FOR COUNCIL MEETING OF MARCH 7, 2023
COUNCIL AGENDA REPORT
TO: City Council
FROM: Planning Commission
Prepared by: Director of Community Development
SUBJECT: HERITAGE WALK LOFTS DOWNTOWN PERMIT AT 201 TOWN
CENTER WEST
RECOMMENDATION:
That the City Council accept the recommendation of the Planning Commission and adopt a Resolution approving a Downtown Permit (DT2022-0018) for Heritage Walk Lofts at 201 Town Center West.
BACKGROUND:
The applicant, Vemon Group, is requesting to remodel the existing 85,900 -square -foot two-story building formerly occupied by Fallas and Mervyn's department stores to include 104 loft apartments. The 1.3 -acre site at 201 Town Center West, located west of Broadway and south of Main Street, is in the Specific Plan/Town Center (SP/Town Center) 0 zoning district (Exhibit A — Vicinity Map). The building is centrally located within the Town Center West shopping center that includes Santa Maria Gastroenterology and First United Methodist Church to the south, multi -tenant commercial and office buildings to the north, and additional commercial and Frontier Communications to the west.
Given the project's scope and location along a major corridor, as identified in the Downtown Specific Plan, a Downtown Permit is required for review by both the Planning Commission and City Council.
This project was presented to the Planning Commission at a regularly scheduled meeting on February 15, 2023. The Planning Commission made a recommendation to the City Council to approve the project unanimously, with positive remarks on the potential transformation of the building. This project was also previously discussed at a Downtown Revitalization Committee meeting on June 27, 2022, and at a joint meeting of the Downtown Revitalization Committee, Planning Commission, and City Council on December 12, 2022. The joint meeting in December 2022 included a larger discussion on design and architecture for Downtown, resulting in the consensus that future Downtown development reflects a high -quality design that is complimentary to the existing Spanish and Mediterranean -style buildings in the area.
DISCUSSION:
The proposed project is an adaptive reuse of the largest free-standing retail building in Downtown and will consist of 104 residential market -rate rental units with an average unit size of approximately 680 square feet. Adaptive reuse refers to the process of reusing an existing building for a purpose other than which it was originally built or designed for. The
applicant proposes 98 studio housing units and 6 one -bedroom housing units, all with a loft -style design, with 18 -foot -tall ceilings and mezzanine living and sleeping areas. The loft -style design is a popular technique for repurposing former commercial or industrial buildings and offers a more spacious residential living environment.
The existing "box -shaped" building will be significantly modified to create a grand entry paseo that leads to an open, landscaped central courtyard. Walls would be replaced by windows, providing natural light for the new residences. Shade -loving plants and trees are proposed in the central open -to -sky courtyard. Private patios or second -floor decks are provided for each unit and will either have a view of the surrounding downtown or the central courtyard. A community roof -top deck with tree planters, seating, and firepits is also proposed. There are two ground -floor community rooms, bike storage on each floor, and two elevators on either side of the building.
Architecture
According to the Downtown Specific Plan, developments are encouraged to have their own identity and provide functional and aesthetically pleasing pedestrian scale articulation. The proposed project achieves this and meets the Specific Plan's Design Guidelines by incorporating contemporary architectural elements, but through references to the Spanish -Mission style, integrating with the adjacent town center buildings as well as the historical church and City buildings. Arched openings, windows incorporating lintels, corbels, wrought iron balconies and wall details, and stylized exterior light fixtures reference Spanish -Mission design. The forms (arcades, arches, and recessed entries), materials (stucco, tile, wrought iron), and colors are also representative of classic Mediterranean architecture, while the fenestration (window patterning, opening size, and proportion) and detailing are reflective of today's building standards. The use of wood, metal, and large windows blend contemporary and traditional designs.
Parking
Residential projects within the Downtown Specific Plan are required to provide on -site parking per unit, according to the unit size: 0.5 of a parking space is required for each unit less than 400 square feet in size, 0.75 of a parking space for units 400-600 square feet in size, and 1 space per for those units larger than 600 square feet. Based on the sizes of the 104 units proposed, this development is required to provide 97 parking spaces.
Adjacent parking formerly provided for Fallas and Mervyn's department stores is available. The parking surrounding the existing building and used by Town Center West, First Methodist Church, and Santa Maria Gastroenterology is owned, controlled, and maintained by the City of Santa Maria. The City will require the project property owner to enter into a contractual agreement with the City for the use, refurbishment, and ongoing maintenance of a portion of the existing City -owned parking lots that are to be used by the project. Although parking will be permitted on the City lots, the parking spaces will be non-exclusive; therefore, the parking will not be on a reserved or permit basis. There are a total of 679 parking spaces total within the parking areas on the northeast, southeast, and southwest sides of the building (Vicinity Map, Exhibit A).
Some of the adjacent parking areas is anticipated to be redeveloped. When this occurs, new parking will be made available at the same location, or would be provided in the surrounding area, including but not limited to the parking garages at Santa Maria Town 2 Center. The Downtown Specific Plan allows for a reduction of parking requirements based on the proximity of the project site to City -owned parking lots and/or structures.
Conformance to the Downtown Specific Plan
The project meets the Downtown Vision of a "pedestrian -oriented city center with an integrated mix of land uses woven together by well -designed streetscapes in a safe and clean environment." The Town Center District is identified in the Specific Plan as a central location for drawing people to the downtown core through a mix of uses focused on entertainment, living, shopping, recreation, culture, civic use, and employment.
The proposed project is one component of a larger Downtown revitalization effort that the Vernon Group is working on, in coordination with the City, including concept proposals on nearby City -owned parcels. The overall revitalization plan will include mixed -use development, including multi -storied apartments, ground -floor commercial, retail and dining, a hotel, and significant open space and plaza areas intended to create a pedestrian -friendly downtown destination within the existing Town Center West location.
The existing building orientation fronts both the street and Town Center West shopping center. The entry plaza is strategically placed to be visible from the intersection at Main Street and Broadway, creating pedestrian interest and a focal point for the building. From this project site, future residents will be within close walking distance of a wide variety of shopping and recreational opportunities, including nearby businesses on Main and Broadway, the shopping and services of Town Center East and West, the City Library, Simas Park and the other public facilities on South McClelland Street.
Fiscal Considerations
This project is a prime example of infill development and adaptive reuse. Although a commercial use is being replaced by residential use, the quality enhancement of the building and project site will stimulate surrounding redevelopment and attract future commercial uses. As mentioned, this project is one component of a larger Downtown concept that is intended to be a transforrnative project for the center of Santa Maria.
The project qualifies for incentives based on the new development requirements of the Downtown Specific Plan and as outlined in the special findings for Downtown Permits.
Since this project has met development and design objectives, staff and the Planning Commission has agreed to reduce fees by 50 percent for the project's building permits.
The Recreation and Parks Department will charge reduced subdivision in -lieu fees based on the 2016 fee schedule. Lastly, the Downtown Specific Plan allows the applicant to request a payment plan for the project's AB 1600/Growth Mitigation fees, with a maximum period of 10 years, through an agreement processed with the City Attorney.
Environmental Procedures
This project qualifies as a Class 32 (In -Fill Development Projects) Categorical Exemption by Section 15332 of the State Califomia Environmental Quality Act Guidelines. The project would not result in significant effects to water quality, air quality, traffic, or noise. No further environmental review is required.
3 Altemative
The City Council, through written findings, may determine that the proposed high density residential would have a specific adverse impact upon the public health or safety and there is no feasible method to satisfactorily mitigate or avoid the adverse impact.
CONCLUSION:
The project meets the vision, intent, goals, and development standards of the Downtown Specific Plan. The building transformation and design will be an enhancement to Town Center West and would be influential in guiding the future physical form of the Downtown.
The loft -style apartments are unique to Santa Maria and would be distinctive to Downtown. This project would be a catalyst in attracting more redevelopment in the area and would be the first of several phases of a larger Downtown redevelopment effort at Town Center West.
62 CHUEN NG
Director of Community Development
Attachments
A: Vicinity Map
B: Plan Set
C: Downtown Permit
4 VICINITY MAP
PUBLIC HOUSING STATEMENT
TH6 PROJECT DOES NOT .FEET THE DEFINITION OF CSC SECTION 202
PUBLIC HOUSING PROJECT TO COMPLY WITH THE ACCESSEKITV
STANDARDS OF CRC CHAPTER 11 A.
