North Vicinity Map
26137 600
Project
Site
20137B800
105/
CONDITIONAL USE PERMIT 2022-059
98 Kip Drive
Exhibit A
/:ComDev/Planning Share Spacel98 Kip DrICUP 2022-059 Vicinity Map.docx
PROJECT DATA PARCEL A
•CATION:
SENTAL LONGENET
CHISPA
15245215039
ZONING: Senior Housing
Apartments
MACUECT DESCRIPTION:
E. ALVIN DRIVE
SALINAS, CA
ALVIN DR APN.: 261-651-011
NOR AREA RATIO TOTALSE
BUTLONG AREA 2327SP DES OF PARCEU
OT CONTRACE TOTAL SA.
LILONG FOOTPRIN 8.027 SF (10% OF PARCEU
PATIONO ARCA 22007 g5 THE
PASIONS LANOECUE AREA PAUL DAVIS
лишимими PARTNERSHIP
PROJECT DATA PARCEL B ARCHITECTS & PLANNERS
TARTAN
PS (PUBUC I SEMPUBUO
COLD SANA
PACPOSED SITE AREA: 025 A 07 22 55
NO. OF STORES -STORES
BLOG. HEIGHT: VE= PROPOSED 4S FT MAX, ALLOWED
ACTARICA
36 UNITS
8:0° HIGH SOUND WA
PARCEL A
1.45 AC+ 85 AC+
32.110 S* (06% OF PANCEL
LOT COVERACE
BUILDING FOOTINT INC, PORCH 1201902% OF PARCEU
PARANO SENIOR HOUSING (1 PARKING SPACE PER UNIT RECLIREDI 3S P.S. REQUIRED
AND AREA 1001122
2A19SF BES OF PARKING AREA
20 FIRE LANE
VICINITY MAP
'E 6 HIGH WOOD FENCE • SEE HE PROPOSED
A 381-25-012-000 R-H-2.1 SITE PLAN
EXTERIOR PATH OF TRAVEL - -
Exhibit B
NING CURS AT LAST HORT AR
PROPOSED SITE PLAN
A1.1
CHISPA
Senior Housing
Apartments
301•1000
E. ALVIN ORIVE
SALINAS, CA
APN.: 281-681-011
ROOFTOP
THE
SRO FLOOR UNITS Am gone sir STRAORITE PAUL DAVIS
INIT NO UNIT NO. AREA PARTNERSHIP
603 SF 803 SF 603 SP ARCHITECTS & PLANNERS
600 SF
687 SF 503 SF
0oS SE
18 800 sF
e00 SF
00 SP c0s SE
000 SF 6OS SF
616 SF 616 SF
3,730 SF 005 SP
TO BASE BAT IN 603 SF THIS DDES NOT INCLUDE
UNIT DECK (47 SP) 214 603 SH UNIT PATIO (47 SF)
TOTAL сай Cn
THIS DOES NOT INCLUDE
A DECK (SE
ROOM
orang our: !
109 4
3RD FLOOR 2ND FLOOR 1ST FLOOR
USE
APARTMENT includina 7,247 SF APARTMENT including 9.208 SF APARTMENT 7,200 SF PROPOSED locks (317 st decks (859 st) pason (517 sh FLOOR PLANS
57 SF STORAGE 57 SF LAUNDRY 205 SF
3RD FLOOR PLAN 2ND FLOOR PLAN 1ST FLOOR PLAN 1735 SF
1648 SF CIRCULATION (hails, COMM, AM Including otice:
11 UNITS 228 SP
11 UNITS TOTAL 8,953 SF 14 UNITS TOTAL 11,146 SF 2155 SF Exhibit C TRASH ENCLOSURE" 332 SF
ELECTRICAL 155 SF
TOTAL 12,010 SF
PROPOSED FLOOR PLANS 36 UNITS
A2.1
Print / corer
CHISPA
Senior Housing
Apartments
SALIAS CAVEN
APN-361-81019
PAUL DAVIS
PARTNERSHIP
ARCHITECTS & PLANNERS
NATURAL LIGHT & VENT CALC.
ROONS,
UNING ONINGMTCHEN 23SF MN) 112056 | 2843F(N)
MECH
STAIRS g
UP KITCHEN
MAINTENANCE Orson Dri
Orang ora: !
mine wren
HALL LE RESTROOM COMMUNITY ROOM
22-107
LAUNDRY OFFICE COMPUTER AREA
Exhibit
ENLARGED PLANS
ENLARGED TYPICAL UNIT FLOOR PLAN, LAUNDRY, OFFICE, AND COMMUNITY ROOM A2.2
MATERIALS AND COLORS Praject / Onrer:
1. EXTEROR WALL: CHISPA
Senior Housing
• EXTIRIOR WALL: PAT COLOA-SW G130 PESTRANCO COLO)
Apartments
• EXTEROR WALL1 PANT COLOA SCERO PAMAC ED SE VCA
* WUTTOR, POSDOD FASCK " MN DAINE
PAINT COLCA - SW 0110 (ANTIQUE WHITE)
CANAS CAN
PANT COLCA , SW TAS RUSHNO RSER
320-0 9 THE
PAUL DAVIS
PARTNERSHIP
20-0 S ARCHITECTS & PLANNERS
ROT S
hn s
Wrin Date
20 E00
19T.8 0 IST ER4
NORTH ELEVATION SOUTH ELEVATION
SRONE S
ELEVATIONS
Exhibit I
20 0 4
IST FLR 4
WEST ELEVATION
ELEVATIONS A3.1
Mr / Care.
