Agenda Packet — Salinas City Council, June 20, 2023 (part 1 of 5)

Tuesday, June 20, 2023
4:00 PM
City of Salinas
200 Lincoln Ave., Salinas, CA 93901
www.cityofsalinas.org

SALINAS ROTUNDA
City Council
Mayor Kimbley Craig
Councilmembers:

Carla Viviana González, District 1 - Tony Barrera, District 2 Steve McShane, District 3 - Orlando Osornio, District 4 Andrew Sandoval, District 5 - Anthony Rocha, District 6 Steven S. Carrigan, City Manager
Christopher A. Callihan, City Attorney
City Clerk’s Office: (831) 758-7381
Meeting Agenda - Final
City Council Meeting Agenda - Final June 20, 2023

ZOOM WEBINAR PARTICIPATION
JOIN THE ZOOM WEBINAR TO PARTICIPATE LIVE AT:
https://us02web.zoom.us/j/83249756779
To participate telephonically, call any number below:
+1 669 900 9128 US (San Jose) +1 669 444 9171 US +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 719 359 4580 US +1 253 205 0468 US +1 646 931 3860 US +1 689 278 1000 US +1 301 715 8592 US (Washington DC) +1 305 224 1968 US +1 309 205 3325 US +1 312 626 6799 US (Chicago) +1 360 209 5623 US +1 386 347 5053 US +1 507 473 4847 US +1 564 217 2000 US +1 646 558 8656 US (New York) Webinar ID: 832 4975 6779
If prompted to enter a participant ID, press #.

PLEDGE OF ALLEGIANCE

ROLL CALL

PROCLAMATION
National Parks and Recreation Month, July 2023
California Rodeo Salinas 113th Anniversary

CITY OF CHAMPIONS
Salinas Valley Health, Medical Professionals of the Year Eric Petersen, Salinas Resident
Philip Tabera, Salinas Resident

COMMENDATIONS
Colleen Bailey, Former Public Art Commissioner
Richard Fors, Former Airport Commissioner

PUBLIC COMMENT PROCEDURES
If you wish to make a general public comment or comment on a specific agenda item, you are encouraged to attend the City Council meeting in person. Public comment may also be submitted via email at [email protected] and will be entered into the record.

PUBLIC COMMENT TIME RESTRICTIONS
Public comments generally are limited to two minutes per speaker; the Mayor may further limit the time for public comments depending on the agenda schedule.

City of Salinas Page 2 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023

GENERAL PUBLIC COMMENTS
Receive public communications on items that are not on the agenda and that are in the City of Salinas’ subject matter jurisdiction. Comments on Consent, Consideration, and Closed session items should be held until the items are reached. The public may request that the legislative body consider adding an item for consideration on a future agenda. The public may comment on scheduled agenda items, including closed session items, as they are considered.

PUBLIC HEARINGS
ID#23-389 General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005; a request to change the General Plan designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot located at 2110 North Main Street from “Residential Low Density” to “Retail”; rezone the above referenced 8,349 square-foot portion of the project site from “Residential Low Density (R-L-5.5) to Commercial Retail (CR); and operate an Extended Stay Hotel for 22 of 25 on-site rooms Recommendation: Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approving a General Plan Amendment (GPA 2022-003) changing the General Plan Land Use designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street property from Residential Low Density to Retail and approving a Conditional Use Permit to establish and operate an Extended Stay Hotel; and adopt an Ordinance to Rezone the same above referenced 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street from Residential Low Density (R-L-5.5) to Commercial Retail (CR).

CONSIDERATION
ID#23-392 Draft 2023-2031 Housing Element and General Plan Update Quarterly Report
Recommendation: Approve a Resolution authorizing the submittal of the Draft 2023-2031 Housing Element to the State of California Department of Housing and Community Development (HCD) for review.

ID#23-407 Salinas Blue Curb Marking Policy Update
Recommendation: Approve a Resolution approving the Salinas Blue Curb Marking Policy; and adopt an Ordinance amending Article VI of Chapter 20 (Stopping, Standing and Parking) of the Salinas Municipal Code.

CONSENT AGENDA
All matters listed under Consent Agenda may be enacted by one motion unless a member of the Council or the public requests discussion or a separate vote.

ID#23-341 Minutes
Recommendation: Approve minutes of May 16, 2023, May 23, 2023, and June 13, 2023.

ID#23-286 Amendment No. 3 to County of Monterey Agreement #5010-197 City of Salinas Page 3 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023
Recommendation: Approve a Resolution authorizing the City Manager or designee to execute Amendment No. 3 to County of Monterey Agreement #5010-197 to accept and appropriate an additional $543,336.17 of County of Monterey American Rescue Plan Act funds to the Project Roomkey Motel Program fund and extend the agreement term through to March 31, 2024.

ID#23-322 Agreement for Services with Jayson F. Cardinalli, an Individual Doing Business as Clean Brothers
Recommendation: Approve a Resolution authorizing the City Manager or designee to execute an Agreement for Services with Jayson F. Cardinalli, an individual doing business as Clean Brothers, in an amount not to exceed $118,260 and a term of July 1, 2023 to June 30, 2024 to provide portable toilets and handwashing stations at homeless encampments throughout the city.

ID#23-323 United Way of Monterey County Community Impact Grant Agreement Amendment No. 2
Recommendation: Approve a Resolution authorizing the City Manager or designee to execute Amendment Number 2 to United Way of Monterey County Community Impact Grant Agreement for Emergency Rental Assistance Program Round 2; and execute a new United Way of Monterey County Community Impact Grant Agreement for Housing Stabilization.

ID#23-353 Set Public Hearing date for Levying Annual Assessments for the Landscape and Maintenance Assessment Districts
Recommendation: Approve Resolutions ordering Engineer's Reports for the Airport Business Center Landscape Maintenance District, and the North/East Area, Harden Ranch, Vista Nueva, Mira Monte and Monte Bella Maintenance Districts stating the intention to levy and collect an assessment and set a public hearing date for August 8, 2023.

ID#23-380 Acceptance of On-Call Job Order Contract for Sidewalk Improvements Recommendation: Approve a Resolution to accept the On-Call Job Order Contract for Sidewalk Improvements with Hemi's Landscape and Concrete Inc., and C2 Builders Inc., for maintenance and responsibility.

ID#23-386 Agreements for Professional Services with CSG Consultants Inc. and 4LEAF Inc. for FY 2023-2024
Recommendation: Approve a Resolution authorizing the Mayor to enter into Agreements for Professional Services with CSG Consultants Inc. and 4LEAF Inc. to provide Building Official, technical permitting, plan review, and construction inspection services to the City's Permit Center through Fiscal Year 2023-24.

ID#23-393 Natividad Creek Park Restroom Rehabilitation Project (CIP 9346) Recommendation: Approve a Resolution accepting the bid from HA Construction for the Natividad Creek Park Restroom Rehabilitation Project and authorize the award of and execution of an Agreement between the City of Salinas and HA Construction in an amount not to exceed $181,200 and inclusive of the $151,000 bid amount and an approved 20% contingency of $30,200; and authorize the City Manager or designee to execute the Agreement.

ID#23-406 Service Agreement with Fusus
City of Salinas Page 4 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023
Recommendation: Approve a Resolution authorizing the City Manager to execute a 30-month Service Agreement with Fusus for a total cost not to exceed $250,000 to provide technology for real-time monitoring of traffic system cameras and gathering of analytical data related to traffic patterns and volume.

ID#23-408 National Development Council Agreement for Community and Economic Development Services
Recommendation: Approve a Resolution authorizing the City Manager or his designee to execute an Agreement for Professional Services (Agreement) between the City of Salinas and National Development Council, ("NDC") for a total not to exceed amount of $231,818.00 over a three-year period for community and economic development consulting services.

ID#23-409 Agreement with Salinas Rotary Club for maintenance of the Salinas Rotary Arch
Recommendation: Approve a Resolution authorizing the City Manager to enter into a Maintenance Agreement with the Salinas Rotary Club for maintenance of the Salinas Rotary Arch.

ID#23-418 Tow Service Franchise Agreements for FY 2023-24 Recommendation: Approve a Resolution authorizing the execution of the Salinas Police Department's FY 2023-24 Tow Service Franchise Agreements.

ID#23-419 Appointments to the Salinas Valley Groundwater Sustainability Agency Board of Directors
Recommendation: Approve a Resolution for the reappointment of Councilmember Anthony Rocha to serve as the City's primary representative, and Councilmember Carla Gonzalez as alternate and the appointment of Tom Adcock as the California Public Utilities Commission (CPUC) regulated water company representative, and Brenda Granillo as alternate, to serve on the Salinas Valley Basin Groundwater Sustainability Agency (SVBGSA) Board of Directors JPA.

ID#23-422 Financial Policies Amendments
Recommendation: Approve a Resolution approving amendment of the City of Salinas Financial Policies.

ID#23-423 Investment Policy Adoption
Recommendation: Approve a Resolution adopting the City of Salinas Investment Policy as amended.

ID#23-424 Fiscal-Year-To-Date 2023 Investment Transactions Recommendation: Receive and accept the Fiscal-Year-To-Date 2023 Investments Transactions activities.

ID#23-425 Agreement for Services with Fluid Resource Management Recommendation: Approve a Resolution approving an Agreement for Services with Fluid Resource Management in an amount not to exceed $69,000 for the Lake Street Lift Station Control Upgrade.

ID#23-426 California Department of Housing and Community Development Homekey Program Round 3
City of Salinas Page 5 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023
Recommendation: Approve a Resolution authorizing the submittal of a Joint Application to the California Department of Housing and Community Development ("HCD") for Homekey Round 3; and authorizing the City Manager or designee to finalize a Memorandum of Understanding with Bay Area Community Services Housing Corporation (BACS) to acquire ten (10) residential properties throughout the City to serve as immediate housing for persons experiencing persistent homelessness.

ID#23-427 Professional Services Agreement with MV Cheng & Associates, Inc.

Recommendation: Approve a Resolution authorizing the City Manager to execute a professional services agreement with MV Cheng & Associates, Inc. ("MV Cheng") for accounting, financial reporting, and other finance-related services for a not-to-exceed amount of two hundred thousand dollars ($200,000), and approving payment of $1,645 to MV Cheng for the cost of services previously provided to the City.

ID#23-428 Fiscal Year 2023-24 Assessment and Maintenance District Levies Transmittal to the Monterey County Tax Collector
Recommendation: Approve a Resolution authorizing staff to transmit to the Tax Collector's office of the County of Monterey the annual levies for assessment and maintenance district fees and charges and agreeing to indemnify and defend Monterey County with respect to challenges to the levy on the City's behalf.

ID#23-430 FY 23-24 Workforce Allocation Adjustment; Classification and Salary Schedule Modification and Reorganization Plan for Community Development Recommendation: Approve a Resolution adjusting the workforce allocation for Administration, and the Community Development Departments and approve a reorganization of the Community Development Department Permit Services Division with modification of the Classification - Salary Schedule to include the classifications of Communications Specialist, Chief Building Official, and Permit Center Manager.

COUNCILMEMBERS’ REPORTS, APPOINTMENTS AND FUTURE AGENDA ITEMS Receive communication from Councilmembers on reports, appointments and future agenda items. Councilmember comments are generally limited to three minutes.

CLOSED SESSION
Receive public communications from the audience on Closed session items.

The City Council will recess to closed session pursuant to:

ID#23-378 a. Real Property Negotiations - California Government Code Section 54956.8, conference with real property negotiators City Manager Steven S. Carrigan, City Attorney Christopher A. Callihan, and Community Development Director Lisa Brinton, to discuss the terms and sale of real properties located at 219 Salinas Street (APN 002242029000, Parking Lot 1); 210 Salinas Street (APN TNPAPN 000142, Parking Lot 8); 122 Lincoln Avenue (APN 002245008000, Parking Lot 12), 128 Lincoln Avenue (APN 002245007000, Parking Lot 12), 118 Lincoln Avenue (APN 002245005000, Parking Lot 12), 120 Lincoln Avenue (APN 0022458006000, Parking Lot 12), 112 Lincoln Avenue (APN 002245004000, Parking Lot 12).
b. Real Property Negotiations - California Government Code Section 54956.8, City of Salinas Page 6 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023
conference with real property negotiators City Manager Steven S. Carrigan, City Attorney Christopher A. Callihan, Community Development Director Lisa Brinton, and Assistant Community Development Director Rod Powell to discuss the terms and sale of real properties located at 14-16 Soledad Street (APN 002194006000), 23 Soledad Street (APN 002191026000), 25 Soledad Street (APN 002191027000), and 29 Soledad Street (APN 002191015000). c. Pending Litigation - California Government Code Section 54956.9(d)(1), conference with legal counsel regarding, Santa Rita Union High School District, et al. v. City of Salinas et al., Monterey County Superior Court Case No. 20CV000242.
d. Pending Litigation - California Government Code Section 54956.9(d)(1), conference with legal counsel regarding, Alisal Union School District, et al. v. City of Salinas, et al., Monterey County Superior Court Case No. 20CV00340.

ADJOURNMENT
_____________________________
Patricia M. Barajas, City Clerk

AGENDA MATERIAL / ADDENDUM
Any addendums will be posted within 72 hours of regular meetings or 24 hours of special meetings and in accordance with Californian Government Code Section 54954.2 and 54956. City Council agenda reports and other writings distributed to the legislative body may be viewed at the Salinas City Clerk’s Office, 200 Lincoln Avenue, Salinas, and are posted on the City’s website at www.cityofsalinas.org in accordance with California Government Code section 54597.5. The City Council may take action that is different than the proposed action reflected on the agenda.

Disability-related modification or accommodation, including auxiliary aids or services, may be requested by any person with a disability who requires a modification or accommodation in order to participate in the meeting. Language interpretation may be requested as soon as possible but by no later than 5 p.m. of the last business day prior to the meeting. Requests should be referred to the City Clerk’s Office At 200 Lincoln Avenue, Salinas, 758-7381, as soon as possible but by no later than 5 p.m. of the last business day prior to the meeting. Hearing impaired or TTY/TDD text telephone users may contact the city by dialing 711 for the California Relay Service (CRS) or by telephoning any other service providers’ CRS telephone number.

PUBLIC NOTIFICATION
This agenda was posted on June 15, 2023 at the City Clerk’s Office, in the Council Rotunda, and the City's website.

Meetings are streamed live at https://salinas.legistar.com/Calendar.aspx, televised live on Comcast Channel 25 and on http://www.youtube.com/thesalinaschannel at 4:00 p.m. on the date of the regularly scheduled meeting and will be broadcast throughout the day on Friday, Saturday, Monday and Wednesday following the meeting. For the most up-to-date Broadcast Schedule for The Salinas Channel on Comcast 25, please visit or subscribe to our Google Calendar located at http://tinyurl.com/SalinasChannel25. All City of Salinas Page 7 Printed on 6/16/2023
City Council Meeting Agenda - Final June 20, 2023
past City Council meetings may also be viewed on the Salinas Channel on YouTube at http://www.youtube.com/thesalinaschannel.

City of Salinas Page 8 Printed on 6/16/2023
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#23-389, Version: 1
General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005; a request to change the General Plan designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot located at 2110 North Main Street from “Residential Low Density” to “Retail”; rezone the above referenced 8,349 square-foot portion of the project site from “Residential Low Density (R-L-5.5) to Commercial Retail (CR); and operate an Extended Stay Hotel for 22 of 25 on-site rooms Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approving a General Plan Amendment (GPA 2022-003) changing the General Plan Land Use designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street property from Residential Low Density to Retail and approving a Conditional Use Permit to establish and operate an Extended Stay Hotel; and adopt an Ordinance to Rezone the same above referenced 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street from Residential Low Density (R-L-5.5) to Commercial Retail (CR).

City of Salinas Page 1 of 1 Printed on 6/15/2023
powered by Legistar™
Page | 1

CITY OF SALINAS

COUNCIL STAFF REPORT
DATE: JUNE 20, 2023
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: GENERAL PLAN AMENDMENT 2022-003, REZONE 2022-003, AND CONDITIONAL USE PERMIT 2022-005; REQUEST TO

AMEND THE GENERAL PLAN DESIGNATION FROM
“RESIDENTIAL LOW DENSITY” TO “RETAIL”, CHANGE THE
ZONING DESIGNATION FROM “RESIDENTIAL LOW DENSITY
(R-L-5.5)” TO “COMMERCIAL RETAIL (CR)”, AND ESTABLISH
AND OPERATE AN EXTENDED STAY HOTEL FOR 22 OF 25
ROOMS LOCATED AT 2110 NORTH MAIN STREET IN THE

COMMERCIAL RETAIL (CR) AND RESIDENTIAL LOW
DENSITY (R-L-5.5) ZONING DISTRICTS
RECOMMENDED MOTION:

Motion to:

1. Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approving a General Plan Amendment (GPA 2022-003) changing the General Plan Land Use designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street property from Residential Low Density to Retail and approving a Conditional Use Permit (CUP 2022-005) to establish and operate an Extended Stay Hotel; and

2. Adopt an Ordinance to Rezone the same above referenced 8,349 square-foot eastern portion of a 18,880 square-foot project site located at 2110 North Main Street from Residential Low Density (R-L-5.5) to Commercial Retail (CR) (RZ 2022-003).

EXECUTIVE SUMMARY:

Daniel Saphorghan, Swift Consulting on behalf of Janika Corporation DBA Capitol Motel, has applied for a General Plan Amendment to change the General Plan Land Use designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot located at 2110 North Page | 2
Main Street from “Residential Low Density” to “Retail”; a Rezone to change Zoning designation of the above referenced 8,349 square-foot eastern portion of the project site from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)”; and a Conditional Use Permit to establish and operate an Extended Stay Hotel for 22 of 25 on-site rooms. Approval of the General Plan Amendment and Rezone are required to allow the proposed Extended Stay Hotel to operate onsite.

BACKGROUND:

The project site is currently developed with an existing hotel/motel (Capitol Motel) which is considered a legal non-conforming use pursuant to Zoning Code Section 37-50.160, because it is estimated to have been constructed circa 1936 prior to annexation. The Applicant (Capitol Motel – Ray Patel) is requesting to establish and operate an Extended Stay Hotel for 22 of the 25 on-site rooms pursuant to Zoning Code Section 37-50.085 (Extended Stay for Hotel/Motel uses).

The site is split zoned with Commercial Retail (CR) along the western portion of the site and Residential Low Density (R-L-5.5) along the eastern portion of the site. Per the Zoning Code, Extended Stay Hotels located on Commercial Retail (CR) zoned land can be considered through the Conditional Use Permit (CUP) process. However, in the Residential Low Density (R-L-5.5) Zoning District, Extended Stay Hotels are not permitted. Therefore, the applications have been submitted requesting to change the General Plan and Zoning designations of the subject property to be consistent with the western portion of the lot which are “Retail” and “Commercial Retail (CR)” respectively. Upon approval of the General Plan Amendment and Rezone, the proposed Extended Stay Hotel use can be approved through the CUP process.

The following provides an overview of the land uses and zoning districts adjacent to the project site:

North: Soto Square Park and Salinas Fire Station No. 6/Parks (P) and Public/Semipublic (PS)
South: Commercial/Commercial Retail (CR) and Residential Low Density (R-L-5.5) East: Residential/Residential Low Density (R-L-5.5)
West: Residential/Commercial Retail (CR)
DISCUSSION:

Analysis:

General Plan Amendment 2022-003 and Rezone 2022-003:

Per the 2002 General Plan, the Land Use designation of the approximately 8,349 square-foot eastern portion of a 18,880 square-foot project site is “Residential Low Density”. The proposal is to change the General Plan designation of the above referenced eastern portion of the project site from “Residential Low Density” to “Retail”. The proposed change in the General Plan land use designation from “Residential Low Density” to “Retail” would be consistent with the western portion of the project site and allow for uses prescribed by the City’s 2002 General Plan land use Page | 3
designation of Retail.

The project site consists of 18,880 square-feet. The approximately 10,531 square-foot western portion of the project site is currently located in the “Commercial Retail” (CR) District, which provides for wide range of commercial uses, including the existing hotel use and the proposed Extended Stay Hotel. The approximately 8,349 square-foot eastern portion of the project site is zoned Residential Low Density (R-L-5.5), which only allows for single-family residential uses.

Uses such as the proposed Extended Stay Hotel are not allowed in the R-L-5.5 District. The proposed Rezone would change the Zoning designation of the eastern portion of the project site from “Residential – Low Density” (R-L-5.5) to “Commercial Retail” (CR). The proposed zoning would be consistent with the existing Zoning designation of the adjacent western portion of the project site. The project site is not located within a specific plan or a precise plan area and therefore does not conflict with such a plan. The project site is located entirely within the City limits of Salinas and does not conflict with the adopted sphere of influence.

Conditional Use Permit 2022-005:

The Conditional Use Permit 2022-005 (CUP 2022-005) is requested to establish and operate an Extended Stay Hotel for 22 of 25 on-site rooms at an existing hotel (Capitol Motel). The site consists of a one-story hotel and a two-story office. There are 25 on-site units with 13 off-street parking spaces on-site and a common area. Because of the split zoning of the project site, the related General Plan Amendment and Rezone will need to be approved to allow for the proposed project. Proposed conditions of CUP 2022-005 will ensure that, when implemented, the project will conform and comply with the development standards of Zoning Code Section 37-50.085(c).

Consideration of Amendments
Chapter 37, Article VI, Divisions 12 and 14 provides for a process whereby all General Plan and Zoning Code Amendments are brought before the Planning Commission for a recommendation to the City Council for consideration and a final decision. On May 3, 2023, the Planning Commission held a public hearing to review the proposed Amendments and unanimously (4-0) approved the attached Planning Commission Resolution 2023-05 recommending that the City Council adopt the proposed Mitigated Negative Declaration, approve General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 (see attached May 3, 2023, Planning Commission Staff Report and draft Planning Commission minutes). On May 9, 2023, the Housing and Land Use Committee unanimously (3-0) recommended that the City Council approve General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005.

The City Council may approve the proposed Amendments if all of the findings set forth in the attached City Council Resolution and Ordinance are established. Per Zoning Code Section 37-

60.930(d), an affirmative vote of not less than four (4) votes of the City Council is required for the Council to approve the General Plan Amendment. Prior to taking action on the proposed Amendments, the City Council will need to affirm environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA).

The related Conditional Use Permit (CUP) for the Extended Stay Hotel cannot be approved unless Page | 4
the related General Plan Amendment and Rezone are approved because a portion of the project site is designated and zoned Residential Low Density/R-L-5.5 respectively which does not allow for this type of use.

Time Consideration:

The proposed project includes requests for a General Plan Amendment and Rezone, which are legislative acts and not subject to the Permit Streamlining Act (PSA). The Conditional Use Permit was deemed complete on March 31, 2023. Final action is required by September 7, 2023 pursuant to CEQA Section 15107 due to the requirements of environmental review for the project.

Alternatives Available to the City Council:

1. Affirm the findings set forth in the attached Ordinance and Resolution, adopting the Mitigated Negative Declaration and approving General Plan Amendment 2002-003, Rezone 2022-003, and Conditional Use Permit 2022-005 with modifications; or

2. Find that the proposed applications are not appropriate and establish findings at the public hearing denying General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005.

CEQA CONSIDERATION:

The environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA). An Initial Study was prepared to evaluate the potential impacts associated with the project. Based upon review of the Initial Study, the proposed project will not have a significant effect on the environment. The Initial Study and Mitigated Negative Declaration were routed to responsible agencies and posted at the County Clerk’s Office on March 17, 2023; the deadline for comments was April 17, 2023. The State Clearinghouse received the document on March 17, 2023 and the deadline for Clearinghouse comments was April 17, 2023 (SCH# 2023030481).

Public comments were received from the following during the comment period as described below:

Comments received via email from Monterey Salinas Transit (MST) on April 12, 2023.

Per the comments from MST, they serve, operate, and maintain two (2) existing stops within the project’s vicinity for Line 49. Line 49 travels from the Salinas Transit Center in Downtown Salinas to Santa Rita via North Main Street. Per MST, the service operates every 15 minutes from Downtown Salinas to Northridge Mall and every 30 minutes to Santa Rita. MST encourages the Applicant/Property Owner (Capitol Motel) to enroll in their Group Discount Program to offer employees and hotel guests bus passes at substantially reduced rates.

Staff Response: This information from MST has been provided to the Applicant/Property Owner for future reference.

Page | 5
STRATEGIC PLAN INITIATIVE:

This staff report and recommendations align with the following City Council strategic planning initiatives:
 Housing/Affordable Housing; and
 Economic Development
DEPARTMENTAL COORDINATION:

The proposed amendment has been discussed among the Current Planning and Permit Services Divisions of the Community Development Department, the Public Works Department, and the Fire Department.

FISCAL AND SUSTAINABILITY IMPACT:

No significant impacts to the City’s General Fund are anticipated with this application.

ATTACHMENTS:

Draft City Council Resolution for General Plan Amendment 2022-003, Mitigated Negative Declaration, and Conditional Use Permit 2022-005 with the following Exhibits:

Exhibit 1: Vicinity Map
Exhibit 2: Mitigated Negative Declaration dated March 17, 2023 Exhibit 3: General Plan Amendment Map for 2110 North Main Street Draft Rezone Ordinance for Rezone 2022-003 with following Exhibits:

Exhibit 1: Vicinity Map
Exhibit 2: Rezone Map for 2110 North Main Street
Exhibit 3: Mitigated Negative Declaration dated March 17, 2023 Draft Conditional Use Permit 2022-005, including the following exhibits:

Exhibit A: Vicinity Map
Exhibit B: Site Plan (Sheet A-0)
Exhibit C: Exterior Elevations
Exhibit D: Zone & Parcel Map (Sheet A-1)
Exhibit E: Floor Plan (Sheet A-2)
Exhibit F: Photometric Plans (Sheet A-3)
Exhibit G: Landscaping (Sheet L-1)
Exhibit H: Capitol Hotel Management Plan
Exhibit I: Engineer’s Report dated January 28, 2022
Exhibit J: Police Department comments dated August 23, 2022 Exhibit K: Mitigation Monitoring and Reporting Program
Planning Commission Resolution 2023-05, including the following exhibits:

Exhibit 1: Vicinity Map
Exhibit 2: General Plan Amendment Map for 2110 North Main Street Exhibit 3: Rezone Map for 2110 North Main Street
Exhibit 4: Mitigation Monitoring and Reporting Program
Page | 6
May 9, 2023 Housing and Land Use Committee Staff Report without exhibits May 3, 2023 Planning Commission Staff Reports without exhibits Initial Study, including the following attachments:

1. Vicinity Map

2. General Plan Amendment Map for 2110 North Main Street

3. Rezone Map for 2110 North Main Street

4. Site Plan (Sheet A-0)

5. Exterior Elevations

6. Zone and Parcel Map (Sheet A-1)

7. Floor Plan (Sheet A-2)

8. Photometric Plans (Sheet A-3)

9. Landscaping (Sheet L-1)

10. Engineer’s Report dated August 1, 2022

11. California Historical Resources Information Systems (CHRIS) Response dated December 7, 2022

12. FEMA Elevation Certificate for 2110 North Main Street

13. Swift Consultant Services letter dated July 12, 2022

14. Comment letter from the Santa Ynez Band of Chumash Indians dated September 12, 2022

15. Mitigation Monitoring and Reporting Program
Comments from Monterey Salinas Transit (MST) dated April 12, 2023 Cc: Daniel Saphorghan, Swift Consulting, Applicant
Janika Corporation DBA Capitol Motel, Property Owner
I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\CC Staff Report packet\GPA 2022-003, RZ 2022-003, and CUP 2022-005 CC Staff Report.docx

Page 1 of 5 ends

RESOLUTION NO. ____________ (N.C.S.)

RESOLUTION ADOPTING A MITIGATED NEGATIVE DECLARATION,

APPROVING AN AMENDMENT TO CHANGE THE GENERAL PLAN LAND USE

DESIGNATION, BOUNDARIES, AND A CONDTIONAL USE PERMIT TO ESTABLISH AND OPERATE AN EXTENDED STAY HOTEL LOCATED AT 2110

NORTH MAIN STREET
(GPA 2022-003 AND CUP 2022-005 – RELATED TO RZ 2022-005) WHEREAS, on June 20, 2023, the Salinas City Council at the request of Daniel Saphorghan, Swift Consulting on behalf of Janika Corporation DBA Capitol Motel held a duly noticed public hearing to consider the following applications on a site located at 2110 North Main Street (APN: 253-074-005-000):

1. General Plan Amendment 2022-003 (GPA 2022-003); Request to change the General Plan designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot located at 2110 North Main Street from “Residential Low Density” to “Retail”;

2. Rezone 2022-003 (RZ 2022-003); Request to change Zoning designation of the above referenced 8,349 square-foot eastern portion of the project site from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)”; and

3. Conditional Use Permit 2022-005 (CUP 2022-005); Request to establish and operate an Extended Stay Hotel for 22 of 25 rooms; and
WHEREAS, the City, in accordance with requirements of CEQA and the CEQA Guidelines prepared a Mitigated Negative Declaration, dated March 17, 2023, for General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 herein incorporated by reference and included as Exhibit “2”; and
WHEREAS, the City completed and filed a Notice of Intent to Adopt a Mitigated Negative Declaration with the Monterey County Clerk on March 17, 2023, which commenced a 30-day local public review period starting on March 17, 2023 and ending on April 17, 2023; mailed a Notice of Public Hearing to all property owners located within 300-feet the project sites; and posted the Notice of Intent to Adopt a Mitigated Negative Declaration in locations throughout the City of Salinas City Hall and administrative offices; and
WHEREAS, the City mailed the Mitigated Negative Declaration to the State Clearinghouse on March 17, 2023, which commenced a 30-day local public review period starting on March 17, 2023 and ending on April 17, 2023 (State Clearinghouse No. 2023030481); and WHEREAS, on May 3, 2023, the Salinas Planning Commission, held a duly noticed public hearing to consider General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use

Page 2 of 5 ends

Permit 2022-005; and
WHEREAS, the Planning Commission considered a Mitigated Negative Declaration prepared for this project and independently determined that all impacts were adequately addressed in accordance with the California Environmental Quality Act; and WHEREAS, the Planning Commission weighed the evidence presented at said public hearing, considered the staff report, determined that positive findings could be established for approval of the project, adopted Resolution No. 2023-05 recommending that the City Council adopt the Mitigated Negative Declaration and approve General Plan Amendment 2022-003, Rezone 2022- 003, and Conditional Use Permit 2022-005; and
WHEREAS, on May 9, 2023, the Housing and Land Use Committee recommended that the City Council adopt the Mitigated Negative Declaration and approve General Plan Amendment 2022- 003, Rezone 2022-003, and Conditional Use Permit 2022-005; and WHEREAS, the City Council weighed the evidence presented at said public hearing, including the Staff Report which is on file at the Community Development Department, reviewed and considered the information contained in the Initial Study and related environmental documents including the Mitigated Negative Declaration.

NOW, THEREFORE, BE IT RESOLVED by the Salinas City Council that the Council adopts the proposed Mitigated Negative Declaration and approves General Plan Amendment 2022- 003 and Conditional Use Permit 2022-005 and adopts the following findings as the basis for its determination, and that the foregoing recitations are true and correct, and are included herein by reference as findings:

For the Mitigated Negative Declaration:

The environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA). An Initial Study was prepared to evaluate the potential impacts associated with the project. Based upon review of the Initial Study, the proposed project will not have a significant effect on the environment. The Initial Study and Mitigated Negative Declaration were routed to responsible agencies and posted at the County Clerk’s Office on March 17, 2023; the deadline for comments was April 17, 2023. The State Clearinghouse received the document on March 17, 2023; the deadline for Clearinghouse comments was April 17, 2023 (SCH# 2023030481).

The City Council hereby finds that a Mitigated Negative Declaration (MND) has been prepared with respect to the project in compliance with the California Environmental Quality Act (CEQA) of 1970, as amended, and the guidelines promulgated thereunder. Further, this Commission has independently reviewed and considered the information contained in the Initial Study and related environmental documents, together with the comments received during the public review process. On the basis of the whole record before it, the Council finds that there is no substantial evidence that the project will have a significant effect on the

Page 3 of 5 ends

environment and that the MND reflects the Council’s independent judgment and analysis. On this basis, the City Council adopts the Mitigated Negative Declaration.

Public comments were received from the following during the comment period as described below:

1. Comments received via email from Monterey Salinas Transit on April 12, 2023. a. Monterey Salinas Transit (MST) serves, operates and maintains two (2) existing stops within the project’s vicinity for Line 49. Line 49 travels from the Salinas Transit Center in Downtown Salinas to Santa Rita via North Main Street. Per MST, the service operates every 15 minutes from Downtown Salinas to Northridge Mall and every 30 minutesto Santa Rita. MST encourages the Applicant/Property Owner (Capitol Motel) to enroll in their Group Discount Program to offer employees and hotel guests bus passes at substantially reduced rates.

Staff Response: This information from MST has been provided to the Applicant/Property Owner for future reference.

For General Plan Amendment 2022-003:

1. That the proposed General Plan Amendment is in conformance with all other goals, policies, programs, and land uses of the Salinas General Plan.

The proposed Amendment is consistent with Salinas General Plan Policies. The proposed change of a land use designation for an approximate 8,349 square-foot eastern portion of a 18,880 square-foot lot from “Residential Low Density” to “Retail” is not expected to result in negative impacts or conflicts with surrounding properties, because it would be consistent with the western portion of the project site and allow for uses prescribed by the City’s 2002 General Plan Land Use designation of Retail.

2. That the proposed General Plan Amendment promotes the public necessity, convenience, and general welfare.

The General Plan Amendment promotes the public necessity, convenience, and general welfare because the proposal will allow an existing lot to have a consistent designation and allow for a proposed Extended Stay Hotel.

For Conditional Use Permit 2022-005:

1. The proposed location of the use is in accordance with the objectives of the Salinas General Plan, this Zoning Code and the purposes of the district in which the site is located;
The western portion of the site is designated “Retail” by the 2002 Salinas General Plan. The

Page 4 of 5 ends

related General Plan Amendment will redesignate an approximate 8,349 square-foot eastern portion of the project site to from “Residential Low Density” to “Retail”. The proposed Extended Stay Hotel would be allowed with the entire site being zoned “Retail”. Per the General Plan, Retail provides for a variety of retail uses such as retail stores, restaurants, hotels, personal services business services and financial services. The proposed project is consistent with General Plan Goals and Policies. Located on an in-fill site, the project would help maintain a compact City form, consistent with Land Use Policy LU-2.4. Consistent with ED-LU-1.10, Action LU-1.10.5, the proposed Hotel, Extended Stay for H-2A workers supports Federal agriculture services.

As shown on the official Zoning Map, the western portion of the project site is zoned Commercial Retail (CR) and the eastern portion is zoned Residential Low Density (R-L-5.5).

The related Rezone would change the Zoning designation of the eastern portion of the project site from R-L-5.5 to CR. This would allow the entire project site to be zoned CR and allow for the proposed Extended Stay Hotel. Per Section 37-30.190, Commercial Retail allows a wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services, offices, financial services, mixed use residential, and/or limited residential uses. Per Section 37-50.085(a), the proposed Extended Stay Hotel will provide an additional option for the workforce, residents, and travelers in need of longer hotel stays that will advance Salinas’ economic growth and relieve housing shortages; and will ensure that the Extended Stay Hotel is operated in a manner that provides the highest possible livability standards of design, environment, and security and achieve overall neighborhood compatibility.

2. The proposed location of the conditional use and the proposed conditions under which it would be operated or maintained are consistent with the Salinas General Plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or the general welfare of the City of Salinas; and Per Section 37-50.085(c), for conversion of an existing hotel/motel to extended stay, compliance with the Zoning Code development standards will ensure that the proposed use is not detrimental to the public health, safety, or welfare of persons residing or working adjacent to the neighborhood of such use, nor detrimental to the properties, or improvements in the vicinity or to the general welfare of the City. Furthermore, in conformance with Section 37-50.085(d), the site has passed a Code Enforcement inspection on February 25, 2022, and a Fire Department inspection on March 24, 2022.

3. The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions required for the proposed use.

Conditions have been recommended for this permit to ensure that, when implemented, the project will conform and comply with the provisions of the Salinas Zoning Code. For example, conditions require the Extended Stay Hotel to conform the development standards in Section 37-50.085(c).

Page 5 of 5 ends

PASSED AND ADOPTED this 20th day of June 2023 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED
_________________________________
Kimbley Craig, Mayor
ATTEST
________________________
Patricia Barajas, City Clerk
Attachments:

Exhibit 1: Vicinity Map
Exhibit 2: Mitigated Negative Declaration dated March 17, 2023 Exhibit 3: General Plan Amendment Map for 2110 North Main Street I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\CC Staff Report packet\GPA 2022-003 and CUP 2022-005 CC Resolution MND.doc

Page 1 of 5 ends

ORDINANCE NO. (N.C.S.)

AN ORDINANCE AMENDING THE ZONING MAP BY THE ZONING
DISTRICT, BOUNDARIES OF AN APPROXIMATELY 8,349 SQUARE-FOOT EASTERN PORTION OF A 18,880 SQUARE-FOOT LOT LOCATED AT 2110 NORTH MAIN STREET FROM “RESIDENTIAL LOW DENSITY (R-L-5.5)” TO “COMMERCIAL RETAIL (CR)”; (RZ 2022-003 – RELATED TO GPA 2022-003 AND CUP 2022-005)
City Attorney Impartial Analysis
The proposed ordinance would change the zoning designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)”. The proposed Extended Stay Hotel Use would comply with the purposes of the Commercial Retail land use designation.

WHEREAS, on June 20, 2023, the Salinas City Council at the request of Daniel Saphorghan, Swift Consulting on behalf of Janika Corporation DBA Capitol Motel held a duly noticed public hearing to consider Rezone 2022-003 (RZ 2022-003); Request to change Zoning designation of an approximately 8,349 square-foot eastern portion of the a 18,880 square-foot lot from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)” related to General Plan Amendment 2022-003 and Conditional Use Permit 2022- 005; and
WHEREAS, on May 3, 2023, the Salinas Planning Commission, held a duly noticed public hearing to consider Rezone 2022-003; and WHEREAS, the Planning Commission considered a Mitigated Negative Declaration prepared for this project and independently determined that all impacts were adequately addressed in accordance with the California Environmental Quality Act; and WHEREAS, the Planning Commission weighed the evidence presented at said public hearing, considered the staff report, determined that positive findings could be made for approval of the project, adopted Resolution No. 2023-05 recommending that the City Council adopt the related Mitigated Negative Declaration and approve Rezone 2022- 003; and
WHEREAS, on May 9, 2023, the Housing and Land Use Committee recommended that the City Council adopt the Mitigated Negative Declaration and approve Rezone 2022-003; and
WHEREAS, on June 20, 2023, the City Council weighed the evidence presented at the public hearing, including the staff presentation and the Staff Report which is on file at the Salinas City Clerk’s Office and the Community Development Department, and all public testimony and documentary evidence introduced and received at the public hearing, together with the record of environmental review; and

Page 2 of 5 ends

WHEREAS, the City Council has reviewed and considered the information contained in the Initial Study and related environmental documents including the Mitigated Negative Declaration; and
WHEREAS, on June 20, 2023, the City Council adopted the Mitigated Negative Declaration prepared for General Plan Amendment 2022-003, Rezone 2020-001, and Conditional Use Permit 2022-005; and
WHEREAS, the proposed Rezone would change the zoning designation of the approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)”, as further described above and shown on Exhibit 1, attached hereto and incorporated herein by reference; and WHEREAS, the proposed Rezone has been found to be consistent with the goals, policies, and programs of the Salinas General Plan; and WHEREAS, the Salinas City Council adopts the following findings as the basis for its determination, and that the foregoing recitations are true and correct, and are included herein by reference as findings:

For Rezone 2022-003:

1. The amendment is consistent with the Salinas General Plan, any applicable Specific Plan, and other plans and policies adopted by the Salinas City Council.

2. The amendment will not have the effect of reversing the policies of the Salinas General Plan, any applicable Specific Plan, and other plans and policies adopted by the Salinas City Council.

There are no policies within the Salinas General Plan that would be reversed as a result of this amendment. There are no Specific Plans or Precise Plans applicable to the site.

3. The amendment would not create an isolated district unrelated to adjacent zoning districts.

Page 3 of 5 ends

The proposed zoning amendment will not create an unrelated zoning district because the rezoning would extend the boundary of the existing and contiguous Commercial Retail (CR) Zoning District to include the eastern portion of an existing lot located at 2110 North Main Street.

4. The City has the capability to provide public utilities, roads, and services to serve the uses allowed by the proposed amendment.

Salinas is an urbanized area and public infrastructure is presently in place to serve most uses. The proposed Rezoning would not create the need for additional infrastructure.

NOW, THEREFORE, THE SALINAS CITY COUNCIL HEREBY ORDAINS AS FOLLOWS:

SECTION 1. The City of Salinas’s Zoning Map, a copy of which is on file with the City Clerk of the City of Salinas and which copy constitutes the original record, is hereby amended to reflect the following:

That certain real property located in the City of Salinas, County of Monterey, State of California, and shown and designated on that certain map attached hereto as Exhibit 1 and made a part hereof, entitled “Rezone 2022-003 Map” and which real property, an approximately 8,349 square-foot eastern portion of APN: 253-074-005-000, located at 2110 North Main Street and now classified in the Residential Low Density (R-L-5.5) Zoning District, is hereby reclassified as shown on the attached to Commercial Retail (P - F) Zoning District.

SECTION 2. The aforesaid map and all notations, references and other information shown thereon shall be as much a part of this ordinance as if the matters and information shown on said map were fully described herein.

SECTION 3. This ordinance shall take effect and be in force thirty days from and after its adoption.

SECTION 4. The Salinas City Clerk is hereby directed to cause the following summary of the ordinance to be published by one insertion in The Monterey Herald, a newspaper of general circulation published and circulated in the City of Salinas and hereby designated for that general purpose by the Salinas City Council:
“The City of Salinas’s Zoning Map has been amended by reclassifying an approximately 8,349 square-foot eastern portion of a 18,880 square-foot located at 2110 North Main Street from “Residential Low Density (R-L-5.5)” to “Commercial Retail” (CR). This Ordinance goes into effect 30 days after adoption. For additional detail concerning this amendment, contact the Community Development Department, 65 West Alisal Street, Salinas, CA 93901.”

Page 4 of 5 ends

NOW BE IT FURTHER RESOLVED that the Applicant or Successor-inInterest shall comply with the following conditions of approval:

1. Pursuant to Salinas City Code Section 1-8.1: Civil action enforcement, and Section 1-8.2: Liability for costs, the Applicant(s) or Successor-in-Interest shall reimburse the City of Salinas for all costs and expenses (including but not limited to fees and charges of architects, engineers, attorneys, and other professionals, and court costs) incurred by the City in enforcing the provisions of the General Plan Amendment and/or Rezone; and

2. The Applicant(s) or Successor-in-Interest shall defend, indemnify, and hold harmless the City of Salinas or any of its boards, commissions, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within the time period provided for in applicable state and/or local statutes. The City shall promptly notify the Applicant(s) or Successor-in-Interest of any such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibit the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith.