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LOFTS @ TOWN CENTER
PROJECT DIRECTORY
OWNER
ARCHITECT
PROJECT ADDRESS
APN
THE VERNON GROUP
P 0 BOX 4040
SANTA BARBARA. CA 93140
RPM DESIGN GROUP
3765 5 HIGLIERA STREET. SUITE 102
SAN LUIS OB6PO CA 93401
CONTACT. BOB TOMASZEWSKI
PHONE (8051.543-1794
EMAR RTOMSZEWSKIORRMDESIGN COIN
201 TOWN CENTER WEST
SANTA MARIA. CA 93454
123-2804303
PROJECT DESCRIPTION
THE APPLICANT 6 PROPOSING ADAPTIVE REUSE OF AN Ex61ING
BUILDING ON A 1.29 ACRE SITE IN THE TOWN CENTER DISTRICT OF SANTA MARIA THE BUILDING 6 CURRENTLY USED AS COMMERCIAL RETAIL SPACE. APPLICANT 6 PROPOSING TO BUILD 104 STUDIO AND I -BEDROOM LOFT STYLE APPART.MENTS RANGING FROM 400 SF TO 1200 SF EACH
PARKING 6 PROVIDED IN A PROTION OF THE EXISTING PARKING LOT THAT WILL BE DEDICATED FOR THE RESIDENTS OF THE PROJECT.
PARKING LOT WILL BE MODIFIED TO PROVIDE THE REQUIRED EV AND ACCESSIBLE PARKING SPACES.
PROPOSED AMENITIES INCLUDE EWE STORAGE ROOMS, INTERIOR
COURTYARD. COMMON ROOMS. AND A ROOFTOP TERRANCE
PROPOSED PROJECT DECREASES THE EXISTING IMPERVIOUS SURFACE BY -7 800 SF THROUGH THE INTRODUCTION OF A COURTYARD INTO
THE BUILDING
'MS PROJECT DOES NOT MEET THE DEF NINON OF 'PUBLIC HOUSING' PER CSC SECTION 202.
TITLE SHEET
PROJECT STATISTICS
PROJECT STATISTICS
PARKING
ZONING
PARCEL SIZE.
SP -TOWN CENTER
1.29 ACRES 156.279 SF)
EXISTING BUILDING AREA 85.90.5 SF
GROUND FLOOR 41,892 SF
SECOND FLOOR 44.016SF
BUILDING GROSS AREA
GROUND FLOOR
SECOND FLOOR
ROOF DECK
NOT INCLUDED u. L;vUsl 6unSING
AR, Al
UNIT TYPE
STUDIO
BED
MAX LOT COVERAGE.
EXISTING COVERAGE
PROPOSED COVERAGE.
MAX FAR
EXISITNG F A R
PROPOSED F A R
LANDSCAPE AREA
IMPERVIOUS SURFACE
MAX ALLOWED HEIGHT
MAX PROPOSED HEIGHT -
68.070 SF
34,35 SF
34.035 SF
7.261 SF
UNIT AREA
530 SF - RAE SF
1.200 SF
UNIT COUNT
98 6
;NO MAXIMUM PER SPECRIC PLAN)
78.6%'GROUND rt. OCW/PARCEt. SSEI
60.5% 'GROUND OOR/PARCEL SSEI
(NO MAXIMUM PER SPECIFIC PLAN)
53 IE„40NG G4055/ ' ARCEL SSE
21 IB.,ADNG GNOSSI °ARCEL SWEI
15% REQUIRED (8.442 SF)
17.7% (9.947 SF)
46.332 SF
70 FT
52 FT
YARD SETBACKS
FRONT
SIDE
REAR
REQUIRED
CONSTRUCTION TYPE
EXISTING
PROPOSED .
CLOTHES WASHERS
1 WASHER / 7 DWELLING UNITS REQUIRED
CSMMC 9-4 30b
1 D4 DWELLING UNITS / 7 14 9
PROPOSED
PROPOSED
AUTO PARKING
CALCULATION
PARKING REQUIRED.
RESIDENTIAL 29 UNITS
75 PACE PER um! TYPE KD 4I3 ST
75 UNITS
SPACE PER tJ141"" PE 140 SF
PARKING REQUIRED
PARKING PROVIDED
ACCESSIBLE
PARKING PROVIDED
TOTAL PARKING
PROVIDED
BAKE PARKING
LONG TERM BIKE STORAGE ROOM
SHORT TERM PEAK STYLE RACKS
SPACE
COUNT
21.75 75
SHEET INDEX
Ti
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A3
A4
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A6
A7
A8
A9
97 AID
97 A"
Alt
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L2
L3
L4
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L6
L7
5 COUNT
40 TITLE SHEET
ENTRY PLAZA PERSPECTIVE
EXISTING SITE SURVEY
PROPOSED SITE PLAN
GROUND FLOOR PLAN
SECOND FLOOR AND ROOF PLAN
UNIT FLOOR PLANS
ELEVATIONS
ELEVATIONS
SITE SECTIONS
TRASH ENCLOSURE
COLOR AND MATERIALS
CIVK GRADING AND DRAINAGE PLAN
CIVIL UTILITY PLAN
CONCEPTUAL LANDSCAPE PLAN
CONCEPTUAL LANDSCAPE PLAN ROOFTOP
PLANTING NOTES
PLANTING DETAILS
TREE INVENTORY PLAN
PLANT IMAGERY
AMENITY IMAGERY
4 NOVEMBER, 2022
11 THE LOFTS @ TOWN CENTER
L i 21.O2-CU21
ATTACHMENT B
GENERAL NOTES
TOPOGRAPHIC FIELD SURVEY CONDUCTED JULY TATH. 2022
BOUNDARY DATA PER PM BK 40 PG 96
THE BASIS OF BEARINGS FOR DRS SURVEY 5 A LINE BETWEEN A FOUND 1e" WON
PIPE ALONG THE EASTERLY RIGHT-OF-WAY OF SOUTH BROADWAY AND A FOUND TAG
AT THE BEGINNING OF THE NORTHERLY CURVE OF PARCEL I THE BEARING BEING N 4719.44' W PER R. SHOWN HEREON.
THE BENCHMARK FOR THIS SURVEY IS A SET MAC NAIL IN THE SOUTHEAST PORTION OF LOT 4 THE ELEVATION BEING 217.16• NAVE] 88. SHOWN HEREON. 1 FOO1 CONTOUR INTERVAL
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ARE NOT RESPONSIBLE FOR ANY MODLFICATTONS MALE TO pre
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1727 STATE Suitt, SUITE 25
SANTA BARBARA, CA 93701
(805) 748-3234
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SELECTED BY CONTRACTOR. GATE POSTS AND
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GATES MUST BE ABLE TO OPEN 180 DEGREES
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EXISTING
NOT A PART
'rrr r m design
group
EXISTING
NOT A PART
EXISTING
NOT A PART
CONCEPTUAL LANDSCAPE PLAN
THE LOFTS @ TOWN CENTER
EXISTING
;NOT A PART
PLANT LEGEND
TREES
SYMIMOI NAME
TT ACER FA.MANM 8LOODG000
&OODG000 JAPANESE MAPLE
ARBUTUS PA NTESI
PACIFIC ALADRONE
T314.:0LA I GERSTROEMIA NATCHE
NATCHEZ HYBRID CRAPE MYRTLE
0 9ExISTMG TREE
TO REMAIN
/C.7\
iJ
fret EXISTING TREE
TO BE REMOVED
SHRUBS
SYMBOL
NAME
P
51 ASPARAGUS AETHIOPICUS
FOTTAIL FERN
®
ASPIDISTRA ELA DOR
9 CAST IRON PLANT
O
O AUCUBA JAPONICA VAREGATA
VARIEGATED GOLD DUST PLAN
G
S4 BEGONIA a STERLING MOON
STERLING MOON BEGONIA
ss
OCARER DM/LSA
BERKELEY SEDGE
®
O COLOCASIA ESCULENTA BLACK MAGIC
BLACK MAGI: ELEPHANTS EAR
8 $7 DIANELIA TASMAFICA VARIEGA TA
WHITE STRIPED TASMAN FLAT LILY
®
O CLMA MMLATA
BUSH LEY
Sa
59 HAKONECHLOA MACRA ALL GOLD
ALL GOLD JAPANESE FOREST GRASS
®
0 -IELLCTOTRICHON SEMPERVIRENS
BLUE OAT GRASS
®
0 HEUCHERA BERRY TIMELESS
CORAL BELLS
®
Y LAVANDIJLA ANGUSTUOUA HIDCOIE BLUE
HR)COTE BLUE LAVENDER
®
0 LEYMUS CONDENSATUS CANYON PRINCE
CANYON PRINCE wtD RYE
©
0 LRLOPE MUSCAR, BTG BLUE
AG &LIE LA YTURF
®
0 NANDMA DOMESTTCA
HEAVENLY BAMBOO
®
0 OPHIOPOGON JAPONICUS
MONDO GRASS
®0
_
PHILODENDRON RANADU
DWARF PHILODENDRON
S;I
® WESTRMGIA FRUTICOSA GREY BOY
DWARF COAST ROSEMARY
5 4
,����
0WOODWARDA fMUBRIATA
��// G ANT CHAIN FERN
GROUNDCOVERS
SYMBOL
NAME
a lel.
