Tuesday, March 12, 2024
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 Jim Pia, Interim City Manager
Christopher A. Callihan, City Attorney
City Clerk’s Office: (831) 758-7381
Meeting Agenda - Final
March 12, 2024City Council Meeting Agenda - Final
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PLEDGE OF ALLEGIANCE
ROLL CALL
CLOSED SESSION
Receive public communications from the audience on Closed session items.
The City Council will recess to closed session pursuant to:
ID#24-141 a. Anticipated Litigation - California government Code Section 54956.9(d)(2), conference with legal counsel regarding significant exposure to litigation (one case).
b. Existing Litigation - California Government Code Section 54956.9, conference with legal counsel regarding, Robert Flynn vs. City of Salinas, Workers’ Compensation Appeals Board Case Number(s): ADJ1667487; ADJ17167156; ADJ17167175; ADJ8656506; ADJ8656409; and ADJ8657606.
c. Public Employee Appointment - California Government Code Section 54957(b)(1), City Manager.
d. Public Employee Performance Evaluation - California Government Code Section 54957, Interim City Manager.
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
March 12, 2024City Council Meeting Agenda - Final
limit the time for public comments depending on the agenda schedule.
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#24-109 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
Recommendation: Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approving General Plan Amendment 2023-001, Conditional Use Permit 2022-059, Resubdivision 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; and adopt an Ordinance rezoning a 0.85-acre portion of the 2.3-acre Subject Property located at 98 Kip Drive from Public/Semipublic (PS) to Residential High Density (R-H-2.1) (RZ 2023-001).
STUDY SESSION
ID#24-095 General Plan Update/Visión Salinas 2040 Land Use and Circulation Study Session
Recommendation: No action required. Received report regarding the General Plan Update/Vision Salinas 2024 Land Use and Circulation and provide comments.
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#24-143 Minutes
Recommendation: Approve minutes of February 17, 2024, February 20, 2024, February 27, 2024, and March 5, 2024.
ID#24-136 Financial Claims
Recommendation: Approve financial claim report.
ID#24-082 Natividad Creek Park Restroom Rehabilitation Project (CIP 9346) Contract Change Orders
March 12, 2024City Council Meeting Agenda - Final
Recommendation: Approve a Resolution approving Contract Change Orders 3, 4, 5, 6, 7, and 8 to the HA Construction contract for the Natividad Creek Park Restroom Rehabilitation Project (CIP 9346) in the amount $39,465.19; increase in the Project's contingency of $44,070.81; and authorize the Interim City Manager or designee to execute any necessary revisions, amendments and/or change orders applicable to the Natividad Creek Park Restroom Rehabilitation Project.
ID#24-084 Amendment No. 2 to the Master Service Agreement for Professional Services with CSG Consultants, Inc.
Recommendation: Approve a Resolution authorizing the approval of Amendment No. 2 to the Master Service Agreement for Professional Services between the City of Salinas and CSG Consultants, Inc. to provide design, inspection, project management, construction management, labor compliance and environmental services in a not-to-exceed amount of $1,054,420 and authorize the Interim City Manager or designee to execute any modifications or amendments.
ID#24-128 Annual Public Art Plan Fiscal Year 2025
Recommendation: Approve a Resolution accepting and approving the Fiscal Year 2025 Public Art Plan including the appropriation of $15,000 from the Municipal Art Fund and authorizing the Library and Community Services Director or designee to design and administer the Public Art cultural event grant opportunity.
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.
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.
March 12, 2024City Council Meeting Agenda - Final
PUBLIC NOTIFICATION
This agenda was posted on March 8, 2024 in the Salinas Rotunda and 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 past City Council meetings may also be viewed on the Salinas Channel on YouTube at http://www.youtube.com/thesalinaschannel.
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-141, Version: 1
a. Anticipated Litigation - California government Code Section 54956.9(d)(2), conference with legal counsel regarding significant exposure to litigation (one case). b. Existing Litigation - California Government Code Section 54956.9, conference with legal counsel regarding, Robert Flynn vs. City of Salinas, Workers’ Compensation Appeals Board Case Number(s):
ADJ1667487; ADJ17167156; ADJ17167175; ADJ8656506; ADJ8656409; and ADJ8657606. c. Public Employee Appointment - California Government Code Section 54957(b)(1), City Manager. d. Public Employee Performance Evaluation - California Government Code Section 54957, Interim City Manager.
City of Salinas Printed on 3/8/2024Page 1 of 1
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City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-109, Version: 1
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 Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approving General Plan Amendment 2023-001, Conditional Use Permit 2022-059, Resubdivision 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; and adopt an Ordinance rezoning a 0.85-acre portion of the 2.3-acre Subject Property located at 98 Kip Drive from Public/Semipublic (PS) to Residential High Density (R-H-2.1) (RZ 2023-001).
City of Salinas Printed on 3/8/2024Page 1 of 1
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CITY OF SALINAS
COUNCIL STAFF REPORT
DATE: MARCH 12, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: 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
RECOMMENDED MOTION:
Motion to:
1. Approve a Resolution affirming the findings, adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approv ing General Plan Amendment 2023-001, Conditional Use Permit 2022 -059, Resubdivision 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; and
2. Introduce and a dopt an Ordinance rezoning a 0.85-acre portion of the 2.3 -acre Subject Property located at 98 Kip Drive from Public/Semipublic (PS) to Residential High Density (R-H-2.1) (RZ 2023-001).
EXECUTIVE SUMMARY:
CHISPA, Incorporated proposes to construct an 100% affordable senior housing Project at 98 Kip Drive (St. Georges Senior Apartments; Project) . The Project consists of a three-story, 36-unit, multifamily residential building. All units, including one (1) manager unit, are one (1) bedroom.
A General Plan Amendment, Rezone, Conditional Use Permit, Resubdivision, and a Minor Modification to Conditional Use Permit 1977-031 are required for Project entitlement. CUP 2022- 059 includes concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line.
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BACKGROUND:
CHISPA, Incorporated is requesting approval of the following applications for a property located at 98 Kip Drive (Subject Property) in the Public/Semipublic Zoning District (APN: 261-661-011- 000):
1. General Plan Amendment 2023-001 (GPA 2023-001); Request to change the General Plan designation of a 0.85 -acre portion of the 2.3 -acre Subject Property from “Public/Semipublic” to “Residential High Density”.
2. Rezone 2023-001 (RZ 2023-001); Request to rezone the same above referenced 0.85 - acre portion of the 2.3 -acre Subject Property from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”.
3. Conditional Use Permit 2022-059 (CUP 2022-059); Request to construct a three story, 36-unit, multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off-street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line.
4. Resubdivision 2022-006 (RS 202 2-006); Request for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each.
5. Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019); Request to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977-031), from the proposed 0.85-acre lot, which currently applies the entire 2.3-acre lot.
The subject property is currently owned by Rector, Wardens, and Vestrymen of St. George’s Parish and developed with an existing religious assembly use and a rectory (St. George’s Episcopal Church), which was approved by Conditional Use Permit 1977-031 (CUP 1977-031).
The entire 2.3-acre subject property is currently zoned Public/Semipublic (PS). Per Zoning Code Section 37-30.390, Table 37-30.17, multi-family residential units are subject to a Conditional Use Permit (CUP) in the PS District. However, in the PS District, residential development is required to comply with the Residential Medium Density (R -M-2.9) development regulations, which only allows for one (1) unit for every 2,900 square -feet of lot area. The Applicant is requesting a General Plan Amendment (GPA) and Rezone (RZ) to change the General Plan and Zoning designations from “Public/Semipublic” to “Residentia l High Density” and “Residential High Density (R-H-2.1)” respectively to allow for increased residential density. The proposed GPA and RZ would be consistent with the designations of the adjacent property located to the south. Upon approval of the Genera l Plan Amendment and Rezone, the proposed affordable senior housing Project with a 100% density bonus can be considered through the CUP process. The proposed parcel map is requested to create the 0.85-acre Project site from the remainder of the 2.3-acre site.
The Minor Modification to CUP 1977 -031 is requested to delete the terms and conditions of the Page | 3
religious assembly CUP from the proposed 0.85 -acre lot. The existing Religious Assembly use would remain on the proposed 1.45-acre lot located adjacent to the west of the Project site.
The property is located in the Public/Semipublic (PS) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the Project site:
North: Single-family residential/Residential – Low Density (R-L-5.5) South: Multi-family residential/Residential High Density (R-H-2.1) East: Single-family residential/Residential Low Density (R-L-5.5) West: Public School (North Salinas High School)/Public Semipublic (PS)
On February 27, 2024, the Housing and Land Use Committee recommended that the City Council approve the Project, and o n February 21, 2024, the Planning Commission recommended that the City Council approved the project (see attached PC Resolution 2024-02).
DISCUSSION:
Analysis:
The proposed residential building would be three (3) stories tall and approximately 36 -feet high.
The exterior design consists of a sand finish stucco with vertical fiber cement siding and trim and tan, grey, and white exterior colors. All the proposed 36 units would be one-bedroom. The Project includes a manager’s unit, 35 resident rooms, and storage facilities. Per Zoning Code Section 37 -
30.170, Table 37-30.80, Footnote I, the number of bedrooms per dwelling unit requirement in the R-H-2.1 District does not apply to senior housing.
General Plan Amendment 2023-001 and Rezone 2023-001:
Per the 2002 Salinas General Plan, the Land Use designation of the approximately of the 0.85-acre Project site is “Public/Semipublic. The proposal is to change the General Plan designation of the above referenced the Project site from “Public/Semipublic” to “Residential High Density”. The proposed change in the General Plan land use designation from would be consistent with the property located adjacent to the south at 90 Kip Drive.
The proposed Rezone is requested to change the zoning of the same above referenced 0.85 -acre portion of a 2.3-acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”.
The proposed zoning would be consistent with the existing Zoning designation of the adjacent property located to the south at 90 Kip Drive. 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.
The General Plan and Zoning designations of “Public/Semipublic” and “Public/Semipublic (PS)” of the proposed 1.45-acre lot located adjacent to the west of the Project site will not change.
Conditional Use Permit 2022-059:
Conditional Use Permit 2022-059 (CUP 2022-059) is a request to construct a three story, 36 -unit Page | 4
multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off-street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line. Because of the existing Public/Semipublic General Plan and Zoning designations of the Project site, the related General Plan Amendment and Rezone will need to be approved to allow for the proposed Project density.
Density Bonus
The Project includes a request for a 100% density bonus for Affordable Senior Housing per Zoning Code Section 37-50.060. It is proposed that all the 36 residential units (excepting the Manager’s unit) will be affordable. Per Zoning Code Section 37 -30.170, Table 37-30.80, the maximum net density of the proposed Project without a density bonus in the proposed R -H-2.1 Zoning District is 20 dwelling units to the acre. In this case, the Project site consists o f 37,026 square-feet (.85 acres), which would allow for a maximum of 17 dwelling units without a density bonus (.85 x 20).
Using the calculations for a 100% density bonus for affordable senior housing as per Zoning Code Section 37-50.060, the maximum number of units with a density bonus is 36 units. The proposed number of units is within the maximum allowed with a density bonus.
The Project includes Density Bonus concessions pursuant to Government Code 65915, which authorizes concessions pursuant to State Density Bonus laws for Affordable Senior Type 1 housing concerning usable open space and parking: The proposed concession for off -street parking is a five (5) space, 14% reduction for Parcel “B” only. Parcel “A” has adequate parking to serve the existing religious assembly use. The concession for off -street parking is appropriate because a parking space will not be required for every unit. The Applicant’s records show that the number of cars for three (3) similar senior Projects in the City of Salinas indicate that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off -street parking and allowing more of the site to be used for development of apartment units, this concession results in identifiable and actual cost reductions to provide affordable rents.
Usable Open Space
Salinas Zoning Code Section 37 -50.170, Table 37 -30.80, requires 18,000 square -feet of usable open space for the proposed 36 units on the Project site (36 units x 500 s.f.). The Project includes 4,900 square-feet of usable open space (3,172 square-feet of common usable open space and 1,728 square-feet of private open space). A concession is requested for usable open space. This concession for reduction in the amount of usable open space is requested to allow for additional area of the Project site to be used for residential units, which will result in identifiable and actual cost reductions to provide for affordable rents.
Off-Street Parking
The Zoning Code requires a minimum of 36 off -street parking spaces for the 36 -unit affordable senior housing Project (one space per unit) for the proposed Project. The Applicant is requesting a concession to allow a total of 31 off-street parking spaces for the Project. This would result in a Page | 5
five (5) space, 14 -percent parking reduction. Per the Applicant, support for the concession is appropriate because a parking space will not be required for every unit. The Applicant’s records show that number of cars for three (3) similar senior Projects in the City of Salinas shows that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off-street parking spaces and allowing more of the site to be used for apartment units, this concession results in identifiable and actual cost reductions to provide for affordable rents. In addition, the Project site is covered under Assembly Bill 2097 (AB 2097), which prohibits cities from imposing a minimum off-street parking requirement on residential Projects located within a half-mile radius of a major transit stop. The Project site is near Monterey -Salinas Transit (MST) bus route 41, which runs from the Salinas Transit Center to Northridge Mall via East Alisal Street.
Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. Support for this concession can also be established because the proposed five (5) space, 14-percent parking reduction complies with Zoning Code Sections 37 -50.370(a)(2) and (a)(4). Per this concession a minimum of 31 off -street parking spaces, including a minimum of two (2) accessible parking spaces shall be provided.
Affordable Housing Plan
As the Project exceeds ten residential units, it is subject to the Inc lusionary Housing Ordinance per Salinas Municipal Code Section 17 -11. The proposed Affordable Housing Plan includes 3 very low and 32 low-income units, which is 100-percent of the total units (excluding the Manager’s unit). The units will be deed restricted for a minimum 55 years for affordable senior housing. For fiscal year 2023, the median income for Monterey County is $100,400. See attached Affordable Housing Plan (Exhibit “R” of CUP 2022-059).
Resubdivision
The existing 2.3 -acre site is currently designated “Public/Semipublic” by Figure LU -3 of the Salinas General Plan and zoned “Public/Semipublic (PS)”. The proposed Parcel Map is related to General Plan Amendment 2023-001 and Rezone 2023 which would subdivide the 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each. Parcel One would consist of 1.45 -acres and retain the existing Public/Semipublic General Plan designation and Zoning. Parcel Two would be 0.85-acres and be designated ‘Residential High Density” in the General Plan and rezoned “Residential High Density (R-H-2.1)”. The proposed Parcel Map is consistent with this Residential High Density land use designation and zoning.
Minor Modification to Conditional Use Permit 1977-031
The proposed Minor Modification to Conditional Use Permit 1977-031 would delete the terms and conditions of Conditional Use Permit 1977 -031 (CUP 1977 -031), from the p roposed 0.85-acre Project site containing the multi-family residential use for affordable senior housing. Conditional Use Permit 1977-031 approved a religious assembly use on the entire 2.3 -acre lot. The religious assembly use would remain applicable to the proposed 1.45-acre lot located adjacent to the west of the Project site. Per Zoning Code Section 37-30.390, Table 37-30.390, religious assembly uses are permitted in the Public/Semipublic (PS) Zoning District pursuant to a Conditional Use Permit (CUP).
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Findings:
Mitigated Negative Declaration:
Prior to taking action on the requested General Plan Amendment, Rezone, Conditional Use Permit, Resubdivision, and Minor Modification to CUP 1977 -031, the City Council will need to confirm that the proposed environmental document is adequate for the proposed Project by establishing the findings set forth in the attached City Council Resolution.
General Plan Amendment/Rezone:
The City Council may approve of a General Plan Amendment and Rezone, if all of the findings set forth in the attached City Council 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 City Council is required to approve the General Plan Amendment and Rezone.
Conditional Use Permit:
The related Conditional Use Permit 2022-059 as described above cannot be approved as proposed unless the related General Plan Amendment and Rezone are approved to all ow for the proposed residential density.
Resubdivision:
Both of the proposed lots for the related Resubdivision for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each will comply with the Zoning Code Development Standards for both the PS and R-H-2.1 Zoning Districts; and
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).
Alternatives Available to the City Council:
1. Affirm the findings set forth in the attached Resolution, adopt ing the Mitigated Negative Declaration and approve General Plan Amendment 20 23-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification to Conditional Use Permit 1977 -031 (MM 2022-019) with modifications; or
2. Find that the proposed applications are not appropriate and establish findings at the public hearing denying General Plan Amendment 20 23-001, Rezone 2023-001, Conditional Use Permit 2022 -059, Resubdivision 2022 -006, and Minor Modification Conditional Use Permit 1977-031 (MM 2022-019).
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CEQA CONSIDERATION:
The environmental impacts of the Project have bee n 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 signi ficant 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 January 11, 2024; the deadline for comments was February 9, 2024. The State Clearinghous e received the document on January 10, 2024; the deadline for Clearinghouse comments was February 8, 2024 (SCH# 2024010222).
Public comments were received from the following during the comment period as described below:
1. Comments received via email from Monterey Salinas Transit on January 25, 2024.
Monterey Salinas Transit (MST) serves, operates, and maintains two (2) existing stops within the Project’s vicinity for Line 41. Line 41 travels from the Salinas Transit Center to Northridge Mall via East Alisal Street. Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. MST encourages the Applicant (CHISPA) to enroll in their Group Discount Program to offer employees and hotel guests bus passes at substantially reduced rates.
Staff Response: MST information has been provided to the Applicant for reference.
2. Comments received via email from Monterey Bay Air Resources District (MBARD) on February 9, 2024.
a. The emission estimates stated in Pages 6 -7 of the Initial Study must be supported by substantial evidence, such as the use of the California Emissions Estimator Model (CalEEMOD).
Staff Response: Staff used the CalEEMOD model to calculate the average daily emissions of VOC’s or NOx, CO, PM10, and SOx. Per the CalEEMOD the calculations for the proposed Project as compared to the maximum allowed per MBARD will be the following:
Emission Project Emission MBARD Maximum
VOC or NOx 1 lb./day 137 lbs./day
CO 1.4 lbs./day 550 lbs./day
PM .02 lb./day 82 lbs./day
SOx 1 lb./day 150 lbs./day
Per the above table, the estimated emissions from the proposed Project will be less than the maximum allowed MBARD emissions and will be in compliance.
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b. Because of the Projects proximity to sensitive receptors, fugitive dust should be mitigated during the construction phase of the Project.
Staff Response: As a part of the building permit pr ocess, the Applicant will need to comply with the dust control measures stated in Zoning Code Section 37-50.180(j) and conform to the City’s National Pollutant Discharge Elimination System (NPDES) requirements and stormwater management and discharge contro l Ordinance as per Zoning Code Section 37 -50.180(k). In addition, as required by the draft CUP 2022 - 059, the Applicant or successor -in-interest shall obtain all applicable permits from MBARD and consult with them concerning any potential need for a diesel health risk assessment.
c. If a generator, boiler, or other stationary sources of air pollutants are needed to support the construction process or will be installed for use in the operation of the Project, a permit from MBARD may be required. In addition, any stationary piston-type internal combustion engine of greater than or equal to 50 brake horsepower (bhp) may also require a MBARD permit.
Staff Response: Per CUP 2022-059, if required, the Applicant or successor-in-interest shall obtain all applicable permits from MBARD.
d. If older underground asbestos (Transite) piping is encountered during construction work, the requirements of MBARD Rule 424 National Emission Standards for Hazardous Air Pollutants (NESHAP) could be triggered.
Staff Response: Per CUP 2022-059, if required, the Applicant or successor-in-interest shall obtain all applicable permits from MBARD, including if older underground asbestos (Transite) piping is encountered during construction.
e. The Applicant or successor -in-interest should co nsider making electric vehicle (EV) charging stations available in the facility’s parking areas.
Staff Response: This comment has been forwarded to the Applicant for review and consideration.
STRATEGIC PLAN INITIATIVE:
This action supports the Council’s Strategic Goals of Housing/Affordable Housing and Economic Development through the development and construction of the proposed 100% Senior Housing Project.
DEPARTMENTAL COORDINATION:
The proposed project has been discussed among the Current Planning and Permit Services Divisions of the Community Development Department, the Public Works Department, and the Fire Department.
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FISCAL AND SUSTAINABILITY IMPACT:
No significant impacts to the City’s General Fund are anticipated with this application.
