Attachment A
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MARIA, CALIFORNIA
APPROVING A DOWNTOWN PERMIT (DT2025-0003) FOR THE
CONSTRUCTION OF PERLMAN APARTMENTS
LOCATED AT 100 NORTH BROADWAY
WHEREAS, the applicant, the Vernon Group and Danco, has applied for a Downtown Permit to construct a six-story building consisting of five stories of 150 affordable apartments above a 40,000 -square-foot podium with parking and residential amenities on a 1.12-acre site in the Gateway 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 July 16, 2025, for the purpose of formulating and forwarding a recommendation to the City Council regarding said Downtown Permit; and
WHEREAS, on a 3-0-2 vote, the Planning Commission made its recommendation by motion that the City Council approve a Downtown Permit for the Perlman Apartments located at 100 North Broadway; and
City Council Actions
WHEREAS, a duly noticed public hearing was held on the Perlman Apartments Downtown Permit by the Santa Maria City Council on August 5, 2025; 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 Gateway District in which it is located by providing:
A. A new pedestrian-oriented affordable residential building.
B. 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 balconies.
2. That the site for the proposed project is adequate in size to accommodate the project. The 1.1-acre site is an infill site that is surrounded on all sides by urban development or roadways. The project is designed to comply with the Downtown Specific Plan and utilizes the nearby City-owned parking garage on Main Street for the majority of the project’s parking requirement. There is adequate remaining area for the building footprint, entry drives with 78 onsite vehicle parking spaces, driveway access, site landscape, pedestrian paseos, and residential amenities such as lobby, leasing office, mail room, and bike storage.
Attachment A
3. The project will not have adverse effects on abutting properties. The project conforms with the intent, purpose, and standards of the Downtown Specific Plan, and has been designed to be compatible with adjacent surrounding development. The residential use will add to the mix of downtown land uses envisioned by the Downtown Specific Plan, and help support the other office, retail and restaurant uses in the area.
4. The project will not be detrimental to the health, safety, or publ ic 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. The project includes residential use that is consistent with the Downtown Specific Plan and the Gateway District, and the project is not of a scale or intensity that will cause significant impacts. The site and project layout have 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. The project will not create a noise impact as any construction -related noise would be temporary and construction noise mitigation measures have been incorporated into this permit by reference.
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 because the size, scale and aesthetics of the building is consistent with the intensity of development anticipated by the Downtown Specific Plan and the Gateway District . The building ceiling height conforms to the maximum 70-foot height for the district, with decorative roof and tower elements exceeding that height, up to 83 feet. The Downtown Specific Plan allows extra height to be considered for architectural elements or features on a case-by-case basis through the Downtown Permit process if superior design is achieved. According to Design Guideline G for Building Design and Character, “Buildings on corner lots shall incorporate prominent architectural elements such as a clock tower, prominent roof lines, fountains, or public art and should have angled corners or corner walkthroughs to provide drivers visibility when turning right at intersection. ” The project incorporates all of these elements, including prominent architectural tower elements and prominent roof lines, consistent with the guidelines. These features help define the “superior design” required for extra height for architectural elements.
6. The project was adequately covered in a previously certified Final Environmental Impact Report for the Santa Maria Downtown Specific Plan (SCH 2007041105) pursuant to California Environmental Quality Act State Guidelines Section 15162. None of the conditions specified in Section 15162 requiring the preparation of a subsequent EIR have occurred. No further environmental review is required.
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WHEREAS, the project adheres to all applicable Special Downtown Permit Attachment A
findings which include:
1. The project will have an inviting, pedestrian -friendly entrance from the street, and separate Commercial and Residential pedestrian entries.
2. The project is required to have clear, well-designed signage in keeping with the style of the building. Signage will be limited to main building entries and will reflect the vernacular of the overall architectural theme.
3. The project will have abundant landscaping in the form of street trees, and in - ground landscape with irrigation. The project design provides approximately 6,737-square-feet of irrigated landscape area, and 1,855 -square-feet of non - irrigated (artificial turf) landscape area, equating to approximately 17.5 percent of the site area, thereby exceeding the minimum 15 percent require d landscape area.
4. The project consists of a new building with a cohesive Spanish/Mission architectural style and exterior colors and materials consistent with the Specific Plan.
5. The project will have amenities for residents including laundry on each floo r, elevators, outdoor courtyards, bicycle racks/storage, common area seating and amenities for pedestrians, including bicycle racks and enhanced walkways.
6. The project adheres to the Design Guidelines and Development Standards of the Downtown Plan to the maximum extent possible. The building utilizes changes in massing, setbacks, and niches in the wall planes, and incorporates tower features to provide roof-line variations. At the ground floor, a human scale has been created through use of awnings, buildin g base projections, and decorative tile features.
7. The project has incorporated two or more architectural features in keeping with the Mission/Spanish architectural style of the building, including:
a) Tile Banding
b) Projecting Eaves
c) Arched and Recessed Windows
d) Tower Elements
e) Iron Balconies
WHEREAS, the project qualifies for incentives established by the Downtown Specific Plan , as more specifically outlined in the Sales and Disposition Agreement approved by the City Council on September 17, 2024, and contingent upon timelines and milestones specified therein:
1. Reduced Building Permit fees (50 percent), but not including costs for third - party Building Permit plan check review; and
2. Allow the developer to pay growth mitigation fees over a 10-year period through the Downtown Permit, as determined by the City Council.
Attachment A
NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Santa Maria, California, as follows:
SECTION 1. Approve Perlman Apartments Downtown Permit DT2025 -0003, incorporated by reference; and
SECTION 2. 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 maintained. 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 5th day of August 2025.
ATTEST:
Chief Deputy City Clerk
Mayor
APPROVED AS TO FORM:
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City Attorney
APPROVED AS TO CONTENT:
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Department Director
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City Manager