Agenda Packet — Salinas City Council, June 11, 2024 (part 1 of 9)

Tuesday, June 11, 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 Jesus Valenzuela, District 3 - Orlando Osornio, District 4 Andrew Sandoval, District 5 - Anthony Rocha, District 6 Rene Mendez, City Manager
Christopher A. Callihan, City Attorney
City Clerk’s Office: (831) 758-7381
Meeting Agenda - Final
City Council Meeting Agenda - Final June 11, 2024

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OATH OF OFFICE
Administration of Oath of Office for Appointed Councilmember Jesus Valenzuela, District 3.

PLEDGE OF ALLEGIANCE

ROLL CALL

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 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#24-299 Planned Unit Development (PUD) Permit 2020-002, Conditional Use Permit City of Salinas Page 2 Printed on 6/7/2024
City Council Meeting Agenda - Final June 11, 2024
(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 Recommendation: Approve a Resolution affirming the findings and adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program pursuant to section 15074 of the CEQA Guidelines; approving Planned Unit Development Permit 2020-002 for a seven-phase Master Site Plan and alternative development standards; approving Conditional Use Permit 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and approving Tentative Map 2022-001 to reconfigure 14 lots into 9 lots.

CONSIDERATION
ID#24-255 Fiscal Year 2024-25 Operating Budget and Capital Improvement Program and Annual Appropriations Limit
Recommendation: Approve a Resolution adopting the Fiscal Year 2024-25 Proposed Operating Budget for the City of Salinas and Successor Agency to the former Salinas Redevelopment Agency; the Fiscal Year 2024-25 Capital Improvement Program for the City of Salinas; and a Resolution establishing the appropriations limit for Fiscal Year 2024-25 at $324,459,809.

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#24-346 Minutes
Recommendation: Approve minutes of May 14, 2024.

ID#24-331 Financial Claims
Recommendation: Approve financial claims report.

ID#24-209 Public Utility Easement at 791 Work Street
Recommendation: Approve a Resolution accepting a Public Utility Easement described in the Grant Deed for a portion of Lot 15 of the "Ottone Business Park No. 2" filed for record in Volume 20 of Cities and Towns at page 28 (791 Work Street, Tract No. 1328).

ID#24-260 Mills Act Program
Recommendation: Adopt an Ordinance amending Chapter 3 of the Salinas Municipal Code making minor edits and updates and approve a Resolution establishing a permanent Mills Act Program for qualified historic properties.

ID#24-280 SB1 Road Repair and Accountability Act - FY 2024/25 Projects City of Salinas Page 3 Printed on 6/7/2024
City Council Meeting Agenda - Final June 11, 2024
Recommendation: Approve a Resolution adopting a list of projects for Fiscal Year 2024-25 funded by SB 1, the Road Repair and Accountability Act of 2017.

ID#24-286 Agreements for Professional Services for Permit and Code Enforcement Services
Recommendation: Approve a Resolution authorizing an on-call list for permit and code enforcement services and authorizing the execution of on-call and project specific Professional Services Agreements, and authorizing the City Manager and City Attorney to finalize and execute a Funding Agreement with Scannell Properties to reimburse the City for augmentation of plan review and inspection services.

ID#24-294 Set Public Hearing date for Levying Annual Assessments for the Landscape and Maintenance Assessment Districts
Recommendation: Approve Resolution(s) initiating the proceedings for the annual levy of assessments, declaring the intention to levy and collect an assessment and set a public hearing date for August 6, 2024, and preliminarily approving the Engineer's Reports for the landscape maintenance districts.

ID#24-296 Amendment No. 3 to the Professional Services Agreement with R3 Consulting Group
Recommendation: Approve a Resolution approving Amendment No. 3 to the Professional Services Agreement between the City of Salinas and R3 Consulting Group, Inc. (R3) to increase the maximum compensation by $51,000 for a not to exceed amount of $150,000 and authorizing the City Manager to enter into the Amendment on behalf of the City.

ID#24-300 Industrial Wastewater Treatment Facility Emergency Pump Repair Agreement
Recommendation: Approve a Resolution ratifying the emergency agreement with Industrial Machine Shop for emergency pump repairs at the Industrial Wastewater Treatment Facility in an amount not to exceed $42,145, which includes a 5% contingency.

ID#24-301 Active Transportation Program Cycle 7 Grant Application Recommendation: Approve a Resolution authorizing the submission of an application for the Active Transportation Program (ATP) Cycle 7 Grant Program, and if awarded authorizing the City Manager or designee to accept award and to execute all required Agreements and related documents necessary to implement the identified projects.

ID#24-303 Surplus Vehicles and Equipment for Disposal
Recommendation: Approve a Resolution pursuant to Salinas Municipal Code section 12-15 declaring vehicles and equipment surplus and authorizing their disposal.

ID#24-304 Sponsor Agreement with the California Conservation Corps (CCC) Recommendation: Approve a Resolution approving a Sponsor Agreement between the City of Salinas and California Conservation Corps (CCC) for the Urban and Community Forestry Grant Program in the Amount of $62,400 and authorizing the City Manager to execute all documents pertaining to the Agreement.

ID#24-317 CINTAS Uniform Services Agreement Extension
City of Salinas Page 4 Printed on 6/7/2024
City Council Meeting Agenda - Final June 11, 2024
Recommendation: Approve a Resolution authorizing the City Manager to enter into the extension of an agreement with Cintas Uniform Incorporated to continue services for a one-year term in an amount not to exceed $89,750.

ID#24-325 Response to 2023-2024 Monterey County Civil Grand Jury Final Report Recommendation: Authorize the Mayor to sign a letter responding to the findings and the recommendations in the 2023-2024 Monterey County Civil Grand Jury Final Report regarding "Monterey County's Response to Community Members Experiencing a Mental Health Crisis." ID#24-332 Annual Billings of Wastewater Sewer Charges: Agreements related to Collection of Special Taxes, Fees, and Assessments
Recommendation: Approve a Resolution approving an agreement with the County of Monterey and a memorandum of understanding with Monterey One Water (M1W) related to annual billings of wastewater sewer charges and the collection of special taxes, fees, and assessments, and authorizing the City Manager to enter into an agreement with the County of Monterey and memorandum of understanding with M1W on behalf of the City of Salinas.

ID#24-333 Extension of Agreement for Services for Workers’ Compensation Third Party Claim Adjuster
Recommendation: Approve a Resolution delegating authority to the City Manager to negotiate and execute a two-year extension of the contract between the City of Salinas and CorVel Enterprise Comp, Inc. ("CorVel") for the administration of the City's Workers' Compensation Program in an amount not to exceed $452,994.

ID#24-334 Modification to Classification - Salary Schedule and Reclassification Recommendation: Approve the Resolution modifying the Classification - Salary Schedule to include the classifications of Fire Inspector I and Fire Inspector II; approve the reclassification of incumbent Fire Inspectors to Fire Inspector II and retitle Fire Inspector to Fire Inspector I; Correct the salary range for the Administrative Fire Captain classification to reflect the approved salary range set before shifting the classification from the Fire Supervisors Association (FSA) to the International Association of Fire Fighters (IAFF) together with corresponding 2024 salary adjustment; and retitle the Library Automation Services Coordinator classification.

ID#24-344 Renewal of Microsoft Assurance Licensing
Recommendation: Approve a Resolution authorizing the Purchasing Agent to complete the purchase and renewal of Microsoft Assurance from CDW-G LLC., in an amount not to exceed $84,000.

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.

CLOSED SESSION
Receive public communications from the audience on Closed session items.

The City Council will recess to closed session pursuant to:

ID#24-348 a. Existing Litigation - California Government Code Section 54956.9(a), conference with legal counsel regarding, Kurtis Matthews vs. City of Salinas, City of Salinas Page 5 Printed on 6/7/2024
City Council Meeting Agenda - Final June 11, 2024
Workers’ Compensation Appeals Board Case Number(s): Unassigned; ADJ15374627.
b. Existing Litigation - California Government Code Section 54956.9(a), conference with legal counsel regarding, Ryan Keating vs. City of Salinas, Workers’ Compensation Appeals Board Case Number(s): ADJ16748305; ADJ 17035798.
c. Existing Litigation - California Government Code Section 54956.9(a), conference with legal counsel regarding, Jorge Ernesto Alvarado (Dec’d) vs. City of Salinas, Workers’ Compensation Appeals Board Case Number(s):

ADJ18271242.
d. Real Property Negotiations - California Government Code Section 54956.8, conference with real property negotiators City Manager Rene Mendez, Assistant City Manager Jim Pia, City Attorney Christopher A. Callihan, Community Development Director Lisa Brinton, to discuss the terms and sale of real properties located at 210 Salinas Street (APN TNPAPN 000142, Parking Lot 8); 122 Lincoln Avenue (APN 002245008000, Parking Lot 12), 128 Lincoln Avenue (APN 002245007000, Parking Lot 12), 118 Lincoln Avenue (APN 002245005000, Parking Lot 12), 120 Lincoln Avenue (APN 0022458006000, Parking Lot 12), 112 Lincoln Avenue (APN 002245004000, Parking Lot 12). e. Public Employee Performance Evaluation - California Government Code Section 54957 and 54957.6, public employee performance evaluation and labor relations with unrepresented employee (City Attorney).

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.

