1 UNOFFICIAL MINUTES
OF THE
SALINAS PLANNING COMMISSION
September 6, 2023
The meeting was called to order at 3:33 p.m. in the City Council Chamber Rotunda.
PLEDGE OF ALLEGIANCE
ROLL CALL
WELCOME AND STAFF INTRODUCTIONS
PRESENT: Vice-Chairperson Manzo, and Commissioners, Donohue, Meeks, and Purnell
ABSENT: Chairperson Gonzalez and Commissioner McKelvey Daye
STAFF: Community Development Director, Lisa Brinton; Planning Manager; Courtney Grossman; Planning Manager, Grant Leonard; Senior Planner, Jonathan Moore; Associate Planner, Oscar Resendiz; and Administrative Aide, Desteny Villa
COMMENTS FROM THE PUBLIC FOR ITEMS NOT ON THE AGENDA
Vice-Chairperson Manzo opened for public comment at 3:34 p.m.
Bradley Clinton, Salinas resident, provided public comment regarding traffic impacts in the Maple Park area due to recent development.
Vice-Chairperson Manzo closed for public comment at 3:36 p.m.
APPROVAL OF THE MINUTES: June 21, 2023
Upon motion by Commissioner Meeks, and a second by Commissioner Purnell, the minutes of June 21, 2023, were approved. The motion carried by the following vote:
AYES: Vice-Chairperson Manzo, Commissioners Donohue, Meeks, and Purnell
NOES: None
ABSTAIN: None
ABSENT: Chairperson Gonzalez and Commissioner McKelvey Daye
2 ADMINISTRATIVE REPORTS
Notice of Preparation for the General Plan Environment Impact Report and Quarterly General Plan Update
Senior Planner, Jonathan Moore, presented a PowerPoint presentation, which is on file at the Community Development Department.
Vice-Chairperson Manzo inquired how the City of Salinas is addressing community concerns regarding overcrowding and limited parking in certain areas as it considers mixed-use developments that support an increase in housing.
Mr. Moore informed that the City of Salinas seeks to address these concerns by strategizing around solutions and creating affordable space for individuals and encouraging the use of public transportation resources.
Vice-Chairperson Manzo opened for public comment at 3:52 p.m.
No public comments were received.
Vice-Chairperson Manzo opened for public comment at 3: p.m.
CONSIDERATIONS
Annual Election of Planning Commission Chairperson& Vice Chairperson
Commissioner Meeks nominated Commissioner Gonzalez for Chairperson. Commissioner Donohue seconded the motion. The motion carried by the following vote:
AYES: Vice-Chairperson Manzo, and Commissioners Donohue, Meeks, and Purnell
NOES: None
ABSTAIN: None
ABSENT: Chairperson Gonzalez and Commissioner McKelvey Daye
Commissioner Donohue nominated Commissioner Manzo for Vice Chairperson. Chairperson Manzo respectfully declined the nomination as Vice Chairperson.
Commissioner Donohue nominated Vice -Chairperson Manzo to serve as second term as Vice - Chairperson of the Planning Commission. Vice-Chairperson Manzo declined the nomination.
Chairperson Manzo nominated Commissioner Meeks for Vice Chairperson. Commissioner Purnell seconded the motion. The motion carried by the following vote:
3 AYES: Vice-Chairperson Manzo, and Commissioners Donohue, Meeks, and Purnell
NOES: None
ABSTAIN: None
ABSENT: Chairperson Gonzalez and Commissioner McKelvey Daye Vice-Chairperson Manzo presented the request that Chairperson Gonzalez remain as the primary appointee to the General Plan Steering Committee and that Commissioner Purnell remain as the alternate.
Commissioner Donohue indicated he is also an alternate to the General Plan Steering Committee.
Commissioners Purnell and Donohue accepted the request as presented by Vice-Chairperson Manzo.
PUBLIC HEARINGS
General Plan Amendment 2022 -002 and Rezone 2022 -002; Amend the General Plan to change the General Plan designation of five (5) “Project sites” to Mixed Use and Rezone the same five (5) “Project sites” to Mixed Use (MX)
1. Alisal Marketplace
2. Edge of Downtown/ Front and John Street
3. Foods Co Shopping Center
4. Laurel West Shopping Center; and
5. Sears (Northridge Mall) (Portion)
Associate Planner, Oscar Resendiz presented a PowerPoint presentation, which is on file at the Community Development Department.
Commissioner Donohue inquired about the traffic tradeoff that will result from rezoning these 5 areas and which of these, would be the most vulnerable to residential concerns about increase of traffic.
