Council Chamber
580 Pacific Street
Monterey, California
Monterey City Council
Special Meeting Agenda
Council Special Meeting
AMENDED AGENDA
Wednesday, August 30, 2023
4:00 – 6:00 PM
City Council
Tyller Williamson, Mayor
Kim Barber, Councilmember,
District 1
Gino Garcia, Councilmember
Alan Haffa, Councilmember
Ed Smith, Councilmember,
District 2
City Manager
Hans Uslar
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CALL TO ORDER
EMERGENCY CIRCUMSTANCES REMOTE PARTICIPATION REQUEST
1. Approve Councilmember Haffa's Emergency Circumstances Remote Participation Request (Not a Project under CEQA Article 20, Section 15378 and under General Rule Article 5, Section 15061)
PLEDGE OF ALLEGIANCE
PUBLIC APPEARANCE
PUBLIC APPEARANCE items are reports on non-routine issues that might stimulate public discussion, but that do not require formal noticing as public hearings. You are welcome to offer your comments after being recognized by the Mayor. The Council may limit the time each speaker is allocated.
2. Provide Direction on Madison Street Affordable Housing Project Site Plan Design and Parking Plan; (Not a Project Under CEQA, per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
8/30/2023 4:00:00 PM
2 Public Comment on Closed Session Agenda Items
***Adjourn to Closed Session (See additional agenda)***
ADJOURNMENT
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Writings distributed for discussion or consideration on these matters within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, are available at: monterey.org/submitted-comments and in the City Manager’s Office at 580 Pacific St., Room 1, Monterey, CA 93940 during regular business hours.
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Agenda Report
№07/19
FROM: Kimberly Cole, AICP, Community Development Director Prepared By: Fernanda Roveri, AICP, Principal Planner
SUBJECT: Provide Direction on Madison Street Affordable Housing Project Site Plan Design and Parking Plan (Not a Project Under CEQA, per Article 20, Section 15378 and Under General Rule Article 5, Section 15061)
RECOMMENDATION:
That the City Council provide feedback on the Madison Street affordable housing project site (the Property) potential plan designs and parking plans. The developer’s preferred option is Site Plan No. 4. The requested direction does not impose a binding obligation on the City to convey any interest in property to MidPen or grant any approvals or authorizations required for the Property or any project or improvements constructed thereon. The direction provided by the City Council on preferred Site Plan concepts will assist in framing the scope of future negotiations.
VALUE DRIVERS:
Support efforts and policies that provide equitable access to affordable housing in Monterey and the region.
POLICY IMPLICATIONS:
Affordable housing is an identified value driver and strategic priority: “Support affordable housing through modern zoning policies/ordinances, ADU policies, housing grants, review of density requirements, and consideration of City-owned sites for affordable housing.” The subject project is a 100% affordable housing project at the City-owned 587 and 593 Van Buren Street and 424 and 450 Madison Street site.
Develop and retain a quality workforce is an identified value driver: “Council is committed to supporting strategies that ensure Monterey can consistently attract, develop, and retain employees capable of delivering services consistent with their vision for the future of the City, including providing employees with the tools and resources they need to be successful in serving the public.” A portion of the subject project site is currently developed with a city-owned public parking lot that serves as the primary parking facility for City Hall employees and visitors.
Additionally, a city employee breakroom occupies a portion of the project site.
Transparent and inclusive government is an identified value driver: “The City Council is committed to transparency, collaboration, and engagement with all of our residents, neighborhoods, businesses, and community partners through robust channels of communication including in-person, technology-based, and media outreach efforts.” A portion of the subject project site is currently developed with a City-owned public parking lot that serves as the primary parking facility for public meetings held at City Hall.
Date: 8/30/2023
Item No.: 2.
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 1, Packet Page 3 2 FISCAL IMPLICATIONS:
The City Council has entered into an Exclusive Negotiating Agreement with MidPen Housing for a 100% affordable housing project behind City Hall. The fiscal issues are currently under discussion. There are many financial factors including land value, construction costs, and state/federal financing options. No terms have been reached at this time.