G WALJLON BARR
/ /
;� �d
ISOTOMA FLUvIATtIS
® BLL STAR CREEPER
v v v
v v v
PELARGRONILJM SANTA MARIA CENTENNIAL
SANTA MARIA CENTENNIAL GERANIUM
VINES
SYMBOL NAME
__4,_"114117_,I
i-�^
a FICUS PUMIA
CREEPING FIG
PLEINAIRE
DESIGN GROI T
___ ,. * ..... M__ ..
o••••., NM& way
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4 ■ OR.
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REVISION DATE
PLANTING
PLAN - GROUND
4 NOVEMBER, 2022
Ll2 , 02-CU21
1 i
r
U
0 PLANTING PLAN - ROOF TOP
EXISTING
NOT A PART
PROPOSED
RESIDENTIAL
BUILDING
EXISTING
NOT A PART
0 10 20 40
SCALE : I" • 20'-0- NORTH
AVAKnJI nAKU ..#J t UAMAta[.
design
" group
CONCEPTUAL LANDSCAPE PLAN - ROOFTOP
PLANT LEGEND
TREES
SYMBOL
O AL000 .MA�I;M BL000G000
&0000000 :APANESF MAF'(E
2 T2 ARBUTUS MENZIESI
PACINC MADRONE
e^
TJ LAGERSTROEMIA NATCHEZ'
NATCHEZ HYBRID CRAPE MYRTLE
V
l6 EXISTING TREE
TO REMAIN
iJ
riZfi EXISTING TREE
TO BE REMOVED
NAME
SHRUBS
SYMBOL
NAME
O
SI ASPARAGUS AETHIOPICUS
FOXTAIL FERN
O
52 ASMOLSTRA ELA DOR
CAST IRON PLANT
O
O ALICUBA JAPONICA VARIEGATA
vARJEGA TED GOLD DUST PLAN
O
S, BEGONIA x STERLING MOON
STERLP G MOON BEGONIA
O
O CAREX DNULSA
BERKELEY SEDGE
O
O COLOCASIA ESCU(ENTA BLACK MAGIC
BLACK MAGIC ELEPHANTS EAR
OS7
DIWHTE STREW TASMAN FLAX LILY
®
O CLIVIA MINIATA
BUSH LILY
0 S9 HAXONECHLOA MACRA ALL GOLD
ALL GOLD JAPANESE FOREST GRASS
O
0 HEUCTOTRICHON SEMPERVTRENS
BLUE OAT GRASS
41)
S 7 HEUCHERA BERRY TIMELESS
CORAL BELLS
O
0 LAVANDULA ANGUSTIFOUA HDCOTE BLUE
FIDCOTE BLUE LAVENDER
s ,
0LEYMUS CONDENSATUS CANYON PRINCE
CANYON PRINCE BOLD RYE
O
0 URIOPE MUSCARI &G BLUE
BIG BLUE LAYTURF
SAS
0 NA NANO DOMES TICA
j7 HEA VENIL Y BAMBOO
O
0 OPHLOP000N JAPONICUS
MONOO GRASS
O
0 PHLOOENORON XANADU
DWARF PHILODENDRON
5 e
0WESTRRNX:LA FRUTICOSA GREY BOX
DWARF COAST ROSEMARY
O
0 wOOOwARDIA FIMBRIATA
GIANT CHAIN FERN
GROUNDCOVERS
SYMBOL
Iii
s. J
©j WALK-ON BARK
/ /
4 ISOTO FwvIATILJS
® MA BLUE STAR CREEPER
v v v -
T V v v
® PELARGRC>NIIMA SANTA MARIA CENTENNIAL
."+'A YAP'. -E *4 TEIgNIAL GERAMUM
NAME
VINES
SYMBOL
NAME
VI HCUS PUMLA
CREEPINGs.
PLEINA.IRE
PESION (SRC 1 E'
not MOM. lam Ma R -Y•Aa O
m••11c-a o1AM VIM it MIs R .•
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saws. %V a 4 O IIIKKO- oiRcm,
- V�1 •� P ab•[in S11, Sfi 1 •••
Y1•1•• •xvfun • fal
SANTA MARIA TOWN CENTER
REVISION DATE
SI+EE' TIT:E
A UTA MAkIA 1,
PLANTING
PLAN - ROOF TOP
41 4 NOVEMBER, 2022
THE LOFTS @ TOWN CENTER
212 l-02-CU21
0 iC
20 SCAkI 24X36 SHEEt
L2
I
CITY OF SANTA MARIA
CERTIFICATE OF LANDSCAPE
COMPLETION
n...••.4 I) '#_. • Ito 1rt.....•I • vt .. • ...• .,.*o.A .....s. - ao. .»ant. 24. nowt Name
aroNet Paleness
etudes. Penne Num4w
FOHct/t..ct Numb
Aaoram
Aaneant . Amr...
es Ante No
nsta
Mabee aMie Na -
P.omerty Owner
P. horns Owner'. Adr..a
Phone No Ear
P roperty Owner Authott.Mtotn
"hoe tarty Or1 IM hew ncw.E 0200. ci a P doa.ttrb .an err Unisalp.
Donasranon PKlups and re C rtecale d Cotttpreon are P 4 s w reseonmeey to vie Ore .a pale[ ''Layne n aooar4rca alt the lanace lt area InceIen Uareen.ro Schedule
Strt.t.P. Nano unreel
Nee
Please Provide the dales the foibles, malaria OCAtwnak
Date the Lane.cap. Doctrirent.ton Package to. submateo to the Communely Oeve.00nyene De p.n arena
late the landscape Doct.r.retaMeon Package ma, .og.,y.e by the Communes DeveSopener.t LlepaRntent
Oat. that a copy 01 the Watm tIncase Lanese. pot WoIN sheet was submitted to the Csatenunrty Dtnrelopr wnl rteprtn.ntt
:o42
CERTIFICATION Of INSTALLATION ACCORDING TO THE
LANDSCAPE DOCUMENTATION PACKAGE
ferret of the lane.cape detin pan venter of the en/anon plan. or a I.c.nsed lan:lustt. cOtaractor
-Rao Caddy Peon 0e..d opal pr,rac. .err oa.svahPN the watts hes Own dortp4.d n accordance aim e.a adnaro and art no l•r•seaaM pl•r•69 and nt9•roh newaeo enNonn atth ete merle and epeaacaeors d t e eo0eo.ed LaMraoe OorAgnenl.MDn Padupe'
ue.. J 5mr
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t P.•.v No or CM[ffcaber. No 1.A alit
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e..
.nasar.vrrIALso - -
Date
THE FOLLOWING DOCUMENTS MUST BE ATTACHED TO THIS FORM -
IRRIGATION SCHEDULING
AY, pareenrtre b Wing tn...9.b' •Oleos. •-wtyy. s aerare. Serve 44i ,L
SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
Atch schea4 M L enstape ono 1'950.. Mrea seno. pa o lerae Seca 402 ,
LANDSCAPE MIGADON AUDIT REPORT
Aged, Landocape attp.aon Audi Rouse pr'Donee Sec. 4% ,2 4o. R.dsred b Pn.o Wt. Co ooNo. Lanowl0e AopCb
S OIL MANAGEMENT REPORT
mar or wren .Apra Imo laesaaet Nanluo of be .andtcat+ l7oc.n.r4aer+ Namapirow udrr.a Salon PR 0 Attach Ocas.rur.ser .rer.q 0110110M110. 00 a reea..rrt0.b+ . yon .o. ✓ r.r noon pr .,*.ttce Secet , 402 e
Not R.dtree lot Reaaaate Canteens teneerepr P,nees
r�rrm
design
group
PLANTING NOTES
GENERAL PLANTING NOTES
REMOVE AU. DEBRIS. WEEDS EXCESS MATERIAL AND ROCKS LARGER THAN 3' IN DIAMETER FROM PLANTING AREAS.
