearing was held on the Planned Development Permit by the Santa Maria City Council on February 7, 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 considered and relied on the Planning Commission's recommendations to adopt an Addendum to the Betteravia Plaza Final Environmental Impact Report for the Project, in making its decision on the proposed project; and WHEREAS, the City Council of the City of Santa Maria has reviewed the Betteravia Place 1 Planned Development Permit project in accordance with the application submitted and hereby makes the required findings in accordance with Section 12-35.203 of the Municipal Code, including the following:
A. That the project meets the vision, intent, and requirements of the General Plan.
The project would be consistent with the purpose of the High Density Residential (HDR) land use designation on the site, which is meant to provide an urban residential environment close to shopping facilities and existing activity centers, because the project would provide apartments adjacent to existing/proposed commercial development and park space.
B. That the site for the proposed use is adequate in size and topography to accommodate the 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, with the exception of the requested modification to building height requirements and open space discussed below, the project is designed to comply with the City of Santa Maria Municipal Code standards for the PD/R-3 zone, including, but not limited to, parking, loading, landscaping, setbacks, and vehicular access. The site is adequately sized to accommodate the proposed
residential use, and the construction of the multi -family residential development would adapt with the land and uses in the vicinity which includes a similar land use pattern of medium and high -density residential development.
C. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use because the proposed construction of project, with traffic mitigation measures, would not lead to inadequate street and highway conditions. A Traffic and Circulation Study was prepared by Associated Transportation Engineers (ATE) for the 2015 Betteravia Plaza Final Environmental Impact Report (EIR). 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 with intersection improvements (traffic signals) at the intersections identified in Mitigation Measure T-1 of the EIR. The City's Public Works Department reviewed this study and determined that no further analysis to traffic LOS and site circulation is required because the number of cumulative trips with the project are projected to be reduced and would not change the previously analyzed LOS at the area intersections. The Mitigation Measure T-1 has been incorporated into this permit as a condition of approval, improvements to be completed prior occupancy clearance for the project.
The project is exempt from Vehicle Miles Traveled (VMT) analysis per the City of Santa Maria Environmental Procedures. Specifically, the project site is located within a Transportation Analysis Zone (TAZ) where the Countywide Average Home -Based VMT per Capita (Appendix B of Environmental Procedures) are expected to generate VMT at 85 percent or less of the baseline average rate. Any of these TAZ areas 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 multi -family residential development and the establishment of the residential use would be self -sustained by providing adequate on -site parking and amenities 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 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 use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements In the neighborhood; nor shall the use be inconsistent with the character of the 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 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 2 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-3 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 height and open space modifications are otherwise consistent with the General Plan, and Municipal Code because the modification to exceed the R- 3 district 35 -foot building height maximum by five -feet would allow for changes in roof planes and variation in roof lines which provides architectural interest and reduces the perceived bulk of the building, which is consistent with Objective L.U.9c to encourage creative site design in new residential developments and encourage the development of a unique identity for each neighborhood. Further the height increase allows for full screening of rooftop mechanical equipment, consistent with Municipal Code performance standards. A reduction in the open space requirement of 250 -square -feet per unit to 224 -square -feet per unit allows for a variety of unit sizes to be constructed at maximum density while also providing several high -quality open space areas for passive and active resident use, consistent with objective L.U.1 a.
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 modification to exceed the R-3 district 35 -foot maximum building height by five - feet would allow for changes in roof planes and variation in roof lines which provides architectural interest and reduces the perceived bulk of the building. A reduction in the open space requirement of 250 -square -feet per unit to 224 -square - feet per unit allows for a variety of unit sizes to be constructed at maximum density while also providing several high -quality shared open space areas for passive and active resident use, including playgrounds, sports courts, plazas, and seating with pedestrian amenities such as trellises, lighting, shade trees, and decorative pedestrian crossings. Each unit is provided with its own private balcony.
I. The proposed modification(s) are essential to the design of the project; The modification to exceed the 35 -foot maximum building height allows the project to adequately screen rooftop equipment and provide roof line variations to break up the building massing and provide architectural interest. The reduction in the open space requirement of 250 -square -feet per unit to 224 -square -feet per unit allows for a variety of unit sizes to be constructed at the density allowed by the General Plan.
J. The proposed modification(s) have been minimized to the maximum extent possible consistent with Subsections (a) through (c) of Section 12-35.203 of the Municipal Code. The project is consistent with all other applicable development standards in the Municipal Code.
K. That the environmental impacts of the project are adequately reviewed in the Addendum to the Betteravia Plaza Final Environmental Impact Report (SCH# 2015011029) and there is no substantial evidence in the record that the project, as 3 mitigated, may have a significant effect on the environment. No further environmental review is required.
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, which are each attached to the February 7, 2023, City Council Agenda Report, incorporated by reference, is hereby approved subject to approval of the General Plan Amendment and Rezone for Betteravia Plaza (GPZ2021-0002).
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 conceming any changes deemed necessary.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Santa Maria, Califomia, held this 7"' day of February 2023.
ATTEST:
Chief Deputy City Clerk
Mayor
4 APPROVED AS TO FORM:
City Attorney
APPROVED AS TO CONTENT:
City Manager