GENERAL PLAN AMENDMENT (GPA 2023-001), REZONE (RZ 2023-001), CONDITIONAL USE PERMIT (CUP 2022-059), RESUBDIVISION (RS 2022-006), AND MINOR MODIFICATION TO CONDITIONAL USE PERMIT 1977-031 (MM 2022-019); TO CONSTRUCT A 36 UNIT 100% AFFORDABLE SENIOR HOUSING PROJECT LOCATED AT 98 KIP DRIVE Thomas Wiles, Senior Planner
Community Development Department
Planning Commission Hearing February 21, 2024
Background
Located at 98 Kip Drive
CHISPA, Incorporated, Applicant
Rector, Wardens, and Vestrymen of St. George’s Parish, Property Owner Public/Semipublic (PS) Zoning District
Requesting approval of following:
General Plan Amendment 2023-001 (GPA 2023-001);
Rezone 2023-001 (RZ 2023-001)
Conditional Use Permit 2022-059 (CUP 2022-059);
Resubdivision 2022-006 (RS 2022-006); &
Minor Modification to CUP 1977-031 (MM 2022-019);
Surrounding uses: Residential and Public School
General PlanAmendment 2023-001
0.85-acre portion of 2.3-acre lot
Change General Plan designation
“Public/Semipublic” to “Residential High Density”
To allow greater residential density
Consistent with property adjacent to the south
Not located within a Specific Plan or Precise Plan area General Plan designation of adjacent 1.45-acre adjacent remains
Rezone 2023-001
Rezone same 0.85-acres as GPA:
“PS” to “R-H-2.1”
Allow increased residential density
PS density – R-M-2.9
Density increase to R-H-2.1
Consistent with property adjacent to the south
Not located within a Specific Plan or Precise Plan area Zoning designation of adjacent 1.45-acre adjacent remains
Conditional Use Permit 2022-059
Construct 36-unit multifamily residential:
100% affordable senior housing Project
One (1) bedroom units/One (1) manager unit
Three stories/36-feet high
31 off-street parking spaces
Five-space (14%) parking reduction
Concession requests
Usable open space;
Density; &
Off-street parking
Alternative means of compliance - landscaping
Along east property line
Requires GPA and RZ for proposed density
Conditional Use Permit 2022-059 (cont.)
Conditional Use Permit 2022-059 (cont.)
Conditional Use Permit 2022-059 (cont.)
CUP 2022-059 Concessions
Density Bonus
100% density bonus for Affordable Senior Housing
Proposed density within maximum allowed
Usable Open Space
Minimum 18,000 s.f of usable open space required
4,900 s.f. proposed
Off-street parking
36 off-street parking spaces required
31 off-street parking spaces proposed
Five (5) space, 14-percent parking reduction
Number of cars at similar Senior projects range from 35% to 52% per unit Covered by AB 2097
Concessions allow additional residential unit area
Result in identifiable and actual cost reductions for affordable rents Parking reduction and concession complies with Zoning Code Section 37-50.370 Affordable Housing Plan
3 very low and 32 low-income units
Minimum 55 years
Resubdivision 2022-006 & Minor Modification 2022-019
Parcel map (vesting tentative parcel map)
Subdivide 2.3-acre lot
Two (2) lots
1.45 & 0.85 acres each
Parcel Two (Parcel B on Map)
GPA & RZ
Consistent with R-H-2.1 Standards
MM 2022-019
Removes CUP 1977-031 terms & conditions from project site Remains on 1.45-acre lot
Environmental Review
Initial Study & Mitigated Negative Declaration routed to responsible agencies on January 11, 2024:
The proposed project will not have a significant effect on the environment because the mitigation measures outlined in the proposed Mitigation Monitoring and Reporting Program have been included in the project.
State Clearinghouse – January 10, 2024 (SCH Number 2024010222) Posted County Clerk’s Office – January 11, 2024
Routed to responsible agencies – January 11, 2024
Deadline for comments – February 9, 2024
Comments received from the following:
Monterey Salinas Transit (MST)
Monterey Bay Air Resources District (MBARD)
Recommendation
Approve a Resolution recommending that the City Council:
Adopt the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; Approve General Plan Amendment 2023-001 (GPA 2023-001); Approve Rezone 2023-001 (RZ 2023-001);
Approve Conditional Use Permit 2022-059 (CUP 2022-059); Approve Resubdivision 2022-006 (RS 2022-006); and
Approve Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019)
Public Noticing
Public Notices:
Published in Monterey Herald – January 15, 2024
Mailed – January 11, 2024; and
Posted – January 11, 2024