DATE: MARCH 5, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: SECOND AMENDMENT TO PLANNED UNIT DEVELOPMENT PERMIT 1969-003 (PUD 2023-001) RECOMMENDED MOTION:
A motion to approve a Resolution finding the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 and approving a second amendment to Planned Unit Development Permit 1969-009 (PUD 2023-001) to allow residential additions for 124 existing single family detached dwelling units pursuant to Residential Low Density (R-L-5.5) Zoning District Development Standards, Design Standards, and Infill Residential Development Regulations.
EXECUTIVE SUMMARY:
Hernan and Armida Perez (Applicant) on behalf of Martina Espino, the property owner of 747 Amarillo Way, have applied for a Second Amendment to Planned Unit Development Permit 1969-003 (PUD 1969-003) to allow residential additions for 124 existing single family detached dwelling units subject to Planned Unit Development Permit 1969-003 pursuant to the Residential Low Density (R-L-5.5) Zoning District Development Standards.
BACKGROUND:
Hernan and Armida Perez (Applicant) on behalf of Martina Espino, the property owner of 747 Amarillo Way, have requested approval to construct a 118 square-foot garage addition and a 148 square foot addition to an existing single-family detached dwelling unit. Proposed plans are provided as an attachment to this report. However, per Condition Number 3 of PUD 1969-003, no building additions are allowed. The proposed Second Amendment to PUD 1969-003 (PUD 2023-001) would allow residential additions to 124 existing single family detached dwelling units located in Las Casitas Units 1 and 2 (Tracts 607 and 615) pursuant to the Residential Low Density (R-L-5.5) Zoning District Development Standards, Design Standards and Infill Residential Development Regulations (see Exhibits “A” and “B” of PUD 2023-001).
Per Zoning Code Section 37-60.080(b), applications involving three (3) or more properties with different ownerships shall be required to include the signatures of those property owners or their authorized agent’s signature who own 51% or more of the total land area in the application project area. Per City records, there are 124 property owners in the area subject to PUD 1969-003. Per Zoning Code Section 37-60.080(b), a minimum of 64 of the 124 property owners or their authorized agents must sign the application. Staff received a list of signatures of property owners and their authorized agents subject to PUD 1969-003 along with the application. Staff reviewed the list and verified 68 signatures (55%), which exceeds the minimum required 64 signatures. Verified signatures are provided as an attachment to this report.
The Salinas City Council approved PUD 1969-003 on October 6, 1969, which authorized development of a 252-lot subdivision and construction of 252 compact homes on 42.25-acres located between Rider Avenue and Natividad Creek. Subsequently, the following Planned Unit Development Permits modified PUD 1969-003:
Planned Unit Development Permit 1972-002 (PUD 1972-002); which was approved by the Salinas City Council on April 17, 1972, authorized 58 compact homes on a 9.804-acre southwest portion of the original PUD 1969-003 project area (Las Casitas Subdivision Unit #3); Planned Unit Development Permit 1978-001 (PUD 1978-001); which was approved by the Salinas City Council on April 23, 1979, a First Amendment to PUD 1969-003, authorized development of 65 single-family dwellings on reduced lot area located on a 13.93-acre parcel located to the north of the PUD 1969-003 subject area; and Planned Unit Development Permit 1984-013 (PUD 1984-013); which was approved by the Salinas City Council on January 8, 1985, amended PUD 1978-001 and authorized development of 42 single-family detached zero-lot line homes and 45 condominiums located on the same 13.93-acre parcel.
As a result of the subsequent PUD’s, the subject area for PUD 1969-003 was reduced to 124 existing single family detached dwelling units of approximately 18.52-acres (see Exhibits “A” and “B” of PUD 2023-001). All of these dwelling units are located in the Residential Low Density (R-L-5.5) Zoning District.
The following provides an overview of the adjacent land uses and zoning districts of the PUD 2023-001 subject area:
North: Residential/Residential Low Density (R-L-5.5), Residential Medium Density (R-M-2.9) South: Residential/Residential Low Density (R-L-5.5), Residential Medium Density (R-M-2.9) East: Residential/Residential Low Density (R-L-5.5)
West: Residential/Residential Low Density (R-L-5.5)
On February 7, 2024, the Planning Commission recommended that the City Council approve the second amendment to Planned Unit Development Permit 1969-009 (PUD 2023-001) to allow residential additions for 124 existing single family detached dwelling units pursuant to Residential Low Density (R-L-5.5) Zoning District Development Standards and Design Standards, with a modification requiring Residential Design Review for second story additions (see attached Planning Commission Resolution 2024-01). The Planning Commission expressed concerns with second story additions in the project area and determined that second story additions should be subject to the Residential Design Review (RDR) requirements contained in the Infill Residential Development regulations per Zoning Code Section 37-50.110. Accordingly, staff modified Conditions 1 and 3 of the draft Planned Unit Development Permit to require Residential Design Review (RDR) for second story additions per 37-50.110(c)(2) (Applicability - Infill residential development in the R-L District. In essence, the modification requires submittal and approval of a Conditional Use Permit prior to issuance of a building permit for second story additions in the project area. One of the purposes of Residential Design Review is to ensure that development is compatible in scale and height with the neighboring single-family detached residential dwelling units through the use of similar proportions, level of details, and scale.
