RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA MARIA, CALIFORNIA, APPROVING THE
TENTATIVE TRACT MAP, TRACT 6040, TR2022-0007
WHEREAS, the applicant, Coastal Community Builders, has applied for a Tentative Tract Map (TR2022-0007) to subdivide a 14.43-acre (net) site composed of two lots and create 142 single -family, 100-percent age-restricted for seniors, lots and four common lots for private roadways, a detention basin, and a clubhouse on a 14.43 -acre site with a proposed PD/R -2 (Planned Development/Medium Density Residential) zone designation; and
WHEREAS, the Planning Commission of the City of Santa Maria held a duly notice public hearing on November 6, 2024, for the purpose of receiving evidence and considering the proposed Tentative Tract Map; and
WHEREAS, the Planning Commission made its recommendation in writing that the City Council approve the lot sizes smaller than permitted in the R-2 zoning district due to the design and layout of the subdivision, and the fact that the project does not exceed the maximum density specified by the City of Santa Maria General Plan; and
WHEREAS, on a 4 -0-0-1 vote (Commissioner Mohajer absent), the Planning Commission made its recommendation in writing that the City Council approve the proposed Tentative Tract Map (Resolution No. 2838); and
WHEREAS, a duly noticed public hearing was held on this Tentative Tract Map by the Santa Maria City Council on November 6, 2024; and
WHEREAS, the Santa Maria City Council made no modification of the proposed Tentative Tract Map which had been previously considered by the Planning Commission; and
WHEREAS, the City Council considered and relied on the Planning Commission’s recommendation to adopt a Mitigated Negative Declaration and Mitigation Mon itoring Program for the Project, in making its decision on the proposed project; and
WHEREAS, the City Council considered all written and oral testimony; and
WHEREAS, the City Council of the City of Santa Maria has reviewed the proposed Tentative Parcel Map, and makes the following findings in accordance with Government Code Section 66474:
A. The proposed map is consistent with The City of Santa Maria General Plan and applicable specific plans because the subdivision of the property into developable residential lots is consistent with the design, use, and future development parameters and density of the associated Planned Development permit, and meets all applicable General Plan goals, specifications, and requirements. All of the residential parcels are smaller than the R -2 standards in frontage width and lot area according to Section 12-7.07(a) of the Municipal Code. The average lot width for the proposed residential lots in the subdivision (not including the common lots) is approximately 45 feet and the average lot area is 2,500 square feet. Per Section 12-7.07(b), the City Council, through a subdivision map may create lots smaller than specified, provided the overall density of the lots is consistent with the General Plan. Per the Medium Density Residential Land Use Classification (MDR-12), lots of this size could be developed with 1 unit which would accommodate smaller living for seniors wishing to downsize to a smaller living area. Each of the newly created lots would contain one new residential un it. The proposed residential density of approximately 9.8 units per acre for the tract map area is consistent with the MDR- 12 land use density provisions of the General Plan. Further, the width of the proposed parcels is consistent with the adjacent La Ventana neighborhood to the east, where the lots are of the same land use/density and are also narrow.
B. The design or improvement of the proposed subdivision is consistent with the City of Santa Maria General Plan because the lots of this size (2,500 square feet) could be developed with one small residential unit f or seniors wishing to downsize to a smaller living area. With the approval of the requested modifications to setbacks, and corner visibility standards discussed in the Planned Development Permit (PD2022-0008), all future development on the resulting parcel s will be consistent with applicable Municipal Code design measures and development standards.
C. The site is physically suitable for the proposed density of development because no physical constraints are known to exist on the project site that would preclu de the density of allowable development, and the proposed public improvements provide the infrastructure needed for the proposed development density.
D. The site is physically suitable for the type of development because no physical constraints are known to e xist on the project site that would preclude the type of allowable development. The project site does not contain any significant or unique features, is adjacent to existing roadways, and contains no physical constraints that would preclude the proposed re sidential development. The proposed public improvements will provide the infrastructure needed for the proposed residential development.
E. The design of the proposed subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. These and other potential environmental impacts resulting from the development of the age-restricted senior residential subdivision were analyzed in the Initial Study/Mitigated Negative Declaration (IS/MND) (SCH#2024090050) and, where necessary, mitigation measures were applied to the project to reduce any identified potentially significant impacts to less than significant levels.
F. The design of the subdivision or type of improvements ar e not likely to cause a serious public health hazard because development on the resulting parcels shall implement all applicable Municipal Code design measures and development standards to ensure for the health and safety of the users of the site(s) and for the surrounding properties. Where the project deviates from specific Municipal Code development standards, Conditions of Approval are incorporated to require the project to meet industry-accepted standards as alternatives, such as the CalTrans Highway De sign Manual – 405.1(2)(c) for corner visibility in this small -lot subdivision where City standards cannot be met by the proposed project design.
G. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision because any affected easements have been identified and depicted on the proposed map. New easements for access, utilities, landscaping, and shared-use facilities shall be established through this map. The map will identify the location and depiction of all easements, and the party responsible for maintaining the easement. The discharge of waste from this proposed land division into the existing community sewer system will not re sult in a violation of existing requirements prescribed by the Regional Water Quality Control Board because the project conditions require the installation of new sewer utility lines and wastewater facilities in conformance with Municipal Code Title 8, and the development of the new lots will be completed in accordance with the Regional Water Quality Control Board standards. The City of Santa Maria Utilities Department has reviewed the proposed map to ensure conformity with existing requirements and has inc luded conditions of approval to ensure adequate sewer service is provided for each parcel.
NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Santa Maria, California, as follows:
1. The above recitals are true and correct and incorporated herein by reference.
2. The Tentative Tract Map TR2022-0007 (Tract 6040), included as Attachment F (Official Tentative Parcel Map) of the Council Agenda Report dated December 17, 2024 and subject to the conditions included in Attachment E (Tentative Parcel Map Conditions) of the Council Agenda Report dated December 17, 2024, incorporated herein by reference, is hereby approved, subject to approval of the General Plan Amendment and Rezone for Bellecr est Senior Residences (GPZ2022 - 0003), located at 1571 East Main Street.
3. The Chief Deputy City Clerk is hereby authorized to make m inor changes herein to address clerical errors, so long as substantial conformance of the intent of this document is main tained. In doing so, the Chief Deputy City Clerk shall consult with the City Manager and City Attorney concerning any changes deemed necessary.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Santa Maria, California, held this 17th day of December 2024.
ATTEST:
Chief Deputy City Clerk
Mayor
APPROVED AS TO FORM:
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City Attorney
APPROVED AS TO CONTENT:
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Interim Department Director
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City Manager