Mr. Resendiz informed that an analysis was completed as part of the Initial Study, and it includes mitigated measures to address traffic impacts.
Bonique Emerson, Consulting Planner with Precision and Engineering, informed the Commission that measures as outlined in the Mit igation Monitoring and Reporting Program (MMRP) require that all future developments expected to generate 110 or more new daily vehicle trips will require a traffic impact study. At the time of consideration of these developments, the City will have the opportunity to review traffic impacts and include conditions of approval that are in compliance with the City of Salinas’ Vision Zero Action Plan, specifically concerns with traffic increase and pedestrian safety.
Commissioner Donohue requested clarification that at this time, the Commission is only reviewing for rezoning of the se 5 areas. Ms. Emmerson indicated that future development projects that exceed a specific threshold will require traffic study, at which time, impacts of these specific projects will be reviewed.
4 Commissioner Meeks requested that text included in chart legends as presented in PowerPoint slides is not legible and recommended adjustments moving forward. Commissioner Meeks commented that if the Ci ty of Salinas continues to lack in repairing roads , does not address traffic congestion, and parking regulations are not enforced, this project can create a disaster.
Commissioner Purnell inquired if these projects will be returning individually for consideration by the Commission or will these be approved as a group , resulting in significant impact to the current infrastructure. Commissioner Purnell also asked that in terms of the ratio, is unit development expected to be at market rate or will that be dictated to each individual project area. Mr. Resendiz affirmed that future developments will be reviewed and considered individually.
Commissioner Purnell respectfully questioned the request from staff to review the rezoning of all 5 areas as group if each project will return for individual consideration.
Vice Chairperson Manzo clarified that this project is opening a pathway for possibilities for both the amendment and rezone.
Community Development Director, Lisa Brinton, clarified that the current request is to change the zoning and land use at the programmatic level to allow for future intensification of pedestrian friendly housing and commercial developments.
Commissioner Purnell inquired about the housing expectations for each project.
Ms. Brinton informed that inclusionary housing ordinance is applied to each housing development project as received.
Vice-Chairperson Manzo opened for public comment at 4:14 p.m.
Mary Anne Worden, Salinas resident, provided public comment regarding concerns with traffic congestion and parking overflow.
Rene Piles, with Ethan Conrad Properties, provided public comment regarding concerns with commercial retail to the change of mixed use of the old Sears building, which is owned by Ethan Conrad Properties, and expressed potential barriers for potential tenants that will no longer be able to utilize this space and shared ideas on how the city can compromise with these future tenants.
Vice-Chairperson Manzo closed for public comment at 4:17 p.m.
Mr. Donohue inquired about the change of mix use and whether it precludes commercial retail.
Courtney Grossman, Planning Manager, informed that mixed use does not preclude commercial retail Zoning Code use classification tables in both zoning districts and some uses either become non permitted or some becomes conditionally permitted but retail uses remain viable.
5 Ms. Purnell informed that each of these sites are located in different areas of the city and certain concerns will arise within each project area.
Ms. Manzo expressed that she also had concerns regarding current tenants and whether they would be evicted from their current location of these proposed projects . Grant Leonard, Planning Manager, assured that this will not happen to current tenants.
Mr. Grossman described about the potential plans Ethan Conrad Properties has with the former Sears building and explained the concerns expressed by Ethan Properties that the concerns this project may potentially have on the Sears site.
Mr. Donohue inquired whether Planning Commission has the authority to deny or approve before City Council.
Ms. Brinton confirmed this is to be approved or denied by City Council.
Ms. Donohue motioned to move to adopt the proposed mitigated negative declaration and mitigated monitoring program and approve General Plan Amendment changing the general plan land use designation of four (4) project sites with the exception of the Foods Co site and adopt an ordinance to rezone the four (4) sites with the exclusion of the Foods Co site and the concerns raised with the Sears site. Commissioner Purnell seconded the motion. The motion carried by the following vote:
AYES: Vice-Chairperson Manzo, Commissioners, Donohue, Meeks, and Purnell
NOES: None
ABSTAIN: None
ABSENT: Chairperson Gonzalez and Commissioner McKelvey Daye
OTHER BUSINESS
None
FOLLOW UP REPORTS
None
FUTURE AGENDA ITEMS
None
ADJOURNMENT
6 Vice-Chairperson Manzo reviewed for quorum for September 20, 2023, and adjourned the meeting at 4:37 p.m.
______________________ _______________________
ROSA GONZALEZ COURTNEY GROSSMAN
Chairperson Executive Secretary
______________________
ANDREA MANZO
Vice Chairperson