City of Salinas Page 6 Printed on 6/7/2024
City Council Meeting Agenda - Final June 11, 2024

PUBLIC NOTIFICATION
This agenda was posted on June 7, 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 Page 7 Printed on 6/7/2024
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-299, Version: 1
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 Approve a Resolution affirming the findings and adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program pursuant to section 15074 of the CEQA Guidelines; approving Planned Unit Development Permit 2020-002 for a seven-phase Master Site Plan and alternative development standards; approving Conditional Use Permit 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and approving Tentative Map 2022-001 to reconfigure 14 lots into 9 lots.

City of Salinas Page 1 of 1 Printed on 6/7/2024
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CITY OF SALINAS

COUNCIL STAFF REPORT
DATE: JUNE 11, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: COURTNEY GROSSMAN, PLANNING MANAGER
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 (ISMND) 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 to adopt a Resolution affirming the findings and:

1. Adopting the proposed Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program pursuant to section 15074 of the CEQA Guidelines;

2. Approving Planned Unit Development Permit 2020-002 for a seven-phase Master Site Plan and alternative development standards;

3. Approving Conditional Use Permit 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and

4. Approving Tentative Map 2022-001 to reconfigure 14 lots into 9 lots.

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EXECUTIVE SUMMARY:

The John Street and Abbott Street Mixed Use Development Project would facilitate mixed use development on a 22.74-acre site located southeast of the John Street and Abbott Street intersection. The project would involve construction of a 70,000 square-foot Extended Stay Hotel with 111 guest rooms, approximately 232,800 square feet of residential uses (197 units), 107,900 square feet of retail use, and 30,900 square feet of office use for a total of 478,800 square feet of new development. The project would be constructed in seven phases over an estimated 9 to 10 years. The 14 lots that make up the project site would be reconfigured into 9 lots with the Tentative Map. Construction of the proposed Extended Stay Hotel would occur in the first phase. Future development in remaining phases would include multi-story mixed-use buildings, retail and office buildings, and multi-family residential buildings subject to subsequent administrative Site Plan Review processes. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott.

Environmental impacts of this project have been analyzed in accordance with the California Environmental Quality Act (CEQA), and an Initial Study - Mitigated Negative Declaration (ISMND) has been prepared for the project. Based on the environmental document, the project will not have a significant effect on the environment, with incorporation of mitigation measures.

BACKGROUND:

The project Applicant and Property Owner, The Uni-Kool Partners, is requesting approval of a Planned Unit Development Permit, Conditional Use Permit, and Tentative Map 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, approximately 232,800 square feet of residential uses (197 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. The referenced letter is provided as an attachment to this staff report.

Most of the property (13 of the 14 existing lots) is located in the Zoning District of Commercial Office and one lot is in the General Industrial Zoning District. The property is within the Abbott Street Focused Growth Overlay District. The following provides an overview of the land uses and zoning districts adjacent to the project site:

North: Industrial use - Industrial – General Commercial (IGC) South: Industrial uses - Industrial – General (IG), Commercial Office (CO), Industrial – General Commercial (IGC)
East: Industrial uses - Industrial – General Commercial (IGC), Industrial – General (IG) West: Mixed Use Developments - Mixed Use (MX)
N:

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Analysis:

General Plan Consistency
The site is designated as Commercial 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. 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. Therefore, the ISMND analyzed additional density of up to 242 residential units should it be permitted by the General Plan and underlying zoning in the future.

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.

Under the Rental Housing Impact Fees Plan dated May 3, 2024 (Exhibit SS), the Applicant commits to 29 residential rental units to the Section 8 Housing Choice Voucher Program for the 242 dwelling units. However, this is higher than current General Plan and zoning density currently allowed. The Rental Housing Impact Fees Plan will be updated to reflect the number of units allowed under current allowed density, which is 197 total units with 24 dedicated to the Section 8 Housing Choice Voucher Program. However, should the General Plan and underlying zoning in the future at time of submittal of residential uses authorize a density increase, the total number of residential rental units and the number of units allocated to Section 8 would be increased, which would trigger an amendment to the Planned Unit Development permit and Rental Housing Impact Fee Plan. 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. Therefore, the IS-MND analyzed additional density of up to 242 residential units should it be permitted by the General Plan and underlying zoning in the future. These units would be evenly distributed among the different unit types in the development and throughout the different phases in the development. The applicant Page | 4
would also pay a Rental Housing Impact Fee to produce off-site affordable rental units. The units held for Section 8 Housing Choice Voucher Program are not subject to a Deed Restriction under the Inclusionary Housing Ordinance. With the anticipated increase in density through the General Plan and zoning Code update, the project would be consistent with the Housing Element and Government Code Section 65863.

Zoning District Consistency
The site is currently zoned Commercial Office – Abbott Street Focused Growth Overlay (CO – FG-4) on 13 of the 14 existing lots. Per Salinas Municipal Code (SMC) Section 37-30.190(k)(2), Commercial Office provides areas primarily for offices, personal services, financial services, mixed use residential, and residential uses. Per SMC Section 37-40.200, the purpose of the Abbott Street Focused Growth Overlay is to focus growth at high potential, under-utilized sites ("focused growth overlay areas") within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrianfriendly, safe, and welcoming.

Under the current CO-FG-4 zoning, the Planned Unit Development (PUD) permit would allow a net density of 10 dwelling units per net acre, or approximately 197 dwelling units. However, the General Plan Update (GPU), which is currently underway, may ultimately increase allowable density on the project site. Therefore, the IS-MND analyzed additional density of up to 242 residential units should it be permitted by the General Plan and underlying zoning in the future.

One lot is zoned Industrial – General (IG), which SMC Section 37-30.300(e)(3) defines as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for locations in the city; and protects Salinas’ general industrial areas from competition for space from unrelated commercial uses that could more appropriately be located elsewhere in the City.

Airport Overly District/Avigation Easement
A portion of the site is within the Airport Overlay District (AR), which serves the Salinas Municipal Airport. SMC Section 37-40.410 states that the purpose of this district is to fulfill the city's obligations, in accordance with requirements of state law (Government Code Section 65302.3), to implement the airport land use compatibility policies adopted by the Monterey County Airport Land Use Commission; regulate land use development within the vicinity of Salinas municipal airport to protect it from potential encroachment by land uses which are incompatible with airport activities and which may impair the future development and use of the airport; and minimize the public's exposure to excessive noise and safety hazards that would result from incompatible land use development within areas around airport. The proposed John Street and Abbott Street Mixed Use Development and associated entitlements are not located within the 1982 Salinas Muni Airport Land Use Plan (ALUP) Area of Influence. Per SMC Section 37-40.415, the city shall require the owner of any property located in the Salinas Municipal Airport "area of influence" to dedicate an avigation easement as a condition of approval of any development review application, or structure identified in SMC Section 37-40.420(a) or (b). The easement is required to protect the airport airspace from objects which could constitute hazards to air navigation, and Page | 5
to inform future owners and prospective purchasers of the property that aircraft may fly over the location at low altitudes while approaching, departing, or maneuvering near the associated airport.

Such easement shall include special provisions for properties within the clear zone required for the California International Airshow (see Figure 37-40.210). The easement shall be dedicated prior to the recordation of any land division or if there is no land division prior to the issuance of the first building permit for the development. Furthermore, the height of all structures shall not exceed the maximum allowed per the underlying zoning district.

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):
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. b. Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis for Usable Open Space requirements.
c. 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. d. 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). e. 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.

Per SMC Section 37-60.1030 one of the findings for a Planned Unit Development Permit is the project does not represent an exception to the standards of this Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development, which strictly complies with base district property development regulations. The proposed master plan is a seven phase, Mixed Use Development encompassing multiple existing lots. Twenty new buildings, reuse of the existing butler building, surface parking, pedestrian walking paths and plazas, internal private drives, and a new signalized intersection at Abbott and Maple Streets are proposed. The proposed development will incorporate multiple uses including a variety of multi-family housing options, as well as a variety of supporting uses to serve and enrich this and the immediately surrounding community. The proposed master plan provides an alternative in superior design by providing:
a. Pedestrian-friendly community experience by offering multiple exterior plazas and walkable paths that tie the buildings together.
b. Low impact development concepts are being meaningfully incorporated into the project to address storm water quality as well as water and energy consumption. c. Landscaping that will include a mixture of native-style plants and trees that will be watered with drip irrigation.
d. A design aesthetic for future buildings within this new mixed-use development that are described as "Modern Latin."
e. Locations and footprints of the future buildings shown on the master site plan are provided for conceptual reference only and each building/phase will be submitted for site plan Page | 6
review under separate cover.
f. Compliance with the density and Floor Area Ratio (FAR) requirements of the underlying zoning district.

Conditional Use Permit– Extended Stay Hotel (Phase 1) and Mixed Use Development (Phases 2 through 7)
The Conditional Use Permit will establish the underlying Mixed Use Development use for the subject site and will allow the construction of a 70,000 square-foot, Extended Stay Hotel with 111 guest rooms (Phase 1). The maximum length of stay per occupant(s) shall not exceed ten months within a three hundred and sixty-five-day period. Phase 1 will comply with all conditions of the Planned Unit Development and Conditional Use Permit, including but not limited to, the following:
a. Mitigation measure compliance.
b. Removal of all nonconforming chain-link and barbed wire fencing in the subject CO based Zoning District.
c. Parking lot layout will include concrete curbs along parking lot edges and end islands with a minimum 5-foot-wide perimeter landscape planter.
d. Provide a minimum 10-foot-wide landscape planter installed along the John Street and Abbott Street frontages (directly behind City and/or Caltrans right-of-way). e. Provide a minimum of 125 on-site parking spaces.
f. Compliance with the General Plan and Building Code interior noise requirements per the Interior Noise Memorandum.

