FOR THE COUNCIL MEETING OF OCTOBER 3, 2023
COUNCIL AGENDA REPORT
TO: City Council
FROM: City Manager
Prepared by: Director of Community Development
SUBJECT: Alvin Newton Apartments Downtown Permit at the Southeast Corner of Main Street and Broadway
Description:
The City Council will consider approving a Downtown Permit (DT2022 -0022) for The Vernon Group to construct a six-story, 75,340-square-foot mixed-use building with 5,760- square-feet of ground floor commercial, 82 apartment units, a rooftop deck, outdoor plazas, parking, and a firefighters' memorial on a 0.60-acre site in the Gateway District of the Downtown Specific Plan.
Environmental Notice: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (Class 32), Infill Development.
RECOMMENDATION:
Accept the recommendation of the Planning Commission and adopt a Resolution approving Downtown Permit (DT2022-0022) for Alvin Newton Apartments at the southeast corner of Main Street and Broadway.
BACKGROUND:
The Vernon Property Group, LLC (The Vernon Group) proposes to construct a 75,340 - square-foot six -story mixed -use building on the southeast corner of Main Street and Broadway to include a 5,760 -square-foot commercial space, and 82 market-rate rental apartment units. The 0.6 -acre project site is a portion of a larger 1.49 -acre lot and is in the S pecific Plan/Gateway (SP/Gateway) zoning district within the Downtown Specific Plan (Attachment A – Vicinity Map).
The project land area includes the firefighter memorial/four corners plaza area north of Bank of America, which is part of APN 125-320-050, the same parcel as the existing parking garage. The Santa Maria Town Center is just southeast of the project site. Boot Barn and Union Plaza are to the west across Broadway, and to the north, across Main Street, respectively. The Downtown Specific Plan identifies the project site location as a “critical corner” of the downtown. Since the project is over 10,000 square-feet in size, a Downtown Permit is required for review by both the Planning Commission and City Council.
2 The project was scheduled for the August 16, 2023, Planning Commission hearing ; however, the item was continued to September 6, 2023, to allow staff additional time to respond to a letter received on August 15, 2023, from the office of Mitchell M. Tsai, Attorney at law, representing the Southwest Mountain States Regional Council of Carpenters. The letter and City staff’s response to the issues raised in the letter are included as Attachment G to the September 6, 2023 , Planning Commission staff report.
The Planning Commission reviewed the project on September 6, 2023, and made a recommendation to the City Council to approve the project unanimously. Commissioners commented positively on the design of the building, which was said to further the vision of the Downtown Specific Plan. Additional comments were regarding the applicant’s ongoing communication with community stakeholders regarding the firefighter memorial in honor of Santa Maria Firefighter Mr. Alvin Newton, who perished in the Bradley Hotel Fire on that site.
The project was also previously discussed at a Downtown Revitalizatio n Committee meeting on July 12, 2023, 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 fo r Downtown, resulting in the consensus that future Downtown development reflect a high - quality design that is complimentary to the existing Spanish and Mediterranean -style buildings in the area.
Disposition and Development Agreement
On August 16, 2022, the City Council adopted a Resolution (No. 2022-92) approving the Disposition and Development Agreement (DDA) with The Vernon Group for the construction of a multi -story mixed -use development, consisting of ground -floor retail commercial and above-ground apartment housing units. The DDA outlined the design expectation for the project, including minimum square footage of ground-floor commercial uses, dining/food establishments, and outdoor plaza areas. In exchange, the City agreed to provide project incentives as long as performance standards are met, including timing for the project completion within 36 months of building permit issuance. The terms and conditions of the DDA are included in the Council Agenda Report from that meeting date.
DISCUSSION:
The project proposes a six-story mixed-use building, with a 5,406-square-foot ground- floor commercial podium and 82 market-rate apartment units on the upper floors, with an average unit size of approximately 633 square-feet. The project would result in the entire build-out of the corner plaza site, which is appropriate in the urban core of the City at the primary intersection of the downtown. The scale and design of the building help to bring form to the streetscape and continue the framework for a pedestrian-oriented downtown experience, which began with the construction of the Gateway Mixed Use project located on the opposite corner of the Main Street and Broadway intersection. As with the Gateway project, this building features numerous building entrances oriented toward the street, encouraging a pedestrian focus.
3 The ground floor commercial space has been designed for maximum flexibility for a variety of retail, food-related or service uses allowed by the Downtown Specific Plan. Also on the ground floor is a private residential lobby with a bike storage room and a centrally located elevator. Two stairwells on the east and west sides of the building provide secure access to the upper floors. On the upper floors, the primary unit type is one -bedroom apartments, but several studios and two-bedroom units are mixed in as well on each floor. 17 units are proposed per floor, except for the roof deck lev el, where 14 units are proposed surrounding the centralized 1,400-square-foot common space for the exclusive use by the building residents. The roof deck offers group seating and flowering or fruiting trees. All residential units feature tall ceilings, washer/dryer hookups, and large windows.
As a condition of approval, the project is required to provide in -unit washer/dryers or a common laundry facility on each floor.
Downtown Specific Plan
The Gateway District consists of the properties along the highly traveled roadways of Main Street and Broadway. The specific plan states that beautification of these corridors is essential to the revitalization of the downtown. The project meets the Downtown Vision and the Gateway District Vision by creating a multi -storied building along the sidewalk that is pedestrian -oriented in the core of the City center with an integrated mix of land uses (retail, office, residential). This helps to create a well-designed, dynamic street scene with ground level businesses that prov ide a pedestrian -friendly environment with attractive and engaging storefronts.