ATTACHMENTS:
Draft Resolution for the Mitigated Negative Declaration, General Plan Amendment 2023- 001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019 with the following Exhibits:
Exhibit 1: Vicinity Map
Exhibit 2: General Plan Amendment Map for 98 Kip Drive
Exhibit 3: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Exhibit 4: Mitigated Negative Declaration dated January 10, 2024 Draft Rezone Ordinance for Rezone 2023-001 with following Exhibits:
Exhibit 1: Vicinity Map
Exhibit 2: Rezone 2023-001 Map
Exhibit 3: Mitigated Negative Declaration dated January 10, 2024 Draft Conditional Use Permit 2022-059, including the following exhibits:
Exhibit “A” Vicinity Map
Exhibit “B” Proposed Site Plan (Sheet A1.1)
Exhibit “C” Proposed Floor Plans (Sheet A2.1)
Exhibit “D” Enlarged Plans (Sheet A2.2)
Exhibit “E” Elevations (Sheet A3.1)
Exhibit “F” Building Sections (Sheet A4.1)
Exhibit “G” Site Details (Sheet A8.1)
Exhibit “H” Civil Cover (Sheet C0.1)
Exhibit “I” Civil Overall Site Plan (Sheet C1.0)
Exhibit “J” Civil Grading, Drainage, and Utility Plan (Sheet C1.1) Exhibit “K” Civil Grading, Drainage, and Utility Plan (Sheet C1.2) Exhibit “L” Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1) Exhibit “M” Stormwater Control Plan (Sheet C3.1)
Exhibit “N” Landscape Plan (Sheet L1.0)
Exhibit “O” Planting Plan (Sheet L-2.0)
Exhibit “P” Plant Images (Sheet L-2.1)
Exhibit “Q” Hydrozone Map Water Use Calculations (Sheet L-3.0) Exhibit “R” Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
Exhibit “S” Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
Exhibit “T” Mitigation Monitoring and Reporting Program Exhibit “U” Alternative Means of Compliance for Landscaping Exhibit “V” Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023- 001, RZ 2023 -001, CUP 2022 -059, RS 2022 -006, and MM 2022 - 019
Draft Approval Letter for Resubdivision 2022-006 with the following exhibits:
Exhibit "A": Vesting Tentative Parcel Map dated June 26, 2023 Page | 10
Exhibit "B": Engineer’s Report dated August 28, 2023
Draft Minor Modification 2022-019 with the following exhibit:
Exhibit 1: Conceptual Vesting Tentative Parcel map dated June 26, 2023 February 27, 2024 Housing and Land Use Committee Staff Report without exhibits Planning Commission Resolution 2024-02, 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: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Exhibit 5: Mitigation Monitoring and Reporting Program
February 21, 2024 Planning Commission Staff Reports without exhibits Initial Study with the following exhibits:
1. Vicinity Map for 98 Kip Drive
2. General Plan Amendment Map for 98 Kip Drive
3. Rezone Map for 98 Kip Drive
4. Proposed Site Plan (Sheet A1.1)
5. Proposed Floor Plans (Sheet A2.1)
6. Enlarged Plans (Sheet A2.2)
7. Elevations (Sheet A3.1)
8. Building Sections (Sheet A4.1)
9. Site Details (Sheet A8.1)
10. Civil Cover Sheet (C0.1)
11. Civil Overall Site Plan (Sheet C1.0)
12. Civil Grading, Drainage, and Utility Plan (Sheet C1.1)
13. Civil Grading, Drainage, and Utility Plan (Sheet C1.2)
14. Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1)
15. Stormwater Control Plan (Sheet C3.1)
16. Landscape Plan (Sheet L1.0)
17. Planting Plan (Sheet L-2.0)
18. Plant Images (Sheet L-2.1)
19. Hydrozone Map Water Use Calculations (Sheet L-3.0)
20. Conceptual Vesting Tentative Parcel map dated June 26, 2023
21. Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
22. Engineer’s Report for RS 2022-006 dated August 28, 2023
23. California Historical Resources Information Systems (CHRIS) Response dated October 31, 2023
24. Comment letter from the Santa Ynez Band of Chumash Indians dated June 23, 2023
25. Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
26. Mitigation Monitoring and Reporting Program
27. Density Bonus, Concession & Waiver Request dated July 26, 2023
28. Geotechnical Investigation for the Proposed Senior Housing Apartments 98 Kip Drive from Rock Solid Engineering Inc., dated August 29, 2022
29. Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023-001, RZ Page | 11
2023-001, CUP 2022-059, RS 2022-006, and MM 2022-019
Comments from Monterey Salinas Transit dated January 25, 2024 Comments from the Monterey Bay Air Resources District dated February 9, 2024
Cc: CHISPA Incorporated, Applicant
Rector, Wardens, and Vestryman of St. George’s Parish, Property Owner Monterey Salinas Transit (MST)
Monterey Bay Air Resources District (MBARD)
I:\ComDev\Planning Share Space\98 Kip Dr\03-12-24 CC Staff Report.docx
RESOLUTION NO. (N.C.S.)
RESOLUTION ADOPTING A MITIGATED NEGATIVE DECLARATION,
APPROVING AN AMENDMENT TO THE SALINAS GENERAL PLAN TO CHANGE
THE GENERAL PLAN LAND USE DESIGNATION, BOUNDARIES, A CONDTIONAL USE PERMIT TO CONSTRUCT A 36-UNIT AFFORDABLE SENIOR HOUSING
PROJECT, A PARCEL MAP, AND A MINOR MODIFICATION TO CONDITIONAL USE PERMIT 1977-031 LOCATED AT 98 KIP DRIVE IN THE PUBLIC/SEMIPUBLIC (PS) ZONING DISTRICT (GPA 2023-001, CUP 2022-059, RS 2022-006, AND MM 2022- 019 – RELATED TO RZ 2023-001 )
WHEREAS, on March 12 , 2024 , the Salinas City C ouncil at the request of CHISPA Incorporated is requesting held a duly noticed public hearing to consider the following applications for a 100 % affordable senior housing project located at 98 Kip Drive in the Publ ic/Semipublic Zoning District (APN: 261-661-011-000).
1. General Plan Amendment 2023-001 (GPA 2023-001); Request to change the General Plan designation of a 0.85-acre portion of a 2.3-acre lot from “Public/Semipublic” to “Residential High Density”.
2. Rezone 2023-001 (RZ 2023-001); Request to rezone the same above referenced 0.85- acre portion of a 2.3-acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”.
3. Conditional Use Permit 2022 -059 (CUP 2022-059); Request to construct a three - story, 36-unit, 36-foot high, one (1) bedroom multi -family residential use, 100% affordable senior housing project (St. Georges Senior Apartments) with a 100% density bonus, a manager’s unit, 31 off -street parking spaces with a five (5) space (14%) Parking Reduction, concession and waiver requests for usable open space, density, and off-street parking, and alternative means of compliance for landscaping along the east property line.
4. Resubdivision 2022-006 (RS 2022-006); Request for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each.
5. Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019); Request to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977- 031), from the proposed 0.85-acre lot, which currently applies the entire 2.3-acre lot; 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, Conditional Use Permit 2022-005, Resubdivision 2022-006, and Minor Modification to CUP 197-031 (MM 2022-019) herein incorporated by reference and included as
Exhibit “4”; and
WHEREAS, the City completed and filed a Notice of Intent to Adopt a Mitigated Negative Declaration with the Monterey County Clerk on January 11, 2024, which commenced a 30-day local public review period starting on January 11, 2024 and ending on February 9, 2024; 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 througho ut the City of Salinas City Hall and administrative offices; and
WHEREAS, the City mailed the Mitigated Negative Declaration to the State Clearinghouse on January 10, 2024, which commenced a 30-day local public review period starting on January 10, 2024, and ending on February 8, 2024 (State Clearinghouse No. 2024010222); and
WHEREAS, on February 21, 2024, the Salinas Planning Commission, held a duly noticed public hearing to consider General Plan Amendment 2023-001, Rezone 2023-00, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019; and
WHEREAS, the Planning C ommission considered the 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 C ommission weigh ed th e evidence presented at said public hearing, considered the staff report, determined that positive findin gs could be established for approval of the project, adopted Resolution No. 2024-04 recommending that the City Council adopt the Mitigated Negative Declaration and approve General Plan Amendment 2023-001, Rezone 2023- 001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019; and
WHEREAS, on February 27, 2024, the Housing and Land Use Committee recommended that the Cit y C ouncil adopt the Mitigat ed Negative Declarati on and approv e General Plan Amendment 2023-001, Rezone 20231-001, Conditional Use Permit 2022-059, Resubdivision 2022- 006, and Minor Modification 2022-019; and
WHEREAS, the City Council weighed the evidence presented at said public hea ring, 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 2023- 001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019 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 City Council hereby finds that a Mitigated Negative Declar ation (ND) 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 Council has independently reviewed and considered the information contained in the Initial Study and related environmental docu ments, 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 environment and that the ND reflects the Council’s independent judgment and analysis. On this basis, the City Council adopt s 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 January 11, 2024; the deadline for comments was February 9, 2024. The State Clearing house received the document on January 10, 2024 ; the deadline for Clearinghouse comments was February 8, 2024 (SCH# 2024010222).
Public comments were received from the following during the comment period as described below:
1. Comments received via email from Monterey Salinas Transit on January 25, 2024.
a. Monterey Salinas Transit (MST) serves, operates and maintains two (2) existing stops within the project’s vicinity for Line 41. Line 41 travels from the Salinas Transit Center to Northridge Mall via East A lisal Street. Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. MST encourages the Applicant (CHISPA) to enroll in their Group Discount Program to offer employees and ho tel guests bus passes at substantially reduced rates.
Staff Response: This information from MST has been provided to the Applicant for future reference.
2. Comments received via email from Monterey Bay Air Resources District (MBARD) on February 9, 2024.
a. The emission estimates stated in Pages 6 -7 of the Initial Study must be supported by substantial evidence, such as the use of the California Emissions Estimator Model (CalEEMOD).
Staff Response: Staff used the CalEEMOD model to calculate the avera ge
daily emissions of VOC’s or NOx, CO, PM10, and SOx. Per the CalEEMOD the calculations for the proposed project as compared to the maximum allowed as per MBARD will be the following:
Emission Project Emission MBARD Maximum
VOC or NOx 1 lb./day 137 lbs./day
CO 1.4 lbs./day 550 lbs./day
PM .02 lb./day 82 lbs./day
SOx 1 lb./day 150 lbs./day
As per the above table, the estimated emissions from the proposed project will be less than the maximum allowed MBARD emissions a nd will be compliant.
b. Because of the project’s proximity to sensitive receptors, fugitive dust should be mitigated during the construction phase of the project.
Staff Response: As a part of the building permit process, the Applicant will need to comply with the dust control measures stated in Zoning Code Section 37-50.180(j) and conform to the City’s National Pollutant Discharge Elimination System (NPDES) requirements and stormwater management and discharge control Ordinance as per Zoning Code Section 37 -50.180(k). In addition, as required by the draft CUP 2022-059, the Applicant or successor- in-interest shall obtain all applicable permits from MBARD and consult with them concerning any potential need for a diesel health risk assessment.
c. If a generator, boiler, or other stationary sources of air pollutants are needed to support the construction process or will be installed for use in the operation of the project, a permit from MBA RD may be required. In addition, any stationary piston-type internal combustion engine of greater than or equal to 50 brake horsepower (bhp) may also require a MBARD permit.
Staff Response: As per CUP 2022 -059, if required, the Applicant or successor-in-interest shall obtain all applicable permits from MBARD.
d. If older underground asbestos (Trans ite) piping is encountered during construction work, the requirements of MBARD Rule 424 National Emission Standards for Hazardous Air Pollutants (NESHAP) could be triggered.
Staff Response: As per CUP 2022 -059, if required, the Applicant or successor-in-interest shall obtain all applicable permits f rom MBARD, including if older underground asbestos (Transite) piping is encountered during construction.
e. The Appli cant or successor -in-interest should consider making electric vehicle (EV) charging stations available in the facility’s parking areas.
Staff Respons e: This comment has been forwarded to the Applicant for review and consideration.
For General Plan Amendment 2023-001:
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 a 0.85-acre portion of a 2.3 -acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1) is not expected to result in negative impacts or conflicts with surrounding properties, because it would be con sistent with the designation of the adjacent property located of the project site at 90 Kip Drive and allow for uses prescribed by the City’s 2002 General Plan land use designation of Residential High Density.
2. That the proposed General Plan Amendment promotes the public necessity, convenience, and general welfare.
The General Plan Amendment promotes the pub lic necessity, convenience, and general welfare because the proposal will allow an existing lot to have a consistent designation and allow for a proposed multi-family residential use with 100% affordable housing.
For Conditional Use Permit 2022-059:
1. The proposed location of the use is in accordance with the objectives of the 2002 Salinas General Plan, this Zoning Code and the purposes of the district in which the site is located;
The project site is currently designated “Public/Semipublic” by the 2002 Salinas General Plan. The related General Plan Amendm ent will redesignate an approximate 0.85 -acre portion of a 2.3 -acre lot from “Public/Semipublic” to “Residential High Density”. This would allow for increased density for the proposed multi-family residential use with 100% affordable housing. Per the Gen eral Plan, R esidential High Density provides for the development of row houses, condominiums, and apartments . 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. The proposed General Plan Amendment is also c onsistent with Policies H-1.1, because it encourages a variety of housing types, designs, and prices throughout the City, H-1.9, which encourages the development of higher density apartments in locations that are served by major transit corridors and have good pedestrian and cyclist facilities, and Policy H-3.3, which encourages and supports the development of sen ior housing and ass isted facilities on sites within
proximity to public transportation and services. The related General Plan Amendment is consistent with Salinas General Plan Policies.
As shown on the official Zoning Map, the project site is zoned Public/Semipublic (PS). The related Rezone would change the Zoning designation of an approximate 0.85-acre portion of a 2.3-acre lot from Public/Semipublic (PS) to Residential High Density (R -H-2.1). This would allow the project increased density, because in the PS District, all residential development must comply with the Residential Medium Density (R -M-2.9) development regulations, which only allows for one (1) unit for every 2,900 square -feet of lot area, whereas, the R-H-2.1 District allows for a minimum density one (1) unit for every 2,100 square-feet of lot area. In addition, upon approval of the related General Plan Amendment and Rezone, the proposed affordable senior housing project with a 100% density bonus can be approved through the CUP process. Per Section 37 -30.150, the purposes of the Residential High Density are to Provide appropriately located areas for high density and multifamily dwellings consistent with the general plan and with standards of public health and safety established by the Muni cipal Code; Prov ide adequate light, air, privacy, an d open space for each dwelling unit and protect residents from the harmful effects of excessive noise, inappropriate population density, traffic congestion, and other adverse environmental impacts; Promot e development of affordable housing, housing for qualifying residents, and day care facilities by providing a density bonus for projects, which meet state and/or city density bonus requirements; Achieve design compatibility through the use of site developm ent regulations and design standards; Protect adjoin ing low and medium density residential districts from excessive noise or loss of sun, light, quiet, and privacy resulting from proximity to multifamily dwellings; Provide sites for public and semipublic l and uses needed to complement residential developmen t or requiring a residential environment; Ensure the provision of public services and facilities needed to accommodate planned population densities; Encourage attractive and interesting residential street scapes and high density developments that are pedest rian-oriented and reflect traditional residential design principles; and Promote safe residential neighborhoods through the incorporation of crime prevention through environmental design (CPTED) features in dwelling and site design. In addition, the addit ional purposes of the R -H-2.1 District is to provide for high density multifamily dwelling units where the minimum density is more than fifteen dwelling units per net acre and the maximum density is not more than twenty dwelling units per net acre without a density bonus. The proposed multi- family residential use with 100% affordable housing will comply with the purposes of the R- H-2.1 Zoning District.
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
The project site is currently designated “Public/Semipublic” by the 2002 Salinas General Plan. The related General Plan Amendment will re designate an app roximate 0.85-acre portion of a 2.3 -acre lot from “Public/Semipublic” to “Residential High Density”. This
would allow for increased density for the proposed multi-family residential use with 100% affordable housing . Per the General Plan, Residential High Density provides for the development of row houses, condominiums, and apartments . 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. The proposed General Plan Amendment is also c onsistent with Policies H-1.1, because it encourages a variety of housing types, designs, and prices throughout the City, H-1.9, which encourages the development of higher density apartments in locations that are served by major transit corridors and have good pedestrian and cyclist facilities, and Policy H-3.3, which encourages and support s the development of senior housing and assisted facilities on sites within proximity to public transportation and services. The related General Plan Amendment is consistent with Salinas General Plan Policies.
3. The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions required for the proposed use.
Specific conditions of approval as described above are included in the draft Conditional Use Permit to ensure that the project complies with all requirements of the Salinas Zoning Code.
For instance, a condition of approval requires review and approval of a photometric lighting plan prior to issuance of a building permit to ensure that the parking lot lighting is in compliance with City of Salinas Zoning standards.
For Resubdivision 2022-006:
1. The proposed Parcel Map is consistent with the General Plan or any applicable Specific Plan, Precise Plan, zoning, or other applicable provisions of the Salinas Municipal Code;
The existing 2.3-acre site is currently designated “Public/Semipublic” by Figure LU-3 of the Salinas General Pla n and zoned “Public/Semipublic (PS)”. The proposed Parcel Map is related to General Plan Amendment 2023-001 and Rezone 2023 which would subdivide the
2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each. Parcel One would consist of 1.45- acres and r etain the existing Public/Semipublic General Plan d esignation and Zoning.
Proposed Parcel Two would be 0.85-acres and be designated ‘Residential High Density” in the General Plan and rezoned “Residential High Density (R-H-2.1)”. The proposed Parcel Map is consistent with this Residential High Density land use designation and zoning. As shown below, the Parcel Map conforms with the minimum development standards of the PS and R-H-2.1 Districts:
Zoning Code Development Standards (R-H-2.1 District)
Development
Standard
Minimum
Standard
for PS
Proposed
Parcel “A”
Minimum
Standard for
R-H-2.1
Proposed
Parcel “B”
Lot Size Minimum
(square feet)
Pursuant to
CUP
2.3-acres
(100,188 s.f.)
7,200 s.f. 0.85-acres
(37,026 s.f.)
Lot Width -
Minimum
Pursuant to
CUP
238-feet 75 feet 141-feet
Lot Depth -
Minimum
Pursuant to
CUP
238 feet 100 feet 253-feet
Lot Frontage -
Minimum
Pursuant to
CUP
232 feet 35 feet 150-feet
Front Yard
Setback:
Pursuant to
CUP
40-feet,
30-feet
(corner side
yard)
15 feet 15-feet
Side Yard Setback Pursuant to
CUP
10-feet 10 feet 10-feet (west)
56-feet (east)
Rear Yard Setback Pursuant to
CUP
10-feet 10 feet 20-feet
Lot Area per unit
(Maximum allowed
with 100% for
Senior Housing
Density Bonus)
Pursuant to
CUP
N/A 36 units 36 units
Usable Open Space
(600 s.f. per unit)
Pursuant to
CUP
N/A 18,000 s.f. 4,500 s.f.
Maximum Height Pursuant to
CUP
N/A 45-feet 36-feet
Off-street parking 26 spaces 45 spaces 36 spaces 31 spaces
Per the above table, the proposed Parcel Map will not comply wi th the minimum requirements for usable open space and off-street parking. However, the Applicant has requested Density Bonus concessions pursuant to Government Code 65915, which authorizes concessions pursuant to State Density Bonus laws for Affordable Se nior Type 1 hou sing concerning usable open space, density, and parking. In addition, the project site is covered under Assembly Bill 2097 (AB 2097), which prohibits cities from imposing a minimum off- street parking requirement on residential projects located within a half-mile radius of a major transit stop. The proposed concession for off -street parking is a five (5) space, 14% reduction for Parcel “B” only. Parcel “A” has adequate parking to serve the ex isting religious assembly use. The concession fo r off -street parking is appropriate because a parking space will not be required for every unit. The Applicant’s records show that number of cars for three (3) similar senior projects in the City of Salinas shows that the number of cares per unit ranges from 35% to 52%. By reducing the amount of land required for the off- street parking spaces and allowing more of the site to be used for apartment units, this concession results in identifiable and actual cost reductions to provide for affordable rents.
Concerning usable open space, the concession for the reduction in the amount of usable open
space was approved to allow for additional area of the project site to be used for apartment units, which will result in identifiable and actual cost reductions to provide for affordable rents. Since the Parcel Map consists of two (2) separate parcels, a reciprocal Parking, Access, and Drainage Agreement shall be required prior to issuance of a building permit.
The rest of the project will be subject to all applicable requirements of the Salinas Municipal Code. There are no Specific or Precise Plans applicable to the site.
2. The design or improvement of the proposed subdivision is consistent with applicable General and Specific Plans;
Salinas General Plan Policy C D-2.5 calls for designs that maximize “eyes on the street”.
Salinas General Plan Policy H-3.3 calls for the production of senior housing. The proposed 36-unit affordable senior residential project will provide increase housing opportunities for the community. These proposed changes adhere to the design requirements of the Salinas Zoning Code, which was based on the 2002 General Plan. The density bonus which for related Conditional Use Permit 2022-059 is compliant with Housing Element Policy H-1.5, which encourages the use of the density bonus program. There is no Specific Plan applicable to the site.
3. The site is physically suitable for the type of development;
The site is substantially flat and is a currently vacant portion of the project site . The Applicant proposes construct a new 36-unit affordable senior residential project. The site does not contain any known features that would render it physically unsuited for development. The site is primarily square in shape and is physically suited for the proposed development.
4. The site is physically suitable for the proposed density of development:
The project site is 0.85-acres, which would allow for a maximum of 36 units per acre on the Project site for a Senior Housing Density Bonus. As a 100% affordable project, the Project qualifies for an 100% density bonus for senior housing as per Zoning Code Section 37 -
50.060. The density of the site is therefore physically suitable for the proposed Parcel Map.
5. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
The project site for the new 36-unit affordable senior residential project is 0.85-acres and is currently vacant. The site is surrounded by developed properties; no environmental damage or injury to fish or wildlife is expected with the proposed project.
6. Neither design of the subdivision nor the type of improvements is likely to cause serious public health problems;
The project site for the new 36-unit affordable senior residential project is 0.85-acres and is currently vacant. The infill site is surrounded by existing educational and residential uses.
No public health problems are anticipated as a part of the proposed project.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision;
Development of the property will not conflict with any known easements.
8. That the waste discharge from the proposed Parcel Map into a community sewer system will not result in violations of existing requirements prescribed by the Regional Water Quality Control Board.
The proposed new 36 -unit afforda ble senior residential project is propos ed by related Conditional Use Permit 2022-059. The Applicant or successor-in-interest will be required to pay the City’s Sanitary Sewer Fee and comply with the City’s regulations to ensure that the City’s Sewer Syst em is sufficient to prevent any violatio ns of the existing requirements prescribed by the Regional Water Quality Control Board.
9. The land is not subject to a contract under the Will iamson Act or complies with the exceptions listed in Section 66474.4(b) of the Subdivision Map Act.
There are no Williamson Act contracts associated with the subject site, and the site is not agricultural land.
For Minor Modification 2022-019:
1. The proposed Minor Modification to Conditional Use Permit 1977-031 is to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977-031), from the proposed
0.85-acre project site containing the multi-family residential use for affordable senior housing. Conditional Use Permit 1977-031 approved a religious assembly use on the entire
2.3-acre lot. The religiou s assembly use would still apply to the proposed 1.45 -acre lot located adjacent to the west of the project site. Per Zoning Code Section 37-30.390, Table 37-30.390, religious assembly uses are permitted in the Publi c/Semipublic (PS) Zoning District pursuant to a Conditional Use Permit (CUP).
PASSED AND ADOPTED this 12th day of March 2024 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED
_________________________________
Kimbley Craig, Mayor
ATTEST
________________________
Patricia Barajas, City Clerk
Attachments: Exhibit 1: Vicinity Map
Exhibit 2: General Plan Amendment Map for 98 Kip Drive
Exhibit 3: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Exhibit 4: Mitigated Negative Declaration dated January 10, 2024
I:\ComDev\Planning Share Space\98 Kip Dr\03-12-24 CC Resolution.doc
ORDINANCE NO. (N.C.S.)