CHISPA
Senior Housing
Apartments
APN.: 261-601-011
PAUL DAVIS
PARTNERSHIP
ARCHITECTS & PLANNERS
POOF 1OP
PIRTUENT
1042
NOPLOCA A
MeRCORO
Drown Byi
howing Date 8/14/2022
CROSS SECTION торт мои
2) части во
• SOLAR PANTES
APARTMENT 10011
1050
Orox
ENORLOCA BUILDING
SECTIONS
10-00
COMMENTY ROCU APARTMENT
FAL FLOOR
LONGITUDINAL SECTION
A4.1
WiNt / Derer
CHISPA
Senior Housing
Apartments
AMIR N SUO RAN
COET POPENE TO REMAN
SALMN DRIVE
SANAS CA
SN PIDE TOP. ROTTOU & MED RAR
DN M101019
• FIN. CRACE
Y DRAN ROCH
6' HIGH FENCE THE
ICALE 12 = 1.0°
PAUL DAVIS
• HOENDANON MILE
PARTNERSHIP
ARCHITECTS & PLANNERS
SECTION BE
ISCENE
BulL i/opnileripotemliçcoo
TOP VIEW SECTION "C.
,PHOTO OF EXISTING FENCE
Orton Dyri
trajact Number
LANTER
PLAN VIEW
•SITE DETAILS
Exhibit G
eMire er71s
WALL ELEVATION
8' HIGH SOUND WALL TRASH ENCLOSURE A8.1
NOT TO SCALT
GENERAL GRADING AND DRAINAGE LEGEND ABBREVIATIONS SITE ADDRESS & APN ARCHITECT * STO CANE O TENTRE PIR DE PCRCANEO E CONFORUANCE NTN DE MROECT DROUND CONTOLR PRUS CR MINUS: APPROK IONTEREY, CA 23940 cuplauns puos
SUBJECT PROPERTY LINE SES OTIES
LA DOmEn ADUACDNT PROPIRTY LNC tL: (831) 373-2784
HOMCLAND BOUNDARY
CIVIL ENGINEER/SURVEYOR SEOTECHNICAL ENGINEER
PACNONT INT TON VERTICAL CURVE
CONTER LIE
CALTOBNA OGCUPABCRAL SAFETY AND HEALTH AGMINSTRATIVE COOC (CAL-OSMA) Ar00 CONTROL PONT TEL (831) 043-5225 TEL: (831) 724-5008 AUTOANIA C00E 4216 - PROTECTON CE UNDORCRCUND INFRASTRUCTUR BENCHMARK 150000 TALCEO KS OTH RPE ATAL PPC
• T IE URSIETCA MANAC AU SNORPAROS COCE (CGR TIL 24), MITH AVCNOUDITS APTED HONO DIE, UAU AS NOD → POUNDATON ERAA ENER AE LEAST FOE (4) BESIN DAYS PROR TO ANY GRAONG CE • tH-1 BORE HOLE / BORNG LOCATION
+ 223.30 290T CRASC
• 12° OAX
STUVP OR SNAC (DEAD)
E4 302391001
TAEE DRP LINE
DRANACE PATH
OREEX/NIVER FLCM
MATER SURFACE ELEVATON
rOW LN
EARTHWORK AND AREA ESTIMATES ARZA OF JOE OR CREATER SLOPE F = 1,100 CY
OVDRNCAD UTILITY UNE(S)
MANCID STT
ESTIVATEO ARCA CF SOL DISTURDANCE - 0.85 AG (37,100 SOFT) LNCERCRCUND ELECTRIC LNE SA NisTOnSSsYI '. SPOIS OF OP TR STEN A TICA CARNE TE PACPRTY OE DE CONTRACTER AO SULL BE Tusans CeLeNVI 2e Tusvans Sepayl CE TWISVINS CANNYI BASCO CN THE OFTERONOE BETACIN 12. SUBGRACE PREPARATION AND ENCNEERED FILL: O E SHMING ARAS 4-0 8+ uT UOHT, GLECTROLER
83 * a0 TS TRAMC SIONAL
C INE
• CV 6 IV COS TOL V EECATON
, 8. VICINITY MAP
STORV DRANI WANVOLE
SURVEY AND EXISTING CONDITIONS CIVIL SHEET INDEX
ці • STORU NDATE BIFT OVL COVER SHEET
TE SCE TE ANDIN A), REPAREO BY ANTSON NENITES BASTO ON A FELD SEVEY CONCUCTED 10-099-920 • DS O DOMOPOUT OVERALL SITE PLAN
YIE COADNA POANAOS ANO ITITY DIAN
DOWNSPOUT PPC SITE CRADIIC, DRANACE, AND UTLTY PLAN
SANITARY SEVER LNE (CRAMTY) TEMPORARY WATER POLLUTON CONTROL (FROSION AND SECIUENT CONTROL PLAN)