Phases 2 through 7 are described in the attached Draft Planned Unit Development 2020-002, Conditional use Permit 2020-030, and Tentative Map 2022-001 and will be subject to administrative consideration through the Site Plan Review (SPR) process. Phases 2 through 7 will comply with all conditions of the Planned Unit Development and Conditional Use Permit. The following table shows how site improvements will be implemented for each of the phases:

Submittal of plans
demonstrating
compliance prior to
issuance of a
building permit for
Phase 1.

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Phase Action Timing for
Implementation
c. Proposed parking lot layout (off-street parking spaces and drive aisles) along the edges of Phase 1 shall include the following:
i. Concrete curbs and end islands consistent with SMC Section 37-50.520(d).
ii. Minimum 5-foot-wide perimeter landscape planter consistent with SMC Section 37-50.690(g)(2)(B).
iii. Temporary fencing to screen and control unauthorized access to remainder Phases.
d. To enhance aesthetics of the site, provide an interim Landscaping and Irrigation Plan for the project perimeter along the John Street and Abbott Street frontages (directly behind City and/or Caltrans right-of-way) to include clean up and maintenance of existing trees and shrubs along with the addition of ground cover. e. Demonstrate coordination with Caltrans to develop, install, and maintain Landscaping and Irrigation in the Caltrans right-ofway along John Street frontage. f. Landscaping and Irrigation Plan for Phase 1 development shall comply with the requirements of the PUD.

Applicant shall provide a Temporary Construction Plan (identifies emergency access, temporary on-site improvements, permanent onsite improvements, circulation, fencing, screening, etc.) that demonstrates a compliant transition of this Phase to subsequent Phases.

Prior to final
inspection and/or
certificate of
occupancy.

Phase 1 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 1.
2 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 2 development shall comply with the Prior to issuance of
a building permit
for Phase 2.

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Phase Action Timing for
Implementation
requirements of the PUD.

The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 2 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 Phase 2.

Prior to approval of
a Site Plan Review
for Phase 2.

Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase in the subject CO base Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with SMC Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way.

Prior to issuance of
a building permit
for Phase 2.

Payment of Rental Housing Impact Fees for Phase 2. Prior to issuance of a building permit
for Phase 2.

Phase 2 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 2.
3 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with Prior to issuance of
a building permit
for Phase 3.

Page | 9
Phase Action Timing for
Implementation
the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 3 development shall comply with the requirements of the PUD.

Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase in the subject CO based Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with SMC Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way.

Prior to issuance of
a building permit
for Phase 3.

Phase 3 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 3.
4 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 4 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 4.

Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase in the subject CO based Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way.

Prior to issuance of
a building permit
for Phase 4.

Page | 10
Phase Action Timing for
Implementation
Phase 4 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 4.
5 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 5 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 5.

Phase 5 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 5.
6 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 6 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 6.

Page | 11
Phase Action Timing for
Implementation
The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 6 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 Phase 6.

Prior to approval of
a Site Plan Review
for Phase 6.

Prior to issuance of
a building permit
for Phase 6.

Payment of Rental Housing Impact Fees for Phase 6. Prior to issuance of a building permit
for Phase 6.

Submit detailed plans identifying required extension of the private drive to Spicer Street.

Prior to issuance of
a building permit
for Phase 6.

Phase 6 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy.
7 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 7 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 7.

Page | 12
Phase Action Timing for
Implementation
The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 7 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 Phase 7.

Prior to approval of
a Site Plan Review
for Phase 7.

Prior to issuance of
a building permit
for Phase 7.

Applicant shall provide a Temporary Construction Plan (identifies emergency access, temporary on-site improvements, permanent onsite improvements, circulation, fencing, etc.) that demonstrates a compliant transition of this Phase to subsequent Phases.

Prior to issuance of
a building permit
for Phase 7.

Payment of Rental Housing Impact Fees for Phase 7 Prior to issuance of a building permit
for Phase 7.

An Amendment or Minor Modification to Conditional Use Permit (CUP) 2018-010 shall be submitted and approved. Per Condition No. 7 of CUP 2018-010 (The Salinas Valley Memorial Hospital System [SVMH] Master Plan), “in the event the off-site parking lot located at 241 Abbott Street is no longer available for use by Salinas Valley Memorial Healthcare System, an Amendment or Minor Modification to this Conditional Use Permit shall be submitted to the Community Development Department.”
Prior to issuance of
a building permit
for Phase 7.

Phase 7 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 7.

Tentative Map
The Tentative Map will reconfigure 14 existing lots into 9 lots to coincide with the seven phases of development. The Tentative Map will comply with all conditions of the Planned Unit Development and Conditional Use Permits, including but not limited to the following:

Page | 13
a. Pursuant to SMC Section 31-402 a Final Map shall be approved by the City Council and recorded by the County Recorder prior to issuance of any building permits. b. All privately owned lands and private easements, together with their associated improvements, will be maintained through a Common Area Maintenance Agreement that will be reviewed by the City prior to recordation of the Final Map.

Per SMC Section 31-401.6 the proposed Tentative Map was circulated to public agencies, utilities, and school districts for review and recommendations to the City regarding the effect of the proposed subdivision. It was circulated on May 8, 2024 for the required 15-day review and ended on May 23, 2024. The City received a letter from MBARD on May 17, 2024 stating the project was already reviewed and comments were provided on the IS – MND. The City also received comments from MST on May 23, 2024, reiterating IS-MND comments provided regarding bus stop design and location.

Affordable Housing Plan
As the project exceeds ten residential units, it is subject to the Inclusionary Housing Ordinance per SMC Section 17-16. Applicant commits to offering the appropriate amount of residential rental units to the Section 8 Housing Choice Voucher Program (8% very low and 4% lower income) based on total number of units allowed per the density calculations. Under the Rental Housing Impact Fees Plan dated May 3, 2024 (Exhibit SS), the Applicant commits to 29 residential rental units to the Section 8 Housing Choice Voucher Program for the 242 dwelling units. However, as stated above this is higher than current General Plan and Zoning density currently allowed. The Rental Housing Impact Fees Plan will be updated to reflect the number of units allowed under current allowed density, which is 197 total units with 24 dedicated to the Section 8 Housing Choice Voucher Program. However, should the General Plan and underlying zoning in the future at time of submittal of residential uses authorize a density increase, the total number of residential rental units and the number of units allocated to Section 8 could be increased, which would trigger an amendment to the Planned Unit Development permit and Rental Housing Impact Fee Plan. 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. Therefore, the IS-MND analyzed additional density of up to 242 residential units should it be permitted by the General Plan and underlying zoning in the future. 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 to produce off-site affordable rental units. The units held for Section 8 Housing Choice Voucher Program are not subject to a Deed Restriction under the Inclusionary Housing Ordinance. The applicant would also pay a Rental Housing Impact Fee to produce off-site affordable rental units.

Planning Commission
On May 29, 2024, the Planning Commission held a Special Meeting to consider the proposed Mixed Use Development project and 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 Page | 14
Map 2022-001 as reflected in the attached Planning Commission Resolution 2024-06.

At the meeting, the Planning Commission requested clarification regarding the total number of projected units that will be designated as very low-income and low-income. In response, staff has modified the Affordable Housing Plan and the Planned Unit Development permit to clarify that the total number of authorized units currently allowed by the Zoning District is 197. Accordingly, staff has modified the Rental Housing Impact Fees Plan to reflect the allowed 197 units and adjusted the corresponding number of residential dwelling units allocated to Section 8 Housing from 29 to 24. City Staff further clarified that should the General Plan and underlying zoning in at time of future submittal of residential uses authorize a density increase, the total number of residential rental units and the number of units allocated to Section 8 would increase, which would trigger an amendment to the Planned Unit Development permit and Rental Housing Impact Fee Plan. Staff further clarified that the IS-MND analyzed up to 242 dwelling units, which exceeds the current 10 unit per acre density requirement for the subject 19.7-acre site. 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. Therefore, the IS-MND analyzed additional density of up to 242 residential units should it be permitted by the General Plan and underlying zoning in the future.

Housing and Land Use Subcommittee
The Housing and Land Use Subcommittee reviewed the proposed project as an informational item on June 4, 2024, and recommended that City Council approve the project. At the HLUC the question was asked about the length of the deed restriction for the Section 8 Housing Units. An incorrect response of 30 years was provided. The correct response is that the units held for Section 8 Housing Choice Voucher Program are not subject to a Deed Restriction under the Inclusionary Housing Ordinance. HLUC comments also included maximizing open space and the encouraging additional non-Section 8 affordable units. The Rental Housing Impact Fees Plan proposed by the applicant meets the Inclusionary Housing Ordinance requirements, therefore, no additional affordable units can be required by the City.

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.

CEQA CONSIDERATION:

The environmental impacts of the project have been analyzed in accordance with 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 because the mitigation measures outlined in the proposed Mitigation Monitoring and Reporting Program have been included in the project.

Page | 15
The IS-MND was routed to responsible agencies on February 10, 2023, and posted at the County Clerk’s Office on February 10, 2023; the deadline for comments was March 13, 2023. The State Clearinghouse received the document on February 10, 2023; the deadline for Clearinghouse comments was March 13, 2023 (SCH Number 20223020282).

Public comments were received from interested parties and separate public agencies (MontereySalinas Transit [MST], California Department of Transportation [Caltrans], and the Monterey Bay Air Resources District [MBARD]) during the comment period as described below:

1. Comments received from Michelle Overmeyer, Director of Planning and Innovation, MST, on March 3, 2023, providing recommendations regarding a potential new bus stop to serve the project site and clarifying information regarding existing transit service near the project site.