AN ORDINANCE AMENDING THE ZONING MAP BY THE ZONING
DISTRICT, BOUNDARIES OF A 0.85-ACRE PORTION OF A 2.3-ACRE LOT LOCATED AT 98 KIP DRIVE FROM “PUBLIC/SEMIPUBLIC (PS)” TO “RESIDENTIAL HIGH DENSITY (R-H-2.1)”; (RZ 2023-001 – RELATED TO GPA 2023-001, CUP 2022-059, RS 2022-006, AND MM 2022-019)
City Attorney Impartial Analysis
The proposed ordinance would change the zoning designation of a 0.85-acre portion of a
2.3-acre lot located at 98 Kip Drive from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”. The related 36-unit 100% affordable senior housing project would comply with the purposes of the Residential High Density land use designation.
WHEREAS, on June 20 , 2023, the Salinas City Council at the request of CHISPA Incorporated held a duly noticed public hearing to consider Rezone 2023-001 (RZ 2023-001) to change the Zoning designation of a 0.85-acre portion of a 2.3 -acre lot located at 98 Kip Drive (APN: 261-661-011-000) from “Public/Semipublic (PS)” to “Residential High Dens ity (R-H-2.1)” related to General Plan Amendment 202 3-001, Conditional Use Permit 2022 -059, Resubdivision 2022 -006, and Minor Modifi cation 2022-019; and
WHEREAS, on February 2 1, 2024 , the Salinas Planning Commission, held a duly noticed public hearing to consider Rezone 2023-001; and
WHEREAS, the Planning Commission considered a Mitigated Negative Declaration prepared for the project and independently determined t hat all impacts were adequately addressed in accordance with the California Environmental Quality Act; and
WHEREAS, the Pla nning Commission weighed the evidence presented at said public hearing, considered the staff report, determined that positive findin gs could be established for approval of the project, adopted Resolut ion No. 2024-02 recommending that t he City Council adopt the re lated Mitigated Negative Declaration and approve Rezone 2023-001; and
WHEREAS, on February 27, 2024 , the Housing and Land Use Committee recommended that the City C ouncil adopt the Mitigat ed Negativ e Declaration and approve Rezone 2023-001; and
WHEREAS, on March 12, 2024 , the City Council weighed the evi dence presented at the public hearing, including the staff presentation and the Staff Report which is on file at the Salinas City Clerk’s Office an d the C ommunity Developmen t Department, and all public testimony and documentary evidence introduced and rece ived at the public hearing, together with the record of environmental review; and
WHEREAS, the City Coun cil has reviewed an d considered the inform ation contained in the Ini tial Study and related environmental documents including the Mitigated Negative Declaration; and
WHEREAS, on March 12, 20 24, the City Council adopt ed the Mitigated Negative Declaration prepared for General Plan Amendment 20 23-001, Rezone 20 23- 001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019; and
WHEREAS, the proposed Rezone would change the zoni ng designation of a
0.85-acre portion of a 2.3 -acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”, as further described above and sho wn on Exhibit 2, 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 2023-001:
1. The a mendment is cons istent with the Salinas General Plan, any applicable Specific Plan, and other plans and policies adopted by the Salinas City Council.
The proposed Amendment is consistent with Salinas General Plan Policies. The proposed change of a land use designation for 0.85-acre portion of a 2.3 -acre lot from “Public/Semipublic (PS)” to “Residential High Density (R -H-2.1) is not expected to result in negative impacts or conflicts with surrounding properties, because it would be consistent with the west ern portion of t he project site and allow for uses prescribed by the City’s 2002 General Plan land use designation of Residential High Density.
2. The amendment will not have the effect of reversing the policies of t he Salinas General Plan, any applicable Sp ecific Pl an, and other plan s 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 Pla ns or Precise Plans applicable to the site.
3. The a mendment would not create an isolated district unrelated to adjacent zoning districts.
The proposed zoning amendment will not create an unrelated zoning district because the rezoning would extend the boundary of the existing and contiguous Residential High Density (R-H-2.1) Zoning District located adjacent to the south at 90 Kip Drive.
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, T HE SALINAS CITY COUNCIL HEREBY ORDAINS AS FOLLOWS:
SECTION 1. The City of Salinas ’s Zoning Map, a copy of which is on f ile with the City Clerk of the City of Salinas and which copy c onstitutes 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 s hown and de signated on that certain map attached hereto as Exhibit 2 and made a part he reof, entitled “ Rezone 2023-001 Map” and which real propert y, of a
0.85-acre portion of APN: 261-661-011-000, located at 98 Kip Drive and now classified in t he Public/Semipublic (PS) Zoning District, is hereby reclassified as shown o n the attached to Residential High Density (R-H-2.1) Zoning District.
SECTION 2. The aforesaid map and all notations, refe rences and o ther 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 direct ed to cause the following summary of the ordinance to be published by o ne insertion in The Monterey Herald, a newspaper of general circula tion published and circulated in t he 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 recla ssifying a 0.85- acre portion of a 2 .3-acre lot located at 98 Kip Drive from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”. This Ordinance goes into eff ect 30 days after adoption. For additional detai l concerning this amendment, contact the Community Development Department, 65 West Alisal Street, Sal inas, CA 93901.”
NOW BE IT F URTHER RESOLVED that the Applicant or Successor-in- Interest 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 Appl icant(s) or Su ccessor-in-Interest shall reimburse the City of Salinas for all costs and e xpenses (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 a gainst the City, i ts boards, commissions, agents, officers, or employees to a ttack, set asid e, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within t he time period provided for in applicable state and/or lo cal statutes. The City shall promptly noti fy t he Applicant(s) or Successor-in-Interest of a ny such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibi t the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and c osts, and the City defends the action in good faith.
This ordinance was introduced and read on March 12, 2024 , and passed and ado pted on __________________________, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
__________________________
Kimbley Craig
Mayor
APPROVED AS TO FORM:
___________________________________
Christopher A. Callihan, City Attorney
ATTEST:
__________________
Patricia Barajas
City Clerk
EFFECTIVE DATE: ______________
Attachments: Exhibit 1: Vicinity Map
Exhibit 2: Rezone 2023-001 Map
Exhibit 3: Mitigated Negative Declaration dated January 10, 2024
I:\ComDev\Planning Share Space\98 Kip Dr\03-12-24 CC Ordinance.doc
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
_____________________________________________________________________________________________________________ Conditional Use Permit 2022-059
CONDITIONAL USE PERMIT NO. 2022-059
City of Salinas
Community Development Department
WHEREAS, the Salinas City Council, at a public hearing duly noticed and held on March 12, 2024, 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. 2022-059 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: CHISPA, Incorporated
PROPERTY OWNER: Rector, Wardens, and Vestryman of St. George’s Parish
FOR USE: Construct a three story 36-unit multifamily residential 100% affordable senior housing project consisting of one (1) bedroom units including one (1) manager unit, 31 off -street parking spaces with a five (5) space (14%) parking
reduction, concession and waiver requests for usabl e open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line.
ON PROPERTY LOCATED AT: 98 Kip Drive
ASSESSOR'S PARCEL NO.: 261-661-011-000
ZONING DISTRICT: Public/Semipublic (PS)
ENVIRONMENTAL REVIEW ACTION & DATE: Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program: March 12, 2024.
EXPIRATION DATE: None, once properly established, unless the subject senior housing project 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 construct a three story 36-unit multifamily residential 100% affordable senior housing project consisting of one (1) bedroom units including one (1) manager unit, 31 off -street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off -street parking and alternative means of compliance for landscaping along the east property line located 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” Proposed Site Plan (Sheet A1.1)
Exhibit “C” Proposed Floor Plans (Sheet A2.1)
Exhibit “D” Enlarged Plans (Sheet A2.2)
Exhibit “E” Elevations (Sheet A3.1)
Exhibit “F” Building Sections (Sheet A4.1)
Exhibit “G” Site Details (Sheet A8.1)
Exhibit “H” Civil Cover (Sheet C0.1)
Exhibit “I” Civil Overall Site Plan (Sheet C1.0)
Exhibit “J” Civil Grading, Drainage, and Utility Plan (Sheet C1.1) Exhibit “K” Civil Grading, Drainage, and Utility Plan (Sheet C1.2) Exhibit “L” Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1)
Exhibit “M” Stormwater Control Plan (Sheet C3.1)
Exhibit “N” Landscape Plan (Sheet L1.0)
Exhibit “O” Planting Plan (Sheet L-2.0)
Exhibit “P” Plant Images (Sheet L-2.1)
Exhibit “Q” Hydrozone Map Water Use Calculations (Sheet L-3.0) Exhibit “R” Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
Exhibit “S” Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
Exhibit “T” Mitigation Monitoring and Reporting Program Exhibit “U” Alternative Means of Compliance for Landscaping
Exhibit “V” Facilities Traf fic Management Plan for 98 Kip Drive – GPA 2023-001, RZ 2023-001, CUP 2022-059, RS 2022-006, and MM 2022-019
LIMITATIONS ON USE
2. This Permit shall not be effective until the effective date of the related General Plan Amendment 2023-001 and Rezone 2023-001. All provisions of the General Plan Amendment and Rezone adopted by action of the Salinas City Council shall be incorporated herein as conditions of approval into this Conditional Use Permit.
3. 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 sh all reimburse the City of Salinas for all costs and expenses required to prepare for and conduct said hearing.
4. Because the Project exceeds ten residential units, it is subject to the City’s Inclusionary Housing Ordinance (Salinas Municipal Code Chapter 17 ). Based on the Option One selection of the Applicant/Permittee pursuant to Municipal Code Section 17-11(e)(1), the Project shall provide a minimum of 35 Inclusionary Units at affordable rents for a minimum of 55 years as per the Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023 (Exhibit “ S”) for the following targeted income groups:
Income Group Very Low
Low Moderate Workforce
No. of Units 3 32
5. The Inclusionary Housing Units shall be rented to qualifying households at rents determined by the City (Community Development Department) to be affordable, based upon the size of the unit and assumed household size. Affordable rent levels assume that necessary utilities (e.g., water, garbage collection, sewer, electricity, gas, and other heating, cooking, and refrigeration fuels) are provided at no additional cost to the tenant. At the discretion of the Applicant/Permittee, tenants may pay for any or all necessary utilities when the rent charged is reduced by a utility allowance determined by the City (Community Development Department).
6. The Applicant/Permittee shall execute an Affordable Housing Agreement prepared by the City pursuant to Municipal Code Chapter 17 and to the City’s Inclusionary Housing Guidelines. The Affordable Housing Plan – St. George’s Senior Apartments (AHP) prepared by the Applicant/Permittee, dated, July 13, 2023 , is incorporated herein as Exhibit “ S” of this Conditional Use Permit. The required Affordable Housing Agreement shall be based upon the Affordable Housing Plan.
However, if there is any discrepancy in the requirements contained in either document, the terms of the Affordable Housing Agreement shall prevail. The
Affordable Housing Agreement shall be executed by the Applicant/Permittee and the City, and recorded at the Monterey County Recorder’s Office, prior to issuance of any Building Permit for the construction of any of the Dwelling Units within the Project.
7. If the subject senior housing project use ceases operation for a continuous period of six (6) months or more, this Conditional Use Permit shall become null and void.
8. Requirements of the Facilities Traffic Management Plan, attached as Exhibit “ V” shall be conditions of approval incorporated herein by reference.
9. The terms and conditions of Conditional Use Permit 1977-031 are hereby removed from the 0.85-acre project site per related Minor Modification 2022-019.
10. The 100% affordable senior Type 1 housing project includes the following two (2) concessions, under State law (Government Code 65915(d )(2)(D)), the City’s density bonus ordinance, and in accordance with Zoning Code Section 37 -
50.060(k)(4) because 100% of the units of the Project (with the exemption of the Manager’s unit) are proposed to be affordable:
Concession No. 1: Usable Open Space: Zoning Code Section 37-30.170, Table 37-
30.80), requires 18,000 square-feet of usable open space per unit for projects of 36 units on the Project site (36 units x 500 s.f.) . The project includes 4,900 square- feet of usable open space ( 3,172 square-feet of common usable open space and 1,728 square-feet of private open space) and includes a concession for usable open space. The concession for reduction in the amount of usable open space allows for additional area of the project site to be use d for development of residential units, which will result in identifiable and actual cost reductions to provide for affordable rents. The project shall contain a minimum of 4,900 square -feet of usable open space pursuant to Zoning Code Section 37-10.390.
Concession No. 2: Parking: The Zoning Code requires a minimum of 36 off-street parking spaces for the 36-unit affordable senior housing project (one space per unit). The project includes a concession to allow a total of 31 off-street parking spaces for the project. Per the Applicant, support for the concession is appropriate because a parking space will not be required for every unit. The Applicant’s records show that number of cars for three (3) similar senior projects in the City of Salinas indicate that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off-street parking spaces and allowing more of the site to be used for development of residential units, the concession results in identifiable and actu al cost reductions to provide for affordable rents. Per this concession, a minimum of 31 off-street parking spaces, including a minimum of two (2) accessible parking spaces shall be provided.
11. Per Section 37 -50.070(n), prior to the approval of any building permit for a residential development subject to a density bonus and this section, a density bonus
housing agreement shall be executed by the city and the applicant and the density bonus housin g agreement shall be recorded against the entire residential development property to ensure that the agreement will be enforceable upon any successor in interest. The density bonus housing agreement shall run with the land and bind future owners and successors in interest as required to ensure compliance with the provisions of this section. The execution of said covenant needs to be coordinated through the Housing Division of the Community Development Department (65 West Alisal Street, (831) 758-7334).
12. Per Zoning Code Section 37-40.230(b)(10), a Management Plan shall be submitted for review and approval by the City Planner (Planning Manager) prior to issuance of construction permits for residential structures. At a minimum, the Management Plan shall descri be policies ensuring on -going exterior maintenance, on -site security measures for residents and property, appropriate posting of emergency evacuation plans, and the adoption of reasonable practices governing the allocation of parking spaces and the use of common open space areas.
13. Colored, textured pavement paving shall be provided at a minimum depth of ten feet at all primary vehicular driveway entrances and exits (immediately behind the street right-of-way line) to the development.
14. The project shall incl ude an eight (8) foot tall solid masonry wall along the east property line on the revised plans to separate the R-H-2.1 district and use from the adjacent R-L-5.5 district per Zoning Code Section 37-50.090(e)(1).
15. Prior to the issuance of a building permit , a reciprocal Parking, Access, and Drainage Agreement shall be required between the two resulting parcels of related Resubdivision 2022-006.
16. Prior to issuance of any grading permit and/or building permit, the Applicant or successor in interest , shall consult with the Monterey Bay Air Resources District regarding the potential need for a diesel health risk assessment and shall mitigate diesel impacts to a less than significant level in accordance with the Air District requirements.
17. All applicable permits from the Monterey Bay Air Resources District shall be obtained for building demolition and construction.
NPDES REQUIREMENTS
18. The development shall conform to all National Pollutant Discharge Elimination System (NPDES) and Low Impact Development (LID) requirements and standards in effect and required by the City Engineer when building permits are issued. The project will require a Storm Water Control Plan (SWCP) that identifies Stormwater Development Standards (SWDS) Compliance to be incorporated into the project (see attached Exhibit “R”).
ENVIRONMENTAL MITIGATIONS
19. All environmental mitigation measures contained in the Mitigation Monitoring and Reporting Plan (MMRP), attached as Exhibit “ T,” shall be conditions of approval incorporated herein by reference.
FIRE PROTECTION REQUIREMENTS
20. All applicable requirements of the Salinas Fire Department including those items identified in Titles 19, 24 and 25 of the California Administrative Code must be met and may include, but not be limited to, provisions for fire alarm sy stems, fire extinguishers, sprinkler systems, emergency vehicle access and installation of fire hydrants.
CRIME PREVENTION REQUIREMENTS
21. Prior to the issuance of any building permit, the applicant shall consult with the Police Department regarding crime prevention and security. Written confirmation from the Police Department demonstrating compliance with this condition shall be submitted t o the Community Development Department prior to issuance of a building permit.
PARKING REQUIREMENTS
22. A minimum of 31 on-site parking spaces shall be provided including two (2) on- site 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. This Conditional Use Permit authorizes a five (5) space 14-percent parking reduction as identified as a requested concession per Government Code Section 65915 and Zoning Code Section 37 -50.370(a)(2). Requirements for minimum off -street parking is also not required since the subject property is covered by Assembly Bill 2097 (AB 2097), because it is located within a half -mile radius of a major transit stop.
23. 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.
SIGNS
24. A Sign Permit issued in accordance with Article V, Division 3: Signs of the Salinas City Code, shall be required for all signs.
25. No canvas signs, banne rs, pennants, flags, streamers, balloons or other temporary
or wind signs; no mobile, A -frame, or portable signs; no roof or canopy signs extending above a building roof; no signs that resemble any official marker erected by the city, state or any governmental agency, or that by reason of position, shape, color or illumination would conflict with the proper functioning of any traffic sign or signal or would be a hazard to vehicular or pedestrian traffic; no signs which produce odor, sound, smoke, fire or ot her such emissions; and no animated, flashing, moving or rotating signs shall be permitted unless permitted in accordance with Article 5, Division 3: Signs of the Salinas Zoning Code, as may be amended from time to time.
OUTDOOR LIGHTING
26. Exterior lightin g 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 issuance of a Building Permit, the applicant shall submit a detailed lighting plan for review and approval by the Community Development Department.
BUILDING MATERIALS AND COLORS
27. Prior to issuance of a buil ding permit, all exterior building materials and colors shall be identified on the building plans, and a colors and materials board shall be submitted electronically by the Applicant for review and approval by the Community Development Department.
28. Prior to the issuance of a building permit, the materials and colors shall be identified on the plans in accordance with the Colors and Materials Board.
29. Prior to the issuance of a building permit, the materials and colors shall be identified on the plans to be matching that of the existing building. Roof pitch of the proposed addition shall match the pitch of the existing building.
LANDSCAPING
30. Landscaping shall comply with the requirements of the State of California “Model Water Efficient Landscape Ordinance” (AB 1881) and Article V, Division 4 of the Salinas Zoning Code. Prior to the issuance of a Building Permit, the applicant shall submit detailed final landscape and irrigation plans for review and approval by the Community Development Department. The landscape and irrigation plans shall include the following:
a. Per Zoning Code Section 37-20(b)(4), landscape areas shall incorporate
plantings using a three -tier system: 1) grasses and groundcovers, 2) shrubs, and 3) trees.
b. Landscape plans shall show the location, type, size, and names of all plantings: ground covers (1 -gallon minimum), shrubs (5 -gallon minimum), and trees (15-gallon minimum).
c. Irrigation plans shall show size and location of irrigation pipe, heads, bibs, and backflow devices.
d. Planters located along street frontages shall include a landscaped berm and/or hedge with a minimum height of 32 inches and maximum height of 42 inches for screening of off-street parking areas.
e. Plants shall be maintained and trimmed to three feet in height within the Areas of Unrestricted Visibility triangles at the driveways (15 feet) and street corners (25 feet).
f. All landscape islands within the par king area shall include a minimum of one 15-gallon tree.
g. Per Zoning Code Section 37-50.700(d)(5), all trees and shrubs shall be staked as shown in Figure 37-50.150 (Landscape Staking Detail)
h. Planters adjacent to the buildings shall be landscaped with sh rubs of a minimum of 5 -gallon size, 1 -gallon containers for mass planting, and groundcover.
i. Exposed soil shall be landscaped with drought resistant groundcover that will propagate and take root quickly. A minimum two -inch layer of mulch shall be applie d except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated.
j. Turf shall be limited to 25% of the total landscaping area. No turf shall be permitted in areas with a dimension of less than eight (8) feet, or on slopes exceeding ten-percent.
k. This Conditional Use Permit authorizes Alternative Means for Landscaping in respect with Zoning Code Section 37-50.690(i), per the attached Alternative Means of Compliance for Landscaping (Exhibit “U”), the Landscape and Irrigation Plan shall show a minimum of 24% of the parking lot area to be landscaped, in lieu of a minimum required eight (8) foot wide landscaped planter (five (5) foot planter plus three (3) foot overhang) as required per Zoning Code Section 37-50.690(g)(3) along the east property line to accommodate proposed off -street
parking. Enhanced landscaping including, but not limited to; decorative boulders, mounding and berming, and large specimen trees shall be provided on the landscape plans espec ially along the street frontages where visible to the public.
l. Plant material shall conform to the following spacing standards:
i. A minimum of thirty feet from the property corner at a street intersection to the center of the first tree or large shrub; ii. A minimum of fifteen feet between center of trees and ten feet between large shrubs to light standards;
iii. A minimum of ten feet between center of trees or large shrubs and fire hydrants;
iv. A minimum of fifteen feet from the intersection of a driveway (for commercial, mixed use, or public/semipublic and industrial uses) with a street right-of-way to the center of any tree having a diameter larger than eighteen inches at maturity or large shrub and a minimum of ten feet for residential uses.
31. A minimum of three (3) street tree s shall be planted in accordance with Public Works Development Engineering Section standards as per the Engineer’s Report dated August 28, 2023 (see Exhibit “R”).
RECYCLING AND SOLID WASTE DISPOSAL AREA
32. A recycling and solid waste enclosure shall be provided with capacity adequate to achieve 50 percent recycling of the total recyclable wastes generated onsite.
Instructional signs shall be provided for use of recycling bins and containers. The enclosure shall be constructed with a six -foot h igh 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 walk -in access without having to open the main enclosure gate. Details of the enclosure need to be shown on the plan. Prior to issuance of a building permit, 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.
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 Applicant, 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 prior to issuance of a Certificate of Occupancy.
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 utility lines shall be placed underground and all new power transformers shall be placed underground where permitted by the utility company. Where transformers must be pad-mounted above ground, they shall be located away from the general public view or shall be effectively concealed by landscaping or a screen fence of a design approved by the utility company and the City Planner.
38. 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
39. The issuance of this Permit shall not relieve the Permittee 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 commencement of use.