ENVIRONMENTAL DETERMINATION:
The City of Monterey determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA)(CCR, Title 14, Chapter 3 (“CEQA Guidelines), Article 20, Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or any reasonably foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.
ALTERNATIVES CONSIDERED:
The goal is for the Council to weigh the pros and cons of each scenario and provide direction to staff on what would be acceptable vs. nonacceptable tradeoffs.
DISCUSSION:
Background
On July 19, 2022, the City Council approved entering into an Exclusive Negotiating Agreement (ENA) with MidPen Housing for the development of affordable housing at 587 and 593 Van Buren Street and 424 and 450 Madison Street (the Property). This Agreement (Ag-11130) was effective August 15, 2022. The purpose of an ENA is to have a specific, limited period of time to negotiate mutually acceptable governing documents for the potential disposition of the Property and undertaking of the construction of the project on the Property by MidPen Housing. The City desires to negotiate one or more definitive agreements, including but not limited to disposition and development agreements, ground leases and affordable housing agreements for the Project with MidPen.
Per the ENA, MidPen has 240 days, with a one-year extension option, to complete a series of predevelopment studies and negotiate a development agreement with the City. The City has since granted the one-year extension.
The decision to enter into an ENA followed a comprehensive process to evaluate all City owned parcels in the City for affordable housing. The City received proposals for four development sites. Ultimately, the Council selected the site behind City Hall as its preferred development site. MidPen’s original proposal included developing the site behind City Hall and 417 Figueroa concurrently in order to achieve enough units for financing. As the project concept was Council Special Meeting, 8/30/2023, Item No. 2., Item Page 2, Packet Page 4 3 downsized to only the site behind City Hall, MidPen has been evaluating multiple development scenarios. MidPen is proposing Site Plan 4 as its preferred development option.
Existing Site Conditions Behind City Hall
The original project site advertised in the RFP contains four older homes that have been converted into other uses, employee lounge, Community Emergency Response Team (CERT) box and community garden (See Photos Below). One home has been converted into a City office. The remaining three structures are either vacant or used for City storage. As mentioned above, MidPen has requested to expand the project to include the Dutra Street parking lot. The lot is a City-owned parking lot consisting of 54 parking spaces located immediately north of the originally awarded project site. The parking lot is accessible to the public and serves as the primary parking facility for City Hall employees and visitors. Additionally, the Dutra Street parking lot provides parking for public meetings at City Hall. Some of the alternatives also include an area behind the Parks and Recreation building and are proposed for either additional parking, a playground, recreation uses, or a community garden.
Existing Site Photos
Image 1: 424 and 450 Madison Street
Image 2: 587 and 593 Van Buren Street
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 3, Packet Page 5 4 Image 3: Dutra Street Parking Lot
Image 4: Area Behind Parks and Recreation Building
SB 35
MidPen is proposing to permit the development as an SB 35-eligible project. SB 35, codified in Government Code section 65913.4, requires cities and counties that did not meet their statemandated affordable housing requirement to use a streamlined ministerial review process for qualifying multifamily housing developments that provide specified levels of affordable housing and meet other specific requirements. Qualifying SB 35 projects are allowed reduced minimum parking standards due to proximity to transit stops or if projects are located within a historically significant district. The subject site meets both criteria noted above and would not require any parking to serve the development.
Development Scenarios
MidPen started with Site Plan No.1 which shows 36 units and 54 housing units. As time evolved, MidPen is proposing Site Plan No.4 as its preferred development option.
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 4, Packet Page 6 5 Figure 1: Site Plan No.1
The first version of the site plan confines the project to the area left of the City Hall Parking Lot.
This plan would provide 36 affordable residential units and would retain all 54 parking spaces, however, the proposed distribution of the parking spaces is unknown. Dutra Street would continue to function as it does today. Five (5) Cypress trees would be removed. MidPen indicates that this development option is difficult or impossible to finance.