Staff Response: Should new bus stops or new lanes associated with the project be proposed, design and construction would comply with MST’s Designing for Transit Guidelines and ADA requirements. Information regarding existing transit service was revised in the Final Initial Study - Mitigated Negative Declaration.

2. Comments received from Chris Bjornstad, Associate Transportation Planner, Caltrans, on March 13, 2023, stating that any work that occurs within the state’s right-of-way will require an encroachment permit and would be subject to the terms of that permit.

Staff Response: As summarized in the Project Description of the Initial Study - Mitigated Negative Declaration, the project does not propose work within the state’s right-of-way. If work within the state’s right-of-way is necessary, the project applicant would obtain an encroachment permit and would coordinate with Caltrans to determine the appropriate pathway for project review and approval.

3. Comments received from Edward Ballaron, Air Quality Planner, MBARD, on March 13, 2023 stating that project fugitive dust emissions can be further mitigated with MBARD Best Management Practices; any stationary engines greater than 50 horsepower must be permitted by MBARD or registered with the California Air Resources Board; and that MBARD suggests using guidance from the Bay Area Air Quality Management District or the Sacramento Metropolitan Air Quality Management District to evaluate construction greenhouse gas emissions.

Staff Response: As described in Section 3, Air Quality, of the Initial Study - Mitigated Negative Declaration, fugitive dust emissions (PM10 and PM2.5) associated with the project would be well below MBARD thresholds. The project applicant would be required to comply with California Air Resources Board and MBARD permit requirements as applicable. Construction greenhouse gas emissions were analyzed in Section 8, Greenhouse Gas Emissions, of the MND. Page 62 details the thresholds that were used, stating that “in the absence of any adopted numeric threshold, the significance of the project’s GHG emissions is evaluated consistent with CEQA Page | 16
Guidelines Section 15064.4(b) by considering whether the project complies with applicable plans, policies, regulations, and requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions.” The project’s construction-related greenhouse gas emissions of 130 metric tons per year (reported in Table 8 of the MND), are well below Sacramento Metropolitan Air Quality Management District’s construction emission threshold of 1,100 metric tons per year.

The project has been evaluated in an Initial Study/Mitigated Negative Declaration and was found to have less than significant impacts to the environment with mitigation.

STRATEGIC PLAN INITIATIVE:

This staff report and recommendations align with the following City Council strategic planning initiatives:
• Housing/Affordable Housing; and
• Economic Development
DEPARTMENTAL COORDINATION:

The proposed project has been discussed among the Current Planning, Permit Services, Housing Divisions of the Community Development Department, City Attorney, the Public Works Department, and the Fire Department.

FISCAL AND SUSTAINABILITY IMPACT:

No significant impacts to the City’s General Fund is anticipated with the approval of this application. Future revenue generated from future development will include application and permit fees and increase sales and property tax, depending on final uses.

ATTACHMENTS:

Proposed City Council Resolution
Planning Commission Resolution 2024-006
Unofficial May 29, 2024 Planning Commission Minutes
May 3, 2024, Letter from Uni-Kool Partners and Cadius Partners Limited’s Attorney Draft Planned Unit Development 2020-002, Conditional use Permit 2020-030, and Tentative Map 2022-001 with the following exhibits:

Exhibit “A” Vicinity Map
Exhibit “B” Cover Sheet (Sheet A0.00)
Exhibit “C” Project Information (Sheet A0.10)
Exhibit “D” Existing Overall Plan (Sheet A1.00)
Exhibit “E” Architectural Master Plan (Sheet A1.01)
Exhibit “F” Overall Phasing Master Plan (Sheet A1.10)
Exhibit “G” Enlarged Site Phasing: Phase 1 (Sheet A1.11) Page | 17
Exhibit “H” Enlarged Site Phasing: Phases 2 & 3 (Sheet A1.12) Exhibit “I” Enlarged Site Phasing: Phases 4 & 5 (Sheet A1.13) Exhibit “J” Enlarged Site Phasing: Phase 6 (Sheet A1.14) Exhibit “K” Enlarged Site Phasing: Phase 7 (Sheet A1.15) Exhibit “L” Overall Site Traffic Plan (Sheet A1.20)
Exhibit “M” Overall Conceptual Parking Plan (Sheet A1.30) Exhibit “N” Overall Lighting Plan (Sheet A1.40)
Exhibit “O” Overall Conceptual Master Landscape Plan (Sheet A1.50) Exhibit “P” Landscaping Details (Sheet A1.51)
Exhibit “Q” Phase 1: Conceptual Interim Improvement Site Plan (Sheet A2.00) Exhibit “R” Phase 1: Site Plan (Sheet 2.01)
Exhibit “S” Extended Stay Hotel: Phase 1 Enlarged Site Plan (Sheet A2.10) Exhibit “T” Extended Stay Hotel: Phase 1 Conceptual Landscape Plan (Sheet A2.50)
Exhibit “U” Extended Stay Hotel: Ground Floor Plan (Sheet A3.10) Exhibit “V” Extended Stay Hotel: Upper Floor (2 through 4) Plan (Sheet A3.11) Exhibit “W” Extended Stay Hotel: Acoustical Requirements (Sheet A3.12) Exhibit “X” Extended Stay Hotel: Concept Perspective Facing Abbott (Sheet A4.10)
Exhibit “Y” Extended Stay Hotel: Concept Perspective Facing Roundabout (Sheet A4.11)
Exhibit “Z” Extended Stay Hotel: Concept Perspective Facing John (Sheet A4.12)
Exhibit “AA” Extended Stay Hotel: Concept Perspective Facing John/Abbott (Sheet A4.13)
Exhibit “BB” Extended Stay Hotel: Concept Perspective Porte Cochere (Sheet

4.14)
Exhibit “CC” Extended Stay Hotel: Concept Perspective Outdoor Patio (Sheet

4.15)
Exhibit “DD” Extended Stay Hotel: Conceptual Section/South Elevation (Sheet A5.10)
Exhibit “EE” Extended Stay Hotel: Conceptual East Elevation (Sheet A5.11) Exhibit “FF” Extended Stay Hotel: Conceptual North Elevation (Sheet A5.12) Exhibit “GG” Extended Stay Hotel: Conceptual West Elevation (Sheet A5.13) Exhibit “HH” Extended Stay Hotel: Color and Materials Board (Sheet A6.10) Exhibit “II” Interior Noise Memorandum prepared by Rincon Consultants, Inc. on April 18, 2022
Exhibit “JJ” Tentative Map – Site Plan (Sheet C1.0)
Exhibit “KK” Tentative Map – Existing Site Plan (Sheet C1.1) Exhibit “LL” Tentative Map – Site Phasing Plan (Sheet C1.2) Exhibit “MM”Tentative Map – Site Layout Plan (Sheet C1.3) Exhibit “NN” Tentative Map – Site Grading Plan (Sheet C1.4) Exhibit “OO” Tentative Map – Site Utility Plan (Sheet C1.5) Exhibit “PP” Tentative Map – Site Drainage Plan (Sheet C1.6) Exhibit “QQ” Engineer’s Report, dated March 10, 2023
Exhibit “RR” Housing Memorandum, dated October 13, 2022 Page | 18
Exhibit “SS” Rental Housing Impact Fees Plan dated May 3, 2024 Exhibit “TT” Mitigated Negative Declaration
Exhibit “UU” Mitigation Monitoring Reporting Program
Exhibit “VV” Initial Study with Appendices
Traffic and Transportation Commission Minutes, March 9, 2023 Monterey Salinas Transit Comments, dated March 3, 2023
Caltrans Comments, dated March 13, 2023
MBARD Comments, dated March 13, 2023
MBARD Tentative Map Comments, May 17, 2024
MST Tentative Map Comments, dated May 23, 2024
Cc: The Uni-Kool Partners, Property Owner/Applicant
Cadius Partners Limited, Intended Applicant/Permittee, Phase I Extended Stay Hotel CUP Heather Wiebe, Project Architect
Michael Harrington
Monterey Salinas Transit
Caltrans
MBARD
I:\ComDev\Planning Share Space\John and Abbott\CC\CC Staff Report - John St Abbott St Mixed Use.docx

Page 1 of 36 ends

RESOLUTION NO. ____________ (N.C.S.)