2 CROSS RIP ALL TURF AND PLANTING AREAS TO A DEPTH OF I2" AND BLEND THE FOLLOWING AMENDMENT 1410 THE TILLED SOIL TO A DEPTH OF 6-
2.1 PER 1000 SQUARE FEET
2.1.1 . 6 CUBIC YARDS NITROGEN AND IRON FORTIFIED ORGANIC SOIL AMENDMENT 2 12 14 POUNDS 12.12 12 FRILLIER
2.1.3. 15 POUNDS SOIL SULFUR
3 EXCAVATE THE RANTING PITS FOR TREES AND SHRUBS TWICE THE DIAMETER AND TWICE THE DEPTH
OF THE ROOT BALL SCARIFY THE SIDES AND BOTTOM OF THE PIT THE BACKFIL MIX FOR USE AROUND THE ROOT BALL SHALL CONSIST Of THE FOLLOWING
3 1 PER CUBIC YARD OF SOL
3 1 1/3 CUBIC YARD NITROGEN STABILIZED FIR BARK
3-12 I POUND 12 12 12 FERILUZER
3 13. I 1 /i POUNDS NON SULFATE (20% IRON
3 1 A 2/3 CUBIC YARD TOPSOIL
PLANT TABS SHALL BE AGRIFORM OR APPROVED EQUAL USED AI MANUFACTURERS
RECOMMENDED RATE FOR EACH PLANT SITE
4 SOIL AMENDMENT AND BACKFILL MIX ARE PROVIDED FOR BIDDING PURPOSES ONLY THE
CONTRACTOR SHALL PROVIDE FOR IN NS BID FOR A SOIL AGRONOMY REPORT BY AN APPROVED
SOIL AGRONOMIST UPON COMPLETION OF THE ROUGH GRADING ACTUAL SOIL AMENDMENTS
AND BACKFILL MIX SHALL BE AS PER SOIL AGRONOMISTS REPORT AND RECOMMENDATIONS
5. FINE PRUNE ALL SPECIMEN TREES AFTER PLANTING UNDER THE DIRECTION Of THE LANDSCAPE
ARCHITECT
6 ALL SPECIMEN TREES SHALL BE SELECTED AT THE SOURCE BY THE LANDSCAPE ARCHITECT 7 UPON COMPLETION REMOVE ALL EXTRANEOUS MATERIAL AND DEBRIS BROOM AND WASH
CLEAN AREA
8. ACTUAL SYMBOLS SHALL HAVE PRIORITY OVER WRITTEN QUANTITIES CONTRACTOR SHALL VERIFY
QUANTITIES AND NOTIFY LANDSCAPE ARCHITECT OF DISCREPANCIES 9 ALL PLANT MATERIAL COLOR SIZE AND QUANTITIES ARE TO BE VERIFIED WITH OWNER 10 ALL SUBSTITUTIONS SHALL BE APPROVED BY LANDSCAPE ARCHITECT AND OWNER PRIOR TO IhISTALLATION.
II ALL FLOW LINES ESTABLISHED BY GRADING PLAN SHALL BE MAINTAINED BY FINISH GRADING MAINTAIN 1.5% MINMUM FLOW N ALL PLANTER AREAS.
PLANTING LEGEND NOTES
ALL TREES ARE TO BE STAKED PER DETAIL A.Bn-3.3
2 ANY TREE PLANTED CLOSER THAN 4 IO ANY HARDSCAPE SHALL HAVE A LINEAR ROOT BARRIER INSTALLED PER DETAIL BA -3.3
3- ALL SHRUBS AND GROUNDCOVERS ARE TO BE PLANTED PER C 0/1. 3.3. 4 ALL VINES ARE 10 BE PLANTED PER DETAIL CA 33 AND ATTACHED 10 WALL PER DETAIL EA 3.3 5 CONTRACTOR IS TO PROVIDE AN AUTOMATIC IRRIGATION SYSTEM WITH l00% COVERAGE AND
SEPARATE SUN/SHADE AND TURF/GROUNDCOVER SYSTEMS REFER TO IRRIGATION PLANS FOR SPECIFICS Of INSTALLATIONS
6 CONTRACTOR SHALL NOT DETOUR FROM ANY OF THE PLANT MATERIAL ON THE LIST UNLESS
CONSULTING WITH THE LANDSCAPE ARCHITECT FIRST
7 CONTRACTOR SHALL INSTALL HEADER Al THE EDGE Of ALL TURF 10 SHRUB AREAS. SEE DETAILS FOR
MATERIAL
8 AU LANDSCAPE AREAS SHALL RECEIVE A 3- LAYER OF MEDIUM SIZED FIR MULCH 1/7 TO 1 N DIAMETER 70P SURFACE Of MULCH SHALL BE A MNMUM OF I' BELOW ANY ADJACENT HARDSCAPE. GORILLA HAT- OR POST CONSTRUCTION WASTE WILL NOISE ACCEPTED. 9 ALL SLOPE AREAS 3 TOR GREATER SHALL HAVE JUTE NETTING OR EQUIVALENT SLOPE STABILIZATION
MATERIAL APPLIED ON TOP OF ANY APPLIED MULCH
10. ALL PLANT MATERIAL COLOR SIZE AND QUANTITIES ARE TO BE VERTFED WITH OWNER I1
THE LOFTS @ TOWN CENTER
PLANT LEGEND
TREES
SYMBOL
18 0 ACER PA .MATdUJAPANESE HLOODGUOD
&0000000 MAPLE
PLANT PER DETAIL 13/L-3.3
24- BOX
LOW
c
TI ARBUTUSMENZESIMADRONE
PACIFIC
PLANT PERDETAIA.B/L.3.3
24 -BOX
LOW
6 e
3 LAGERSTROEMIA YNATCHEI
CINATCHEZ HYBRID CRAPE MYRTLE
PLANT PER DETAIL A.811.-3.3
24 BOX
HIED
8 OT4
EXISTING TREE
TO REMAIN
REFER TO t-3 4
I4
(•>\
/..._> T
CIEXISTING TREEREMOVED
REFER TO L 3 a
18 NAME
COMMITS
SIZE
WUCOLS OTT.
SHRUBS
STMBOl
O ST
ASPARAGUS AETHIOPICUS
FOXTAI FERN
PLANT PER DETAIL C/L3.3
S GAL.
1.()W
33 17
O ASPIDISTRA ELATIOR
CAST IRON PLANT
PLANT PER OETAiL ClL3.3
S GAL.
LOW
33 e530
AUCUBA JAPONICA VAREGATA
VARIEGATED GOLD DUST PLAN
PLANT PER DETAIL Ca, 3.3
S GAL
LOW
22 O0
BEGONIA . STERLING MOON
STERLING MOON BEGONIA
PLANT PER DETAIL C/L 3 3
5 GAL
Low
10 55
O CAREX DIVl1LS'K
BERKELEY SEDGE
PUNT PER DETAIL C/C 3 3
5 GAL
LOW
VS
OO
COLOCASIA ESCULENTA BUCK MAGIC
BUCK MAGIC ELEPHANTS EAR
PLANT PER DETAIL C/L-3.3
IS GAL
HIED
O
57 DIANELLA TASMANICA VARIEGATA
WHITE SIPPED TASMAN FLAX LAY
PLANT PER DETAIL C/L3.3
5 GAL.
LOW
54 OO
CLMA MINIATA
BUSH LILY
PLANT PER DETAIL C/13.3
5 GAL
LOW
32 sF
S9 HAKONECHLOA MACRA ALL GOLD
ALL GOLD JAPANESE FOREST GRASS
PLANT PER DETAIL C/L3 3
5 GAL
LOW
SS
®
0 HELACTO/RFCHON SEMPERVIRENS
BLUE OAT GRASS
.LAM PER DETAIL C!L-3.3
S GAL
LOW
36 O©I
HEUCPERA BERRY TIMELESS
CORAL BELLS
PLANT PER DETAIL ClL3.3
5 GAL
LOW
e
®
0 LAVANDULA ANGUSTIIOLIA FODCOTE BLUE
HCCOTE BILE LAVENDER
PLAINT PER DETAIL CR.33
5 GAL
LOW
28 ®
0 LEYMUS CONDENSATUS CANYON PRINCE
CANYON PRINCE WILD RYE
PLANE PER DETAIL CA33
5 GAL
LOW
21 ®
0 LNIOPE MUSCAT; BIG BLUE
SG BLUE LAYTURF
PLANT PER DETAIL CIt3 3
'GAL
HIED
128
®
0 NANDNA DOMES TICA
NSA VEFIY BAMBOO
=LAM PER DETAIL CJL3.3
S GAL.
