FOR THE COUNCIL MEETING OF DECEMBER 17, 2024
COUNCIL AGENDA REPORT
TO: City Council
FROM: City Manager David W. Rowlands
BY: Interim Community Development Department Director Dana Eady
SUBJECT: Adoption of Resolutions and an Ordinance for the Bellecrest Senior Residences Project at 1571 East Main Street
Description:
The City Council will consider the Bellecrest Senior Residences General Plan Land Use and Zoning Map Amendment (GPZ2022-0003), Tentative Tract Map (TR2022-0007), and Planned Development Permit (PD2022-0008) located at 1571 East Main Street.
Environmental Notice: Environmental Review for this project was completed through the preparation of an Initial Study/Mitigated Negative Declaration (SCH #2024090050) pursuant to the California Environmental Quality Act State Guidelines.
RECOMMENDATIONS:
1. Adopt a Resolution adopting a Mitigated Negative Declaration and Mitig ation Monitoring Program for the General Plan Land Use Map Amendment, Zone Change, Tentative Tract Map and Planned Development Permit for Bellecrest Senior Residences, located at 1571 East Main Street; and
2. Adopt a Resolution amending the General Plan Land Use Policy Map for 14.43 acres (net) from LWDR-4 (Single Family Lower Density Residential) to MDR -12 (Medium Density Residential); and
3. Introduce for first reading, and continue to a future meeting, an Ordinance amending the Official Zoning Map for 14.43 acres (net) located at 1571 East Main Street from PD/R -1 (Planned Development/Single Family Residential) Zone District to PD/R -2 (Planned Development/Medium Density Residential) Zone District; and
4. Adopt a Resolution approving the Tentative Tract Map, Tract 6040, TR2022-0007; and
5. Adopt a Resolution approving the Planned Development Permit PD2022-0008.
2 BACKGROUND:
The 14.43-acre (net) project site is located at 1571 East Main Street (Attachment A – Vicinity Map). The project site is north of East Main Street, east of Jonathan Place, south of Rowland Drive, and west of Navarra Way. Single-family and Medium-density residential developments are located adjacent to the site, and Pioneer Valley High School is also adjacent to the eastern portion of the project site. Agricultural land is located to the south, on the opposite side of East Main Street, and is outside city limits in Santa Barbara County. Marian Medical Center is located approximately 0.32 miles to the west.
The project site is developed with a single -family residence , accessory structures, driveways, a tennis court, and landscaping. These features are locate d at the northwestern portion of the site. In addition, the project site contains trees (orchard and ornamental trees), bushes, and other vegetation primarily within the northern half of the site. Based on aerial imagery records, the project site was historically used for agriculture dating back to the 1950s.
Prior City Council and Planning Commission Review
On October 4, 2022, the City Council conceptually reviewed the Paradiso project on this site, which proposed 90 two-story duplexes and 150 senior apartments. After hearing the presentations from staff and the applicant, the City Council directed the item back to the Planning Commission to review the project concept at a Study Session where the public, including neighbors living adjacent to the site, could provide additional comments and the Planning Commission could provide direction to staff and the applicant.
A study session with the Planning Commission was held on November 3, 2022. At this meeting, the Planning Commission heard public comments both in favor and opposed to the concept project. The Planning Commission and public commenters had concerns regarding on-site parking, traffic, building heights, and neighborhood compatibility and directed the applicant to take public comments into consideration regarding the site design and proposed density of development. The applicant was directed to work with staff on the final concept and design and return for an additional study session(s).
Following this meeting , the applicant significantly revised the project (now known as “Bellecrest Residences”) and presented it to the Planning Commission for review at the September 7, 2023, study session. The revised project includes requests for the approval of 142 small -lot residential units for sale that would be age-restricted to seniors . The project also includes common amenity areas, including a clubhouse with on -site recreation areas. The revised project concept was received with a generally positive response, both from the adjacent residential neighborhood and the Planning Commission, and the applicant moved forward with their formal application for the project. A second study session was held on October 3, 2024, after completing the application review process with city staff. At a public hearing on November 6, 2024, the Planning Commission recommended approval of this project to the City Council.
3 DISCUSSION:
The proposed project includes a General Plan Land Use and Zoning Map Amendment, Tentative Tract Map, and Planned Development Permit to subdivide the 14.43 -acre property into 146 medium-density (PD/R-2) zoned lots for the construction of 142 single- family residences located on lots ranging in size between 2,040 square feet and 3,080 square feet. Four common lots would be developed with a retention basin, private roads, a clubhouse with a pool area, a dog-friendly pocket park, and common landscaped areas.
The project is a market -rate, for sale product, proposed and conditioned to be deed - restricted for seniors (55-years of age or older).
General Plan Land Use and Zoning Map Amendment
Under the current LWDR-4 and PD/R-1 land use and zoning designations, the project site could accommodate up to 57 single-family residential units. Under the proposed PD/R-2 zoning, the project is proposing 142 residential units (9.8 dwelling units per acre) which is below the 12 dwelling units per acre maximum density. The proposed project would fit into the Medium Density Residential context of the surrounding development. For example, La Ventana Townhomes, located at the southeast side of the project site also in a PD/R-2 zone, has 57 townhomes at a density of approximately 8.5 units per acre.
Tentative Tract Map
The Tentative Tract Map (TR2022 -0007) would subdivide the two existing lots into 146 lots containing 142 single-family lots, and four common lots for private roads, utilities, and common landscaping/open space amenities. As referenced above, the subdivision would allow for 142 single -family residences located on lots ranging in size between 2,040 - square feet and 3,080 square feet.