This ordinance was introduced and read on June 20, 2023, and passed and adopted on __________________________, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED;
__________________________
Kimbley Craig
Mayor
APPROVED AS TO FORM:
___________________________________
Christopher A. Callihan, City Attorney

Page 5 of 5 ends

ATTEST:
__________________
Patricia Barajas
City Clerk
EFFECTIVE DATE: ______________
Attachments: Exhibit 1: Vicinity Map
Exhibit 2: Rezone Map for 2110 North Main Street
Exhibit 3: Mitigated Negative Declaration dated March 17, 2023 I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\CC Staff Report packet\RZ 2022-003 CC Ordinance.doc

Page 1 of 9 ends

When recorded, return to:

CITY OF SALINAS
Community Development Department
65 West Alisal Street, Salinas, CA 93901
Attn: Thomas Wiles, Senior Planner
SPACE ABOVE FOR RECORDER’S USE ONLY
_____________________________________________________________________________________________________________ Title of Document
CONDITIONAL USE PERMIT NO. 2022-005
City of Salinas
Community Development Department
WHEREAS, the Salinas City Council, at a public hearing duly noticed and held on ___ 2023, found that the proposed location of the use and structure is in accord with the objectives of the Salinas Zoning Code and the purposes of the zoning district in which the site is located; that the location of the use and structure and the proposed conditions under which it would be operated and maintained will be consistent with the Salinas General Plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or the general welfare of the City of Salinas; that the use and structure will comply with the provisions of the Salinas Zoning Code, including the specific conditions required for the proposed use and structure; and that this conditional use has been evaluated in accordance with the California Environmental Quality Act, as amended; and that the Salinas City Council has reviewed and considered an Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

NOW, THEREFORE, the Salinas City Council hereby grants and issues Conditional Use Permit No. 2022-005 pursuant to Article VI, Division 8: Conditional Use Permits, of Chapter 37 of the Salinas City Code and upon the following terms and conditions and not otherwise, to wit:

ISSUED TO: Capitol Hotel – Ray Patel
PROPERTY OWNER: Janika Corporation DBA Capitol Motel
FOR USE: Establish and operate an Extended Stay Hotel
(22 of 25 on-site rooms)
ON PROPERTY LOCATED AT: 2110 North Main Street
ASSESSOR'S PARCEL NO.: 253-074-005-000
ZONING DISTRICT: Commercial Retail (CR)

Page 2 of 9 ends

ENVIRONMENTAL REVIEW ACTION & DATE: Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program: ______, 2023.

EXPIRATION DATE: None, once properly established, unless the subject Hotel, Extended Stay use ceases operation for a continuous period of six (6) months or more.

RIGHT TO OPERATE/DEVELOP

1. The Permittee shall have the right to establish and operate an Extended Stay Hotel (22 of 25 rooms) on the above-described property in accordance with the following exhibits incorporated herein by reference and made a part of this Permit:

Exhibit "A" Vicinity Map
Exhibit "B" Site Plan (Sheet A-0)
Exhibit "C" Exterior Elevations
Exhibit "D" Zone & Parcel Map (Sheet A-1)
Exhibit "E" Floor Plan (Sheet A-2)
Exhibit "F" Photometric Plans (Sheet A-3)
Exhibit "G" Landscaping (Sheet L-1)
Exhibit "H" Capitol Hotel Management Plan
Exhibit "I" Engineer’s Report dated January 28, 2022
Exhibit "J" Police Department comments dated August 23, 2022 Exhibit "K" Mitigation Monitoring and Reporting Program

LIMITATIONS ON USE

2. Each room shall have a minimum one hundred fifty square feet of floor area, including bathroom. Kitchen floor area is not included in the minimum area calculation.

3. Each room shall contain a bathroom including a toilet, sink, and shower or tub.

4. A minimum of five hundred square feet of common area shall be provided, which could include a dining area.

5. Laundry facilities consisting of individual or common washer and dryer shall be provided. A minimum of one washer and one dryer shall be provided for every twenty-five rooms.

6. The Permittee or successor-in-interest shall comply with the Management Plan attached as Exhibit “H” Capitol Motel Management Plan, which requires twentyfour hour on-site property management, provides for the loading and unloading of transportation and provision of food services between the hours of 5:00 a.m. to 7:00 p.m.

7. The Permittee or successor-in-interest shall comply with the Transportation Plan

Page 3 of 9 ends

attached as a part of Exhibit “H” Capitol Hotel Management Plan. Buses, vans and similar vehicles shall be permitted to load and unload passengers on site that complies with the Transportation Plan and shall not impede traffic and circulation, emergency access, pedestrian pathways and sidewalks, and/or ADA access.

8. The Permittee or successor-in-interest shall comply with the Security Plan attached as a part of Exhibit “H” Capitol Hotel Management Plan, which requires twentyfour hour on-site security.

9. The “Conditions of Approval” stated in the Engineer’s Report dated January 28, 2022 and attached as Exhibit “I” shall be incorporated into the project.

10. The Permittee or successor-in-interest shall comply with the rules and regulations stated in the Salinas Police Department comments dated August 23, 2022 attached as Exhibit “J”.

11. The Permittee or successor-in-interest shall comply with the Emergency Evacuation Plan attached as a part of Exhibit “H” Capitol Hotel Management Plan.

12. The Permittee or successor-in-interest shall comply with the Neighborhood Outreach Plan attached as a part of Exhibit “H” Capitol Hotel Management Plan.

13. The Permittee, or successor-in-interest, shall be responsible for registering the three (3) rooms as a Hotel use subject to the transient occupancy tax (TOT) with the City.

14. Prior to operation of the Hotel, Extended Stay use, the Permittee or successor-ininterest shall provide written documentation to the Community Development Department of any approved Employee Housing Facility Application from the State of California Department of Housing and Community Development.

15. Extended Stay Hotel shall be operated in a manner that will not adversely affect adjoining properties or be detrimental to properties or improvements in the vicinity or to the general welfare of the City.

16. On-site outdoor activities except food and transportation services shall be conducted between the hours of 7:00 a.m. and 10:00 p.m. Outdoor activity may include recreational games and activities, musical performances, and such other similar activities as deemed appropriate by the City Planner.

17. Extended Stay Hotel shall be subject to Section 37-80.180 Performance Standards.

18. Emergency contact information shall be posted on the exterior of the facility adjacent to the main entrance. Street address numbers shall be legibly posted on each building comprising the facility as required by the Fire Department.

19. Existing parking spaces shall be retained. Buses, trailers, and portable toilets shall

Page 4 of 9 ends

not be parked overnight on site. Passenger vans may be parked overnight.

20. Temporary storage and structures shall be prohibited unless otherwise approved through a separate Temporary Use of Land Permit (TULP).

21. One catering vehicle, not to exceed fifty feet, shall be permitted for the purposes of providing food service to those living onsite for ninety minutes, no more than three times per day. The catering vehicle shall be licensed with the health department.

22. Consumption of alcohol shall be permitted indoors. Outdoor consumption of alcohol shall be prohibited.

23. The site shall be maintained and kept free of weeds, litter, and debris. All landscaped areas shall be maintained free of weeds, trash, and debris, and all plant material shall be continuously maintained in a healthy, growing condition. All exterior building and wall surfaces shall be regularly maintained, and any damage caused by weathering, vandalism, or other factors shall be repaired.

24. The City Planner may conduct a review of this Permit after inauguration, and may require modifications, if appropriate. The City Planner may also schedule a review by the Salinas Planning Commission, at a public hearing, if considered necessary.

In the event that a public hearing is necessary, the Permittee shall reimburse the City of Salinas for all costs and expenses required to prepare for and conduct said hearing.

25. If the subject Extended Stay Hotel use ceases operation for a continuous period of six (6) months or more, this Conditional Use Permit shall become null and void.

ENVIRONMENTAL MITIGATIONS

26. All environmental mitigation measures contained in the Mitigation Monitoring and Reporting Plan (MMRP), attached as Exhibit “K”, shall be conditions of approval incorporated herein by reference.

PARKING REQUIREMENTS

27. A minimum of 13 on-site parking spaces shall be provided including one (1) onsite parking space designated for people with disabilities in accordance with Article V, Division 2: Parking, Loading, and Outdoor Lighting. Bicycle parking (rack) shall be provided in accordance with Zoning Code Section 37-50.400.

28. All off-street parking and loading areas shall be graded, paved, drained, landscaped, striped, and maintained in accordance with Article V, Division 2: Parking, Loading, and Outdoor Lighting of the Salinas City Code.

Page 5 of 9 ends

OUTDOOR LIGHTING

29. Exterior lighting may be installed in accordance with Zoning Code Section 37-

50.480 under the following limitations:
a. No floodlighting will be allowed on any structure.
b. Parking lot lighting shall be shielded to confine light spread to within the site boundaries and shall not exceed 25 feet in height. c. Prior to the installation of any new lighting, the Permittee or successor-ininterest shall submit a detailed photometric plan for review and approval by the Community Development Department.

LANDSCAPING

30. Within 60 days of the effective date of this Conditional Use Permit, the Permittee, or successor in interest, shall install street trees at a maximum 60-ft spacing based on street frontage, per City Standard Plans. For this property a minimum of six (6) trees are required. If the site cannot accommodate six (6) trees, the Permittee, or successor in interest shall pay the street tree impact fee of in lieu of the street tree installation per Exhibit “I” Engineer’s Report dated January 28, 2022.

31. Within 60 days of the effective date of this Conditional Use Permit, the Permittee, or successor in interest, shall install landscaping and irrigation along the Soto Street and North Main Street frontages as per Exhibit “G” Landscaping. Per Zoning Code Section 37-50.700(b)(4), landscape areas shall incorporate plantings using a threetier system: 1) grasses and groundcovers, 2) shrubs, and 3) trees. Landscaping shall include: ground covers (1-gallon minimum), shrubs (5-gallon minimum), and trees (15-gallon minimum). Irrigation plans shall show size and location of irrigation pipe, heads, bibs, and backflow devices.

RECYCLING AND SOLID WASTE DISPOSAL AREA

32. Within 60 days of the effective date of this Conditional Use Permit, the Permittee or successor in interest, shall construct a recycling and solid waste enclosure with capacity adequate to achieve 50 percent recycling of the total recyclable wastes generated onsite. The enclosure shall be constructed with a six-foot high solid masonry walls and screened from public view with a minimum two-foot wide perimeter planter. Colors and materials of the enclosure shall match those of the primary structures (example: exterior plaster - stucco). Doors of the enclosure shall be constructed of a solid material and colored to match the buildings (chain-link fencing with slats is not allowed). The enclosure shall be designed to allow walkin access without having to open the main enclosure gate. Prior to issuance of a building permit for the recycling and solid waste enclosure, written confirmation from the City’s solid waste service provider, is required to ensure that the recycling and solid waste provisions of the project will meet the service needs of the service provider. Instructional signs shall be provided for use of recycling bins and

Page 6 of 9 ends

containers. Trash and recycling cans shall be provided on site and emptied daily by the Permittee or successor in interest. Trash cans shall be equipped with lids or other devices to prevent airborne trash. The Permittee, or successor in interest, also shall provide documentation that regular commercial trash service is being provided on site pursuant to city regulations.

MAINTENANCE

33. All parking areas, driveways, other paved surfaces, accessways and grounds shall be regularly maintained and kept free of weeds, litter, and debris. All traffic signs and pavement markings shall be clear and legible at all times. All landscaped areas shall be maintained free of weeds, trash, and debris, and all plant material shall be continuously maintained in a healthy, growing condition. All exterior building and wall surfaces shall be regularly maintained, and any damage caused by weathering, vandalism, or other factors shall be repaired in conformance with the terms and conditions of this Permit.

34. The Permittee, or successor-in-interest, shall eradicate graffiti painted or marked on the facility within seventy-two (72) hours of occurrence pursuant to Municipal Code Section 5-03.19(a)(4).

PUBLIC IMPROVEMENTS

35. All existing damaged and hazardous sidewalks, and unused driveways shall be reconstructed to City standards.

36. Public improvements to serve the development shall be reviewed and approved by the City Engineer and shall be installed in accordance with City standards. All utilities shall be installed underground with details to be included on the final improvement plans.

UTILITIES/EQUIPMENT SCREENING

37. All new mechanical equipment and appurtenances (i.e. gas, water meters, electrical boxes, HVAC systems, refrigeration equipment, etc.), building or ground mounted, shall be screened from public view and adjacent properties. Roof vents shall be painted to blend with roof materials. Details shall be shown on the final construction and/or land plans and are subject to the approval of the City Planner.

PERMIT NOT TO SUPERSEDE OTHER REQUIRED LICENSING OR PERMITS

38. The issuance of this Permit shall not relieve the Permittee or successor in interest, of any requirement to obtain permits or licensing from any county, regional, state or federal agencies. If applicable, a City Business License shall be obtained prior to operation of the use.

Page 7 of 9 ends

39. This Permit may be subject to water and sanitary sewer allocations. The Permittee or successor in interest will proceed at their own risk as water and sanitary sewer allocation may not be available at the time requested.

MODIFICATION OF APPROVED USE AND PLANS

40. Any modification to the terms and conditions of this Permit are subject to the issuance of a new Permit. The City Planner may approve minor modifications to this Permit if the City Planner finds the modification to be in substantial compliance with the original approval.

VIOLATION; REVOCATION

41. Use of the property shall be conducted in such a way that it does not constitute a nuisance to the use and enjoyment of surrounding properties or the City. Any permittee, person, firm, corporation, whether as principal, agent, employee or otherwise, violating, causing or maintaining the violation of any of the provision of this Permit shall be guilty of a misdemeanor or an infraction, as charged.

Alternatively, any violation of this Permit may be prosecuted administratively pursuant to the City’s Administrative Remedies Ordinance and/or other applicable laws, regulations or codes. Upon determination by the City Planner that there are reasonable grounds for revocation of this Permit, a revocation hearing shall be set to be heard before the Salinas Planning Commission in accordance with Article VI, Division 18: Enforcement and Penalties of the Salinas Zoning Code or such codes as may be subsequently adopted.

SUBSTANTIAL ACTION TIME LIMIT

42. This Permit shall expire one year after its effective date unless:
a. The use is established in conformance with the provisions of the Zoning Code; or
b. The City Planner determines that substantial action has commenced to carry out the terms and intent of the Conditional Use Permit.

PERMIT VALIDATION

43. Pursuant to Zoning Code Section 37-60.530, this Permit shall be null and void and all terms and conditions shall have no force or effect unless this Permit is signed by the Permittee(s) and returned to City of Salinas Community Development Department within 90 days of approval. It is the applicant's responsibility to track the 90-day expiration date. No notice will be sent.

STANDARD CONDITIONS

44. Pursuant to Salinas City Code Section 1-8.1: Civil action enforcement, and

Page 8 of 9 ends

Section 1-8.2: Liability for costs, Applicant shall reimburse the City of Salinas for all costs and expenses (including but not limited to fees and charges of architects, engineers, attorneys, and other professionals, and court costs) incurred by the City in enforcing the provisions of this Permit.

45. The applicant(s) shall defend, indemnify, and hold harmless the City of Salinas or any of its boards, commissions, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within the time period provided for in applicable state and/or local statutes. The City shall promptly notify the applicant(s) of any such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibit the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith.

46. Notwithstanding any of the provisions in this permit, all improvements and uses shall comply with all other ordinances and regulations of the City of Salinas and all local, state and federal laws and regulations.

47. No further development other than that shown on this permit or attached exhibits shall be allowed unless or until an amendment to this permit has been approved.

Requests for a minor modification of an approved permit may be granted by the City Planner provided the modification is substantially in compliance with the original approval and conditions.

NOTICE OF CHALLENGE LIMITATIONS

48. Code of Civil Procedure Section 1094.6 requires all Court challenges to the decision to grant this Permit be initiated within 90 days of the final decision of the City in this matter.

EXECUTIONS
THIS CONDITIONAL USE PERMIT was approved by action of the Salinas City Council on ______, 2023, and shall become effective immediately:

Effective Date: , 2023 ____________________________________ Courtney Grossman
Planning Manager, City of Salinas
:
(Signature Listed Below on Page 9 Must Be Notarized)

Page 9 of 9 ends

THIS CONDITIONAL USE PERMIT is hereby accepted upon the express terms and conditions hereof, and the undersigned Permittee agrees to strictly conform to and comply with each and all of this Permit's terms and conditions.

Dated:_______________ ___________________________
Ray Patel
Janika Corporation DBA Capitol Motel
Property Owner
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

STATE OF CALIFORNIA

COUNTY OF MONTEREY
On __________________ 202__, before me, _______________________, Notary Public, personally appeared _______________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature _________________________________
I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\Granicus Documents\CUP 2022-005 - Granicus Version.docx

Page | 1

CITY OF SALINAS

PLANNING COMMISSION REPORT
DATE: MAY 9, 2023
TO: HOUSING AND LAND USE COMMITEE
FROM: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: GENERAL PLAN AMENDMENT 2022-003, REZONE 2022-003, AND CONDITIONAL USE PERMIT 2022-005; REQUEST TO AMEND THE
GENERAL PLAN DESIGNATION FROM “RESIDENTIAL LOW
DENSITY” TO “RETAIL”, CHANGE THE ZONING DESIGNATION
FROM “RESIDENTIAL LOW DENSITY (R-L-5.5)” TO “COMMERCIAL RETAIL (CR)”, AND ESTABLISH AND OPERATE AN EXTENDED STAY HOTEL FOR 22 OF 25 ROOMS LOCATED AT 2110 NORTH MAIN

STREET IN THE COMMERCIAL RETAIL (CR) AND RESIDENTIAL
LOW DENSITY (R-L-5.5) ZONING DISTRICTS
RECOMMENDED MOTION:

A motion to approve a Resolution recommending that the Housing and Land Use Committee affirm the findings and recommend that the City Council adopt the proposed Mitigated Negative Declaration and approve General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005.”
EXECUTIVE SUMMARY:

Daniel Saphorghan, Swift Consulting on behalf of Janika Corporation DBA Capitol Motel, has applied for a General Plan Amendment to change the General Plan designation of an approximately 8,349 square-foot eastern portion of a 18,880 square-foot lot located at 2110 North Main Street from “Residential Low Density” to “Retail”; a Rezone to change Zoning designation of the above referenced 8,349 square-foot eastern portion of the project site from “Residential Low Density (R-L-5.5)” to “Commercial Retail (CR)”; and a Conditional Use Permit to establish and operate an Extended Stay Hotel for 22 of 25 on-site rooms. Approval of the General Plan Amendment and Rezone are required to allow the proposed Extended Stay Hotel to operate on the entire property.

Page | 2
DISCUSSION:

Background:

The project site is currently developed with an existing hotel/motel (Capitol Motel) is considered a legal non-conforming use pursuant to Zoning Code Section 37-50.160, because it is estimated to have been constructed circa 1936 prior to annexation. The Applicant (Capitol Motel – Ray Patel) is requesting to establish and operate an Extended Stay Hotel for 22 of the 25 on-site rooms pursuant to Zoning Code Section 37-50.085 (Extended Stay for Hotel/Motel uses).

The site is split zoned with Commercial Retail (CR) along the western portion of the site and Residential Low Density (R-L-5.5) along the eastern portion of the site. Per the Zoning Code, Extended Stay Hotels located on Commercial Retail (CR) zoned land can be considered through the Conditional Use Permit (CUP) process. However, in the Residential Low Density (R-L-5.5) Zoning District, Extended Stay Hotels are not permitted. Therefore, the applications have been submitted so that the General Plan and Zoning designations of the subject property are consistent with the western portion of the lot which are “Retail” and “Commercial Retail (CR)” respectively.

Upon approval of the General Plan Amendment and Rezone, the proposed Extended Stay Hotel use can be approved through the CUP process.

The following provides an overview of the land uses and zoning districts adjacent to the project site:

North: Soto Square Park and Salinas Fire Station No. 6/Parks (P) and Public/Semipublic (PS)
South: Commercial/Commercial Retail (CR) and Residential Low Density (R-L5.5) East: Residential/Residential Low Density (R-L-5.5)
West: Residential/Commercial Retail (CR)
Analysis:

General Plan Amendment 2022-003 and Rezone 2022-003:

Per the 2002 General Plan, the Land Use designation of the approximately 8,349 square-foot eastern portion of 18,880 square-foot project site is “Residential Low Density”. The proposal is to change the General Plan designation of the above referenced eastern portion of the project site from “Residential Low Density” to “Retail”. The proposed change in the General Plan land use designation from “Residential Low Density” to “Retail” would be consistent with the western portion of the project site and allow for uses prescribed by the City’s 2002 General Plan land use designation of Retail.

The project site consists of 18,880 square-feet. The approximately 10,531 square-foot western Page | 3
portion of the project site is currently located in the “Commercial Retail” (CR) District, which provides for wide range of commercial uses, including the existing hotel use and the proposed Extended Stay Hotel. The approximately 8,349 square-foot eastern portion of the project site is zoned Residential Low Density (R-L-5.5), which only allows for single-family residential uses.

Conditional Use Permit 2022-005:

Findings:

Mitigated Negative Declaration:

Prior to taking action on the requested General Plan Amendment, Rezone, and Conditional Use Permit, the Planning Commission will need to confirm that the proposed environmental document is adequate for the proposed project by establishing the finding set forth in the attached Planning Commission Resolution.

General Plan Amendment/Rezone:

The Planning Commission may recommend approval of a General Plan Amendment and Rezone, if all of the findings set forth in the attached Planning Commission Resolution are established. Per Zoning Code Section 37-60.920(d)(2), an affirmative vote of a majority (no less than four (4) votes) of the Planning Commission is required for the Commission to make a recommendation of the General Plan Amendment to the City Council.

Conditional Use Permit:

The related Conditional Use Permit (CUP) for the Extended Stay Hotel cannot be approved unless the related General Plan Amendment and Rezone are approved because a portion of the project site is designated and zoned Residential Low Density/R-L-5.5 respectively which does not allow Page | 4
for this type of use.

Time Consideration:

Alternatives Available to the Commission:

1. Affirm the findings set forth in the attached Resolution, recommending that the City Council adopt the Mitigated Negative Declaration and approve General Plan Amendment 2002-003, Rezone 2022-003, and Conditional Use Permit 2022-005 with modifications; or

2. Find that the proposed applications are not appropriate and establish findings at the public hearing recommending that the City Council deny General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005.

CEQA CONSIDERATION:

Public comments were received from the following during the comment period as described below:

1. Comments received via email from Monterey Salinas Transit (MST) on April 12, 2023. a. Per the comments from MST, they serve, operate, and maintain two (2) existing stops within the project’s vicinity for Line 49. Line 49 travels from the Salinas Transit Center in Downtown Salinas to Santa Rita via North Main Street. Per MST, the service operates every 15 minutes from Downtown Salinas to Northridge Mall and every 30 minutes to Santa Rita. MST encourages the Applicant/Property Owner (Capitol Motel) to enroll in their Group Discount Program to offer employees and hotel guests bus passes at substantially reduced rates.

Staff Response: This information from MST has been provided to the Applicant/Property Owner for future reference.

Page | 5
ATTACHMENTS:

Attachments: Proposed Planning Commission Resolution, including the following exhibits:

Exhibit A: Vicinity Map
Exhibit B: Site Plan (Sheet A-0)
Exhibit C: Exterior Elevations
Exhibit D: Zone & Parcel Map (Sheet A-1)
Exhibit E: Floor Plan (Sheet A-2)
Exhibit F: Photometric Plans (Sheet A-3)
Exhibit G: Landscaping (Sheet L-1)
Exhibit H: Capitol Hotel Management Plan
Exhibit I: Engineer’s Report dated January 28, 2022
Exhibit J: Police Department comments dated August 23, 2022 Exhibit K: Mitigation Monitoring and Reporting Program
Initial Study, including the following attachments:

1. Vicinity Map

2. General Plan Amendment Map for 2110 North Main
Street

3. Rezone Map for 2110 North Main Street

4. Site Plan (Sheet A-0)

5. Exterior Elevations

6. Zone and Parcel Map (Sheet A-1)

7. Floor Plan (Sheet A-2)

8. Photometric Plans (Sheet A-3)

9. Landscaping (Sheet L-1)

10. Engineer’s Report dated August 1, 2022

11. California Historical Resources Information Systems (CHRIS) Response dated December 7, 2022

12. FEMA Elevation Certificate for 2110 North Main
Street

13. Swift Consultant Services letter dated July 12, 2022

14. Comment letter from the Santa Ynez Band of
Chumash Indians dated September 12, 2022

15. Mitigation Monitoring and Reporting Program
Comments from Monterey Salinas Transit (MST) dated April 12, 2023 Page | 6
Cc: Daniel Saphorghan, Swift Consulting, Applicant
Janika Corporation DBA Capitol Motel, Property Owner
I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\Granicus Documents\05-03-23 PC Staff Report - Granicus Version.docx Page | 1

CITY OF SALINAS

PLANNING COMMISSION REPORT
DATE: MAY 3, 2023
TO: PLANNING COMMISSION
FROM: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: GENERAL PLAN AMENDMENT 2022-003, REZONE 2022-003, AND CONDITIONAL USE PERMIT 2022-005; REQUEST TO AMEND THE
GENERAL PLAN DESIGNATION FROM “RESIDENTIAL LOW
DENSITY” TO “RETAIL”, CHANGE THE ZONING DESIGNATION
FROM “RESIDENTIAL LOW DENSITY (R-L-5.5)” TO “COMMERCIAL RETAIL (CR)”, AND ESTABLISH AND OPERATE AN EXTENDED STAY HOTEL FOR 22 OF 25 ROOMS LOCATED AT 2110 NORTH MAIN

STREET IN THE COMMERCIAL RETAIL (CR) AND RESIDENTIAL
LOW DENSITY (R-L-5.5) ZONING DISTRICTS
RECOMMENDED MOTION:

A motion to approve a Resolution recommending that the Planning Commission affirm the findings and recommend that the City Council adopt the proposed Mitigated Negative Declaration and approve General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005.

EXECUTIVE SUMMARY:

Page | 2
DISCUSSION:

Background:

The site is split zoned with Commercial Retail (CR) along the western portion of the site and Residential Low Density (R-L-5.5) along the eastern portion of the site. Per the Zoning Code, Extended Stay Hotels located on Commercial Retail (CR) zoned land can be considered through the Conditional Use Permit (CUP) process. However, in the Residential Low Density (R-L-5.5) Zoning District, Extended Stay Hotels are not permitted. Therefore, the applications have been submitted so that the General Plan and Zoning designations of the subject property are consistent with the western portion of the lot which are “Retail” and “Commercial Retail (CR)” respectively.

Upon approval of the General Plan Amendment and Rezone, the proposed Extended Stay Hotel use can be approved through the CUP process.

The following provides an overview of the land uses and zoning districts adjacent to the project site:

General Plan Amendment 2022-003 and Rezone 2022-003:

Conditional Use Permit 2022-005:

Findings:

Mitigated Negative Declaration:

General Plan Amendment/Rezone:

Conditional Use Permit:

Time Consideration:

Alternatives Available to the Commission:

CEQA CONSIDERATION:

Public comments were received from the following during the comment period as described below:

Staff Response: This information from MST has been provided to the Applicant/Property Owner for future reference.

Page | 5
ATTACHMENTS:

Attachments: Proposed Planning Commission Resolution, including the following exhibits:

Exhibit A: Vicinity Map
Exhibit B: Site Plan (Sheet A-0)
Exhibit C: Exterior Elevations
Exhibit D: Zone & Parcel Map (Sheet A-1)
Exhibit E: Floor Plan (Sheet A-2)
Exhibit F: Photometric Plans (Sheet A-3)
Exhibit G: Landscaping (Sheet L-1)
Exhibit H: Capitol Hotel Management Plan
Exhibit I: Engineer’s Report dated January 28, 2022
Exhibit J: Police Department comments dated August 23, 2022 Exhibit K: Mitigation Monitoring and Reporting Program
Initial Study, including the following attachments:

1. Vicinity Map

2. General Plan Amendment Map for 2110 North Main
Street

3. Rezone Map for 2110 North Main Street

4. Site Plan (Sheet A-0)

5. Exterior Elevations

6. Zone and Parcel Map (Sheet A-1)

7. Floor Plan (Sheet A-2)

8. Photometric Plans (Sheet A-3)

9. Landscaping (Sheet L-1)

10. Engineer’s Report dated August 1, 2022

11. California Historical Resources Information Systems (CHRIS) Response dated December 7, 2022

12. FEMA Elevation Certificate for 2110 North Main
Street

13. Swift Consultant Services letter dated July 12, 2022

14. Comment letter from the Santa Ynez Band of
Chumash Indians dated September 12, 2022

COMMUNITY DEVELOPMENT DEPARTMENT
SALINAS 65 W. Alisal Street, 2nd Floor • Salinas, Californ ia 93901 RICH IN L AND I R I CH I N VALUES (83 1) 758-7387 • (83 1) 775-4258 (Fax) • www.ci. salinas.ca.us

1. BACKGROUND
Project Name: General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005
Project Location: 2110 North Main Street in the Commercial Retail (CR) and the Residential Low Density (R-L-5.5) Zoning Districts (see attached map)
Assessor Parcel Number: 253-07 4-005-000
[R] See Attached Vicinity Map
Current Land Use: 25-room hotel and motel use (Capitol Motel).

Surrounding Land Uses/Zoning Districts:

North: Soto Square Park and Salinas Fire Station No. 6/Parks (P) and Public/Semipublic (PS)
South: Commercial/Commercial Retail (CR) and Residential Low Density (R-L5.5) East:

West:

Residential/Residential Low Density (R-L-5.5)
Residential/Commercial Retail (CR)
Lead Agency Contact Person: Thomas Wiles, Senior Planner Telephone: (831) 758-7206
Location and Existing Setting:

Project Description: The project site is located at 2110 North Main Street at the southeast corner of North Main Street and East Bolivar Street (see Vicinity Map). The project includes the following applications:

2. Rezone 2022-003 (RZ 2022-003); Request to change Zoning designation of the above referenced 8,349 square-foot eastern portion of the project site from "Residential Low Density (R-L-5.5)" to "Commercial Retail (CR)"; and

3. Conditional Use Permit 2022-005 (CUP 2022-005); Request to establish and Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 2 of 42 ends

operate an Extended Stay Hotel for 22 of 25 on-site rooms.

The project site is currently developed with an existing hotel/motel (Capitol Motel) which is estimated to have been constructed circa 1936 and is considered a legal nonconforming use pursuant to Zoning Code Section 37-50.160. The Applicant (Capitol Motel - Ray Patel) is requesting to establish and operate an Extended Stay Hotel for 22 of the 25 on-site rooms pursuant to Zoning Code Section 37-50.085 (Extended Stay for Hotel/Mote/ uses).

The site is split zoned with Commercial Retail (CR) along the western portion of the site and Residential Low Density (R-L-5.5) along the eastern portion of the site. Per the Zoning Code, Extended Stay Hotels located on Commercial Retail (CR) zoned land can be considered through the Conditional Use Permit (CUP) process. However, in the Residential Low Density (R-L-5.5) Zoning District, Extended Stay Hotels are not permitted. Therefore, the applications have been submitted so that the General Plan and Zoning designations of the subject property are consistent with the western portion of the lot which are "Retail" and "Commercial Retail (CR)" respectively. Upon approval of the General Plan Amendment and Rezone, the proposed Extended Stay Hotel use can be approved through the CUP process.

Environmental Factors Potentially Affected:

Aesthetics
Biological Resources
Geology/Soils
Hydrology/Water Quality
Noise
Recreation Utilities/Service Systems
Agricultural Resources
IBl Cultural Resources
Greenhouse Gas
Emissions
Land Use/Planning
Population/Housing
Transportation
Wildfire
Air Quality
Energy
Hazards &
Hazardous Materials
Mineral Resources
Public Services
IBl Tribal Cultural
Resources
Mandatory Findings
of Significance
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 3 of 42 ends

2. CHECKLIST
Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

1. AESTHETICS. Except as
provided in Public Resources
Code Section 21099, would the
proposal:
(a) Have a substantial adverse [8]
effect on a scenic vista?
(b) Substantially damage [8]
scenic resources,
including, but not limited
to, trees, rock
outcroppings, and historic
buildings within a state
scenic highway?
(c) In non-urbanized areas, [8]
substantially degrade the
existing visual character or quality of public views of the site and its
surroundings? (Public
views are those that are
experienced from a
publicly accessible
vantage point.) If the
project is in an urbanized
area, would the project
conflict with applicable
zoning and other
regulations governing
scenic quality?
(d) Create a new source of [8]
substantial light or glare
which would adversely
affect day or nighttime
views in the area?
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2, A3, A5,
A6,A7, A8, D1,
E1
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 4 of 42 ends

(a-c) The project site is not located adjacent to or near a scenic vista or a scenic highway. Any development will be required to comply with all applicable Zoning Code land use and Development Standards. The requested CUP 2022-005 is not expected to degrade scenic resources or the visual character of the area because compliance with Zoning Code development standards will ensure environmental impacts related to aesthetics will be reduced to a level of insignificance.
(d) Future development of the project site could create additional light and glare.

However, compliance with the City's lighting standards as stated in Zoning Code Section 37-50.480 will reduce any impact to less than significant.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

2. AGRICULTURAL A1, A2,
RESOURCES. Would the A3, A7,
proposal: D1, E1
(a) Convert Prime [8]
Farmland, Unique
Farmland, or Farmland
of Statewide Importance
(Farmland), as shown
on the maps pursuant to
the Farmland Mapping
and Monitoring Program
of the California
Resources Agency, to
non-agricultural use?
(b) Conflict with existing [8]
zoning for agricultural
use or a Williamson Act
contract?
(c) Conflict with existing [8]
zoning for, or cause
rezoning of, forest land
(as defined in Public
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 5 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated Resources Code
12220(9)), timberland
(as defined by Public
Resources Code
Section 4526), or
timberland zoned
Timberland Production
(as defined by
Government Code
Section 51104(g))?
(d) Result in the loss of [&)
forest land or conversion
of forest land to nonforest use?
(e) Involve other changes [&)
in the existing
environment which, due
to their location or
nature, could result in
conversion of Farmland,
to non-agricultural use
or conversion of forest
land to non-forest use?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a-e) The project site is located on an in-fill property within the CR and R-L-5.5 zoning districts. The project site is currently developed with an existing hotel use. No farming activities are located on or near the site.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 6 of 42 ends

Issue

3. AIR QUALITY.
proposal:

Would the
(a) Conflict with or obstruct
implementation of the
applicable air quality plan?
(b) Result in cumulatively
considerable net increase
of any criteria pollutant for
which the project region is
non-attainment under an
applicable federal or state ambient air quality
standard?
(c) Expose sensitive receptors
to substantial pollutant
concentrations?
(d) Result in other emissions
(such as those leading to
odors) adversely affecting
a substantial number of
people?
Discussion
No
Impact
[8] [8] [8] [8]
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
Impact Incorporated
Potentially
Significant
Impact
Source
(Refer to
Section 3:

Source List)
A1, A2, A3, B1,
B2
a-c) Salinas lies within the North Central Coast Air Basin, which meets the federal standard for ozone levels but falls short of the higher State standards for ozone and PM10. Ozone is the primary constituent of smog and is formed in the atmosphere via a chemical reaction involving nitrogen oxides (NOx), volatile organic gases (VOC), and sunlight. The primary sources are motor vehicles, organic solvents, pesticides, and industry. The Monterey Bay Air Resources District (MBARD) oversees various air quality regulations and programs. MBARD Board of Directors adopted the 2012-2015 Air Quality Management Plan in March 2017 which represents the latest edition of the 2012 Triennial Plan, which addresses NOx and reactive organic gasses (ROG) emissions as precursors to ozone. The air quality impact generated by the project is expected Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 7 of 42 ends

to be less than significant, because it will create less than a significant number of vehicle trips.

The revised CEQA Air Quality Guidelines prepared by the Monterey Bay Air Resources District, dated February 2008 (Source F1 ), stipulate maximum thresholds for air quality as follows:
a) Emit less than 137 lb./day of VOC's or NOx;
b) Directly emit less than 550 lb./day of CO or will not cause a violation of CO ambient air quality standards (AAQS) at existing or reasonably foreseeable receptors;
c) Not significantly impact traffic levels of service or will not cause a violation of CO or contribute 550 lb./day to an existing or projected violation at existing or reasonably foreseeable receptors;
d) Directly emit less than 82 lb./day of PM10 on-site or will not cause a violation of particulate matter, ten-micron diameter (PM10) AAQS or contribute 82 lb./day to an existing or projected violation at existing or reasonably foreseeable receptors;
e) Not indirectly generate PM10 along unpaved roads or will not cause a violation of PM10 AAQS or contribute 82 lb./day to an existing projected violation at existing or reasonably foreseeable receptors; f) Directly emit less than 150 lb./day of sulfur oxide (SOx) or will not cause a violation of sulfur dioxide (SO2) AAQS at existing or reasonably foreseeable receptors.
d) Objectionable odors are unlikely to be produced by the project because no odor generating activities will occur within the proposed Extended Stay Hotel project.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

4. BIOLOGICAL RESOURCES. A1, A2,
Would the proposal result in A3, A4,
impacts to: A7
(a) Have a substantial adverse [&]
effect, either directly or
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 8 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated through habitat
modifications, on any
species identified as a
candidate, sensitive, or
special status species in
local or regional plans, policies, or regulations, or by the California ' Department of Fish and Game or U.S. Fish and
Wildlife Service?
(b) Have a substantial adverse [8]
effect on any riparian
habitat or other sensitive natural community
identified in local or
regional plans, policies, regulations or by the
California Department of
Fish and Game or US Fish
and Wildlife Service
(c) Have a substantial adverse [8]
effect on state or federally
protected wetlands
(including, but not limited
to, marsh, vernal pool,
coastal, etc.) through direct
removal, filling, hydrological interruption, or
other means?
(d) Interfere substantially with [8]
the movement of any
native resident or
migratory fish or wildlife
species or with established
native resident or migratory wildlife corridors,
or impede the use of native
· wildlife nursery sites?
(e) Conflict with any local [8]
policies or ordinances
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 9 of 42 ends

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List) protecting biological resources, such as a tree
preservation policy or
ordinance?
(f) Conflict with the provisions IRI
of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved
local, regional, or state habitat conservation plan?
Discussion
(a-f) The site is located on a developed in-fill property within the CR (Commercial Retail and R-L-5.5 (Residential Low Density) zoning districts. There is no native flora or fauna remaining on the project site. It is not located within a wetland habitat, riparian woodland or vernal pool, nor is it located near any sensitive habitat areas. It will not conflict with a Habitat Conservation Plan, or other habitat plan.

The southern boundary of the project site is located adjacent to an existing reclamation ditch. The City of Salinas 2002 General Plan requires a 100-foot setback between development and creeks (measured from top-of bank or outer edge of the riparian woodland, whichever is greater). Future encroachments into the 100-foot creek setback may be considered pursuant to the General Plan COS-17 Implementation Program and Zoning Code Section 37-50.180(h)(1 )(0) with a Biotic Resources Study. The existing building was constructed circa 1936; therefore, the encroachment is considered legal nonconforming. The Applicant is not proposing construction within the 100-foot setback. Therefore, no Biotic Resources Study will be required as a part of this project and impacts to biological resources are not considered significant.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 10 of 42 ends

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

5. CULTURAL RESOURCES. A1, A2
Would the proposal: A5,A6,
(a) Cause substantial !RI F1, F2 a
adverse change in the
significance of a historical
resource pursuant to
Section §15064.5
(b) Cause a substantial !RI
adverse change in the
significance of an
archaeological resource
pursuant to Section
§15064.5?
(c) Disturb any human !RI
remains, including those
interred outside of formal
cemeteries?
Discussion
(a-c) Per Section 5.8 (Cultural Resources) of the Final Environmental Impact Report for the Salinas General Plan (Source A 1 ), little archaeological investigation has occurred in the City of Salinas or in Monterey County. However, there is always the potential to encounter subsurface materials during grading and construction.

Therefore, pursuant to the Public Resources Code (Section 21083.2), in the event that cultural materials are encountered during development, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find. With this requirement, there is little potential for a significant impact on the environment.

On August 19, 2022, pursuant to Public Resources Code Section 21080.3.1, subd. (d), and Assembly Bill 52 (AB52), City of Salinas staff sent via certified mail, a consultation request regarding the proposed project to all applicable California Native American Tribes whose geographic area of traditional and cultural affiliation lands boundary includes the City of Salinas as specified by the Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 11 of 42 ends

Native American Heritage Foundation. On September 23, 2022, staff had a phone consultation with Louise J. Miranda Ramirez, Tribal Chairperson of the Ohlone Costanoan Esselen Nation concerning the proposed project. Staff provided Ms. Miranda-Ramirez with information concerning the proposed project and did not receive any future correspondence from the Ohlone Costanoan Esselen Nation. Staff received correspondence from the Santa Ynez Band of Chumash Indians dated September 12, 2022 requesting no further consultation on the project (Attachment 10). No additional correspondence was received from any of the other consulted California Native American Tribes.

On August 18, 2022, staff sent a request to the California Historical Resources Information System (CHRIS) to determine if the project could adversely affect cultural resources. Per the attached response dated December 7, 2022 (Source F2, Attachment 7), CHRIS found no record of any previous cultural resource studies for the proposed project area. The response from CHRIS recommended tribal consultation, which as stated above occurred on August 19, 2022.

Mitigation Measure CU-1, pursuant to Public Resources Code (Section 21083.2), will be required, which states that in the event that cultural materials are encountered during grading/construction, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find.

Mitigation
CU-1 In the event that cultural materials are encountered during development, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find pursuant to Public Resources Code Section 21083.2.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

6. ENERGY. Would the proposal: C1
(a) Result in potentially [&I
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 12 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated construction or operation?
(b) Conflict with or obstruct a [Rl
state or local plan for
renewable energy or
energy efficiency?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a-b) The proposed project would not result in any potentially significant environmental impact due to inefficient or unnecessary consumption of energy resources during project construction or operation. The proposed project would not obstruct a state or local plan for renewable energy or energy efficiency.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

7. GEOLOGY/SOILS. Would the A1, A2,
proposal result in or expose A3 people to potential impacts involving:
(a) Directly or indirectly cause [Rl
potential substantial
adverse effects, including
the risk of loss, injury, or
death involving:
(i) Rupture of a known [Rl
earthquake fault, as
delineated on the most
recent Alquist-Priolo
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 13 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated Earthquake Fault
Zoning Map issued by
the State Geologist for the area or based on
other substantial
evidence of a known
fault? Refer to Division
of Mines and Geology
Special Publication 42.
(ii) Strong seismic ground [&:I
shaking?
(iii) Seismic-related ground [&:I
failure, including
liquefaction?
(iv) Landslides? [&:I
(b) Result in substantial soil [&:I
erosion or the loss of
topsoil?
(c) Be located on a geologic [&:I
unit or soil that is unstable,
or that would become
unstable as a result of the
project, and potentially
result in on-or off-site
landslide, lateral
spreading, subsidence,
liquefaction or collapse?
(d) Be located on expansive [&:I
soil, as defined in Table
18-1-B of the Uniform
Building Code (1994 ),
creating substantial direct
or indirect risks to life or
property?
(e) Have soils incapable of [&:I
adequately supporting the
use of septic tanks or
alternative wastewater
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 14 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated disposal systems where
sewers are not available
for the disposal of
wastewater?
(f) Directly or indirectly destroy IB]
a unique paleontological
resource or site or unique
geologic feature?
Discussion [a (i-iv)]
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
a (i-iv) As shown on the Seismic Hazards Map for the Greater Salinas Planning Area (Figure 5.10-1 of the Salinas General Plan Final EIR), the site is located within the Low Seismic Hazard Zone. Any development will be subject to the Uniform Building Code as a part of the building permit process to ensure that adequate seismic design is provided.
(b-f) Any development is not expected to induce substantial changes to the topography or to the soil conditions as a result of excavation or grading. A grading permit will be required, subject to review and approval by the City Engineer, to ensure that impacts to topography and soil are reduced to a level of insignificance.