Table 1: Site Plan Details
Site Plan Option Affordable Housing
Units
Parking Retained
(spaces)
Net Reduction in Parking
(spaces)
Site Plan - 1 36 54 0
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 5, Packet Page 7 6 Figure 2: Site Plan No.2
The second version of the site plan would expand the project boundary into the City parking lot in addition to reconfiguring the layout of the remaining parking spaces. This plan would provide 43 affordable residential units and would retain 41 parking spaces. Additional landscape improvements are proposed, and the diagonal parking along Dutra Street would be replaced with perpendicular head-in parking. Five (5) Cypress trees would be removed and the draft site plan shows significant replacement trees between the parking lot and along Dutra Street. Exact replacement numbers will depend on a more refined site plan.
Table 2: Site Plan Details
Site Plan Option Affordable Housing
Units
Parking Retained
(spaces)
Net Reduction in Parking
(spaces)
Site Plan - 2 43 41 13
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 6, Packet Page 8 7 Figure 3: Site Plan no.3
The third version of the site plan will expand the project boundary into the City parking lot in a similar fashion as the second version, however, the remaining parking would be reconfigured and reduced to make way for a playground area. This plan would provide 43 affordable residential units and would retain 34 parking spaces. Similar to the second version of the site plan, landscape improvements are proposed and the diagonal parking along Dutra Street would be replaced with perpendicular head-in parking. Five Cypress trees and three ornamental trees would be removed, and the draft site plan shows significant replacement trees between the parking lot and along Dutra Street. Exact replacement numbers will depend on a more refined site plan
Table 3: Site Plan Details
Site Plan Option Affordable Housing
Units
Parking Retained
(spaces)
Net Reduction in Parking
(spaces)
Site Plan - 3 43 34 20
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 7, Packet Page 9 8 Figure 4: Site Plan no.4 (Developer’s Preferred Option) The fourth version of the site plan will expand the project boundary into the City parking lot in a similar fashion as the second and third versions. Version 4 would continue to propose a reconfigured and reduced parking area to make way for a playground, however this plan would also provide parallel parking along the southernmost and northernmost portion of Dutra Street.
This plan would provide 42 affordable residential units and would retain 33 parking spaces.
Landscape improvements are proposed and the diagonal parking at the rear of Colton Hall would be replaced with perpendicular head-in parking. Final parking allocation numbers will need to consider the many public functions of City Hall and providing easy access for residents and visitors. Five Cypress trees and three ornamental trees would be removed and the draft site plan shows significant replacements for a net increase in trees between the new parking lot and project site. Exact replacement numbers will depend on a more refined site plan.
Table 4: Site Plan Details
Site Plan Option Affordable Housing
Units
Parking Retained
(spaces)
Net Reduction in Parking
(spaces)
Site Plan - 4 42 33 21
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 8, Packet Page 10 9 As previously noted, each development scenario would present unique tradeoffs given the various mixes of residential units and parking provided. The developer’s ability to maximize the number of affordable units within the development is directly corelated to the building envelope they have to work within. As such, a development providing the most affordable units would likely include the most encroachment into the parking lot and more significant impacts on users of the parking lot. Solutions to the associated impacts of the lost parking area would need to be reviewed and worked out by staff once direction has been provided from Council.
The table below provides a summarized comparison of the four proposed site plan options, highlighting the total unit count and the expected parking reduction associated with each.
Table 5: Site Plan Comparison
Site Plan Option Affordable Housing
Units
Parking Retained
(spaces)
Net Reduction in Parking
(spaces)
Site Plan - 1 36 54 0
Site Plan - 2 43 41 13
Site Plan - 3 43 34 20
Site Plan - 4 42 33 21
In conclusion, staff is requesting that Council provide feedback. As mentioned earlier, the developer’s preferred option is #4.