A RESOLUTION OF THE CITY OF SALINAS CITY COUNCIL ADOPTING THE

PROPOSED MITIGATED NEGATIVE DECLARATION (MND) AND MITIGATION

MONITORING AND REPORTING PROGRAM (MMRP) PURSUANT TO SECTION 15074 OF THE CEQA GUIDELINES; APPROVING PLANNED UNIT DEVELOPMENT (PUD) PERMIT 2020-002 FOR A SEVEN PHASE MASTER SITE PLAN AND ALTERNATIVE DEVELOPMENT STANDARDS; APPROVING CONDITIONAL USE PERMIT (CUP) 2022-030 FOR THE MIXED USE DEVELOPMENT AND THE DEVELOPMENT OF AN EXTENDED STAY HOTEL; AND APPROVING A
TENTATIVE MAP (TM) TO RECONFIGURE 14 LOTS INTO 9 LOTS LOCATED

SOUTHEAST OF THE JOHN STREET AND ABBOTT STREET INTERSECTION IN THE COMMERCIAL OFFICE – ABBOTT STREET FOCUSED GROWTH OVERLAY (CO – FG-4) AND INDUSTRIAL – GENERAL (IG) ZONING DISTRICT (PUD 2020-002, CUP 2020-030, AND TENTATIVE MAP 2022-001
WHEREAS, 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; and WHEREAS, on May 15, 2024, the City formally noticed the continuance of this project to a May 29, 2024 Special Meeting of the Salinas Planning Commission, due to the regularly scheduled May 15, 2024 Planning Commission hearing being canceled due to a lack of quorum; and
WHEREAS, on May 29, 2024, the Salinas Planning Commission, at the request of the Applicant and Property Owner, The UniKool Partners, held a duly noticed public hearing to consider Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001 to construct a seven-phase, Mixed Use Development with a 70,000 square-foot hotel with 111 guest rooms, approximately 232,800 square feet of residential uses (197 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 southeast of John Street and Abbott Street; and WHEREAS, the Planning Commission considered a 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 Commission weighed the evidence presented at said public hearing, including the Staff Report, determined positive findings could be established for approval of the project, adopted Resolution 2024-006 recommending that City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring Program and approve Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001; and WHEREAS, on June 4, 2024, the Housing and Land Use Committee recommended that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring Program and approve Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001; and

Page 2 of 36 ends

WHEREAS, based on Planning Commission and Housing and Land Use Committee comments on the Affordable Housing Plan, City Staff modified the Planned Unit Development permit to clarify that the current density allowed under the current General Plan and zoning district as 197 dwelling units. Accordingly, a modification to the Rental Housing Impact Fees Plan to reflect the current density along with a modification to the number of residential dwelling units allocated to Section 8 Housing to 24 dwelling units will be executed; and WHEREAS, City Staff further clarified that if the General Plan and underlying zoning in the future at time of submittal of the residential uses authorizes a density increase, in this case the IS-MND analyzed up to 242 dwelling units, it would also increase the residential rental units allocated to Section 8 to 29 dwelling units, which would trigger an amendment to the Planned Unit Development permit and the Rental Housing Impact Fee Plan; and WHEREAS, the City Council held a duly noticed public hearing on June 11, 2024 and considered the Staff Report, meeting minutes, Planning Commission Resolution, public testimony, information contained in the Initial Study and related environmental documents including the Mitigated Negative Declaration and Mitigation Monitoring Program, and correspondence regarding the project.

NOW, THEREFORE, BE IT RESOLVED that the Salinas City Council adopts the Mitigated Negative Declaration and Mitigation Monitoring Program and approve Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001; and
BE IT FURTHER RESOLVED that 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 the Mitigated Negative Declaration and Mitigation Monitoring Program:

1. The City Council hereby finds that a Mitigated Negative Declaration (MND) 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 documents, together with the comments received during the public review process. On the basis of the whole record before it, the Council finds that, with the conditions of approval and the proposed mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment and that the MND reflects the Council’s independent judgment and analysis. On this basis, the Council adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; The environmental impacts of the project have been analyzed in accordance with 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 because the mitigation measures outlined in the proposed Mitigation Monitoring and Reporting Program have been included in the project. The Initial Study - Mitigated Negative Declaration was routed to responsible agencies on February 10, 2023 and posted at the County Clerk’s Office on February 10, 2023; the deadline for comments was March 13, 2023. The State Clearinghouse received the

Page 3 of 36 ends

document on February 10, 2023; the deadline for Clearinghouse comments was March 13, 2023 (SCH Number 20223020282).

Public comments were received from interested parties and separate public agencies (Monterey-Salinas Transit [MST], California Department of Transportation [Caltrans], and the Monterey Bay Air Resources District [MBARD]) during the comment period as described below:

1. Comments received from Michelle Overmeyer, Director of Planning and Innovation, MST, on March 3, 2023 providing recommendations regarding a potential new bus stop to serve the project site and clarifying information regarding existing transit service near the project site.

Staff Response: Should new bus stops or new lanes associated with the project be proposed, design and construction would comply with MST’s Designing for Transit Guidelines and Americans with Disabilities Act (ADA) requirements. Information regarding existing transit service was revised in the Final IS MND.

2. Comments received from Chris Bjornstad, Associate Transportation Planner, Caltrans, March 13, 2023 stating that any work that occurs within the state’s right-of-way will require an encroachment permit and would be subject to the terms of that permit.

Staff Response: As summarized in the Project Description of the IS MND, the project does not propose work within the state’s right-of-way. If work within the state’s rightof-way is necessary, the project applicant would obtain an encroachment permit and would coordinate with Caltrans to determine the appropriate pathway for project review and approval.

3. Comments received from Edward Ballaron, Air Quality Planner, MBARD, March 13, 2023 stating that project fugitive dust emissions can be further mitigated with MBARD Best Management Practices; any stationary engines greater than 50 horsepower must be permitted by MBARD or registered with the California Air Resources Board; and that MBARD suggests using guidance from the Bay Area Air Quality Management District or the Sacramento Metropolitan Air Quality Management District to evaluate construction greenhouse gas emissions.

Staff Response: As described in Section 3, Air Quality, of the IS MND, fugitive dust emissions (PM10 and PM2.5) associated with the project would be well below MBARD thresholds. The project applicant would be required to comply with California Air Resources Board and MBARD permit requirements as applicable. Construction greenhouse gas emissions were analyzed in Section 8, Greenhouse Gas Emissions, of the IS - MND. Page 62 details the thresholds that were used, stating that “in the absence of any adopted numeric threshold, the significance of the project’s GHG emissions is evaluated consistent with CEQA Guidelines Section 15064.4(b) by considering whether the project complies with applicable plans, policies, regulations, and requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions.” The project’s construction-related greenhouse gas emissions of 130 metric tons per year (reported in Table 8 of the MND), are well below Sacramento Metropolitan Air Quality Management District’s construction emission threshold of 1,100 metric tons per year.

Page 4 of 36 ends

For the Planned Unit Development Permit:

2. The location of the planned unit development is in accord with the objectives of this Zoning Code and the purposes of the district in which the site is located; The site is currently zoned Commercial Office – Abbott Street Focused Growth Overlay (CO – FG-4) on 13 of the 14 existing lots. Per Salinas Municipal Code (SMC) Section 37-

30.190(k)(2), the purpose of the Commercial Office District is to provide areas for primarily for offices, personal services, financial services, mixed use residential, and for residential uses. In accordance with the purpose of CO-FG-4 overlay district, the proposed project would involve a mix of commercial and office, which would support future residents of the residential development within the proposed PUD.

Per SMC Section 37-40.200, the purpose of the Abbott Street Focused Growth Overlay is to focus growth at high potential, under-utilized sites ("focused growth overlay areas") within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. One lot is zoned Industrial – General (IG), which SMC Section 37-30.300(e)(3) defines as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for locations in the city; and protects Salinas’ general industrial areas from competition for space from unrelated commercial uses that could more appropriately be located elsewhere in the City. The proposed project meets the purpose of the Abbott Street Focused Growth Overlay in that it involves a mix of commercial and residential development that would revitalize the existing site and be compatible with existing uses that includes a mix of commercial and industrial uses.

A portion of the site is within the City of Salinas Airport Overlay District (AR), which serves the Salinas Municipal Airport. SMC Section 37-40.410 states that the purpose of this district is to fulfill the city's obligations, in accordance with requirements of state law (Government Code Section 65302.3), to implement the airport land use compatibility policies adopted by the Monterey County Airport Land Use Commission; regulate land use development within the vicinity of Salinas municipal airport to protect it from potential encroachment by land uses which are incompatible with airport activities and which may impair the future development and use of the airport; and minimize the public's exposure to excessive noise and safety hazards that would result from incompatible land use development within areas around airport. However, the proposed John Street and Abbott Street Mixed Use Development and associated entitlements are not located within the 1982 Salinas Muni Airport Land Use Plan (ALUP) Area of Influence. Per SMC Section 37-

40.415, the city shall require the owner of any property located in the Salinas Municipal Airport "area of influence" to dedicate an avigation easement as a condition of approval of any development review application, or structure identified in SMC Section 37-40.420(a) or (b). The easement is required to protect the airport airspace from objects which could constitute hazards to air navigation, and to inform future owners and prospective purchasers of the property that aircraft may fly over the location at low altitudes while approaching, departing, or maneuvering near the associated airport. Such easement shall include special provisions, for properties within the clear zone, required for the California International Airshow (see Figure 37-40.210). The easement shall be dedicated prior to the recordation of any land division or if there is no land division prior to the issuance of the first building permit for the development. Furthermore, the height of all structures shall not exceed the

Page 5 of 36 ends

maximum allowed per the underlying zoning district.

3. The planned unit development and the proposed conditions under which it would be developed or maintained are consistent with the Salinas general plan, applicable specific plan, and other plans and policies adopted by the Salinas city council and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the planned unit development, nor detrimental to properties or improvements in the vicinity or to the general welfare of the city; and The project site is designated as Office and General Industrial. The project site also falls within the Abbott Street Focused Growth Overlay District, which the City’s General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community. The site is zoned as Commercial Office and General Industrial, sharing the same boundaries as the General Plan designations. Salinas Municipal Code defines Commercial Office as areas primarily for offices, personal services, financial services, mixed-use residential and for residential uses (SMC Section 37-30.190(k)(2)). The code defines General Industrial as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable (SMC Section 37-30.300(e)(3)).

The following lists applicable General Plan policies intended to reduce environmental effects of projects and indicates the project’s consistency with those policies.

Policy Consistency
Policy LU-1.1: Balanced Land Use Pattern. Achieve a
balance of land uses to provide for a range of housing, jobs, libraries, and educational and recreational facilities that allow residents to live, work, shop, learn, and play in the community.

Consistent. The project would facilitate the development of an under-utilized area with a mix of uses, specifically residential and commercial.