The R-2 (Medium Density Residential) district requires each interior lot to have a minimum area of 6,000 square feet and a minimum width of 60 feet, and each corner lot to have a minimum area of 7,000 square feet and a minimum width of 70 feet. As referenced above, the project proposes lots smaller than the R -2 standard, ranging from 2,040 square feet to 3,080 square feet . The smaller lot sizes are proposed with the future senior homeowners in mind, to reduce the area requiring maintenance. Final approval is required by the City Council since the residential lots do not meet the minimum lo t size and width requirements of the Municipal Code. The Planning Commission has reviewed the subdivision design and has recommended approval.
Planned Development Permit
The residences are designed as single-family and duplex (single-family with shared wall) home styles. The individual single-family floor plans range in size from 714 square feet to 1,167 square feet and are typically one or two -bedroom floor plans. The duplex home style has a larger floorplan area rang ing between 1,347 square feet and 1,528 square feet, with one and two-bedroom floorplans with den options. The floor plans come in two different architectural types: Farm Cottage, and Colonial Cottage, and six different color schemes.
4 Parking and Access
Each of the units would be provided with a minimum of two private parking spaces, either in one-car garages with tandem driveway parking or in private two-car garages. Additional guest parking (79 spaces) is provided throughout the project site and at the clubhouse, as there is no on-street parking available. The project is over-parked according to Chapter 12-32 of the Santa Maria Municipal Code referring to senior age-restricted communities.
A total of 363 parking spaces are proposed within the project, whereas only 145 p arking spaces are required.
Access would be provided to the project from East Main Street and exit-only/emergency secondary access (gated) would be provided on Spruce Drive on the north to Rowland Drive. Internal vehicular circulation would be provided th rough ten privately owned and maintained 24-foot-wide streets. Pedestrian circulation would be provided on six of the ten streets, providing north-south circulation from the main entrance, past the clubhouse to the pet park, and east -west circulation to th e clubhouse on the southern side of the project site. The retention basin and clubhouse are located near the Main Street entrance on the southwestern corner of the project site, and the pet park would be centrally located near the northern end of the project site.
Landscaping and Fencing
The landscape proposed with this project is included along East Main Street, within the retention basin and open space areas, and the front yard areas of the residences . The overall landscape planting for the site is appro ximately 193,200 square feet , or 31 - percent of the total site area, which exceeds the city’s requirement of 20 percent site coverage. The project proposes nearly 50,800 square feet of open space area, which complies with the R-2 requirement for 300 square feet of open space area per residential unit, or 42,600 square feet for the 142 units proposed. Included in the project are common amenities such as a 2,862-square-foot community clubhouse with a pool, spa, cabanas, outdoor living , and activity lawn. Also proposed is a pet-friendly pocket park with a covered gazebo and flexible outdoor seating arrangements.
Requested Modifications to Development Standards
The applicant is requesting that the City Council approve modifications to allow for a reduction in the required setbacks and site distance triangle requirements. The setback reductions include a 15 -foot reduction to the front yard, a 2-to-10-foot reduction in the side yard, and a 2-to-5-foot reduction in the rear yard setbacks.
The requested reductio n in the site distance triangle requirements would apply to the corner lots ( 27 of the 142 lots ). The reduction would not result in any safety issues or obstruction to vehicular turning movements. Additionally, the site distance proposed is consistent with the Caltrans Highway Design Manual Topic 405 – Intersection Design Standards, and the Public Works Engineering Division h as reviewed and accepted the sight distance corner analysis provided by the applicant for this project.
5 The Planning Commission reco mmended approval of these requested modifications to the City Council through findings that the project includes superior design elements such as ample amenities and open space areas for residents including a community clubhouse with a pool, spa, and caban as; an outdoor living and activity lawn; and a pet -friendly pocket park with a covered gazebo and outdoor seating. Provision of these community amenities is not required by the Municipal Code beyond the minimum 300 square feet of landscaped open area for each unit and is an added feature for use by the future residents of the project. The project includes 50,736 square feet of general open space areas throughout the site which exceeds the open space requirements in the Municipal Code.
Environmental Review
Under the requirements of the California Environmental Quality Act (CEQA) a Mitigated Negative Declaration (MND) was prepared for the project. This document identifies potential project impacts in the topic areas of Air Quality, Biological Resources, Cultu ral Resources, and Noise. Mitigation measures are incorporated in the Draft MND to reduce any of the potential impacts identified to less than significant levels. The mitigation measures are also referenced in the Planned Development Permit conditions and Tentative Tract Map conditions. No additional environmental review is necessary.
Alternative(s)
The City Council, through written findings, may determine that the proposed medium- density residential land use is not consistent with the goals, objectives, policies, and programs of the General Plan, and deny the project. Any future development of the 14.43- acre site would require Planned Development Permit application(s), and a Tentative Tract Map for single-family residential development, consistent with the current General Plan and zoning standards.
Fiscal Considerations
There are no significant fiscal impacts expected to result from the land use change. For the construction of the new residences, the developer will be required to pay impact fees that will go towards providing services , such as fire and police, and maintaining public facilities.
Impact to the Community
The proposed project would provide additional housing stock for senior residents in Santa Maria. The proposed project could encourage senior residents to downsize to smaller units, which would open housing options for other Santa Maria residents.
ATTACHMENTS
A – Vicinity Map
B – CEQA Initial Study/Mitigated Negative Declaration
C - Mitigation Monitoring Program
D – Land Use and Zoning Map Figures
E – Tentative Tract Map Conditions of Approval
F – Tentative Tract Map
G – Planned Development Permit
H – Project Plans