Santa Maria, CA Zoning Ordinance

This chapter is enacted pursuant to the authority contained in Section 65864 et seq. of the California Government Code. The purposes of these provisions are to prescribe the procedure for consideration of requests for development agreements, encourage private participation in comprehensive planning, and provide the City Council with flexibility to adjust municipal code requirements for development projects that offer significant benefit to the community or contribute to the successful achievement of City goals.

(Ord. 2011-11, eff. 1/19/11)

Application for a development agreement shall be made by a person, or the authorized agent of a person, having a legal or equitable interest in the affected property. Application shall be made on a form prescribed by the Community Development Director and shall be filed with the Community Development Department. The application shall be accompanied by a fee deposit prescribed by the City Council, and a project description, which shall include the following:

(a)

A legal description of the affected property, a listing of property owners, and the proposed parties to the agreement;

(b)

A description of the development project, indicating the permitted uses of the property, floor-area ratio or density, building height and size, phasing of development, provisions for the reservation and dedication of land for public purposes and such additional information as may be required to allow the applicable criterion and factors to be applied to the proposal. Such information may include, but is not limited to, site and building plans, elevations, relationships to adjacent properties, and operational data. Where appropriate, the description may distinguish between elements of the project that are proposed to be fixed under the agreement and those that may vary;

(c)

An identification of any planned unit development permit or other special zoning approval that has already been obtained for the development project;

(d)

Any special conditions, suggested by the developer;

(e)

The timing of the development project;

(f)

Public facilities financing plan;

(g)

A statement of the relationship to the specific plan and to the general plan;

(h)

Other items specific to the project proposal, as determined by the City Attorney or any affected City Department;

(i)

A specific listing of all requested adjustments to municipal code requirements; and

(j)

Identified benefits to the developer and to the City.

(Ord. 2011-11, eff. 1/19/11)

(a)

An application for a development agreement shall be considered by the Planning Commission, which shall hold a public hearing on the application. Notice of the hearing shall be given as provided in Sections 65090 and 65091 of the California Government Code in addition to any other notice required by law for other actions to be considered concurrently with the development agreement. The Planning Commission shall determine whether the proposal is consistent with the City's General Plan and any applicable specific plan, and may recommend to the City Council approval or disapproval of the application, or recommend its approval subject to changes in the development agreement or conditions of approval, giving consideration to the factors set forth in Section 12-51.04.

(b)

After a recommendation has been rendered by the Planning Commission, the City Council shall hold a public hearing on the application. Notice of the hearing and the intention to consider adoption of a development agreement shall be given as provided in Sections 65090 and 65091 of the California Government Code in addition to any other notice required by law for other actions to be considered concurrently with the development agreement. The Council shall review the recommendation of the Commission and determine whether the proposal is consistent with the City's General Plan and any applicable specific plan, and may approve or disapprove the proposed development agreement, or approve it subject to changes therein or conditions of approval, giving consideration to the factors set forth in Section 12-51.04. If the Council approves the development agreement or approves it subject to changes or conditions, it shall do so by ordinance.

(Ord. 2011-11, eff. 1/19/11)

In reviewing an application for a development agreement, the Planning Commission and City Council shall give consideration to other pending applications and approved projects; the traffic, parking, public service, visual, and other impacts of the proposed development project upon abutting properties and the surrounding area; ability of the applicant to fulfill public facilities financing plan obligations; the provisions included, if any, for reservation, dedication, or improvement of land for public purposes or accessible to the public; the type and magnitude of the project's economic effects to the City of Santa Maria, and of its contribution, if any, toward meeting the City's housing needs; and to any other comparable, relevant factor.

(Ord. 2011-11, eff. 1/19/11)

(a)

Periodic review. Each development agreement shall be reviewed at least once every twelve months and the review period shall be specified in the agreement. The applicant shall file for periodic review on a form prescribed by the Community Development Director with the Community Development Department. A fee prescribed by the City Council shall accompany the application. Failure to file for such review shall not prevent the City from conducting a periodic review as specified in the agreement. As part of periodic review proceedings, the applicant or successor in interest shall be required to demonstrate good faith compliance with the terms of the agreement. If the Community Development Director finds that such compliance has been deficient, this finding and a recommendation of the Director shall be forwarded to the City Council for consideration in accordance with subsection (b) of this section.

(b)

Termination. At any time the City Council may, at a public hearing, consider whether there are grounds for termination of any development agreement. Notice of the hearing shall be given in the manner specified in the development agreement. At the hearing, the applicant or successor in interest shall be required to demonstrate good faith compliance with the terms of the agreement. If, as a result of such review, the Council finds and determines, on the basis of substantial evidence, that the applicant or successor thereto has not complied in good faith with the terms or conditions of the agreement, the Council may terminate or modify the agreement in whole or in part.

(Ord. 2011-11, eff. 1/19/11)

A development agreement shall not be transferred or assigned to a new person without the written consent of the City. A successor in interest shall provide proof of ability to fulfill the applicant's obligations pursuant to the development agreement. In any case, the burdens of such agreement shall also bind, and its benefits shall also inure to, all successors in interest. A development agreement may be amended, or canceled in whole or in part, by the mutual consent of the parties to the agreement or their successors in interest. Such amendments and cancellations shall be processed in the same manner as an original application and shall be subject to the same procedural requirements.

(Ord. 2011-11, eff. 1/19/11)

No later than ten calendar days after the City enters into a development agreement, the City Clerk shall record with the County Recorder a copy of the agreement, which shall describe the land subject thereto. If the agreement is amended or canceled, pursuant to Sections 12-51.06, the City Clerk shall record notice of such action with the Recorder.

(Ord. 2011-11, eff. 1/19/11)