10. PL ONT GE AN ELENEE SHAL NEPECT ALL SUMACIS TO RECOVE FLL PRESR TO THE SANITARY SEVER FORCE MAN STORUWATER MANACEVENT PLAS '. BOSTIRE COMET OE, ME OUATE TO A AE OF SEN EL NE EOL N HOSE MORESS. F 0968 SANITARY SEVER MANHOLE 1A SUIERE APRONED A FRE OME EF CR ARNS BO N ETOTAN TR ECAERA (A IV) UARES • 5000 CLEANCUT
UNDEROROUNO FELIPHONE UNC
MATER LINC
o w
2. AUL DATORY CEROM NO STUNE CONTR FOR S SOL BE COUPACILO MIHN 2 PERCENT OF ME X PN POST INDICATOR VALVE 22 ON-SITE NON-ORCANE SCL, IS CEMERALLY AOGEPTABLE FOR USE AS ONGNCERCO FUL NATVE SOX. o roc NRE OEPARTVENT CONECTION neC MDRANT
+ на HOsE 88
Exhibit 21. SAPORTED SOL USED AS CONERAL ONONCERED FEL SHALL VOET THE FOLLOMNG REOURDMENTS: • IrP BACKFLOW PREVENTON DEVICE SOL SMALL BE FREE OF ORGANIC AND DELETEROUS MATEMALS. UTUTY VAJAT ğuğuzfyfsfsö.nz SOL SUL NOT CONTA ANY ROO OR CLOOS OVER 3 INDICS IN KAOVUM DMENGION
SP THE FLACON TRIE NATURE ANO HAVE SUMCENT ANES TO ALLOW FOR EICAVATIOI SOL SHELL HAVE AN DPANSON POTONAL NOT CREATER THAN LON (0CQU). • SOL DUALL HAVE A SCULELE SAFATE CONTONT LESS DIAN 150 PYN.
TABLE 1705,6 - REQUIRED SPECIAL INSPECTIONS AND TESTS OF SOILS COTONCA DIGNEER STATE MAT AL CRTNE REOD | CONTINUOUS PERICOIC NOTES * ESOT SU SE SENTEO PSR HO P NECTOR" LORENE RE BENEN EARN CANGIO ARATINE ARE ADEGLATE TO 2 OECET SON SHAL ER RANSO NETIT AERS RICAL OE PROA BED HAL ROUT APRCAED BY A AGHED PROFER AERE EXTENCEO TO PREPER DEPTH AND HAVE
BATERE CASEACAIN AND TESTING OF COMPACTEO FIL
BURNO PLACENEN AND COMPACTION OF COMPACTE FTL COVESSES DOH CN H BNT OF COMPACTED FILL, INSPECT SUBGRACE AND CO.1
SERSY THAT STENIO
NOT FOR CONSTRUCTION
10-199-192 NºV
SHBANIONS 11 TUVans 0N0071
CUnFO iAAIOA
2e Tla SeoVTl
Burkonns pus
ALVIN STREET
-4.0-
-ESD
Exhibit
ALVIN STREET
0855 5S
WURSTS CARNI
KEY NOTES
BUILDING APHALT CONCRETE PAVNC
PEDESTRIAN CONCRETE
VEHICULAR CONCRETE
CONCRETE VERTICAL CURB
CONCRETE CURB & CUTTER
CONCRETE VALLEY CUTTER
TREE BOX FILTER
PORMETER WALL 90E ARCHTECT PLANS
R.- RENOVABLE BOLLARDS GRADING, DRAINAGE AND UTILITY PLAN Exhibit NOT FOR CONSTRUCTION
IL
SEE SHEET C12
FOR CONTINUATION
NOT FOR CONSTRUCTION
HANNO SEMIAL HE
GRADING, DRAINAGE AND UTILITY PLAN
Whitson
Salinas, California C1.2
FLANNO RESETAL 12
and swveying
Cia Engineeries FLANOVO SEESETAL CHISPA - ST GEORGE'S MEET
SUBMITTAL / REVIION
ASPHALT CONCRETE PAVING PEDESTRIANI CONCRETE VORCULAR CONCRETE CONCRETE VERTICAL CURD * CONCRETE CURB & CUTTER • CONCRETE VALLEY CUTTER * BULOINE OMERNCAO ABOVE RICE DOK FETER PERMETER KALL SEE ARCHTECT PLANS REVOVASLE BOLLARDS
KEY NOTES
(501-50
1.22 0323FS18
so essen JUNE DUPHA
4.00 55
SEE SHEET C1.2 FOR CONTINUATION
WATER POLLUTION CONTROL PLAN
POLAR ON FATE TO MATERS AND ICE NETALATON SUL CANCEL TO CONS OF DE OBSERVATION AND MAINTENANCE Chri Engineering lond Surreying DANO DEFORE A HANSE / COASTRUCTON SITE EMP HARIAL. THE