40. This Permit may be subject to water and sanitary sewer allocations. The Permittee 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
41. 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
42. 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
43. This Permit shall expire one year after its effective date unless:
a. A building permit has been issued and construction diligently pursued; b. A certificate of occupancy has been issued;
c. The use is established in conformance with the provisions of the Zoning Code; d. The City Planner determines that substantial action has commenced to carry out the terms and intent of the Conditional Use Permit; or
e. The project is 100% very low or low income or otherwise qualifying pur suant to Civil Code Section 51.3.
PERMIT VALIDATION
44. 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
45. Pursuant to Salinas City Code Section 1 -8.1: Civil action enforcement, and Section 1-8.2: Liability for costs, permittee 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.
46. 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.
47. 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.
48. 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
49. 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 March 12, 2024, and shall become effective immediately:
Effective Date: March 12, 2024_ ____________________________________ Courtney Grossman
Planning Manager, City of Salinas
(Signatures Listed Below on Pages 13 through 16 Must Be Notarized)
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:_______________ ___________________________ Pfianna Cline, Chair
CHISPA, Incorporated, Permittee
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 __________________ 20 2__, 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 _________________________________
Dated:______________ ___________________________
Geoffrey Morgan, President/CEO
CHISPA, Incorporated, Permittee
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 __________________ 20 2__, 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 instrumen t 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 _________________________________
CONSENT is hereby granted to the Permittee to carry out the terms and conditions of this Conditional Use Permit.
Dated:_______________ ___________________________
Richard C. Smith, Senior Warden
Rector, Wardens, and Vestryman of St. George’s
Parish, 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 __________________ 20 2__, 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 subscrib ed 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 _________________________________
Dated:_______________ ___________________________
Joan Dresser
Rector, Wardens, and Vestryman of St. George’s
Parish, 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 __________________ 20 2__, 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\98 Kip Dr\CUP 2022-059 - CC Version.docx
City of Salinas
COMMUNITY DEVELOPMENT DEPARTMENT * 65 W. Alisal Street * Salinas, California 93901 * (831) 758-7206 * Fax (831) 758-7215
March 12, 2024
CHISPA Incorporated
c/o Dana Cleary
295 Main Street, Suite 100
Salinas, CA 93901
SUBJECT: APPROVAL OF A VESTING TENTATIVE PARCEL MAP SUBDIVIDING AN APPROXIMATELY 2.3-ACRE LOT INTO TWO (2) LOTS OF 1.45 AND 0.85 ACRES EACH LOCATED AT 98 KIP DRIVE (RS 2022-006)
Dear Ms. Cleary:
Pursuant to Salinas City Code Section 31 -601.6, the City Council approved the above project as a part of General Plan Amendment 2023 -001, Rezone 2023 -001, Conditional Use Permit 20 22- 059, and Minor Modification 2 022-019. The Salinas City Council approved the Parcel Map on March 12, 2024. The City Council determined that the proposed subdivision, together with its provisions for design and improvements, is consistent with applicable General Plan and Zoning Ordinances adopted by the City of Salinas. Therefore, the Parcel Map was effective on March 12, 2024. The City Council’s approval is based the fol lowing exhibits (attached) and i s subject to the following conditions:
EXHIBITS
Exhibit "A": Vesting Tentative Parcel Map dated June 26, 2023; and Exhibit "B": Engineer’s Report, dated August 28, 2023
CONDITIONS
Approval is hereby granted to CHISPA, Inco rporated to subdivide into two (2) parcels that certain real property described as “St. George’s Senior Apartments”, provided that:
1. The owner has caused the installation of all lot corners and survey monuments as required by the Salinas Subdivision Ordinance a nd in accordance wit h the approved Parcel Map with a certification attached thereto attesting to such installation by a licensed land surveyor or registered civil engineer.
2. The owners specifically agree to do the following at their own expense:
a. In acc ordance with Exhibit “B” of the En gineer’s Report, file wi th the Development Engineering Division for u ltimate recordation by the Monterey
County Recorder - a final parcel map showing this approved subdivision within twenty-four (24) months from the date o f approval per Salin as Municipal Code Section 31-601.7.
b. The “Conditions of Approval” stated in the Engineer’s Report (Exhibit “B”) shall be incorporated into the Parcel Map.
c. Prior to i ssuance of a building permit, recordation of a Recipr ocal Parking, Access, and Drainage Agre ement shall be required because the site is planned to have shared parking and acce ss and will be composed of at least t wo (2) separate lots.
d. Pay all c osts for engineering and inspection of the subdivision incurred by th e City.
e. Construct all improvements as required to serve this subdivision. f. Obtain encroachment permits as required by th e City prior to commencing work within the public right-of-way.
g. Comply with City regulations concerning improvement of and const ruction on said property.
h. Pay all fees as pre scribed by current City Ordinances and policies at the time of development.
i. This approval shall, upon acceptance, bind and inure to the hei rs, administrators and assigns of the owner.
j. All site improvements an d buildings are subje ct to separate approval thr ough the applicable Development Review process and are not approved as a part of th e approval of this Parcel Map.
k. Final parcel m ap shall be submitted to the Development Engineering Division with required nota tions such as: signat ure blocks for Community De velopment Department Planning Manager’s Statement, City Engineer’s Statement, Owner ’s Certificate (with notary block), Surveyor’ s Statement , County Recorder’s Statement, Certificate of Acceptance; miscellaneous items such as legend, basis of bearings; and items listed in Section 31 -601.1 of the Salinas Subdivision Ordinance.
Please obtain notarized signatures and return this lette r to indica te your acceptance of its terms and conditions. Please feel free to c ontact Adriana Robles at (831) 758 -7241 in the City of Salinas Department of Public Works if you have questions.
Sincerely,
COURTNEY GROSSMAN
Planning Manager
(Signatures Listed Below on Pages 3 through 6 Must Be Notarized)
Dated:_______________ ___________________________
Pfianna Cline, Chair
CHISPA, Incorporated, Permittee
A notary public or other officer completing thi s 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 __________________ 20 2__, before me, _______________________, Notary Public, personally appeared _______________________, who proved to me on the bas is 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 inst rument 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 _________________________________
Dated:_______________ ___________________________
Geoffrey Morgan, President/CEO
CHISPA, Incorporated, Permittee
A notary public or other officer completing this certifi cate 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 __________________ 20 2__, before me, _______________________, Notary Public, personally appeared _______________________, who proved to m e 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 ca pacity(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 u nder the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature _________________________________
Dated:_______________ ___________________________
Richard C. Smith, Senior Warden
Rector, Wardens, and Vestryman o f St.
George’s Parish, 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 __________________ 20 2__, 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 beha lf 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 _________________________________
Dated:_______________ ___________________________
Joan Dresser
Rector, Wardens, and Vestryman of St.
George’s Parish, Property Owner
A notary public or other off icer completing this certificate verifies only the identity o f 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 _____ _____________ 20 2__, before me, _______________________, Nota ry Public, personally appeared _______________________, who proved to me on the bas is 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 inst rument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certif y under PENALTY OF PE RJURY under the laws of the State of Cal ifornia that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature _________________________________
Parcel Map: RS 2022-006
Attach: Exhibit "A": Vesting Tentative Parcel Map dated June 26, 2023 Exhibit "B": Engineer’s Report dated August 28, 2023
cc: RS 20 22-006 file, Rector, Wardens , and Vestry man of St. George’s Parish , Propert y Owner, City Engineer, Monterey County Public Works Department
I:\ComDev\Planning Share Space\98 Kip Dr\RS 2022-006 Parcel Map Approval Letter.doc
____, 2024
CHISPA Incorporated
c/o Dana Cleary
295 Main Street, Suite 100
Salinas, CA 93901
SUBJECT: MINOR MODIFICATION 2022 -019; A MINOR MODIFICATION TO CONDITIONAL USE PERMIT 1977 -031 (CUP 1977 -031); REQUEST TO DELETE THE TERMS AND CONDITIONS OF CUP 1977-031 FROM A
0.85-ACRE PORTION OF THE 2.3 -ACRE S UBJECT PROPERTY
LOCATED AT 98 KIP DRIVE IN THE PUBLIC/SEMIPUBLIC (PS)
DISTRICT
Dear Ms. Cleary:
This correspondence responds to your request to modify CUP 1977-031 to remove the terms and conditions of the permit from a 0.85 -acre portion of the 2.3 -acre subject property that is governed by the CUP as referenced above . The referenced 0.85 -acre portion is the project site for a proposed three-story, 36-unit, 36-foot high, one (1) bedroom multi -family residential use, 100% affordable senior housing project (St. Georges Senior Apartments) with a density bonus that was approved by Conditional Use Permit 2022 -059 (CUP 2022-059). In addition, the 0.85 - acre portion was redesignated from “Public/Semipublic” to “Residential High Density” by General Plan Amendment 2023 -001 and rezoned form “Public/Semipublic (PS)” by Rezone 2023-001 (RZ 2023-001). Finally, the 0.85-acre portion is part of approved Resubdivision 2022- 006 (RS 2022 -006), a parcel map to subdivide the 2.3-acre subject property into two (2) lots of
1.45 and 0.85 acres each.
The City of Salinas is pleased to report that we have completed our review of your request to modify the CUP 1977-031. Because the proposed modification is substantially in com pliance with the original approval and conditions of the CUP, the request for Minor Modification is hereby approved based on the following findings and conditions:
1. A Religious Assembly use , as defined by Zoning Code Section 37 -10.420, is subject to approval of a Conditional Use Permit (CUP) in the subject existing Public/Semipublic (PS) District. The existing Religious Assembly use was permitted by CUP 1977 -031.
The Applicant is requesting the Minor Modification to CUP 1977 -031 to remove the terms and conditions of the CUP from a 0.85 -acre portion of the 2.3-acre site to allow for a density bonus for a multi-family residential use, 100% affordable senior housing project
(St. Georges Senior Apartments) with a density bonus, which requires a CUP per Zoning Code section 37-50.060.
2. Per Condition No. 5 of CUP 1977 -031, Minor Modifications may be app roved by the City Planner where the modification is consistent with the intent and purpose of the original CUP approval.
3. This Minor Modifications may be approved by the City Planner provided that related General Plan Amendment 2023 -001, Rezone 2023 -001, Conditional Use Permit 2022 - 059, and Resubdivision 2022-006 are approved by the City of Salinas.
4. This Minor Modification shall expire one year after its execution date unless one of the following conditions are met:
a. A Building Permit is issued and construction diligently pursued; or b. The use is established; or
c. The City Planner determines that other substantial action has been commenced to carry out the terms and intent of this Permit.
Please be advised that the Minor Modification was approved by action of the Salinas City Council on (DATE) and shall become effective immediately.
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 the City of Salina s Community Development Department within 30 days of issuance. It is the applicant’s responsibility to track the 30-day expiration date. No notice will be sent.
The Minor Modification is hereby approved as set forth in the attached exhibits. All remaining terms, requirements, and conditions of CUP 1977 -031 remain in full force and effect. Please acknowledge your acceptance of this Minor Modification by signing th e enclosed copy of this letter and returning it to our office. If I can be of further assistance, please call me at (831) 758 - 7206.
Sincerely,
Courtney Grossman
Planning Manager
This Minor Modification to CUP 1977-031 is hereby acknowledged and accepted:
Dated:_______________ ___________________________
Pfianna Cline, Chair
CHISPA, Incorporated, Permittee
Dated:_______________ ___________________________
Geoffrey Morgan, President/CEO
CHISPA, Incorporated, Permittee
CONSENT is hereby granted to the Permittee to carry out the terms and conditions of this Minor Modification to Conditional Use Permit 1977-031.
PROPERTY OWNER: Rector, Wardens, and Vestryman of St. George’s
Dated:_______________ ___________________________
Richard C. Smith, Senior Warden
Rector, Wardens, and Vestryman of St. George’s
Parish, Property Owner
Dated:_______________ ___________________________
Joan Dresser
Rector, Wardens, and Vestryman of St. George’s
Parish, Property Owner
Attachment: Exhibit 1: Conceptual Vesting Tentative Parcel map dated June 26, 2023
I:\ComDev\Planning Share Space\98 Kip Dr\MM 2022-019.docx
Page | 1
CITY OF SALINAS
HOUSING AND LAND USE COMMITTEE STAFF
REPORT
DATE: FEBRUARY 27, 2024
TO: HOUSING AND LAND USE COMMITTEE
FROM: THOMAS WILES, SENIOR PLANNER
TITLE: 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 (CUP 2022-019); TO CONSTRUCT A 36 UNIT 100% AFFORDABLE SENIOR HOUSING PROJECT LOCATED AT 98 KIP
DRIVE
RECOMMENDED MOTION:
A motion to approve a Resolution recommending that City Council affirm the findings, adopt the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approve General Plan Amendment 202 3-001, Rezone 202 3-001, Conditional Use Permit 202 2- 059, Resubdivision 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.
EXECUTIVE SUMMARY:
CHISPA, Incorporated proposes to construct an 100% affordable senior housing Project at 98 Kip Drive (St. Georges Senior Apartments ; Project). The Project consists of a three-story, 36-unit, multifamily residential building. All units, including one (1) manager unit, are one (1) bedroom.
A General Plan Amendment , Rezone, Conditional Use Permit , Resubdivision, and a Minor Modification to Conditional Use Permit 1977-031 are required for Project entitlement. CUP 2022- 059 includes concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line.
DISCUSSION:
Background:
CHISPA, Incorporated is requesting approval of the following applications for a property located at 98 Kip Drive (Subject Property) in the Public/Semipublic Zoning District (APN: 261-661-011- Page | 2
000):
1. General Plan Amendment 2023 -001 (GPA 2023 -001); Request t o change the General Plan designation of a 0.85 -acre portion of the 2.3-acre Subject Property from “Public/Semipublic” to “Residential High Density”;
2. Rezone 2023-001 (RZ 2023 -001); Request to rezone the same above referenced
0.85-acre portion of the 2.3-acre Subject Property from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”;
3. Conditional Use Permit 2022 -059 (CUP 2022 -059); Request to construct a three story, 36-unit, multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off -street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off -street parking and alterna tive means of compliance for landscaping along the east property line;
4. Resubdivision 2022 -006 (RS 2022 -006); Request for a parcel map (vesting tentative parcel map) to subdivide a 2.3 -acre lot into two (2) lots of 1.45 and 0.85 acres each; and
5. Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019); Request to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977- 031), from the proposed 0.85 -acre lot, which currently applies the entire 2.3 -acre lot.
The subject property is currently owned by Rector, Wardens, and Vestrymen of St. George’s Parish and developed with an existing religious assembly use and a rectory (St. George’s Episcopal Church), which was approved by Conditional Use Permit 1977-031 (CUP 1977-031).
The entire 2.3-acre subject property is currently zoned Public/Semipublic (PS). Per Zoning Code Section 37-30.390, Table 37-30.17, multi-family residential units are subject to a Conditional Use Permit (CUP) in the PS District. However, in the PS District, residential development is required to comply with the Residential Medium Density (R -M-2.9) development regulations, which only allows for one (1) unit for every 2,900 square -feet of lot area. The Applicant is requesting a General Plan Amendment (GPA) and Rezone (RZ) to change the General Plan and Zoning designations from “Public/Semipublic” to “Residential High Density” and “Residential High Density (R-H-2.1)” respectively to allow for increased residential density. The proposed GPA and RZ would be consistent with the designations of the adjacent property located to the south. Upon approval of the General Plan Amendment and Rezone, the proposed affordable senior housing Project with a 100% density bonus can be considered through the CUP process. The proposed parcel map is requested to create the 0.85-acre Project site from the remainder of the 2.3-acre site.
The Minor Modification to CUP 1977 -031 is requested to delete the terms and conditions of the religious assembly CUP from the proposed 0.85 -acre lot. The existing Religious Assembly use Page | 3
would remain on the proposed 1.45-acre lot located adjacent to the west of the Project site.
The property is located in the Public/Semipublic (PS) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the Project site:
North: Single-family residential/Residential – Low Density (R-L-5.5) South: Multi-family residential/Residential High Density (R-H-2.1) East: Single-family residential/Residential Low Density (R-L-5.5) West: Public School (North Salinas High School)/Public Semipublic (PS)
On February 21, 2024, the Planning Commission recommended that the City Council adopt the proposed Mitigated Negative Declaration and approve General Plan Amendment 202 3-001, Rezone 202 3-001, Conditional Use Permit 202 2-059, Resubdivision 2022 -006, and Minor Modification to Conditional Use Permit 1977 -031 (MM 2022-019) as per Planning Commission Resolution 2024-02
Analysis:
The proposed residential building would be three (3) stories tall and approximately 36 -feet high.
The exterior design consists of a sand finish stucco with vertical fiber cement siding and trim and tan, grey, and white exterior colors. All the proposed 36 units would be one-bedroom. The Project includes a manager’s unit, 35 resident rooms, and storage facilities. Per Zoning Code Section 37-
30.170, Table 37-30.80, Footnote I, the number of bedrooms per dwelling unit requirement in the R-H-2.1 District does not apply to senior housing.
General Plan Amendment 2023-001 and Rezone 2023-001:
Per the 2002 General Plan, the Land Use designation of the approximately of the 0.85-acre Project site is “Public/Semipublic. The proposal is to cha nge the General Plan designation of the above referenced the Project site from “Public/Semipublic” to “Residential High Density”. The proposed change in the General Plan land use designation from would be consistent with the property located adjacent to the south at 90 Kip Drive.
The proposed Rezone is r equested to change the zoning of the same above referenced 0.85 -acre portion of a 2.3-acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”.
The proposed zoning would be consistent with the existing Zoning designation of the adjacent property located to the south at 90 Kip Drive. 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.
The General Plan and Zoning designations of “Public/Semipublic” and “Public/Semipublic (PS)” of the proposed 1.45-acre lot located adjacent to the west of the Project site will not change.
Page | 4
Conditional Use Permit 2022-059:
Conditional Use Permit 2022-059 (CUP 2022-059) is a request to construct a three story, 36-unit multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off-street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line. Because of the existing Public/Semipublic General Plan and Zoning designations of the Project site, the related General Plan Amendment and Rezone will need to be approved to allow for the proposed Project density.
Density Bonus
The Project includes a request for a 100% density bonus for Affordable Senior Housing per Zoning Code Section 37-50.060. It is proposed that all the 36 residential units (excepting the Manager’s unit) will be affordable. Per Zoning Code Section 37 -30.170, Table 37-30.80, the maximum net density of the proposed Project without a density bonus i n the proposed R-H-2.1 Zoning District is 20 dwelling units to the acre. In this case, the Project site consists of 37,026 square-feet (.85 acres), which would allow for a maximum of 17 dwelling units without a density bonus (.85 x 20).
Using the calculations for a 100% density bonus for affordable senior housing as per Zoning Code Section 37-50.060, the maximum number of units with a density bonus is 36 units. The proposed number of units is within the maximum allowed with a density bonus.
The Project includes Density Bonus concessions pursuant to Government Code 65915, which authorizes concessions pursuant to State Density Bonus laws for Affordable Senior Type 1 housing concerning usable open space and parking: The proposed concession for off -street parking is a five (5) space, 14% reduction f or Parcel “B” only. Parcel “A” has adequate parking to serve the existing religious assembly use. The concession for off -street parking is appropriate because a parking space will not be required for every unit. The Applicant’s records show that the number of cars for three (3) similar senior Projects in the City of Salinas indicate that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off -street parking and allowing more of the site to be used for development of apartment units, this concession results in identifiable and actual cost reductions to provide affordable rents.
Usable Open Space
Salinas Zoning Code Section 37 -50.170, Table 37-30.80, requires 18,000 square -feet of usable open space per unit for Projects of 36 units on the Project site (36 units x 500 s.f.). The Project includes 4,900 square-feet of usable open space (3,172 square-feet of common usable open space and 1,728 square -feet of private open space) . A concession is requested for usable open space.
This concession for reduction in the amount of usable open space is requested to allow for additional area of the Project site to be used for residential units, which will result in identifiable and actual cost reductions to provide for affordable rents.
Page | 5
Off-Street Parking
The Zoning Code requires a minimum of 36 off-street parking spaces for the 36-unit affordable senior housing Project (one space per unit) for the proposed Project. The Applicant is requesting a concession to allow a total of 31 off-street parking spaces for the Project. This would result in a five (5) space, 14 -percent parking reduction. Per the Applicant, support for the concession is appropriate because a parking space will not be required for every unit. The Applicant’s records show that number of cars for three (3) similar senior Projects in the City of Salinas shows that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off-street parking spaces and allowing more of the site to be used for apartment units, this concession results in identifiable and actual cost reductions to provide for affordable rents. In addition, the Project site is covered under Assembly Bill 2097 (AB 2097), which prohibits cit ies from imposing a minimum off-street parking requirement on residential Projects located within a half-mile radius of a major transit stop. The Project site is near Monterey-Salinas Transit (MST) bus route 41, which runs from the Salinas Transit Center to Northridge Mall via East Alisal Street.
Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. Support for this concession can also be established because the proposed five (5) space, 14-percent parking reduction complies with Zoning Code Sections 37-50.370(a)(2) and (a)(4). Per this concession a minimum of 31 off-street parking spaces, including a minimum of two (2) accessible parking spaces shall be provided.
Affordable Housing Plan
As the Project exceeds ten residential units, it is subject to the Inclusionary Housing Ordinance per Salinas Municipal Code Section 17 -11. The proposed Affordable Housing Plan includes 3 very low and 32 low-income units, which is 100-percent of the total units (excluding the Manager’s unit). The units will be deed restricted for a minimum 55 years for affordable senior housing. For fiscal year 2023, the median income for Monterey County is $ 100,400. See attached Affordable Housing Plan (Exhibit “R” of CUP 2022-059).
Resubdivision
The existing 2.3 -acre site is currently designated “Public/Semipublic” by Figure LU -3 of the Salinas General Plan and zoned “Public/Semipublic (PS)”. The proposed Parcel Map is related to General Plan Amendment 2023-001 and Rezone 2023 which would subdivide the 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each. Parcel One would consist of 1.45 -acres and retain the existing Public/Semipublic General Plan designation and Zoning. Parcel Two would be 0.85-acres and be designated ‘Residential High Density” in the General Plan and rezoned “Residential High Density (R-H-2.1)”. The proposed Parcel Map is consistent with this Residential High Density land use designation and zoning.