Attachments: 1. First through Fourth Versions of Site Plan e: Levi Hill, Planning Manager
Barbara Nelson, Acting Housing Manager
Kim Cole, Community Development Director
Old Town Neighborhood Association
Old Monterey Business Association
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.org/Submitted-Comments
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 9, Packet Page 11 SHEE
SCA
DRA
JOB
SUBMITTAL / REVISION Civil Enginee
TOPOGRAPHIC SURVEY
E I N E
S
O N
W
E
N
I T
H
S
G
R
A
SCALE: 1" = 16'
SITE SURVEY (EXISTING CONDITIONS)
0 5' 10' 20'
PLAN
N
Attachment 1
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 10, Packet Page 12 4 PARALLEL SPACES
7 COMPACT SPACES 2 PARALLEL SPACES
A
SCALE: 1" = 16'
PROPOSED ARCHITECTURAL SITE PLAN - FIRST FLOOR 0 5' 10' 20' 30"K
156"CYP
TOTAL 36 UNITS
PARKING 69 SPACES
3 BDRM
2 BDRM
1 BDRM
10 UNITS
10 UNITS
13 UNITS
STUDIO 3 UNITS
COMMUNITY
2BDRM
2BDRM
2BDRM
3 BDRM
2BDRM LAUNDRY 3 BDRM
3 BDRM 2BDRM
TRASH
STAIR
3 BDRM
STAIR
PLAN N
Attachment 1
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 11, Packet Page 13 B
SCALE: 1" = 16'
PROPOSED ARCHITECTURAL SITE PLAN 0 5' 10' 20'
17 9
3 13
3 BDRM
LAUNDRY
2 BDRM
3 BDRM
STUDIO
COMMUNITY
2 BDRM
TRASH
STUDIO
STAIR
2 BDRM 3 BDRM
3 BDRM
1 BDRM
1 BDRM
3 BDRM
3 BDRM
STAIR
2 BDRM
3 STORY
TOTAL 43 UNITS
PARKING 60 SPACES
3 BDRM
2 BDRM
1 BDRM
11 UNITS
11 UNITS
15 UNITS
STUDIO 6 UNITS
3 4
5 30"K
156"CYP
KEEP DUTRA OPEN ONE WAY
6 PARALLEL SPACES
PLAN N
Attachment 1
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 12, Packet Page 14 C
SCALE: 1" = 16'
PROPOSED ARCHITECTURAL SITE PLAN 0 5' 10' 20'
17 17
13 3 BDRM
LAUNDRY
2 BDRM
3 BDRM
STUDIO
COMMUNITY
2 BDRM
TRASH
STUDIO
POSSIBLE PARK TO
REPLACE CITY
STORAGE
30"K
156"CYP
STAIR
2 BDRM 3 BDRM
3 BDRM
1 BDRM
1 BDRM
3 BDRM
3 BDRM
STAIR
2 BDRM
3 STORY
COMMUNITY GARDEN
TOTAL 43 UNITS
PARKING 47 SPACES
3 BDRM
2 BDRM
1 BDRM
11 UNITS
11 UNITS
15 UNITS
STUDIO 6 UNITS
CLOSE DUTRA
PLAN N
Attachment 1
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 13, Packet Page 15 SITE PLAN 6/29/23 A1
1/ 16" = 1'-0"
17 16
7 5
8'-0" 10'-0" 5'-0" 18'-6" 25'-0" 18'-6" 5'-0"
STAIR
STAIR
PASSENGER LOADING ZONE
CITY TRASH
CITY TRASH
(ALTERNATE)
PROPOSED
PROPERTY LINE
TOTAL 42 UNITS
ON SITE: 33 SPACES
ON DUTRA: 14 SPACES
TOTAL: 47 SPACES
PARKING
3 BDRM
2 BDRM
1 BDRM
STUDIO
TRASH 2 BDRM 2 BDRM 3 BDRM
1 BDRM
LAUNDRY 2 BDRM 2 BDRM 3 BDRM
30"K
156"CYP
3 BDRM
3 BDRM
MAINT.
1 BDRM
COMMUNITY
+ SERVICES
2 BDRM
2 BDRM
1 BDRM
11 UNITS
11 UNITS
12 UNITS
8 UNITS
2 PARALLEL, ACCESSIBLE SPACES
VAN BUREN STREET
MADISON STREET
DUTRA STREET
COURTYARD PARKING LOT
PLAYGROUND
GARDEN
COLTON HALL
CITY HALL
ENTRANCE
LINE OF 3RD STORY
BIKE
BIKE
BIKE
BIKE
UNITS
Attachment 1
Council Special Meeting, 8/30/2023, Item No. 2., Item Page 14, Packet Page 16