To further evaluate any potential impacts, a soils report will be required as part of any building permit process to determine the possible presence of expansive soils. Results and conclusions of the report would be incorporated into the final project design.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 15 of 42 ends

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

8. GREENHOUSE GAS A1, A2,
EMISSIONS. Would the project: A3, A8
(a) Generate greenhouse gas [ID
emissions, either directly
or indirectly, that may have
a significant impact on the environment?
(b) Conflict with an applicable [ID
plan, policy or regulation
adopted for the purpose of
reducing the emissions of
greenhouse gases?
Discussion
(a) The proposed project will not generate, either directly or indirectly, greenhouse gas emissions causing a significant impact on the environment. (b) The proposed project will not conflict with any other applicable plans, policies, or regulations adopted for the purposes of reducing the emissions of greenhouse gases including:

Assembly Bill 32, which requires the state board to adopt a statewide greenhouse gas emissions limit equivalent to the statewide greenhouse gas emissions levels in 1990 to be achieved by 2020.
- Senate Bill 375, which requires the state board, working in consultation with the metropolitan planning organizations, to provide each affected region with greenhouse gas emission reduction targets for the automobile and light truck sector for 2020 and 2035 by September 30, 2010. - At the time the City of Salinas General Plan 2002 was adopted, the issue of greenhouse gas emissions and the need to combat it in general plans had not risen to a critical level of concern. Nevertheless, the City adopted numerous goals and policies with the intent of improving development Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 16 of 42 ends

sustainability. These goals and policies have both direct and indirect benefits in terms of reducing GHG emissions. Important overall land use/urban design related themes in the General Plan that serve this purpose include:
i. Increasing density and intensity of development to promote more compact development and reuse/revitalization,
ii. Facilitating in-fill development as a means to promote compact development, and
iii. Promoting mixed-use development and a compact city core, emphasizing Traditional Neighborhood Development (TND) design, walkable neighborhoods, and transit-oriented development, especially in new growth areas.
- The City of Salinas Final Supplemental EIR for the Salinas General Plan Program EIR 2007 (Supplemental EIR) provides specific mitigation for future development, but mostly for larger scale projects. In this case, the project would not result in a significant effect on the environment with regard to greenhouse gases.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

9. HAZARDS & HAZARDOUS A1, A2,
MATERIALS. Would the A3
proposal:
(a) Create a significant hazard [RI
to the public or the
environment through the
routine transport, use, or
disposal of hazardous
materials?
(b) Create a significant hazard [RI
to the public or the
environment through
reasonably forseeable upset
and accident conditions
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 17 of 42 ends

Issue
involving the release of
hazardous materials into the
environment?
(c) Emit hazardous emissions or
handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an
existing or proposed school?
(d) Be located on a site which is
included on a list of
hazardous materials sites
compiled pursuant to
Government Code Section
65962.5 and, as a result,
would it create a significant
hazard to the public or the
environment?
(e) For a project located within
an airport land use plan or,
where such a plan has not
been adopted, within two
miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise
for people residing or
working in the project area?
(f) Impair implementation of or
physically interfere with an
adopted emergency
response plan or emergency
evacuation plan?
(g) Expose people or structures,
either directly or indirectly to
a significant risk of loss,
injury or death involving
wildland fires?
No
Impact
[8] [8] [8] [8]
[8]
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
Impact Incorporated
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 18 of 42 ends

Discussion
(a-b) The proposed project is not expected to create a significant hazard to the public or the environment through the routine transport, use, or disposal of the materials. The proposal is to change the existing General Plan and Zoning Code designations of the eastern portion of an existing lot and authorize establishment and operation of an Extended Stay Hotel. Compliance with local, state, and federal requirements would ensure that the hazards to the public are reduced to a level of insignificance.
(c) The project site is currently a hotel and motel use (Capitol Motel) [(see above discussion (a-b)]. However, the site will not involve the routine transportation of hazardous materials.
(d) The site is not known to be located on a site included on a list of hazardous materials sites.
(e) The project is not located within the vicinity of a private airstrip and it is not located within the Airport Local Area of Influence per Figure LU 11 of the Salinas General Plan. The site is located approximately 4.6-miles away from the end of the runway (13-31) of the Salinas Municipal Airport. See Section 15(h) below for further discussion of Airport operations.
(f) The project will not interfere with an adopted emergency response plan or emergency evacuation plan.
(g) The project will not expose people or structures to risk of loss, injury or death involving wildland fires, because the site is an infill property and no wildlands are located nearby.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 19 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

10. HYDROLOGY AND WATER
QUALITY. Would the proposal:
(a) Violate any water quality [8]
standards or waste
discharge requirements or
otherwise substantially degrade surface or ground
water quality?
(b) Substantially decrease [8]
groundwater supplies or
interfere substantially with
groundwater recharge
such that the project may
impede sustainable
groundwater management
of the basin?
(c) Substantially alter the
existing drainage pattern of
the site or area, including
through the alteration of
the course of a stream or
river, or through the
addition of impervious
surfaces in a manner
which would:
i. Result in substantial [8]
erosion or siltation onor off-site;
ii. Substantially increase [8]
the rate or amount of
surface · runoff in a
manner which would
result in flooding on- or
offsite;
iii. Create or contribute [8]
runoff water which
would exceed the
capacity of existinq or
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2,
A3, A4,
A7
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 20 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff; or
(d) In flood hazard, tsunami, [8]
or seiche zones, risk
release of pollutants due to
project inundation?
(e) Conflict with or obstruct [8]
implementation of a water
quality control plan or
sustainable groundwater
management plans?
(f) With regards to NPDES
compliance:
(i) Potential impact of [8]
project construction
on storm water
runoff?
(ii) Potential impact of [8]
project postconstruction activity
on storm water
runoff?
(iii) Potential for [8]
discharge of storm
water from material
storage areas, vehicle
or equipment fueling,
vehicle or equipment
maintenance
(including washing),
waste handling,
hazardous materials
handling or storage,
delivery areas or
loading docks, or
other outdoor work
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 21 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact lncoroorated areas?
(iv) Potential for [&]
discharge of storm
water to impair the
beneficial uses of the
receiving waters or
areas that provide
water quality benefit?
(v) Potential for the [&]
discharge of storm
water to cause
significant harm on
the biological integrity
of the waterways and
water bodies?
(vi) Potential for [&]
significant changes in
the flow velocity or
volume of storm water
runoff that can cause
environmental harm?
(vii) Potential for [&] significant increases
in erosion of the
project site or
surrounding areas?
(viii) Could this proposed
project result in an
[&]
increase in pollutant
discharges to
receiving waters?
Consider water
quality parameters
such as
temperature,
dissolved oxygen,
turbidity, and other
typical Stormwater
pollutants (e.g., heavy metals,
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 22 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated pathogens, petroleum
derivatives,
synthetic organics,
sediment, nutrients,
oxygen-demanding
substances, and
trash).
(ix) Could the proposed [&)
project result in a
decrease in treatment
and retention capacity
for the site's
Stormwater run-on?
(x) Could the proposed [&)
project result in
significant alteration
of .. rece1v1ng water
quality during or
following
construction?
(xi) Could the proposed [&)
project result in
increased impervious
surfaces and
associated increased
urban runoff?
(xii) Could the proposed [&)
project create a
significant adverse
environmental impact
to drainage patterns
due to changes in
urban runoff flow rates and/or volumes?
(xiii) Could the proposed [&)
project result in
increased erosion
downstream?
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 23 of 42 ends

Issue
(xiv) Could the proposed
project alter the natural ranges of
sediment supply and
transport to receiving
waters?
(xv) Is the project tributary
to an already impaired
water body, as listed
on the CWA Section
303(d) list? If so, can
it result in an increase
in any pollutant for
which the water body
is already impaired?
(xvi) Could the proposed
project have a
potentially significant
environmental impact
on surface water
quality, to either
marine, fresh, or
wetland waters?
(xvii) Could the proposed
project result in
decreased baseflow quantities to receiving
surface waterbodies?
(xviii) Could the proposed
project cause of
contribute to an
exceedance of
applicable surface or
groundwater receiving
water quality
objectives or
degradation of
beneficial uses?
(xix) Does the proposed
project adversely
No
lmoact
[ID
[ID
[ID
[ID [ID
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
lmoact lncoroorated
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 24 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated impact the hydrologic
or water quality
function of the 100-
year floodplain area?
(xx) Does the proposed [RI
project site layout
adhere to the
Permittee's waterbody
setback
requirements?
(xxi) Can the proposed [RI
project impact
aquatic, wetland, or
riparian habitat?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a) The subject property is currently an in-fill site, which is developed with an existing motel and related site improvements. Any future development will be required to conform to NPDES requirements and identify Best Management Practices (BMPs).
(b) The project is not expected to use significant quantities of water and therefore would not substantially deplete groundwater supplies. It would not interfere substantially with the direction or rate of flow of groundwater. California Water Service Company (CalWater) will supply water; no wells will be drilled as part of this project.
(c-e) The subject property is currently an in-fill site, which is entirely developed with an existing motel and related site improvements. Any future development will be required to provide drainage into existing and proposed drainage lines to ensure that drainage impacts are reduced to a level of insignificance through the NPDES and building permit process.
(f) (see "a" above)
The proposed extended stay motel is not located within a 100-year flood area.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 25 of 42 ends

Inundation by seiche, tsunami, or mudflow is unlikely because the site is located a considerable distance from the ocean and is relatively flat thereby negating a potential mudflow. Per the attached Engineer's Report dated August 1, 2022, the project site is located within a Regulatory Floodway and requires an Elevation Certificate prepared by a licensed surveyor. The Elevation Certificate was provided by the Applicant on September 23, 2022 (see Attachment 8).

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact lncornorated Impact Source List)

11. LAND USE AND PLANNING. A1, A2, Would the proposal: A3, D1 E1
(a) Physically divide an [&]
established community?
(b) Cause a significant [&]
environmental impact due to a conflict with any land use plan, policy, or regulation
adopted for the purpose of
avoiding or mitigating an environmental effect?
Discussion
(a) The proposed project does not have the potential to disrupt or divide the physical arrangement of the community.
(b) The General Plan (Source A 1) Land Use designation of the approximately 8,349 square-foot eastern portion of 18,880 square-foot project site is "Residential Low Density". The proposal is to change the General Plan designation of the above referenced eastern portion of the project site from "Residential Low Density" to "Retail". The proposed change in the General Plan land use designation from "Residential Low Density" to "Retail" would be consistent with the western portion of the project site and allow for uses prescribed by the City's 2002 General Plan land use designation of Retail.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 26 of 42 ends

The project site consists of 18,880 square-feet. The approximately 10,531 square-foot western portion of the project site is currently located in the "Commercial Retail" (CR) District, which provides for wide range of commercial uses, including the existing hotel use and the proposed Extended Stay Hotel.

The approximately 8,349 square-foot eastern portion of the project site is zoned Residential Low Density (R-L-5.5), which only allows for single-family residential uses. Uses such as the proposed Extended Stay Hotel are not allowed in the RL-5.5 District. The proposed Rezone would change the Zoning designation of the eastern portion of the project site from "Residential - Low Density" (R-L-5.5) to "Commercial Retail" (CR). The proposed zoning would be consistent with the existing Zoning designation of the adjacent western portion of the project site.

The project site is not located within a specific plan or a precise plan area and therefore does not conflict with such a plan. The project site is located entirely within the City limits of Salinas and does not conflict with the adopted sphere of influence.

Conditional Use Permit 2022-005 (CUP 2022-005) is requested to establish and operate an Extended Stay Hotel through the discretionary Conditional Use Permit (CUP) process. Proposed conditions of CUP 2022-005 will ensure that, when implemented, the project will conform and comply with the provisions of the Salinas Zoning Code.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

12. MINERAL RESOURCES. A1, A2,
Would the proposal: A3
(a) Result in the loss of [RI
availability of a known
mineral resource that
would be of value to the
region and the residents of
the state?
(b) Result in the loss of [RI
availability of a locally
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 27 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated important mineral resource
recovery site delineated on
a local general plan,
specific plan or other land
use plan?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a-b) The proposed project is not expected to result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

13. NOISE. Would the proposal A1, A2, result in: A3, D1 (a) Generation of a substantial [ID
temporary or permanent
increase in ambient noise
levels in the vicinity of the
project in excess of
standards established in
the local general plan or
noise ordinance, or
applicable standards of
other agencies?
(b) Generation of excessive [ID
ground borne vibration or
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 28 of 42 ends

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List) groundborne noise levels?
(c) For a project located within IB]
the vicinity of a private
airstrip or an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the
project expose people residing or working in the
project area to excessive noise levels?
Discussion
(a-b) The project site is located within the 65 CNEL contour as shown on Figure 5.3-1 Noise Contours (CNEL) of the Salinas General Plan, Final Environmental Impact Report, 2002. The Future Noise Contours as shown on Figure 5.3-4 of the Salinas General Plan, Final Environmental Impact Report, 2002, shows the project site as located within the 65 CNEL contour. Traffic generates the main source of noise for the depicted 65 CNEL contour. Noise levels generated by any future proposed uses because the Zoning Code Standards regarding noise are expected to reduce noise impacts to a level of insignificance.

No substantial permanent, or temporary or periodic, increases in the ambient noise level are expected with the project. According to the General Plan Master Environmental Assessment Section 9.2, ambient noise is defined as the "all encompassing noise associated with a given environment, being a composite of sounds from many sources, near and far."
(c) The project site is located approximately 4.6 miles from the Salinas Municipal Airport and is located within the 55 CNEL contour as shown on Figure 5.3-2:

Salinas Airporl Future Noise Contours) of the Salinas General Plan, Final Environmental Impact Report, 2002. Noise impacts from airport operations will not have an adverse impact on the site.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 29 of 42 ends

Mitigation
No mitigation is required.

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

14. POPULATION AND
HOUSING. Would the proposal:
(a) Induce substantial [&:)
unplanned population growth
in an area, either directly (for
example, by proposing new
homes and businesses) or
indirectly (for example,
through extension of roads
or other infrastructure)?
(b) Displace substantial [&:)
numbers of existing people
or housing, necessitating the
construction of replacement
housing elsewhere?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2, A3
(a-c) The proposed CR zoning would allow development of residential uses, but due to the size of the site, substantial population growth is unlikely. The project site is a currently an existing developed in-fill site.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 30 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

15. PUBLIC SERVICES. Would
the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental
facilities, need for new or
physically altered
governmental facilities, the
construction of which could
cause significant
environmental impacts, in
order to maintain acceptable
service ratios, response times
or other performance
objectives for any of the
public services:
(a) Fire protection? IRI
(b) Police protection? IRI (c) Schools? IRI
(d) Parks? IRI (e) Other public facilities? IRI
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2, A3
(a-e) The proposed project is located on an existing developed in-fill site. Police and Fire services are currently available to serve the site. No school children will be generated by the project. North Main Street and East Bolivar Street have been designed and constructed to accommodate the demands of any future development and traffic. No other government services are expected to be impacted by the project.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 31 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

16. RECREATION. Would the
proposal:
(a) Would the project increase IB]
the use of existing
neighborhood and regional
parks or other recreational
facilities such that
substantial physical
deterioration of the facility
would occur or be
accelerated?
(b) Does the project include IB]
recreational facilities or require the construction or
expansion of recreational
facilities, which might have
an adverse physical effect
on the environment?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2,
A3,D1
(a-b) Soto Square Park is located across East Bolivar Street to the north. The proposed project will not substantially increase the use in park facilities. The proposed CR zoning would allow development of residential uses, but due to the size of the site, substantial population growth is unlikely. The project does not include recreational facilities. Future development will be required to pay all applicable Park and Recreation fees as determined by the Director of Recreation and Community Services at the time of building permit issuance. Payment of fees is expected to reduce impacts to recreational facilities to a level of insignificance.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 32 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated

17. TRANSPORTATION. Would
the project:
(a) Conflict with a program [&]
plan, ordinance or policy
addressing the circulation
system, including transit,
roadway, bicycle and
pedestrian facilities?
(b) Would the project conflict [&]
or be inconsistent with
CEQA Guidelines Section
15064.3, Subdivision (b)?
(c) Substantially increase [&]
hazards due to a
geometric design feature
(e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g.,
farm equipment)?
(d) Result in inadequate [&]
emergency access?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
A1, A2, A3,A8
(a) The project will not conflict with adopted policies, plans, or programs supporting alternative transportation. No changes to the existing Monterey Salinas Transit (MST) network are proposed.
(b) Due to the size of the site and the existing building, the proposed project is not expected to generate significant traffic trips. Any future development is required to pay all applicable traffic impact fees as determined by the City Engineer at the time of building permit issuance. Payment of traffic fees will ensure that potential traffic impacts are reduced to a level of insignificance. (c) The project will not substantially increase hazards due to design features or incompatible uses.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 33 of 42 ends

(d) The proposal will not result in inadequate emergency access.

Mitigation
No mitigation is required.

Impact
Potentially
Significant
Issue Less Than Unless Potentially No Significant Mitigation Significant Impact Impact Incorporated Impact

18. TRIBAL CULTURAL
RESOURCES. Would the
project:
(a) Would the project cause
a substantial adverse
change in the
significance of a tribal
cultural resource,
defined in Public
Resources Code 2107 4
as either a site, feature,
place, cultural
landscape that is
geographically defined
in terms of the size and
scope of the landscape, sacred place, or object
with cultural value to a
Californian Native
American tribe, and that
is:
i. Listed or eligible for [RI
listing in the
California Register of
Historical Resources,
or in a local register
of historical
resources as defined
in Public Resources
Code Section
5020.1 (k); or
ii. A resource [RI
determined by the
Source
(Refer to
Section 3:

Source List)
A1, A2
A5,A6,
F1, F2
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 34 of 42 ends

Issue
Discussion
Lead Agency, in its
discretion and
supported by substantial evidence,
to be significant
pursuant to criteria
set forth in
subdivision (c) of
Public Resources
Code Section 5024.1
In applying the
criteria set forth in
Subdivision (c) of
Public Resource
Code 5024. 1, the
Lead Agency shall
consider the
significance of the
resource to a
California Native
American tribe.

No
Impact
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
Impact Incorporated
Source
Potentially (Refer to
Significant Section 3:

Impact Source Listi
(a) Per Section 5.8 (Cultural Resources) of the Final Environmental Impact Report for the Salinas General Plan (Source A 1 ), little archaeological investigation has occurred in the City of Salinas or in Monterey County. However, there is always the potential to encounter subsurface materials during grading and construction.

Therefore, pursuant to the Public Resources Code (Section 21083.2), in the event that cultural materials are encountered during grading/construction, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find. With this requirement, there is little potential for a significant impact on the environment.

On August 19, 2022, pursuant to Public Resources Code Section 21080.3.1, subd. (d), and Assembly Bill 52 (AB52), City of Salinas staff sent via certified mail, a consultation request regarding the proposed project to all applicable California Native American Tribes whose geographic area of traditional and cultural affiliation lands boundary includes the City of Salinas as specified by the Native American Heritage Foundation. On September 23, 2022, staff had a Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 35 of 42 ends

phone consultation with Louise J. Miranda Ramirez, Tribal Chairperson of the Ohlone Costanoan Esselen Nation concerning the proposed project. Staff provided Ms. Miranda-Ramirez with information concerning the proposed project and did not receive any future correspondence from the Ohlone Costanoan Esselen Nation. Staff received correspondence from the Santa Ynez Band of Chumash Indians dated September 12, 2022 requesting no further consultation on the project (Attachment 10). No additional correspondence was received from any of the other consulted California Native American Tribes.

Mitigation Measure TCR-1, pursuant to Public Resources Code (Section 21083.2), will be required, which states that in the event that cultural materials are encountered during grading/construction, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find.

Mitigation
TCR-1 In the event that cultural materials are encountered during development, all work shall cease until the find has been evaluated and mitigation measures put in place for the disposition and protection of any find pursuant to Public Resources Code Section 21083.2.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

19. UTILITIES & SERVICE A1, A2,
SYSTEMS. Would the A3
project:
(a) Require or result in the [RI
relocation or construction of new or expanded water,
wastewater treatment or
storm water drainaqe,
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 36 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact lncoroorated electric power, natural gas,
or telecommunications
facilities, the construction or
relocation of which could
cause significant
environmental effect?
(b) Have sufficient water !RI
supplies available to serve
the project and reasonably
foreseeable future
development during normal, dry, and multiple dry years? (c) Result in a determination by !RI
the wastewater treatment
provider which serves or may
serve the project that it has
the adequate capacity to
serve the project's projected
demand in addition to the
provider's existing
commitments?
(d) Generate solid waste in !RI
excess of State or Local standards, or in excess of
the capacity of local
infrastructure, or otherwise
impact the attainment of
solid waste reduction goals?
(e) Comply with federal, state, !RI
and local management and
reduction statues and
regulations related to solid
waste?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a-c) The proposed project is not expected to involve a heavy usage of water and therefore would not discharge significant quantities of water into the wastewater treatment plant (also see Hydrology and Water Quality above).

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 37 of 42 ends

(d-e) The proposed project is not expected to generate significant solid waste because there are no products produced. Disposal of waste generated by future development is not expected to be significant and will be required to comply with federal, state, and local statutes.

Mitigation
No mitigation is required.

Impact
Potentially
Significant Source
Issue Less Than Unless Potentially (Refer to No Significant Mitigation Significant Section 3: Impact Impact Incorporated Impact Source List)

20. WILDFIRE. If located in or A1, A2,
near State responsibility A3
areas or lands classified as
very high fire hazard severity
zones, would the project:
(a) Substantially impair an [&I
adopted emergency
response plan or emergency
evacuation plan?
(b) Due to slope, prevailing [&I
winds, and other factors,
exacerbate wildfire risks, and
thereby expose project
occupants to, pollutant
concentrations from a
wildfire or the uncontrolled
spread of a wildfire?
(c) Require the installation or [&I
maintenance of associated
infrastructure (such as roads,
fuel breaks, emergency
water sources, power lines,
or other utilities) that may
exacerbate fire risk or that
may result in temporary or
ongoing impacts to the
environment?
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 38 of 42 ends

Impact
Potentially
Significant
Issue Less Than Unless No Significant Mitigation Impact Impact Incorporated (d) Expose people or structures [8]
to significant risks, including
downslope or downstream
flooding or landslides, as a
result of runoff, post-fire
slope instability, or drainage
changes?
Discussion
Source
Potentially (Refer to
Significant Section 3:

Impact Source List)
(a-d) The proposed project is located on an urban in-fill site adjacent to existing developed properties. The project as proposed would not substantially impair an adopted emergency response plan or emergency evacuation plan. The project also would not require the installation and maintenance of infrastructure that may exacerbate fire risk or result in temporary of ongoing impacts to the environment.

Mitigation
No mitigation is required.

Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 39 of 42 ends

Less Than
Significant
Mandato No Im act Im act

1. Does the project have the potential to [R]
substantially degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?

2. Does the project have impacts that are [R]
individually limited, but cumulatively
considerable? ("Cumulatively considerable" means that the incremental effects of a project are
considerable when viewed in
connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects)?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable future
projects).

3. Does the project have environmental
effects, which will cause substantial
adverse effects on human beings,
either directly or indirectly?
[R]
Potentially
Significant
Unless
Miti ated
Potentially
Significant
Im act
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 40 of 42 ends

3. SOURCE LIST
Source
City of Salinas:

Salinas General Plan, 2002.

Salinas General Plan, Final Environmental Impact Report, 2002.

Salinas Zoning Code: !RI Entire Code Section:

City of Salinas Stormwater Ordinance, dated March 2013
1989 City Historical and Architectural Survey
2016 City Historical and Architectural Survey
Engineer's Report for proposed project dated August 1, 2022 Citv Traffic Fee Ordinance 201 O
Monterey Bay Air Resources District:

CEQA Air Quality Guidelines prepared by the Monterey Bay Air Resources District, dated Februarv 2008
Monterey Bay Air Resources District. Triennial Plan Revision 2009-2011, dated April 17, 2013
Monterey Bay Community Power Authority:

Monterev Bav Communitv Power Authoritv Implementation Plan, Auqust 2017 Field Inspections:

Bv Citv staff, various dates
Maps/Aerial Photography:

City's aerial photoqraphs, 2018.

Other:

Native American Heritaqe Commission
California Historical Resources Information Systems (CHRIS) Response on proposed project dated December 7, 2022
Source
Number
A1
A2
A3
A4
A5 A6 A7
AS
81 82
C1
D1
E1
F1 F2
Initial Study- General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 41 of 42 ends

4. DETERMINATION
On the basis of this Initial Study:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

IRl I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MIT/GA TED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect:
(a) Has been adequately analyzed in (Reference document) pursuant to applicable legal standards; and
(b) Has been addressed by mitigation measures based on the earlier analysis as described in Section 2: Checklist, if the effect is a "Potentially Significant Impact" or a Negative Declaration: "Potentially Significant Unless Mitigation Incorporated".

An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects:
(a) Have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and;
(b) Have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project.

NOTHING FURTHER IS REQUIRED.

Prepared by~~
Courtney Grossman
Planning Manager
Attachments:

1. Vicinity Map

2. General Plan Amendment Map for 2110 North Main Street Dated: 3/J·Z/2
Initial Study - General Plan Amendment 2022-003, Rezone 2022-003, and Conditional Use Permit 2022-005 - 2110 North Main Street
City of Salinas - Community Development Department

Page 42 of 42 ends

3. Rezone Map for 2110 North Main Street

4. Site Plan (Sheet A-0)

5. Exterior Elevations

6. Zone and Parcel Map (Sheet A-1)

7. Floor Plan (Sheet A-2)

8. Photometric Plans (Sheet A-3) 9. Landscaping (Sheet L-1)

10. Engineer's Report dated August 1, 2022 11. California Historical Resources Information Systems (CHRIS) Response dated December 7, 2022 12. FEMA Elevation Certificate for 2110 North Main Street 13. Swift Consultant Services letter dated July 12, 2022 14. Comment letter from the Santa Ynez Band of Chumash Indians dated September 12, 2022

15. Mitigation Monitoring and Reporting Program
l:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\ER 2022-012\GPA 2022-003, RZ 2022-003, and CUP 2022-005 Initial Study.doc North Vicinity Map
GENERAL PLAN AMENDMENT 2022-003,
REZONE 2022-003, AND CONDITIONAL
USE PERMIT 2022-005
2110 North Main Street
North
---
General Plan
Amendment Map
Change General Plan
designation of the
east portion of 2110
North Main Street
from "Residential Low
ensity" to " · ~-------~
General Plan Amendment 2022-003
(Related to Rezone 2022-003)
Project Description: Change the General Plan designation of 2110 North Main Street (APN:
253-074-005-000) from "Residential Low Density" to "Retail". l:\ComDev\Planning Share Space\GPA 2022-003 and RZ 2022-003 - 2110 N Main St\GPA map.doc iJ
North Rezoning Map
0 a::

Rezone east portion of
2110 North Main Street
from Residential Low
Density (R-L-5.5) to
Commercial Retail (CR) ':) ,.

REZONE 2022-003
(Related to General Plan Amendment 2022-003)
Project Description: Change the zoning of a parcel land located at 2110 North Main Street (APN: 253-074-005-000) from Residential Low Density (R-L-5.5) to Commercial Retail (CR).
l:\ComDev\Planning Share Space\GPA 2022-003 and RZ 2022-003 - 2110 N Main St\Form Rezoning Map Exhibit.doc
Exhibit rIJ
~
~~rs
:<:
~
~
V)
'-1
@

GPA AND RZ APPLICATION CAPITOL
2110 NORTH MAIN ST., SALINAS,
APN# 253-074-005-000
253074007000
1-~i------J ~ J ~ I ~ I ~ •
1--
i
--1:~1
::j [§:~~ "'.
2110 NORTH MAIN ST
BUILDING 1
2 STORY BUILDING
""""'=
---
WATER/RAIN RUNOFF" TO EASEMENT
& ..

FFMA Fl.. 00011/A Y
£ BOLIVAR ST
SI TE_J:'LAN SCALE ,--,o·-o-
-- -
253071007000

PARTIAL ELEVATION VIEW
MOTEL
CA 93906
-~~J ~ri~I
~
r--::: ~
c;:::i
~ ::i,,,.
~
V)
'-1

PROJECT DATA
PRO-E:CTAODR[SS: 2110NOffll!WAINST
SAUNAS, CA llJllOS
~J-014-00,-000
CR .Ir. R- L- s.5
R-l(lolOlD..-Tl'lANSIOll)
NUI.IBOl:DrSlORIES: 1
AU.OWAIILEAACA: 7,00050.f".Tl"f.R TA.BL£!101.2 -.•. I
LOT ARI:,\: 18.5711 SO.F'.T ±
lolOlD.. AREA ONLY ROOl.45: 11,4M SO.FT. < 7,000 SO.Fi. PER TASL£ 50~.2 1,101(1. W/CAIIPOR'TS. ll,452 SO.FT. > 7,000 so.n. PER T"'8l..E ~-2 "' •. 1 1orui'll1S: 2:1

PROJECT DESCRIPTION
• Applicotion for o Genera! Plan
Amendment and Rezone of eastern
portion of property which is zoned
Residential Low Density (R-L- 5.5) GPA
end RZ to change the above designations
to Retail and CR zone to be consistent
with the other portion of the property
which would allow for extended stay hotel
with CUP.
• CUP application to convert on existing
Motel into on extended stay hotel for
agricultural workers
PROPOSAL COt.lMON AREA
696.15 so fT
SHEET INDEX A- 0 I SITE PLAN
A-2 1 Fl.DOR PLAN
A-J ! PHOTOI.ICTfl!C PLANS
"--o
o • o.~ ....... -=Q
- ~ i - •- Q • • '"Q= -·
, ,..,___ I
--~A R,? SVIJLCT
- . • ,.. PRO,l"ER/Y
Q
... - o
vici'N 1NALMA11W" ~ NOT TO SCALE NORTH
_
____ .,., .. L& ....... --~<' ,,,...,.._.,., ,.. .. ,._ . .,_, .... ... . ..,,_ ___ _ 1- .. -•-'°'"' ;'.':
~ t-io °' "'o <( zO'IIO
I <(~}e
od ...J :::e - l0
>-~~5~
<( (l_ g§ vi;::!.
~ z~;:;; <( o::Je I --< VJ Nin
"' -<
I
z
0 F o
t3ti8~
:::JzO'lin
~:.c~8
<(::: - I
N~5j:!:
~~~~ ~o~~
ti <(~~~ ~ a. a.
~ {.;) <
z
<(
__J

0..
~ w
f- e vi
"
~
L_
---.,;;;;, ~
--mr-
~
B/19/11[11:00]
--=- ~HDTOJ ,.,...
_,..

A-0
I
I I
1'
, I
it[]
[fil
fVl
0::
i
:J
0 co
w
,
I
I,
\
\
\
I
\
I
' I
I
I
I
I
/
i ~ l A_
J
,[J]?'
Zone Re12orl ---
nr,':']::,
m
·r-;
---~· ~
-F~ ~fAL EW
<5"
---
I- ,_:_--
<Fl
z
<i:
:a,
z
f-
(/)
z
~
.!
j
l J] I I I I Ill I I
,.,.,,..... ....,., ... -- 1

E BO LI VAR S
:
","""' c3;n:io
i110
15:>0T~
E Bollvu St---------
,_
• !.~f'O'O 0 110
:: =
0 5
(/)
0211.,
~ - ~
Ci'Y of S.lin,:;. 8u'"u of t..nd M.an.-gem«i'l E:.ri, HERE. Ci, Poree/ Report
UNIT 125
276.29 sq
UNIT 118
276.29 sq
UNIT 119
257.72 sq ft
UN IT 112 A
UNIT 1128
458.97 sq ft
lltW-,IOIG I IT
~--c- l"!>_,,.
,,.,.,... u..,..u ..
__ .._.__ hL&!h"~l~-:-.O ............... ,
!~S~
-'"'"'
~~~ c..~cn
~~~ :z:Ovi
v,ZZ °' <
~~~
0 ... 0 v,<DO
~~~ ~cn8
<' a:u~
~vi~ z< ,,, ,!; v,
~ <N~~; ~ "- "- 0 '-' <
~
_J
w
(.)
a::
<(

0..0.. <(
oil:::;;
w
z
0 N
A-1
m
><
~
UNIT 121
~
~
(E)•ANACERS

QUOTERS
1:s•-4• X
0 ·-:s·

PROPOSAL

R COMMON AR
696.15 SQ FT
UNIT 101
276.29 sq
UNIT 119
276. 29 sq

BEDROOM
13'-$• X
13'-2"
,sl~'ic ,r--<>"
FIRST FLOOR PLAN SCALE 1;4•- ,·- 0·
UNIT 107
UNIT 117
UNIT 124
276.29 sq •
□
GARAGE
UNIT 106
UNI T 116 UNIT 105 UNIT 102
UNIT 103
UNIT 104
UNIT 120
236.90 sq
273.43 sq 236.90 sq
Existing FLOOR PLAN
SCA[£ 1/4-•1'- o•
..... l•- z,,&gn
INGROUNO 3• • ANCHOR 7.0,;rn I MOUNT

1. framing 2x4 existing
».1M'
"'=
~ ~ign
ff:;

2. 4x4 pressure treated post

3. 11' gate

4. 6" pee curb

SECOND FLOOR PLAN
~
~ l ~ ~ J -- . , •M rn
" ~TRASH ENCLOSHER
~!I ,
~a
PF
8J
::t'MI(-
,........,., .. r ... -.u..,_,.., h L&.:1-:~I~~ «-.~-~- I~~ ~~
~cilii8 LI')
.-zcn la
~~~~ re;
g;<;!:i5 ~ <0---cr:. le
~~i~ l ~ <C.ct:o~ ~ :C:c~vi
!~
~ 1--0 tn~9 _,zCl'lin 5~~8
~ ~ <I
...Ji:;(.)~
g!§vi'f
~z~~ uo::JN
~ ~~~ <
~
z
<I:
-' 0..
a::
~ 0
0 e -' " u.. w
.iii
A-2
~
(Qll!AtflC lT
(l)l.T. CONTTlOI_ BO~
~"
~ CM
~
t
~
~ It
WALl "0<.F~T:, ~0!?

PHOTOMETRIC PLANS
@ 2110 NORTH MAIN ST., SALINAS, CA 93906
APN# 253-074-005-000
25Ju 7400 7000
183'-7"±
r--c:: ~
~
~ J:,_
C',
~
Vi
"I
<- <- <- 12:MA FLOOOWA Y <- ~-- <-
"""""'~·"".1
£. BOLIVAR ST
Si IE "'LAN SCALE 1"'=1D'-0"
NOTE: ALL PARKING AREA LJGJJTING SJJALL BE REDUCED
OF THIRTY PERCENT 30% WITHIN THIRTY 30 MINUTES OF
CLOSING OF THE LAST BUSINESS OR NO LATER THAN 11 :00 PM

PLEASE SEE ATTACHMENTS FOR INFO ABOUT LIGHTING
2330 7100 7000
0 • 0
~~o V:o,
mm Lno
~a,o
"
c..:,
...,
~ VJ
c:,'-'
~~ ha._
c:,
:::::
a..