Whitson
TEMPORARY SO SCAN AND THEN TRACKIALONC PERRNDIELLAR 1O THE 209E, PROVIDE
NON-STORM WATER DISCHARGES
RUINED RAN OR STER SOURCES A LUDE NOT PROUDERED POSE ME SURES
BONES ISOLACES NOT SUBLECT TO A SEPARATE GENERAL NADES PERM ASCRIED BY A REGIONAL WATER
RELENT ELSE CONTACT THE NONETON MATER DIORARE MY CONSTRUCTION MARLES COR
THE DISCHARGE DOES NOT CONTAIN TOM CONSTITUENTS IN TOX ANOUNTS OR (OTHER) SONICANT QUANTITES
BE DISCHARGE IS MONTOS C NOT SATED, THE SCHURCE IS NOT AUTHORZED LANNO SARMIAL
EMPLOYEE TRAINING
cooc
Sainas. Calforio APN: 261-661-01
LEGEND
ALTRANS
SHE PLAT DESCRIPTION
BMP N
CARTH DRES. DRAMACE SMALES AND LINED DITCHES
COLAST ORATORS ROAS SET FENCE, COR
sc-1 159, 760 SILT FENCE
Foli SC-7 STREET SACEPINC
5C-10 LET PROTECTION
CONCRETE MASTE VANACEMONT (MASHOUT) AREA
TEMPORARY EROSION AND SEDIMENT CONTROL PLAN
тс-1, 10-3 STABLIZED CONSTRUCTION ENTRANCE/DIT OR TRE WASH
MSWM MATERIAL STORAGE AND MASTE MASACEMENT ARCA
CHISPA - ST GEORGE'S
TEMPORARY STOCKPLES
SANTARY FACUTES
DRECTION OF DRANACE
NOT FOR CONSTRUCTION
DRAWE
108 No:
C2.1
NOT FOR CONSTRUCTION
APM: 261-661-011
HANNO SAMN HE E = ESTORMWATER CONTROL PLAN
new.colim Whitson HANG SAME DI
RAMAO XENTAL 12 dinas. Calfornia
Chil Engineering I HANDIG SOMAL CHISPA - ST GEORGE'S
URMITAL/REVION
LEGEND DRAINAGE MANAGEMENT AREA (DMA) NEW IMPERVOUS AREA REPLACED IMPERVIOUS AREA NERVOUS AS AREA (REMOVED EXISTING PERVICUS AREA TO REMAIN (SO (REPLACED PEROUS AREA SELF-TREATING AREA (STA) SELF-RETAINING AREA (SRA) DMA 1 DMA 5"
DMA 1
L DMA 5
ALVIN STRET
SPMA 4.
KIP DRIVE
BASKET WEAVE PATTERN BRICK PAVER
SIGHT VISIBILITY TRIANGLES: SET ON CONCRETE PAD
Within this area, nothing shall be erected, placed, planted, or allowed to BRICK COLOR AND STYLE TBS 831.452.4983
grow exceeding three feet in height with the exception of trees with 18" WIDE NATURAL GRAY CONCRETE canopies no lower than six feet. BANDS WITH MEDIUM BROOM FINISH ANCHORED METALWOOD BENCH
MANUFACTURER AND STYLE TBS
CHISPA E. ALVIN DRIVE SALINAS, CALIFORNIA APN: 261-661-011
TRASH ENCLOSURE
iRT
© Michael Arsene Landicape Architect - 2023
EXISTING TREES
O BE REMOVED NATURAL GRAY CONCRETE WALKWAY COMMON AREA INSERT ANE LANDECAPE ARCHITECT.
WITH MEDIUM
BROOM FINISH
iLLi
SCALE 1C - 10M
VATURAL GRAY CONCRETE
NALKWAY WTH MEDIUM REVISIONS
BROOM FINISH
LANDSCAPE PLAN
$ 204
JOB NO. 202218
SCALE as noted
LANDSCAPE PLAN DRAWN MA SHEET
CHECK
DATE 8.14.2023 L-1.0
[email protected] 831.462,4988
HIGHT VOIRILITY TRIANGLES
Within this ares, nothing shal be erected, placed, planted or allowed to grow excooding theoo feet in hoight with tho awn for design speed of i no lover than six feet.
SENIOR HOUSING APARTMENTS SALINAS, CALIFORNIA
......
:
:
• Michael Amone Landscape Architect - 2023
1! 11|11
a conge
000loofoat+m A BAINS
addisonal planting
# .
..