LOW
_
®
0 OPHIOPOGON JAPOMCUS
.0,4,0O GRASS
PLANT PER DETAIL C4.3 3
I GAL
HIED
2,5
®
0 PHILODENDRON XANADU
DWARF PHILODENDRON
PLANT PER DETAIL CA3.3
S GAL
LOW
'o
S'0
10 WESTRINGLA FRUTHCOSA GREY BOX
DWARF COAST ROSEMARY
PLANT PER DETAIL C!L-3.3
5 GAL.
LOW
13 ©
I HAAS/JAM _ DOWARDLA
. ANT CHAIN FERN
PLANT PER DETAIL C2 33
S GAL.
LOW
13 NAME
COMMENTS
SIZE
WUCOLS OTT.
GROUNDCOVERS
SYMBOL
iL!!! j.
0 WALK-ON BARK
TBD BY OWNER
TED
NIA
S.F.
//
e /,J
ISOTOMA FLUVLATIJS
BLUE STAR CREEPER
PLANT PER DETAIL C DIL-3.3
f1- 0
FLATS
(1N
LOW
88 v v v
K v v v
c4 PELARGRONRJM SANTA MARIA CENTENNIAL
SANTA MARIA CENTENNIAL GERANIUM
PLANT PER DETAIL C DAL 3.3
36- O C.
I GAL
LOW'
230
MAME
COMMENTS
SIZE
WUCOLS OILY.
VINES
SYMBOL
-4- 9 FHCCREEUS PUPNG MILAFIG
PLANT PER DETAIL C E/L 3.3
5 GAL
HIED
3 WUCOLS QTY.
I)
0 ID 20
40 20 SCALE 24X365.*F1
4 NOVEMBER, 2022
L32,z -U21
S WARPING
BA RE
PwT6H GRADE —
at —
A241 TABLETS
oER SPECS
,T
DEPT.
2R
0 NOTE
SET MALES PIMPENDKULAR
TO THE PRVAANG WC
AS SNGWN PROVE
I TREE IR3 MOP EACH
STARE TO TREE MIL TO
STALE PER RTCECAIIOWI
_.� ENTREATED TRET STARES
PER SECS
MEDIUM RAM M AOM
— ROOT BALL
MCrNl. PER SPECS.
COMPACTED RACER,.
A +I WIEAO PROW
a . i TREE HEAD IHGHT
T LATER �
. ti
EAU ',MACH
H «ATERTAG
SAW. 1
FRESH GRADE
IRANI T� �Q1A
IfoO1RALPER I
..- , In TREE HEAD HELOT'
6b o
2 -TREE TAT FROM EACH VALE
O ME HAT TO STARE PER
SPEONCABONS
_ . i REDWOOD Ramawa
_-- ,0 STARE
LNTIRARD T1EE STARES Nit
LOOS
3PE ICI' '? GRAPH OR
�— casEEEOaOCR
RODE RA L
— 6ACRAL PO SPECS
COTWACTED MCIVt
OE® CONTROL ROOT BARRIER
132' DA E DEEP CONTROL HT)
UR29 OR 'MONIED EQUAL
POTS
SET STARES POT TO HE
PREYUP..G WIND AS SHCTPE.
AS. •;
2A DIA.
ROOTBALL MIN
— SHRUB
-- 3' MEDIUM BARK
MULCH
— ROOTBALL EQUAL
WITH FINISH GRADE
3" HIGH WATERING
BASIN
FINISH GRADE
ROOTBALL
FERTILIZER TABLETS
PER SPECS
BACKFILL PER SPECS
PLANT PIT (SIZE PER
SPECS)
COMPACTED
BACKFILL
— EQUA, r - EQUAL ---f
EQUAL
— INDIVIDUAL
PLANT
NOTE- ALL GROUNOCOVER TO BE PLANTED AT
EQUAL SPACING UNLESS OTHERWISE INDICATED
ON PLANS. SEE LEGEND FOR SPECIFIC SPACING
GROUNDCOVER SHALL NOT BE PLANTED WITHIN 4
INCHES OF SHRUBS AND TREES
A
TREE PLANTING
B
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CITY OF SANTA MARIA
DOWNTOWN PERMIT
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
DT2022 - 0018
March 7, 2023
Heritage Walk Lofts
The Vernon Group
201 Town Center West
Downtown Permit (DT2022-0018) for The Vernon Group to convert an existing 85,900 -square -foot structure to a two-story 102 -unit residential use on a 1.3 -acre site in the Town Center District of the Downtown Specific Plan
FINDINGS
The City Council hereby approves the following project in accordance with the application submitted and hereby makes the required findings in accordance with the Downtown Specific Plan, including the following:
A. The project meets the vision and intentofthe Downtown Plan and the Town Center District in which it is located by providing:
1. A renovated pedestrian -oriented residential building with clearly defined building entrances that are easily accessible from public transit stops.
2. A multi -storied building design that incorporates 360 -degree architecture with articulation and detailing on all building facades including massing, roof forms, wall planes, and friendly, human scale features such as first and second floor private patios that soften the building exterior and provide an attractive street frontage.
3. A variety of soft landscaping throughout the building exterior, interior courtyard and rooftop deck in the form of planted landscape areas, planter boxes, foundation planting and canopy trees. The courtyard and roof deck provide seating and interactive features for the residents such as patio tables, benches, and portable fire pits.
B. That the site for the proposed project is adequate in size to accommodate th e project becau se th a project is a reuse of an existing 85,900-square-footbu ilding with enough square footage, land area, and parking to accommodate the proposed residential use, and no expansion to the site layout is proposed.
C. The project will not have adverse effects on abutting properties, since the building setbacks are consistentwith adjacentdevelopmentand the residential use will add to the mix of downtown land uses envisioned by the Downtown Specific Plan, and help support the office, retail, and restaurant uses in the area. There are a total of 679 parking spaces total within the parking areas on the northeast, southeast, and southwest sides of the building, the project includes and is conditioned to provide secure bicycle parking facilities on site and a condition of approval requires the applicant to provide improvements to the transit stop on Broadway, therefore, as conditioned by this downtown permit, the project will have no adverse parking effects on abutting properties.
D. The project will not be detrimental to the health, safety, or pu blicwelfare of persons residing or working in the vicinity of the project, injurious to property or improvements in the vicinity of the project, or its orderly development because the characteristics of a residential use will not produce impacts of a scale or intensity that could cause negative impacts, the site and project layout has been designed to meet safety requirements including visibility at intersections and Emergency access, and the development of the project is subject to Building, Fire, and other applicable Codes.
E. The intensityof the project and/or the in tensity of the structure(s) is not detrimental to the public welfare, adjoining properties, and the orderly developmentof the area because the size, scale and aesthetics of the building is consistent with the Downtown Specific Plan.
F. The project adheres to all applicable Special Downtown Permit findings which include:
1. The project will have an inviting, pedestrian -friendly entrance from the street with large storefront windows. Large operable windows on both the first and second floors are provided. Building entries are provided with large arches or through an open, street -oriented courtyard.
2. The project will have clear, well -designed signage in keeping with the style of the building. Signagewill be limited to main building entries and will reflect the vemacularof the overall architectural theme.
3. The project will have abundant landscaping in the form of raised planter boxes, street trees, and in -ground landscape planters with irrigation. The project design provides approximately 9,947 square feet of planted landscape area and planters on -site and on the rooftop deck, equating to approximately 17.7 percentof the site, thereby exceeding the min imu m 15% required landscape area.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
4. The project will be a newly painted building with a cohesive color theme and architectural style. The color and materials shown in the plans are consistent with the contemporary Spanish -missionary vemacular.