A-3
--
{(JllfMTICU.
{0Lf.C0Hl!f0l.POJI:
(!:)FlRCHTDRl>HT
j
~ ENTRANCE
"' - "
r
2110 NOR"TH MAIN ST
BUILDING 1
2 STORY BUILDING
(1:)SUlCW~IX
(E)COMMON A/C DRIVEWAY
' /\ :
\a·,10/ [·a·,,a/1-• fi:ar1<;!19 J)ork;Jg. UNIT 120
\!lt~/1 \sti
\;/
V .J~L 'l.~~--·
\\/ ~~ ' ~
UT1UTY
ROOM
12',r,16'
:itondcrd
--,-
F£MA A OOOWA Y
~~':.~~~~T="~i!~--:::-"~~~=
<SUl=ELINES -- - =:...::;~~l',l<--cPl"AV,ltO--UT"(,,.,,0--n:,t~-TICIOI t::JTlCU,CQ/f'~oi,u,t,l.llC~CltlllD!,TIT'Jl"C),t,1,;!"0iol'CT>o.l'tln<~~OIO.U' ~YDl:"~~1'CX~Olt~,nllll"llMC>r.lM\I.M>Rt!/t6Tl-l,,O,Ti'lll:C,l!'T'IGI.L.TTO -Tl:.~~Nl)~V;.,tl~i'IIQI~.
r.,JK,\-mi,.~-110N~1',-_51JC:>1"6C,,,U,O.u>lc:,,movr-lC>Oll.~.,...-.>x, =~~~~-~-...rx::~NO'TOKl<T="~.NO-ne 1_.,,..noH
,_tll, ~~~~~~~t-0,oum:DTO"ll-C~IIOILNO~~
~...=-Tl:..~~~~c;,~~"'fl"!"Of"A~~~TO
.et M.A.iNTEN.A.NC..E
~~~~~~l''al:Io~~Ttll"N«AClf'iM:1111Z:C.~-.,t,K,V11C1
~-..0-=-IIMAI.L.--,,...,.,z:,meet.Yl'<:ll-lA-n=t),.WC~arr'l'I--OltONl-oAI.J.DNGOI<"!"- ~;;=.:~~~="'~--~~~~~~~ ,, __,_~ -='l>IUG-TC:>~r'O!'l.~NC~TMIN&ll<,t.D()ITIOMTO_,C>ll<6a..t:Nll;VI-Of"T>Cl~T\C:I!& ::.-, l'I...Nfff,4,0,11:IIIALlltlAU.,:.o,ro,IMTO'T>C~lll",l,,GUO~'T"-'IC>-, S,:~ {A)A-M.McP'TWll'a"!'!'a:'Tr.,0?-TlC~C,Ofllte,tl',T"A~~nCINTO"n<e~m'TlCl'oaT .. -namoi.c~-. ;: ~/II/A_I_O'l'l'll'nZMl'IZl'(l,7JrrMZNCCl(TDO.Of'.,_,f,IOTVll(IO)~lilllm'CIPl~----TOL,_ ~ lc:;~Cll''n:tll't'C"l"/IO'l~~Ol'~Olt---~NOl'/111:C~ ~J=:,.:..r=~~~~~y,.:c-~.:;:==: ... ~- 1 ~ n;:::=~n:;:;:::~,::-" J.IOA Mill- orm,il'ttTncn l"Olt~"-1.~.

F. BOLIVAR ST
SITE PLAN SCALE 1"-10•-oN
253071007000 GROUND C.OVER LEGENQ
l¾'~"rnT=NN- -- .,,. ~- -.c.lf-- llN>
~~ ~-- !"-H/7
~
~
~ ~
~
"' "I
@TREE PLANTING c-1 DETAIL N.T.s.
3@TREE

ROSMARINUS OFFINAUS
1ltit:ra~~ti~::Y~,i-~~,.,.
tJ::1:i:1:1:~~~'1;il::.:~M~ "?[1
¥~;ll~k,.lll~ ,,,,,t ,.x, ~""~""" ... , ~;.;~.:.:~--.'.:'--0:~~'l'IVl! 0011. -3S t!DGCOf' •••
""""'""""' TYl".e,r ... •. • • •
L___,A
PLANT
@)2HRUB PLANTING DET ~~;
Q@ ROSMARINUS OFFINALIS
I l'"=u«
i"'
'5:

V,
°' <
I
>-<O "'a m,n z..,'° <(cnr--
....J~ -~
od~~j~
~~g§tn~
;s ~~g <[ -< I -u, V, N
"' <[
I
z
0 i= 0
~i~~ _J z cnin Cl...-t'Jo
CL-< o, a <( :::;; ~ I
N~ii
ZZzITT
~5~~ <( 0::JN
t; <(~t75~
~ 0.. (L
~ (!I <:
~ e
~
*
(.'.)
z
ci:
<
0 (/)
0 z
<
___J
D~A'IIN
~
o.i.ll
~/lg/lg (11,ooJ
JW.No.

L-1
City of Salinas
DEVELOPMENT ENGINEERING (PW) • 65 West Alisa! Street • Salinas, California SALi NAs---------------- HICJI IN L AND I H l C ll IN V J\ LUll S Phone: (831) 758-7251 • www.cityofsalinas.org

ENGINEER'S REPORT
PURPOSE: RZ2022-003 & GP A2022-003
LOCATION: 2110 N. Main St.

OWNER/ APPLICANT: Ray Patel
DATE: 8/1/2022
PLANNER: Thomas Wiles
DEVELOPMENT PROPOSAL: General Plan Amendment and Rezone at Capitol Motel.

RECOMMENDATION: Revisions Required
DEVELOPMENT REVIEW: Development Review Submittal prepared by Swift Consulting Services, dated July 12, 2022.

REVISIONS REQUIRED

1. Site Plan - Property appears to be within a Regulatory Floodway, applicant shall provide and Elevation Certificate prepared by a Licensed Surveyor.

Notice: The Conditions of Approval for this Site Plan Review include certain fees and development requirements.

Pursuant to Government Code Section 66020 (d)(J), this hereby constitutes written notice stating the amount of said fees and describing the development requirements. The applicant is hereby notified that the 90-day appeal period in which he/she/they may protest these fees and development requirements, pursuant to Government Code Section 66020 (a), begins on the date the office land use permit is approved. If applicant.files a written protest within this 90-day period complying with all requirements of Section 66020, he/she/they will be legally barred from challenging such fees and/or requirements at a later date.

CITY OF SALINAS
Javier Hernandez
Senior Development Engineer
for
Adriana Robles, PE, CFM
City Engineer
National Flood Hazard Layer Fl RMette \ ~ 1FEMA •',L...lii: ... 0 250 500 1,000 1,500
Feet
2,000
Basemap: USGS National Map: Ortho/magery: Data refreshed October, 2020 Legend

SEE AS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT

SPECIAL FLOOD I HAZARD AREAS

OTHER AREAS OF

FLOOD HAZARD
Without Base Rood Elevation (BFE) Zontt A. V,A99
With BFE or Depth ZonoAE.AO, AH. VE. AR
Regulatory Floodway

0.2% Annual Chance Flood Hazard , Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zonex
Future Conditions 1% Annual
Chance Flood Hazard Zonex
Area with Reduced Flood Risk due to
Levee. See Notes. Zone x
Area with Flood Risk due to Levee zone o
NO SCREEN Area of Minimal Flood Hazard Zo~x
C=:I Effective LOMRs
OTHER AREAS I Area of Undetermined Aood Hazard z a10 o
GENERAL 1-- -· Channel. Culvert. or Storm Sewer
STRUCTURES I I I I I I I Levee, Dike, or Roodwall

20.2 Cross Sections with 1% Annual Chance
~ Water Surface Elevation
e - - - Coastal Transect
- m- Base Flood Elevation Une (BFE)
= Limit of Sl\ldy
--- Jurisdiction Boundary
.... _ .... _ Coastal Transect Baseline
OTHER I· -- Profile Baseline
FEATURES ___ Hydrographic Feature
i.J Digital Data Available N
□ No Digital Data Available -4..- MAP □ 1 PANELS Unmapped The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.

This map complies with FEMA's standards for the use of
dlgltal flood maps If It is not vokf as described below.

The basemap shown compiles with FEMA's basemap
accurcicy standards
The flood hazard Information is derived directly from the authortt.ittve NFHL web services provided by FEMA. This map was exported on 7/ 28/ 2022 at 7:13 PM and does not
reflect changes or amendments subsequent to this date and time. The NFHL and effective Information may change or
become superseded by new data overtime.

This map image Is void If the one or more of the following map elements do not appear. basemap imagery. flood zone labels. legend, scale bar, map creation date, community Identifiers.

ARM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for
regulatory purposes.

CALIFORNIA

HISTORICAL

RESOURCES

INFORMATION
SYSTEM
December 7, 2022
Tom Wiles, Senior Planner
City of Salinas
Community Development Department
65 W. Alisa I Street, 2nd Floor
Salinas, CA 93901

ALAMEDA
COi.USA CONTRA COSTA
DEi. NORTE

HUMBOLDT
I.AKE

MARIN MENDOCINO MONTEREY NAPA

SAN BENITO
SAN l'RANCISCO SAN MATEO SANTA Cl.ARA

SANTACRUZ SOLANO SONOMA
YOLO
Northwest Information Center
Sonoma State University
1400 Vallev I louse Drive, Suite 210
Rohnert l';rk, California 94928-3609
Tel: 707.588.8455
nwic@'sonoma.edu
https://nwic.sonoma.edu
File No.: 22-0306
re: GPA 2022-003 & RZ 2022-003 / APN 253-074-005 at 2110 North Main St., Salinas/ Daniel Saphorghan Dear
Records at this office were reviewed to determine if this project could adversely affect cultural resources.

Please note that use of the term cultural resources includes both archaeological sites and historical buildings and/or structures. The review for possible historic-era building/structures, however, was limited to references currently in our office and should not be considered comprehensive.

Project Description:

Application for a General Plan Amendment and Rezone of the eastern portion of the property which is zoned Residential Low Density {R-L-5.5) GPA and RZ to change the above designations to "Retail" and "CR" zone to be consistent with the other portion of the property which would allow for an extended stay hotel with CUP. This GPA and RZ were requested by City Planning department in an incomplete letter dated February 17th 2022 as a response to an existing and ongoing CUP application.

Previous Studies:
lili._ This office has no record of any previous cultural resource studies for the proposed project area (see recommendation below).

Archaeological and Native American Resources Recommendations:

XX The proposed project area has the possibility of containing unrecorded archaeological site(s). As per the project description, there is to be no ground disturbance planned or foreseen. Therefore, further study for archaeological resources is not recommended at this time. Should the description of this project change, we recommend further review for the possibility of identifying Native American and historic-period archaeological resources.

XX We recommend lead agency contact the local Native American tribe(s) regarding traditional, cultural, and religious heritage values. For a complete listing of tribes in the vicinity of the project, please contact the Native American Heritage Commission at {916) 373-3710.
__ The proposed project area has a low possibility of containing unrecorded archaeological site(s). Therefore, no further study for archaeological resources is recommended. hi
Built Environment Recommendations:

XX Since the Office of Historic Preservation has determined that any building or structure 45 years or older may be of historical value, if the project area contains such properties, it is recommended that prior to commencement of project activities, a qualified professional familiar with the architecture and history of Monterey County conduct a formal CEQA evaluation.

Due to processing delays and other factors, not all of the historical resource reports and resource records that have been submitted to the Office of Historic Preservation are available via this records search. Additional information may be available through the federal, state, and local agencies that produced or paid for historical resource management work in the search area. Additionally, Native American tribes have historical resource information not in the California Historical Resources Information System (CHRIS) Inventory, and you should contact the California Native American Heritage Commission for information on local/regional tribal contacts.

The California Office of Historic Preservation (OHP) contracts with the California Historical Resources Information System's (CHRIS) regional Information Centers (ICs) to maintain information in the CHRIS inventory and make it available to local, state, and federal agencies, cultural resource professionals, Native American tribes, researchers, and the public. Recommendations made by IC coordinators or their staff regarding the interpretation and application of this information are advisory only. Such recommendations do not necessarily represent the evaluation or opinion of the State Historic Preservation Officer in carrying out the OH P's regulatory authority underfederal and state law.

For your reference, a list of qualified professionals in California that meet the Secretary of the Interior's Standards can be found at http://www.chrisinfo.org. If archaeological resources are encountered during the project, work in the immediate vicinity of the finds should be halted until a qualified archaeologist has evaluated the situation. If you have any questions please give us a call at (707) 588-8455.

S~-~. cerely, / · ~--
._..--/ .)
_
.,,,~0r· fl ------ (_// /
I
Bryan 1y1uch
Coordinator
U.S 0MB No. 1660-0008 . DEPARTMENT OF HOMELAND SECURITY Federal Emergency Management Agency Expiration Date: November 30, 2022 National Flood Insurance Program

ELEVATION CERTIFICATE
Important: Follow the instructions on pages 1-9.

Copy all pages of this Elevation Certificate and all attachments for (1) community official, (2) insurance agent/company, and (3) building owner.

SECTION A - PROPERTY INFORMATION FOR INSURANCE COMPANY USE A 1. Building Owner's Name Policy Number:

JAINIKA CORPORATION
A2. Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Company NAIC Number: Box No. 2110 NORTH MAIN STREET UNIT 101
City State ZIP Code SALINAS California 93906
A3. Property Description (Lot and Block Numbers, Tax Parcel Number, Legal Description, etc.) ASSESSORS PARCEL NUMBER 2536-074-005-000
A4. Building Use (e.g., Residential, Non-Residential, Addition. Accessory, etc.) COMMERCIAL (MOTEL) A5. Latitude/Longitude: Lat. 36°43' 29.1 0" N. Long. 121°39' 22.00" W. Horizontal Datum: D NAO 1927 [8] NAO 1983 A6. Attach at least 2 photographs of the building if the Certificate is being used to obtain flood insurance.

A7. Building Diagram Number 9 A8. For a building with a crawlspace or enclosure(s):
a) Square footage of crawlspace or enclosure(s) 600.00 sq ft b) Number of permanent flood openings in the crawlspace or enclosure(s) within 1.0 foot above adjacent grade 0 c) Total net area of flood openings in A8.b 0.00 sq in
d) Engineered flood openings? 0Yes [8J No
A9. For a building with an attached garage:
a) Square footage of attached garage N/A sq ft
b) Number of pem,anent flood openings in the attached garage within 1.0 foot above adjacent grade NIA c) Total net area of flood openings in A9.b N/A sq in
d) Engineered flood openings? [8] No

SECTION B - FLOOD INSURANCE RATE MAP (FIRM) INFORMATION B1 . NFIP Community Name & Community Number B2. County Name B3. State CITY OF SALINAS 060202 (Monterey County 06053 C) MONTEREY California

84. Map/Panel 85. Suffix B6. FIRM Index 87. FIRM Panel 88. Flood 89. Base Flood Elevation(s) Number Date Effective/ Zone(s) (Zone AO, use Base Flood Depth) Revised Date 0207 G 04-02-2009 04-02-2009 AE 76.5
B10. Indicate the source of the Base Flood Elevation (BFE) data or base flood depth entered in Item 89:
0 FIS Profile [8J FIRM D Community Determined D Other/Source:

B11 . Indicate elevation datum used for BFE in Item 89: D NGVD 1929 [8J NA VD 1988 D Other/Source:
812. Is the building located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA)? D Yes [8] No Designation Date: 0 CBRS 0 OPA
FEMA Form 086-0-33 (12/19) Replaces all previous editions. E !, rn @ Form ttlag~ 1 of 6 Xffl1ibW't [llJ

ELEVATION CERTIFICATE
0MB No. 1660-0008
Expiration Date: November 30, 2022
IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. Policy Number:
2110 NORTH MAIN STREET UNIT 101
City State ZIP Code Company NAIC Number
SALINAS California 93906

SECTION C- BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) C1 . Building elevations are based on: D Construction Drawings* D Building Under Construction* Finished Construction *A new Elevation Certificate will be required when construction of the building is complete.

C2. Elevations -Zones A1-A30, AE, AH, A (with BFE), VE, V1-V30, V (with BFE), AR, AR/A, AR/AE, AR/A1-A30, AR/AH, AR/AO.

Complete Items C2.a-h below according to the building diagram specified in Item A7. In Puerto Rico only, enter meters.

Benchmark Utilized: GU 3881 "BORONDA 1974" Vertical Datum: NAVD88 Indicate elevation datum used for the elevations in items a) through h) below. 0 NGVD 1929 IBJ NAVO 1988 D Other/Source:

Datum used for building elevations must be the same as that used for the BFE.

Check the measurement used.
a) Top of bottom floor (including basement, crawlspace, or enclosure floor) 76.8 [8J feet D meters b) Top of the next higher floor 80.0 [8J feet O meters
c) Bottom of the lowest horizontal structural member (V Zones only) N/A D feet D meters d) Attached garage (top of slab) N/A D feet O meters
e) Lowest elevation of machinery or equipment servicing the building (Describe type of equipment and location in Comments) 80.5 [8J feet 0 meters f) Lowest adjacent (finished) grade next to building (LAG) 77.8 [8] feet O meters g) Highest adjacent (finished) grade next to building (HAG) 79.3 [8J feet D meters h) Lowest adjacent grade at lowest elevation of deck or stairs, including structural support N/A D feet D meters

SECTION D- SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION This certification is to be signed and sealed by a land surveyor, engineer, or architect authorized by law to certify elevation information.

I certify that the information on this Certificate represents my best effo,ts to interpret the data available. I understand that any false statement may be punisha/Jle /Jy fine or imprisonment under 18 U.S. Code, Section 1001.

Were latitude and longitude in Section A provided by a licensed land surveyor? l:8J Yes D No D Check here if attachments.

Certifier's Name License Number
DAVID T. EDSON LS 4974 -
Title S~<v l~ S(jlrt,,, OWNER <v~ o:j,•-EDs. ~)::

Company Name
~ :c l~ 0
" <;) ..,,,,,
CENTRAL COAST SURVEYORS cea
j NQ. 4 74 J Address * tsere * 5 HARRIS CT. STE N- 1 ' u')' City ~\
State ZIP Code "I;-.

MONTEREY California 93940 t 0FCAl\'tC>
Signature A JJ- Date Telephone Ext. Vi 09-23-2022 (831) 394-4930 Copy all pages of ,iis'e ~ a m/1 Certificate and all attachments for (1) community official, (2) insurance agenVcompany, and (3) building owner.

Comments (including type of equipment and location, per C2(e), if applicable) C2(e) Refers to electrical outlet in adjacent storage room.

Units situated to the east and attached to this unit are similar in configuration and similar in elevation.

Unit 101 shown partially in the regulatory noodway on the FIRM due to a mapping discrepancy.

FEMA Form 086-0-33 (12/19) Replaces all previous editions. Form Page 2 of 6

ELEVATION CERTIFICATE
IMPORTANT: In these spaces, copy the corresponding information from Section A.

Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 2110 NORTH MAIN STREET UNIT 101
0MB No. 1660-0008
Expiration Date: November 30, 2022

FOR INSURANCE COMPANY USE
Policy Number:

City

SALINAS
State ZIP Code Company NAIC Number
California 93906

SECTION E- BUILDING ELEVATION INFORMATION (SURVEY NOT REQUIRED)

FOR ZONE AO AND ZONE A (WITHOUT BFE)
For es AO and A (without BFE), complete Items E1-E5. If the Certificate is intended to support a LOMA or LOMR-F request, comple Sections A, B,and C. For Items E1-E4, use natural grade, if available. Check the measurement used. In Puerto Rico o enter met s.

E 1. Provide levation information for the following and check the appropriate boxes to show whether the elevation is abov or below the highe adjacent grade (HAG) and the lowest adjacent grade (LAG). a) Top of bo om floor (including basement,
crawlspace, or enclosure) is ________ D feet D meters
b) Top of bottom oor (including basement,
crawlspace, or closure) is _______ D feet D meters
E2. For Building Diagrams 9 with permanent flood openings provided in Section A Items 8 and/or 9 (see ages 1-2 of Instructions), the next higher floor (elev ·on C2.b in
the diagrams) of the buildin ·s ________ D feet above or D below the HAG.

E3.

E4. Top of platform of machinery and/or
servicing the building is
D above or D below the HAG.

D above or D below the HAG.

E5. Zone AO only: If no flood depth number is vailable, is the top of the bottom floor el ated in accordance with the community's floodplain management ordinance? D Ye D No D Unknown. The loca fficial must certify this information in Section G.

SECTION F - PROPERTY 0
The property owner or owner's authorized representative o completes Sec · ns A, B, and E for Zone A (without a FEMA-issued or community-issued BFE) or Zone AO must sign here. The st ons A, B, and E are correct to the best of my knowledge.

Address State ZIP Code
Signature Telephone
Comments
D Check here if attachment
FEMA Form 086-0-33 (12/19) Replaces all previous editions. Form Page 3 of 6

City

SALINAS
State
California
ZIP Code
93906
Company NAIC Number

SECTION G - COMMUNITY INFORMATION (OPTIONAL)
Th ocal official who is authorized by law or ordinance to administer the community's floodplain management ordinance can compl Secti s A, B, C (or E), and G of this Elevation Certificate. Complete the applicable item(s) and sign below. Check the measurem t used in ems G8-G10. In Puerto Rico only, enter meters.

G1 . D Tli information in Section C was taken from other documentation that has been signed and sealed by a licensed urveyor, engi er, or architect who is authorized by law to certify elevation information. (Indicate the source and date of e elevation data in e Comments area below.)
G2. D A commun official completed Section E for a building located in Zone A (without a FEMA-issued or co 1unity-issued BFE) or Zone AO.

G3. 0 ation (Items G4-G10) is provided for community floodplain management puri:i ses.

G4. Permit Number G5. Date Permit Issued
G7. This permit has been issued for: New Construction D Substantial lmprov GB. Elevation of as-built lowest floor (including b ement) of the building:

G9. BFE or (in Zone AO) depth of flooding at the buildin site:

G10. Community's design flood elevation:

Local Official's Name
Community Name
Signature
Comments (including type of equipment and lo tion, per C2(e), if applicable) FEMA Form 086-0-33 (12/19) Replaces all previous editions.

G6. D Certificate of
mpliance/Occupancy Issued
D feet D meters Datum
-----
D feet D meters Datum
-----
D feet D meters Datum
-----
Form Page 4 of 6

BUILDING PHOTOGRAPHS
ELEVATION CERTIFICATE See Instructions for Item A6.

IMPORTANT: In these spaces, copy the corresponding information from Section A.

Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 2110 NORTH MAIN STREET UNIT 101
City

SALINAS
State
California
ZIP Code
93906
0MB No. 1660-0008
Expiration Date: November 30, 2022

FOR INSURANCE COMPANY USE
Policy Number:

Company NAIC Number
If using the Elevation Certificate to obtain NFIP flood insurance, affix at least 2 building photographs below according to the instructions for Item A6. Identify all photographs with date taken; "Front View' and "Rear View'; and, if required, "Right Side View' and "Left Side View." When applicable, photographs must show the foundation with representative examples of the flood openings or vents, as indicated in Section A8. If submitting more photographs than will fit on this page, use the Continuation Page.

Photo One Caption FRONT VIEW 9/19/2022 Clear Photo One
Photo Two Caption RIGHT SIDE VIEW 9/19/2022 Clear Photo Two FEMA Form 086-0-33 (12/19) Replaces all previous editions. Form Page 5 of 6

BUILDING PHOTOGRAPHS
ELEVATION CERTIFICATE Continuation Page
IMPORTANT: In these spaces, copy the corresponding information from Section A.

Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 2110 NORTH MAIN STREET UNIT 101
City

SALINAS
State
California
ZIP Code
93906
0MB No. 1660-0008
Expiration Date: November 30, 2022

FOR INSURANCE COMPANY USE
Policy Number:

Company NAIC Number
If submitting more photographs than will fit on the preceding page, affix the additional photographs below. Identify all photographs with: date taken; "Front View' and "Rear View'; and, if required, "Right Side View' and "Left Side View." VVhen applicable, photographs must show the foundation with representative examples of the flood openings or vents, as indicated in Section A8.

Photo Three Caption REAR VIEW 9/19/2022 Clear Photo Three Photo Four
Photo Four
Photo Four Caption Clear Photo Four
FEMA Form 086-0-33 (12/19) Replaces all previous editions. Form Page 6 of 6 Swift Consulting Services
July 12th 2022
City of Salinas
Community Development Department
65 West Alisai Street
Salinas, CA 93901
Subject: General Plan Amendment and Rezone of portion of property Capitol Motel 2110 North Main Street, Salinas, APN 253-074-005-000
This is a combined application, General Plan Amendment and Rezone of subject property to allow for extended stay housing for agricultural workers. A CUP has already been applied for, however, the owner was unaware that the property needed a GPA and RZ to allow for this type of use. Recent changes in the zoning ordinance 2665 now allow for extended use in the CR zones with a successful CUP application.

The existing property has two General Plan designations Retail and Residential - Low density.

Applicant would like to amend the general plan designation of the Residential - low density eastern portion of the parcel to Retail so it matches the western portion of the parcel to establish continuity in the General Plan designation as the whole parcel would be designated Retail.

The current property also has 2 zones: Commercial Retail and R-L-5.5. Applicant would like to rezone the eastern portion from R-L-5.5 to Commercial Retail (CR) so it matches the western portion and establish Commercial Retail (CR) continuity in the zoning of this parcel.

Please find the following attachments:

1. Development review application GPA and RZ

2. GPA and RZ Change Request

3. 2110 N Main St. Site Plan
This GPA and RZ application is part of the CUP application being deemed complete and is vital to gain extended stay use for this parcel which would enable the property to continue to provide much needed housing for agricultural workers.

Yours sincerely,
Daniel Saphorghan Development Consultant
500 Chestnut Street, Ste 100 Santa Cruz, CA 95060 I (831 )459-9992 I www.swiftconsultingservice.com ~------------------------------------------------------------------------------------

SANTA YNEZ CHUMASH
TRIBAi. EWER'S COUNCIL
lOl'ftOltCl.W0'11lURYttRIBAl.~UitR't',
TRAOITK>HS ANO CIJU1Jfl£
Santa Ynez Band of Chiunash Indians
Tribal Elders' Council
P. 0. Box 517 Santa Ynez CA 93460
Phone: (805)688-7997 Fax: (805)688-9578 Email: [email protected] September 12, 2022
City of Salinas
Community Development Department
65 West Alisai Street
Salinas, CA 93901
Att.: Thomas Wiles, Senior Planner
Re: General Plan Amendment 2022-003 and Rezone 2022-003 Located at 2110 North Main Street APN 253-074-005-000
Dear Mr. Wiles:

Thank you for contacting the Tribal Elders' Council for the Santa Ynez Band of Chumash Indians.

At this time, the Elders' Council requests no further consultation on this project; however, we understand that as part of NHPA Section 106, we must be notified of the project.

Thank you for remembering that at one time our ancestors walked this sacred land.

Sincerely Yours,
Crystal Mendoza
Administrative Assistant I Cultural Resources
Santa Ynez Band of Chumash Indians I Tribal Hall
(805) 325-5537
[email protected]
Mitigation
Number
CU-I
Cultural
Resources and
TCR-1 Tribal and
Cultural
Resources

CAPITOL MOTEL GENERAL PLAN AMENDMENT AND REZONE

MITIGATION MONITORING AND REPORTING PROGRAM
2110 NORTH MAIN STREET
(GENERAL PLAN AMENDMENT 2022-003, REZONE 2022-003, AND
CONDITIONAL USE PERMIT 2022-005)
Nature of Result after Party Party
Mitigation Mitigation Responsible Responsible for
for Monitoring:

Implementing Method to
Confirm
Implementation
In the event that cultural materials are Ensure Applicant, or Public Works encountered during development, all work protection of Successor m Depmtment and shall cease until the find has been evaluated on-site Interest. Community and mitigation measures put in place for the cultural Development disposition and protection of any find resources. Department. pursuant to Public Resources Code Section
21083.2.

Timing for
Implementation
During
construction
phase.

I:\ComDev\Planning Share Space\General Plan Amendments\GPA 2022-003, RZ 2022-003, & CUP 2022-005 - 2110 N Main St\ER 2022-012\GPA 2022-003, RZ 2022-003, and CUP 2022-005 Mitigation Monitoring and Reporting Program.docx

Page 1 ends

April 12, 2023
Thomas Wiles, Senior Planner
City of Salinas
Community Development Department
65 West Alisal Street
Salinas, CA 93905
RE: ENVIRONMENTAL

REVIEW/REQUEST FOR COMMENTS
2110 North Main Street/ APN: 253-074-
005-000/ GPA 2022-003, RZ 2022-003,
and CUP 2022-005
Dear Mr. Wiles:

Monterey-Salinas Transit (MST) provides public transportation throughout Monterey County and operates an extensive bus network in Salinas. As requested by the City of Salinas, MST has reviewed the Initial Study/Mitigated Negative Declaration (IS/MND) for the Capitol Motel General Plan Amendment, Rezone, and Conditional Use Permit to establish and operate an Extended Stay Hotel and would like to make the following comments.

MST serves, operates, and maintains two (2) existing stops within the project’s vicinity, which currently serve Line 49. Line 49 travels from the Salinas Transit Center in Downtown Salinas to Santa Rita via North Main Street. This line provides service every 15 minutes from Downtown Salinas to Northridge, with service every 30 minutes in Santa Rita. MST would like to encourage Capitol Hotel to enroll in MST’s Group Discount Program to offer employees and hotel guests bus passes at a substantially reduced price.

If you have any questions about the above comments, please do not hesitate to contact me at [email protected] or 831-264-5877.

Sincerely,
Michelle Overmeyer
Director of Planning & Innovation
CC:

GENERAL PLAN AMENDMENT 2022-003, REZONE 2022-003, AND
CONDITIONAL USE PERMIT 2022-005; AMEND THE GENERAL PLAN DESIGNATION FROM “RESIDENTIAL LOW DENSITY” TO
“RETAIL”, CHANGE THE ZONING DESIGNATION FROM
“RESIDENTIAL LOW DENSITY (R-L-5.5)” TO “COMMERCIAL
RETAIL (CR)”, AND ESTABLISH AND OPERATE AN EXTENDED STAY HOTEL FOR 22 OF 25 ROOMS LOCATED AT 2110 NORTH MAIN

STREET IN THE COMMERCIAL RETAIL (CR) AND RESIDENTIAL
LOW DENSITY (R-L-5.5) ZONING DISTRICTS
Thomas Wiles, Senior Planner
Community Development Department
Tuesday June 20, 2023
Background
 Located at 2110 North Main Street
 Existing hotel/motel (Capitol Motel)
 Legal non-conforming use
 Constructed circa 1936
 Applicant - Capitol Motel – Ray Patel
 Establish & operate Extended Stay Hotel
 Split General Plan & Zoning designations
 Consistent designations
 Surrounding uses:
 Commercial, Park, Public/Semipublic, &
Residential
General Plan
Amendment 2022-003
 18,880 square-foot lot
8,349 s.f. eastern portion:
 “Residential Low Density”
Western portion - “Retail”
Change eastern portion designation:
 “Residential Low Density” to “Retail”
Consistent General Plan designation:
Allow retail uses on-site
Rezone 2022-003
Rezone same eastern portion:
 “R-L-5.5” to “CR”
Allow commercial uses
Proposed Extended Stay Hotel
Not within Specific plan or Precise
Plan area
Within Salinas
 Infrastructure available
Conditional Use
Permit 2022-005
Extended Stay Hotel use
22 of 25 rooms
One-story hotel
Two-story office
13 off-street parking spaces
Need GPA and RZ
Environmental Review
Initial Study & Mitigated Negative Declaration routed to responsible agencies on March 17, 2023:
 Will not have a significant effect on the environment  Mitigation Monitoring and Reporting Program
 State Clearinghouse – March 17, 2023 (SCH Number 2023030481)  Posted County Clerk’s Office – March 17, 2023
 Routed to responsible agencies – March 17, 2023
 Deadline for comments – April 17, 2023
Initial Study Comments received from the following:
 Monterey Salinas Transit (MST)
Recommendation
 Planning Commission recommended approval on May 3, 2023  Housing and Land Use Committee recommended approval on May 9, 2023  Approve a Resolution:
 Adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
 Approve General Plan Amendment 2022-003;
 Changing General Plan Land Use Designation at 2110 North Main Street  Approximately 8,349 s.f eastern portion of 18,880 s.f lot  “Residential Low Density” to “Retail”; and
 Approve Conditional Use Permit 2022-005;
 Establish and operate Extended Stay Hotel for 22 of 25 on-site rooms; and  Adopt an Ordinance:
 Approve Rezone 2022-003;
 Change Zoning designation of above referenced eastern portion of project site  “R-L-5.5” to “CR”
 Public Notices:
 Published in Monterey Herald – June 4, 2023; and
 Mailed and Posted – June 4, 2023
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#23-392, Version: 1
Draft 2023-2031 Housing Element and General Plan Update Quarterly Report Approve a Resolution authorizing the submittal of the Draft 2023-2031 Housing Element to the State of California Department of Housing and Community Development (HCD) for review.

City of Salinas Page 1 of 1 Printed on 6/15/2023
powered by Legistar™
Page | 1

CITY OF SALINAS

COUNCIL STAFF REPORT
DATE: JUNE 20, 2023
DEPARTMENT: COMMUNITY DEVELOPMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: ROD POWELL, ASSISTANT DIRECTOR
BY: GRANT LEONARD, PLANNING MANAGER
TITLE: SUBMITTAL OF DRAFT 2023-2031 HOUSING ELEMENT AND

GENERAL PLAN UPDATE QUARTERLY REPORT
RECOMMENDED MOTION:

A motion to approve a resolution authorizing the submittal of the Draft 2023-2031 Housing Element to the State of California Department of Housing and Community Development (HCD) for review.

EXECUTIVE SUMMARY:

Salinas is a community that values housing and believes in taking definitive action to support development of new housing and housing programs to support all members of our community.

The City sees increasing the housing supply as a critical step needed to better the quality of life for existing and future residents of Salinas.

The 2023-2031 Housing Element is a tool for the City to plan for the community’s housing needs over the next eight-year planning cycle. Through research, analysis, and extensive public engagement, the Housing Element establishes the City’s official housing policies and objectives and identifies available candidate housing sites to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Association of Monterrey Bay Area Governments (AMBAG).

The Housing Element contains a detailed outline and work program for implementing the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. The Housing Element will be implemented over the next eight years and will allow the City to build off recent successes in the development of critically needed housing and programs to ensure all Salinas residents have access to safe, affordable, stable, and equitable housing.

Page | 2
As part of the Housing Element update process, the City has prepared a draft for review by the public and HCD. Following the public and HCD review period, the City will finalize the 2023- 2031 Housing Element and release it for final public review and consideration of approval in November 2023.

BACKGROUND:

The Housing Element is the City’s guiding policy document for housing matters and is one of the required chapters of the General Plan. The City of Salinas’ current Housing Element (2015-2023) was adopted in 2015 and was certified by HCD as complying with State law. Because the current Housing Element expires at the end of 2023, the City is required to adopt an updated Housing Element by December 15th. This sixth cycle update of the Housing Element will cover the planning period of December 31, 2023 through December 31, 2031.

The process for updating the Housing Element includes providing a draft Housing Element for 30- day public review and a consultation with HCD. The draft Housing Element was available for public review from May 12, 2023, through June 20, 2023. During this period, the Draft 2023-2031 was presented to the Planning Commission on May 17th, and to the Housing and Land Use Commission on June 6th. After closing the comment period on June 20th, the City will have two weeks to respond to any comments received before submitting the draft Housing Element to HCD for a 90-day review and comment period on July 6, 2023. The City will receive HCD comments by early October and will incorporate any requested changes into the Final 2023-2031 Housing Element, which will be considered at the November 15th Planning Commission for recommendation to City Council in advance of Council’s consideration of adoption on December 5, 2023.

A summary of the Draft 2023-2031 Housing Element is included as Attachment 3.

DISCUSSION:

Submittal of Draft 2023-2031 Housing Element
Community Engagement
The City has actively engaged the community on the subject of housing since the adoption of the 2015-2023 Housing Element. Community engagement for the Housing Element built upon the extensive bi-lingual community outreach conducted for the Alisal Vibrancy Plan, Chinatown Revitalization Plan, Regional Farmworker Housing Study and Action Plan, Visión Salinas Guiding Principles, Visión Salinas 2040 General Plan Update, and the 2023 and 2024 City Budgets.

The City began formal 2023-2031 Housing Element public engagement with an online Housing Element workshop on February 9, 2023 and will continue outreach through Council consideration of the adoption of the 2023-2031 Housing Element in December 2023. The outreach strategy includes various methods of collecting community input, including community workshops, webinars, stakeholder interviews, housing surveys, pop-up community events, and the General Page | 3
Plan Steering Committee. Through a Sustainable Agricultural Land Conservation (SALC) Planning Grant, the City is also partnering with Center for Community Advocacy (CCA) to deepen grassroots outreach. CCA reached nearly 300 people through 71 house meetings discussing housing needs. As part of the community engagement strategy, the City has conducted outreach not only in both English and Spanish, but also in the indigenous Mixteco language, marking the first time the City has conducted such multi-lingual outreach.

A summary of the recurring and new themes that emerged from the community engagement is included as Attachment 5. A full discussion of the City’s engagement activities is included in Chapter 2 of the Draft 2023-2031 Housing Element, Attachment 2.

In addition to the comments received through the meetings listed above, the City has also received one comment letter from the Monterey Bay Economic Partnership, attached to this staff report that complemented the City on its housing efforts and discussed actions the City could take to further support housing production.

Housing Plan: Recommended Goals, Policies, and Actions
To meet the City’s housing needs over the next eight years, the Housing Element needs to contain meaningful goals, policies, and actions that will serve as the City’s guiding housing document.

Chapter 6 of the Draft 2023-2031 Housing Element sets forth a program of policies and actions to address the City’s housing needs, including housing construction, providing different housing types at all affordability levels, establishing tenant protections, improving neighborhoods and existing housing, and ensuring access to safe and decent housing for all segments of the community.

The Draft 2023-2031 Housing Element includes a Housing Plan with the following five goals, each with a set of specific policies:

1. Increase Housing Supply and Opportunities for All

2. Provide Tenant Protections

3. Access to Safe and Healthy Housing for all Residents

4. Advance Housing Affordability and Opportunity at all Income Levels

5. Stabilize and Support Neighborhoods
The goals and policies reflect the new and recurring themes identified through the public outreach process and are consistent with the housing goals and policies identified in recent community planning efforts, such as the Alisal Vibrancy Plan.

To meet these goals, the Housing Plan contains the following program of actions that will be implemented over the next eight years of the Housing Element:
 Provision of Adequate Sites for RHNA
 Financial Assistance and Gap Financing
 Prohousing Designation
 Accessory Dwelling Units
 East Area Specific Plan Development
Page | 4
 General Plan and Zoning Code Update
 Reduce Fees and Housing Production Constraints
 Housing Rehabilitation Services Program
 Rental Resources Programs
 Services to Affirmatively Further Fair Housing
 Code Enforcement
 Housing Vouchers
 Homebuyer Resources
 Facilitate the Production Affordable Housing
 Housing for Persons with Disabilities
 Equitable Housing and Service Access for Unhoused Individuals and Families  Preservation Affordable Housing At-Risk of Conversion  Local Workforce Housing
 Inclusionary and Density Bonus Housing
 Invest in Disadvantaged Neighborhoods
 Protect Historic Resources
Staff is currently working to develop a sixth goal specific to Homeless Services and Programs. As currently written, homeless services and programs are included in the policies of Goal #4: Advance Housing Affordability and Opportunity at all Income Levels. However, given the number of policies and actions dedicated to homeless services, staff believes pulling them forward into a unique Goal #6 dedicated to Homeless Services and Programs is justified and will improve tracking and reporting of progress towards reducing homelessness.

Adequate Sites for New Housing
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. Through the Regional Housing Needs Allocation (RHNA) process, each jurisdiction in California is given a certain number of housing units to plan for, by income level, during the eight-year Housing Element timeframe. Salinas received a total of 6,674 units through the RHNA process, distributed by the following income categories.

Income Group Total Housing
Units Allocated
Percentage
of Units
Extremely/Very Low 920 13.78%
Low 600 9.00%
Moderate 1,692 25.35%
Above moderate 3,462 51.87%
Total 6,674 100%
The City has completed an inventory of available housing sites and determined that there are sufficient sites available to plan for the 6,674 RHNA allocation. Sites to accommodate the City’s allocation are divided into the following categories:
 Pipeline Projects and anticipated ADU Development
Page | 5
 Vacant Residential and Mixed-Use Sites
 Underutilized Residential and Mixed-Use Sites
 The North of Boronda Future Growth Area.

The site inventory has identified capacity for an additional 7,284 units, 1,890 of which are on sites with density suitable for development of lower income housing. A map of the Sites Inventory is included as Attachment 4. Pipeline projects and anticipated ADU construction are expected to produce 1,299 units in the near term.

Affirmatively Furthering Fair Housing
The goal of Affirmatively Furthering Fair Housing (AFFH) is to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, and lift barriers that restrict access in order to foster inclusive communities, achieve racial equity, fair housing choice, and opportunity for all Californians.

Assembly Bill (AB) 686 requires that Housing Elements include an analysis of barriers that restrict access to opportunity and that they contain a commitment to specific meaningful actions to affirmatively further fair housing. AB 686 mandates that local governments identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected classes.

In compliance with AB 686, the City has completed an analysis of barriers to fair housing (Appendix D) and developed meaningful actions to combat barriers to fair housing that have been identified. These meaningful actions are incorporated in the Housing Element’s Goals, Policies, and Actions (Chapter 6), which integrates the principals of fair housing into the City’s housing plan for the 2023-2031 Housing Element.

Next Steps for the Housing Element
The Schedule for the completing Housing Element Update is:
 May – June 2023: Release of Public review draft 2023-2031 Housing Element  July – September 2023: HCD review of 2023-2031 Housing Element  October – November: Revisions to draft 2023-2031 Housing Element update as needed  November – December: 2023: Release of final 2023-2031 Housing Element for public and Planning Commission review
 December 5, 2023: Council of consideration of adoption of Housing Element  Submission of adopted 2023-2031 Housing Element to California Department of Housing and Community Development for certification
General Plan Quarterly Report for April- June 2023
Although completion of the Draft 2023-2031 Housing Element was the primary focus of the General Plan Update work this quarter, staff continued community engagement on the Public Page | 6
Safety Element that was started in the previous quarter. Public Safety engagement consisted of the following:
 326 completed SALC Youth Ambassador surveys
 4 community pop-up activities that engaged 150 community members  2 community meetings (one in Spanish and one in English) that engaged 70 community members.

Through this engagement, the community was asked “What would make your community safer?” The top three responses were:

1. More lighting in streets and public spaces

2. Pedestrian/traffic safety

3. Youth programming/services
A summary of the new and recurring themes that emerged from the Public Safety outreach is included as Attachment 6. Staff will use the information gathered through the engagement process to help shape the Public Safety Element goals, policies, and actions as the Public Safety Element is written over the summer.

General Plan Schedule Update
With the completion of the Draft 2023-2031 Housing Element, staff took the opportunity to revisit and update the General Plan Update schedule. The current schedule anticipates that a full draft of the General Plan update will be available for public review in January 2024. The updated schedule is provided as Attachment 7 to this staff report.

CEQA CONSIDERATION:

The submission of the Draft 2023-2031 Housing Element and the General Plan Update administrative report are not projects as defined by CEQA Guidelines Section 15378. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.

ATTACHMENTS:

1. Resolution Authorizing the Submittal of Draft 2023-2031 Housing Element

2. Draft 2023-231 Housing Element

3. Summary of Draft 2023-2031 Housing Element

4. Sites Inventory Map

5. Summary of Public Comment Themes

6. Public Safety Outreach Summary

7. Draft General Plan Update Schedule

8. Public comment letter from Monterey Bay Economic Partnership RESOLUTION NO. ______ (N.C.S.)
RESOLUTION AUTHORIZING SUBMITTAL OF THE DRAFT 2023-2031 HOUSING

ELEMENT TO THE STATE OF CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR REVIEW.

WHEREAS, the Housing Element is a required chapter of the City of Salinas’ (City) General Plan; and
WHEREAS, the City adopted the current 2015-2023 Housing Element in 2015; and WHEREAS, the 2015-2023 Housing Element expires in December 2023 and the City is statutorily required to adopt an updated 2023-2031 Housing Element by December 15, 2023; and WHEREAS, the City has conducted extensive community outreach and detailed technical analyses to prepare a Draft 2023-2031 Housing Element that adheres to State regulatory requirements and reflects the City’s commitment to supporting housing development and programs that equitably serve all residents of the City; and
WHEREAS, the Housing Element update process includes the preparation of a draft 2023- 2031 Housing Element, a mandatory 30-day public review period, followed by a 10-business day City response to comment period, and a 90-day review period by the California Department of Housing and Community Development (HCD); and
WHEREAS, the City has made the Draft 2023-2031 Housing Element available for public review from May 12 through June 20, 2023, and will respond to comments received before submitting the Draft 2023-2031 Housing Element to HCD on July 6, 2023; and WHEREAS, on May 17, 2023, the Planning Commission received and had the opportunity to comment on the Draft 2023-2031 Housing Element and recommended the City Council approve its submittal to HCD for review; and
WHEREAS, the submission of the Draft 2023-2031 Housing Element is not a project as defined by CEQA Guidelines Section 15378, and no environmental assessment is required.

NOW, THEREFORE, BE IT RESOLVED BY THE SALINAS CITY COUNCIL that the Salinas City Council authorizes submittal of the Draft 2023-2031 Housing Element to HCD for review.

PASSED AND APPROVED this 20th day of June 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:
________________________
Kimbley Craig, Mayor
ATTEST:
_________________________
Patricia M. Barajas, City Clerk
City of Salinas
Draft 2023-2031 Housing Element
May 12, 2023
City of Salinas
Community Development Department
65 W. Alisal
Salinas, CA 93901
(831) 758-7206
Attachment 2

ACKNOWLEDGEMENTS
Mayor Kimbley Craig
Tony Barrera, Councilmember
Carla Gonzales, Councilmember
Steve McShane , Councilmember
Orlando Osornio, Councilmember
Anthony Rocha, Councilmember
Andrew Sandoval, Councilmember
City Administration
Steve Carrigan, City Manager
Christopher A. Callihan, City Attorney
City Project Team
Megan Hunter, Director of Community Development
Lisa Brinton, Assistant Director of Community Development Grant Leonard, Planning Manager, Advanced Planning and Project Implementation Division Jonathan Moore, Senior Planner, Advanced Planning and Project Implementation Division Monica Gurmilan, Senior Planner, Advanced Planning and Project Implementation Division Rod Powell, Planning Manager, Housing Division
Luis Ochoa, Sr. Community Development Analyst Housing Division Cristina Gonzales, Community Development Analyst, Housing Division Beatriz Trujillo, Community Development Analyst, Housing Division Hilda Peralta, Community Development Analyst, Hosing Division David Vigil, Housing Production Coordinator VISTA, Housing Division Consultants
Veronica Tam and Associates, Inc.

Community Partners
Center for Community Advocacy (CCA)
Communities Organized for Relational Power in Action (COPA) i
City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table of Contents

1. Introduction ............................................................................................................................ 1

1.1 Overview of State Law Requirements................................................................................................ 2

1.1.1 State Review ................................................................................................................. 3

1.2 Consistency with General Plan ........................................................................................................... 4

1.3 Affirmatively Furthering Fair Housing (AFFH) ............................................................................... 4

1.4 Data Sources.......................................................................................................................................... 5

1.5 Community Engagement ..................................................................................................................... 5

1.6 Definitions .............................................................................................................................................. 6

1.7 Organization of the Housing Element............................................................................................... 8

2. Community Participation ...................................................................................................... 9

2.1 Visión Salinas: An Integrated Planning Initiative............................................................................. 9

2.2 Alisal Vibrancy Plan............................................................................................................................ 10

2.3 Chinatown Revitalization Plan .......................................................................................................... 10

2.4 Visión Salinas 2040 ............................................................................................................................. 11

2.5 City Budget Engagement ................................................................................................................... 13

2.6 2023-2031 Housing Element Engagement ..................................................................................... 13

2.7 Upcoming Public Meetings and Hearings ....................................................................................... 14

2.8 Recurring Themes............................................................................................................................... 15

3. Community Profile ................................................................................................................ 16

3.1 Population Trends and Characteristics ............................................................................................ 16

3.1.1 Historical, Existing, and Forecast Growth ................................................................. 16

3.1.2 Age Composition ....................................................................................................... 17

3.1.3 Race and Ethnicity ..................................................................................................... 18

3.2 Employment Trends ........................................................................................................................... 18

3.3 Household Characteristics ................................................................................................................. 20

3.3.1 Household Formation and Composition .................................................................... 21

3.3.2 Tenure ........................................................................................................................ 22

3.3.3 Household Income ..................................................................................................... 23

3.4 Housing Inventory and Market Conditions .................................................................................... 26

3.4.1 Housing Growth......................................................................................................... 26

3.4.2 Unit Type and Size .................................................................................................... 27

3.4.3 Housing Conditions ................................................................................................... 28