Minor Modification to Conditional Use Permit 1977-031
The proposed Minor Modification to Conditional Use Permit 1977-031 would delete the terms and Page | 6
conditions of Conditional Use Permit 1977 -031 (CUP 1977 -031), from the p roposed 0.85-acre Project site containing the multi-family residential use for affordable senior housing. Conditional Use Permit 1977-031 approved a religious assembly use on the entire 2.3 -acre lot. The religious assembly use would remain applicable to the proposed 1.45-acre lot located adjacent to the west of the Project site. Per Zoning Code Section 37-30.390, Table 37-30.390, religious assembly uses are permitted in the Public/Semipublic (PS) Zoning District pursuant to a Conditional Use Permit (CUP).
Findings:
Mitigated Negative Declaration:
Prior to taking action on the requested General Plan Amendment, Rezone, Conditional Use Permit, Resubdivision, and Minor Modification to CUP 1977-031, the Planning Commission will need to confirm that the proposed environmental document is adequate for the proposed Project by establishing the findings set forth in the attached Planning Commission Resolution. The Housing and Land Use Committee will need to confirm the same findings.
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. The Housing and Land Us e Committee will need to confirm the same findings.
Conditional Use Permit:
The related Conditional Use Permit 2022-059 as described above cannot be approved as proposed unless the related General Plan Amendment and Rezone are approved to allow for the proposed residential density.
Resubdivision:
Both of the proposed lots for the related Resubdivision for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each will comply with the Zoning Code Development Standards for both the PS and R-H-2.1 Zoning Districts; and
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).
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Alternatives Available to the Committee:
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 2023-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification to Conditional Use Permit 1977 -031(MM 2022-019) 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 20 23-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification Conditional Use Permit 1977-031 (MM 2022-019).
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 wer e routed to responsible agencies and posted at the County Clerk’s Office on January 11, 2024 ; the deadline for comments was February 9, 2024 . The State Clearinghouse received the document on January 10, 2024 ; the deadline for Clearinghouse comments was February 8, 2024 (SCH# 2024010222).
Public comments were received from the following during the comment period as described below:
1. Comments received via email from Monterey Salinas Transit on January 25, 2024.
a. Monterey Salinas Transit (MST) serves, operates and maintains two (2) existing stops within the Project’s vicinity for Line 41 . Line 41 travels from the Salinas Transit Center to Northridge Mall via East Alisal Street. Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. MST encourages the Applicant (CHISPA) to enroll in their Group Discount Program to offer employees and hotel guests bus passes at substantially reduced rates.
Staff Response: MST information has been provided to the Applicant for reference.
2. Comments received via email from Monterey Bay Air Resources District (MBARD) on February 9, 2024.
a. The emission estimates stated in Pages 6 -7 of the Initial Study must be supported by substantial evidence, such as the use of the California Emissions Estimator Model (CalEEMOD).
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Staff Response: Staff used the CalEEMOD model to calculate the average daily emissions of VOC’s or NOx, CO, PM10, and SOx . Per the CalEEMOD the calculations for the proposed Project as compared to the maximum allowe d per MBARD will be the following:
Emission Project Emission MBARD Maximum
VOC or NOx 1 lb./day 137 lbs./day
CO 1.4 lbs./day 550 lbs./day
PM .02 lb./day 82 lbs./day
SOx 1 lb./day 150 lbs./day
Per the above table, the estimated emissions from the proposed Project will be less than the maximum allowed MBARD emissions and will be in compliance.
b. Because of the Projects proximity to sensitive receptors, fugitive dust should be mitigated during the construction phase of the Project.
Staff Response: As a part of the building permit process, the Applicant will need to comply with the dust control measures stated in Zoning Code Section 37 -
50.180(j) and conform to the City’s National Pollutant Discharge Elimination System (NPDES) requirements and stormwater management and discharge control Ordinance as per Zoning Code Section 37 -50.180(k). In addition, as required by the draft CUP 2022 -059, the Applicant or successor -in-interest shall obtain all applicable permits from MBARD and consult with them concerning any potential need for a diesel health risk assessment.
c. If a generator, boiler, or other stationary sources of air pollutants are needed to support the construction process or will be installed for use in the operation of the Project, a permit from MBARD may be required. In addition, any stationary piston- type internal combustion engine of greater than or equal to 50 brake horsepower (bhp) may also require a MBARD permit.
Staff Response: Per CUP 2 022-059, if required, the Applicant or successor -in- interest shall obtain all applicable permits from MBARD.
d. If older underground asbestos (Transite) piping is encountered during construction work, the requirements of MBARD Rule 424 National Emission Standards for Hazardous Air Pollutants (NESHAP) could be triggered.
Staff Response: Per CUP 2022 -059, if required, the Applicant or successor -in- interest shall obtain all applicable permits from MBARD, including if older underground asbestos (Transite) piping is encountered during construction.
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e. The Applicant or successor -in-interest should consider making electric vehicle (EV) charging stations available in the facility’s parking areas.
Staff Response: This comment has been forwarded to the Applicant for review and consideration.
ATTACHMENTS:
Housing and Land Use Committee Resolution
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: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Exhibit 5: Mitigation Monitoring and Reporting Program
Draft CUP 2022-059 with the following exhibits:
Exhibit “A” Vicinity Map
Exhibit “B” Proposed Site Plan (Sheet A1.1)
Exhibit “C” Proposed Floor Plans (Sheet A2.1)
Exhibit “D” Enlarged Plans (Sheet A2.2)
Exhibit “E” Elevations (Sheet A3.1)
Exhibit “F” Building Sections (Sheet A4.1)
Exhibit “G” Site Details (Sheet A8.1)
Exhibit “H” Civil Cover (Sheet C0.1)
Exhibit “I” Civil Overall Site Plan (Sheet C1.0)
Exhibit “J” Civil Grading, Drainage, and Utility Plan (Sheet C1.1) Exhibit “K” Civil Grading, Drainage, and Utility Plan (Sheet C1.2) Exhibit “L” Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1) Exhibit “M” Stormwater Control Plan (Sheet C3.1)
Exhibit “N” Landscape Plan (Sheet L1.0)
Exhibit “O” Planting Plan (Sheet L-2.0)
Exhibit “P” Plant Images (Sheet L-2.1)
Exhibit “Q” Hydrozone Map Water Use Calculations (Sheet L-3.0) Exhibit “R” Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
Exhibit “S” Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
Exhibit “T” Mitigation Monitoring and Reporting Program Exhibit “U” Alternative Means of Compliance for Landscaping Exhibit “V” Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023-001, RZ 2023-001, CUP 2022-059, RS 2022-006, and MM 2022-019
Draft Approval Letter for Resubdivision 2022-006 with the following exhibits:
Exhibit "A": Vesting Tentative Parcel Map dated June 26, 2023 Exhibit "B": Engineer’s Report dated August 28, 2023
Draft Minor Modification 2022-019 with the following exhibit:
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Exhibit 1: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Planning Commission Resolution 2024-02
Planning Commission Staff Report dated February 21, 2014 without exhibits Initial Study with the following exhibits:
1. Vicinity Map for 98 Kip Drive
2. General Plan Amendment Map for 98 Kip Drive
3. Rezone Map for 98 Kip Drive
4. Proposed Site Plan (Sheet A1.1)
5. Proposed Floor Plans (Sheet A2.1)
6. Enlarged Plans (Sheet A2.2)
7. Elevations (Sheet A3.1)
8. Building Sections (Sheet A4.1)
9. Site Details (Sheet A8.1)
10. Civil Cover Sheet (C0.1)
11. Civil Overall Site Plan (Sheet C1.0)
12. Civil Grading, Drainage, and Utility Plan (Sheet C1.1)
13. Civil Grading, Drainage, and Utility Plan (Sheet C1.2)
14. Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1)
15. Stormwater Control Plan (Sheet C3.1)
16. Landscape Plan (Sheet L1.0)
17. Planting Plan (Sheet L-2.0)
18. Plant Images (Sheet L-2.1)
19. Hydrozone Map Water Use Calculations (Sheet L-3.0)
20. Conceptual Vesting Tentative Parcel map dated June 26, 2023
21. Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
22. Engineer’s Report for RS 2022-006 dated August 28, 2023
23. California Historical Resources Information Systems (CHRIS) Response dated October 31, 2023
24. Comment letter from the Santa Ynez Band of Chumash Indians dated June 23, 2023
25. Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
26. Mitigation Monitoring and Reporting Program
27. Density Bonus, Concession & Waiver Request dated July 26, 2023
28. Geotechnical Investigation for the Proposed Senior Housing Apartments 98 Kip Drive from Rock Solid Engineering Inc., dated August 29, 2022
29. Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023-001, RZ 2023- 001, CUP 2022-059, RS 2022-006, and MM 2022-019
Comments from Monterey Salinas Transit dated January 25, 2024 Comments from the Monterey Bay Air Resources District dated February 9, 2024
I:\ComDev\Planning Share Space\98 Kip Dr\02-27-24 HLUC Staff Report.docx
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CITY OF SALINAS
PLANNING COMMISSION REPORT
DATE: FEBRUARY 21, 2024
TO: PLANNING COMMISSION
FROM: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: 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 (CUP 2022-019); TO CONSTRUCT A 36 UNIT 100% AFFORDABLE SENIOR HOUSING PROJECT LOCATED AT 98 KIP
DRIVE
RECOMMENDED MOTION:
A motion to approve a Resolution recommending that City Council affirm the findings, adopt the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and approve General Plan Amendment 202 3-001, Rezone 2023-001, Conditional Use Permit 202 2- 059, Resubdivision 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.
EXECUTIVE SUMMARY:
CHISPA, Incorporated proposes to construct an 100% affordable senior housing Project at 98 Kip Drive (St. Georges Senior Apartments ; Project). The Project consists of a three-story, 36-unit, multifamily residential building. All units, including one (1) manager unit, are one (1) bedroom.
A General Plan Amendment , Rezone, Conditional Use Permit , Resubdivision, and a Minor Modification to Conditional Use Permit 1977-031 are required for Project entitlement. CUP 2022- 059 includes concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line.
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DISCUSSION:
Background:
CHISPA, Incorporated is requesting approval of the following applications for a property located at 98 Kip Drive (Subject Property) in the Public/Semipublic Zoning District (APN: 261-661-011- 000):
1. General Plan Amendment 2023 -001 (GPA 2023 -001); Reques t to change the General Plan designation of a 0.85 -acre portion of the 2.3-acre Subject Property from “Public/Semipublic” to “Residential High Density”;
2. Rezone 2023-001 (RZ 2023 -001); Request to rezone the same above referenced
0.85-acre portion of the 2.3-acre Subject Property from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”;
3. Conditional Use Permit 2022 -059 (CUP 2022 -059); Request to construct a three story, 36-unit, multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off -street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off -street parking and a lternative means of compliance for landscaping along the east property line;
4. Resubdivision 2022 -006 (RS 2022 -006); Request for a parcel map (vesting tentative parcel map) to subdivide a 2.3 -acre lot into two (2) lots of 1.45 and 0.85 acres each; and
5. Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019); Request to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977- 031), from the proposed 0.85 -acre lot, which currently applies the entire 2.3 -acre lot.
The subject property is currently owned by Rector, Wardens, and Vestrymen of St. George’s Parish and developed with an existing religious assembly use and a rectory (St. George’s Episcopal Church), which was approved by Conditional Use Permit 1977-031 (CUP 1977-031).
The entire 2.3-acre subject property is currently zoned Public/Semipublic (PS). Per Zoning Code Section 37-30.390, Table 37-30.17, multi-family residential units are subject to a Conditional Use Permit (CUP) in the PS District. However, in the PS District, residential development is required to comply with the Residential Medium Density (R -M-2.9) development regulations, which only allows for one (1) unit for every 2,900 square -feet of lot area. The Applicant is requesting a General Plan Amendment (GPA) and Rezone (RZ) to change the General Plan and Zoning designations from “Public/Semipublic” to “Residential High Density” and “Residential High Density (R-H-2.1)” respectively to allow for increased residential density. The proposed GPA and Page | 3
RZ would be consistent with the designations of the adjacent property located to the south. Upon approval of the General Plan Amendment and Rezone, the proposed affordable senior housing Project with a 100% density bonus can be considered through the CUP process. The proposed parcel map is requested to create the 0.85-acre Project site from the remainder of the 2.3-acre site.
The Minor Modification to CUP 1977 -031 is requested to delete the terms and conditions of the religious assembly CUP from the proposed 0.85 -acre lot. The existing Religious Assembly use would remain on the proposed 1.45-acre lot located adjacent to the west of the Project site.
The property is located in the Public/Semipublic (PS) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the Project site:
North: Single-family residential/Residential – Low Density (R-L-5.5) South: Multi-family residential/Residential High Density (R-H-2.1) East: Single-family residential/Residential Low Density (R-L-5.5) West: Public School (North Salinas High School)/Public Semipublic (PS)
Analysis:
The proposed residential building would be three (3) stories tall and approximately 36 -feet high.
The exterior design consists of a sand finish stucco with vertical fiber cement siding and trim and tan, grey, and white exterior colors. All the proposed 36 units would be one-bedroom. The Project includes a manager’s unit, 35 resident rooms, and storage facilities. Per Zoning Code Section 37-
30.170, Table 37-30.80, Footnote I, the number of bedrooms per dwelling unit requirement in the R-H-2.1 District does not apply to senior housing.
General Plan Amendment 2023-001 and Rezone 2023-001:
Per the 2002 General Plan, the Land Use designation of the approximately of the 0.85-acre Project site is “Public/Semipublic. The proposal is to change the General Plan designation of the above referenced the Project site from “Public/Semipublic” to “Residential High Density”. The proposed change in the General Plan land use designation from would be consistent with the property located adjacent to the south at 90 Kip Drive.
The proposed Rezone is r equested to change the zoning of the same above referenced 0.85 -acre portion of a 2.3-acre lot from “Public/Semipublic (PS)” to “Residential High Density (R-H-2.1)”.
The proposed zoning would be consistent with the existing Zoning designation of the adjacent property located to the south at 90 Kip Drive. 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.
The General Plan and Zoning designations of “Public/Semipublic” and “Public/Semipublic (PS)” of the proposed 1.45-acre lot located adjacent to the west of the Project site will not change.
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Conditional Use Permit 2022-059:
Conditional Use Permit 2022-059 (CUP 2022-059) is a request to construct a three story, 36-unit multifamily residential 100% affordable senior housing Project. The Project consists of 36 units one (1) bedroom units including one (1) manager unit, 31 off-street parking spaces with a five (5) space (14%) parking reduction, concession and waiver requests for usable open space, density, and off-street parking and alternative means of compliance for landscaping along the east property line. Because of the existing Public/Semipublic General Plan and Zoning designations of the Project site, the related General Plan Amendment and Rezone will need to be approved to allow for the proposed Project density.
Density Bonus
The Project includes a request for a 100% density bonus for Affordable Senior Housing per Zoning Code Section 37-50.060. It is proposed that all the 36 residential units (excepting the Manager’s unit) will be affordable. Per Zoning Code Section 37 -30.170, Table 37-30.80, the maximum net density of the proposed Project without a density bonus i n the proposed R-H-2.1 Zoning District is 20 dwelling units to the acre. In this case, the Project site consists of 37,026 square-feet (.85 acres), which would allow for a maximum of 17 dwelling units without a density bonus (.85 x 20).
Using the calculations for a 100% density bonus for affordable senior housing as per Zoning Code Section 37-50.060, the maximum number of units with a density bonus is 36 units. The proposed number of units is within the maximum allowed with a density bonus.
The Project includes Density Bonus concessions pursuant to Government Code 65915, which authorizes concessions pursuant to State Density Bonus laws for Affordable Senior Type 1 housing concerning usable open space and parking: The proposed concession for off -street parking is a five (5) space, 14% reduction for Parcel “B” only. Parcel “A” has adequate parking to serve the existing religious assembly use. The concession for off -street parking is appropriate because a parking space will not be required for every unit. The Applicant’s records show that the number of cars for three (3) similar senior Projects in the City of Salinas indicate that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off -street parking and allowing more of the site to be used for development of apartment units, this concession results in identifiable and actual cost reductions to provide affordable rents.
Usable Open Space
Salinas Zoning Code Secti on 37-50.170, Table 37-30.80, requires 18,000 square -feet of usable open space per unit for Projects of 36 units on the Project site (36 units x 500 s.f.). The Project includes 4,900 square-feet of usable open space (3,172 square-feet of common usable open space and 1,728 square -feet of private open space) . A concession is requested for usable open space.
This concession for reduction in the amount of usable open space is requested to allow for additional area of the Project site to be used for residential units, which will result in identifiable and actual cost reductions to provide for affordable rents.
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Off-Street Parking
The Zoning Code requires a minimum of 36 off-street parking spaces for the 36-unit affordable senior housing Project (one space per unit) for the proposed Project. The Applicant is requesting a concession to allow a total of 31 off-street parking spaces for the Project. This would result in a five (5) space, 14 -percent parking reduction. Per the Applicant, support for the concessi on is appropriate because a parking space will not be required for every unit. The Applicant’s records show that number of cars for three (3) similar senior Projects in the City of Salinas shows that the number of cars per unit ranges from 35% to 52%. By reducing the amount of land required for the off-street parking spaces and allowing more of the site to be used for apartment units, this concession results in identifiable and actual cost reductions to provide for affordable rents. In addition, the Project site is covered under Assembly Bill 2097 (AB 2097), which prohibits cities from imposing a minimum off-street parking requirement on residential Projects located within a half-mile radius of a major transit stop. The Project site is near Monterey-Salinas Transit (MST) bus route 41, which runs from the Salinas Transit Center to Northridge Mall via East Alisal Street.
Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. Support for this concession can also be established because the proposed five (5) space, 14-percent parking reduction complies with Zoning Code Sections 37-50.370(a)(2) and (a)(4). Per this concession a minimum of 31 off-street parking spaces, including a minimum of two (2) accessible parking spaces shall be provided.
Affordable Housing Plan
As the Project exceeds ten residential units, it is subject to the Inclusionary Housing Ordinance per Salinas Municipal Code Section 17 -11. The proposed Affordable Housing Plan includes 3 very low and 32 low-income units, which is 100-percent of the total units (excluding the Manager’s unit). The units will be deed restricted for a minimum 55 years for affordable senior housing. For fiscal year 2023, the median income for Monterey County is $ 100,400. See attached Affordable Housing Plan (Exhibit “R” of CUP 2022-059).
Resubdivision
The existing 2.3 -acre site is currently designated “Public/Semipublic” by Figure LU -3 of the Salinas General Plan and zoned “Public/Semipublic (PS)”. The proposed Parcel Map is related to General Plan Amendment 2023-001 and Rezone 2023 which would subdivide the 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each. Parcel One would consist of 1.45 -acres and retain the existing Public/Semipublic General Plan designation and Zoning. Parcel Two would be 0.85-acres and be designated ‘Residential High Density” in the General Plan and rezoned “Residential High Density (R-H-2.1)”. The proposed Parcel Map is consistent with this Residential High Density land use designation and zoning.
Minor Modification to Conditional Use Permit 1977-031
The proposed Minor Modification to Conditional Use Permit 1977-031 would delete the terms and Page | 6
conditions of Conditional Use Permit 1977 -031 (CUP 1977 -031), from the p roposed 0.85-acre Project site containing the multi-family residential use for affordable senior housing. Conditional Use Permit 1977-031 approved a religious assembly use on the entire 2.3 -acre lot. The religious assembly use would remain applicable to the proposed 1.45-acre lot located adjacent to the west of the Project site. Per Zoning Code Section 37-30.390, Table 37-30.390, religious assembly uses are permitted in the Public/Semipublic (PS) Zoning District pursuant to a Conditional Use Permit (CUP).
Findings:
Mitigated Negative Declaration:
Prior to taking action on the requested General Plan Amendment, Rezone, Conditional Use Permit, Resubdivision, and Minor Modification to CUP 1977-031, the Planning Commission will need to confirm that the proposed environmental document is adequate for the proposed Project by establishing the findings 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 major ity (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 2022-059 as described above cannot be approved as proposed unless the related General Plan Amendment and Rezone are approved to allow for the proposed residential density.
Resubdivision:
Both of the proposed lots for the related Resubdivision for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each will comply with the Zoning Code Development Standards for both the PS and R-H-2.1 Zoning Districts; and
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).
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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 2023-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification to Conditional Use Permit 1977 -031(MM 2022-019) 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 20 23-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification Conditional Use Permit 1977-031 (MM 2022-019).
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 January 11, 2024 ; the deadline for comments was February 9, 2024 . The State Cle aringhouse received the document on January 10, 2024 ; the deadline for Clearinghouse comments was February 8, 2024 (SCH# 2024010222).
Public comments were received from the following during the comment period as described below:
1. Comments received via email from Monterey Salinas Transit on January 25, 2024.
a. Monterey Salinas Transit (MST) serves, operates and maintains two (2) existing stops within the Project’s vicinity for Line 41 . Line 41 travels from the Salinas Transit Center to Northridge Mall via East Alisal Street. Per MST, the service operates every 30 minutes on weekdays and hourly on weekends. MST encourages the Applicant (CHISPA) to enroll in their Group Discount Program to offe r employees and hotel guests bus passes at substantially reduced rates.
Staff Response: MST information has been provided to the Applicant for reference.
2. Comments received via email from Monterey Bay Air Resources District (MBARD) on February 9, 2024.
a. The emission estimates stated in Pages 6 -7 of the Initial Study must be supported by substantial evidence, such as the use of the California Emissions Estimator Model (CalEEMOD).
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Staff Response: Staff used the CalEEMOD model to calculate the average d aily emissions of VOC’s or NOx, CO, PM10, and SOx . Per the CalEEMOD the calculations for the proposed Project as compared to the maximum allowed per MBARD will be the following:
Emission Project Emission MBARD Maximum
VOC or NOx 1 lb./day 137 lbs./day
CO 1.4 lbs./day 550 lbs./day
PM .02 lb./day 82 lbs./day
SOx 1 lb./day 150 lbs./day
Per the above table, the estimated emissions from the proposed Project will be less than the maximum allowed MBARD emissions and will be in compliance.
b. Because of the Projects proximity to sensitive receptors, fugitive dust should be mitigated during the construction phase of the Project.