Policy LU-1.2: Accommodate Projected Growth. Provide
a plan for land uses that includes capacity to accommodate growth projected for 2020 and beyond.

Consistent. The project would develop approximately
232,800 square feet of residential uses that would assist in accommodating population growth.

Policy LU-2.1 Minimize Growth Impacts to Agricultural
Lands. Minimize disruption of agriculture by maintaining a compact city form and directing urban expansion to the
north and east, away from the most productive agricultural land.

Consistent. The project would involve infill development in an already urbanized area, where no active agricultural lands exist.

Policy LU-2.4: In-fill Development. Utilized welldesigned infill development and selective increase density within Focused Growth Areas to maintain compact city
form.

Consistent. The project would involve development within the Abbott Street Focused Growth Area and would maintain compact city form.

Policy LU-2.5. Future Growth and the Environment.

Ensure that negative impacts of future growth on
environmental quality and quality of life are minimized and adequate levels of urban services and facilities are
maintained.

Consistent. This IS MND demonstrates that the project
would not have significant impacts on the environment.

Mitigation measures are provided where applicable,
including under Biological Resources, Cultural Resources, Hazards and Hazardous Materials, Transportation, and
Tribal Cultural Resources, implementation of which would ensure potential impacts are mitigated to less than
significant levels. The project would involve commercial and residential development, which would contribute to the urban services and facilities within the city.

Policy LU-3.7. Revitalization of Commercial and
Industrial Areas. Revitalize the existing commercial and industrial areas within the City including: the Central City and Sunset Avenue Redevelopment Project Areas; the
commercial areas along North and South Main Streets, West Consistent. The project would involve commercial and
residential development along Abbott Street and would
revitalize an existing commercial area.

Page 6 of 36 ends

Policy Consistency
Market and Abbott Street.

Policy LU-3.8: Essential Worker Housing. Encourage the
production of housing that meets the needs of agricultural and other essential workers within the community.

Consistent. The project would develop approximately
232,800 square feet of residential uses that could serve essential worker populations.

As demonstrated by the above table, the project would be consistent with the 2002 Salinas General Plan. Further, as demonstrated in the Initial Study Mitigated Negative Declaration, implementation of the project would not result in impacts that would cause a substantial adverse effect on human beings, including those related to air quality, hazardous materials, emergency response, proximity to airport activities, noise, or transportation hazards. As discussed in the Initial Study-Mitigated Negative Declaration, these impacts would be less than significant with or without mitigation. Therefore, the project would 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.

4. The planned unit development does not represent an exception to the standards of this Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development, which strictly complies with base district property development regulations.

The planned unit development does not represent an exception to the standards of the Zoning Code; however, it is providing an alternative resulting in superior design in comparison to development, which strictly complies with base district property development regulations. The proposed master plan is a multi-phase, mixed-use planned unit development encompassing multiple existing lots. The proposed project will comply with the density and floor area ratio (FAR) requirements in the Zoning Code; however, under the PUD alternative development standards are proposed for off-street parking, usable open space requirements, parking lot tree requirements, and the location of the hotel in the center of the development. These alternative standards will be offset and enhanced through the superior design standards described below.

Twenty new buildings, re-use of the existing butler building, surface parking, pedestrian walking paths and plazas, internal private drives, and a new signalized intersection is planned at Abbott Street and Maple Street. This development will incorporate multiple uses including a variety of multi-family housing options, as well as a variety of supporting uses to serve and enrich this and the immediately surrounding community. This master plan provides an alternative in superior design in providing:
a. Pedestrian-friendly community experience by offering multiple exterior plazas and walkable paths that tie the buildings together.
b. Low impact development concepts are being meaningfully incorporated into the project to address storm water quality as well as water and energy consumption. c. The proposed landscaping will include a mixture of native-style plants and trees that will be watered with drip irrigation.
d. The design aesthetic of the future buildings within this new mixed-use development is described as "Modern Latin".
e. Locations and footprints of the future buildings shown on the master site plan are

Page 7 of 36 ends

provided for conceptual reference only and each building/phase will be submitted for site plan review under separate cover.
f. Project will continue to comply with the density Floor Area Ratio (FAR) requirements of the underlying zoning district.

For the Conditional Use Permit:

5. The proposed location of the use is in accordance with the objectives of the Salinas General Plan, this Zoning Code and the purposes of the district in which the site is located;
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 defines 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. The City is currently undertaking its 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 site is currently zoned Commercial Office – Abbott Street Focused Growth Overlay (CO – FG-4) on 13 of the 14 existing lots. Per Salinas Municipal Code (SMC) Section 37-

30.190(k)(2), Commercial Office provides areas for primarily for offices, personal services, financial services, mixed use residential, and for residential uses. Per SMC Section 37-

40.200, the purpose of the Abbott Street Focused Growth Overlay is to focus growth at high potential, under-utilized sites ("focused growth overlay areas") within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. One lot is zoned Industrial – General (IG), which SMC Section 37-30.300(e)(3) defines as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for locations in the city; and protects Salinas’ general industrial areas from competition for space from unrelated commercial uses that could more appropriately be located elsewhere in the City. In accordance with the purpose of CO-FG4 overlay district, the proposed project would involve a mix of commercial and office, which would support future residents of the residential development within the proposed PUD.

Page 8 of 36 ends

excessive noise and safety hazards that would result from incompatible land use development within areas around airport. However, the proposed John Street and Abbott Street Mixed Use Development and associated entitlements are not located within the 1982 Salinas Muni Airport Land Use Plan (ALUP) Area of Influence. Per SMC Section 37-

6. 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 designated as Office and General Industrial. The project site also falls within the Abbott Street Focused Growth Overlay District, which the City’s General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community. The site is zoned as Commercial Office and General Industrial, sharing the same boundaries as the General Plan designations. Salinas Municipal Code defines Commercial Office as areas primarily for offices, personal services, financial services, mixed-use residential and for residential uses (SMC Section 37-30.190(k)(2)). The code defines General Industrial as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable (SMC Section 37-30.300(e)(3)).

The following lists applicable General Plan policies intended to reduce environmental effects of projects and indicates the project’s consistency with those policies.

Consistent. The project would facilitate the development of an under-utilized area with a mix of uses, specifically residential and commercial.

Policy LU-1.2: Accommodate Projected Growth. Provide
a plan for land uses that includes capacity to accommodate growth projected for 2020 and beyond.

Consistent. The project would develop approximately
232,800 square feet of residential uses that would assist in accommodating population growth.

Consistent. The project would involve infill development in an already urbanized area, where no active agricultural lands exist.

Policy LU-2.4: In-fill Development. Utilized welldesigned infill development and selective increase density Consistent. The project would involve development within the Abbott Street Focused Growth Area and would maintain

Page 9 of 36 ends

Policy Consistency
within Focused Growth Areas to maintain compact city
form.
compact city form.

Policy LU-2.5. Future Growth and the Environment.

Ensure that negative impacts of future growth on
environmental quality and quality of life are minimized and adequate levels of urban services and facilities are
maintained.

Consistent. This IS-MND demonstrates that the project
would not have significant impacts on the environment.

Consistent. The project would involve commercial and
residential development along Abbott Street and would
revitalize an existing commercial area.

Policy LU-3.8: Essential Worker Housing. Encourage the
production of housing that meets the needs of agricultural and other essential workers within the community.

Consistent. The project would develop approximately
232,800 square feet of residential uses that could serve essential worker populations.

As demonstrated by the above table, the project would be consistent with the Salinas General Plan. Further, as demonstrated in the Initial Study-Mitigated Negative Declaration, implementation of the project would not result in impacts that would cause a substantial adverse effect on human beings, including those related to air quality, hazardous materials, emergency response, proximity to airport activities, noise, or transportation hazards. As discussed in the Initial Study-Mitigated Negative Declaration, these impacts would be less than significant with or without mitigation. Therefore, the project would 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.

7. The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions required for the proposed use.

The site is currently zoned Commercial Office – Abbott Street Focused Growth Overlay (CO – FG-4) on 13 of the 14 existing lots, which allows for offices, personal services, financial services, mixed use residential, and for residential uses. One lot is zoned Industrial – General (IG). The Abbott Street Focused Growth Overlay intends to focus growth at high potential, under-utilized sites within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. The proposed project would include a Planned Unit Development and be consistent with both of these zoning districts. Conditions have been recommended for this permit to ensure that, when implemented, the project will conform and comply with the provisions of the Salinas Zoning Code. For example, a condition requires all mitigation measures listed in the Mitigation Monitoring Reporting Program shall be conditions of approval.

For the Tentative Map:

Page 10 of 36 ends

8. The proposed map is consistent with the General Plan or any applicable Specific Plan, the Zoning Code, the Subdivision Ordinance, the Subdivision Map Act, and other applicable provisions of this Code.

The proposed Tentative Map is a request to subdivide 14 existing lots into 9 lots on a 22.74 acre site with alternative development standards, except for lot development regulations.

The project includes interior private drives and street frontage design for interior roadways including curbs, gutters, sidewalks, driveway approaches pedestrian curb ramps, streetlights, street trees, and street intersections.

The proposed Tentative Map is consistent with the Salinas General Plan and Zoning Code.

Of the 14 lots of the project site, 13 lots are designated as Office on by the Salinas General Plan and zoned Commercial Office – Abbott Street Focused Growth Overlay (CO – FG4). One lot is designated General Industrial by the Salinas General Plan and is zoned Industrial – General (IG) by the Salinas Zoning Map. Under the current zoning, the site only allows a net density of 10 dwelling units per net acre, or approximately 197 dwelling units. However, this a phased project over the next 10 years and the General Plan Update (GPU), which is already underway may ultimately increase allowed density. 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. Therefore, the environmental analysis conducted assumes additional density of 242 dwelling units should it be permitted by underlying zoning in the future. No Specific Plans or Precise Plans are applicable to the site.