• ...
PLANTING PLAN
Exhibit
L JOB NO. 202218
SCALE 1/16 = 1-0°
DRAWN MA SHEET
CHECK
DATE 8142023 L-2.0
TREES
831.462.4528
Arbutus × 'Marina' Citrus x limon "Improved Meyer' Citrus x sinensis 'Dwarf Washington' Lagerstroemia indica x fauriei 'Muskopee Lagerstroemia indica x fauriei 'Zuni Olea europea Prunus cerasifera 'Krauter Vesuvius' Marina Strawberry Tree Standard Improved Meyer Lemon Dwarf Washington Navel Orange Muskogee Crape Myrtle Zuni Crape Myrtie Olive Multi-Trunk Krauter Vesuvius Purple leaf Plum TREES
CHISPA SENIOR HOUSING APARTMENTS E. ALVIN DRIVE SALINAS, CALIFORNIA APN: 261-661-011
VINES RETENTION BASIN ORNAMENTAL GRASSES
Pyrus calleryana "Aristocrar Quercus agrifolia
Aristocrat Callery Pear Coast Live Oak
Trachelospermum jasminoides Lomandra longifolia Platinum Beauty Colony Greena Oh My My Bougainvillea hinese Star Jasmine California Gray Rush Variegated Mat Rush Greeniee Moor Grass © Michael Amone Landscape Architect - 2023
SHRUBS
REVISIONS
Arctostaphylos hookeri "Monterey Carpet' Buxus × 'Green Mountain' Ceanothus maritimus "Valley Violet' chue cahilaline "Dractrottic' Loropetalum chinense rubrum "Plum Delight' Monterey Carpet Hooker's Manzanita Green Mountain Boxwood Sageleaf Rockrose Carmine Bells Australian Fuchsia Purple Leaf Fringe Flower SHRUBS
PERENNIALS
PLANT IMAGES
JOB NO. 202218
SCALE not to scale
Myrica californica "Buxifolia' Pittosporum tenuifollum "Marjorie Channon* Shenanim thirs "Chime" The Westringia fruticosa "Morning Light Pacific Wax Myrtle Marjorie Channon Tawhiwhi Cream de Mint Mock Orange Morning Light Coast Rosemary DRAWN MA SHEET CHECK
DATE 8.14,2023 L-2.1
Dietes iridioides Iris douglasiana 'Pacific Coast Hybrids' Nepeta x faasserii Blue Wonder Fortnight Lily Pacific Coast Hybrid Iris Catmint
MAWA
Maximum Applied Water Allowance Calcuations for New and Rehabiltated Residential Landscapes Michael can ARenAtoslates Messages and Warnings
[email protected] 831.452.4080
Click on the blue cell on right to Pick City Name Name of City ETo of City from Appendix A 39.10ETO (inchestyear)
OSLA (12)
Total Landscape Area 11.501.00
Results:
To)x (0.62)x (0.55 xLA) + (1.0-0.55)XSLA)]
MAWA calculation Incorporating Effective Precipitation (Optional) Precipitation (Optional) E. ALVIN DRIVE
39.10ETO (Inches)year) CHISPA SENIOR HOUSING APARTMENTS SALINAS, CALIFORNIA APN: 261-661-011 ETo of City from Appendix A
11.501.00LA (112)
Special Landscape Area 0.OOSLA (12)
14Total annual precipitiation (inches/year)
Enter Effective Precipitation 3.50Eppt (iny (25% of total anual precipitation) MAVIA - KETo - Eppt) x (0.02)) × [(0.55 x LA) + ((1.0 - 0.55) x SLA)] 139.604.89Gallons
18.662.52Cubie Feet
186.63HCF
0.43Acrо-foct
0.14Milions of Gallons
ETWU
Estimated Total Water Use • Michael Amone Landscape Anchitect - 2023 Equation: EW E70 X062 (IF HAVE) + SLA: Considering rearin TA (To-Ep) 052 (F HA)NE) SLA Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81.
Plant Water Use Type Plant Factor
Very Low
0.7 - 1.0
Select System REVISIONS
Dropon lat Hydrozone Area Irrigation A 8.14.23 additional planting click on cell Plane Factor (HA) a) Wenou Eleny
tudrozone
9,586
Overhead Spray Nssum 1,503
Zone 3 412 0.75
4,808
SIA 11.500
Sum
HYDROZONE MAP LEGEND Resulte HYDROZONE MAP
MAWA - 139,605| ETWU- 104,10 Cuic Foet ETWU complies with MAWA CALC 15-т WATER USE
DESCRIPTION QTY CALCULATIONS
DRIP LOW WATER USE 9,586 s.f. ( Millions of Gallons
JOB NO. 202218
DRIP MODERATE WATER USE 1,503 s.f. SCALE 1/16 = 1-0
DRAWN MA SHEET
RETENTION BASIN MODERATE WATER USE 412 s.f. CHECK
DATE 8.14.2025 L-3.0
TOTAL LANDSCAPE AREA 11,501 s.f.