Staff Response: As a part of the building permit process, the Applicant will need to comply with the dust control measures stated in Zoning Code Section 37 -
50.180(j) and conform to the City’s National Pollutant Discharge Elimination System (NPDES) requirements and stormwater management and discharge control Ordinance as per Zoning Code Section 37 -50.180(k). In addition, as required by the draft CUP 2022 -059, the Applicant or successor -in-interest shall obtain all applicable permits from MBARD and consult with them concerning any potential need for a diesel health risk assessment.
c. If a generator, boiler, or other stationary sources of air pollutants are needed to support the construction process or will be installed for use in the operation of the Project, a permit from MBARD may be required. In addition, any stationary piston- type internal combustion engine of greater than or equal to 50 brake horsepower (bhp) may also require a MBARD permit.
Staff Response: Per CUP 2022 -059, if required, the Applicant or successor -in- interest shall obtain all applicable permits from MBARD.
d. If older underground asbestos (Transite) piping is encountered during construction work, the requirements of MBARD Rule 424 National Emission Standards for Hazardous Air Pollutants (NESHAP) could be triggered.
Staff Response: Per CUP 2022 -059, if required, the Applicant or successor -in- interest shall obtain all applicable permits from MBARD, including if older underground asbestos (Transite) piping is encountered during construction.
Page | 9
e. The Applicant or successor -in-interest should consider making electric vehicle (EV) charging stations available in the facility’s parking areas.
Staff Response: This comment has been forwarded to the Applicant for review and consideration.
ATTACHMENTS:
Proposed Planning Commission Resolution
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: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Exhibit 5: Mitigation Monitoring and Reporting Program
Draft CUP 2022-059 with the following exhibits:
Exhibit “A” Vicinity Map
Exhibit “B” Proposed Site Plan (Sheet A1.1)
Exhibit “C” Proposed Floor Plans (Sheet A2.1)
Exhibit “D” Enlarged Plans (Sheet A2.2)
Exhibit “E” Elevations (Sheet A3.1)
Exhibit “F” Building Sections (Sheet A4.1)
Exhibit “G” Site Details (Sheet A8.1)
Exhibit “H” Civil Cover (Sheet C0.1)
Exhibit “I” Civil Overall Site Plan (Sheet C1.0)
Exhibit “J” Civil Grading, Drainage, and Utility Plan (Sheet C1.1) Exhibit “K” Civil Grading, Drainage, and Utility Plan (Sheet C1.2) Exhibit “L” Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1) Exhibit “M” Stormwater Control Plan (Sheet C3.1)
Exhibit “N” Landscape Plan (Sheet L1.0)
Exhibit “O” Planting Plan (Sheet L-2.0)
Exhibit “P” Plant Images (Sheet L-2.1)
Exhibit “Q” Hydrozone Map Water Use Calculations (Sheet L-3.0) Exhibit “R” Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
Exhibit “S” Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
Exhibit “T” Mitigation Monitoring and Reporting Program Exhibit “U” Alternative Means of Compliance for Landscaping Exhibit “V” Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023-001, RZ 2023-001, CUP 2022-059, RS 2022-006, and MM 2022-019
Draft Approval Letter for Resubdivision 2022-006 with the following exhibits:
Exhibit "A": Vesting Tentative Parcel Map dated June 26, 2023 Exhibit "B": Engineer’s Report dated August 28, 2023
Draft Minor Modification 2022-019 with the following exhibit:
Page | 10
Exhibit 1: Conceptual Vesting Tentative Parcel map dated June 26, 2023 Initial Study with the following exhibits:
1. Vicinity Map for 98 Kip Drive
2. General Plan Amendment Map for 98 Kip Drive
3. Rezone Map for 98 Kip Drive
4. Proposed Site Plan (Sheet A1.1)
5. Proposed Floor Plans (Sheet A2.1)
6. Enlarged Plans (Sheet A2.2)
7. Elevations (Sheet A3.1)
8. Building Sections (Sheet A4.1)
9. Site Details (Sheet A8.1)
10. Civil Cover Sheet (C0.1)
11. Civil Overall Site Plan (Sheet C1.0)
12. Civil Grading, Drainage, and Utility Plan (Sheet C1.1)
13. Civil Grading, Drainage, and Utility Plan (Sheet C1.2)
14. Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1)
15. Stormwater Control Plan (Sheet C3.1)
16. Landscape Plan (Sheet L1.0)
17. Planting Plan (Sheet L-2.0)
18. Plant Images (Sheet L-2.1)
19. Hydrozone Map Water Use Calculations (Sheet L-3.0)
20. Conceptual Vesting Tentative Parcel map dated June 26, 2023
21. Engineer’s Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
22. Engineer’s Report for RS 2022-006 dated August 28, 2023
23. California Historical Resources Information Systems (CHRIS) Response dated October 31, 2023
24. Comment letter from the Santa Ynez Band of Chumash Indians dated June 23, 2023
25. Affordable Housing Plan – St. George’s Senior Apartments dated July 13, 2023
26. Mitigation Monitoring and Reporting Program
27. Density Bonus, Concession & Waiver Request dated July 26, 2023
28. Geotechnical Investigation for the Proposed Senior Housing Apartments 98 Kip Drive from Rock Solid Engineering Inc., dated August 29, 2022
29. Facilities Traffic Management Plan for 98 Kip Drive – GPA 2023-001, RZ 2023- 001, CUP 2022-059, RS 2022-006, and MM 2022-019
Comments from Monterey Salinas Transit dated January 25, 2024 Comments from the Monterey Bay Air Resources District dated February 9, 2024
Cc: CHISPA Incorporated, Applicant
Rector, Wardens, and Vestryman of St. George’s Parish, Property Owner Monterey Salinas Transit (MST)
Monterey Bay Air Resources District (MBARD)
I:\ComDev\Planning Share Space\98 Kip Dr\Granicus\PC Staff Report Packet\02-21-24 PC Staff Report(2).docx
SALINAS
RICH IN LAND I RICH JN VALUES
1. BACKGROUND
Project Name:
Project Location:
City of Salinas
COMMUNITY DEVELOPMENT DEPARTMENT
65 W. Alisal Street, 2nd Floor• Salinas, California 93901 (831) 758-7387 • (831) 775-4258 (Fax)• www.ci.salinos.co.us St. George's Senior Apartments
98 Kip Drive in the Public/Semipublic Zoning District
(see Vicinity Map)
Assessor Parcel Number: 261-661-011-000
l:&l See Attached Vicinity Map
Current Land Use: Religious Assembly
Surrounding Land Uses/Zoning Districts:
North: Single-family residential/Residential -Low Density (R-L-5.5) South: Multi-family residential/Residential High Density (R-H-2.1) East: Single-family residential/Residential Low Density (R-L-5.5) West: Public School (North Salinas High School)/Public Semipublic (PS) Lead Agency Contact Person: Thomas Wiles, Senor Planner Telephone: (831) 758-7206
Location and Existing Setting:
Project Description: The Applicant (CHISPA Incorporated) is requesting to construct a three-story, 36-unit, 36-foot high, one (1) bedroom multi-family residential use affordable 100% senior housing project on a 0.85-acre vacant eastern portion of a
2.3-acre property (see Attachments). ·
1. General Plan Amendment 2023-001 (GPA 2023-001 ); Request to change the General Plan designation of a 0.85-acre portion of a 2.3-acre lot from "Public/Semipublic" to "Residential High Density";
2. Rezone 2023-001 (RZ 2023-001 ); Request to rezone the same above referenced 0.85-acre portion of a 2.3-acre lot from "Public/Semipublic (PS)" to "Residential High Density (R-H-2.1 )";
3. Conditional Use Permit 2022-059 (CUP 2022-059); Request to construct a three-story, 36-unit, 36-foot high, one (1) bedroom multi-family residential use, 100% affordable senior housing project (St. Georges Senior Apartments) with a 100% density bonus, a manager's unit, 31 off-street parking spaces with a five (5) space (14%) Parking Reduction, concession Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
and waiver requests for usable open space, density, and off-street parking, and alternative means of compliance for landscaping along the east property line;
4. Resubdivision 2022-006 (RS 2022-006); Request for a parcel map (vesting tentative parcel map) to subdivide a 2.3-acre lot into two (2) lots of 1.45 and 0.85 acres each; and
5. Minor Modification to Conditional Use Permit 1977-031 (MM 2022-019); Request to delete the terms and conditions of Conditional Use Permit 1977-031 (CUP 1977-031 ),from the proposed 0.85-acre lot, which currently applies the entire 2.3-acre lot.
The project site is currently developed with an existing religious assembly use and a rectory (St. George's Episcopal Church) which was approved by Conditional Use Permit 1977-031 (CUP 1977-031).
The entire 2.3-acre subject property is currently zoned Public/Semipublic (PS). Per the Zoning Code, multi-family residential uses are allowed with a Conditional Use Permit (CUP) in the PS District. However, in the PS District, all residential development must comply with the Residential Medium Density (R-M-2.9) development regulations, which only allows for one (1) unit for every 2,900 square-feet of lot area. The Applicant is requesting the General Plan Amendment (GPA) and Rezone (RZ) to change the General Plan and Zoning designations from "Public/Semipublic" to "Residential High Density" and "Residential High Density (R-H-2.1 )" respectively to allow for increased residential density. The proposed GPA and RZ would be consistent with the designations of the adjacent property located to the south. Upon approval of the General Plan Amendment and Rezone, the proposed affordable senior housing project with a 100% density bonus can be approved through the CUP process. The proposed parcel map is requested to remove the 0.85-acre project site from the remainder of the
2.3-acre site. The Minor Modification to CUP 1977-031 is requested to delete the terms and conditions of the religious assembly CUP from the proposed 0.85-acre lot.
Environmental Factors Potentially Affected:
□ Aesthetics
□ Biological Resources
□ Geology/Soils
□ Hydrology/Water Quality
□ Noise
□ Recreation
□ Utilities/Service Systems
□ Agricultural Resources
IRl Cultural Resources
□ Greenhouse Gas
Emissions
□ Land Use/Planning
□ Population/Housing
IRl Transportation
□ Wildfire
□ Air Quality
□ Energy
□ Hazards &
Hazardous Materials
□ Mineral Resources
□ Public Services
IRl Tribal Cultural
Resources
□ Mandatory Findings
of Significance
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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 [&] □ □ effect on a scenic vista? (b) Substantially damage [&] □ □ scenic resources,
including, but not limited
to, trees, rock
outcroppings, and historic
buildings within a state
scenic highway?
(c) In non-urbanized areas, [&] □ □ 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 □ [&] □ 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, Al,
AS, A9,
M1, N1
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
(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 project 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) Development of the affordable housing project 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.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact lncoroorated Impact Source List)
2. AGRICULTURAL A1, A2,
RESOURCES. Would the A6, A?,
proposal: AS, A9,
M1, N1
(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
Resources Code
12220(9)), timberland
(as defined by Public
Resources Code
Section 4526), or
timberland zoned
Timberland Production
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
(as defined by
Government Code
Section 51104(g))?
(d) Result in the loss of IB] □ □ forest land or conversion of forest land to non-
forest use?
(e) Involve other changes IB] □ □ 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 a partially developed in-fill property within the PS zoning district. The project site is currently developed with an existing religious assembly use. No farming activities are located on or near the site.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated lmoact Source List)
3. AIR QUALITY. Would the A1, A2,
proposal: A6, A?,
A8, A9,
(a) Conflict with or obstruct IB] □ □ □ F1, F2
implementation of the
Initial Study-St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
applicable air quality plan?
(b) Result in cumulatively [8] □ □ □ 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 [8] □ □ □ to substantial pollutant concentrations?
(d) Result in other emissions [8] □ □ □ (such as those leading to odors) adversely affecting
a substantial number of
people?
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 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;
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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 affordable senior housing project.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
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 A6, A7,
impacts to: A8, A9,
M1, N1
(a) Have a substantial adverse [&I □ □ □ effect, either directly or 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
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
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 protecting biological
resources, such as a tree
preservation policy or
ordinance?
(f) Conflict with the provisions [8] □ □ of an adopted Habitat Conservation Plan, Natural
Community Conservation
Plan, or other approved
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
□
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Issue
local, regional, or state
habitat conservation Ian?
Discussion
No
Impact
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
Impact Incorporated
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
(a-f) The project is located on a partially developed in-fill property within the PS (Public/Semipublic) zoning district. 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.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
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: A6, A7,
(a) Cause substantial [R] □ □ □
A8, 01,
a 02
adverse change in the
significance of a historical
resource pursuant to
Section §15064.5
(b) Cause a substantial □ □ [R] □ adverse change in the significance of an
archaeological resource
pursuant to Section
§15064.5?
(c) Disturb human
[R] □ □ □ any
remains, including those
interred outside of formal
cemeteries?
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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 June 12, 2023, 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. Staff received correspondence from the Santa Ynez Band of Chumash Indians dated June 23, 2023 requesting no further consultation on the project (Attachment 24). No additional correspondence was received from any of the other consulted California Native American Tribes.
On October 17, 2023, 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 October 31, 2023 (Source 02, Attachment 23), CHRIS found no record of any previous cultural resource studies for the proposed project area. The response from CHRIS recommended to request tribal consultation, which as stated above, occurred on June 12, 2023.
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.
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
6. ENERGY. Would the proposal:
(a) Result in potentially [&] □ □ significant environmental impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
construction or operation?
(b) Conflict with or obstruct a [&] □ □ state or local plan for renewable energy or
energy efficiency?
Discussion
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
G1
□
□
(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
Source Significant
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 A6, A7,
people to potential impacts A8, A9,
involving: M1, N1,
03 (a) Directly or indirectly cause [&] □ □ □
potential substantial
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Issue
adverse effects, including
the risk of loss, injury, or
death involving:
(i) Rupture of a known
earthquake fault, as
delineated on the most
recent Alquist-Priolo
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
shaking?
(iii) Seismic-related ground
failure, including
liquefaction?
(iv) Landslides?
(b) Result in substantial soil
erosion or the loss of
topsoil?
(c) Be located on a geologic
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
soil, as defined in Table
18-1-B of the Uniform
Building Code (1994),
creatinq substantial direct
No
Impact
[&]
Impact
Less Than
Significant
lmoact
□
□
□
□
□
□
□
Potentially
Significant
Unless
Mitigation
Incorporated
□
□
□
□
□
□
□
Potentially
Significant
lmoact
□
□
□
□
□
□
□
Source
(Refer to
Section 3:
Source List)
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
or indirect risks to life or
property?
(e) Have soils incapable of [8] □ □ adequately supporting the use of septic tanks or
alternative wastewater
disposal systems where
sewers are not available
for the disposal of
wastewater?
(f) Directly or indirectly destroy [8] □ □ 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 is 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 -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact lncornorated Impact Source List)
8. GREENHOUSE GAS A1, A2,
EMISSIONS. Would the project: A3, A7,
(a) Generate greenhouse gas [8] □ □ □
A8, A9
emissions, either directly
or indirectly, that may have
a significant impact on the
environment?
(b) Conflict with an applicable [8] □ □ □ 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 sustainability. These goals and policies have both direct and indirect benefits in terms of reducing GHG emissions. Important overall land Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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
Source Significant
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 A6, A7,
proposal: AS, A9
(a) Create a significant hazard I&] □ □ □ to the public or the environment through the
routine transport, use, or
disposal of hazardous
materials?
(b) Create a significant hazard I&] □ □ □
to the public or the
environment through
reasonably forseeable upset
and accident conditions
involving the release of
hazardous materials into the
environment?
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Issue
(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?
Discussion
No
Impact
IBJ
IBJ
IBJ
IBJ
Impact
Potentially
Significant
Less Than Unless
Significant Mitigation
Impact Incorporated
□ □
□ □
□ □
□ □
□ □
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
□
□
□
□
□
(a-b) The proposed affordable senior housing project is not expected to create a Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
significant hazard to the public or the environment through the routine transport, use, or disposal of the materials. Compliance with local, state, and federal requirements would ensure that the hazards to the public are reduced to a level of insignificance.
(c) See above discussion (a-b). The site will not emit hazardous emissions or handle hazardous materials.
(d) The project is not located on a site known to be 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 3.2-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.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
10. HYDROLOGY AND WATER A1, A2,
QUALITY. Would the proposal: A6, A7,
(a) Violate any water quality [8] □ □ □
AS, A9
standards or waste
discharge requirements or
otherwise substantially
degrade surface or ground
water quality?
(b) Substantially decrease [8] □ □ □ ~roundwater supplies or Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
lmoact lmoact lncoroorated
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 !RI □ □ erosion or siltation on- or off-site;
ii. Substantially increase !RI □ □ the rate or amount of surface runoff in a
manner which would
result in flooding on-or
offsite;
iii. Create or contribute !RI □ □ runoff water which
would exceed the
capacity of existing or
planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff; or
(d) In flood hazard, tsunami, !RI □ □
or seiche zones, risk
release of pollutants due to
project inundation?
(e) Conflict with or obstruct !RI □ □
implementation of a water
quality control plan or
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
□
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact lncornorated
sustainable groundwater
management plans?
(f) With regards to NPDES
compliance:
(i) Potential impact of [&] □ □ project construction
on storm water
runoff?
(ii) Potential impact of [&] □ □ project post-
construction activity
on storm water
runoff?
(iii) Potential for [&] □ □ 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
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 bioloqical inteqritv
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
□
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
lmoact lmoact lncoroorated
of the waterways and
water bodies?
(vi) Potential for IRI □ □
significant changes in
the flow velocity or
volume of storm water
runoff that can cause
environmental harm?
(vii) Potential for IRI □ □
significant increases
in erosion of the
project site or
surrounding areas?
(viii) Could this proposed IRI □ □
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,
pathogens,
petroleum
derivatives,
synthetic organics,
sediment, nutrients,
oxygen-demanding
substances, and
trash).
(ix) Could the proposed IRI □ □
project result in a
decrease in treatment
and retention capacity
for the site's
Stormwater run-on?
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
lmoact lmoact lncoroorated
(x) Could the proposed [8] □ □ project result in
significant alteration
of .. water rece1v1ng
quality during or
following
construction?
(xi) Could the proposed [8] □ □ project result in
increased impervious
surfaces and
associated increased
urban runoff?
(xii) Could the proposed [8] □ □ 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 [8] □ □ project result in
increased erosion
downstream?
(xiv) Could the proposed [8] □ □ project alter the
natural ranges of
sediment supply and
transport to receiving
waters?
(xv) Is the project tributary [8] □ □ 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?
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
□
□
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact lmoact Incorporated
(xvi) Could the proposed IB] □ □ project have a
potentially significant
environmental impact
on surface water
quality, to either
marine, fresh, or
wetland waters?
(xvii) Could the proposed IB] □ □ project result in
decreased baseflow
quantities to receiving
surface waterbodies?
(xviii) Could the proposed IB] □ □
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 IB] □ □
project adversely
impact the hydrologic
or water quality
function of the 100-
year floodplain area?
(xx) Does the proposed IB] □ □ project site layout
adhere to the
Permittee's waterbody
setback
requirements?
(xxi) Can the proposed IB] □ □
project impact
aquatic, wetland, or
riparian habitat?
Source
Potentially (Refer to
Significant Section 3:
lmoact Source List)
□
□
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Discussion
(a) The subject property consists of an in-fill site, which is developed with an existing religious assembly use. An affordable senior housing project is proposed on the eastern portion of the subject property. The proposed affordable senior housing project 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 consists of an in-fill site, which is developed with an existing religious assembly use. An affordable senior housing project is proposed on the eastern portion of the project site, which 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 affordable senior housing project is not located within a 100-year flood area. 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.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
11. LAND USE AND PLANNING. A1, A2,
Would the proposal: A6, A7,
(a) Physically divide IRl □ □ □
A8, A9,
an M1, N1
established community?
(b) Cause a significant IRl □ □ □
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact lncornorated
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
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
(a) The proposed project does not have the potential to disrupt or divide the physical arrangement of the community.
(b) The General Plan (Source A1) Land Use designation of the approximately 2.3- acre subject property is "Public/Semipublic". The proposal includes a request to change the General Plan designation of a 0.85-acre portion of the subject property from "Public/Semipublic" to "Residential High Density". The proposed change in the General Plan land use designation would be consistent with the Residential High Density designated property located adjacent to the south of the project site at 90 Kip Drive to allow for uses and density prescribed by the City's 2002 General Plan land use designation of Residential High Density.
The project site consists of 0.85-acres and is currently zoned "Public/Semipublic" (PS). The proposed Rezone would change the Zoning designation of the 0.85-acre project site from "Public/Semipublic" (PS) to "Residential -High Density" (R-H-2.1 ). The proposed zoning would be consistent with the R-H-2.1 Zoning designation of the property located adjacent to the south of the project site at 90 Kip Drive. The proposed Rezone would allow increased residential density for the project site pursuant to the Zoning Code Development Regulations of the R-H-2.1 District. 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 2022-059 (CUP 2022-059) is requested to construct a multi-family residential use (affordable senior housing project) through the discretionary Conditional Use Permit (CUP) process. Proposed conditions of CUP 2022-059 will ensure that, when implemented, the project will conform and comply with the provisions of the Salinas Zoning Code.
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Resubdivision 2022-006 (RS 2022-006) is a request for a parcel map to subdivide a 2.3-acre lot into two (2) separate lots of 1.45 and 0.85 acres each.
The proposed 1 .45-acre lot would contain the existing religious assembly use and the 0.85-acre lot would be developed with an affordable senior housing project. The proposed parcel map when implemented will conform and comply with the provisions' of the Salinas Zoning Code.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
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: A6, A7,
A8, A9
(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 important mineral resource
recovery site delineated on
a local general plan,
specific plan or other land
use plan?
Discussion
(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.
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
13. NOISE. Would the proposal
result in:
(a) Generation of a substantial [R] □ □
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 [R] □ □ ground borne vibration or groundborne noise levels?
(c) For a project located within [R] □ □
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
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
A1, A2,
A3, A5,
□
A6, A7,
A8, A9,
M1, N1
□
□
(a-b) The project site is located within the 60 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 60 CNEL contour. Traffic generates the main source of noise for the depicted 60 CNEL contour. Noise levels and vibrations generated by the proposed affordable senior residential project would not be significant because the Zoning Code Standards regarding noise are expected to reduce noise impacts to a level of insignificance.