9. The design or improvement of the proposed subdivision is consistent with the General Plan, standard specifications, design standards, standard plans, development regulations, and any applicable Specific Plan.

There are no Specific Plans that regulate the site. The design and improvement of the proposed Map is consistent with the General Plan. The project site is designated as Office on 13 of 14 lots, with one lot being designated General Industrial by the Salinas General Plan. The proposed Mixed use Development falls within the Abbott Street Focused Growth Overlay District, which the City’s General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community is consistent with General Plan Goals and Policies. The project would involve commercial and residential development along Abbott Street and would revitalize an existing commercial area consistent with Land Use Goal LU-3.7.

10. The site is physically suitable for the proposed type of development.

The site is topographically flat. The project is proposing to construct a seven phase, mixeduse development with a 70,000 square-foot hotel with 111 guest rooms, approximately 232,800 square feet of residential uses, 107,900 square feet of retail use, and 30,900 square feet of office use for a total of 478,800 square feet of new development. The project includes interior private drives and street frontage design for interior roadways including curbs, gutters, sidewalks, driveway approaches pedestrian curb ramps, streetlights, street trees, and street intersections. Vehicular access to the project will be provided from Abbott Street, John Street, and ultimately Spicer Street with significant right-of-way improvements. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary

Page 11 of 36 ends

sewer main along Abbott Street. Therefore, the site is physically suitable for the proposed type of development.

11. The site is physically suitable for the proposed density of development.

The site is designated Commercial Office – Abbott Street Focused Growth Overlay (CO – FG-4) on 13 of the 14 existing lots, one lot is zoned Industrial – General (IG) by the Salinas Zoning Map. Under the current zoning, it only allows a net density of 10 dwelling units per net acre, or approximately 197 dwelling units. However, this a phased project over the next 10 years and the General Plan Update (GPU), which is already underway may ultimately increase allowed density. 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. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Therefore, the environmental analysis conducted assumes additional density should it be permitted by underlying zoning in the future.

12. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. However, the City Council may approve a Tentative Map even it is usable to make this finding if an Environmental Impact Report was prepared for the project, and a finding was made that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Environmental Impact Report that would mitigate damage to the environment or to fish and wildlife and their habitat.

The project is located on an in-fill site in an urbanized area surrounded by existing industrial development. Per the Initial Study for the project, there are no sensitive plant or animal species located on the project site. The proposed project is not expected to degrade scenic resources nor degrade the visual character of the area. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street.

Approximately 4.89 acres/213,222 square feet of the site would be landscaped at project completion.

13. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.

The site is currently underdeveloped and is proposing a seven phase, mixed-use development with a 70,000 square-foot hotel with 111 guest rooms, approximately 232,800 square feet of residential uses, 107,900 square feet of retail use, and 30,900 square feet of office use for a total of 478,800 square feet of new development. The site is surrounded by industrial uses and is served by existing infrastructure. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Conditions of approval will ensure compliance with requirements of the City’s Public Works Department. Therefore, the project is not likely to cause public health problems.

14. 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

Page 12 of 36 ends

the proposed subdivision. In this connection, the City Council may approve the map if it finds that alternative easements for access through, or for use of, the property will be provided, and that these will be substantially equivalent to ones previously acquired by the public. The subsection shall apply only to easements established by judgment of a court of competent jurisdiction.

The site is surrounded by industrial uses and is served by existing infrastructure. There are various easements on site, but they will not be adversely impacted by the proposed development. The proposed Tentative Map includes new public utility and common area easements and access easements.

15. The waste discharge from the proposed subdivision into a municipal separated sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board. Sanitary sewers must meet acceptance by Monterey One Water.

The site is served by existing infrastructure. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Conditions of approval will ensure compliance with requirements of the City’s Public Works Department and waste discharge into the sewer system would not result in violations of Regional Water Quality Control Board requirements.

16. Storm drainage system meets the City's NPDES permit and SWDS at the time of Council consideration.

The storm drainage system of the project site meets the City’s NPDES permit and SWDS.

17. If the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, open-space easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the Tentative Map.

The site is not in agricultural use, and no Williamson Act contracts exist on the site.

18. If the Tentative Map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the Tentative Map.

The project site is not subject to the water supply requirements of Section 66473.7 of the Subdivision Map Act because the proposed project consists of less than 500 units.

PASSED AND ADOPTED this 11th day of June 2024 by the following vote:

AYES:

NOES:

ABSENT:

Page 13 of 36 ends

APPROVED
_________________________________
Kimbley Craig, Mayor
ATTEST
________________________
Patricia Barajas, City Clerk
Attachment A: Mitigation Monitoring and Reporting Program I:\ComDev\Planning Share Space\John and Abbott\CC\CC Resolution - John St Abbott St Mixed Use.docx

Page 14 of 36 ends

Attachment A: JOHN STREET AND ABBOTT STREET MIXED USE DEVELOPMENT

PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
(Case File: PUD 2020-002, CUP 2020-030, ER 2020-018, and TM 2022-001) Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
AQ-1:

Construction
Emissions
Reduction
Prior to issuance of
grading permits, the
following measures
shall be implemented:

All mobile off-road
equipment
(wheeled or
tracked) greater
than 50
horsepower used
during
construction
activities shall
meet the USEPA
Tier 4 interim
standards. Tier 4
certification can
be for the original
equipment or
equipment that is
retrofitted to
meet the Tier 4
interim
standards.

Alternative Fuel
(natural gas,
propane, electric,
etc.) construction
equipment shall
be incorporated
where available.

These
requirements
shall be
incorporated into
the contract
agreement with
the construction
contractor. A
copy of the
equipment’s
certification or
model year
specifications
To minimize
toxic air
contaminant
exposure to
sensitive
receptors.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning and
Permit
Services
(Building)
Divisions
During
construction
phase.

Page 15 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
shall be available
upon request for
all equipment onsite.

Electricity shall be
supplied to the
site from the
existing power
grid to support
the electric
construction
equipment. If
connection to the
grid is
determined to be
infeasible for
portions of the
project, a nondiesel fueled
generator shall
be used.

The project would
comply with the
CARB Air Toxics
Control Measure
that limits diesel
powered
equipment and
vehicle idling to
no more than five
minutes at a
location, and the
CARB In-Use
Off-Road Diesel
Vehicle
Regulation;
compliance with
these would
minimize
emissions of
TACs during
construction.

BIO-1:

Nesting Bird
Surveys and
Avoidance

1. For all
phases of the
proposed project that
contain trees,
construction,
grading, site
preparation and other
To avoid
disturbance
of nesting
and specialstatus birds
or migratory
species
protected by
Applicant, or
Successor in
Interest.

Community
Development
Department -
Current
Planning
Division
Within 14 days
prior to the start
of construction.

Page 16 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
ground disturbance
activities required for
future development,
including vegetation
or tree removal, shall
not occur during the
general avian nesting
season (February 1 –
August 31), if
feasible. If breeding
season avoidance is
not feasible, the
applicant shall retain
a qualified biologist,
as approved by the
City of Salinas, to
conduct a
preconstruction
nesting bird survey to
determine the
presence/absence,
location, and status
of nests on or
adjacent to the
project site. The
extent of the survey
buffer area
surrounding the site
shall be established
by the qualified
biologist to ensure
that direct and
indirect effects to
nesting birds are
avoided. To avoid the
destruction of active
nests and to protect
the reproductive
success of birds
protected by the
CFGC, nesting bird
surveys shall be
performed not more
than 14 days prior to
scheduled vegetation
clearance. In the
event that active
nests are discovered,
a minimum buffer of
300 feet for raptors
and 50-foot radius
the MBTA
and Sections
3503,
3503.5, and
3513 of the
CFGC.

Page 17 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
avoidance buffers for
passerines shall be
established around
such active nests and
no construction or
personnel shall be
allowed within the
buffer areas until a
qualified biologist has
determined that the
nest is no longer
active (e.g., the
nestlings have
fledged and are no
longer reliant on the
nest). No ground
disturbing activities
shall occur within this
buffer until the
qualified biologist has
confirmed that
breeding/nesting is
completed, and the
young have fledged
the nest. Nesting bird
surveys are not
required for
construction
activities occurring
between September
1 and January 31.

CUL-1:

Unanticipate
d Discovery
of Cultural
Resources
If archaeological
resources are
encountered during
ground-disturbing
activities, work within
50 feet shall be
halted and the project
archaeologist
meeting the
Secretary of the
Interior’s
Professional
Qualification
Standards for
archeology (National
Park Service 1983)
shall be contacted
immediately to
evaluate the find
pursuant to Public
To ensure
protection of
on-site
cultural
resources.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning and
Permit
Services
(Building)
Divisions
During
construction
phase, if
archaeological
resources are
encountered
during grounddisturbing
activities.

Page 18 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
Resources Code
Section 21083.2. If
necessary, the
evaluation may
require preparation of
a treatment plan and
archaeological
testing for CRHR
eligibility. If the
discovery proves to
be significant under
CEQA and cannot be
avoided by the
project, additional
work may be
warranted, such as
data recovery
excavation, to
mitigate any
significant impacts to
significant resources.

If the resource is of
Native American
origin,
implementation of
Mitigation Measures
TCR-1 may be
required. Any reports
required to document
and/or evaluate
unanticipated
discoveries shall be
submitted to the City
for review and
approval and
submitted to the
NWIC after
completion.