ANALYSIS
The attached PUD 1969-003 was approved with no specific development regulations such as minimum lot size, lot area per unit, lot width, usable open space, etc. The proposed development standards for PUD 2023-001, which are pursuant to the R-L-5.5 Zoning District are summarized below.
R-L-5.5 Development Standards
Lot Size 5,500 s.f.
Lot area per unit N/A
Lot width - minimum 50 ft.
Corner Lots 60 ft.
Lot depth - minimum 75 ft.
Lot frontage - minimum 35 ft.
Yards - minimum
Front 20 ft.
Side
Interior 5 ft.
Corner 15 ft.
Rear (ft.) 10 ft.
Distance between structures 6 ft.
Driveway length (from street property line) 20 ft
Maximum height 30 ft.
Maximum nonresidential FAR .40
Usable open space per dwelling unit. 1,000 sf. (10% of lot area for corner lots with a minimum required 650 sf. and a maximum 1,000 sf.) Per Zoning Code Section 37-50.070(a), a legally created lot having a width or area less than required for the district in which it is located shall be developed subject to the same property development regulations as a standard lot. No substandard lot shall be further reduced in area or width. The proposed Planned Unit Development Permit will not increase the density or allow for changes in lot size. If approved, the Amendment would allow affected property owners to expand subject to the applicable zoning regulations. The Amendment will allow affected property owners the same development opportunities as other homeowners in the R-L-5.5 District. The Amendment is not likely to adversely affect the neighborhood because the colors and materials of any addition are required to be consistent with the original PUD approval, those of the existing structure, and the design standards contained in the R-L-5.5 regulations.
Findings:
The City Council may approve an application for the Second Amendment to PUD 1969-003 (PUD 2023-001) if all the findings set forth in the attached proposed City Council Resolution are established.
CEQA CONSIDERATION:
The environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA). The proposed Zoning Code Amendment is categorically exempt (Class 5) from further environmental analysis per CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations). This is because the site is served by existing utilities and public services and approval of the project does not result in any significant effects relating to traffic, noise, air quality or water quality.
TIME CONSIDERATION:
The project was deemed complete on January 10, 2024. Final action is required by March 10, 2024, pursuant to CEQA Section 15107.
ALTERNATIVES AVAILABLE TO THE CITY COUNCIL:
The City Council has the following alternatives:
Affirm the findings set forth in the attached Resolution and approve Planned Unit Development Permit 2023-001 with modifications; or Find that the proposal is not appropriate and establish findings at the public hearing stating the reasons for not approving Planned Unit Development Permit 2023-001 STRATEGIC PLAN INITIATIVE:
This action supports the Council’s Strategic Goal of Economic Development and Housing/Affordable Housing by allowing residential additions for 124 existing single family detached dwelling units pursuant to Residential Low Density (R-L-5.5) Zoning District Development Standards.
DEPARTMENTAL COORDINATION:
The Community Development Department and the Public Works Department have coordinated on processing Planned Unit Development Permit 2023-001.
FISCAL AND SUSTABILITY IMPACT:
There are no significant fiscal impacts associated with this Planned Unit Development Permit 2023-001.
ATTACHMENTS:
Proposed City Council Resolution
Draft Planned Unit Development Permit 2023-001 with the following exhibits:
Exhibit “A” - Vicinity Map
Exhibit “B” - Site Plan for area subject to PUD 1969-003 Exhibit “C” – Engineer’s Report dated November 28, 2023 Planning Commission Resolution No. 2024-01
Planning Commission Staff Report dated February 7, 2024 without exhibits.
Unofficial February 7, 2024 Planning Commission Minutes Signatures for submittal of Planned Unit Development Permit 2023-001 Planned Unit Development Permit 1969-003
Planned Unit Development Permit 1972-002
Planned Unit Development Permit 1978-001
Planned Unit Development Permit 1984-013
Addition plans for 747 Amarillo Way
Cc: Hernan and Armida Perez, Applicant
Marth Espino, Property Owner, 747 Amarillo Way
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