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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 3.2 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.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
14. POPULATION AND A1, A2,
HOUSING. Would the proposal: A5, A6,
(a) Induce substantial I:&] □ □ □
A7, A8,
A9
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 I:&] □ □ □
numbers of existing people
or housing, necessitating the
construction of replacement
housing elsewhere?
Discussion
(a-b) The existing PS zoning and the proposed R-H-2.1 zoning would allow development of the proposed affordable senior housing development. Due to the size of the site and the small number of units (36-units), substantial population Initial Study-St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
growth is unlikely. The project site consists of a partially developed religious assembly use.
Mitigation
No mitigation is required.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
15. PUBLIC SERVICES. Would A1, A2,
the project result in A6, A?,
substantial adverse physical A8, A9
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? IB] □ □ □
(b) Police protection? IB] □ □ □
(c) Schools? IB] □ □ □
(d) Parks? IB] □ □ □
(e) Other public facilities? IB] □ □ □
Discussion
(a-e) The proposed project is located on an existing partially developed in-fill site.
Police and Fire services are currently available to serve the site. No school children will be generated by the proposed affordable senior housing project.
East Alvin Drive and Kip Street have been designed and constructed to Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
16. RECREATION. Would the A1, A2,
proposal: A3, A6,
A?, AS,
(a) Would the project increase IB1 □ □ □ A9
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 IB1 □ □ □ recreational facilities or require the construction or
expansion of recreational
facilities, which might have
an adverse physical effect
on the environment?
Discussion
(a-b) Natividad Neighborhood Park is located approximately 1,300 feet to the southeast of the project site across. The proposed affordable senior housing project will not substantially increase the use in park facilities. The proposed R H-2.1 zoning would allow development of residential uses. Due to the size of the site and the small number of units (36-units), substantial population growth is unlikely. The project does not include recreational facilities. Development of the project will require payment of applicable Park and Recreation fees as determined by the Director of Library 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.
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Mitigation
No mitigation is required.
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
17. TRANSPORTATION. Would
the project:
(a) Conflict with a program [&I
□ □ plan, ordinance or policy
addressing the circulation
system, including transit,
roadway, bicycle and
pedestrian facilities?
(b) Would the project conflict □ □ [&I
or be inconsistent with
CEQA Guidelines Section
15064.3, Subdivision (b)?
(c) Substantially increase [&I
□ □ 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 [&I
□ □ emergency access?
Discussion
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
A1, A2,
A6, A7,
AS, A9
□
□
□
□
(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 proposed use, the project is not expected to generate significant traffic trips. Payment of all applicable traffic impact fees will be required as determined by the City Engineer at the time of building permit Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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.
(d) The proposal will not result in inadequate emergency access.
Mitigation
TR-1 Prior to issuance of a building permit, the Applicant or successor-in-interest shall pay all applicable traffic impacts fees as determined by the City Engineer.
Impact
Potentially
Source Significant
Issue
Less Than Unless Potentially (Refer to
No Significant Mitigation Significant Section 3:
Impact Impact Incorporated Impact Source List)
18. TRIBAL CULTURAL A1, A2,
RESOURCES. Would the A6, A7,
project: A8, 01,
02 (a) Would the project cause
a substantial adverse
change in the
significance of a tribal
cultural resource,
defined in Public
Resources Code 21074
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 IB] □ □ □
listing in the
California Register of
Historical Resources,
or in a local register
of historical
resources as defined
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
in Public Resources
Code Section
5020.1 (k); or
ii. A resource
□ □ [ID
determined by the
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.
Discussion
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
□
(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 June 12, 2023, 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 Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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. Staff received correspondence from the Santa Ynez Band of Chumash Indians dated June 23, 2023 requesting no further consultation on the project (Attachment 24). No additional correspondence was received from any of the other consulted California Native American Tribes.
On October 17, 2023, 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 October 31, 2023 (Source 02, Attachment 23), CHRIS found no record of any previous cultural resource studies for the proposed project area. The response from CHRIS recommended to request tribal consultation, which as stated above, occurred on June 12, 2023.
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
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
Source Significant
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 A6, A7,
project: A8
(a) Require or result in the IRl □ □ □ relocation or construction of new or expanded water,
wastewater treatment or
storm water drainage,
electric power, natural gas,
or telecommunications
facilities, the construction or
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact lmoact lncoroorated
relocation of which could
cause significant
environmental effect?
(b) Have sufficient water IB] □ □
supplies available to serve
the project and reasonably
foreseeable future
development during normal,
dry, and multiple dry years?
(c) Result in a determination by IB] □ □ 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 IB] □ □
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, IB] □ □
and local management and
reduction statues and
regulations related to solid
waste?
Discussion
Source
Potentially (Refer to
Significant Section 3:
lmoact 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). (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 Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
federal, state, and local statutes.
Mitigation
No mitigation is required.
Impact
Potentially
Significant
Issue
Less Than Unless
No Significant Mitigation
Impact Impact Incorporated
20. WILDFIRE. If located in or
near State responsibility
areas or lands classified as
very high fire hazard severity
zones, would the project:
(a) Substantially impair an IB] □ □ adopted emergency
response plan or emergency
evacuation plan?
(b) Due to slope, prevailing IB] □ □ 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 IB] □ □ 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?
(d) Expose people or structures IB] □ □ to significant risks, including downslope or downstream
flooding or landslides, as a
result of runoff, post-fire
slope instability, or drainage
chanqes
Source
Potentially (Refer to
Significant Section 3:
Impact Source List)
A1, A2,
A6, A7,
A8
□
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Discussion
(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 -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
Less Than
Significant
Mandato No Im act Im act
1. Does the project have the potential to IE! □
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 IE! □
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?
□
Potentially
Significant
Unless
Miti ated
□
□
□
Potentially
Significant
Im act
□
□
□
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community DevelopJTlent Department
3. SOURCE LIST
Source
City of Salinas:
Salinas General Plan, 2002.
Salinas General Plan, Final Environmental Impact Report, 2002.
Salinas Zoning Code: IRl Entire Code Section:
City of Salinas Stormwater Ordinance, dated March 2013
1989 Citv Historical and Architectural Survev
2016 Citv Historical and Architectural Survev
Engineer's Report for CUP 2022-059 and RZ 2023-001 dated Auqust 28, 2023 Enqineer's Report for RS 2022-006 dated Auaust 28, 2023 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 Bv Citv staff, various dates
Maps/Aerial Photography:
City's aerial photographs, 2018.
Other:
Native American Heritaqe Commission
California Historical Resources Information Systems (CHRIS) Response on proposed proiect dated October 31, 2023
Geotechnical Investigation for the Proposed Senior Housing Apartments 98 Kip Drive from Rock Solid Enqineering Inc., dated Auqust 29, 2022 Source
Number
A1
A2
A3
A4
A5
A6
A7
AS
A9
F1
F2
G1
M1
N1
01 02
03 Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
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 El R or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project.
NOTHING FURTHER IS REQUIRED.
Prepared by: a~
Courtney Grossman
Planning Manager
Attachments:
1. Vicinity Map for 98 Kip Drive
2. General Plan Amendment Map for 98 Kip Drive
3. Rezone Map for 98 Kip Drive
Dated: / /io/z7'
Initial Study -St. George's Senior Apartments -98 Kip Drive City of Salinas -Community Development Department
4. Proposed Site Plan (Sheet A 1.1)
5. Proposed Floor Plans (Sheet A2.1)
6. Enlarged Plans (Sheet A2.2)
7. Elevations (Sheet A3.1)
8. Building Sections (Sheet A4.1)
9. Site Details (Sheet A8.1)
10. Civil Cover Sheet (C0.1)
11. Civil Overall Site Plan (Sheet C1 .0)
12. Civil Grading, Drainage, and Utility Plan (Sheet C 1.1)
13. Civil Grading, Drainage, and Utility Plan (Sheet C1.2)
14. Civil Temporary Erosion and Sediment Control Plan (Sheet C2.1)
15. Stormwater Control Plan (Sheet C3.1)
16. Landscape Plan (Sheet L 1. 0)
17. Planting Plan (Sheet L-2.0)
18. Plant Images (Sheet L-2.1)
19. Hydrozone Map Water Use Calculations (Sheet L-3.0)
20. Conceptual Vesting Tentative Parcel map dated June 26, 2023
21. Engineer's Report for CUP 2022-059 and RZ 2023-001 dated August 28, 2023
22. Engineer's Report for RS 2022-006 dated August 28, 2023
23. California Historical Resources Information Systems (CHRIS) Response dated October 31, 2023
24. Comment letter from the Santa Ynez Band of Chumash Indians dated June 23, 2023
25. Affordable Housing Plan -St. George's Senior Apartments dated July 13, 2023
26. Mitigation Monitoring and Reporting Program
27. Density Bonus, Concession & Waiver Request dated July 26, 2023
28. Geotechnical Investigation for the Proposed Senior Housing Apartments 98 Kip Drive from Rock Solid Engineering Inc., dated August 29, 2022
29. Facilities Traffic Management Plan for 98 Kip Drive -GPA 2023-001, RZ 2023-001, CUP 2022- 059, RS 2022-006, and MM 2022-019
l:\ComDev\Planning Share Space\98 Kip Dr\ER 2023-004\ER 2023-004 Initial Study.doc North Vicinity Map
GENERAL PLAN AMENDMENT 2023-
001, REZONE 2023-001, CONDITIONAL
USE PERMIT 2022-059,
RESUBDIVISION 2022-006
98 Kip Drive
f:\ComDev\Pfanning Share Space\98 Kip Dr\98 Kip Drive Vicinity Map.docx iI
North General Plan
Amendment Map
~
Change the General Plan
designation of a 0.85-acre
portion of 98 Kip Drive
from "Public/Semipublic"
to "Residential High
General Plan Amendment 2023-001
(Related to Rezone 2023-001)
Project Description: Change the General Plan designation of a 0.85-acre portion of 98 Kip Drive (APN: 261-661-011-000) from "Public/Semipublic" to "Residential High Density". l:\ComDev\Planning Share Space\98 Kip Dr\GPA 2023-001 GPA map.doc if
North Rezoning Map
-:r:L_~---
Rezone a 0.85--acre portion
of 98 Kip Drive from ...
1.:-"Public/Semipublic" (PS} t
~ "Residential High Density'
-H-2.1}
L
REZONE 2023-001
~
(Related to General Plan Amendment 2023-001)
Project Description: Change the zoning of a 0.85-acre portion of 98 Kip Drive (APN: 261-661-011-000) from Public/Semipublic (PS) to Residential High Density (R-H-2.1 ).
l:\ComDev\Planning Share Space\98 Kip Dr\RZ 2023-001 Rezone Map.doc R-L-5.5 J}~ RESl~OCNS!TY
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PROJECT DATA PARCEL A
(tJDUII..Ol>IOAAU.S:
E.Al.VINORIV[
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EXtITIN0CtlVRCHAN01..$1ORVHOUSEw / OET~ED
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APN.:2:61-861-011
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APN:261-661-012-000
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RBIC£Nw..LHIC.t<DENSITY
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APN:281-J74-00"
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3RD FLOOR PLAN
11 UNITS
3RD FLOOR UNJTS
UNITNO. AREA
'"
603SF
,02 603SF
'"
687SF
'°'
603SF
"'
603SF
"'
603SF
"'
803SF
308 616SF
"'
603SF
310 603SF
"'
603SF
TOTAL 6,730SF
TH!S DOES NOT INCLUDE
UNIT DECK (47 SF)
3RD FLOOR
USE I AREA
APARTMENT Including j 7,247 SF
decks(517sf)
STORAGE I 57 SF
CIRCULATION (hal!1:, I 1649 SF
elevator,)
TOTAL I 6,953 SF
-:'.•
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2ND FLOOR PLAN
14 UNITS
2ND FLOOR UNITS
UNIT NO. AREA
2<'1 603SF
202 612SF
203 603SF
204 603SF
205 603SF
200 667SF
20, 603SF
206 603SF
209 603SF
2'0 603SF
211 616SF
2.12 603SF
213 603SF
214 603SF
TOTAL 6,546SF
THIS DOES NOT INCLUDE
UNIT DECK (47 SF)
2ND FLOOR
USE I AREA
APARTMENT Including I 9,206 SF
decks(656sl)
STORAGE I 57 SF
C1RCULATlON (ho.lls, j 1883SF
eleva!or,)
TOTAL I 11,146SF
1 ST FLOOR PLAN
11 UNITS
1ST FLOOR UNITS
UNITNO. AREA
'"
603SF
603SF
603SF
'°'
603SF
"'
603SF
"'
649SF
,01 60JSF
"'
603SF
"'
603SF
'"
603SF
616SF
TOTAL 6.692.SF
THIS DOES NOT INCLUDE
UNIT PATlO (47 SF)
1ST FLOOR
USE I AREA
APARTMENT Including j 7,209 SF
p,illos(517:.f}
LAUNDRY j 205 SF
COMM, RM lne!udlng offK:e& 1735 SF
UTILITY 226SF
CIRCULATION (h/UI~. I 2155 SF
olovator,moeh.roomJ
-mASH ENCLOSURE I 332 SF
ELECTRICAL 155SF
TOTAL 12,019SF
ffi PROPOSED FLOOR PLANS 36 UNITS :~~ ,l
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LEGEND
DRAINAGE MANAGEMENT AREA (OMA)
NEW IMPERVIOUS AREA
REPLACED IMPERVIOUS AREA
NEW PERVIOUS AREA (REMO\iUl
IMPERVIOUS AREA)
REPLACED PERVIOUS AREA
EXISTING IMPERVIOUS AREA TO REMAIN
EXISTING PERVIOUS AREA TO REMAIN
STORM WATER CONTROL MEASURE
(SCM) (REPLACED PERVIOUS AREA)
SELf- iREATING AREA (STA)
SELF-RETAINING AREA (SRA)
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SIGHT VISIBILITY TRIANGL ES:
Within this area , nothing shall be erected, placed, planted, or allowed to grow exceeding three feet in height with the exception of trees with canopies no lower than six feel
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SET ON CONCRETE PAD
BRICK COLOR AND SlYLE TBS
18M WOE NATURAL GRAY CONCRETE
BANDS VVITH MEDIUM BROOM FINISH
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MANUFACTURER AND STYLE TBS
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REVISIONS
LANDSCAPE PLAN
JOB NO. 202218
SCALE as noted
DRAWN MA SHEET
CHECK
DATE s.,4.2023 L-1.0
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TREES
Arbutus x 'Marina'
Marina Strawberry Tree Standard
TREES
SHRUBS
Arctostaphylos hooker! 'Monterey Carpet'
Monterey Carpet Hooker's Manzanita
SHRUBS
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PaclficWaxMyrtle
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Citrus x limon 'Improved Meyer' Citrus x slnens!s 'Dwarf Washington' lagerstroemia lndica x fauriel 'Muskogee' Lagerstroemla lndica x fauriel 'Zunl' Improved Meyer Lemon Dwarf Washington Navel Orange Muskogee Crape Myrtle Zuni Crape Myrtle
VINES RETENTION BASIN
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Olea europaea
Olive Multi-Trunk
Prunus cerasifera 'Krauter Vesuvius'
Krauter Vesuvius Purple.leaf Plum
ORNAMENTAL GRASSES
Quercus agrifolla
Coast Live Oak
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Buxus x 'Green Mounta in'
Green Mounta in Boxwood
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Plttosporum tenu lfol!um 'Marjorie Channon'
Marjo rie Channon Ta'Nhlwhi
Bougalnvlllea X 'Oh My My'
Oh My My Bougainvillea
Trachetospermum Jasmlnol des
Chinese Star Jasmine
Juncus patens
Callfornla Gray Rush
lomandra long !folia Platinum Beauty
Variegated Mat Rush
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Greenlee Moor Grass
Ceanothus marltimus ·valley Vlolef
Maritime Ceanothus
Clstus salv ilfolius 'Prostratus·
Sageleaf Rockrose
Correa x ·carmine Bens·
Carm ine Bells Aust ral!an Fuchs ia
Loropetalum chinense rubrum 'Plum Delight'
Purple Lear Fringe Flower
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Cream de Mint Mock Orange
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Morn ing Ugh! Coast Rosemary
PERENNIALS
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REVISIONS
PLANT IMAGES
JOB NO. 202216
SCALE not to scale
DRAWN MA
CHECK
DA TE 8.14.2023
SHEET
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HYDROZONE MAP LEGEND
SYMBOL DESCRIPTION
DRIP LOW WATER USE
DRIP MODERATE WATER USE
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RETENTION BASIN MODERATE WATER USE
TOTAL LANDSCAPE AREA
QTY
9 ,586 s.f.
1,503 s.f.
412 s.f.
11,501 s.f.
MAWA
M:iximum Applied Water Allowance Calculations for New and RehDbllilated Residential Ulndscapes Messng c s and W::amings
Click on the blue cell on right to Pick City Name
ETo of City from Appendix A
Total Land:;cape Area
ResultG:
{ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]
MAWA c;.i]culation incorporating Effective Precipitation (Optional) PrecipitaUon(Optional)
ETo of City from Appendix A
Tot3IL:lndscapeAiea
Special landscape Area
Enter Effective PredpitaUon
Results:
MAWA• [(ETo • Epp!) x (0.52)]x !(0.5Sx LA) + ((t.0-0.55) x: SLA)] Salim:is
ETWU
E:;tim3ted Total W::ater U,e
Name of City
39.10ETo (Inches/year)
4120ve rhcad Landscape Area (ft2)
11,D89Drlp Landscape Area (ft2)
OSLA{ft2)
11.501.00
Gallons
Cubic Feet
HCF
Acr~ feet
Millions of Gallon s
39.10ETo(lnches/year)
11.so1.00LA(ft2J
O.OOSLA(tt2)
14Tol 3[ 3nnual preclpiti:itlon ~nches/ye3r)
3.SOEppl (in/yr)(25% of total annual preclpllaUon)
139,604 .89Gallons
18,662 .52Cub lc Feet
186.63HCF
0.43Acre-fect
0.14Mil!lonso!Gallons
Equ.:ition: ETWU • ETo x 0.62 x [((PF x HA)/IE) + SLAJ: Com:!dering precipitation ETWA =(ETo-Eppt) x0.62:x !((PF x HA)/IE) +SLA] Messages and Warnings
!rrig:ition Efficiency Ot!!.:,u!t V.i lue for overhead 0.75 and drip 0.81.
PlantW aterU:.eType
Very Low
low
M~ium
High
SLA
Select System
From the
Dropdown List PlantW:llerU5'1
Pl.int F.ictor
0 - 0.1
0.2 - 0.3
0.-4 - 0.6
0.7 - 1.0
HydrozoneArea Irrigation
click on cell Type(s)(low, Plant F3ctor {HA) (ft2) W1lhou! Efficiency Hydrozone
Zone 1
Zone2
Zone 3
Results
MAWAa
below medium.high) (PF) SLA
Drip Low 0.30 9,586
Drip Medium 0.50 1.503
OverheadSpray Medium 0,60 412
SLA 0
Sum 11,50 1
139,605 ETvVIJ11 106,107GaUom;.
14,184CubicFcet
142HCF
OAcf~fect
OMilllons of Gallons
(IE)
0.81 0,81
0.75 (PF x HA (ft2))/IE
3.550
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.& 8.14.23 I additional planting
HYDROZO NE MAP
WATER USE
CALCULAT IONS
JOB NO. 202218
SCALE 1/16 = 1' - D"
DRAWN MA SHEET
CHECK
DATE 8.14.2023 L-3.0
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E. ALVIN DRIVE. SAUNAS, CA
LEGEND
---100--- ----x---- FENCE
SIGN
EXISTING EASEMENT NOTES:
EASEMENTS OF RECORD AS IDENTIFIED IN PRELIMINARY mLE REPORT PREPARED BY FIRST AMERICAN TITLE COMPANY, ORDER NO. 4408-5877183, DATED OCTOBER 4, 2022, EXCEPTIONS AND EXCLUSIONS: 2. lHIS MAP PORTRAYS THE SITE AT THE TIME OF THE SURVEY AND DOES NOT
SHOW SOILS OR GEOLOGY INFORMATION, UNDERGROUND CONDITIONS, EASEMENTS,
ZONING OR REGULA TORY INFORMATION OR ANY OTHER ITEMS NOT SPECIFICALLY REQUESTED BY THE CLIENT.
GROUND CONTOUR
SUBJECT PROPERTY LINE
PROPOSED PROPERTY LINE
ADJACENT PROPERTY LINE
CONTROL POINT
BENCHMARK
---OH---
--- E---
OVERHEAD UTILITY LINE(S)
UNDERGROUND ELECTRIC LINE
EXCEPTIONS 1. THROUGH 4. NOT EASEMENT INTERESTS
5. EASEMENTS OVER EXISTING ROADS, PIPELINES - NONE KNOWN, EXCEPT AS SHOWN
6. POLE LINE EASEMENT - SUBSEQUENTLY QUITCLAIMED & NOT PLOTT ABLE
7. NOT AN EASEMENT INTEREST 3. BOUNDARY LOCATIONS SHOWN HEREON WERE DETERMINED W'!1H THE BENEFIT OF A FJELD SURVEY SUPPLEMENTED BY RECORD DATA. ALL BOUNDARY SHOWN IS FROM RECORD DATA. THIS TOPOGRAPHY DOES NOT CONSTITUTE A BOUNDARY SURVEY. THERE MAY BE EASEMENTS OR OlHER RIGHTS, RECORDED OR
UNRECORDED, AFFECTING THE SUBJECT PROPERTY WHICH ARE NOT SHOWN HEREON.