City of Salinas
DEVELOPMENT ENGINEERING (PW) • 65 West Alisal Street • Salinas, California
SALINAS
RICH IN LAND | RICH IN VALUES Phone: (831) 758-7251 • www.cityofsalinas.org
ENGINEERING REVIEW
PURPOSE: CUP2022-059/RZ2023-001 DATE: 8/28/2023
LOCATION: 98 Kip Drive PLANNER: Thomas Whiles
APPLICANT: CHISPA REVIEWER: Adriana Robles, PE, CFM
ENGINEER: Whitson Engineers 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
NDES CATEGORY: Low Priority
DEVELOPMENT REVIEW: Development Review Submittal prepared by The Paul Davis Partnership and Whitson Engineers dated June 27, 2023
FEES DUE:
NDES 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 certain 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)(1), this hereby constitutes written notice stating the amount of said fees and describing the development requirements. The applicant is hereby notified that the 90-day appeal period in which he/she/they may protest these fees and development requirements, pursuant to Government Code Section 66020 (a), begins on the date the office land use permit is approved. If applicant files a written protest within this 90-day period complying with all requirements of Section 66020, he/she/they will be legally barred from challenging such fees and/or requirements at a later date.
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. Offsite Improvements - All offsite 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. Offsite 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. Offsite Improvements - Per City Standards, street trees are required at a maximum of 60-ft spacing
Z ENGINEERING PWAPlan Review Javier Planning198 Kip Dr - CUP2022-059198 Kip Drive - CUP2022-059 COAZ.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.
Page |3
:ENGINEERING PW^Plan Review Wavier Planning198 Kip Dr - CUP2022-059198 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: 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:
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 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 8809.81.8157-57.8640
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:ENGINEERING PWPlan ReviewlJavierlSurvey198 Kip Dr - RS2022-006198 KIP DIF Estimate 230810 Regional Development Impact Fees
Fee Calculation Worksheet
Last updated July 1, 2022
Project Name: Date:
Select the Benefit Zone: [GREATER SALINAS
Select the Agency: City of Salinas
Select the Land Use Type: Fee Schedule [Enter the # of Units Fees 1 Senior Housing $1,469.49 36 $52,901.62
$0.00 $0.00
$0.00 $0.00
$0.00 $0.00
$0.00 $0.00
Calculate by Fee per Trip (Only use for appeals) $396 $0.00 Subtotal: $52,901.62
Apply discount: 45.60% $24,124.50
Apply credits: $0.00
Total Regional Fee: $28,777.13
DocuSign Envelope ID: EAD18DC3-E427-4C00-93DA-795FDF977B5A City of Salinas
COMMUNITY DEVELOPMENT DEPARTMENT
SALINAS 65 W. Alisal Street, 2nd Floor • Salinas, California 93901 RICH IN LAND | RICH IN VALUES (831) 758-7387 • (831) 775-4258 (Fax) • www.ci.salinas.ca.us Affordable Housing Plan
St. George's Senior Apartments
98 Kip Drive, Salinas, CA 93906
Date of Plan Approval: July 13, 2023
Project Description: 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 bedroom. balconv or deck, and outdoor
he roof., dual pane low-e vinyl windows, energy etticient ligh ixtures and appliances, low flow plumbing fixtures including dua flush toilets, high R-value formaldehyde free insulation, and a drought tolerant landscaping plan.
Entitlement App. Date: 11/02/2022
Project Address: 98 Kip Drive, Salinas, CA 93906
Project APN: 261-661-011-000 (Lot to be split)
Owner(s): Rector Wardens and Vestrymen of St. George's Parish Developer(s)/Investor(s): CHISPA, Inc.
295 Main Street, Suite 100
Salinas, CA 93901
Project Link To: CUP 2022-059
1 Exhibit S
DocuSign Envelope ID: EAD18DC3-E427-4C00-93DA-795FDF977B5A Affordability Restriction: 55 years (Density Bonus)
Inclusionary Option: N/A (100% affordable housing projects are exempt from the Inclusionary Housing Program
Inclusionary Restricted N/A
Units:
Inclusionary
Restricted Unit Mix: N/A
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: 3 Very Low-Income Units (30%-50% AMI) 32 Low-Income Units (80% AMI & below)
Density Bonus
Concessions Requested: 1. Open Space
2. Density
3. Parking (31 spaces for 36 units)
Other Affordable
Alternative: N/A
Project Units: The table below shows the unit distribution on the project.
NUMBER UNIT % OF
UNIT TYPE BED- SQUARE TOTAL
UNITS ROOMS FOOTAGE UNITS
653
Very Low Income 1 (including 8%
3 (30-50% AMI) balcony)
653
Low Income 32 1 (including 89%
(50-80% AMI)
balcony
Non-Restricted 1 1 (including 3%
(Manager's Unit) balcony)
TOTAL 36
2 DocuSign Envelope ID: EAD18DC3-E427-4C00-93DA-795FDF977B5A Unit Placement: Units offered under the Density Bonus shall represent an equitable distribution of unit types and bedroom mix in comparison to the overall development.