5. The project will have pedestrian amenities for residents including outdoor seating, benches and bicycle storage rooms.
6. The project adheres to the Design Guidelines and Development Standards of the Downtown Plan to the maximum extent possible. The building utilizes significant changes in massing and wall planes. Human scale has been created through use of awnings arches and other architectural elements.
The building has its own identify by incorporating contemporary architectural elements, but through references to the Spanish -missionary style, integrates with the adjacent town center buildings as well as the historical church and City buildings.
7. The project has incorporated two or more architectural features in keeping with the architectural style of the building, including: new roofing, awnings/overhangs, arched entryways, thematic outdoor lighting, window moldings, a rooftop deck, and incorporation of a central core open-air common area oriented to direct pedestrian flow to Heritage Walk and Lincoln Street.
G. The project qualifies for incentives established by the Downtown Specific Plan because the project substantially meets all Special Downtown Permit Findings.
H. This is a Class 32 (In -fill Development Project) categorical exemption based on Section 15332 of the State CEQA Guidelines. The project would not result in significant effects to water quality, air quality, traffic, or noise. 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 pernittee shall comply with the project description, plan set entitled The Lofts at Town Center consisting of 21 pages dated November 4, 2022, and 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. 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.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
3. Building Arch itectu re. Th e building shall be constructed in su bstantial conformance to the approved plan set and shall maintain a high -quality level in building materials, design, and enhancements. The following architectural elements and features shall be incorporated:
a. The exterior wall finish shall be a smooth stucco finish. b. Exposed wood joists at all tower roof eaves.
c. All architectural elements which project over the building roof line shall wrap back to an appropriate depth appropriate to the scale of the building, subject to the approval of the Planning Division. The architectural elements shall be finished with the same building material and comice/trim features on all sides.
4. Parking. 97 parking spaces are provided in the adjacent City -owned parking lots, subject to a contractual agreement with the City.
a. Phased Parking Plan. Project residents shall be encouraged to temporarily utilize the parking area to the northeast of the project building until such time as the northeast parking area (also referred to as "Lot 1") is redeveloped. Once redevelopment of the north east parking area is u nderway, residents may utilize the parking area to the southeast of the project building or as otherwise authorized by contract with the City.
b. Parking Area Maintenance. A parking area maintenance agreement with the City of Santa Maria shall be signed and notarized priorto issuance of bu ilding permits.
The off-street parking area and access shall be paved and double striped in accordance with City parking standards. The parking area shall be maintained and regularly resealed and restriped. Please note that a building permit is required for restriping. The striping shall be visible at all times and the parking area shall be void of potholes and depressions.
c. Parking Monitorinq.The property owner shall monitor and documentthe number of vehicles per unit for the project. If parking issues arise that impact the existing church or medical clinic parking availability surrounding the project site, the property owner shall regulate vehicle allowances of the residents to reduce parking conflicts.
d. Parking Permits. At such time that the City develops a parking permit for city owned and controlled parking lots, the property owner may apply with the City for parking permits. The type and amount of parking permits shall be decided at such time.
5. Incentives. The incentives available for this project are based on how much the project conforms to the design guidelines and standards of the Downtown Specific Plan. The incentives available are:
a. Reduced Building Permitfees up to 50%, but not including costs for third -party Building Permit plan check review;
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
b. Authorization for future Downtown Permits onsite to be administrative when otherwise a hearing would be required at the discretion of the Zoning Administrator, such as use of the existing space for temporary retail for a set duration prior to development of the lofts;
c. Payment of growth mitigation fees over a 10 -year period without interest payments, based on Section 8-15.06(f) of the Santa Maria Municipal Code; d. Reduced Subdivision In Lieu fees (2016 fee rates);
e. Contractual use of City -owned parking facilities for the benefit of the project.
6. Laundry Facilities. Common Laundry facilities shall be provided on every residential floor for use by all tenants, or washer and dryer hook ups shall be provided in each residential unit.
7. Bike Racks/Storage. Bike racks and/orstorage shall be installed, and 40 longterm bike parking spaces are provided. The location, design and number shall be approved by the Planning Division during the building permit review process.
8. Trash Enclosure. Each trash receptacle shall be stored in an enclosure. The final development plan submitted for the building permit shall specify size and location of all trash collection areas and the enclosure shall be constructed in accordance with the approved plan. The location and design shall be approved by the Community Development Department and the Public Works Department. The trash enclosure shall meet City Standards as well as be designed in keeping with the architecture and style of the project.
Trash areas that are located adjacent to parking spaces shall be set back a minimum of ten feet to provide sight distance for automobiles backing out of the parking space.
9. 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.
10. 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 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 DT2022.0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
Code, Landscape Standards. Backflow prevention devices shall be screened with plant material and located to maximize aesthetics. The plan will contribute to the Downtown Plan's goal of creating an aesthetically pleasing and drought tolerant streetscape.
11. Landscape and Tree Mainten an ce. Th e applicantsh all develop Ian dscape an d tree maintenance standards that shall be provided to any landscape contractorhired to work on the site. The standards shall be reviewed and approved by the Planning Division prior to first occupancy. The program shall requ ire:
a. All on -site trees be properly maintained to retain a natural shape and size for the long-term health of the tree consistentwith 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 mannerthatencourages healthy growth and flower production. Shrubs shall not be severely sheered or formed into unnatural shapes.
12. 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.
13. 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.
14. Light Standards. All on -site lighting shall comply with the Municipal Code Performance Standards. A photometric plan is required at the building permit stage, subject to Planning Division approval.
15. 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 whereverfeasible. If undergrounding is not possible, the equipment should be painted to match the surroundings and placed in inconspicuous areas out of public view.
16. Mechanical Equipment. Mechanical equipment located on the roof of a building shall be completely screened. The height of the screening shall be as high, or higher, than the top of the mechanical equipment. The screening may be provided by an architecturally designed screen wall of solid material surrounding the DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
equipment, or by the building wall parapet.
17. Performance Standards. The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.
18. AB 1600 Fees. AB 1600 fees apply to th is project and are based on th e fees in effect at the time the building permit is issued.
19. 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 h is/her obligations under th is provision.
20. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.
21. Construction Documents. A copy of these conditions shall be incorporated into all construction documents.
22. Tenant Improvements. Modifications to the building require building permits.
Contact the Building Division to determine if building permits are required. A pre- plancheck conference may be scheduled with a plancheck engineer before submitting building plansforplancheck. The applicantand/or architect may contact the Building Division to schedule a time and date.
23. Minor Modifications. Minormodifications to the site and exterior of the building may be done with administrative amendments to this Downtown Permit.
24. Signs. Signs forth e property, including temporary sign s, mu st meet the requirements of the City Sign Code, and a sign permit is required.
25. Business License. A City business license is required for a leasing office.
Fire Department
26. Installation Requirements. When submitting plans for construction the design and installation shall be in accordance with the Califomia Fire and Santa Maria Municipal Codes.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
Public Works Department
ENGINEERING
27. Public Improvement Plans: 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 a. Sewer upgrades and/or new sewer infrastructure may be required for this project. These shall be reflected in the submitted Public Improvement Plans.
b. On Broadway (SR -135) a Bus Rapid Transit (BRT) tumoutwill need to be constructed to replace the existing bus tumout/stop. Install modified City Standard Detail RD -26, -27A and -28 bus tumout. Main modifications to tumout design include:
i. Bus pad shall be 9" Class A PCC Pavement over 12" Class II Aggregate Base, compacted to 95%.
ii. Platform shall be 16" high, measured from bus pad. This will require building ramps on either side of the tumoutplatform that meet ADA requirements.
iii. Curb of platform shall have rubber curb to facilitate bus docking and minimize potential damage to buses.
iv. Platform shall be 185 feet long, measured along platform edge parallel to vehicu lartraffic, to accommodate two 40' buses. Along platform length, a 2 -foot -wide detectable waming strip shall be installed.
v. Railing along platform should be implemented to prevent falls. vi. Station platform shall be at least 12 -feet wide, which includes the BRT shelter and curb -adjacent loading area.
vii. Bus shelter
1. Tolar 16' Sunset Shelter with Polycarbonate Flat Roof in aluminum color, without walls and accompanying Bench
w/ seat delineators
2. ADA wheelchair area marked (painted onto the ground
between the gap of the bench and end of shelter)
3. Urban Solar RMS solar lighting package
4. Waysine LED shelter display
5. Papercast 13" e -paper display
6. PV Stop Max bus stop pole lighting system
7. Bike Loop
B. Traffic signing and striping plans for all streets.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
C. 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 submita 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.
28. 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. Location, quantity, and orientation of trash enclosures C. All parcel lines and easements crossing the project site.