3.5 Housing Needs .................................................................................................................................... 36

3.5.1 Housing Cost Burden ................................................................................................. 36

3.5.2 Overcrowding ............................................................................................................ 39

3.5.3 Housing Growth Need – 2023-2031 .......................................................................... 39

3.5.4 Special Needs Groups ................................................................................................ 40

3.6 Alisal Vibrancy Plan and Alisal Neighborhood Revitalization Strategy Area (NRSA)............. 66

3.7 Chinatown Revitalization Plan Area................................................................................................. 69

3.8 Publicly Assisted Housing .................................................................................................................. 72

3.8.1 Public Housing .......................................................................................................... 72

3.8.2 Housing Choice Vouchers Program .......................................................................... 73

3.8.3 Other Affordable Housing Projects ........................................................................... 73 ii
City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3.8.4 Units at Risk of Converting to Market-Rate Housing ............................................... 75

4. Housing Constraints ............................................................................................................. 78

4.1 Governmental Constraints ................................................................................................................. 78

4.1.1 Transparency and Access .......................................................................................... 78

4.1.2 Land Use Element...................................................................................................... 78

4.1.3 Zoning Code .............................................................................................................. 81

4.1.4 Building Codes and Enforcement ............................................................................ 105

4.1.5 Housing for Persons with Disabilities ..................................................................... 106

4.1.6 Planning and Development Fees ............................................................................. 107

4.1.7 Local Processing and Permit Procedures ................................................................. 109

4.1.8 On- and Off-Site Improvements .............................................................................. 112

4.1.9 Inclusionary Housing Program ................................................................................ 113

4.2 Environmental and Infrastructure Constraints............................................................................. 116

4.2.1 Environmental Constraints ...................................................................................... 116

4.2.2 Infrastructure Constraints ........................................................................................ 120

4.3 Market Constraints............................................................................................................................ 121

4.3.1 Land Prices .............................................................................................................. 121

4.3.2 Construction Costs ................................................................................................... 121

4.3.3 Financing ................................................................................................................. 122

4.3.4 Energy Conservation ............................................................................................... 123

4.3.5 Project Duration and Density................................................................................... 124

5. Housing Resources ............................................................................................................. 125

5.1 Potential for Future Housing .......................................................................................................... 125

5.1.1 Regional Housing Needs Allocation (RHNA) ........................................................ 125

5.1.2 Adequacy of Sites to Meet the RHNA .................................................................... 126

5.1.3 Progress towards the 2023-2031 RHNA ................................................................. 127

5.1.4 Residential Land Inventory...................................................................................... 130

5.1.5 Future Growth Area ................................................................................................. 138

5.1.6 Availability of Services and Infrastructure .............................................................. 141

5.1.7 Visión Salinas 2040 General Plan Update and Future Land Use ............................ 141

5.2 Financial Resources........................................................................................................................... 142

5.2.1 Inclusionary Housing Trust Fund ............................................................................ 142

5.2.2 Salinas Successor Agency Funds ............................................................................ 143

5.2.3 American Rescue Plan Act ...................................................................................... 143

5.2.4 Family Homelessness Challenge Grant ................................................................... 143

5.2.5 Encampment Resolution Funding............................................................................ 143

5.2.6 Homekey Program Grant ......................................................................................... 144

5.2.7 Permanent Local Housing Allocation ...................................................................... 144

5.2.8 Prohousing Incentive Pilot Funds ............................................................................ 144

5.2.9 Local Housing Trust Fund Program ........................................................................ 145

5.2.10Chinatown Revitalization Plan Fund
................................................................................................................................. 145

5.2.11Federal Entitlement Grants
................................................................................................................................. 145

5.2.12State Community Revitalization and Investment Authority ................................................................................................................................. 146

5.3 Partnership Resources .............................................................................................. 147 iii
City of Salinas
Draft 2023-2031 Housing Element (May 2023)

6. Housing Plan ...................................................................................................................... 149

6.1 Goals and Policies ............................................................................................................................. 149

6.2 Implementing Programs and Actions ............................................................................................ 152

6.2.1 Increase Housing Supply and Opportunity for all ................................................... 152

6.2.2 Provide Tenant Protections ...................................................................................... 160

6.2.3 Access to Safe and Healthy Housing for all Residents............................................ 163

6.2.4 Advance Housing Affordability and Opportunity at all Income Levels .................. 163

6.2.5 Stabilize and Support Neighborhoods ..................................................................... 173

6.3 Quantified Objectives....................................................................................................................... 176

6.4 Affirmatively Furthering Fair Housing Meaningful Actions ...................................................... 177 iv
City of Salinas
Draft 2023-2031 Housing Element (May 2023)
List of Tables
Table 1: Regional Population Trends (2000-2020) ........................................................................................... 16 Table 2: Population Growth (1990-2020) .......................................................................................................... 16 Table 3: Age Distribution (2010-2020)............................................................................................................... 17 Table 4: Racial and Ethnic Composition (2010-2020) ..................................................................................... 18 Table 5: Employment by Industry (2020)........................................................................................................... 19 Table 6: Largest Employers in Monterey County (2021) ................................................................................. 19 Table 7: Labor Force Trends (2010-2021)......................................................................................................... 20 Table 8: Total Households (2000-2020)............................................................................................................. 21 Table 9: Household Size Distribution (2010-2020) .......................................................................................... 21 Table 10: Household Characteristics................................................................................................................... 22 Table 11: Occupied Units by Tenure (2020) ...................................................................................................... 22 Table 12: Median Household Income (2010-2020).......................................................................................... 23 Table 13: Household Income by Tenure (2020) ............................................................................................... 24 Table 14: Distribution by Income Group (2022) .............................................................................................. 26 Table 15: Housing Unit Growth .......................................................................................................................... 26 Table 16: Housing Inventory by Unit Type (2010-2022)................................................................................. 27 Table 17: Unit Type by Tenure (2009-2013)...................................................................................................... 27 Table 18: Unit Size by Tenure (2020) ................................................................................................................. 28 Table 19: Occupancy Status (2010-2020)........................................................................................................... 28 Table 20: Tenure by Age of Housing Stock – Occupied Units (2020).......................................................... 29 Table 21: Units Lacking Plumbing or Complete Kitchen Facilities (2020)................................................... 30 Table 22: Median Home Prices (2021-2022) ..................................................................................................... 33 Table 23: Average Rent by Unit Size (2022)...................................................................................................... 34 Table 24: Housing Affordability Matrix - Monterey County (2022) .............................................................. 35 Table 25:Salinas Housing Cost Burden by Tenure (2022) ............................................................................... 37 Table 26: Housing Assistance Needs of Lower Income Households (2022) ............................................... 38 Table 27: Overcrowding by Tenure .................................................................................................................... 39 Table 28: Salinas Regional Housing Needs Allocation (2023-2031) .............................................................. 40 Table 29: Elderly Population and Disability Status (2010-2020) .................................................................... 41 Table 30: Median Household Income for by Age of Householder (2010-2020)......................................... 41 Table 31: Householders by Tenure and Age (2010-2020)............................................................................... 42 Table 32: Senior Housing Developments .......................................................................................................... 43 Table 33: Disability Characteristics (2020)......................................................................................................... 44 Table 34: Department of Developmental Services Consumers by ZIP Code (2022) ................................. 47 Table 35: Large Households by Tenure (2020) ................................................................................................. 51 Table 36: Homeless Population in Salinas and Monterey County (2016-2020) ........................................... 53 Table 37: Homeless Resources ............................................................................................................................ 55 Table 38: Farm Worker Employment Profile - Salinas, CA Metro Area (Monterey County) (2021) ....... 64 Table 39: Extremely Low-Income Households (2019) .................................................................................... 65 Table 40: Alisal NRSA vs. City of Salinas.......................................................................................................... 67 Table 41: Chinatown Plan Area vs. City of Salinas........................................................................................... 69 Table 43: Rental Subsidies Required................................................................................................................... 76 Table 42: General Plan Residential Land Use Designations ........................................................................... 79 Table 43: Primary Uses- Residential Zoning Districts ..................................................................................... 81 Table 44: Permitted Uses...................................................................................................................................... 83 v
City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 45: Summary of Residential Zoning Requirements ............................................................................... 93 Table 46: Summary of Commercial Zoning Requirements............................................................................. 95 Table 47: Summary of Mixed-Use Zoning Requirements............................................................................... 96 Table 48: Downtown Core Area Zoning Requirements ................................................................................ 101 Table 49: Residential Parking Requirements.................................................................................................... 102 Table 50: Mixed-Use Parking Requirements.................................................................................................... 104 Table 51: Planning Fees...................................................................................................................................... 107 Table 52: Residential Planning and Development Fees (April 2022)1 ......................................................... 108 Table 53: Street Design Standards..................................................................................................................... 112 Table 54: Salinas Inclusionary Housing Requirements .................................................................................. 114 Table 55: Mortgage Lending Approval Rates – Salinas Metropolitan Statistical Area (2021).................. 123 Table 56: RHNA 2023-2031 .............................................................................................................................. 126 Table 61: Comparison of Sites Inventory and RHNA ................................................................................... 127 Table 57: Credits Toward the RHNA ............................................................................................................... 128 Table 58: Vacant Residentially Zoned Land Inventory.................................................................................. 133 Table 59: Vacant Mixed Use Land Inventory .................................................................................................. 134 Table 60: Underutilized Land Inventory .......................................................................................................... 137 List of Figures
Figure 1-1: City of Salinas Population Growth Forecast (2010-2045)........................................................... 17 Figure 1-2: Household Income (2010-2020)...................................................................................................... 24 Figure 1-3: Substandard Housing Code Enforcement Cases .......................................................................... 31 Figure 1-4: City Council Districts........................................................................................................................ 32 Figure 1-6: Alisal NRSA Location....................................................................................................................... 68 Figure 1-7: Chinatown Revitalization Area ........................................................................................................ 71 Figure 7: Central City Overlay ........................................................................................................................... 100 Figure 8: National Annual Average Mortgage Rates...................................................................................... 122 Figure 9: Residential Land Inventory ................................................................................................................ 132 1 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

1. Introduction
Salinas is a community that values housing and believes in taking definitive action to support development of new housing and housing programs to support all members of our community. The City sees increasing the housing supply as a critical step needed to better the quality of life for the existing and future residents of Salinas.

The City of Salinas is facing an ongoing housing crisis with a low supply of units, rising rents and home prices, overcrowding, and a significant population of unhoused residents. Similar to many cities in California, housing affordability challenges have steadily increased in Salinas since the last Housing Element and were exacerbated further during the COVID-19 pandemic.

In response to these challenges, the City of Salinas has focused on advancing housing production and establishing programs to support residents with their housing needs. In the time since adoption of the 2015-2023 Housing Element update, the City has taken many meaningful steps to support housing development within the City. These include:
• Entitling two new Future Growth Areas that will provide over 8,000 housing units • Promoting Accessary Dwelling Unit (ADU) construction within the City and providing free preapproved ADU plans • Passing an Adaptive Reuse Ordinance to incentivize the conversion of office and retail buildings to provide new housing within the Downtown
• Utilizing SB2 grant funding to identifying and rezone infill opportunity sites throughout the City for housing, including rezoning downtown parking lots to mixed-use to incentivize development • Partnering with Monterey County to Constructing the City’s first low barrier, year-round homeless shelter, the SHARE Center
• Acquiring three (3) hotels through Project HomeKey that will provide 200 new units of transitional and supportive housing
• Establishing and operating the City’s COVID-19first Emergency Rental Assistance Program to support low-income residents at risk of eviction during the Pandemic • Establishing the City’s first Rental Registry program to create a database of rental units, monitor trends in the rental housing market, and increase access to fair housing services • Completing a Regional Farmworker Housing Study and Action Plan to support housing development for the farmworker community.

In March 2023, the City was honored to be the first city on the Central Coast to receive the official ProHousing Designation from the Office of Gov. Gavin Newsom., the first City on the Central Coast to receive the designation. The City looks forward to using the additional resources associated with the ProHousing designation to support predevelopment, development, acquisition, rehabilitation, and preservation of multifamily housing that is affordable to extremely low, very low, low-, and moderateincome households (including necessary operating subsidies), and $510,000 towards homeownership opportunities, including, but not limited to, down payment assistance.

The 2023-2031 Housing Element is a tool for the City to continue to address its housing challenges and plan for the community’s housing needs over the next eight-year planning cycle. Through research, 2 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
analysis, and extensive public engagement, the Housing Element establishes the City’s official housing policies and objectives and identifies available candidate housing sites to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Association of Monterrey Bay Area Governments (AMBAG).

The Housing Element contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. The Housing Plan has the following five goals, each with a set of specific policies:

1. Increase Housing Supply and Opportunities for All

2. Provide Tenant Protections

3. Access to Safe and Healthy Housing for all Residents

4. Advance Housing Affordability and Opportunity at all Income Levels

The Housing Element will be implemented over the next eight years and will allow the City to build off recent successes in the development of critically needed housing and programs to ensure all Salinas residents have access to safe, affordable, stable, and equitable housing.

1.1 Overview of State Law Requirements
Every City and County in California must have a General Plan. The General Plan serves as the ‘constitution’ for development in the City. It is a comprehensive long-range planning document that describes goals, policies and programs to guide development and budgetary decision-making. Once the General Plan is adopted, all development-related decisions must be consistent with the Plan. The current Salinas General Plan was adopted in 2002. The City is in the process of conducting a comprehensive General Plan Update, Visión Salinas 2040, which is expected to be completed in 2024.

Every community’s General Plan must, by law, contain eight ‘elements’ that address defined sets of issues. The State-mandated elements of the General Plan include Land Use, Circulation, Housing, Conservation, Open Space, Noise, Safety, and Environmental Justice. State law establishes general requirements for topics to be covered under each element of the General Plan. However, for the Housing Element, the State requirements are specific and extensive. New to the 6th Cycle are additional requirements for design and development of the site inventory, capacity calculations, infrastructure availability, non-vacant site suitability, size of sites, nonvacant site replacement units, and rezoning program requirements. Jurisdictions must annually review their progress in implementing the Housing Element to ensure all programs are being appropriately addressed and implemented. State law also requires that housing elements be reviewed and updated at least every eight years following a Stateinitiated regional housing needs allocation process.

The mandatory process of updating the Housing Element is initiated by the State through the “Regional Housing Needs Allocation” (RHNA) process. The State of California’s Housing and Community Development Department (HCD) works with regional Councils of Government (COGs) to determine the amount of housing needed within the region. The Association of Monterey Bay Area Governments (AMBAG) is the Monterey Bay Area region’s COG. The determination of housing needs is based on 3 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
existing need and estimated population growth. Need is determined for households in all income categories: extremely low, very low, low, moderate, and above moderate incomes. In compliance with recent changes in state law related to equity and fair housing, AMBAG’s RHNA methodology allocated units to:

1. Increase the housing supply and mix of housing types, affordability in an equitable manner

2. Promote infill development & socio-economic equity, protect environmental and agricultural resources and encourage efficient development patterns

3. Promote improved intraregional jobs-housing relationship including jobs housing fit

4. Balance disproportionate household income distributions

5. Affirmatively furthering fair housing
Once the total regional need is determined, AMBAG works with local governments and others to allocate the total need to individual cities and counties. Local governments are then required to plan where and how the allocated housing units can be accommodated within their communities. The most recent RHNA was adopted by AMBAG in 2022 covering the 2023-2031 planning period. The Housing Element planning period differs from the RHNA planning period. The Housing Element covers the planning period of December 31, 2023 through December 31, 2031. This Housing Element outlines how Salinas plans to accommodate its “fair share” of this need.

State law [Government Code Sections 65583 (a), (b), and (c)] specifically details the information housing elements must contain: (1) “an assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs;” (2) “a statement of the community’s goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing;” and, (3) “a program that sets forth a schedule of actions during the planning period...to implement the policies and achieve the goals and objectives of the Housing Element.” For each action or program, the Housing Plan must identify the agency responsible, the time frame for implementation, and the number of units planned to be constructed, rehabilitated, or conserved, or number of households that will be assisted through (or by) the program.

Most importantly, State law [Government Code Sections 65583(c)(1) and (3)] requires that the Housing Element: (1) identify adequate sites with appropriate zoning densities and development standards, and infrastructure to meet the community’s need for housing (including its need for extremely low, very low, and low income households, mobile homes, housing for persons with disabilities (including developmental disabilities), farm worker housing and homeless shelters); and (2) “address, and where appropriate and legally possible, remove governmental constraints and nongovernmental” to housing development.

1.1.1 State Review
State law requires that every new or updated housing element be submitted to HCD for review to ensure compliance with the State’s minimum requirements. This “certification” process is unique among the General Plan elements.
4 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Housing Element updates are submitted twice to HCD for review and comment: once during development of the Housing Element (in draft form), and again after adoption of the Housing Element.

The first review period requires 90 days and must take place prior to adoption by the Salinas City Council. The second review requires 60 days and takes place after adoption. Throughout the process, the City works with staff at HCD to ensure the draft Element meets State requirements and serves the needs of current and future residents.

1.2 Consistency with General Plan
State Law requires internal consistency among the various elements of a General Plan. Section 65300.5 of the Government Code states that the General Plan's various elements shall provide an integrated and internally consistent and compatible statement of policy. City staff has reviewed the other elements of the General Plan and has determined that this Housing Element provides consistency with the other elements of the General Plan. The City will maintain this consistency as future General Plan amendments are processed, by evaluating proposed amendments for consistency with all elements of the General Plan.

1.3 Affirmatively Furthering Fair Housing (AFFH)
The goal of Affirmatively Furthering Fair Housing (AFFH) is to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, and lift barriers that restrict access in order to foster inclusive communities and achieve racial equity, fair housing choice, and opportunity for all Californians.

In 2018, the City, as lead agency, entered into a collaborative agreement with the County of Monterey (Urban County), City of Monterey, City of Seaside and the Housing Authority of the County of Monterey (HACM) to conduct an update for a Regional Analysis of Impediments to Fair Housing Choice (AI). Completed in 2019, the AI is an assessment and planning document required by the United States Department of Housing and Urban Development (HUD). The AI assesses historical and existing fair housing conditions that will result in the development of future goals to better combat discrimination and increase housing choice and access in our community.

In 2018, the California State Legislature passed AB 686 to expand upon the fair housing requirements and protections outlined in the Fair Employment and Housing Act (FEHA). AB 686 creates new requirements for all housing elements due to be revised on or after January 1, 2021.

These requirements ensure that the obligation to affirmatively further fair housing is a part of a jurisdiction’s planning process and guiding documents for community development. The Housing Element analysis of AFFH required by AB 686 must include an analysis of Racially Concentrated Areas of Affluence, and that the Assessment of Fair Housing component of the Housing Element analyze patterns and trends at both a local and regional scale. 5 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

1.4 Data Sources
Various sources of information were used to prepare the Housing Element. These include, but are not limited to:
 Demographic and housing data provided by AMBAG, the State Department of Finance (DOF), and the Census Bureau;
 Housing market information, such as home sales, rents, and vacancies from various real estate data services and the Home Mortgage Disclosure Act (HMDA);  Analysis of Impediments to Fair Housing;
 Consolidated Plan, 2020-2024;
 2019 Regional Analysis of Impediments to Fair Housing Choice  Building permit and zoning information from the City of Salinas Community Development Department;
 Special needs housing and services data, including services for homeless and marginally housed, from service providers and the Coalition of Homeless Service Providers, Monterey County’s Continuum of Care;
 City of Salinas plans and studies such as the Downtown Vibrancy Plan (2015), Economic Development Element (2017), Farmworker Housing Study and Action Plan (2018), Alisal Vibrancy Plan (2019), and the Chinatown Revitalization Plan (2019);  Community Housing needs survey;
 Interviews with housing professionals, service providers, and community stakeholders; and  Comments received during community workshops.

1.5 Community Engagement
The City has actively engaged the community on the subject of housing since the adoption of the 2015- 2023 Housing Element. Community engagement for the Housing Element built upon the extensive bi-lingual community outreach conducted for the Alisal Vibrancy Plan, Chinatown Revitalization Plan, Regional Farmworker Housing Study and Action Plan, Visión Salinas Guiding Principles, Visión Salinas 2040 General Plan Update, and the 2023 and 2024 City Budgets.

Through a Sustainable Agricultural Land Conservation (SALC) Planning Grant, the City is also partnering with Center for Community Advocacy (CCA) to deepen grassroots outreach. CCA reached nearly 300 people through 71 house meetings discussing housing needs. 6 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
A full discussion of the City’s engagement activities is included in Chapter 2 and Appendix C.

1.6 Definitions
Affordable Housing: Housing capable of being purchased or rented by a household with extremely low, very low, low, or moderate income, based on a household’s ability to make monthly payments necessary to obtain housing. Housing is considered affordable when a household pays less than thirty percent (30%) of its gross monthly income (GMI) for housing including utilities.

Aging in Place: The ability to live in one’s own home and community safely, independently, and comfortably, regardless of age, income, or ability level.

Area Median Income: Area Median Income (AMI) as periodically established by the State Department of Housing and Community Development pursuant to Section 50093 of the Health and Safety Code.

HCD uses the annual income survey conducted by the U. S. Department of Housing and Urban Development (HUD) to establish the AMI. Income limits for various income groups are established based on the AMI and adjusted for household size. “Area” refers to the Metropolitan Statistical Area, and for Salinas, this area is the County of Monterey.

Assisted Housing: Housing that has been subsidized by federal, state, or local housing programs.

Cost Burden: The extent to which gross housing costs, including taxes, insurance, and utility costs, exceed thirty percent(30%) of gross household income. Severe cost burden exists if gross housing costs exceed fifty percent (50%) of gross income.

Emergency Shelter: Housing for homeless persons that is limited to a maximum occupancy of six month or less and provides minimal supportive services. No individual or household may be denied emergency shelter because of an inability to pay.

Homeless: HUD adopted the following definition of homeless in the Continuum of Care program (24 CFR 578). Specifically, four categories of homelessness are defined:
(1) Individuals and families who lack a fixed, regular, and adequate nighttime residence and includes a subset for an individual who is exiting an institution where he or she resided for 90 days or less and who resided in an emergency shelter, or a place not meant for human habitation immediately before entering that institution;
(2) Individuals and families who will imminently lose their primary nighttime residence; (3) Unaccompanied youth and families with children and youth who are defined as homeless under other federal statutes who do not otherwise qualify as homeless under this definition; or (4) Individuals and families who are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions that relate to violence against the individual or a family member.

Household: For Census purposes, a household includes all the persons who occupy a housing unit.

People not living in households are classified as living in group quarters. 7 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Housing Unit: A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters.

Separate living quarters are those in which the occupants live separately from any other individuals in the building, and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible.

Income Levels: For the purpose of the Housing Element, the State Housing Element law [Government Code Section 65584] references the Health and Safety Code [Sections 50079.5, 50093, 50105, and 50106] to establish the following income levels:
 Extremely Low Income: Up to 30% of AMI
 Very Low Income: 31-50% AMI
 Low Income: 51-80% AMI
 Moderate Income: 81-120& AMI
Collectively, Extremely Low, Very Low, and Low Incomes are also referred to as Lower Income. These income limits are different from those used by HUD for Community Development Block Grant and HOME Investment Partnership Act programs. (Refer to the City’s Consolidated Plan and Analysis of Impediments to Fair Housing Choice for HUD income limits.) Large Employer: An employer of 500 or more employees.

Overcrowding: A household with more than one person per room, including bedrooms, living and dining rooms, but excluding bathrooms, kitchens, hallways, and porches. Severe overcrowding is defined as households with more than 1.50 persons per room.

Supportive Housing: Government Code Section 65582(f) defines “Supportive Housing” as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” Target Population: Government Code Section 65582(i) further defines “Target Population” as persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

Tenure: Housing tenure describes the arrangement by which a household occupies a housing unit; that is, whether the housing unit is owner-occupied or renter-occupied.

Transitional Housing: Government Code Section 65582(j) defines “Transitional Housing” as buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program 8 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

1.7 Organization of the Housing Element
This Housing Element is organized into the following sections:

Section 1: Introduction - An overview of the purpose and requirements of the Housing Element Section 2: Community Participation – A summary of community outreach and engagement efforts conducted as part of this update.

Section 3: Community Profile – An assessment of housing and demographic trends and the nature and extent of housing needs in the community.

Section 4: Housing Constraints – An analysis of market, governmental, and environmental constraints to housing development.

Section 5: Housing Resources – An inventory of resources available for implementing the City’s housing objectives.

Section 6: Housing Plan – An eight-year plan of action, including goals, policies, programs, and objectives.

Appendix A: Past Accomplishments
Appendix B: Sites Inventory
Appendix C: Community Engagement
Appendix D: Affirmatively Furthering Fair Housing
Appendix E: Future Growth Area Documents
9 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

2. Community Participation
Following the adoption of the 2015-2023 Housing Element, the City embarked on various planning efforts with equity at the center. For the Salinas community this meant extensive bilingual and inclusive community outreach and opportunities to have a voice in the process, particularly regarding housing policy. In 2017, Visión Salinas was initiated to support community outreach and ensure equity and inclusion. Through the Alisal Vibrancy Plan (AVP) and the Chinatown Revitalization Plan (CRP) processes (both community focused planning efforts supported by Visión Salinas), Salinas residents highlighted various housing needs and concerns. This feedback has been augmented with the current input the City has received through the General Plan Update (Visión Salinas 2040) and 2023-2024 budget process.

The community outreach program involved various methods of collecting community input, including the formation of resident steering committees, city-wide community workshops, focused presentations with key stakeholders, working groups, pop-up activities and surveys. A summary of the community outreach and engagement process, as well as results, are included in Appendix C and full documentation is available upon request.

2.1 Visión Salinas: An Integrated Planning Initiative
Visión Salinas was created to set a foundation for the General Plan Update. Furthermore, through extensive multi-stakeholder collaboration and outreach, it helped establish an Overarching Core Value and Guiding Principles that will guide each policy and action in the General Plan.

Overarching Core Value: An inclusive, diverse, and welcoming City where all persons can thrive.

This Overarching Core Value is embedded in each of the following:
• Economic Prosperity, Equity, and Diversity
• Housing Opportunities for All
• Healthy and Safe Community
• Youth and Future
• Collaborative, Inclusive, and Engaged Decision Making • Livable and Sustainable Community
• Connectivity, Access, and Mobility
• A Community to Celebrate
10 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

2.2 Alisal Vibrancy Plan
The AVP is the first time that the City and residents collaborated to create a systematic set of action steps to improve the quality of life for the hardworking families who live and work in the Alisal.

Residents, stakeholders, and the City wanted a community-driven plan that would contribute to community stability, health, and vibrancy for East Salinas families, and to do so in a way that builds upon the social and cultural wealth of the Alisal.

From June 2017 to April 2019, the City in collaboration with community members and grassroots organizations from the greater Alisal neighborhood, engaged residents and community stakeholders to develop Plan content. Through this process, the City adopted the Spectrum of Community Engagement to Empower for Impact Matrix (see Appendix C) to help ensure inclusive engagement and transparency in the process. AVP conversations often centered around housing which led to ample participation in the Housing Working Group. Subsequently, AVP Housing Goals have been carried over and expanded on in this Housing Element.

2.3 Chinatown Revitalization Plan
The CRP outreach strategy was developed with inclusivity at the center and the objective of engaging members of groups that have previously been excluded from governmental processes and/or resources.

To achieve this objective, the Plan’s robust engagement process not only involved residents, business owners, housing developers, social service providers, and cultural and faith-based organizations, it also included activities targeted to individuals experiencing homelessness.

Between January 2017 and May 2019, staff convened Working Groups comprised of non-technical stakeholders from four distinct interest groups in Chinatown: Asian community-based organizations, business and property owners, homeless individuals and service providers, and housing developers and residents interested in a more sustained level of engagement. The Plan outlines policies and actions that support Chinatown becoming a more complete community with a diversity of businesses, housing 11 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
opportunities, and community programs and amenities. The CRP’s endeavor to tackle homelessness has been carried over to current Housing Element policies and actions.

2.4 Visión Salinas 2040
In 2021, Visión Salinas became Visión Salinas 2040, the official title of the City’s current General Plan Update. The Guiding Principles and previous engagement strategies have been carried over to the current GPU process, as well as the citywide budget engagement. Over the last 2 years, City staff has supported and coordinated various community workshops, stakeholder meetings, pop-up activities and surveys. This process has also included the formation of a resident steering committee to help guide the process and working groups focused on the General Plan Update’s main pillars: Built Environment, Socioeconomic Systems and Natural Systems. Though Visión Salinas 2040 covers the entire General Plan, housing is often the main topic of conversation.

Throughout the current GPU process, City staff has worked to ensure inclusive and equitable community engagement. At times it has meant additional community meetings in underrepresented areas, or pop-up activities at 5 am while farmworkers pick-up their lunch at the local bakery. Outreach activities and opportunities for dialogue have been facilitated with the support of community-based organizations and the foundation set forth by previous planning efforts.

Access and equity are a top priority and staff have augmented efforts to bring more residents into the conversation. Community meetings have been held at various locations across the city to increase access and participation. At the request of community stakeholders, several meetings have been held in Spanish with English translation, a shift from the more routine English with Spanish translation approach.

Furthermore, meeting materials and presentations are prepared in both English and Spanish and food has been provided at every meeting. Opportunities for this engagement are advertised on the City’s website, social media, through flyer distribution, and email blasts. Details surrounding engagement outcomes can be found below and in Appendix C.

Community Outreach Activities
12 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
A. Community Meetings
The current General Plan Update process has included extensive bilingual (virtual and in person) community engagement. Since its kick-off in 2021, the City has held eleven (11) workshops on broad topics, i.e., Land Use, Existing Conditions, Community Design, and Environmental Justice, two (2) housing working group meetings and three (3) Housing Element meetings. Over four hundred (400) Salinas stakeholders participated in the community workshops and working group meetings. Feedback from these meetings helped shape the current goals, policies and programs outlined in this Housing Element, particularly around tenant protections, programs for the unhoused, and new strategies for affordable housing development.

B. Sustainable Agriculture Lands Conservation Grant
In 2020, The City was awarded a grant through the California Department of Conservation, the Sustainable Agriculture Lands Conservation Grant (SALC) to support Visión Salinas 2040. The SALC grant has augmented public engagement efforts focused on direct outreach to farmworkers with housing being one of the main topics discussed. With the support of the Center for Community Advocacy (CCA) and eleven (11) General Plan Update Ambassadors, over nine hundred (900) farmworkers have been reached using pop-up activities, food bank distributions, and lunch time field visits. This outreach was supported by staff with the preparation of pop-up materials focused on environmental justice priorities (healthy and safe housing being one of them) and preferred housing densities. Broad engagement through food bank distribution and lunch time field visits focused on broad General Plan information but was often concentrated on housing challenges.

13 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

2.5 City Budget Engagement
The Housing Element was also brought into the 2024-2025 budget engagement process. City staff held forty (40) pop-up activities across the city, which resulted in over (1,600) responses. Residents were asked to choose (2) two priorities for each of our Vision Salinas 2040 Guiding Principles. Under the Housing Opportunities for All category the priorities included: Tenant & Landlord Education & Support, Homeless Outreach and Support, Homeownership Promotion & Support, and Incentivize & Facilitate Housing Production. Overall, the top two priorities were: 1. Homeless Outreach & Support, and 2. Homeownership Promotion & Support.

The City also released a public survey using the same categories and priorities. The survey results included (2,711) responses and had Homeownership Promotion & Support as the top housing priority and Homeless Outreach & Support as the second.

2.6 2023-2031 Housing Element Engagement
The City kicked-off the official 2023-2031 Housing Element update with a webinar on February 9th, 2023 via Zoom. The Housing Element webinar served as an introduction to the update process, timeline, and next steps. The session was conducted in English with Spanish translation and included a short presentation followed by questions & answers. Following the Housing Element webinar, CCA and GPU Ambassadors began extensive engagement focused on housing challenges and concerns.

Engagement led by the GPU Ambassadors has included ninety-five (95) house meetings with over three hundred and forty (340) Salinas residents reached. Residents were asked to identify housing challenges outside of cost, desired housing programs and experiences with housing discrimination. Nineteen (19) house meetings were in Mixteco, one (1) in Triqui and the rest in Spanish. 14 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
For the more extensive citywide engagement, staff partnered with City Councilmembers to facilitate conversations around new housing goals, policies, and actions. Three (3) Housing Element workshops were coordinated combining 2-3 Council Districts. Workshops were held in North Salinas, East Salinas and South Salinas and had over sixty (60) residents in attendance. Two of the workshops were conducted in English with Spanish translation (one with Mixteco translation) and one in Spanish with English Translation.

2.7 Upcoming Public Meetings and Hearings
The Draft Housing Element will be available for review from May 12, 2023 thorough June 20, 2023.

During this time, community members and other stakeholders can attend three (3) public hearings (see list below) and share comments/concerns related to the Draft. The review period will also include three (3) stakeholder meetings which will prioritize conversations with housing advocates and developers, realtors, homeless service providers, the Chamber of Commerce, and other interested parties.

Public Hearings
• May 17, 2023: Planning Commission Update on Draft Housing Element • June 6, 2023: Housing and Land Use Subcommittee Update on Draft Housing Element • June 20, 2023: City Council Presentation of Draft Housing Element and Resolution The City anticipates completing the 2023-2031 Housing Element by October 2023. The following is the anticipated schedule for public hearings and consideration of adoption:
• November 15, 2023: Planning Commission
15 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
• November 28, 2023: Housing and Land Use subcommittee
• December 5, 2023: City Council adoption

2.8 Recurring Themes
Engagement following the adoption of the last Housing Element has produced extensive data related to housing needs and concerns, as well as policies and programs desired for implementation. Through the various community meetings, residents have highlighted the need for:
• Farmworker housing
• Support for the unhoused population
• Policies addressing tenant protections
• Affordable housing
• First-time homebuyer financial support and education.

Feedback from the various engagement activities has been sorted and incorporated into the Housing Element. See Appendix C for additional information, summaries community workshops and data collected. .
16 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3. Community Profile
This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs.

3.1 Population Trends and Characteristics
Housing needs are influenced by population and employment trends. This section provides a summary of the changes to the population size, age, and racial/ethnic composition of the City of Salinas.

3.1.1 Historical, Existing, and Forecast Growth
The City of Salinas is one of 12 cities within the County of Monterey. According to the U.S. Census, Monterey County’s population was 439,035 in 2020. Monterey County is the largest of the three central coast counties, followed by Santa Cruz County and San Benito County. Overall, the County has experienced a steady population growth over the last two decades. From 2000 to 2020, the County population increased by 9%. Table 1 lists the counties in Central California and their respective populations.

Table 1: Regional Population Trends (2000-2020)
County 2000 2010 2020
Monterey County 401,762 415,057 439,035
Santa Cruz County 255,602 262,382 270,861
San Benito County 53,234 55,269 64,209
Source: U.S. Census 2000 STF1, U.S. Census 2010 SF1, and U.S. Census 2020 DEC.