Follow-up Items: 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 Inclusionary Housing Density Bonus Program)
-DocuSigned by:
Joan Dresser 7/13/2023 | 2:08 PM PDT
39EB339FG570416...
Joan Dresser Date
Rector Wardens and Vestrymen
of St. George's Parish (Owner)
- DocuSigned by:
Vara Weary 7/13/2023 | 9:58 AM PDT
-3117E695CC4D4B:
Dana Cleary, Director of Real Estate Development Date
CHISPA, Inc. (Developer)
-DocuSigned by:
Rod Powell 7/18/2023 | 9:07 PM PDT
- D07AB3E93D49464..
Rod Powell, Acting Assistant Director Date
Community Development Department
3 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 in 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 in Department and of a building impacts are Interest. Community permit.
reduced • to a Development
level of Department.
insignificance.
1: ComDev/Planning Share Space198 Kip DrIER 2023-004 ER 2023-004 Mitigation Monitoring and Reporting Program. doc
Exhibit
ALTERNATIVE MEANS OF COMPLIANCE WITH REQUIREMENTS FOR
LANDSCAPING FOR CONDITIONAL USE PERMIT 2022-059 TO
CONSTRUCT A THREE-STORY, 36-UNIT, 36-FOOT HIGH, ONE (1) BEDROOM MULTI-FAMILY RESIDENTIAL USE, 100% AFFORDABLE
SENIOR HOUSING PROJECT (ST. GEORGE'S SENIOR APARTMENTS) LOCATED AT 98 KIP DRIVE IN THE PUBLIC/SEMIPUBLIC (PS) ZONING DISTRICT; (APN: 261-661-011-000)
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 to accommodate proposed off-street parking. As per Zoning Code Section 37-
50.690(g) (3), a minimum eight (8) foot wide landscaped planter (five (5) foot planter plus three (3) foot overhang) is required along the east property line. The proposed planter along the east property line is five-feet, six-inches (5'-6").
The applicant is requesting approval of Alternative Means of Compliance for Landscaping in lieu of the minimum Zoning Code requirement as stated above to allow for off-street parking. The applicant has proposed to landscape 24% of the parking lot area, which exceeds the minimum required 5% as per Zoning Code Section 37-30.400.
Pursuant to Section 37-50.690(i), Alternative Means of Compliance for Landscaping is granted for the proposed multi-family residential use with affordable senior housing is based upon an alternative landscape scheme which would require the following:
• A minimum eight (8) foot wide landscaped planter (five (5) foot planter plus three (3) foot overhang) to accommodate off-street parking is required along the east property line as per Zoning Code Section 37-50.690(g) (3); and
Results comparable to the above requirement is achieved by:
Twenty-four percent (24%) of the parking lot area will be landscaped, which exceeds the minimum required 5% as per Zoning Code Section 37-30.400. Enhanced landscaping including, but not limited to; decorative boulders, mounding and berming, and large specimen trees shall be provided on the landscape plans especially along the street frontages where visible to the public. 1: 1ComDev|Planning Share Spacel98 Kip DrAit Means of Compliance for CUP 2022-059.doc Exhibit
FACILITIES TRAFFIC MANAGEMENT PLAN
City of Salinas • Community Development Department • 65 West Alisal Street • Salinas, CA 93901 • (831) 758-7206
EXHIBIT V
For Permit/Subdivision No. 98 Kip Drive - GPA 2023-001, RZ 2023-001, CUP 2022-059, RS 2022-006, and MM 2022-019
The following Residential Facilities Traffic Management Measures are included, and made a part hereof, in the above referenced permit/subdivision:
Included Vehicle Trip Residential Reduction Total
Check (V) Reduction Permit/Subdivision Conditions (%) (%) All boxes Measure
that apply
Provide ridesharing, public transportation and
nearby (within one mile) licensed child care
Public Information 1.0%
approval process.
Print transit schedule information on all
Printed transit promotional materials for the project. Printed .5% schedules transit schedules shall be provided as part of the project's development approval process.
Bike lanes must be provided adjacent to the project
Bicycle amenities and must tie into a City-wide system and provide 2.0% 2.0% bicycle access to schools, employment centers and
Facilities or measures which go beyond those listed 1.0% Other bicycle above and which facilitate increase non-vehicular amenities trips. Description attached.
Provide bus pull-outs, convenient pedestrian access 2.0% Bus pull-outs to bus stops and other related amenities to encourage transit use for those portions of the
development within one-quarter mile of a bus stop.
Provide locked and secured transportation 5%
Transportation information centers or kiosks with bus schedules information centers and transit information as a part of the common area of the development if agreement is reached
with transit agency for maintenance of information.