&100
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@
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8. PG&E EASEMENT - NOT PLOTTABLE
9. NOT AN EASEMENT INTEREST
10. PG&E EASEMENT - SUBSEQUENTLY QUITCLAIMED & NOT PLOTT ABLE FOUND IRON PIPE, AS NOTED [Ji) (_~)
11. PGt..E EASEMENT - SUBSEOUENTL Y QUITCLAIMED & NOT PLOTT ABLE
12. TELEPHONE EASEMENT - SUBSEQUENTLY QUITCLAIMED & NOT PLOTT ABLE
13. THROUGH 19. NOT EASEMENT INTERESTS
4. DISTANCES ANO DIMENSIONS SHOWN ARE EXPRESSED IN FEET AND DECIMALS THEREOF, UNLESS OTHERW'!SE NOTED. + 926.30 SPOT GRADE
TREE
- -- ----s-
STORM DRAIN/SEWER MANHOLE
UNDERGROUND GAS LINE
SANITARY SEWER ( GRAVI TY)
LIGHT, ELECTROUER 5. LOCAL BENCHMARK: r REBAR & CAP DESIGNATED PT. #200 ELEVATION: 93.B8° (NAV088)
ELEVATIONS SHO'MJ HEREON WERE ESTABLISHED THROUGH STATIC GPS OBSERVATIONS AND THE USE OF THE NATIONAL GEODETIC SURVEYS ONLINE POSITIONING USER SERVlCE (OPUS).
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SCALE: 1" - 2000'
PROJECT DATA
=--= E. ALVlN DRIVE
SAUNAS, CA 93906
APN 261-661-011 - 000
I /DI IIX PROYIOEBS·
STORM DRAINAGE CITY OF SALINAS
SANITARY SEWER CITY OF SALINAS
WATER CAL WATER
GAS/ELECTRIC PG&E
TELEPHONE COMCAST
ZONING:
GENERAL PLAN LANO USE:
PARCEL k
PARCEL 8:
TOTAL ACREACE:
R-H-2.1
(RESIDENTIAL HICH DENSITY}
RESIDENTIAL
1.45 AC
QJl5...6C.
2.30 AC
OWNER/SUBDIVIDER
ST. GEORGE EPISCOPAL CHURCH
98 KIP DRIVE.
SAUNAS, CA 93906
ATTN: (831) 4-49-6709
GEOJfCHN!CA! ENGINFfR·
ROCK SOLID ENGINEERING, INC
1100 MAIN STREET. SUITE A
WATSONVlLLE, CA 95076
831 -72 4-5868
omcECROCKSOUDENCINEERS.COM
CIVIi ENGINFfB /Sl/BYfYOB·
~ ITSON ENCINEERS
6 HARRIS COURT
MONTEREY. CA 93940
831-6-49-5225
RICHARD P. WEBER. LS f: 8002
VESTING TENTATIVE PARCEL MAP
CHISPA - ST GEORGE'S
A SUBDIVISION OF A 2.3OAC PARCEL 1, BOOK 11 OF PARCEL
MAPS, AT PAGE 224 IN THE CITY OF SAUNAS, COUNTY OF
MONTEREY, STATE OF CALIFORNIA
PREPARED BY:
Whitson ENGINEERS
6 Harris Court, Monl~rey , Caritomla
831.649..5225 whltsonengineers.com
Civil Engineering + Land Surveying
06/26/2023 JOB NO. 4546.DD
SHEET 1 OF 1
~ r ~----f--"7-1 City of Salinas
~i-~~ DEVELOPMENT ENGINEERING (PW) • 65 West Alisal Street• Salinas, California SALi NAs---------------
Phone: (831) 758-7251 • www.cityofsalinas.org HlCll IN LAND I lllCll IN VALUBS
ENGINEERING REVIEW
PURPOSE: CUP2022-059/RZ2023-001
LOCATION: 98 Kip Drive
APPLICANT: CHISPA
ENGINEER: Whitson Engineers
DATE: 8/28/2023
PLANNER: Thomas Whiles
REVIEWER: Adriana Robles, PE, CFM
City Engineer
DEVELOPMENT PROPOSAL: New three-story multifamily facility with 38-unit senior rental units and one manager's office on 37,160 sf vacant area of an existing lot (APN 261-661-011).
RECOMMENDATION: Approve with Conditions
SWDS THRESHOLD: PR-01 though PR-04
NPDES CATEGORY: Low Priority
DEVELOPMENT REVIEW: Development Review Submittal prepared by The Paul Davis Partnership and Whitson Engineers dated June 27, 2023
FEES DUE:
NPDES Development Review Fee -In accordance with the City Council approved Schedule of Fees and Charges, a fee of $3890.50 shall be assessed for review of the preliminary stormwater control plan and NPDES requirements. A portion of this fee ($1,737.73) is outstanding and shall be paid prior to approval of the development permit.
DEVELOPMENT IMPACT FEES:
Development Impact Fees -Development impact fees will be assessed for the development. Fees are assessed with the building permit and due prior certificate of occupancy. Pursuant to Salinas Municipal Code Section 9-44(h), governmentally assisted low-income housing unit may be exempt from cettain development impact fees with City Council approval. Development impact fees are currently estimated at $348,066.33. See attached worksheet.
Notice: The Conditions of Approval for this Site Plan Review include certain fees and development requirements.
Pursuant to Government Code Section 66020 (d)(I), 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 bal'l'edji·om challenging such fees and/or requirements at a later date.
CONDITIONS OF APPROVAL (Prior to issuance of a building permit)
1. Boundary -A minor subdivision shall be recorded in accordance with Article 6 of Chapter 31 of the Salinas Municipal Code.
98 Kip Drive -CUP2022-059 COA2
2. Easements Applicant shall record emergency access easements and utility easements, as needed, with the County of Monterey. Emergency access and utility easement may be incorporated as part of the Parcel Map.
3. Addressing -Applicant shall provide a completed address change/assignment application and exhibits for processing.
4. Grading & Drainage Plan -Applicant shall provide sawcut limits, grades, and slopes for curb extensions on the adjacent parcel.
5. Utility Plan-Applicant shall provide grate, invert, pipe size and slope on all proposed pipes.
Provide details for diverter weir and underground chambers.
6. SWDS/NPDES Compliance -A Stormwater Quality (SWQ) Permit shall be required prior to any land disturbance.
7. SWDS Compliance -Efforts shall be made to mitigate DMA 4. At a minimum, provide curb openings to drain area into the landscape planters.
8. SWDS Compliance -Applicant shall perform infiltration testing at the depth of the proposed chambers to confirm design assumptions.
9. SWDS Compliance -Provide clear calculations that demonstrate how the 2200-cf retention volume is reached if the outflowing pipe is set 0.5-ft above the pipe to the chambers at the weir.
10. SWDS Compliance -Operation and Maintenance Plan shall also include cleaning of inlets and area drains.
11. NPDES Compliance -Applicant shall add inlet protection to all downstream inlets along E Alvin Dr and Kip Dr.
12. Off site Improvements All off site improvements shall be made in accordance with City of Salinas Standards.
13. Offsite Improvements -Applicant shall remove existing ADA ramp, crosswalk, and rectangular rapid flashing beacons (RRFB) and signs at E Alvin Dr on the west side of the E Alvin Dr/Solano Way intersection and remove the yield lines roadway markings. A new ADA-compliant ramp and triple-four crosswalk shall be installed on the east side of the intersection along with new yield lines on either side, signage and RRFB, and impacted roadway markings. Crosswalk and ramp shall be perpendicular to the existing east side ramp. Relocation of the crosswalk has been approved by Salinas City Council via Resolution 22753 (attached).
14. Offsite Improvements -Applicant shall slurry seal area of stripe removal and any trenches (5-ft beyond clean sawcut lines) along E Alvin Dr.
15. Offsite Improvements -Applicant shall paint red curbs from the driveway to the projected intersection of the visibility triangle with the curb.
16. Offsite Improvements -A minimum 4-ft wide ADA-compliant sidewalk is required at all driveways. Applicant shall confirm compliance for all driveway including the driveway at Kip Dr.
Applicant shall reconstruct any non-compliance driveway.
17. Off site Improvements -Identify any sidewalk damage that may cause someone to trip and fall on the sidewalk along your frontage. In accordance with Council Resolution No. 4926 and State Code 5610, maintenance of the sidewalk is the responsibility of the property owner.
18. Off site Improvements-Per City Standards, street trees are required at a maximum of 60-ft spacing I' a g C 12
Z:\ENGINEER!NG PW\P/an ReviewVavier\Pla1111i11g\98 Kip Dr -CUP2022-059\98 Kip Drive -CUP2022-059 COA2.docx 98 Kip Drive -CUP2022-059 COA2
based on street frontage. For this property a minimum of three (3) trees are required. If the existing improvements or the site cannot accommodate three street trees, the applicant shall pay the street tree impact fee in lieu of the street tree installation.
19. Offsite Improvements -Any construction, reconstruction, or closure of the right of way shall require an encroachment permit.
20. Offsite Improvements -Consistent with state law, applicant shall be responsible for maintenance and watering of the parkway plantings.
I' age 13
Z:\ENGJNEERJNG PW\P/a11 ReviewVavier\P/a1111i11g\98 Kip Dr -CUP2022-059\98 Kip Drive -CUP2022-059 COA2.docx DEVELOPMENT FEES (By Unit Size)
RESIDENTIAL UNITS (2023-2024}
Address: 98 Kip Dr Permit#: Estimate Only
No. of Units Demolished: 0 No. of Proposed Units: 36
No. of Proposed Bedrooms: 36 Type of Unit Proposed: Multi Family Residence No. of Bedrooms Demolished: 0 Type of Unit Demolished: Single Family Residence
1. STREET TREE FEE 2304.00.0000-56.5110
149 Street Frontage (LF} multiplier (per 60' frontage): $ 1,013.20 TOTAL STREET TREE FEE DUE: $ 1,013.20
2. PUBLIC UTILITY IMPACT FEE
Total No. Bedroom Credit: 0
Net Bedrooms: 36
Fee Per Bedroom: $ 633.00
TOTAL SANITARY SEWER FEE DUE: $ 22,788.00 2301.00.0000-56.5120 Fee Per Bedroom: $ 678.00
TOTAL STORM DRAIN FEE DUE (Do Not Assess For Mixed Use): $ 24,408.00 2301.00.0000-56.5130
3. TRAFFIC IMPACT FEE
7 Trip Rate Per Proposed Unit(s) Total Proposed Trips: 252 0 Trip Credits Net Trips: 252 Location:
Fee Per Trip: $ 451.00 Existing City Streets
TOTAL TRAFFIC IMPACT FEE DUE: $ 113,652.00 2306.00.0000-56.5150
4. REGIONAL DEVELOPMENT IMPACT FEE Per attached TAMC worksheet.
Fee assessed by the Transportation Agency for Monterey County $ 28,777.13 8809.81.815 7-57 .8640
5. PUBLIC FACILITIES IMPACT FEES
SENIOR UNIT FEE SCHEDULE
Bedrooms Unit Size No. Units Fire Police Library Recreation Parks 1 603 36 $ 4,932.00 $ 27,324.00 $ 19,440.00 $ 10,764.00 $ 94,968.00 2 $ -$ -$ -$ -$ -
3 $ -$ -$ -$ -$ -
4 $ -$ -$ -$ -$ -
5 $ -$ -$ -$ -$ -
6 $ -$ -$ -$ -$ -
GOOD Subtotal: $ 4,932.00 $ 27,324.00 $ 19,440.00 $ 10,764.00 $ 94,968.00 Credits by Unit/Bedroom:
PUBLIC FACILITIES IMPACT FEES DUE: $ 4,932.00 $ 27,324.00 $ 19,440.00 $ 10,764.00 $ 94,968.00 TOTAL DEVELOPMENT FEES DUE: $ ' . 348,066.33
Effective: July 1, 2022 Valid through: June 30, 2023
Estimate prepared by: AR
Z:IENGINEERING PW\Plan Review\Javier\Survey\98 Kip Dr -RS2022-006\98 KIP DIF Estimate 230810 Regional Development Impact Fees
Fee Calculation Worksheet
Last updated July 1, 2022
Project Name:
Select the Benefit Zone:
Select the Agency:
Select the Land Use Type:
1 Senior Housing
2 3
4 5
Date:
GREATER SALINAS
City of Salinas
Fee Schedule Enter the# of Units
$1,469.49 36
$0.00
$0.00
$0.00
$0.00
-------
Calculate by Fee per Trip (Only use for appeals) $396._! ______ _.
Subtotal:
Apply discount: 45.60%
Apply credits:
Total Regional Fee:
Fees
$52,901.62
$0.00
$0.00
$0.00
$0.00
$0.00
$52,901.62
$24,124.50
$0.00
$28,777.13
City of Salinas
DEVELOPMENT ENGINEERING (PW) • 65 West Alisal Street• Salinas, California SALi NAs----------------
n,cu IN LAND I IIICll IN VALUES Phone: (831) 758-7251 • www.cityofsalinas.org PURPOSE: RS2022-006 '_
LOCATION: 98 Kip Dr.
APPLICANT: CHISPA Inc.
SURVEYOR: Whitson Engineers
MAP REVIEW
DATE: 8/28/2023
PLANNER: Tom Wiles
REVIEWER: Adriana Robles, PE, CFM
City Engineer
PROPOSAL: Vesting Tentative Map (APN 261-661-011) for a minor subdivision of a 2.30 ac partially occupied parcel into two parcels (1.45 ac and 0.85 ac ). Development wi II separate the developed area to create an undeveloped parcel.
SUBMITTAL REVIEWED:
• Vesting Tentative Map dated 6/26/2023
• Prelimina,y Title Report, First American Title Company, Order No. dated October 4, 2022 RECOMMENDATION: Approved with Conditions
FINDINGS:
The Tentative Map has been reviewed for technical accuracy and found compliant with the Subdivision Ordinance (SMC §31-502).
CONDITIONS OF APPROVAL
I. Parcel Map shall be clear and consistent with Chapter 31, Article 6 of the Salinas Municipal Code.
2. Once the Parcel Map is approved, the applicant shall provide a CAD file of the new lot configuration. The file shall hold a horizontal datum ofNAD83, California Coordinate System, Zone 4.
3. Applicant shall remove and relocate the existing rectangular rapid flashing beacons (RRFB), crosswalk, ADA curb ramps and associated curb markings.
4. Applicant shall make any required offsite improvements to sidewalks, trees and driveway aprons needed.
CITY OF SALINAS
Jf!:::;,t,~
City Engineer
Z:\ENG!NEER!NG PW\Plan ReviewVavier\Sun•ey\98 Kip Dr -RS2022-006\RS2022-006 98 Kip Drive.
CALIFORNIA
HISTORICAL
RESOURCES
INFORMATION
SYSTEM
October 31, 2023
Tom Wiles, Senior Planner
City of Salinas
Community Development Department
65 W. Alisal Street, 2nd Floor
Salinas, CA 93901
ALAMEDA
COLUSA
CONTRA COSTA
DEL NORTE
I IUMBOLDT SAN FRANCISCO
LAKE SAN MATEO
MARIN SANTA CLARA
MENDOCINO SANTA CRUZ
MONTEREY SOLANO
NAPA SON0~1A
SAN llENITO YOLO
Northwest Information Center
Sonoma State University
1400 Valley I louse Drive, Suite 210
Rohnert Park, California 94928-3609
Tel: 707.588.8455
[email protected]
https://nwic.sonoma.edu
File No.: 23-0542
re: GPA 2023-001; RZ 2023-001 / APN 261-661-011 at 98 Kip Drive/ CHISPA, Inc.
Dear Tom Wiles
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:
A General Plan Amendment to create a lot for an affordable housing project with a zoning designation of R-H-
2.1. Previous Studies:
XX This office has no record of any previous cultural resource field survey for the proposed project area conducted by a professional archaeologist or architectural historian (see recommendation below).
Archaeological and Native American Resources Recommendations:
XX The proposed project area has the possibility of containing unrecorded archaeological site(s). A field study by a qualified professional archaeologist is recommended prior to commencement of project activities . .2QL We recommend that the 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.
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 r_esource 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 OHP's regulatory authority under federal 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 htt : www.chrisinfo.or . If archaeological resources are encountered during the project, work in the imme iate vicinity o t e in s 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. :=_incerely, /
i5rl:._-.
Bryan,Much
Coordinator
ai\
~
SANTA YNEZ CHUMASH
TRIOAI. F.LnER'S COUNCIi,
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June 23, 2023
City of Salinas
Santa Ynez Band of Chumash Indians
Tribal Elders' Council
P.O. Box517♦ Santa Ynez ♦CA ♦93460
Phone: (805)688-7997 ♦ Fa:i:: (805)688-9578 ♦
Community Development Department
65 W. Alisa! Street
Salinas, CA 93901
Att.: Thomas Wiles, Senior Planner
Re: General Plan Amendment 2023-001, Rezone 2023-001, Conditional Use Permit 2022-59 Resubdivison 2022-006, and Minor Modification 2022-019 Located at 98 Kip Drive in the Public/Semipublic Zoning District
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
cmendoza@ch u mash .gov
DocuSign Envelope ID: EAD18DC3-E427-4C00-93DA-795FDF97785A City of Salinas
COMMUNITY DEVELOPMENT DEPARTMENT
SALINAS
RICH IN LAND 1 fllCH IN VALUES
65 W. Alisal Street, 2nd Floor• Salinas, California 93901 (831) 758-7387 • (831) 775-4258 (Fax)• www.ci.salinas.ca.us Affordable Housing Plan
Date of Plan Approval:
Project Description:
Entitlement App. Date:
Project Address:
Project APN:
Owner(s):
Developer(s)/lnvestor(s):
Project Link To:
St. George's Senior Apartments
98 Kip Drive, Salinas, CA 93906
July 13, 2023
New construction, 36-unit,senior rental apartment development.
The St. George's Senior Apartments development will be located at 98 Kip Drive, corner of E. Alvin Drive. Salinas, CA 93906. The proposed structure will be three stories. The building will consist of 36 one-bedroom units. One unit will be reserved for the onsite property manager. The development will have 31 parking spaces, including two accessible (ADA) spaces. The development includes a community room and a manager's office. The site is .85 acres and is to be subdivided from the existing parcel containing the church and single-family home. All units will be 653 square foot one bedroom-apartments (including a 49 sq. ft. patio/deck). Units will include a full bathroom (roll-in shower, accessible sink, and toilet), full kitchen, living room, bedroom, balcony or deck, and outdoor storage. Green features: all-electric building with solar panels on the roof., dual pane low-e vinyl windows, energy efficient light fixtures and appliances, low flow plumbing fixtures including dual flush toilets, high R-value formaldehyde free insulation, and a drought tolerant landscaping plan.
11/02/2022
98 Kip Drive, Salinas, CA 93906
261-661-011-000 (Lot to be split)
Rector Wardens and Vestrymen of St. George's Parish
CHISPA, Inc.
295 Main Street, Suite 100
Salinas, CA 93901
CUP 2022-059
DocuSign Envelope ID: EAD18DC3-E427-4C00-93DA-795FDF977B5A Affordability Restriction: 55 years (Density Bonus)
lnclusionary Option: N/A (100% affordable housing projects are exempt from the lnclusionary Housing Program)
lnclusionary Restricted N/A
Units:
lnclusionary
Restricted Unit Mix: NIA
Density Bonus Request: Yes. 100% Density Bonus with 97% of the base zoning units in the development restricted to Low and/or Very-low Income
households.
Density Bonus Restricted
Units: 35 Units
Density Bonus
Restricted Unit Mix:
Density Bonus
Concessions Requested:
Other Affordable
Alternative:
Project Units:
2 3
32 Very Low-Income Units (30%-50% AMI)
Low-Income Units (80% AMI & below)
1. Open Space
2. Density
3. Parking (31 spaces for 36 units)
N/A
The table below shows the unit distribution on the project.
NUMBER BED-UNIT
UNIT TYPE OF ROOMS SQUARE
UNITS FOOTAGE
Very Low Income 653
3 1 (including (30-50% AMI) balcony)
Low Income 653
(50-80% AMI) 32 1 (including
balcony)
Non-Restricted 653
1 1 (including (Manager's Unit) balcony)
TOTAL 36
% OF
TOTAL
UNITS
8%
89%
3%
DocuSign Envelope ID: EAD18DC3-E427-4C00-93OA-795FDF977B5A Unit Placement:
Follow-up Items:
Units offered under the Density Bonus shall represent an equitable distribution of unit types and bedroom mix in comparison to the overall development.
Items to be completed prior to issuance of the Building Permit:
• amended Affordable Housing Plan (only if the project's unit count or composition changes)
• Affordable Housing Agreement (Recorded Covenant)
Items to be completed prior to issuance of the final Certificate of Occupancy (CO):
• Marketing Plan
• Management Plan
• Unit Income and Rent Limits (per the lnclusionary Housing Density Bonus Program)
lJDocuSlgned by:
~~ag::;;
4 :'; 7/13/2023 I 2:08 PM PDT
Joan Dresser Date
Rector Wardens and Vestrymen
of St. George's Parish (Owner)
Dana Cleary, Director of Real Estate Development
CHISPA, Inc. (Developer)
G
DocuSlgned by:
~J., P~wuL
D07AB3E93D49464
Rod Powell, Acting Assistant Director
Community Development Department
3 Date
7/18/2023 I 9:07 PM PDT
Date
ST. GEORGE'S SENIOR APARTMENTS
MITIGATION MONITORING AND REPORTING PROGRAM
98 KIP DRIVE
(General Plan Amendment 2023-001, Rezone 2023-001, Conditional Use Permit 2022-059, Resubdivision 2022-006, and Minor Modification 2022-019) Mitigation Nature of Result after Party Party Timing for Number Mitigation Mitigation Responsible Responsible for Implementation for Monitoring:
Implementing Method to
Confirm
Implementation
CU-1 In the event that cultural materials are Ensure Applicant, or Public Works During Cultural encountered during development, all work protection of Successor m Department and construction Resources and shall cease until the find has been on-site cultural Interest. Community phase.
TCR-1 evaluated and mitigation measures put in resources. Development Tribal and place for the disposition and protection of Department.
Cultural any find pursuant to Public Resources
Resources Code Section 21083.2.
TR-1 Pay all applicable traffic impacts fees as Ensure that Applicant, or Public Works Prior to issuance Transportation determined by the City Engineer. potential traffic Successor m Department and of a building impacts are Interest. Community permit.
reduced to a Development
level of Department.
insignificance.
I:\ComDev\Planning Share Space\98 Kip Dr\ER 2023-004\ER 2023-004 Mitigation Monitoring and Reporting Program.docx