According to the State Department of Finance (DOF), Salinas experienced a 31% population increase between 1990 and 2000 and a 5.4% increase between 2000 and 2010. Between 2010 and 2020, the population increased another 7.4%. Thus, while Salinas’s population increased more than twice as fast as the overall County during 1990-2000, that growth slowed during the last 10 years (Table 1-2). In 2020, the population of Salinas accounted for 37% of the County total. As indicated in Figure 1-1, the Association of Monterey Bay Area Governments (AMBAG) forecasts continuous growth in Salinas over the next 20 years, with a forecast population of 177,128 in 2045.

Table 2: Population Growth (1990-2020)
Year City of Salinas Monterey County
Population % Change Population % Change
1990 108,777 -- 355,660 --
2000 142,685 31.2% 401,762 13.0%
2010 150,441 5.4% 415,057 3.3%
2020 161,577 7.4% 439,035 5.8%
Source: California Department of Finance (DOF), E-4: Population Estimates for Cities, Counties, and the State, 1990-2020.
17 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Figure 1-1: City of Salinas Population Growth Forecast (2010-2045) Source: Association of Monterey Bay Area Governments (AMBAG) Final Draft Subregional Growth Forecast, 2022.

3.1.2 Age Composition
Between 2010 and 2020, Salinas’ population experienced growth in all age groups. The “prime working” population, residents between the ages of 25-54 years, remains the largest age group in the City.

According to the American Community Survey (ACS), between 2010 and 2020, the percentage of residents over age 55 increased while some of the City’s younger population decreased proportionally (specifically the 0-4 year and 18–24-year age groups). The ACS data indicates that the City is aging but still has a younger population compared with the County population. The median age in the City was 31 years old in 2020, a slight increase from the median age of 28.7 years recorded in 2010. In comparison, the median age countywide was 34.7 in 2020.

Table 3: Age Distribution (2010-2020)
Age Group
2010 2020
City of
Salinas
Monterey
County
City of
Salinas
Monterey
County
0 - 4 Years 9.6% 8.0% 8.4% 7.1%
5 - 17 Years 22.2% 18.8% 22.2% 19.1%
18 - 24 Years 11.5% 11.2% 10.1% 10.0%
25 - 44 Years 30.2% 28.5% 30.0% 27.4%
45 - 54 Years 11.5% 13.1% 10.8% 11.8%
55 - 64 Years 7.4% 9.9% 9.2% 11.1%
65+ 7.8% 10.4% 9.2% 13.6%
Total 147,074 407,435 156,177 432,977
Median Age 28.7 32.8 31.0 34.7
Source: American Community Survey (ACS) 2006-2010 and 2016-2020 (5-Year Estimates). 18 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3.1.3 Race and Ethnicity
Salinas residents are predominantly Hispanic or Latino, and the Latino percentage increased between 2010 and 2020. As of 2020, 79% of Salinas’ residents were of Hispanic or Latino origin (Table 4).

Between 2010 and 2020, the Non-Hispanic White, Black/African American, American Indian or Alaska Native, Native Hawaiian and other Pacific Islander, and other populations each decreased significantly.

During the same period, the Hispanic/Latino population grew by 78.1%. The Asian population represents the third largest ethnic group in the City, comprising 6% of the population in 2010 and 2020.

Monterey County has a larger non-Hispanic White population compared to Salinas (29.5% vs. 12.1%, respectively).

Table 4: Racial and Ethnic Composition (2010-2020)
Ethnic Group 2010 2020
City of Salinas Monterey County City of Salinas Monterey County White, non-Hispanic 24,951 17.0% 139,535 34.2% 18,918 12.1% 127,632 29.5% Black/African American. NonHispanic 2,165 1.5% 12,089 3.0% 1,721 1.1% 10,471 2.4% American Indian or Alaska
Native, non-Hispanic 251 0.2% 1,158 0.3% 125 0.1% 657 0.2% Asian, on-Hispanic 9,213 6.3% 24,523 6.0% 9,386 6.0% 24,133 5.6% Native Hawaiian and Other
Pacific Islander, non-Hispanic 157 0.1% 1,736 0.4% 97 0.1% 1,839 0.4% Other, non-Hispanic 254 0.2% 1,105 0.3% 109 0.1% 764 0.2% Two or more races, nonHispanic 1,172 0.8% 8,421 2.1% 2,087 1.3% 11,969 2.8% Hispanic or Latino 108,911 74.1% 218,868 53.7% 123,734 79.2% 255,512 59.0% Total Population 147,074 100% 407,435 100% 156,177 100% 432,977 100% Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).

3.2 Employment Trends
Housing needs are influenced by employment trends. Significant employment opportunities within the City can lead to growth in demand for housing in proximity to jobs. The quality and/or pay of available employment can determine the need for various housing types and prices.

As shown in Table 5, in according to the 2016-2020 ACS, nearly 20% of Salinas’ residents are employed in educational, health and social services. About 16% are employed in agriculture, forestry, fishing and hunting, and mining, 10% percent are employed in professional, scientific, management, administrative, and waste management services, 9.5% are employed in retail trade, 7.4% are employed in construction, and 7.2% are employed in manufacturing. Educational, health, and social services also represents the largest employing industry countywide. Table 6 lists the companies located within Monterey County with the most employees.

Table 7 shows Salinas’ labor force, which decreased slightly from 78,300 in 2010 to 77,300 in 2021.

According to the California Employment Development Department (EDD), the unemployment rate in Salinas in 2021 was 10.3%, slightly higher than 8.3% countywide. Both Salinas and the County saw unemployment rates spike in 2020 amidst the COVID-19 pandemic. In Salinas, unemployment rate 19 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
increased from 8.5% in 2019 to 13.2% in 2020. Similarly, the unemployment rate in Monterey County increased from 6.4% to 11.2% during the same period. Both Salinas and the County saw a reduction in unemployment between 2020 and 2021.

During harvest periods when workloads increase, the need to supplement the permanent labor force is satisfied with seasonal workers. Often these seasonal workers are migrant workers, defined by the inability to return to their primary residence at the end of the workday. The agricultural workforce in Monterey County does include many jobs, including weeding, thinning, planting, pruning, irrigation, tractor work, pesticide applications, harvesting, transportation to the cooler or market, and a variety of jobs at packing and processing facilities. It is therefore difficult to estimate the number of farm workers residing in the County or City of Salinas. The 2017 USDA Census of Farmworkers reported 26,929 farmworkers in the County, a decrease from 32,872 in 2012. Of the 26,929 farmworkers employed, 4,972 are migrant workers. According to 2016-2020 ACS, there were 11,469 workers employed in farming, fishing, and forestry occupations living in Salinas (16.7% of the City’s civilian employed population 16 years and over).

Table 5: Employment by Industry (2020)
Industry Salinas Monterey County
Employees % Employees %
Agriculture, Forestry, Fishing and Hunting, and Mining 6,995 15.5% 15,035 12.3% Construction 3,359 7.4% 9,292 7.6%
Manufacturing 3,238 7.2% 8,250 6.7%
Wholesale Trade 1,491 3.3% 3,647 3.0%
Retail Trade 4,315 9.5% 10,616 8.7%
Transportation and Warehousing, and Utilities 2,544 5.6% 5,518 4.5% Information 481 1.1% 1,804 1.5%
Finance, Insurance, Real Estate, and Rental and
Leasing 1,394 3.1% 5,215 4.2%
Professional, Scientific, Management, Administrative,
and Waste Management Services 4,482 9.9% 13,357 10.9%
Educational, Health and Social Services 8,900 19.7% 24,307 19.8% Arts, Entertainment, Recreation, Accommodation and
Food Services 3,116 6.9% 12,120 9.9%
Other Services (except Public Administration) 2,166 4.8% 5,031 4.1% Public Administration 2,779 6.1% 8,528 6.9%
Total 45,260 100.0% 122,720 100.0%
Note: Total population is the full-time, year-round, civilian employed population aged 16 and older.

Source: 2016-2020 ACS (5-Year Estimates).

Table 6: Largest Employers in Monterey County (2021)
Company Number of Employees
Azcona Harvesting (Greenfield) 1,000-4,999
Bud of California (Soledad) 1,000-4,999
Pebble Beach Co (Pebble Beach) 1,000-4,999
Premium Harvesting & Packing (Salinas) 1,000-4,999
20 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 6: Largest Employers in Monterey County (2021)
Company Number of Employees
Salinas Valley Mem’l Healthcare (Salinas) 1,000-4,999
Al Pak Labor (Soledad) 500-999
County-Monterey Behavioral (King City) 500-999
Growers Co (Salinas) 500-999
Hilltown Packing Co Inc (Salinas) 500-999
Mann Packing Co Inc (Salinas) 500-999
Mee Memorial Hospital (King City) 500-999
Middlebury Institute-Intl Stds (Monterey) 500-999
Misionero Vegetables (Gonzales) 500-999
Monterey County Social Svc Dpt (Salinas) 500-999
Monterey Peninsula College (Monterey) 500-999
Natividad Medical Ctr (Salinas) 500-999
Quality Farm Labor (Gonzales) 500-999
R C Packing (Gonzales) 500-999
US Defense Dept (Seaside) 500-999
US Defense Manpower Data Ctr (Seaside) 500-999
Valley Harvesting (Greenfield) 500-999
Source: State of California, Employment Development Department (EDD), 2021.

Table 7: Labor Force Trends (2010-2021)
Year Labor Force Employment Unemployment Unemployment
Rate
2010 78,300 67,500 10,700 13.7%
2011 78,400 67,700 10,600 13.5%
2012 78,600 68,900 9,700 12.4%
2013 78,200 69,600 8,600 11.0%
2014 78,800 71,200 7,600 9.7%
2015 79,000 72,200 6,800 8.6%
2016 80,400 72,400 8,000 9.9%
2017 80,200 72,700 7,500 9.4%
2018 80,900 73,900 6,900 8.6%
2019 80,600 73,800 6,900 8.5%
2020 78,000 67,700 10,300 13.2%
2021 77,300 69,300 8,000 10.3%
Source: State of California Employment Development Department (EDD), 2021.

3.3 Household Characteristics
This section describes Salinas’ household characteristics. The Census Bureau defines a household as all persons living in a single housing unit. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit.
21 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3.3.1 Household Formation and Composition
In 2020, the ACS reported 41,296 households in Salinas, a 0.7% increase from 2010 (see Table 8). In comparison, total households in Monterey County increased by 2.4% and total households in California increased by 5.7% between 2000 and 2010. The household growth rate in the City has significantly slowed since 2000; between 2000 and 2010, Salinas saw an increase in households by 7.3%.

Table 8: Total Households (2000-2020)
Area 2000 2010 2020
Percent
Increase
2000-2010
Percent
Increase
2010-2020
Salinas 38,227 41,009 41,296 7.3% 0.7%
Monterey County 121,236 124,963 128,003 3.1% 2.4%
California 11,502,870 12,392,852 13,103,114 7.7% 5.7%
Source: U.S. Census 2000 SF3 H16; 2006-2010 and 2016-2020 ACS (5-Year Estimates).

As shown in Table 9, households of three to four persons made up the largest segments of both ownerand renter-occupied households in 2010 and 2020. The proportion households with five or more people have increased in both the owner and renter populations. Households of five or more people represent the second largest share of households by size. During the same period, the share of one person and two person households has decreased. Large households of five or more persons are further discussed in Section 1.5.4, Special Needs Groups.

Table 9: Household Size Distribution (2010-2020)
Household
Size
Total
Households
% of
Total
Renter
Households %1 Owner Households %2
2010
1 Person 7,491 18.3% 4,267 19.8% 3,224 16.6%
2 Persons 8,821 21.5% 3,699 17.2% 5,122 26.3%
3-4 Persons 14,591 35.6% 7,773 36.0% 6,818 35.1%
5+ Persons 10,106 24.6% 5,828 27.0% 4,278 22.0%
Total 41,009 100.0% 21,567 100.0% 19,442 100.0%
2020
1 Person 6,604 16.0% 3,544 16.5% 3,060 15.5%
2 Persons 8,765 21.2% 3,757 17.5% 5,008 25.3%
3-4 Persons 14,566 35.3% 7,910 36.7% 6,656 33.7%
5+ Persons 11,361 27.5% 6,319 29.3% 5,042 25.5%
Total 41,296 100.0% 21,530 100.0% 19,766 100.0%
Notes:

1. Percent of total renters

2. Percent of total owners
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).

The majority of households in Salinas are family households (79.3%), a higher proportion than the County as a whole (72.6%) (Table 10). About 42.2% of all households in the City are families with children. Nearly 33% of households have at least one elderly member (60+ years), and 7.1% of all households are seniors aged 65 and older living alone. As of 2020, the average household size in Salinas 22 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
is 3.74 persons per household, higher than the Monterey County average of 3.25 persons per household.

According to the 2006-2010 ACS, the average household size in Salinas in 2010 was 3.55, indicating households have increased in size over the last 10 years. Since the 2006-2010 ACS, the average household size for both renters and owners has increased. According to the 2006-2010 ACS, the average household size for renter-occupied units was 3.19 and the average household size for owner-occupied units was 3.06 in 2010.

Table 10: Household Characteristics
Household Type City of Salinas Monterey
County
Household Growth (2010-2020)
Households (2020) 41,296 128,003
Households (2010) 41,009 124,963
% Change 2010-2020 0.7% 2.4%
Household Type (2020)
Families 79.3% 72.6%
Families with Children 42.2% 33.2%
Married Families With Children 28.2% 23.6%
Male Headed Families with Children 3.8% 3.3%
Female Headed Families with Children 10.2% 6.4%
Non Family Households 20.7% 27.4%
Senior Living Alone (65+) 7.1% 10.1%
Households with elderly (60+ years) members 32.9% 41.1% Household Size (2020)
Average Household Size 3.74 3.25
Average Household Size - Owners 3.55 3.12
Average Household Size - Renters 3.92 3.38
Large Households (5+) 27.5% 20.0%
Large Households - Owners 25.5% 18.0%
Large Households - Renters 29.3% 22.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).

3.3.2 Tenure
Housing tenure refers to the financial arrangement and ownership status of a house or apartment.

Tenure preferences are primarily related to household income, composition, and age of the householder.

Communities need to have an adequate supply of units available both for rent and for sale in order to accommodate a range of households with varying incomes, family sizes, composition, lifestyles, etc.

Approximately 48% of Salinas’ households are owner-occupied households and 52% of the households are renter-occupied households as of 2020. As shown in Table 11, Salinas has a smaller share of owneroccupied households compared to the County (51.8%) and the State (55.3%). The proportion of owneroccupied households in Salinas has increased slightly since the 2006-2010 ACS, when 47.4% of households were owners.

Table 11: Occupied Units by Tenure (2020)
23 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Owner-Occupied Renter- Occupied Total
Households Percent Households Percent Households
Salinas 19,766 47.9% 21,530 52.1% 41,296
Monterey County 66,346 51.8% 61,657 48.2% 128,003
California 7,241,318 55.3% 5,861,796 44.7% 13,103,114
Source: 2016-2020 ACS (5-Year Estimates).

3.3.3 Household Income
As indicated in Table 12, according to the 2016-2020 ACS, the median household income for the City of Salinas is $67,914. In 2020, about a third (34.3%) of households earned less than $50,000 and only

13.2% of the households earned more than $150,000 (Figure 1-2 and Table 13). The median income for owner-occupied households is $91,499, significantly higher than the median income amongst renteroccupied households ($52,689).

The City’s median income is 11.7% lower than the County median household income of $76,943 and

13.7% lower than the State median household income of $78,672. Table 12 shows median household income in the City, Monterey County, and State of California in 2010 and 2020.

According to 2006-2010 and 2016-2020 ACS data, adjusting for inflation, the median income has increased in Salinas, Monterey County, and the State (Table 12). The median income in Salinas increased the most significantly during this period (+12.3%) compared to the County (+9%) and California (+8.5%). Further, the median income amongst Salinas renters has increased 18.2% since the 2006-2010 ACS, while the median income amongst owners increased only 8.7%. This reflects the high increase citywide, as Salinas is a predominantly renter-occupied community. As noted in Table 11 above, 52.1% of households in the City are renters.

Table 12: Median Household Income (2010-2020)
Jurisdiction
Median
Household
Income (2010)1
Median
Household
Income (2010)2
Median
Household
Income (2020)
Percent
Change
(2010-2020)2
City of Salinas $50,808 $60,488 $67,914 12.3%
Owner-Occupied Households $70,702 $84,172 $91,499 8.7%
Renter-Occupied Households $37,439 $44,572 $52,689 18.2% Monterey County $59,271 $70,564 $76,943 9.0%
State of California $60,883 $72,483 $78,672 8.5%
Notes:

1. Not adjusted for inflation

2. In 2020 inflation-adjusted dollars
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates); U.S. Bureau of Labor Statistics CPI Inflation Calculator, Accessed November 2022.
24 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 13: Household Income by Tenure (2020)
Owner-Households Renter-Households Total Households
Households Percent Households Percent Households Percent Less than $5,000 219 1.1% 355 1.6% 574 1.4%
$5,000 to $9,999 281 1.4% 634 2.9% 915 2.2%
$10,000 to $14,999 165 0.8% 977 4.5% 1,142 2.8%
$15,000 to $19,999 392 2.0% 968 4.5% 1,360 3.3%
$20,000 to $24,999 339 1.7% 1,507 7.0% 1,846 4.5%
$25,000 to $34,999 924 4.7% 2,101 9.8% 3,025 7.3%
$35,000 to $49,999 1,732 8.8% 3,570 16.6% 5,302 12.8%
$50,000 to $74,999 3,332 16.9% 5,055 23.5% 8,387 20.3%
$75,000 to $99,999 3,685 18.6% 2,791 13.0% 6,476 15.7%
$100,000 to $149,000 4,453 22.5% 2,374 11.0% 6,827 16.5% $150,000 or more 4,244 21.5% 1198 5.6% 5,442 13.2%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).

Figure 1-2: Household Income (2010-2020)
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates). 25 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
For the purposes of the Housing Element, the State Department of Housing and Community Development (HCD) has established five income groups based on Area Median Income (AMI):1  Extremely Low Income: up to 30% of AMI
 Very Low Income: 31-50% of AMI
 Low Income: 51-80% of AMI
 Moderate Income: 81- 120% AMI
 Above Moderate Income: >120% AMI
Pursuant to state and federal regulations, the Area Median Income refers to the median income for the Metropolitan Statistical Area. For the City of Salinas, this area refers to the County of Monterey. County Median Income as published by HCD must be used to establish income groups for the purpose of the Housing Element.

The U.S. Department of Housing and Urban Development (HUD) periodically receives “custom tabulations” of Census data from the Census Bureau that are largely not available through standard Census products. The most recent estimates were released in 2022 using the 2015-2019 ACS. This dataset, known as the “CHAS” data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for lower-income households. According to the CHAS data in Table 14, 55.2% of Salinas households are considered lower income, earning less than 80% of the AMI. Renter-occupied households are significantly more likely to be lower income. Nearly 71% of renters in Salinas earn less than 80% of the AMI compared to only 36% of owners.

Salinas has a larger proportion of lower income households compared to the County. Only 45.6% of households countywide are lower income, including 31.3% of owners and 60.6% of renters. More than half (54.4%) of households in Monterey County are in the moderate or above moderate-income category compared to only 44.8% in Salinas. However, Monterey County has some extremely wealthy households in the Pebble Beach, Carmel and Carmel Valley areas which would raise the countywide statistic.
1 State income definitions are different than federal income definitions. For federal housing programs, eligibility is established for households with incomes up to only 80% of the AMI. These households, under the federal definition, are considered moderate income. For housing plans that are required by federal regulations, such as the Consolidated Plan and Analysis of Impediments to Fair Housing Choice, the federal income definitions are used. 26 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 14: Distribution by Income Group (2022)
Income Group Salinas Monterey County
Owners Renters Total Owners Renters Total
Extremely Low Income
(0-30%) 7.5% 23.3% 16.2% 6.4% 18.4% 12.3%
Very Low Income
(31-50%) 8.4% 20.8% 15.2% 8.8% 18.7% 13.7%
Low Income
(51-80%) 20.0% 26.9% 23.8% 16.1% 23.4% 19.7%
Moderate/Above Moderate Income
(>80%) 64.1% 29.1% 44.8% 68.7% 39.4% 54.4%
Total Households 18,285 22,515 40,800 64,900 62,255 127,155 Note: Data presented in this table is based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100% count due to the need to extrapolate sample data out to total households. Interpretations of this data should focus on the proportion of households in need of assistance rather than on precise numbers. Furthermore, because HUD programs do not cover households with incomes above 80% of the County AMI, CHAS data does not provide any breakdown of income groups above 80 percent AMI.

Sources: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2015-2019 ACS), 2022.

3.4 Housing Inventory and Market Conditions
This section describes the housing stock and market conditions in the City of Salinas. By analyzing past and current housing trends, future housing needs can be projected.

3.4.1 Housing Growth
According to the State Department of Finance (DOF), slightly more than 30% of Monterey County’s housing units were located within the City of Salinas in 2010 and in 2020 (see Table 15). Between 2010 and 2020, the DOF recorded an increase in housing units in Salinas by 1.8%. During the same period, the number of housing units in the neighboring jurisdictions and the also County increased. Between 2020 and 2022, the number of housing units increased by 2.4% countywide. Salinas saw the highest increase in units during this period. The number of housing units in Salinas increased from 43,411 units in 2020 to 44,749 in 2022, or 3.1%. The DOF reported a decrease in housing units between 2020 and 2022 for both Seaside and Pacific Grove, while the number of units in the City of Monterey grew by only 0.7%.

Table 15: Housing Unit Growth
City/County # of Units
(2010)
# of Units
(2020)
# of Units
(2022)
Percent Change
(2010-2020)
Percent Change
(2020-2022)
Salinas 42,647 43,411 44,749 1.8% 3.1%
Seaside 10,883 10,920 10,818 0.3% -0.9%
Monterey 13,582 13,705 13,806 0.9% 0.7%
Pacific Grove 8,166 8,201 8,195 0.4% -0.1%
Monterey County 139,035 141,764 145,125 2.0% 2.4%
Source: State Department of Finance (DOF) Housing Estimates, January 2010, 2020, and 2022. 27 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3.4.2 Unit Type and Size
A. Composition of Housing Stock
Table 16 shows DOF housing estimates for Salinas from 2010 to 2022. The DOF, which records building permit data submitted by local jurisdictions, estimates that single-family detached units (54.7%) and multi-family units (36%) were the largest housing types in Salinas (Table 16). From 2010 to 2022, the number of units for all housing types increased. During this period, however, the proportion of detached single-family units has decreased slightly, from 55.2% in 2010 to 54.9% in 2022. Conversely, the proportion of multi-family units increased during this period, from 35.2% in 2010 to 35.7% in 2022.

Table 16: Housing Inventory by Unit Type (2010-2022)
Housing Type 2010 2020 2022
Units Percent Units Percent Units Percent
Single family, detached 23,540 55.2% 23,826 54.9% 24,479 54.7% Single family, attached 2,731 6.4% 2,737 6.3% 2,798 6.3% Multi-family 15,029 35.2% 15,497 35.7% 16,091 36.0%
Mobile homes/Other 1,351 3.2% 1,351 3.1% 1,381 3.1%
Total Housing Units 42,651 100.0% 43,411 100.0% 44,749 100.0% Source: DOF, City/County Population and Housing Estimates, 2010-2022.

Owner-occupied housing units were predominately single-family detached, comprising 87.1% of all owner-occupied units (Table 17). Most renter-occupied units were multi-family (five or more units in the complex) with 44.2% of total renter-occupied units. Only 2.5% of owners live in multi-family housing units. Similarly, only 30.3% of renters reside in single family detached units.

Table 17: Unit Type by Tenure (2009-2013)
Owner-Occupied Renter- Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Single family, detached 17,213 87.1% 6,513 30.3% 23,726 57.5% Single family, attached 857 4.3% 1,813 8.4% 2,670 6.5%
Multi-family (2-4 units) 354 1.8% 3174 14.7% 3,528 8.5% Multi-family (5+ units) 132 0.7% 9,526 44.2% 9,658 23.4% Mobile Homes/Other 1,210 6.1% 504 2.3% 1,714 4.2%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).

According to 2016-2020 ACS estimates, most occupied units are two- and three-bedroom units (Table 18). Approximately 28.4% of occupied units have two bedrooms and 37.5% have three bedrooms. The largest share of renter-occupied units are two-bedroom units (41%) while the largest share of owneroccupied units are three-bedroom units (51.1%). A larger proportion of owner-occupied units have four or more bedrooms (31.9%) compared to renter-occupied units (8.5%). A quarter of renter-occupied units are three-bedroom units and 21.4% are one-bedroom units. 28 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 18: Unit Size by Tenure (2020)
Owner-Occupied Renter- Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Studio/No bedroom 315 1.6% 869 4.0% 1,184 2.9%
1 bedroom 157 0.8% 4,609 21.4% 4,766 11.5%
2 bedrooms 2,893 14.6% 8,834 41.0% 11727 28.4%
3 bedrooms 10,097 51.1% 5,384 25.0% 15481 37.5%
4 bedrooms 5,276 26.7% 1,634 7.6% 6910 16.7%
5 or more bedrooms 1,028 5.2% 200 0.9% 1228 3.0%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).

B. Vacancy Rates
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for residents, and provide an incentive for unit upkeep and repair. Vacancy rates are generally higher among rental properties, as rental units have greater attrition than owner-occupied units. A healthy vacancy rate ― one which permits sufficient choice and mobility among a variety of housing units ―is considered 2% to 3% for ownership units and 5% to 6% for rental units.2 In 2010, the vacancy rate in Salinas was 6.6% (Table 19). Since the 2006-2010 ACS, the vacancy rate has decreased for both for-sale and rental housing. Overall, the 2016-2020 ACS reported a vacancy rate of 3.2%, including vacancy rates of 0.9% for for-sale housing and 1.8% for for-rent housing. Other units were vacant due to foreclosures, seasonal occupancy, or other reasons. The real vacancy rate for the City is within the lower ranges, indicating more limited housing options and mobility for residents.

Table 19: Occupancy Status (2010-2020)
Occupancy Status 2010 2020
Units Percent Units Percent
Occupied Housing Units 41,009 93.4% 41,296 96.8%
Vacant Housing Units 2,880 6.6% 1,379 3.2%
For-Sale --- 2.5% --- 0.9%
For-Rent --- 5.8% --- 1.8%
Total Housing Units 43,889 100.0% 42,675 100.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).

3.4.3 Housing Conditions
C. Age of Housing Stock
2 The Association of Monterey Bay Area of Governments (AMBAG) in developing the Regional Housing Needs Allocation (RHNA) for this Housing Element considered a vacancy rate for a healthy rental housing market to be no less than 5%.
29 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit a need for repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs.

The ACS provides data on the age of housing stock by tenure. Nearly 72% of owner-occupied units in the City were built before 1990 including 44.2% built before 1970. Of the renter-occupied units, 74.3% were built before 1990 and 37.8% were built before 1970. Table 20 provides a summary of the age of the City’s housing stock by tenure. Based on the age alone, a significant portion of the housing stock may require rehabilitation work in the upcoming decade. Only 27% of the housing stock citywide was built in 1990 or later.

Table 20: Tenure by Age of Housing Stock – Occupied Units (2020) Year Built Owner-Occupied Renter- Occupied Total Occupied Housing Units Units Percent Units Percent Units Percent
2010 or later 123 0.6% 682 3.2% 805 1.9%
2000 – 2009 2,130 10.8% 1,785 8.3% 3,915 9.5%
1990 - 1999 3,362 17.0% 3,056 14.2% 6,418 15.5%
1980 - 1989 2,196 11.1% 3,672 17.1% 5,868 14.2%
1970 - 1979 3,228 16.3% 4,195 19.5% 7,423 18.0%
1960 - 1969 3,242 16.4% 2,776 12.9% 6,018 14.6%
1950 - 1959 2,645 13.4% 2,609 12.1% 5,254 12.7%
1940 - 1949 1,508 7.6% 1,777 8.3% 3,285 8.0%
1939 or earlier 1332 6.7% 978 4.5% 2,310 5.6%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Note: The data are from the ACS and therefore, is based on a sample of units and extrapolated to represent the entire housing stock. This table is intended only to provide a general picture of age and tenure of the housing stock.

Source: 2016-2020 ACS (5-Year Estimates).

D. Housing Conditions
Housing is considered substandard when conditions are found to be below the minimum standard of living conditions defined in Section 1001 of the Uniform Housing Code. Households living in substandard conditions need housing assistance, even if they are not seeking alternative housing arrangements, due to the threat to health and safety.

In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. According to the 2016-2020 ACS, 72 occupied units in Salinas lacked complete plumbing facilities, representing 0.2% of occupied housing units citywide (Table 21).

Specifically, 21 of the units were owner-occupied and 51 of the units were renter-occupied. Of all occupied units, 235 lacked complete kitchen facilities, representing 0.6% of all occupied housing units.

Unlike plumbing facilities, lack of complete kitchen facilities is more common amongst owner-occupied units. Approximately 0.7% of owner-occupied units, or 143 total units, lack complete kitchen facilities compared to only 0.4% of renter-occupied units, or 92 total units. It should be noted that there may be some overlap in the number of substandard housing units, as some units may lack both complete plumbing and kitchen facilities. For comparison, 0.3% of occupied units countywide lack complete plumbing facilities and 0.5% lack complete kitchen facilities. Lack of complete kitchen facilities is less common in Salinas and Monterey County than in the State, where 1.2% of occupied housing units lack 30 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
complete kitchen facilities. The rate of units lacking complete plumbing facilities in California, 0.4%, is comparable to the rate in the City and County.

Table 21: Units Lacking Plumbing or Complete Kitchen Facilities (2020) Owner-Occupied Renter-Occupied Total
Units Percent Units Percent Units Percent
Lacking plumbing facilities 21 0.1% 51 0.2% 72 0.2%
Lacking complete kitchen facilities 143 0.7% 92 0.4% 235 0.6% Source: 2016-2020 ACS (5-Year Estimates).

In reviewing the above data, it is important to note that the Census may undercount makeshift housing units (such as converted garages). Undocumented Salinas residents, who are more prone to living in substandard housing, are also less likely to respond to Census inquiries. The Census also does not account for other, more subtle housing problems, such as inadequate wiring, leaks, or inadequate or lack of heating.

According to the 2022 Monterey Homeless Count and Survey Comprehensive Report, there are 1,065 persons experiencing homelessness in Salinas, only 288 of which are sheltered (residing in emergency shelters or transitional housing). As part of the 2022 Homeless Count, a survey was administered to 287 persons experiencing homelessness throughout Monterey County. Of the individuals surveyed, 62% reported living outdoors, either on the streets, in parks, or in encampment areas. Tracts encompassing the Chinatown, Alisal, and Downtown neighborhoods have the highest concentration of persons experiencing homelessness. Large encampment areas in Salinas are located in Chinatown and at the Sanborn Bridge.

E. Code Enforcement Activities
The City provides Code Enforcement services throughout the City solely on a complaint basis. A complaint-based system may result in underreporting of code compliance issues, particularly of rental housing stock. Often tenants fear retaliation from the landlords and are therefore less willing to report an issue. Language barrier may be another obstacle for reporting code compliance issues. In April of 2023, the City approved establishing a Rental Registry Program and increasing Fair Housing Counseling services. It is believed that the registry and enhanced fair housing counseling will help identify substandard housing conditions by giving renters a venue to report issues. Based on current Code Enforcement statistics, the 93905 Zip Code, Council Districts 2? and 4, have highest number of cases (Figure 1-3). The Alisal neighborhood is divided among three Council Districts – District 1, 2, and 4. A map illustrating the Council Districts is shown in Figure 1-4.

Most of the cases opened were related to neighborhood maintenance issues. Most typical housing condition issues concerned illegal occupancy, primarily related to garage and garden shed conversions and recreational vehicles illegally connected to the City’s sewer system (Figure 1-5). Additional issues include plumbing problems, overcrowding, and electrical hazards. These housing arrangements represent some of the City’s most substandard housing conditions.

The City adopted a Residential Rental Registration Ordinance on April, 2023. To keep community stakeholders at the center of the development of this Ordinance, the City formed a Community Advisory Committee (TAC) comprised of community advocates, housing developers, property managers, and private sector professional organization representatives to assist in formulating an 31 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
equitable, acceptable Residential Rental Registration Program. Staff envision the Residential Rental Registration serving initially as a database that the City would use to collect and track rental data on units, including affordable units, and to disseminate information and expand tenant/landlord services. However, the utility of the Residential Rental Registration could be expanded over time to incorporate additional monitoring, compliance, and enforcement activities as new programs are established and linked to it.

With this program, the City intends to abate on-going nuisances and increase compliance with State and local laws related to rental properties to ensure rental housing is maintained and meets minimum building, housing, fire, and nuisance standards and is safe to occupy. The Residential Rental Registration Program is intended to preserve and enhance the quality of life for residents living in rental housing, as well as the neighborhoods in which they reside.

Figure 1-3: Substandard Housing Code Enforcement Cases
Source: City of Salinas, 2023
32 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Figure 1-4: City Council Districts
33 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
F. Housing Prices and Rents
Table 22 displays median home prices for Salinas and neighboring jurisdictions within Monterey County.

In 2022, the median sales price for homes in Salinas was $661,500, a decrease of 2.7% from 2021. As of 2022, the price of for-sale housing in Salinas is significantly lower than in areas on the Monterey peninsula but only slightly lower than the County as a whole. While Monterey County and the cities of Marina, Carmel, and Monterey saw median price increases ranging from 4.9% to 24.2% between 2021 and 2022, median prices in Salinas (-2.7%), Pacific Cove (-14.3%), and Seaside (-3.4%) decreased during this period.

Every year, the National Association of Home Builders (NAHB) tracks the ability of households to afford a home in metropolitan areas across the country. NAHB develops a Housing Opportunity Index (HOI) for a given area that is defined as the share of homes sold in that area that would have been affordable to a family earning that area’s median income. Seventeen of the twenty least affordable metro areas in 2022 were located in California. The Salinas Metropolitan Statistical Area (MSA) ranked as the third least affordable region in the United States in 2022. In 2022 (third quarter), only 5.9% of the homes sold in the Salinas MSA were affordable to a family earning the area’s median income.3 The City of Salinas itself also ranked as the third worst place in the country for first-time homebuyers amongst midsize cities and 24th worst amongst all cities.
4 The study compared 300 U.S. cities varying in size to determine which were most and least attractive to first-time home buyers using metrics related to affordability, real-estate market, and quality of life.

Table 22: Median Home Prices (2021-2022)
Jurisdiction # Sold Median Price
(2022)
Median Price
(2021)
% Change
2013-2014
Salinas 83 $661,500 $680,000 -2.7%
Marina 31 $960,000 $810,000 18.5%
Carmel 26 $2,050,000 $1,650,000 24.2%
Monterey 16 $997,500 $917,000 8.8%
Pacific Grove 23 $1,285,000 $1,500,000 -14.3%
Seaside 21 $777,500 $805,000 -3.4%
Monterey County 269 $810,000 $772,500 4.9%
Source: CoreLogic, California Home Sale Activity by City, August 2022.

Information on current rental rates in the City was obtained through a review of advertisements on Zillow in November 2022. Available rental housing ranged from single room studios to five-bedroom units. The majority of available units in the City were one- and two-bedroom apartment units and three3 National Association of Home Builders, The NAHB/Wells Fargo Housing Opportunity Index: Complete Listing by Affordability Rank (3rd Quarter, 2022).
4 Best and Worst Cities for First-Time Home Buyers, July 2021. WalletHub.com. WalletHub compared 300 U.S. cities of varying sizes to determine the ones that are most and least attractive to first-time home buyers using 22 key indicators of market attractiveness, affordability, and quality of life. Midsize cities are considered cities with populations ranging from 150,000 to 300,000 people.
34 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
bedroom single-family homes. Table 23 summarizes average apartment rents by unit size. Overall, 62 units of varying sizes were listed as available for rent in November 2022 with an average rent of $2,564.

Table 23: Average Rent by Unit Size (2022)
Studio 1-BR 2-BR 3-BR 4+ BR
Zillow Listings $1,542 $1,888 $2,619 $3,482 $5,248
Note: There were a total of 62 listings on Zillow as of November 15, 2022; five studio units, 21 one-bedroom units, 20 two-bedroom units, 14 three-bedroom units, one four-bedroom unit, and one five-bedroom unit.

Source: Zillow.com, accessed November 2022; Zumper.com Rent Research – Salinas, CA, updated November 2022.

G. Affordability Gap Analysis
The costs of homeownership and renting can be compared to a household’s ability to pay for housing to determine affordability in a community. Housing affordability is defined as paying no more than 30% of the gross household income on housing expenses. Table 24 summarizes affordable rents and purchase prices by income category based on the 2022 HCD median income of $90,100 for Monterey County.5 General cost assumptions for utilities, taxes, and property insurance are also shown. Affordable purchase price assumes a 3% interest rate with a 30-year fixed rate mortgage loan and a 10% down payment. Given the high costs of homeownership, lower income households are usually confined to rental housing, but the affordability problem also persists in the rental market. The situation is exacerbated for large households with lower and moderate incomes given the limited supply of large units, and for seniors with fixed incomes. When the housing market is tight, with high demand, low vacancies, and rising costs, the potential for discriminatory housing practices also increases.

Based on median for-sale home prices in the City, shown in Table 22 above, homes are not affordable to households of any affordable income category or size in Salinas. Similarly, average rental prices in Salinas, presented in Table 23 above, are also not affordable to most Salinas households. Based on these rental price averages, rental homes are only affordable to households in the moderate-income category, earning 100% to 120% of the AMI.
5 State and federal income limits differ. For the Housing Element, State income limits are used, which are usually higher than the federal levels used in the City’s Consolidated Plan and other related documents. 35 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 24: Housing Affordability Matrix - Monterey County (2022) Income Annual
Income
Affordable
Monthly
Housing Costs
Utilities
Taxes,
Insurance,
and HOA
Maximum Affordable
Price
Rent Own
Extremely Low Income (0-30% AMI)
1-Person $23,900 $598 $208 $209 $390 $27,244
2-Person $27,300 $683 $223 $239 $459 $36,007
3-Person $30,700 $768 $274 $269 $494 $33,964
4-Person $34,100 $853 $341 $298 $512 $25,509
5-Person $36,850 $921 $413 $322 $508 $17,608
Very Low Income (30-50% AMI)
1-Person $39,800 $995 $208 $348 $787 $95,337
2-Person $45,500 $1,138 $223 $398 $914 $113,950
3-Person $51,200 $1,280 $274 $448 $1,006 $121,757
4-Person $56,850 $1,421 $341 $497 $1,080 $122,938
5-Person $61,400 $1,535 $413 $537 $1,122 $122,746
Low Income (50-80% AMI)
1-Person $63,700 $1,593 $208 $557 $1,385 $197,691
2-Person $72,800 $1,820 $223 $637 $1,597 $230,864
3-Person $81,900 $2,048 $274 $717 $1,774 $253,233
4-Person $91,000 $2,275 $341 $796 $1,934 $269,188
5-Person $98,300 $2,458 $413 $860 $2,045 $280,773
Median Income (80-100% AMI)
1-Person $63,050 $1,576 $208 $552 $1,368 $194,907
2-Person $72,100 $1,803 $223 $631 $1,579 $227,867
3-Person $81,100 $2,028 $274 $710 $1,754 $249,807
4-Person $90,100 $2,253 $341 $788 $1,912 $265,334
5-Person $97,300 $2,433 $413 $851 $2,020 $276,490
Moderate Income (100-1200% AMI)
1-Person $75,650 $1,891 $208 $662 $1,683 $248,868
2-Person $86,500 $2,163 $223 $757 $1,939 $289,536
3-Person $97,300 $2,433 $274 $851 $2,159 $319,184
4-Person $108,100 $2,703 $341 $946 $2,362 $342,420
5-Person $116,750 $2,919 $413 $1,022 $2,506 $359,787
Assumptions: 2022 HCD income limits; affordable housing costs 30% of household income; Monterey County utility allowances; 35% of monthly affordable cost for taxes, insurance, PMI, and HOA; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.

Note: Income limits and maximum affordable price do not follow an increasing trend due to the State Hold Harmless (HH) Policy. This policy holds State Income Limits harmless from any decreases in household income category and median income levels that HUD began applying to its Section 8 Income Limits beginning 2010 after eliminating its longstanding Hold Harmless Policy. The State HH Policy is in place to ensure lower income households do not fall out income categories where assistance is available.

Sources:

State Department of Housing and Community Development 2022 Income Limits.

Housing Authority of the County of Monterey, Utility Allowances, 2021.

Veronica Tam and Associates, 2022.
36 City of Salinas
Draft 2023-2031 Housing Element (May 2023)

3.5 Housing Needs
This section provides an overview of existing housing needs in Salinas. It focuses on four categories:
 Housing need resulting from housing cost burden;
 Housing need resulting from overcrowding;
 Housing need resulting from population growth and demolition of the existing housing stock; and,
 Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female-headed households, homeless persons, and farmworkers.

3.5.1 Housing Cost Burden
Housing cost burden is generally defined as households paying more than 30% of their gross income on housing related expenses, including rent or mortgage payments and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in payment problems, deferred maintenance or overcrowding.

This section uses data from the 2022 Comprehensive Housing Affordability Strategy (CHAS) published by HUD based on the 2015-2019 ACS. The CHAS provides information related to households with housing problems, including cost burden, overcrowding and/or without complete kitchen facilities and plumbing systems. The most recent estimates are derived from the 2015-2019 ACS and are mostly comprised of a variety of housing need variables split by HUD-defined income limits and HUDspecified housing types.

As shown in Table 25, a significant portion of households were experiencing overpayment or had a cost burden greater than 30%. Cost burden is the fraction of a household's total gross income spent on housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities. Among renters, 54% of households paid more than 30% of income towards housing costs. About 26% of renters paid more than 50% of their income towards housing costs or are severely cost burdened. Cost burden rates were also high among Salinas homeowners. A significantly smaller proportion of owner-occupied households are cost burdened compared to renters. Only 31.4% of owners are cost burdened including 11.9% who are severely cost burdened. Cost burden is more prevalent amongst lower income households. Nearly 59% of owner-occupied lower income households and 72% of renter-occupied lower income households spent more than30% of their household income on housing.

Cost burden is slightly more prevalent in Salinas compared to Monterey County. According to 2022 HUD CHAS data, 40.3% of households are cost burdened and 17.9% of households are severely cost burdened countywide. In Monterey County, 30.3% of owners and 50.7% of renters are cost burdened, a smaller proportion than in Salinas. However, Salinas has a marginally smaller population of severely cost burdened owners compared to the County. In general, rates of cost burden in the City and the County are comparable.
37 City of Salinas
Draft 2023-2031 Housing Element (May 2023)
Table 26 provides further details of housing cost burden by income and household type. Certain housing problems may be more common amongst certain household types. Elderly households may be more prone to cost burdened due to fixed incomes. Similarly, large households are more likely to experience overcrowding. Lack of complete plumbing or kitchen facilities, overcrowding, and cost burden are considered housing problems according to HUD. As presented in Table 26, lower income households, specifically lower income renters, are more likely to experience housing problems such as cost burden. Further, large lower income households have significantly higher rates of housing problems compared to large moderate- and above-income households; 100% of extremely low-income renters experience one or more housing problem. Elderly households and small households follow a similar trend, where lower income households are more prone to housing problems and cost burden.

Table 25:Salinas Housing Cost Burden by Tenure (2022)
Household
Cost Burden
(30%+)
Severe Cost
Burden (50%+)
Total
Households
Lower Income (<80% AMI)
Owner-Occupied 58.6% 30.0% 6,560
Renter-Occupied 72.1% 36.1% 15,965
All Households 68.2% 34.4% 22,525
All Salinas Households
Owner-Occupied 31.4% 11.9% 18,285
Renter-Occupied 54.0% 25.7% 22,515
All Households 43.9% 19.5% 40,800
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2015-2019 ACS), 2022.

City of Salinas
2015-2023 Housing Element (December 2015) Page 38
Table 26: Housing Assistance Needs of Lower Income Households (2022) Household by Type, Income &
Housing Problem
Renters Owners Total
Households Elderly
HH Small HH Large HH Total Renters
Elderly
HH Small HH Large HH Total Owners
Ext. Low Income (0-30% MFI) 1,280 2,125 1,080 5,235 675 355 165 1,370 6,605 with any housing problems 68.8% 92.9% 100.0% 87.5% 68.9% 85.9% 78.8% 75.2% 84.9% with cost burden > 30% 55.8% 92.9% 91.7% 85.8% 68.1% 81.7% 78.8% 74.1% 83.3% with cost burden > 50% 36.7% 77.4% 74.1% 68.1% 57.8% 59.2% 78.8% 62.0% 66.8% Very Low Income (31-50% MFI) 520 2,195 1,155 4,675 620 525 315 1,540 6,215 with any housing problems 67.3% 91.3% 99.1% 90.9% 65.3% 64.8% 92.1% 70.5% 85.8% with cost burden > 30% 60.6% 85.0% 87.9% 83.6% 67.7% 65.7% 82.5% 67.2% 79.6% with cost burden > 50% 29.8% 39.9% 25.1% 39.8% 37.1% 38.1% 61.9% 40.3% 39.9% Low Income (51-80% MFI) 310 3,290 1,660 6,055 960 1,565 905 3,650 9,705 with any housing problems 71.0% 65.7% 90.1% 71.9% 34.4% 58.5% 76.2% 57.4% 66.5% with cost burden > 30% 64.2% 56.2% 37.0% 51.3% 34.4% 56.5% 45.9% 49.2% 50.5% with cost burden > 50% 28.7% 6.1% 0.6% 5.7% 10.4% 19.2% 5.5% 13.7% 8.7% Moderate/Above Moderate
Income (81%+ MFI) 665 3,560 1,245 6,550 2,600 5,335 2,880 11,725 18,275 with any housing problems 16.5% 17.0% 65.9% 26.5% 12.7% 22.7% 40.5% 25.0% 25.6% with cost burden > 30% 14.3% 8.4% 7.2% 10.1% 12.5% 20.7% 9.4% 16.2% 14.0% with cost burden > 50% 1.5% 0.0% 0.0% 0.2% 2.1% 1.9% 0.3% 1.8% 1.3% Total Households 2,775 11,170 5,140 22,515 4,855 7,780 4,265 18,285 40,800 with any housing problems 56.2% 60.4% 88.3% 66.3% 31.5% 35.6% 53.3% 39.1% 54.1% with cost burden > 30% 47.7% 53.6% 52.7% 54.0% 31.6% 33.7% 25.2% 31.4% 43.9% with cost burden > 50% 26.1% 24.4% 21.4% 25.7% 16.0% 10.4% 9.0% 11.9% 19.5% Source: HUD Comprehensive Housing Affordability Strategy (CHAS) (based on 2015-2019 ACS), 2022.

Notes: (1) HUD CHAS (Comprehensive Housing Affordability Strategy) data is based on tabulations from the American Community Survey (ACS) and has a smaller sample size than the Decennial Census. Due to the smaller sample size, the data presented may have significant margins of error, particularly for smaller geographies. The intent of the data is to show general proportions of household need, not exact numbers. (2) Elderly households include elderly families (two persons, either or both aged 62 or older) and elderly non-families. 39 3.5.2 Overcrowding
Some households may not be able to accommodate high-cost burdens for housing but may instead accept smaller housing or reside with other individuals or families in the same home. Household overcrowding is reflective of various living situations: (1) a family lives in a home that is too small; (2) a family chooses to house extended family members; or (3) unrelated individuals or families are doubling up to afford housing. However, cultural differences also contribute to the overcrowded conditions. Some cultures tend to have larger household size than others due to the preference of sharing living quarters with extended family members as a way of preventing homelessness among family members. Overcrowding can strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes.

Approximately 20% of all households in Salinas are overcrowded, including 5.3% are severely overcrowded. Overcrowding is significantly more prevalent among renter-households than ownerhouseholds (Table 27). Close to 28% of renters in Salinas are overcrowded compared to only 11% of owners. Overcrowding is also more prevalent in Salinas compared to the County as a whole.

When compared to overcrowding data from 2009-2013, it is clear overcrowding is increasing slightly in both Salinas and Monterey County, with renters more acutely affected.

Table 27: Overcrowding by Tenure
Jurisdiction
Overcrowded
(1+ occupants per room)
Severely Overcrowded
(1.5+ occupants per room)
Renter Owner Total Renter Owner Total
Salinas (2016-2022) 27.6% 11.0% 19.7% 7.8% 2.6% 5.3%
Salinas (2009-2013) 23.5% 9.6% 17.5% 7.2% 2.4% 5.1%
Monterey County
(2016-2022) 20.6% 7.1% 13.6% 8.1% 1.7% 4.8%
Monterey County
(2009-2013) 18.1% 6.2% 12.2% 6.0% 1.6% 3.8%
Source: 2016-2020 ACS (5-Year Estimates).

3.5.3 Housing Growth Need – 2023-2031
The State of California determines the housing need for the three counties that make up the AMBAG region: Monterey, Santa Cruz and San Benito. AMBAG is responsible for allocating housing needs to each jurisdiction in its region. A local jurisdiction’s share of regional housing need is the number of additional housing units needed to accommodate the forecasted growth in the number of households, to replace expected demolitions and conversion of housing units to nonhousing uses, and to achieve a future vacancy rate that allows for healthy functioning of the housing market. The allocation is divided into the four income categories: Very Low, Low, Moderate, and Above Moderate. The allocation is further adjusted to avoid an over-concentration of lower income households in any one jurisdiction. Table 28, shows the Regional Housing Needs Allocation for the City of Salinas as determined by AMBAG.
40 Table 28: Salinas Regional Housing Needs Allocation (2023-2031) Total
Construction
Need2
Extremely
Low
Income1
Very Low
Income
Low
Income
Moderate
Income
AboveModerate
Income
Number of Housing Units 6,674 460 460 600 1,692 3,462
Note 1: The City’s RHNA allocation for very low-income units is 920 units; this allocation is evenly split between extremely low and very low income groups.

Source: 2023-2031 Regional Housing Needs Allocation (RHNA) Plan, AMBAG, 2022.