D. Locations and dimensions of all existing and proposed driveways and sidewalks
E. Location of existing and proposed fire hydrants
F. Required public improvements.
G. Limits of frontage improvements
FEES
29. 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).
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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).
30. 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 effectatthe 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 developmentthe ability to pay growth mitigation fees as outlined in the current fee scheduleovera 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 forthe 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
31. ADA Compliance: Curb ramps on Broadway (SR -135) located directly east of this building shall be reconstructed to comply with ADA requ iremen ts.Additionally, any ramps in the paths of travel from these ramps to the project building, and ramps along the perimeter of the building shall be similarly reconstructed to comply with ADA requirements.
32. Frontage Repair. The developer shall repair any cracked or broken curb, gutter, or sidewalk, within the project frontage. City Public Works inspection staff will determine the extent of the sidewalk and curb and gutter repair in the field prior to construction.
33. Sidewalk ADA Compliance: The developershall remove and replace any sidewalk along the project perimeter 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. Caltrans Encroachment Permit: The developer shall obtain an encroachment permit before performing work within State Highway 135 right-of-way.
Encroachment permits are issued by Califomia Department of Transportation (Caltrans) at the San Luis Obispo permit office. A note to this effect shall appear on the plans during building plan check.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
- 10 -
36. 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).
37. Slurry Seal: Developer shall be required to restore asphalt pavement surface for surrounding parking lots by placing Type II Slurry Seal. Parking lots shall be restriped following the resurfacing. The slurry seal shall be applied for adjacent parking lots due to the parking utilization of this development. This requirement can be met via an in -lieu fee for utilization of the Public Works Department to perform the required resurfacing and restriping as part of the City's annual pavement maintenance project.
WATER
38. Additional Water Fixtures: If service is existing and additional fixture units are to be added to the water service, the service lateral and meter size shall be evaluated by the developer's engineerto determine if it is adequate for the increased water usage; if it is not adequate, the developer shall be responsible to install an appropriately -sized service lateral and meter per City Standards.
39. Fire Hydrants: The location, placement, and sizing of on -site water lines and fire hydrants shall be approved by the City Fire Department and Public Works Department.
40. Water Pipe Abandonment: Any existing water services not to be used by this development shall be abandoned by the developer at the mainline per City requirements.
WASTEWATER
41. Sanitary Sewer Capacity: The developershall provide evidence of adequate sewer capacity prior to the issuance of a building permit. If no sewer mains have adequate capacity, the developer shall enlarge existing infrastructure to provide sufficient capacity for the project or install new infrastructure. Installation of new or enlarged infrastructure by the developer will require Public Improvement Plans to be reviewed and approved by the City, and an encroachment permit must be issued by the Public Works Department prior to construction of new infrastructure.
42. Acceptance of Pu biic 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.
43. 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).
44. Additional Sewer Service: If additional plumbing fixtures are to be served by an existing lateral, the lateral size shall be evaluated by the developer's engineerto DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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determine if it is adequate for the increased sewage. h the lateral is smaller than what is necessary, the developer shall be responsible to install an additional sewer lateral per City and Califomia State Health Agency standards.
45. 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.
46. 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.
47. 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.
STORM WATER (REQUIRED IF SITE IS TO BE GRADED)
48. Construction Storm Water Reauirements (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 Notice of Intent (N01) with the Central Coast Regional Water Quality Control Board. The submittal is typically handled online through the Regional Board's SMARTs website. (h tips://smarts.waterboards.ca.gov/smarts/Z
49. 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.
50. 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 retumed after Certificate of Occupancy is issued, minus any funds expended by the City to install/maintain the requ ired BMPs on behalf of the developer/contractor.
51. 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. Pemmit and inspection fees will be due when the permit is released.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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POST -CONSTRUCTION STORM WATER
52. Post -Construction Storm Water. The Central Coast Region al WaterQu al ity 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 Stommwater 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. Underground Chambers: For developments proposing to utilize underground chamber systems for the basis of stormwater management, the inlets, chambers, and any infrastructure that drains to the underground chamber system shall be cleaned, and video inspection provided to verify the performance of the underground chamber system wasn't compromised during project construction activities. Cleaning and maintenance of this infrastructu re shall be followed as per the man ufactu rer's specifications and the approved stormwater operations and maintenance plan. All cleaning and maintenance activities shall be documented and provided to the Utilities Department, Regulatory Compliance Division on an annual basis.
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.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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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
53. Multi -Family and Commercial/Industrial Facilities: As mandated by state law, this development is required to comply with all applicable laws and regulations pertaining to solid waste disposal and recycling, the City of Santa Maria Mandatory Organic Waste Disposal Reduction Ordinance No. 2021-10, Chapter 8-21, and Title 8, Chapter 8-11 of the City of Santa Maria Municipal Code.
A. The developer shall submit a site plan identifying location(s)of each solid waste enclosure ("Enclosure") to contain refuse and recycling (including single stream recycling and organics) bin(s)/container(s). The proposed location of each enclosure shall enable tenants to dispose of their refuse and recyclable materials safely and efficiently. The site plan shall be reviewed and approved by the City prior to issuance of building permits.
B. Enclosure(s) shall be reserved exclusively for solid waste bin(s)/ container(s)storage. Miscellaneous boxes, bins, racks, grease containers, etc., is not permitted within the enclosure.
C. The developer shall design all site vehicle travel ways to withstand loads imposed by Collection Vehicles.
D. In such cases where enclosures are proposed to be installed abutting structures, the common wall shall be of a non-combustible masonry -type material with no openings for vents or windows.
MODIFICATION OF CONDITIONS
54. The Director of Public Works, Planning Commission, and City 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).
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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Recreation and Parks Department
55. Tree Species. Existing palm trees on site to be removed as depicted on presented plans. Trees depicted on plans dated November 4th, 2022, are acceptable as presented.
56. Parking Rental Use Agreement. Property owner will enter into a contractual agreement with the Recreation & Parks Department to allow residents to park within City -owned parking facilities. Concem s to be covered may include exclusive or shared use of existing parking, security, and upgraded maintenance of existing pavement and related structures. The signed and notarized "Parking Rental Use Agreement" is due prior to building permit issuance.
57. 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.
58. Tree Bonding. Street tree bonding shall be $275 per tree plantings. 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 Street, Santa Maria, CA 93454.
59. Tree Easement. A minimum ten -foot -wide tree planting easement shall be dedicated to the City to allow adequate space for planting and maintenance d 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.
60. Tree Planting. Any nursery stock tree planted without inspection and approval by the Recreation and Parks Department shall be deemed defective and be removed by the person(s) responsible for the planting at their own expense. All plant material shall not be root bound or contain girdling roots. Street tree location(s) shall be approved on site by the Special Districts Supervisor prior to installation.
61. Landscape Plans. The street tree easement shall be clearly identified on the planting and irrigation plans. Only street trees shall be planted in the easement area. All other on -site private tree planting shall be planted behind the easement area.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
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The following shall be noted on the landscape plan: "The final locations of street trees shall be determined on -site by the Special Districts Supervisor. Twenty-four hour notice is required for inspection prior to planting, (805) 925-0951 ext. 2346.
Installation shall be in accordance with Recreation and Parks Department specifications."
62. Development Fees. Per the Municipal Code, several Recreation and Parks Development Fees may apply to this project.
a. Subdivision in Lieu $1,990.00
b. Residential Development Tax $185.00
c. Commercial Growth Mitigation $0.01/square foot
d. Multi-family/Senior Growth Mitigation $3.27/square foot Note: fees are reviewed annually and are subject to change.
63. Landscape District. This project will be included in the Northwest Landscape Maintenance District & Downtown Special BenefitZone. The signed and notarized "Petition Requesting Annexation" form is due at time of building permit issuance.
It can be retumed to the Recreation and Parks Department, 615 S. McClelland Street, Santa Maria, CA 93454.
NOTES:
This pemiitis not valid until the 15th calendar dayfdbwing the issuanceof the permit, providing no appeal is filed; or it an appeal is filed, this permit is not vaid until the effective date of the final action on the appeal. Appeals shall be based an Chapter 12-41 of the Municipal Code.