Outdoor Plazas and Memorial
Integral to the design of the project and the requirements of the DDA are outdoor plazas and gathering spaces. On the ground floor, the project pr oposes two large outdoor gathering spaces in the form of an outdoor patio area for possible food -related tenants, and a memorial plaza, which will be sheltered by the prevailing wind and street noises to allow for a quieter urban setting under large shade trees. The project exceeds the City’s requirement for providing 15 percent site landscape coverage by providing over 16 percent landscape cover. Seating and a firefighter memorial are also proposed.
Mr. Alvin Newton was a reserve Santa Maria Firefighter and Police Officer who perished in the Bradley Hotel Fire on April 25, 1970, on the site where this project is proposed. As a tribute to his memory, the applicant, City staff, and Firefighter stakeholders including the Newton Family and Santa Maria Firefighters Local 2020 have met on several occasions to discuss and plan for the renewal of the memorial. Currently on site is a memorial bronze plaque with the Fireman’s Prayer. Di scussions and planning are underway for the creation of the memorial, including space for a bronze statue in the center of the plaza area . Also included with the project are space s for a shadow box accessible by the Santa Maria Firefighters Local 2020, a m osaic mural , and a large American flag. A condition of approval (No. 2) has been incorporated into the Downtown Permit to require submittal of plans for the memorial to the City for review and approval prior to building permit issuance for the building. Ad ditionally, the memorial plaza would be accessible to the public through a public access easement.
4 Parking and Circulation
Vehicular access to the building will be provided by the existing driveway to the adjacent City-owned parking structure. The build ing is designed to extend eastward over the driveway to align with the parking garage. Residents and patrons of the commercial uses will have access to parking via the ground floor entrances. There are a total of 1,080 parking spaces within the adjacent pa rking structure, 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. Per the historical Reciprocal Easement (REA) for Town Center and the DDA, the City will provide the applicant use of the City-owned parking garage located adjacent to the property at a rate of two spaces per unit for the residential units at the property. Several conditions of approval have b een incorporated to 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, parking will not be on a reserved basis.
Architecture
Similar to and compatible with the surrounding area buildings in the downtown, the project is designed in a classic Spanish Mission-style architecture which is defined by repetition of forms and shapes, symmetry in building elements, and high -quality materials. Large arched windows trimmed with dark bronze or precast stone are proposed on the street front. Upper floors are enhanced by variations in wall planes, stepped stucco corbels, wrought iron balconies, fabric awnings, and decorative tile inserts on the tower elements.
The building’s roof massing is varied to provide additional interest, while stairwel l tower elements anchor the building adjacent to the parking garage. On the corner of Main and Broadway, the building steps back to provide angled corners for driver visibility and space for outdoor dining activity, creating opportunity for a vibrant corne r at the heart of downtown.
Height
The six-story building ceiling height (occupiable space) is proposed at 70 -feet tall, with roof projections and the tallest tower element at up to 85-feet in height. The Gateway district allows a maximum height of 70 -feet. Extra height may be considered for architectural elements or features on a case-by-case basis through the Downtown Permit process if superior design is achieved. As outlined in the permit findings (Attachment B), the project meets all applicable Design Guidelines established by the Downtown Specific Plan and the extra height is provided as additional architectural interest and variation in roof planes to prevent the appearance of b ulk, therefore staff supports the extra height for the tower elements.
Housing
This is a housing project subject to California’s Housing and Accountability Act, which establishes the State’s overarching policy that a local government may not deny, reduce the density of, or make infeasible housing development projects, emergency shelters, or farmworker housing that are consistent with objective local development standards. As 5 such, the Act limits the City’s discretion to reduce the number of units proposed, or to deny the project. If the Council were to consider the denial of this project, 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.
Alternative(s)
The City Council may continue the item to direct the applicant to work with staff on any areas of concern or develop written findings 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 and deny the project.
Environmental Review
This project qualifies as a Class 32 (In-Fill Development Projects) Categorical Exemption under Section 15332 of the State California Environmental Quality Act Guidelines (see Attachment G of the September 6, 2023, Planning Commission staff report for Alvin Newton Apartments). Due t o the size of the report, it is not being provided as an attachment; however, a copy of the September 6, 2023 staff report for this project is available on the City’s website or a copy can be e -mailed upon request. Approval of the project would not result in significant effects relating to water quality, air quality, traffic, or noise and none of the exceptions under CEQA Guidelines Section 15300.2 apply . No further environmental review is required.
Fiscal Considerations
This project is a n example of high-quality infill and mixed -use development in the downtown core. This project can be a great catalyst in attracting more redevelopment in the area and spurring surrounding businesses and property owners to enhance their facades or improve their buildings. This project is an example of the standard and quality that all future downtown projects of this size and scope should achieve.
The project qualifies for incentives based on the new development requirements of the Downtown Specific Plan and outlined in the special findings for Downtown Permits. Since this project has met most of the development standards that are feasible for this type of project and the size of the site, the Community Development Department has agreed to reduce fees by 50 percent for the project’s building permits. 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 ten years, through an agreement processed with the City Attorney. According to the DDA, additional incentives are available, and most incentives are contingent on meeting the incentive timelines outlined in the DDA attachments.
6 Impact to the Community
The proposed project would provide additional housing stock and retail commercial space in the Downtown Specific Plan area. The project meets the vision, intent, goals, and development standards of the Downtown Specific Plan. The building design would be an enhancement to the four corners intersection and would be influential in guiding the future physical form of Downtown. This project would be a catalyst in attracting more redevelopment in the area.
ATTACHMENTS
A: Vicinity Map
B: Plan Set
C: Downtown Permit