DATE: JUNE 4, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
BY: BOBBY LATINO, ASSOCIATE PLANNER
TITLE: PLANNED UNIT DEVELOPMENT (PUD) PERMIT 2020-002, CONDITIONAL USE PERMIT (CUP) 2020-030, TENTATIVE MAP (TM) 2022-001, AND ENVIRONMENTAL REVIEW (ER) 2020-018 FOR THE FOLLOWING: REQUEST FOR A PUD FOR A SEVEN PHASE CONCEPTUAL MASTER SITE PLAN WITH ALTERNATIVE DEVELOPMENT STANDARDS FOR A MIXED USE DEVELOPMENT OF A 22.74 ACRE SITE; REQUEST FOR A CUP FOR MIXED USE DEVELOPMENT AND DEVELOPMENT OF AN EXTENDED STAY HOTEL; REQUEST FOR A TENTATIVE MAP (TM); AND AN ENVIRONMENTAL REVIEW (ER) FOR AN INITIAL STUDY- MITIGATED NEGATIVE DECLARATION (IS-MND) FOR THE MIXED USE DEVELOPMENT LOCATED SOUTHEAST OF THE JOHN STREET AND ABBOTT STREET INTERSECTION IN THE CO – FG-4 (COMMERCIAL OFFICE – ABBOTT STREET FOCUSED GROWTH OVERLAY) AND IG (INDUSTRIAL – GENERAL) ZONING DISTRICT RECOMMENDED MOTION:
A motion recommending that the City Council:
Adopt the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program pursuant to section 15074 of the CEQA Guidelines; Approve Planned Unit Development Permit 2020-002 for a seven-phase Master Site Plan and alternative development standards; Approve Conditional Use Permit 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and Approve Tentative Map 2022-001 to reconfigure 14 lots into 9 lots.
DISCUSSION:
The project Applicant and Property Owner, The Uni-Kool Partners, is requesting approval of a Planned Unit Development Permit (PUD), Conditional Use Permit (CUP), and Tentative Map (TM) to construct and operate a seven-phase, Mixed Use Development ultimately consisting of a 70,000 square-foot Extended Stay Hotel with 111 guest rooms, 232,800 square feet of residential uses with up to 242 residential units, 107,900 square feet of retail use, and 30,900 square feet of office use for a total of 441,600 square feet of new development. A May 3, 2024, letter from the attorney for Uni-Kool Partners and Cadius Partners Limited, states that Cadius Partners Limited is also the intended Applicant/Permittee for the Phase I Extended Stay Hotel Conditional Use Permit.
Most of the property (13 of the 14 existing lots) is located in the Zoning District of Commercial Office – Abbott Street Focused Growth Overlay, and one lot is in the General Industrial Zoning District. The site is designated as Office on 13 of the 14 existing lots, which the General Plan defines as businesses and offices where residential development of comparable impact may be considered. One lot is designated General Industrial, which the General Plan describes as “automobile dealerships and repair shops, building material sales, light manufacturing, distribution, warehousing, and wholesaling” where residential development (single room occupancies and seasonal transitional housing) may be allowed. Additionally, the site is within the Abbott Street Focused Growth Overlay District (FG-4) which the City’s General Plan describes as existing urbanized areas where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community; by selectively increasing density in a manner compatible with the surrounding neighborhoods, the pressure to develop agricultural lands is also reduced.
Planned Unit Development Permit:
The Applicant has requested the following development regulations be prescribed with the proposed Planned Unit Development Permit per SMC Section 37-60.980(a):
Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis for the off-street parking requirements, except for the proposed Extended Stay Hotel.
Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis for Usable Open Space requirements.
Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis for waiving the three- and four- bedroom dwelling unit mix requirement.
Eliminate the development standard for the Phase 1 Extended Stay Hotel structure to be sited along street frontage per SMC Section 37-30.280(c)(1).
Eliminate or reduce the parking lot end islands minimum dimension of five feet exclusive of curbs per SMC Section 37-50.690(g)(4). However, plans do show the provision of more than the minimum of one tree for every five spaces in landscape islands.
Conditional Use Permit– Extended Stay Hotel (Phase 1) and Mixed Use Development (Phases 2 through 7) The Conditional Use Permit will establish the underlying seven phase Mixed Use Development use for the subject site and the Extended Stay, as identified below:
Phase 1: Development of a four-story, approximately 70,000-square foot Extended Stay Hotel with 111 guest rooms, indoor pool, and BBQ patio on a 2.3-acre parcel.