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.
DT2022-0018 MARCH 7, 2023
HERITAGE WALK LOFTS DOWNTOWN PERMIT
- 16 -
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA
MARIA, CALIFORNIA, APPROVING A DOWNTOWN PERMIT (DT2022- 0018) FOR HERITAGE WALK LOFTS AT 201 TOWN CENTER WEST
The City Council of the City of Santa Maria finds as follows:
WHEREAS, the applicant, Vernon Group, has applied for a Downtown Permit to construct a 85,900 -square -foot 2 -story apartment building on an 1.3 -acre site in the Town Center District of the Downtown Specific Plan; and
Planning Commission Actions
WHEREAS, the Planning Commission of the City of Santa Maria held a duly noticed public hearing on February 15, 2023 for the purpose of formulating and forwarding a recommendation to the City Council regarding said Downtown Permit; and WHEREAS, on a 5-0-0 vote, the Planning Commission made its recommendation by motion that the City Council approve a Downtown Permit for the Heritage Walk Lofts project at 201 Town Center West; and
City Council Actions
WHEREAS, a duly noticed public hearing was held on the Heritage Walk Lofts Downtown Permit by the Santa Maria City Council on March 7, 2023; and WHEREAS, the City Council considered all written and oral testimony; and WHEREAS, the City Council further finds as follows:
1. The project meets the vision and intent of the Downtown Plan and the District in which it is located by creating a multi -storied building that is pedestrian -oriented, within the core of the City center and integrated with a mix of surrounding land uses (retail, office, residential). Downtown goals and objectives are also achieved through the adaptive reuse of an aging commercial building into a new, loft -apartment building with design enhancements and architectural interest.
2. The site for the proposed project is adequate in size to accommodate the project; and
3. The project will not have adverse effects on abutting properties; and
4. The project will not be detrimental to the health, safety, or public welfare of persons residing or working in the vicinity of the project, injurious to property or improvements in the vicinity of the project, or its orderly development; and
5. The intensity of the project and/or the intensity of the structure(s) is not detrimental to the public welfare, adjoining properties, and the orderly development of the area; and
WHEREAS, the project qualifies for incentives established by the Downtown Specific Plan since:
1. The building is pedestrian -oriented with landscaped entrances, open -to -sky central courtyard, and enhanced building articulation and design to encourage a walkable downtown experience; and
2. The project adheres to the Design Guidelines and Development Standards of the Downtown Specific Plan to the maximum extent possible; and
3. The project has incorporated high -quality architectural design and detail by using arched openings, windows incorporating lintels, corbels, wrought iron balconies and wall details, and stylized exterior light fixtures that reference Spanish -Mission design, and the use of wood, metal, and large windows that blend contemporary and traditional design; and
4. The project meets the Downtown Specific Plan and Gateway District Vision; and
WHEREAS, the project qualifies for the following incentives established by the Downtown Specific Plan:
1. Reduced Building Permit fees (50%);
2. Reduced Recreation and Parks subdivision in -lieu fees (based on 2016 fee schedule); and
3. Deferral of Growth Mitigation fees for a period of ten years.
NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Santa Maria, California, as follows:
1. Approve Heritage Walk Lofts Downtown Permit DT2022-0018, incorporated by reference; and
2. 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.
/1
//
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Santa Maria, held this 7th day of March 2023, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
ATTEST: Mayor
Chief Deputy City Clerk
APP
Attorney
APPROVED AS TO CONTENT:
OVIEW FROM HERITAGE WALK
S BROADWAY
OVIEW FROM 2ND STORY OF PARKING STRUCTURE
4 EAST OF S
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SITE PHOTOS
2 OVIEW FROM NW CORNER OF MAIN & BROADWAY
N BROADWAY & W MAIN
DOWNTOWN SANTA MARIA LOT 3
3 OVIEW FROM NORTH SIDE OF MAIN
E MAIN
FEBRUARY 8, 2023 A 1
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EXIT
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RESIDENTIAL
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RETAIN
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A22121-02-CU20
UNIT BREAKDOWNS
(FLOORS 2ND -4TH)
STUDIOS (500 SF)
I -BEDROOM (650 SF)
2 -BEDROOM (950 SFJ
H I UNITS
7 UNITS
3 UNITS
TOTAL UNITS: 21 UNITS
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2SEDROOM
950 5F
1 BED
650 5F
2BEDROOM 1 BED
950 5F 650 SF
STUDIO
500 SF
1 BED
650 5F
CONCEPTUAL UPPER FLOORS (2ND - 4TH)
STUDIO
500 SF
STUDIO
500 5F
STUDIO
500 5F
STUDIO
500 SF
STUDIO
500 SF
1 BED
650 5F
STUDIO
500 5F
STUDIO
500 5F
1 BED
650 5F
2BEDROOM
950 SF
STUDIO STUDIO
500 5F 500 SF
1 BED
650 5F
STUDIO
500 SF
DOWNTOWN SANTA MARIA LOT 3
1 BED
650 5F
5 10 20
FEBRUARY 8, 2023
2121-02-CU20 A 5
.11•11 -
MEZZANINE AREAS
RESIDENTIAL 10,165 SF
ROOFTOP DECK 6.145 SF
TOTAL AREA: 16,310 SF
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STUDIO
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225 SF
COMMON
SPACE
STUDIO STUDIO
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225 5F 225 5F
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STUDIO
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FEBRUARY 8, 2023
2121-02-CU20 A 7
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WILLIAM ALVIN NEWTON
In Memory of William Alvin Newton
Inscription. ♦)
In memory of William Alvin Newton
Father. Husband and Firefighter
On -1pri125.19-o. on this site.
Firefighter Newton made the ultimate
sacrifice to the community.
giving his life fighting the Bradley Hotel fire.
Fireman's Praysa
When am called to duty. God
wherever flames my rage.
give me strength to save some life
Avhateyer be its age.
help me embrace a little child
before it is too late
or save an older person from
the horror of that fate.
Enable me to be alert and hear the n•eakest shout
and quickly and efficiently
to put the fire out.
I %%ant to fill my calling and
to give the best in me.
to guard m}• every neighbor and
protect his property
and if according to my fate
I am to lose my life.
please bless with your protecting hand
my children and my wife.
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1. In Memory of William Alvin Newton Marker
FEBRUARY 8, 2023
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1 In Memory of Witham AMn Newton Marker
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In Memory of William Alvin Newton
A WATER FOUNTAIN
SYMBOLIC OF THE FIRE FIGHTER
FIREMAN'S PRAYER
METAL PANELS, SET IN CONCRETE.
1 OF THE FIREMANS PRAYER
1 OF PLAQUE FOR WILLIAM
A BUILDING MOUNTED FLAGPOLE
SEEN BY ALL ON STREETS, PUBLIC, NOT SPECIFIC TO WIL-
LIAM, BUT ALL FIRST RESPONDERS
A BUILDING MOSAIC
TILE ART SCENE INSET IN ARCH
FIREMAN'S PRAYER
WHEN AM CALLED TO DUTY, GOD
WHEREEVER FLAMES MY RAGE,
GIVE ME STRENGTH TO SAVE SOME LIFE,
WHATEVER BE IT'S AGE,
HELP ME EMBRACE A LITTLE CHILD
BEFORE IT IS TOO LATE
OR SAVE AN OLDER PERSON FROM
THE HORROR OF THAT FATE.
ENABLE ME TO BE ALERT AND HEAR THE WEAKEST SHOUT
AND QUICKLY AND EFFICIENTLY
TO PUT THE FIRE OUT.
I WANT TO FILL MY CALLING AND
TO GIVE THE BEST IN ME,
TO GUARD MY EVERY NEIGHBOR AND
PROTECT HIS PROPERTY
AND IF ACCORDING TO MY FATE
I AM TO LOSE MY LIFE,
PLEASE BLESS WITH YOUR PROTECTING HAND
MY CHILDREN AND MY WIFE.
MEMORIAL
FIREMAN'S PRAYER
METAL PANELS, SET IN CONCRETE.
1 OF THE FIREMANS PRAYER
1 OF PLAQUE FOR WILLIAM
DOWNTOWN SANTA MARIA LOT 3
e
FEBRUARY 8, 2023
212 1-02-CLl2O A 1 1