3.5.4 Special Needs Groups
Certain households, because of their special characteristics and needs, may require special accommodations, and may have difficulty finding housing due to special needs. Special needs groups include seniors, persons with disabilities, families with children, single-parent households, large households, homeless persons, and persons at-risk of homelessness, and farm workers.

H. Seniors
Seniors (persons aged 65 and above) are gradually becoming a more substantial segment of a community’s population. Americans are living longer and having fuller lives than ever before in our history and are expected to continue to do so. Elderly households are vulnerable to housing problems due to limited income, prevalence of physical or mental disabilities, limited mobility, and high health care costs. The elderly, particularly those with disabilities, may face increased difficulty in finding housing accommodations. A senior on a fixed income can face great difficulty finding safe and affordable housing. Subsidized housing and federal housing assistance programs are increasingly challenging to secure and often involve a long waiting list.

According to the 2006-2010 ACS, 7.8% of all residents in Salinas were ages 65 and over (Table 3).

Per recent 2016-2020 ACS data, 9.2% of Salinas residents are aged 65 or older, a 27.5% increase since the 2006-2010 ACS. Approximately 33% of the City’s households have a member aged 60 or older and 7.1% are seniors aged 65 or older living alone (Table 10). According to 2016-2020 ACS estimates, 12.5% of elderly residents aged 65 and older are below the poverty level. As presented in Table 29, 39.1% of seniors experience one or more disabilities. The number of seniors with disabilities has increased 55.9% since the 2010 ACS. Ambulatory difficulties and independent living difficulties are the more common disability types amongst senior residents. Disability status and characteristics are further described in Section B, Persons with Disabilities, below. 41 Table 29: Elderly Population and Disability Status (2010-2020) 2010 2020 Percent Change
Persons Percent Persons Percent (2010-2020)
Population Aged 65+ 11,317 7.8% 14,430 9.2% 27.5%
With any disability 3,512 35.5% 5,476 39.1% 55.9%
With a hearing difficulty 1,548 15.7% 1,888 13.5% 22.0% With a vision difficulty 808 8.2% 922 6.6% 14.1%
With a cognitive difficulty 1,373 13.9% 1,595 11.4% 16.2% With an ambulatory difficulty 2,754 27.9% 3,357 23.9% 21.9% With a self-care difficulty 1,131 11.4% 1,751 12.5% 54.8% With an independent living difficulty 2,025 20.5% 2,264 16.1% 11.8% Note: 2010 disability status data uses the 2010 ACS, 1-Year Estimates. 5-Year Estimates are not available for this dataset Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates); 2010 ACS (1-Year Estimates).

As indicated in Table 30, the 2016-2020 ACS estimates that the median household income for households with a householder aged 65 years or older is $51,702. Senior-headed households have the lowest median income compared to householders of all other age groups. The median household income is only 76% of the citywide median household income. However, the median income for senior-headed households has increased the most significantly since the 2006-2010 ACS compared to other age groups and the citywide average. According to the 2022 CHAS data presented in Table 26, only 47.7% of elderly renters and 31.6% of elderly owners experience cost burden. Comparatively, 54% of renters and 31.4% of owners citywide are cost burdened. For all income levels, elderly households are cost burdened at a lower or comparable rate to the citywide average of the respective income category. Despite this, elderly households are often on fixed incomes and may need financial assistance in making necessary repairs or accessibility improvements.

Householders by tenure and age are presented in Table 31. As of 2020, 27.5% of owners and 10.9% of renters in Salinas have householders aged 65 and over. Approximately 19% of all households citywide are senior-headed households. In comparison, only 15.2% of households during the 2006- 2010 ACS were senior headed. The number of senior-headed households in Salinas increased nearly 25% during this period.

Table 30: Median Household Income for by Age of Householder (2010-2020) Householder Age 2010 2020 Percent Change
(2010-2020)
15 to 24 years $40,634 $59,263 45.8%
25 to 44 years $49,433 $63,567 28.6%
45 to 64 years $61,083 $85,270 39.6%
65 years and over $31,517 $51,702 64.0%
All Households $50,808 $67,914 33.7%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates). 42 Table 31: Householders by Tenure and Age (2010-2020) Householder
Age
2010 2020
OwnerOccupied % RenterOccupied % OwnerOccupied % RenterOccupied % 15-34 years 2411 12.4% 8,864 41.1% 1911 9.7% 6,465 30.0% 35-64 years 12,734 65.4% 10,827 50.2% 12,423 62.9% 12,708 59.0% 65+ years 4,336 22.3% 1,898 8.8% 5,432 27.5% 2,357 10.9% Total 19,481 100.0% 21,589 100.0% 19,766 100.0% 21,530 100.0% Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).

Resources for Seniors
The Monterey County Area Agency on Aging (AAA) is a planning, advocacy, and grant making entity. The AAA’s role in direct service provision is limited to the Information & Assistance (I&A) Program in partnership with the County Department of Social and Employment Services. Funding constraints and costs of doing business impacted the AAA’s capacity to continue as a provider of case management services. With a focus upon system planning, advocacy, and grant making, the AAA uses its resources and expertise to strengthen the capacity of community-based service providers in fulfilling the public’s increased requests for services. As an administrative entity, the AAA is positioned to track service trends and policy developments; lead efforts in community services planning; and assist with fund development activities.

The Alliance on Aging also serves seniors in Monterey County. Alliance on Aging programs include Medicare counseling and education (HICAP), peer counseling, nursing home information and advocacy, tax counseling for the elderly, benefits checkup, and a monthly senior outreach luncheon held in Salinas. Alliance on Aging staff and volunteers provide direct services, information and education to seniors, adult children, caregivers, and “baby boomers” approaching and preparing for their senior years. The Alliance on Aging’s administrative and program offices are in Salinas and a representative visits the City’s Firehouse Recreation Center at least twice a month.

The City of Salinas’ senior programs, most offered at the Firehouse Recreation Center, include senior nutrition, leisure activities, education classes, social services, senior/adult trips, and volunteer opportunities. The Firehouse Senior Program works closely with several local non-profit agencies to provide services to its seniors such as Legal Services for Seniors. The Salinas Senior Center is a nonprofit organization, not a physical operating center, but it is working to raise funds to build a one-stop multi-service center for seniors and family caregivers in the City.

There are 650 rental units in eight rental properties in Salinas that are restricted for those age 55 or 62 and older, with renter qualifications not to exceed anywhere from 50% to 80% of median income. In addition to the senior housing developments above, seniors in the City are also served by 18 State-licensed residential care facilities for the elderly with a capacity to serve 454 people, 21 adult residential facilities with a capacity to serve 207 people, and five adult day care facilities with a capacity to serve 381 people.
43 Table 32: Senior Housing Developments
Name Address
Affordable
Units
Dai Ichi Village Apartments 34 Rossi Strreet 11
Gateway Apartments 25 Lincoln Avenue 51
La Gloria Apartments 539 E. Market Street 22
Los Abuelitos 528 East Market Street 12
Montecito (Salinas) Senior Apartments 1598 Mesquite Drive 132 Parkside Apartments 1112 Parkside Street 80
Regency Court Senior Apartments 472 Regency Circle 119
Sherwood Village Senior Apartments 808 N. Main Street 124 Steinbeck Commons Apartments 10 Lincoln Avenue 99
Total 650
Source: City of Salinas, 2023
I. Persons with Disabilities
Federal nondiscrimination laws define a person with a disability to include “any (1) individual with a physical or mental impairment that substantially limits one or more major life activities; (2) individual with a record of such impairment; or (3) individual who is regarded as having such an impairment.” In general, a physical or mental impairment includes, but is not limited to, examples of conditions such as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodeficiency Virus (HIV), developmental disabilities, mental illness, drug addiction, and alcoholism. Some impairments are readily observable, while others may be invisible. Observable impairments may include, but are not limited to, blindness or low vision, deafness or being hard of hearing, mobility limitations, and other types of impairments with observable symptoms or effects, such as intellectual impairments (including some types of autism), neurological impairments (e.g., stroke, Parkinson’s disease, cerebral palsy, epilepsy, or brain injury), mental illness, or other diseases or conditions that affect major life activities or bodily functions. Major life activities include activities important to daily life such as walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.6
The U.S. Census Bureau classifies disabilities into the following categories:
 Hearing difficulty: Deaf or having serious difficulty hearing  Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses  Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions
 Ambulatory difficulty: Having serious difficulty walking or climbing stairs 6 U.S. Department of Housing and Urban Development (HUD). “Disability Overview” https://www.hud.gov/program_offices/fair_housing_equal_opp/disability_overview#_Who_Is_a. Accessed November 16, 2022.
44  Self-care difficulty: Having difficulty bathing or dressing  Independent living difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping According to the 2016-2020 ACS, approximately 7.9% of the Salinas population has one or more disabilities, an increase since 7.2% during the 2008-2012 ACS. 7 As shown in Table 33, ambulatory
difficulties, independent living difficulties, and cognitive difficulties are the most prevalent disability types in Salinas. As discussed above, seniors experience disabilities at significantly higher rates than other age groups. Salinas has a sightly smaller population of persons with disabilities compared to the County. Countywide, 8.9% of the population has a disability.

Table 33: Disability Characteristics (2020)
Disability by Age and Type Under 18
years
18 to 64
years
65 years
and over Total
Total Persons with a Disability 3.2% 5.7% 39.1% 7.9%
Disability Type
Hearing Difficulty 0.4% 0.9% 13.5% 1.9%
Vision Difficulty 1.1% 1.4% 6.6% 1.8%
Cognitive Difficulty 2.5% 2.2% 11.4% 3.2%
Ambulatory Difficulty 0.6% 2.2% 23.9% 4.0%
Self-Care Difficulty 1.1% 1.2% 12.5% 2.3%
Independent Living Difficulty -- 1.9% 16.1% 3.8%
Total Population 47,790 93,468 14,023 155,281
Note: Dataset includes civilian noninstitutionalized population. Independent living difficulties are not tallied for persons under 18 years old.

Source: 2016-2020 ACS (5-Year Estimates).

According to the 2022 Monterey Homeless Point-in-Time (PIT) Count and Survey, 61% of individuals surveyed reported having at least one disabling condition. A disabling condition is defined by HUD as a developmental disability, HIV/AIDS, or a long-term physical or mental impairment that impacts a person’s ability to live independently but could be improved with stable housing. The following self-reported health conditions were also recorded in the 2022 Survey:
7 5-Year ACS estimates are not available for the 2006-2010 period; therefore, this analysis uses the 2008-2012 estimates for comparison.
45  Depression (57%)
 Alcohol and drug use (49%)
 PTSD (43%)
 Chronic health condition (30%)
 Psychiatric or emotional conditions
(28%)
 Physical disability (27%)
 Chronic infection with Hepatitis BC
(12%)
 Traumatic brain injury (10%)
 HIV/AIDS related illness (7%)
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 46
The elderly population is expected to grow substantially in the next 20 years. Since seniors have a much higher probability of being disabled, the housing and service needs for persons with disabilities should grow considerably commensurate with senior population growth. (1) Persons with Developmental Disabilities
As defined by State law, “developmental disability” means a severe, chronic disability of an individual who:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;
 Is manifested before the individual attains age 188;
 Is likely to continue indefinitely;
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) selfdirection; f) capacity for independent living; or g) economic self- sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The California Department of Developmental Services (DDS) is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities.

While there are no estimates of the population with developmental disabilities, the DDS records developmental services consumers by zip code. As presented in Table 34, there are 1,734 residents in Salinas zip code receiving services from the DDS, including 885 persons under 18 years old and 849 persons aged 18 and older. Most persons with a developmental disability in these zip codes lives in the home of a parent, family, or guardian, followed by community care facilities, and independent/supported living.
8 The State of California defines developmental disabilities slightly differently than federal law. The main difference is at the manifestation age, where federal definition established that threshold at age 22.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 47
Table 34: Department of Developmental Services Consumers by ZIP Code (2022) 93901 93905 93906 93907 93908
Age
0-17 years 123 349 314 76 23
18+ years 134 254 337 91 33
Total 257 603 651 167 56
Residence Type
Home of Parent/Family/Guardian 214 558 573 151 54
Independent/Supported Living 23 <11 23 <11 <11
Community Care Facility <11 29 46 14 0
Intermediate Care Facility 0 0 0 0 0
Foster/Family Home <11 <11 <11 <11 <11
Other <11 <11 <11 0 0
Total >237 >587 >642 >165 >54
Source: State Department of Developmental Services (DDS) Consumer Count by California ZIP Code, January 2022.

San Andreas Regional Center is a community-based, private nonprofit corporation funded by the State of California to serve people with developmental disabilities as required by the Lanterman Developmental Disabilities Services Act (aka Lanterman Act). The Lanterman Act is part of California law that sets out the rights and responsibilities of persons with developmental disabilities. San Andreas is one of 21 regional centers throughout California and serves individuals and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. The Regional Center provides diagnosis and assessment of eligibility and helps plan, access, coordinate, and monitor the services and supports that are needed because of a developmental disability. As of December 2021, 17,660 consumers were served by the San Andreas Regional Center.

According to the Golden Gate Regional Center serving the Bay Area, trends that are affecting people with developmental disabilities include California’s moves to reduce institutionalization, aging family caregivers not being able to continue providing in-house care and the growing wave of people with autism.

Deinstitutionalization: In 1977, California passed the Lanterman Developmentally Disabled Services Act to minimize the institutionalization of developmentally disabled people, help them remain in their communities, and to allow them to live their lives as similar to non-disabled people as possible. To accomplish this, the state has been closing large institutional care facilities resulting in more people with disabilities being integrated into the community. However, this has increased the demand for community based independent living options to serve the needs of the developmentally disabled.

Aging Baby Boomers Unable to care for Their Children with Developmental Disabilities:

Almost three quarters of people with development disabilities live with a parent or caregiver, and many of these caregivers are baby boomers. As these caregivers age their ability to continue to care for their developmentally disabled children will decrease to the point where it is no longer possible. This trend is also going to be a factor in the increased need for community based independent living options for the developmentally disabled. Many service delivery systems and communities are not prepared to meet the increasing need.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 48
Increasing Numbers of People with Autism: There is large number of young adults with developmental disabilities that have autism. They have been brought up as independent members of the community and want to remain independent and involved in the community. There is a growing need to supply community based independent living options for these individuals.

People with development disabilities face many challenges when looking for housing:
 Limited Supply: There is a limited supply of disabled accessible, affordable le housing generally, and the supply can be tight near transit. Being near transit is important because man people with developmental disabilities cannot drive.
 Lack of rental history: Because many people with development disabilities have lived with their parents, they often do not have rental or credit history. This makes it harder for them to compete for the limited housing that is available.
 Unable to afford high rents: Due to the challenge of securing long-term employment, people with developmental disabilities are often extremely low income which makes it difficult to afford rents.

The three major needs for people with developmental disabilities are low cost (subsidized) rents, disabled accessible homes, and buildings near public transportation. These needs are very similar to the desires of other segments of the population. Policies that promote affordable housing generally are also good for the developmentally disabled community.
(2) Persons with Psychiatric Disabilities
The 2022 Monterey Homeless PIT Count and Survey reported that 34% of sheltered individuals and 66% of unsheltered individuals were chronically homeless, defined as an individual with one or more disabling conditions or a family with a head of household with a disabling condition who has been continuously homeless for one year or more and/or has experienced four or more episodes of homelessness within the past three years. The survey reported that 57% of respondents reported having depression, 43% had PTSD, and 28% had psychiatric or emotional conditions. Mental health issues were the fourth most cited condition as the primary reason that led to homelessness, following financial issues, alcohol or drug use, and incarceration. Approximately 23% of respondents reported that mental health issues were the primary condition that led to homelessness.

For many of the mentally ill, mental illness can only be managed; it cannot be ‘cured.’ In the absence of a cure, the affordable, supportive, permanent housing with intensive services model (provided by Monterey County nonprofits Interim Inc., Community Homeless Solutions, Bay Area Community Services) is known nationally to provide a higher quality of life for adults with mental illness at a lower cost to the public than alternative strategies. Homelessness, hospitals, and jails are too frequently used to “manage” the crisis of mental illness at an inflated cost to the community. Numerous studies, including the City/County of San Francisco and Santa Clara County in 2015, have documented the local cost savings (as well as public benefit) of providing housing with support services for homeless mentally ill vs. the costs for jails and emergency medical and psychiatric services.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 49
Resources for Persons with Disabilities
Special housing needs for persons with disabilities fall into two general categories: physical design to address mobility impairments and in-home social, educational, and medical support to address developmental and mental impairments.

The Central Coast Center for Independent Living (CCCIL) is an advocacy and information center serving disabled persons in Salinas. With a central office in the City of Salinas, CCCIL provides various services to persons with disabilities who live in the counties of Santa Cruz, Monterey, and San Benito.

CCCIL programs include information and referral; individual and systems change advocacy; benefits counseling; housing assistance; personal assistance services; peer support; independent living skills training; and assistive technology.

The Housing Choices Coalition, with offices in Watsonville and San Jose, assists disabled persons in Salinas to locate suitable housing and request reasonable accommodation, if needed.

For persons with disabilities who require more assistance at home, the California Department of Social Services (DSS), Community Care Licensing Division reports that in Salinas there are 21 adult residential facilities with a capacity to serve 207 residents, 5 adult day care facilities with a capacity to serve 381 residents, and one social rehabilitation facility with a capacity to serve 15 residents. The City allocates CDBG funding to public service agencies that help the frail elderly remain independent in their homes, such as Meals on Wheels.

For adults with psychiatric disabilities, the challenge of finding affordable housing is often insurmountable. And because mental illness affects earning potential, most adults with serious mental illness in Monterey County are very low income and on public assistance. The source of income for most adults with mental illness is Social Security Income (SSI). The SSI Program is a federally funded program which provides income support to adults who are aged 65 or older, blind, or disabled. SSI benefits are also available to qualified blind or disabled children. The SSP Program is the state program which augments SSI. Both SSI and SSP benefits are administered by the Social Security Administration (SSA). Eligibility for both programs is determined by SSA using Federal criteria. If an individual qualifies for SSI, they also qualify for SSP. The benefits are in the form of cash assistance.

The average monthly Social Security Income for blind or disabled persons in California is $765.93 as of September 2022.9 The current Fair Market Rent in Monterey County (as of 2023) is $2,112 for a studio and $2,194 for a one-bedroom unit, beyond the reach of disabled adults unless the housing or the tenant has a rent subsidy. Finding rent subsidies in significantly difficult because the Housing Choice Voucher (Section 8) program in Monterey County has long waiting lists.

Salinas properties with affordable rents and units specifically for the disabled include:
 Tynan Village (MCHADC) (15 units)
 Parkside Apartments (MCHADC) (80 units for seniors or disabled)  Catalyst Apartments (Interim Inc.) (5 units, 235 Martella)  Lupine Gardens (Interim Inc.) (20 units)
9 SSI Monthly Statistics, September 2022. https://www.ssa.gov/policy/docs/statcomps/ssi_monthly/2022-09/ssim-2022-

09.pdf.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 50
 Soledad House (8 units)
 Sunflower Gardens (Interim Inc.) (15 permanent units and 2 transitional) J. Families with Children and Single Parent Households
According to the 2016-2020 ACS, approximately 49% of all households in Salinas have children under the age of 18. Single-parent households often require special consideration and assistance because of their greater need for affordable housing, as well as accessible day care, health care, and other supportive services. Due to their relatively lower per-capita income and higher living expenses such as day-care, single-parent households have limited opportunities for finding affordable, decent, and safe housing.

Approximately 14% of households in Salinas are single-parent households, including 10.2% that are single-parent female-headed households. In comparison, only 9.6% of households countywide are single-parent households. Of the total female-headed households in the City, only 32.6% owned their homes and 67.4% rented.

In 2020, approximately 5,805 single-parent households resided in Salinas, representing 14.1% of the City’s households. An estimated 4,219 female-headed, single-parent households with children under age 18 lived in the City, representing 10.2% of all households in the City. Of particular concern are singleparent households with lower incomes. The 2016-2020 ACS shows that approximately 26.4% of the City’s female-headed households had incomes below the poverty level. By comparison, only 11.5% of all families had incomes below the poverty level.

Resources for Families
Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, health care, and other necessities. The City of Salinas offers various programs for families with children. The City’s Breadbox Recreation Center is a recreation center with an emphasis on the City’s youth and offers a variety of drop-in recreation programs and services. The Firehouse Recreation Center also hosts a teen lounge for after-school activities. The Alisal Family Resource Center offers family support groups, adult education, behavioral health counseling for children up to five years old, child abuse prevention program, annual health fair, and children’s oral dental health van. The Police Assistance League and Boys and Girls Club offer after-school activities for youth. The City funds programs such as the East Salinas Girl Scout Center and Sun Street Center for teens with CDBG public service funds.

The Mexican American Opportunity Foundation (MAOF) has a Resource and Referral Program that provides families and providers in Monterey County with free referrals to licensed childcare centers and family day care homes near a family’s home or place of employment. MAOF is located in the City of Salinas and also offers information about childcare options for children with special needs, free workshops on child care-related topics, and technical assistance in completing applications for community services relating to child care. Single parent households in the Salinas can also benefit from general programs and services for lower-and moderate-income persons, including the Housing Authority of the County of Monterey Housing Choice Voucher and rental assistance programs, the City’s Housing Rehabilitation and affordable housing development programs, and various community and social services provided by non-profit organizations in the region such as the Food Bank.

K. Large Households
Large households are defined as those with five or more members. These households are usually families with two or more children or families with extended family members such as in-laws or City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 51
grandparents. It can also include multiple families living in one housing unit to save on housing costs.

Large households are a special needs group because the availability of adequately sized, affordable housing units is often limited. To save for necessities such as food, clothing, and medical care, lowerand moderate-income large households may reside in smaller units, resulting in overcrowding.

As indicated in Table 10, in 2010, 27.5% percent of all households in Salinas had five or more members; specifically 25.5% of owner-households and 29.3% of renter-households in the City were considered to be large households (Table 35). The proportion of large households in Salinas (27.5%) was higher than at the County level (20%). Areas with a high proportion of large households also tend to have high proportions of non-White population and family households. Many ethnic minority groups have a younger age profile and tend to have larger families than the White population. However, cultural differences also contribute to the overcrowded conditions. Some cultures tend to have larger households and have a range of attitudes about intergenerational living and homelessness prevention by sharing home spaces, no matter how small. Also, recently arrived immigrants may stay with relatives on a temporary basis until they get established. Housing problems including overcrowding are further described in Appendix X, Affirmatively Furthering Fair Housing, of this Housing Element.

Table 35: Large Households by Tenure (2020)
Persons Per Unit Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent Five 2,607 13.2% 2,905 13.5% 5,512 13.3%
Six 1,478 7.5% 1,736 8.1% 3,214 7.8%
Seven or more 957 4.8% 1,678 7.8% 2,635 6.4%
Large Households 5,042 25.5% 6,319 29.3% 11,361 27.5%
Total Households 19,766 100.0% 21,530 100.0% 41,296 100.0% Source: 2016-2020 ACS (5-Year Estimates).

According to the 2022 Comprehensive Housing Affordability Strategy (CHAS) data based on the 2015- 2019 ACS (Table 26), 57.2% of large renter-occupied households and 25.2% of large owner-occupied households experience cost burden. Further, 88.3% of large renter households and 53.3% of large owner households have one or more housing problem including cost burden. The proportion of large households experiencing a housing problem above the cost burdened proportion is likely due to overcrowding. Less than one percent of the City’s rental housing stock has five or more bedrooms (refer to Table 18) resulting in a high percentage of lower income large-family households that are forced to live in overcrowded situations.

Resources for Large Households
Large households in Salinas can benefit from general programs and services for lower-and moderateincome persons, including The Housing Authority of the County of Monterey Housing Choice Voucher and rental assistance programs, and various community and social services provided by non-profit organizations in the region.

L. Persons Experiencing Homelessness
On January 4, 2012, final regulations went into effect to implement changes to the U.S. Department of Housing and Urban Development’s (HUD’s) definition of homelessness contained in the Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act. The definition affects who is City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 52
eligible for various HUD-funded homeless assistance programs. The new definition includes four broad categories of homelessness:10
 People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided.  People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled-up situation, within 14 days and lack resources or support networks to remain in housing.
 Families with children or unaccompanied youth who are unstably housed and likely to continue in that state.
 People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing.

This definition demonstrates the diversity of people experiencing homelessness. The numerous locations in which people experiencing homelessness can be found complicate efforts to accurately estimate their total population. For example, an individual living with friends on a temporary basis could be experiencing homelessness but would be unlikely to be identified in a homeless count.11 The 2022 Monterey County Homeless Count and Survey counted 2,047 homeless individuals during their one-night point-in-time count. countywide12 This represents a 27.8% decrease from 2017. The point-in-time (PIT) count identified 1,065 persons experiencing homelessness in Salinas, representing 52% of the countywide homeless population. Of the 1,065 persons identified, 777 were unsheltered (73%) and 288 were sheltered (27%). The population of persons experiencing homelessness declined by

21.7% in Salinas between 2017 and 2022. The population of unsheltered individuals decreased by 29.2% and the population of sheltered individuals increased by 9.1% during this period (Table 36). The pointin-time count is just a snapshot of how many homeless people are on streets and in emergency and transitional shelters on any given day in Monterey County. 10 U.S. Department of Housing and Urban Development. “Expanding Opportunities to House Individuals and Families Experiencing Homelessness through the Public Housing (PH) and Housing Choice Voucher (HCV) Programs:

Questions and Answers (Q&As).” (September 2013).
11 The school districts, however, define homelessness very differently. This definition extends to any family without a permanent roof over their heads. By definition, a child is homeless if he or she is: a) living with another family due to financial hardship; b) renting a room, living in a motel or hotel, or shelter; c) living in a car, RV, campsite, or garage; or d) awaiting foster care placement. Based on this definition, the Salinas City Elementary School District reported 3,566 homeless students in the 2018-2019 school year, or 40% of the district’s enrollment. (Alani Letang, “Data shows 40% of elementary kids homeless in Salinas,” KSBW, December 11, 2019.) 12 Applied Survey Research, “2022 Monterey County Homeless Count and Survey Comprehensive Report.” (2022).

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 53
Table 36: Homeless Population in Salinas and Monterey County (2016-2020) Unsheltered Sheltered Total
Salinas
2022 777 288 1,065
2019 976 206 1,182
2017 1,097 264 1,361
Percent Change (2017-2022) -29.2% 9.1% -21.7%
Monterey County
2022 1,357 690 2,047
2019 1,830 592 2,422
2017 2,113 724 2,837
Percent Change (2017-2022) -35.8% -4.7% -27.8%
Source: 2022 Monterey County Homeless Count and Survey Comprehensive Report.

The definition of homelessness in the City of Salinas school districts is established by the State to calculate funding and extends to any child not having a permanent roof. By definition, a child is homeless if he/she is living with a family due to financial hardships, renting a room (motel, hotel or shelter), living in a car, RV, campsite or garage, or awaiting foster care placement. According to the Monterey County Office of Education, in academic year 2021-22, there were a total of 4,193 students were found to be homeless within the school districts serving Salinas, which is a slight decrease from 2013-14 when there were 4,456 homeless students. The largest share of homeless students was within the Salinas Elementary School District, which had 2,382 homeless students.

Resources for Persons Experiencing Homelessness
In 2011, the Counties of Monterey and San Benito completed the Lead Me Home plan, a 10-Year Plan to End Homelessness in Monterey and San Benito Counties. The Plan included recommendations by a Working Group comprised of representatives from public and private agencies that met over a 10- month period. The Plan establishes a “Housing First” approach to help people re-access housing as quickly as possible through four key strategies: create a comprehensive housing pipeline, focus housing development on target populations, identify new funding sources to support the creation of permanent housing, and improve system-level permanent housing outcomes. Goals set forth by the Plan aimed to increase the permanent housing stock for homeless persons by 75 units after five years and 200 units after ten years and also to increase permanent supportive housing units by 500 in ten years.

The Lead Me Home plan was updated in 2021 with a goal to reduce homelessness in Monterey and San Benito Counties by 50% over the next five years. Overarching strategies include increasing participation in homelessness solutions by leaders and key stakeholders across the region, improving the performance of the homelessness response system, and particularly the system’s effectiveness in supporting people to secure and sustain housing, and expanding service-oriented responses to unsheltered homelessness.

During the development of the Chinatown Revitalization Plan in 2019, the City conducted community outreach and received feedback related to homelessness from community members, property owners, businesses owners, service providers, and community-based organizations:
• Chinatown should no longer be the epicenter of homeless encampments and social services for homeless individuals. Social services should be distributed across the City and Monterey County.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 54
• Residents, business and property owners, as well as stakeholders, have expressed that it is of critical importance to reduce encampments in Chinatown to revitalize the neighborhood. • Homeless individuals in Chinatown indicated that they would prefer to be housed with friends and live-in single-family homes or in a permanent supportive housing complexes like the Moon Gate Plaza project.
• There is support for improved mental health and homeless services. • Despite Chinatown’s bad reputation, it has always been a welcoming place for minorities and the least fortunate.

Many homeless resources are available within the City of Salinas and presented in Table 37. Some of the services described below serve different types of low-income populations, not just homeless. The location of some services is not within Salinas, but nonetheless they serve unhoused people who reside in Salinas. When historic Fort Ord on the Monterey peninsula closed in 1994, agencies serving the homeless were given priority to receive some of the property, under the terms of the federal McKinney Act and Base Reuse and Closure Act (BRAC).

The Salinas Outreach and Response Team (SORT) mission is to promote the health and safety of unhoused residents of the City of Salinas by providing essential emergency services through outreach, referrals, and service coordination. SORT engages the City of Salinas unhoused population through outreach to build trust and rapport with the unhoused community. The team includes a collaboration with Peer Leaders with lived homeless experience which is necessary to reach individuals who are hesitant to work with service providers. SORT’s goal is to connect the unhoused residents to resources through housing pathways, education, and referrals to other service providers who offer Rapid Rehousing and Stabilization Support. Outreach workers and Peer Leaders, represent the homeless service provider network in the Salinas, Monterey, and San Benito Continuum of Care (CoC).

In August 2022, Secretary Lourdes Castro Ramirez and Senator Anna Caballero met with city, county & nonprofit organizations to learn how the $4.1 million dollars awarded to the City of Salinas, through the Encampment Resolution Funding (ERF) Program, will be used to expand outreach efforts to unhoused individuals living in encampments. Funding through this program focuses on ensuring the wellness and safety of people experiencing homelessness in encampments. The program also supports innovative efforts to resolve critical encampment concerns and supports Housing First approaches to give unhoused individuals access to safe and stable housing. To learn more about the Street Outreach & Response Team, please visit the Homeless Service website for the City of Salinas.

The California Interagency Council on Homelessness (Cal ICH) awarded $4,079,416 in Encampment Resolution Funding (ERF) to the City of Salinas. This grant will support Health & Safety Day projects (services and clean-up efforts at encampment sites) along the milelong stretch of land from Natividad City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 55
Creek Park to Main Street, which intersects with Laurel Drive, Carr Lake, and Sherwood Drive. The funds will be utilized for Health & Safety Day activities, including:
• outreach and engagement at encampment sites,
• mobile healthcare services,
• basic needs and wraparound services,
• service coordination, referrals, transportation, and interim and permanent housing solutions, and • encampment site restorations
The Monterey County Department of Social Services (DSS) and Coalition of Homeless Services Providers (CHSP) administers an inclement weather voucher program each year from November 1st through March 31st. Motel vouchers are provided to certain nonprofit organizations to use for homeless individuals or families as needed. In advance of inclement weather season, CHSP updates the county’s emergency shelter list and coordinates with DSS to distribute inclement weather voucher packets in order to support homeless service providers in preparation of their individual agency’s inclement weather response.

On October 9, 2018, City Council authorized the City Manager to enter into a Memorandum of Understanding (MOU) with the County of Monterey (County) regarding the: 1) development and operation of a new homeless shelter at 855 East Laurel Drive, 2) development of permanent supportive housing at 1220 Natividad Road, and 3) continued operations of a temporary warming shelter at 111 West Alisal Street. Under the direction of Chief Frese, the Police Department appointed a new Homeless Outreach Team (Hot) Officer who is actively working with homeless in Chinatown.

In May 2021, the SHARE Center opened, replacing the temporary warming shelter. The SHARE Center is extremely low barrier year-round homeless shelter, meaning clients can come with their pets, partners, or families, and mental health challenges / low income / other complex needs are not a barrier to coming indoors. The SHARE Center is a beautiful and spacious location, including a reception, waiting room, staff spaces, health clinic, counseling offices, library, a commercial kitchen, a multipurpose room, pet kennels, outdoor dining area, children’s play areas, and bedrooms with 100 beds, including family rooms. Housing Navigators work with clients on an individualized basis to help clients end their own cycle of being unhoused and help them find permanent, sustainable housing.

Additionally, Community Homeless Solutions operates the Chinatown Navigation Center, A 51-Bed navigation center that provides meals and 24/7 shelter to homeless adults residing in Chinatown or the City of Salinas. The center provides supportive services and housing navigation.

Table 37: Homeless Resources
Agency/Program Description Location
Emergency Shelters
Community Homeless Solutions
– Navidad Shelter
Emergency shelter for homeless women and
children or single homeless women with
prioritized beds for those fleeing domestic
violence. Access to food, clothing, and case
management. Capacity: 32 beds
Salinas
Community Homeless Solutions Emergency Shelter for homeless women and Marina City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 56
Table 37: Homeless Resources
Agency/Program Description Location
– Hamilton Shelter children or single homeless women with prioritized beds for those fleeing domestic
violence. Access to food, clothing, and case
management. Capacity: 19 beds
Community Homeless Solutions
– Chinatown Navigation Center
51 bed navigation center that provides meals
and 24/7 shelter to homeless adults. 115 East Lake Street, Salinas Community Homeless Solutions
– Central Coast Respite Center
A 6-bed shelter for homeless adults in need of
respite care following stays in 3
participating hospitals
Seaside
Community Human Services –
Casa De Noche Buena
A 20-35-beds year-round shelter for homeless
women and families. Capacity
depends on the number of children in families.
1292 Olympia Ave., Seaside
Community Homeless Solutions
– Safe Place
Year-round shelter for youth ages 18-21. Also,
provides four beds for runaway and homeless
youth up to age 17 in two licensed foster
homes for up to 21 days. Capacity: 12 beds
590 Pearl St.

Monterey, CA 93940
Outreach Unlimited – I-HELP for
Men
Interfaith Emergency Lodging Program (IHELP) offers homeless men overnight lodging 7 nights a week at rotating Peninsula-area
houses of faith. Pickup in the parking lot
directly across from Navy Post Graduate
School on Del Monte. Capacity: 25 beds
Information line
(831) 251-8663
Outreach Unlimited – I-HELP for
Women
I-HELP (Interfaith Emergency Lodging
Program) offers homeless women overnight
lodging 7 nights a week at rotating Peninsulaarea houses of faith. Capacity: 10 beds Information line
(831) 251-8663
Interim, Inc – MCHOME
MCHOME program provides emergency
shelter, outreach, housing and intensive,
integrated services to homeless adults with
psychiatric disabilities. MCHOME’s goal is to
move individuals with psychiatric disabilities off
the street and into housing.

Monterey County
Orphan Productions – Safe
Parking Program
Overnight Safe Parking Program for homeless
adults and their respective children if
applicable.

Marina
Pajaro Rescue Mission
Shelter for homeless men in modern, well
ventilated dorms. Faith based organization
provides food, support and substance use
counseling. Capacity: 35 beds
111 Railroad Ave.

Watsonville, CA 95076
Pass the Word Ministry – One
Starfish Safe Parking Program
Overnight Safe Parking Program for homeless
adults. Monterey Peninsula
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 57
Table 37: Homeless Resources
Agency/Program Description Location
Salvation Army – Frederiksen
House
60-day emergency shelter for families with
children. Access to case management and
other support services. Must be clean and
sober.

Seaside
Safe Parking Program
An overnight safe parking program for people
living in their legally registered
vehicles.

Marina & Seaside
SHARE Center
A 128-bed navigation center for homeless
men, women, and families that provides
meals and 24/7 shelter to people experiencing
homelessness in Monterey County.

Salinas
Salvation Army - Frederiksen
House
A 90-day emergency shelter for families with
children. Provides case management
and other support services.

Seaside
Victory Mission
Emergency Shelter for single homeless men
ages 18 and older. Provides shelter, food,
showers, clothing and other supportive
services. Capacity: 70 beds
43 Soledad St.

Salinas, CA 93901
YWCA Monterey County –
Safehouse
Serves victims of domestic violence with
emergency shelter (women and children only). Confidential location Veterans Resource Center
Supportive services for homeless Military
Veterans and their families. Emergency shelter
through approved motel stays. Access to case
management and additional supportive
services.
40 Bonifacio Pl
Monterey, CA 93940
Veteran’s Transition Center –

HCHV ERS
Emergency shelter for unaccompanied male
homeless veterans. Access to case
management and additional supportive
services.
220 12th St.

Marina, CA 93933
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 58
Table 37: Homeless Resources
Agency/Program Description Location
Community Kitchens
Community Human Services –
Safe Place
Breakfast provided Tuesday and Fridays from
9:00-11:00 am for homeless youth up to age

21. Dinner provided at the Monterey Youth
Center at El Estero Park- Thursdays from 5:30-
6:30 pm.
590 Pearl St.

Monterey, CA 93940
First United Methodist Church
Serves breakfast 6:30 – 8:00 am, lunch 11:30
am-12:30 pm, Sunday through Friday. Clothes
closet, art room, 12-step groups, computer lab
and access to other supportive services.
404 Lincoln Ave.

Salinas, CA 93901
Food Bank For Monterey County
Provides emergency supplemental food to lowincome residents of Monterey County. Monthly schedule of distribution sites across Monterey
County is available on website.
353 Rossi St.

Salinas, CA 93901
Franciscan Workers – Dorothy’s
Kitchen
Food Services 8:00 am – 2:00 pm Monday –
Friday. Gathering for Women is a refuge for
homeless women on the Monterey Peninsula.

Provides women with a caring community, a
hot nutritious meal, needed clothing,
comprehensive resource support, limited
emergency assistance, education to promote
their health and safety, and connections to
community service providers.
30 Soledad St.

Salinas, CA 93901
Gathering For Women –
Women’s Day Center
Day Center providing homeless and housing
insecure women and their dependents access
to meals, showers, clothing, case
management, and wellness and enrichment
activities, as well as connections to other
service providers.
147 El Dorado Street,
Monterey
Pass The Word Ministry - One
Starfish Supportive Services
Provides hot breakfast for homeless persons
on Saturdays at El Estero Park at 9:00 am &
Sundays at Windows by the Bay at 9:30 am.

Contact program for location
and info
(831) 275-5167
Pajaro Rescue Mission – Pajaro
Men’s Center
Nourishing meals twice a day with access to
showers and clothing. Daily Bible services and
other supportive services provided daily.
111 Railroad Ave.

Watsonville, CA 95076
Salvation Army Sabu Shake
Good Samaritan Center
Coffee-pastry breakfast (Monday-Friday 8:30-
10:30 am) and hot lunch (MondayFriday 10:30-
12 pm). Hope Mobile meal services parking
area on Del Monte Naval Postgraduate School,
Monday-Thursday 11:30 am.
800 Scott St.

Sand City, CA 93955
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 59
Table 37: Homeless Resources
Agency/Program Description Location
Transitional Housing
Community Homeless Solutions
– Homeward Bound
Transitional housing for low income, homeless
families with children. Receives clients
exclusively from CARS.

Marina
Community Homeless Solutions
- Men In Transition
Transitional housing for homeless single men
or women. Receives clients exclusively from
CARS.

Marina
Community Homeless Solutions
– Lexington Court, Intact
Families
Transitional housing for intact families with
children. Receives clients exclusively from
CARS.

Marina
Community Homeless Solutions
–Women In Transition
Transitional housing for single homeless
women. Access to case management and
other supportive services.

Marina
Community Human Services –
Safe Passage
Transitional housing facility in Monterey for
homeless youth and youth aging out of foster
care, ages 18-21. Receives clients exclusively
from CARS.
544 Pearl Street
Monterey, CA 93940
Franciscan Workers - House Of
Peace
Transitional program for single homeless men
and women. Access to case management and
other supportive services. Receives clients
exclusively from CARS.

Salinas
Interim, Inc – Shelter Cove,
Marina
Transitional housing program for homeless
adults living with mental illness. Shared units.

Maximum two-year program.

Marina
Interim, Inc – Transitional
Housing Programs
Soledad House/Sunflower Gardens –
Transitional housing for individuals with mental
illness.

Monterey County
Pajaro Rescue Mission – Crisis
Induction Center
Intense daily routine for men and women with
life controlling problems.
111 Railroad Ave.

Watsonville, CA 95076
Pueblo Del Mar – Housing
Authority Of The County Of
Monterey
Transitional housing program for homeless
families with children who are in recovery from
substance abuse. Receives clients exclusively
from CARS.
3403 MacArthur Dr.

Marina, CA 93933
Salvation Army - Casa De Las
Palmas & Phase II
Transitional housing program for families with
children. Must be clean and sober. Call
program directly for application and screening
information.

Monterey County
Sun Street Centers – Seven
Suns
Self-supporting transitional housing facilities for
single men in recovery from substance abuse.
8 Sun St.

Salinas, Ca 93901
Veterans Transition Center –
Transitional Housing Program
Transitional housing program for homeless
military Veterans and their families. Access to
220 12th St.

Marina, CA 93933
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 60
Table 37: Homeless Resources
Agency/Program Description Location
case management, clothes closet, food and
other supportive services. Receives clients
exclusively from CARS.

Permanent Supportive Housing
Interim Inc. 15 permanent units and 2 transitional serving 23 people with psychiatric disabilities
Sunflower Gardens
29 Sun Street
Salinas, CA 93901
Interim Inc. 20 units for low income people with psychiatric disabilities
Lupine Gardens
306 Soledad Street
Salinas, CA 93901
Rental Assistance and Permanent Housing
City of Salinas – Emergency
Rental Assistance Program
In collaboration with the County of Monterey
and the United Way Monterey County, Salinas
provides financial assistance to
eligible tenants who are experiencing
unemployment and loss of income due to the
COVID-19 pandemic
Salinas
Catholic Charities of the Diocese
of Monterey
Eviction prevention assistance, financial
education, nutrition education, and assistance
with Covered California and CalFresh
applications. Rental assistance available
November – March.
1705 2nd Ave
Salinas, CA 93905
Central Coast Center For
Independent Living
Rapid Rehousing and Homeless Prevention