Exhibit V
Included Vehicle Trip Residential Reduction Total
Check (1) Reduction Permit/Subdivision Conditions (%) (%) All boxes Measure
that apply
Provide pedestrian facilities linking transit stops
Pedestrian facilities top common areas. 5% .5%
Provide park-and-ride facilities if part of an on-site
Park-and-ride traffic management plan. 1.0%
Provide on-site child care facilities based on the
Child care facilities capacity of the center and marketing data on 1.0% expected use.
Provide facilities to encourage telecommuting such
Telecommuting as a telecommuting center. 1.0%
Provide mixed uses that reduce the length and
Mixed uses umber of vehicle trips. Project must consist of a 5.0% of east five acres of high-density housing within one combined quarter mile of neighborhood commercial trips
development and have convenient pedestrian
access. (Note: Similar trip reduction measures
listed elsewhere cannot be counted toward the
Residential development with at least 35 percent of
Transit-oriented the project in high density housing and clustered 5.0% of vithin one-quarter mile of bus stops on a major high density 5.0% Design arterial with convenient pedestrian access to transit housing trips and neighborhood shopping.
Other measures supported by documented data of
Other trip reductions Varies
RESIDENTIAL TOTAL (Must total 7 percent or more) 7.5%
The following Commercial, Industrial and Tourist Oriented Vehicle Trip Reduction Measures are included, and made a part hereof, in the above referenced permit/subdivision:
Included Vehicle Trip Reduction Total
Check (r) Reduction Permit/Subdivision Conditions (%) (%) All boxes Measure
that apply
Provide on-site child care facilities for children of'
Child care facilities customers. 1.0%
Provide on-site child care facilities for children of
Child care facilities employees. * 1.0%
empidcan it-scheduling information quarterly to 1.0%
Transit scheduling
information
* Optional traffic management measure (counts toward total if implemented).
Included Vehicle Trip Reduction Total
Check (V) Reduction Permit/Subdivision Conditions (%) (%) All boxes Measure
that apply
Bicycle amenities 1. Proposed development/use adjacent to bicycle 1. 2.0% lanes. 2. Proposed development/use adjacent to
bicycle lanes, showers provided, and site is located
within 4 miles of one-half of the City's residential 2. 4.0% areas.
Bus pull-outs Provide bus pull-outs, pedestrian access and transit 2.0% Provide transit subsidy program for employees that
Bus subsidy * reduces the cost of monthly bus pass by 50% from 4.0% standard group rate.
Provide locked and secures transportation
Transportation information centers or kiosks with bus schedules Information and transit information if agreement is reached with 1.0% centers transit agency for maintenance of information.
Provide pedestrian facilities linking transit stops to
Pedestrian employment site entrances provided such 1.0% facilities * pedestrian facilities do not exceed one-quarter mile Pedestrian and bicycle system improvements
Other pedestrian beyond above related measures Varies
Description attached.
facilities
Provide site amenities that reduce the need for
Other site vehicle trips based on documentation of trip 1.0-2.0% amenities reduction. Description attached.
Provide park-and-ride facilities if part of an
Park-and-ride * employee sponsored rideshare program. 1.0% Transportation Provide a local transportation system management system program to reduce on-site trips based on 5.0%
management documentation of expected trip reduction.
program
Provide mixed uses that reduce the length and
Mixed uses within one-quarter mile of the perimeter of the 5.0% commercial site. (Note: Similar trip reduction
measures listed elsewhere cannot be counted
Educational and 1.0%
marketing
Provide educational and marketing strategies to
Educational and employees to reduce vehicle trips. * 1.0% marketing
* Optional traffic management measure (counts toward total if implemented).
Included Vehicle Trip Reduction Total
Check (v) Reduction Permit/Subdivision Conditions (%) (%) All boxes Measure
that apply
Provide preferential parking for employees who
Preferential carpool. Sites must be closest to building entrances, used only by carpoolers and represent a 3.0% carpos -r least 3 percent of the total parking spaces
Provide facilities to encourage telecommuting if
Telecommuting * telecommute center could accommodate one 1.0% percent of employees at an off-site neighborhood
Provide on-site ATMs, restaurants, dry cleaners, 1.0% per services.
On-site services gerace trav other ypicaly necded services to If linked to transit, 1.0% for
development
Other Other measures supported by documented data of
trip reductions in other developments. Varies
COMMERCIAL, INDUSTRIAL AND TOURIST ORIENTED DEVELOPMENT TOTAL (Must total 7 percent or more)
* Optional traffic management measure (counts toward total if implemented).
I/we declare under penalty of perjury that the information contained in this Facilities Traffic Management Plan, including any attachment included herewith, are true and correct to the best of my/our knowledge.
Signature of Applicant Date
Signature of Property Owner or Date
Authorized Agent
Signature of Date
Planning Manager
Ii ComDeviPlanning Share Spacel98 Kip DriFacilites Traffe Managemem Plan for 98 Kip Drive.doc