Phase 2: A mixed-use development with three buildings that would be approximately 23,000-square feet, 12,200-square feet, and 15,000-square feet in size with approximately 28 dwelling units on a 3-acre parcel shared with Phase 3.
Phase 3: A mixed-use development with retail and office use within two buildings that each would be approximately 6,400-square feet in size on a 3-acre parcel shared with Phase 2.
Phase 4: A mixed-use development with two retail buildings approximately 8,500-square feet and 5,500-square feet in size on a 1.3-acre parcel.
Phase 5: A mixed-use development with two retail buildings approximately 5,000-square feet each in size on a 1.1-acre parcel.
Phase 6: A mixed-use development with six retail/residential buildings approximately 128,000-square feet in size with approximately 84 residential units and one standalone residential building approximately 51,000-square feet in size with approximately 50 residential units on 3 parcels totaling 6.5 acres.
Phase 7: A mixed-use development with one residential building approximately 83,800-square feet in size with approximately 80 residential units and two retail/office buildings that are approximately 17,000-square feet and 20,800-square feet in size on 2 parcels totaling 4.4 acres.
Tentative Map:
The Tentative Map will reconfigure 14 existing lots into 9 lots with the seven phases of development. The Tentative Map, which will comply with all conditions of the PUD and CUP, with a Final Map to be approved by City Council and recorded prior to issuance of any building permits.
Affordable Housing Plan
The City is currently undertaking a General Plan Update and is evaluating increasing density and intensity of uses in the Focus Growth Overlay Districts, which includes the project site. The density and intensity allowed at the project site may increase through the future General Plan Update. The anticipated future General Plan use for the subject site is Mixed Use -Village Center with density allocation of 30 to 50 dwelling units per net acre. However, the density shall be determined by the current General Plan and Zoning Code in effect at the time of submittal for any development that includes residential uses. If project density exceeds 242 dwelling units an Amendment to the Permit and subsequent CEQA review may be required.
As the project exceeds ten residential units, it is subject to the Inclusionary Housing Ordinance. According to the Rental Housing Impact Fees Plan dated May 3, 2024 (Exhibit SS), the Applicant commits to offering 29 residential rental units to the Section 8 Housing Choice Voucher Program. These units would be evenly distributed among the different unit types in the development and throughout the different phases in the development. The applicant would also pay a Rental Housing Impact Fee. Prior to approval of a Site Plan Review for Phases 2, 6, and 7, the Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for each Phase and modified as needed to reflect the actual number of units and Section 8 units per phase. Submission of a revised “Attachment A - Placement of Units to be Offered to Section 8 Program through the Inclusionary Housing Ordinance” for each Phase.
Pursuant to Government Code Section 65863 (State No Net Loss Law), the City is required to analyze the effect that the proposed development would have on the City’s ability to accommodate the State’s Regional Housing Needs Allocation (RHNA), as the subject site is included the 2023-2031 Housing Element to provide credit toward the RHNA. A key consideration for General Plan consistency is determining if the project provides the allocated number of affordable units to the project site identified in the Housing Element. The Housing Element site inventory projects 15 extremely and very low-income units, 14 low-income units, and 213 above moderate-income units for the project site. Therefore, the project as proposed is consistent with the Inclusionary Housing Ordinance, Housing Element and Government Code Section 65863.
CEQA Analysis
Environmental impacts of the project have been analyzed in accordance with CEQA.
An Initial Study/Mitigated Negative Declaration was prepared and found that’, the proposed project will not have a significant effect on the environment because of the mitigation measures outlined in the Mitigation, Monitoring and Reporting Program.
Traffic And Transportation Commission Review
On March 9, 2023, the Traffic and Transportation Commission reviewed/considered the proposed Traffic Impact Analysis (see Appendix F of the Initial Study) prepared for the project (see attached Traffic and Transportation Commission Minutes). The Traffic and Transportation Commission recommended approval of the John Street and Abbott Street Mixed Used Development Project Initial Study/Mitigated Negative Declaration based on the Traffic Impact Analysis.
Planning Commission Recommendation
On May 29, 2024, the Planning Commission recommended that the City Council adopt the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approve Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001 as per Planning Commission Resolution 2024-06.
ATTACHMENTS:
Vicinity Map
Conceptual Master Site Plan
Rental Housing Impact Fees Plan dated May 3, 2024
PowerPoint Presentation
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CITY OF SALINASHOUSING AND LAND USE COMMITTEE STAFF REPORTCITY OF SALINASHOUSING AND LAND USE COMMITTEE STAFF REPORT
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