program for homeless individuals and families.

Access to case management and other
supportive services. Receives clients
exclusively from CARS.
318 Cayuga St., Ste. 208
Salinas, CA
CHISPA
CHISPA is a non-profit housing developer in
Monterey County that offers affordable rentals
to families who qualify by income.
295 Main St. Ste. 100
Salinas, CA 93901
Housing Authority Of The
County Of Monterey
Provides housing and housing support
services through administration of Housing
Choice Vouchers (formerly Section 8), Public
Housing, Farm Labor Housing, and other
programs.
123 Rico St.

Salinas, CA 93901
Housing Resource Center Of
Monterey County
Homeless prevention, rental assistance and
low-income housing program referrals –
Provides financial literacy education.
201-A John St.

Salinas, CA 93901
Interim, Inc – Permanent
Supportive Housing
Community Housing/SUNFLOWER GARDEN
& other properties–Permanent supportive
housing for individuals with mental illness.

P.O. Box 3222
Monterey, CA 93942
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 61
Table 37: Homeless Resources
Agency/Program Description Location
Apartments or shared housing.

Interim, Inc – Sandy Shor Permanent, affordable housing for homeless adults living with mental illness
P.O. Box 3222
Monterey, CA 93942
Salvation Army – Sabu Shake
Good Samaritan Center
Rental assistance to those at risk of
homelessness when funding is available.
800 Scott St.

Sand City, CA 93955
Veterans Resource Centers of
America
Rapid Rehousing and Homeless Prevention
program for homeless military Veterans and
families.
40 Bonifacio Pl.

Monterey, CA 93940
Social Services
Monterey County Aging and
Adult Services
Provides support and assistance to people
with disabilities, seniors, and their family
caregivers. Services include 24-hour reporting
and investigations of elder and dependent
adult abuse, In-Home Supportive Services, the
SSI-Advocacy Program, and senior information
& assistance services.

Salinas, King City & Marina
Monterey County Department of
Social Services
Provides temporary public assistance benefits
and services to assist eligible residents of
Monterey County meet basic needs. Programs
include Temporary Cash Assistance for Needy
Families (cash aid), General Assistance, MediCal, CalFresh, and CalWORKs. Eligibility for these public benefits is based upon income
and resource levels.
1000 S. Main St., Ste. 216
Salinas, CA 93901
VA DOD Outpatient Clinic
Support services to homeless veterans
including Veteran benefits, food, clothing, and
blankets.
201 9th St.

Marina, CA 93933
Day Centers and Resource Centers
Castro Plaza Family Resource
Center
Support for homeless children and families
including clothing, school supplies and referral
to other community resources to remove
barriers to education.
10601 McDougall St.

Castroville, CA 95012
Community Health Engagement
Center
Provides people experiencing homelessness in
Chinatown free internet access, basic and
preventive health care services, life skills
classes, support groups, workshops,
supportive counseling, street outreach, case
management, social service enrollment
assistance, and links to housing services.

Chinatown, Salinas
Community Human Services –
Safe Place
Safe Place provides street outreach, survival
aid such as food, socks, clothing, and hygiene
590 Pearl St.

Monterey, CA 93940
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 62
Table 37: Homeless Resources
Agency/Program Description Location
products to run away and homeless youth up
to age 25.

Franciscan Workers – Dorothy’s
Place Drop-In Center
Open daily, 7:30 am - 6:00 pm. Showers,
laundry, and mail services available.

Connection to onsite and offsite social
services, including case management and
transitional housing.
30 Soledad St.

Salinas, CA 93901
Family Resource Center (FRC) -
Homeless Education
Supportive services and resources for
homeless families and foster youth identified
through the school district.
110 S. Wood St., Rm. #K4
Salinas, CA 93905
First United Methodist Church
Safe space day program is open 6:30 am - 1
pm. Access to computers, telephones,
restrooms, etc. Clothing closet also available
Monday, Wednesday, and Friday 9:30 am - 11
am.
404 Lincoln Ave.

Salinas, CA 93901
Gathering for Women
A refuge for unsheltered women, offering
supportive services, clothing, case
management, emergency assistance, and
showers in a caring environment. 8:00 am – 4
pm, Monday - Friday.
147 El Dorado Street
Monterey, CA 93940
Interim, Inc - Pajaro Street
Wellness Center
Peer support, employment services, dual
recovery services and family support for
persons with mental health challenges.

Wellness programs are free and open to
anyone with mental health challenges.

Programs are also offered off-site at other
community locations.
339 Pajaro St., Ste. A
Salinas, CA 93901
Salvation Army – Good
Samaritan Center, Peninsula
Supportive services include showers, access
to phone, fax, computers, hot meals, food
boxes, laundry, lockers, clothing closet,
spiritual counseling and rental assistance.

Monday-Friday 8:30-4:30 pm (closed 12-1 pm)
800 Scott St.

Sand City, CA 93955
Salvation Army – Salinas Center
Community center with a variety of family
services including shelter, meal assistance, bill
pay assistance, and employment assistance.
2460 North Main St.

Salinas, CA 93906
Veterans Transition Center –
Martinez Hall-Day Program
Support services to homeless veterans
including food, clothing, and blankets.
220 12th St.

Marina, CA 93933
Source: Monterey County Homeless Services Resource Guide. Coalition of Homeless Service Providers, August 2019.

Periodically, City crews are involved in cleanups of encampment areas of the homeless in Chinatown because of health and safety impacts. As stated in the 2020-2024 Consolidated Plan, the City provides a range of homeless services that complement the Regional Continuum of Care, promoting coordination City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 63
of services. The City will also provide programs and services that focused on the prevention of homelessness, and on the rapid rehousing of those recently homeless or at imminent risk of becoming homeless. Salinas will support the operation of homeless shelters and other homeless facilities, as well as transitional housing for the formerly homeless, including runaway and emancipated youth. This is a citywide priority, with an emphasis in the Chinatown area. Salinas partners with the SDCB, Chinatown Homeless Action Team (CHAT), and CHSP to address the homeless situation in the Chinatown area, among other areas. The City is pursuing opportunities to create additional homeless facilities to better serve this population.

M. Farm Workers
The Salinas Valley is one of the most productive agricultural regions in the world, earning its moniker “the Salad Bowl of the World.” The Valley is home to thousands of acres of produce and flower farms, as well as wineries. Agriculture contributes millions of dollars to the local economy and provides jobs to people throughout the Monterey Bay region. As traditionally defined, farm workers are persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm workers tend to work in fields or processing plants. During harvest periods when workloads increase, the need to supplement the permanent labor force is satisfied with seasonal workers. Often these seasonal workers are migrant workers, defined by the inability to return to their primary residence at the end of the workday. The agricultural workforce in Monterey County does include many jobs, including weeding, thinning, planting, pruning, irrigation, tractor work, pesticide applications, harvesting, transportation to the cooler or market, and a variety of jobs at packing and processing facilities. It is therefore difficult to estimate the number of farm workers residing in the County or City of Salinas. The 2017 USDA Census of Farmworkers reported 26,929 farmworkers in the County, a decrease from 32,872 in 2012. Of the 26,929 farmworkers employed, 4,972 are migrant workers. According to 2016-2020 ACS, there were 11,469 workers employed in farming, fishing, and forestry occupations living in Salinas (16.7% of the City’s civilian employed population 16 years and over).

Farm worker households tend to have high rates of poverty, live disproportionately in housing that is in the poor condition, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups. Some immigrant farm workers may have an inherent fear and mistrust of law enforcement and other government authorities based on their experience or perception of the government in their country of origin or from rumors and experiences suffered by other farm workers. These farm workers may be reluctant to report fair housing issues or violations or contact any other government official for assistance. Furthermore, most federally funded housing programs, including the Housing Choice Voucher program and other subsidy programs, exclude persons who are undocumented. This means that people who are most in need are unable to obtain housing assistance, and others are unable to find any housing and instead must resort to homeless shelters, to sleeping in their vehicles, or to homeless encampments.

According to the U.S. Department of Labor, Bureau of Labor Statistics (BLS), the average annual fulltime wage for farm workers and laborers in the Salinas MSA in 2021 was $33,550. Within farming, fishing, and forestry occupations, first-line supervisors earned the highest wages. Table 38 presents the location quotient for farming, fishing, and forestry occupations. The location quotient is the ratio of the area concentration of occupational employment to the national average concentration. A location quotient greater than one indicates the occupation has a higher share of employment than average, and a location quotient less than one indicates the occupation is less prevalent in the area than average. As City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 64
shown in Table 38, there is a very high concentration of all types of agricultural occupation in the Salinas Metro area.

Table 38: Farm Worker Employment Profile - Salinas, CA Metro Area (Monterey County) (2021) Occupation Title Employment
Location
Quotient
Mean
Hourly
Wage
Annual
Mean
Wage
Farming, Fishing, and Forestry Occupations 31,460 57.93 $16.50 $34,310 First-Line Supervisors of Farming, Fishing, and Forestry Workers 1,250 40.28 $25.35 $52,720 Graders and Sorters, Agricultural Products 680 22.11 $15.22 $31,660 Agricultural Equipment Operators 670 21.37 $16.59 $34,500 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 28,690 86.24 $16.13 $33,550 Farmworkers, Farm Ranch, and Aquacultural Animals 30 0.85 $17.60 $36,600 Agricultural Workers, All Other 100 13.30 $18.29 $38,030 Note: The U.S. Department of Labor, Bureau of Labor Statistics indicates a higher number or persons employed in Farming, Fishing, and Forestry Occupations as compared with data from the 2016-2020 American Community Survey from the U.S. Census Bureau.

Source: U.S. Department of Labor, Bureau of Labor Statistics. May 2021 Metropolitan and Nonmetropolitan Area Occupational Employment and Wage Estimates.

Resources for Farm Workers
Several organizations work to secure more affordable housing for Salinas’ farmworkers. The two most active organizations in this area are the Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) and the Center for Community Advocacy (CCA). CHISPA works to rehabilitate and construct new farm worker housing in the Salinas Valley. In Salinas, CHISPA built the Wesley Oaks project utilizing funding for farmworker housing. They have been successful in demolishing the dilapidated buildings intended to serve single migrant farm workers in the 1940s, which were not appropriate for permanent occupation by large families. In their place new affordable units are built for farm workers, some of which are “sweat equity” homes. With a sweat equity arrangement, the sale price of the home is significantly reduced because the homeowners themselves provide much of the labor to build them. CCA is a nonprofit organization whose mission is to improve housing conditions as well as provide outreach, health services, and educational programs to farm workers and other lowincome families. CCA’s overarching goal is to help farm workers help themselves. CCA conducts outreach at labor camps to educate farm workers about their basic rights.

The Tresor Apartments for farmworkers were developed by the City with funding from the Redevelopment Agency, City HOME allocation and the USDA Rural Development program.

The Housing Authority of Monterey County (HACM) maintains a number of Migrant and Permanent Farm Labor housing units. A total of 215 housing units are available for this targeted population. The Migrant Center is located in King City and is open for six months each year. The permanent Farm Labor Complexes maintained by HACM are located in Salinas, Chualar, and Castroville. The United Farm Workers (UFW) Union also maintains an office in Salinas.

As stated in the 2020-2024 Consolidated Plan, “there is a shortage in the amount of suitable, affordable housing for specialty crop farmworkers and their families throughout the region. Much of the housing currently used by farmworkers and their families is in serious need of replacement, upgrades, and/or repairs, and there are an inadequate number of new units being created. The inability of farms to City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 65
provide housing for their workforce, in combination with barriers to worker travel (border control, gas prices), leaves open a large question about how to attract and retain a qualified labor force for this important industry.” In 2016, Salinas led the effort to coordinate a Regional Farmworker Housing Study and Action Plan, which was completed in 2018. The Study concludes that farmworker housing in the region is severely crowded and estimates the need for 48,000 new units of farmworker housing to alleviate critical overcrowding in farmworker households. The Study includes an action plan for expanding affordable housing opportunities for this important economic segment of the region.

In 2019, the City amended the Zoning Code to permit the temporary conversion to interim or employee housing at an existing property developed as a hotel or motel. Labor contractors are allowed to rent motel and hotel rooms for up to ten months during a three hundred sixty-five day period, after which they can renew a rental permit for an additional ten months. The City has received 20 applications for this program and has approved five Three applications have been withdrawn, and the remaining twelve are being processed.

Adjacent to the City, the County of Monterey has approved 3 farmworker housing projects in recent years. These are the Boronda Villas with housing for 600 workers, Harvest Moon Apartments with housing for 1,200 workers, and Spreckels Crossing with housing for 800 workers. The County continues to coordinate with the City on farmworker housing that is within the Sphere of influence of the City.

N. Extremely Low-Income Households
As discussed previously, extremely low-income households earning less than 30% of the AMI are often more likely to experience housing problems including cost burden. There are 6,605 extremely lowincome households in the City representing 16.2% of households citywide (Table 39). Of these households, 79.3% (5,235 households) are renters and 20.7% (1,370 households) are owners. Nearly 85% of extremely low-income households experience one or more housing problems and 83.3% are cost burdened compared to only 54.1% and 43.9%, respectively, of households citywide.

Table 39: Extremely Low-Income Households (2019)
Owner Renter Total
Extremely Low-Income Households 1,370 5,235 6,605
With housing problem 75.2% 87.5% 84.9%
With cost burden 74.1% 85.8% 83.3%
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.

Resources for Extremely Low-Income Households
Housing Choice Vouchers (HCV) represent a significant resource for extremely low-income households as HUD policy requires that at least 70% of all new HCV be available to this income group. Affordable housing projects available to low-income households, including extremely low income households, are described in Section 1.8, Publicly Assisted Housing. Additional resources such as social services, rental assistance, and resource centers available to extremely low-income households are included in Table 37 above.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 66

3.6 Alisal Vibrancy Plan and Alisal Neighborhood Revitalization Strategy Area (NRSA)
In 2019, the City accepted the Alisal Vibrancy Plan as a strategic planning document. The Alisal Vibrancy Plan is the result of years of visioning, community organizing, and relationship building between the City of Salinas and Alisal residents. In 2013, residents and community groups led by Building Healthy Communities – East Salinas (BHC) Collaborative advocated for a vibrancy plan for East Salinas during the Downtown Vibrancy Plan and Economic Development Element community engagement and planning processes. Over the following years, residents and community groups collaborated with the City to define the planning process, dedicate City funding, and initiate the process.

The Alisal Vibrancy Plan is an action-oriented, comprehensive strategy for Salinas’ Alisal neighborhood.

The Plan is the first of its kind in the City, providing a community vision for a focused area of the City, with specific actions and policies that were generated through a community-led process. Its purpose is to communicate the collective vision, goals and desires of those who live, work, worship, and shop in the Alisal.

Community recommendations, which evolved into Goals, Policies and Actions are the “heart” of the Alisal Vibrancy Plan and will inform the update of the City’s General Plan, anticipated to begin early 2020.

The intent of the Alisal Vibrancy Plan is to reflect and celebrate this unique identity, providing planning guidance that is driven by the Alisal community and focused on its particular needs and special character. The Alisal Vibrancy Plan aims to alleviate and reverse the neglect and underinvestment that the community has faced for decades both pre and post annexation into the City. It is an opportunity to improve quality of life for East Salinas residents by creating a more vibrant, equitable, and healthy community in a way that builds upon the social and cultural wealth of the Alisal The Alisal Vibrancy Plan Area follows the boundaries of the federal government’s Department of Housing and Urban Development (HUD) Alisal Neighborhood Revitalization Strategy Area (ANRSA) and the previously proposed Alisal Market Place redevelopment area The Alisal NRSA covers approximately 2.6 square miles, or about 11% of the whole City. The Alisal NRSA includes some of the most distressed residential neighborhoods in Salinas and qualifies as a NRSA based on the high percentage of lower income residents. The NRSA faces challenges such as inadequate public infrastructure, high levels of unemployment, high levels of poverty, and violent criminal activity. Specifically, 19 of the 22 complexes previously administered by the Housing Authority of the County of Monterey (HACM) are in the Alisal NRSA. Initiated in 2015 and completed in 2019, HACM converted its 22 public housing developments into project-based rental assistance units through HUD’s RAD program. Assisted rental housing is further discussed in Section 1.8, Publicly Assisted Housing, below.

Table 40 provides a comparison of demographic and household characteristics between the Alisal NRSA and the City as a whole.13 The Alisal NSRA area has larger Hispanic/Latino populations, 13 A separate document that details the neighborhood conditions in the Alisal area and strategies for improvements is incorporated as part of the City’s FY 2020 – FY 2024 Consolidated Plan.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 67
populations of persons below the poverty level, farmworker populations, and single-parent femaleheaded household populations compared to the City as a whole. Housing problems such as cost burden and overcrowding are also more prevalent in the Alisal NSRA. Focused efforts to address the housing and supportive service needs in the Alisal area are warranted.

Table 40: Alisal NRSA vs. City of Salinas
Alisal NRSA Salinas California
Population Characteristics
Population Growth (2013-2020) -5.8% 2.5% 4.5%
% Children (under age of 18) 36.1% 30.7% 22.8%
% Seniors (65 years and older) 6.1% 9.2% 14.3%
% Hispanic/Latino 96.5% 79.2% 39.1%
% Living below Poverty Status 21.4% 14.2% 12.6%
% With Less Than High School Diploma (of
population 25 years and older) 62.3% 37.2% 16.1%
Employment and Income Characteristics
% Employed by Agriculture/Forestry 43.1% 15.5% 1.9%
% Unemployed 3.3% 3.2% 3.9%
% Households Earning Less Than $25,000
Annually 18.8% 14.2% 15.5%
Household Characteristics
% Families with Children 64.0% 42.2% 29.7%
% Female-Headed Families with Children 21.2% 10.2% 6.0% % Large Households (5+ members) 42.4% 27.5% 13.8%
% Households Overcrowded1 39.3% 19.7% 8.2%
% Renters Overcrowded 45.0% 27.6% 13.2%
% Owners Overcrowded 27.5% 11.0% 4.2%
% Households with Cost Burden2 49.6% 42.3% 40.1%
% Households with Severe Cost Burden3 23.5% 18.6% 19.0% Housing Characteristics
% Housing Growth (2013-2020) -8.5% -0.1% 3.5%
% Multi-Family Units 40.8% 32.4% 31.4%
% Renter-Occupied 67.5% 52.1% 44.7%
% Owner-Occupied 32.5% 47.9% 55.3%
Notes:

1. >1.0 occupants per room

2. >30% of income spent on housing costs

3. >50% of income spent on housing costs
* 2009-2013 ACS was used as ACS data at the block group level prior to 2013 is not available. ** Block group designations have shifted between the 2013 and 2020 ACS periods. The area of tract 106.08, block groups 2 and 3, identified during the 2013 ACS became tract 106.08 block group 1. However, the new block group 1 designation is now slightly smaller than the area previously encompassed in block groups 2 and 3. Changes in population and housing units are estimates only.
*** Data in this table may not match HUD CHAS data presented in this Community Profile previously. This table uses the ACS only, at the tract (Alisal NRSA tracts), City, and State level to ensure comparisons are accurate.

Sources: 2009-2013 and 2016-2020 ACS (5-Year Estimates).

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 68
Figure 1-5: Alisal NRSA Location
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 69

3.7 Chinatown Revitalization Plan Area
The Chinatown Revitalization Plan was completed in 2019, created to support the needs of its existing and growing population through diverse land uses that create a more balanced neighborhood, including affordable and market-rate housing, health and social services, healthy and multicultural food establishments, open spaces, and employment options for all residents. Chinatown is centrally located within Salinas and proximate to several key destinations, amenities, and institutions. It lies immediately north of the City’s Downtown, immediately east of the Salinas Intermodal Transportation Center (ITC), and within approximately three miles of the emerging Future Growth Area to the northeast of the City.

The Chinatown planning area is shown in Figure 1-7 and is 104 acres and 17 square blocks. The Chinatown Plan area is generally encompassed by tract 18.02, block group 2. Small sections of tract

18.01 block group 3, tract 13 block group 2, and tract 145 block group 1 are in the Chinatown Plan area.

However, the area of block groups included in the Plan area is negligible. The demographics data for the Chinatown Plan area in Table 41 reflects tract 18.02 block group 2 alone.

The Chinatown Plan area is characterized by a large population of persons experiencing homelessness.

The Chinatown area also has larger populations of persons below the poverty level, persons with less than a high school diploma, farmworkers, unemployed workers, and single-parent female-headed households. Overcrowding and cost burden are also more prevalent in the Chinatown Plan area.

Table 41: Chinatown Plan Area vs. City of Salinas
Chinatown Plan
Area Salinas California
Population Characteristics
Population Growth (2013-2020) 22.0% 2.5% 4.5%
% Children (under age of 18) 34.5% 30.7% 22.8%
% Seniors (65 years and older) 1.9% 9.2% 14.3%
% Hispanic/Latino 93.5% 79.2% 39.1%
% Living below Poverty Status 22.0% 14.2% 12.6%
% Persons Experiencing Homelessness (# of
Individuals) 9.4% (200) 0.6% (976) 0.4% (161,548)
% With Less Than High School Diploma (of
population 25 years and older) 59.4% 37.2% 16.1%
Employment and Income Characteristics
% Employed by Agriculture/Forestry 56.5% 15.5% 1.9%
% Unemployed 9.6% 3.2% 3.9%
% Households Earning Less Than $25,000
Annually 19.0% 14.2% 15.5%
Household Characteristics
% Families with Children 59.0% 42.2% 29.7%
% Female-Headed Families with Children 18.8% 10.2% 6.0% % Large Households (5+ members) 34.6% 27.5% 13.8%
% Households Overcrowded1 27.5% 19.7% 8.2%
% Renters Overcrowded 39.5% 27.6% 13.2%
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 70
Table 41: Chinatown Plan Area vs. City of Salinas
Chinatown Plan
Area Salinas California
% Owners Overcrowded 0.0% 11.0% 4.2%
% Households with Cost Burden2 44.1% 42.3% 40.1%
% Households with Severe Cost Burden3 22.4% 18.6% 19.0% Housing Characteristics
% Housing Growth (2013-2020) 3.6% -0.1% 3.5%
% Multi-Family Units 49.2% 32.4% 31.4%
% Renter-Occupied 69.8% 52.1% 44.7%
% Owner-Occupied 30.2% 47.9% 55.3%
Notes:

1. >1.0 occupants per room

2. >30% of income spent on housing costs

3. >50% of income spent on housing costs
* 2009-2013 ACS was used as ACS data at the block group level prior to 2013 is not available. ** Data in this table may not match HUD CHAS data presented in this Community Profile previously. This table uses the ACS only, at the block group (Chinatown block group2, tract 18.02), City, and State level to ensure comparisons are accurate.

Sources: 2009-2013 and 2016-2020 ACS (5-Year Estimates); 2022 Monterey County Homeless Count and Survey Comprehensive Report; City of Salinas Chinatown Revitalization Plan, 2019; California Senate Housing Committee, Homelessness in California, January 2022.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 71
Figure 1-6: Chinatown Revitalization Area
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 72

3.8 Publicly Assisted Housing
The availability and location of public and assisted housing may be a fair housing concern. If such housing is concentrated in one area of a community or of a region, a household seeking affordable housing is limited to choices within the area. In addition, public/assisted housing and Housing Choice Voucher (Section 8) assistance should be accessible to qualified households regardless of race/ethnicity, disability, or other protected class status.

3.8.1 Public Housing
The Housing Authority of the County of Monterey (HACM) previously owned and administered 26 public housing complexes (682 units) in Salinas. Specifically, 19 of the complexes are in the Alisal area.

Eligible residents must be senior citizens, a disabled individual, or a low-income family. Initiated in 2015 and completed in 2019, HACM converted its 22 public housing developments into project-based rental assistance units through HUD’s RAD program. HACM has established Monterey County Housing Authority Development Corporation (MCHADC) to manage former public housing developments. As of 2020, 276 project-based vouchers, 1,689 tenant-based vouchers, 65 Veterans Affairs Supportive Housing vouchers, 21 Family Unification Program vouchers, and 976 vouchers for persons with disabilities are used in Salinas. As of March 2023, the waitlist for HACM properties is 6,019. The following complexes in Salinas are now managed by MCHADC:
 Del Monte Estates – 1415 Del Monte Avenue (89 units)
 El Gin Village – 350 Casentini Street (50 units)
 Northridge Plaza – 1511,1513, and 1515 Wheeler Drive (80 units)  Ocean View Apartments – 44 Natividad Road (40 units)
 Parkside Manor – 1112 Parkside Street (88 units)
 Tesoro del Campo – 42 La Posada Drive (57 units)
 Del Monte Townhouse Apartments – 1259 Del Monte Avenue (17 units)  Rider Manor – 1030 Rider Avenue (18 units)
 Sanborn Arms – 1058 N Sanborn Road (16 units)
 Sanborn Estates – 1025 N Sanborn Road (14 units)
 Sanborn Plaza – 1039 N Sanborn Road (14 units)
 1029 Rider Avenue (8 units)
 540 Williams Road (3 units)
 775 Elkington Avenue (7 units)
 780 Elkington Avenue (8 units)
 24 N Wood Street (4 units)
 1012 N Sanborn Road (11 units)
 312 Williams Road (3 units)
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 73
 737 Mae Avenue (2 units)
 747 Mae Avenue (2 units)
 1113 D Street (6 units)
 1011 E Laurel Drive (15)
 1111 Alamo Way (25 units)
 1112 Alamo Way (4)
 1062 Sanborn Road (10 units).

3.8.2 Housing Choice Vouchers Program
HACM administers the Housing Choice Voucher Program (HCV) for Salinas residents. As of January 2022, 3,316 Salinas households were receiving Housing Choice Vouchers. For the distribution of Voucher assistance within the City, HACM has established local preferences such as families who have lost HCVs due to funding cuts, working families, elderly or disabled, and veterans. As of January 2022, there were 2,739 households on the waiting list for the HCV program.

As an extension of the HCV program, HACM provides assistance to eligible families who purchase a home by applying their existing HCV towards a monthly mortgage payment. Eligible families may qualify for a maximum period of 10 or 15 years (depending on the mortgage terms).

3.8.3 Other Affordable Housing Projects
Housing developments utilizing federal, state, and/or local programs, including state and local bond programs, Low-Income Housing Tax Credits (LIHTC), density bonus, or direct assistance programs, are often restricted for use as low-income housing and provide another source of affordable housing for a jurisdiction. A number of developments in Salinas have been identified where some or all of the units are affordable for low to moderate income households. Together these projects provide 2,196 units of affordable housing.

Property Name Property Address Funding Source Type
Total
Affordable
Units
Total
Project
Units
California House 436 California Street HOME, SRA; MHSA Family 8 8 The Commons at Rogge
Road
1001 A-E & 1003
Rogge Road
Redevelopment SetAside, LIHTC Family 48 48
Creekbridge Apartments 1701 Independence
Blvd Inclusionary Family 12 220
Dai Ichi Village
Apartments 34 Rossi Strreet HOME, Inclusionary Senior 11 41 Forester Building 369 Main Street SRA Family 10 10
Foster Care Housing 7 Spoleto Circle HOME, SRA 1 1
Gabilan Hills
Townhomes 1051 Paseo Grande Inclusionary Family 99 100
Gabilan Plaza Apts 730 Williams Road HUD Assisted Family 20 20 Gabilan Plaza II 736 Williams Road HUD Assisted Family 20 100 City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 74
Property Name Property Address Funding Source Type
Total
Affordable
Units
Total
Project
Units
Gateway Apartments 25 Lincoln Avenue HOME, SRA,
Inclusionary Senior 51 52
Haciendas Phase I 233 Calle Cebu HOME, SRA,
Inclusionary Family 52 53
Haciendas Phase II 275 Calle Cebu HOME, Inclusionary Family 46 46 Haciendas Phase III 131 E Rossi Street HOME, Inclusionary Family 50 50 Harden Ranch
Apartments 1907 Dartmouth Way Inclusionary Family 95 100 Jardines de Boronda 15087 Canario Street Redevelopment SetAside Family 15 16 Jardines Del Monte 1253 Del Monte Avenue HOME, SRA,
Inclusionary Family 11 11
La Gloria Apartments 539 E Market Street

HOME, SRA,
Inclusionary, Density
Bonus
Senior 22 22
Las Casas de Madera 510 E Market Street CDBG, Salinas HTF Family 75 75 Loma El Paraiso 541 Roosevelt Street CDBG Family 42 43
Los Abuelitos Senior
Apartments 258 E Market Street SRA Senior 12 25
Lupine Gardens 306 Soledad Street CDBG, HOME, SRA,
Inclusionary Disabled 20 20
Mariposa Apartments 300 Casentini Street HUD Assisted Family 20 20 Montecito Senior
Apartments 1598 Mesquite Drive HOME, Inclusionary Senior 132 132 Moon Gate Plaza
Apartments 21 Soledad St HOME, CDBG Disabled 90 90
Mountain View
Townhomes 1568 Falcon Dr. Inclusionary Family 68 68
Nantucket Bay
Apartments 950 Nantucket Blvd. LIHTC Family 158 160
Parkside Apartments 1112 Parkside Street HOME Senior 80 80 Pajaro Triplex 139 Pajaro Street SRA Family 3 3
Plaza Club Apartments 100 Harden Parkway LIHTC Family 42 208 Plaza Grande 50 E Market SRA Family 72 92
Plaza Hotel 30 E Market LIHTC 27 27
Regency Court 472 Regency Circle Inclusionary Senior 119 120 Roosevelt Street
Townhomes II 504 Roosevelt Street LIHTC Family 21 22
Roosevelt Townhomes 522 Roosevelt Street LIHTC Family 21 22 Salinas Bay Apartments 920 Larkin Street LIHTC Family 92 95 Salinas Point (aka Los
Padres) Apartments 1260 John Street HOME, SRA Family 164 219 Sherwood Village 808 N Main Street CDBG, HOME,
Inclusionary Senior 124 125
Soledad House 439 Soledad Street HOME, SRA Disabled 8 8 Steinbeck Commons
Apartments 10 Lincoln Avenue HUD Assisted, LIHTC Senior 99 100 Sun Street Apartments 34 Sun Street Inclusionary Family 2 17 City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 75
Property Name Property Address Funding Source Type
Total
Affordable
Units
Total
Project
Units
Sunflower Gardens 29 Sun Street CDBG, SRA,
Inclusionary Family 23 23
Tresor Apartments 1041 Buckhorn Drive HOME, SRA,
Inclusionary Family 80 81
Tynan Village 325 Front Street HOME, SRA,
Inclusionary, Density Family 106 171
Vista del la Terraza 165 Carr Avenue CDBG Family 40 41
Wesley Oaks 138 Carr Ave HOME, Salinas HTF,
Inclusionary Family 6 10
917 E Market Street -- Inclusionary Family 48 48
401 Monterey Street -- Density Bonus Family 2 16

3.8.4 Units at Risk of Converting to Market-Rate Housing With the next ten years (2023-2033), the following projects are identified as potentially at risk of converting to market-rate housing:
 Las Casas De Madera (HUD), 75 affordable units – expires 8/31/2023  Vista de la Terraza (Vista de la Terraza Cooperative) (HCD), 40 affordable units – expires 7/8/2025
 Regency Court Sr. (LIHTC, CalHFA), 119 affordable units, -- expires 2026  Plaza Club Apartments (LIHTC), 42 affordable units – expires 2027  Pajaro Triplex (Local), three affordable units – expires 5/6/2026  Plaza Hotel (LIHTC), 26 affordable units – expires 2024  Catalyst Apartments (HUD), 12 affordable units – expires 2030  Soledad House (Local), eight affordable units – expires 2030 Overall, 325 units are considered at risk of converting to market-rate housing due to potential expiration of rent subsidies.

O. Preservation and Replacement Options
To preserve the existing affordable housing stock, the City must either preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to tenants; and 3) purchase of affordability covenants. For example, CDBG and HOME funds may be used to acquire and rehabilitate the affordable units in exchange for an extended affordability covenant on the assisted units.

In terms of replacement, the most direct option is the development of new assisted multi-family housing units. These options are described below.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 76
(1) Transfer of Ownership
Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. Transferring property ownership to a non-profit organization would secure low income restrictions and the project would become potentially eligible for a greater range of governmental assistance. Currently, a 8-unit apartment complex in East Salinas is listed for sale at $2.15 million or an average of $268,750 per unit.

The cost to transfer ownership of these projects to nonprofit housing providers is generally estimated at $87.3 million for all at-risk units.
(2) Rental Assistance
Rental subsidies can be used to maintain affordability of the 325 at-risk affordable units, consisting of 155 one-bedroom units, 77 two-bedroom units, 55 three-bedroom units, and 38 four-bedroom units.

These rent subsidies could be structured to mirror the federal Housing Choice Voucher (Section 8) program. Under Housing Choice Voucher (Section 8), HUD pays the difference between what tenants can pay (defined as 30% of household income) and what HUD estimates as the fair market rent (FMR) on the unit. As indicated in Table 43 the total cost of subsidizing the rents of all 325 at-risk units is estimated at $590,799 per month or $7,089,588 annually. Providing this level of subsidies for at least 55 years would require over $390 million.

Table 42: Rental Subsidies Required
Unit Size Total
Units
Fair
Market
Rent1
Household
Size
Very Low
Income
(50% AMI)2
Affordable
Cost – Utilities3
Monthly per
Unit Subsidy
Total Monthly
Subsidy
Studio 0 $2,112 1 $39,800 $787 $1,325 $0
1-Bedroom 155 $2,194 2 $45,500 $914 $1,280 $198,400
2-Bedroom 77 $2,675 3 $51,200 $1,006 $1,669 $128,513
3-Bedroom 55 $3,790 4 $56,850 $1,080 $2,710 $149,050
4-Bedroom 38 $4,144 5 $61,400 $1,122 $3,022 $114,836
Total 325 $590,799
Notes:

1. Fair Market Rent (FMR) is determined by HUD, 2023.

2. Monterey County 2022 Area Median Household Income (AMI) limits set by the California Department of Housing and Community Development (HCD) – see Table 24.

3. Affordable cost = 30% of the AMI, minus utilities for rentals– see Table 24.

The feasibility of this alternative is highly dependent upon the availability of reliable funding sources necessary to make rent subsidies and the willingness of property owners to participate in the program.

Furthermore, funding available for this type of assistance is limited. CDBG funds cannot be used for long-term rental assistance and HOME funds for rental assistance are subject to stringent requirements. (3) Purchase of Affordability Covenants
Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, providing a lump-sum payment, and/or supplementing the rents to market levels. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 77
Funding available for purchase of affordability covenants is also limited. Typically, HUD funds cannot be used for this purpose.
(4) Construction of Replacement Units
The construction of new low income housing units is a means of replacing the at-risk units should they be converted to market-rate units and is eligible for HUD funds. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Assuming an average construction cost of approximately $150,000 per unit, it would cost over $48 million (excluding land costs) to construct 325 new assisted units. Including land costs, the total cost to develop replacement units would be higher. (5) Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various options.

These costs estimates are general estimates and are intended to demonstrate only the relative magnitude of funding required. Actual costs of preservation would depend on the individual circumstances of the at-risk property and market conditions at the time.

The transferring of ownership of the at-risk units to a non-profit housing organization is only an option for two of the projects. The annual costs of providing rental subsidies to preserve the 325 assisted units are $590,799; however, long-term provision of rental subsidies for at least 55 years would cost over $340 million. New construction of 325 replacement units has highest upfront costs ($48 million, excluding land costs) but the City can safeguard the quality and long-term affordability of these units. In evaluating the various options, the City must consider the available funding sources and the willingness of property owners to participate in preservation, among other factors. .

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 78

4. Housing Constraints

4.1 Governmental Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by the government which affect the development and provision of housing. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are therefore not addressed in this analysis.

4.1.1 Transparency and Access
The City of Salinas is committed to serving its community and providing access to information and key documents. The City’s website, cityofsalinas.org, is the main repository of information for the public.

Convenient links on the City’s main page include “How Do I. . .” for quick access to building and housing information. “Our City Services” directs users to the City’s planning and building departments.

As an example of the webpage’s usability, below are links to some of the key pages related to Housing and Building:

• Building: https://www.cityofsalinas.org/our-city-services/permit-center/building • Housing: https://www.cityofsalinas.org/our-city-services/community-development/housingand-community-development • Planning: https://www.cityofsalinas.org/our-city-services/community-development/currentplanning-division • City Municipal Code: https://www.cityofsalinas.org/our-city-services/city-attorney/annotatedlink/city-salinas-municipal-code The City is currently in the process of updating its website and anticipates launching the new site in Summer of 2023. One key improvement for the website update is an improved search function, allowing users to quickly search the site for the information they need. The City website will also include a searchable repository of publicly available documents, Next Request, to provide easy access for the public.

4.1.2 Land Use Element
The Land Use Element of a General Plan designates the general distribution, location, and extent of uses for land planned for housing, business, industry, open space, and public or community facilities.

As it applies to housing, the Land Use Element establishes a range of residential land use categories, specifies densities (typically expressed as dwelling units per acre [du/ac]), and suggests the types of housing appropriate in a community. Residential development is implemented through the zoning districts, use classifications, development regulations, and design standards specified in the jurisdiction’s zoning code. The City’s Land Use Element designates over 6,200 acres of land for residential uses. In addition, mixed- use and residential uses are also allowed in the Commercial, Office, New Urbanism and Mixed-Use zoning districts.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 79
P. Residential Densities
A number of factors, governmental and non-governmental, affect the supply and cost of housing in a local housing market. The governmental factor that most directly influences these market conditions is the allowable density range of residentially designated land. In general, higher densities allow developers to take advantage of economies of scale, reduce the per-unit cost of land and improvements, and reduce developments costs associated with new housing construction. Reasonable density standards ensure the opportunity for higher-density residential uses to be developed within a community, increasing the feasibility of producing affordable housing, and offer a variety of housing options that meet the needs of the community. Minimum required densities in multi-family zones (which include the Residential Medium-Density and Residential High-Density districts) ensure that land zoned for multi-family use, the supply of which is often limited, will be developed as efficiently as possible.

Table 42 summarizes the land use designations within the City that allow residential uses, as well as their permitted net densities (without density bonus). The City of Salinas provides a range of densities for single-family (6-8 du/ac without density bonus) and multi-family (9-24 du/ac without density bonus) housing development to accommodate a range of housing options. The Salinas General Plan land use designation also requires minimum densities to be provided as referenced in Table 42. In 2013, the City also amended its MX zoning district and Focused Growth Overlay district regulations to allow residential multi-family projects by-right that have a minimum net density of 30 du/ac to a maximum net density of 40 du/ac (without density bonus) for parcels 1 acre in size or larger in order to ensure adequate site for higher density residential uses. It also included an amendment to allow developments on certain MX zoned lots located within 2,500 feet of the Intermodal Center to have up to a minimum net density of 80 units per acre (without density bonus) subject to the approval of a Conditional Use Permit. Higher densities of up to 80 dwelling units per acre are also allowed in the Central City Overlay district (Downtown Core Area) as indicated in Table 42.

Table 43: General Plan Residential Land Use Designations Designation Description Existing
Acreage1
Permitted
Density2
Minimum Maximum
Residential Low
Density
Single-family detached units, which may
include small-lot, single-family
developments.
3,992 6.0 du/ac 8.0 du//ac
Residential
Medium Density
Small-lot, single-family homes, town
homes, row houses, duplexes, most
mobile home parks, and multifamily units
such as condominiums.
1,414 9.0 du/ac 15.0 du/ac
Residential High
Density
Apartments, condominiums, row houses,
senior housing, and multifamily clusters. 827 16.0 du/ac

24.00 du/ac (without density
bonus)
Mixed Use
Mixture of retail, office, and residential
uses in the same building, on the same
parcel, or in the same area to promote
pedestrian oriented uses and activity
centers.
231 N/A
Mixed Use: 1.25 FAR4
(1.0 FAR + 10 du/ac)
Residential developments: max
24 du/acre without density
bonus3
City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 80
Table 43: General Plan Residential Land Use Designations Designation Description Existing
Acreage1
Permitted
Density2
Minimum Maximum
Mixed Use
(Central City) 62 N/A

6.0 FAR (4.0 FAR + 80 du/ac)

3.0 FAR if office only use
60 du/ac if residential only use4
Arterial
Frontage
Residential, commercial, small-scale nonnuisance industry. Highly mixed use land patterns. This designation is intended for
existing developed areas.
62 N/A

0.30 FAR
Dwelling units determined per
detailed plan
Source: City of Salinas General Plan, 2002.
du = dwelling units; ac = acre; FAR = floor area ratio
Notes:

1. These acreages do not include the annexation of the North of Boronda Future Growth Area in 2008.

2. Permitted density per net acre.

3. A minimum density of 30 units per acre is allowed in the Focused Growth (FG) Overlay Areas.

4. FAR of 8.0 may be allowed for receiving properties in the core of the downtown commercial area under a transfer of development rights program that may be adopted by the City.

Note: New Urbanism zones are cited in the Zoning Code for use in the Future Growth Areas. Since no Specific Plans have been adopted, there is no land currently zoned New Urbanism in the City.

The City is in the middle of the process of updating its General Plan. Visión Salinas 2040 is the first comprehensive update to the City of Salinas’ General Plan since 2002. Work on Visión Salinas 2040 began in 2021 and is planned to be a three-year process. A key element of Visión Salinas 2040 is the update to the City’s Land Use element, which is shifting away from strict use-based classifications to Place Types. Place Types respond to a variety of community needs by emphasizing how uses come together to create a sense of place to maximize limited infill development opportunities. These Place Types will encourage more housing opportunities and a variety of units. Even the lowest density Place Type (Traditional Neighborhood) would encourage different kinds of single- and small-scale multifamily units (detached homes, small-lot homes, ADUs, duplexes, bungalow courts). The Place Types also encourage growth along transportation corridors to support walkable, transit oriented development.

The draft Place Types and Place Type Map were developed from community feedback heard at the seven (7) land use workshops held in 2021, Working Group and Steering Committee meetings. Draft Place Types incorporate land use policies and recommendations of recent strategic plans including the Alisal Vibrancy Plan and Economic Development Element. In general, residents and stakeholders wanted to see more housing and mixed-use development, sufficient area for businesses to grow, and a variety of entertainment and recreation for all ages. The Place Types have been positively received, and the City is moving forward with them in the General Plan update, including using them to determine buildout projections.

The City is committed to completing a draft of the General Plan Update by early 2024 with final adoption anticipated by the end of 2024. After the General Plan is adopted, the City will update its Zoning Code to implement these Place Types. The City looks forward to implementing the Place Types model following adoption of Visión Salinas 2040 and welcomes the opportunities for new housing that it will bring.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 81
Although the Place Types will be included in the updated General Plan, the 2023-2031 Housing Element is based on the current land use designations.

4.1.3 Zoning Code
The Zoning Code is the primary tool for implementing the General Plan Land Use Element. It is designed to protect and promote public health, safety and welfare, as well as to promote quality design and quality of life. The City of Salinas’ residential zoning districts control both the use and development standards of each residential lot or parcel, thereby influencing the development of housing.

Table 43 summarizes the permitted residential uses in the Residential and Mixed-Use districts.

Residential zoning districts include five designations: R-L-5.5, R-M-3.6, R-M-2.9, R-H-2.1, and R-H-1.8.

Single-family, detached units are allowed by right in all of the single-family residential zoning districts, except for R-H-2.1 and R-H-1.8 where a Conditional Use Permit for residential development is required.

Table 44: Primary Uses- Residential Zoning Districts
Zone Single Family
Detached Single Family Attached Multiple Family
R-L-5.5 P NP NP
R-M-3.6 P C NP
R-M-2.9 P S S
R-H-2.1 C S S
R-H-1.8 C S S

MAF NP C C

MX NP S S
P=Permitted by Right; C= Conditional Use Permit Required; NP=Not Permitted; “—“=Not listed for the zone
S=Site Plan Review Required
Source: City of Salinas Zoning Code, 2023
The multi-family residential zoning districts are R-M-2.9, R-H-2.1, and R-H-1.8. Multi-family dwellings are permitted with a Site Plan Review in all of the multi-family residential districts. A Site Plan Review provides a streamlined review process for verifying a project’s compliance with the Zoning Code’s development regulations, design standards, and use classifications. This administrative process also serves as assurance to landowners, business owners, and developers that proposed uses, structures, and site improvements comply with the provisions of the Zoning Code, before preparation of plans for a building permit.

To initiate the Site Plan Review Process, the applicant files a Development Review Application with the Community Development Department. Once the application is deemed complete, the City Planner determines whether the project is exempt from California Environmental Quality Act (CEQA). If further CEQA review is not required, the City planner can take action to approve the application as is, approve with modifications, or deny it.

Single-family attached dwellings are permitted with a Site Plan Review in the R-M-2.9, R-H-2.1, and RH-1.8 zoning districts and require a Conditional Use Permit in the R-M-3.6 district.

City of Salinas
Draft 2023-2031 Housing Element (May 2023) Page 82
The City of Salinas has established two mixed-use zoning districts: the Mixed Arterial Frontage (MAF) zoning district and the Mixed Use (MX) zoning district. Single-family detached housing units are not permitted in MAF or MX zoning districts. Attached single-family residential units are permitted with a Site Plan Review in the MX zoning district and with a Conditional Use Permit in the MAF zoning district. Multiple family units are permitted with a Site Plan Review in the MX zoning district and with a Conditional Use Permit in the MAF zoning district.

Q. Variety of Housing Opportunity
The Zoning Code provides for a range of housing types, including single-family, multi-family, second dwelling units, mobile homes, licensed community care facilities, employee housing for seasonal or migrant workers as necessary, assisted living facilities, emergency shelters, supportive housing, transitional housing, and single room occupancy (SRO) units. Table 44 provides a summary of Salinas’ Zoning Code as it relates to ensuring a variety of housing opportunities.

Page 83 ends

Salinas City CouncilJune 20, 2023

Salinas City Council
June 20, 2023