Recommendations
contained therein
shall be implemented
throughout the
remainder of ground
disturbance
activities.

HAZ-1:

RWQCB
Regulatory
Agency
Submittal
Prior to issuance of a
grading permit, the
project applicant shall
retain a qualified
environmental
professional (EP), as
To ensure
protection
from
contaminate
d soil or
Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning
Prior to
issuance of a
grading permit
or other
ground

Page 19 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
defined by the
American Society of
Testing and Materials
(ASTM) E-1527, to
prepare a Phase I
ESA in accordance
with standard ASTM
methodologies to
assess the project site
(including
development Lots 4,
5, and 6). The project
applicant shall submit
the Phase I ESA to
the Central Coast
RWQCB project
manager of the open
Cleanup Program Site
case. Additionally, the
project applicant shall
submit the following
documents to the
Central Coast
RWQCB Cleanup
project manager:

Division and
Public Works
Department –
Development
Engineering
Division
disturbing
work.

Page 20 of 36 ends

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
workplans;
completion of soil,
soil vapor, and/or
groundwater
subsurface
investigations;
installation of soil
vapor or
groundwater
monitoring wells; soil
excavation and
offsite disposal;
completion of human
health risk
assessments; and/or
completion of
remediation reports
or case closure
documents.

Subsurface soil, soil
vapor, and
groundwater
investigations, if
required, shall be
conducted in
accordance with a
sampling plan that
shall be reviewed
and approved by the
Central Coast
RWQCB.

The Central Coast
RWQCB closure and
agency approval
documents shall be
submitted and
reviewed by the City
prior to issuance of
grading permits.

It should also be
noted that the Central
Coast RWQCB may
determine that
Monterey County
HMMS or the DTSC
may be best suited to
perform the cleanup
oversight agency
duties for the
assessment and/or
remediation of this

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Number Nature of Mitigation
Result after
Mitigation
Party
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for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
project. Should the
cleanup oversight
agency be transferred
from the RWQCB to
the Monterey County
HMMS or the DTSC,
this and other
mitigation measures
will still apply.

HAZ-2:

Subsurface
Investigation
The project applicant
shall retain a qualified
environmental
consultant
(Professional
Geologist [PG] or
Professional Engineer
[PE]) to prepare
subsurface
investigations, as
required by the
Central Coast
RWQCB, prior to
construction. The
subsurface
investigations may
include sampling of
the following suspect
release areas:

Stained asphalt and
concrete flooring
Drainage trench with
unlined effluent
ponds and
discolored fluids
Onsite hazardous
materials storage
and abandoned
unidentified
wastes
Onsite ASTs (waste
oil and ammonia)
Former onsite USTs
Former onsite auto
repair, machine
shop, and
gasoline station
Former (potentially
remaining onsite)
To ensure
protection
from
contaminate
d soil or
groundwate
r.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning
Division and
Public Works
Department –
Development
Engineering
Division
Prior to
issuance of a
grading permit
or other
ground
disturbing
work.

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
railroad tracks
and spurs
Former oil storage
warehouse
Additionally, these
subsurface
investigations may
include, but are not
limited to, completion
of:

Geophysical surveys
Soil, soil vapor,
and/or
groundwater
sampling
assessments
Laboratory analysis
for TPH, VOCs,
SVOCs, OCPs,
and metals
The subsurface
investigations shall
provide
recommendations to
address identified
hazards and indicate
when to apply those
recommended
actions in relation to
proposed project
activities. As part of
the subsurface
investigation,
analytical results
shall be screened
against the San
Francisco Bay
RWQCB
environmental
screening levels
(ESLs). These ESLs
are risk-based
screening levels for
direct exposure of a
construction worker
under various depth

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
and land use
scenarios.

If contaminants are
detected at
concentrations
exceeding hazardous
waste screening
thresholds for
contaminants in soil
(CCR Title 22, Section
66261.24),
appropriate steps
shall be undertaken to
protect site workers
during project
construction and if
necessary, the public
during project
operation (see
Mitigation Measures
HAZ-3, HAZ-4, and
HAZ-5).

HAZ-3: Soil
and Soil
Vapor
Managemen
t Plan
The project applicant
shall retain a qualified
environmental
consultant (PG or PE)
to prepare a Soil and
Soil Vapor
Management Plan
(SSVMP) prior to
construction. Where
groundwater impacts
are identified during
implementation of
Mitigation Measure
HAZ-2, a groundwater
To ensure
protection
from
contaminate
d soil or soil
vapor.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning
Division and
Public Works
Department –
Development
and
Engineering
Division
Prior to
issuance of a
grading permit
or other
ground
disturbing
work.

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
management section
shall be added to the
SSVMP. The SSVMP,
or equivalent
document, shall be
prepared to address
onsite handling and
management of
impacted soils, soil
vapor, or other
impacted wastes, and
reduce hazards to
construction workers
and offsite receptors
during construction.

The plan must
establish remedial
measures and/or soil
management
practices to ensure
construction worker
safety, the health of
future workers and
visitors, and the offsite
migration of
contaminants from the
site. These measures
and practices may
include, but are not
limited to:

Stockpile
management
including
stormwater
pollution
prevention and
the installation of
Best
Management
Practices
(BMPs)
Proper disposal
procedures of
contaminated
materials
Monitoring and
reporting
A health and safety
plan for

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Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
contractors
working at the
site that
addresses the
safety and health
hazards of each
phase of site
construction
activities with the
requirements
and procedures
for employee
protection
The health and safety
plan will also
outline proper
soil handling
procedures and
health and safety
requirements to
minimize worker
and public
exposure to
hazardous
materials during
construction.

Prior to demolition
and grading
(construction), the
City shall confirm the
Central Coast
RWQCB’s approval
of the SSVMP. The
project applicant
shall review and
implement the
SSVMP prior to
demolition and
grading
(construction).

If odorous or visually
stained soils, other
indications of
hydrocarbon piping or
equipment, or debris
are encountered
during grounddisturbing activities,
work in the immediate

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Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
area shall be halted
and a qualified
environmental
consultant shall be
contacted immediately
to evaluate the
situation. Work may
continue on other
parts of the project
while impacted soil
investigation and/or
remediation takes
place.

HAZ-4:

Remediation
Where soil is known
to be impacted, or is
identified during
implementation of
Mitigation Measure
HAZ-2 (subsurface
investigation) to be
present, within the
construction envelope
at chemical
concentrations
exceeding hazardous
waste screening
thresholds for
contaminants in soil
(CCR Title 22, Section
66261.24), the project
applicant shall retain a
qualified
environmental
consultant (PG or
PE), to conduct
additional analytical
testing and
recommend soil
disposal
recommendations, or
consider other
remedial engineering
controls, as
necessary.

The qualified
environmental
consultant shall utilize
the development site
analytical results for
waste characterization
To ensure
protection
from and
proper
disposal of
contaminate
d soil.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning
Division and
Public Works
Department –
Development
Engineering
Division
Prior to
issuance of a
grading permit
or other
ground
disturbing
work.

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Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
purposes prior to
offsite transportation
or disposal of
potentially impacted
soils or other
impacted wastes. The
qualified
environmental
consultant shall
provide disposal
recommendations and
arrange for proper
disposal of the waste
soils or other
impacted wastes (as
necessary), and/or
provide
recommendations for
remedial engineering
controls, if
appropriate.

Remediation of
impacted soils and/or
implementation of
remedial engineering
controls may require
additional delineation
of impacts; additional
analytical testing per
landfill or recycling
facility requirements;
soil excavation; and
offsite disposal or
recycling.

The City shall confirm
the Central Coast
RWQCB’s approval of
the development site
disposal
recommendations
prior to transportation
of waste soils
offsite and review and
approve remedial
engineering controls,
prior to construction.

The project applicant
shall review and
implement the
disposal

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Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
recommendations
prior to transportation
of waste soils offsite
and review and
implement the
remedial engineering
controls prior to
construction.

HAZ-5:

Vapor
Mitigation
System
Where soil vapor is
known (or is identified
during implementation
of Mitigation
Measures HAZ-2,
HAZ-3, or HAZ-4) to
be present at
chemical
concentrations
exceeding the ESLs
for sub-slab/soil gas
(vapor) intrusion, the
project applicant shall
retain a qualified
environmental
consultant (PG or PE)
or other qualified
person to prepare a
vapor mitigation
system design for the
proposed project.

The plan shall
include, but is not
limited to:

Design specifications
Material
specifications
Installation
requirements
Monitoring
requirements
The project applicant
shall design and
implement
engineering
measures or
institutional controls
(e.g., soil vapor
To ensure
protection
from soil
vapor.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning and
Permit
Services
(Building)
Divisions;
Public Works
Department –
Development
Engineering
Division
Prior to
issuance of a
grading permit
or other
ground
disturbing
work.

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
barrier) to prevent
potential soil vapor
intrusion into new
residences or
businesses in
accordance with the
measures included
in the DTSC’s Vapor
Intrusion Guidance
Document – Final
(October 2011) and
Vapor Intrusion
Mitigation Advisory,
Revision 1 (October
2011).

Engineering
measures or
institutional controls
shall be submitted to
the City’s Permit
Services Division and
Current Planning
Division prior to the
issuance of any
grading or building
permits. Said
engineering measures
and institutional
controls shall be peer
reviewed by a
qualified third-party
contractor hired by the
City at the project
applicant’s expense to
confirm such
measures and
controls comply with
applicable regulations.

Consultation with the
DTSC or a local
cleanup agency may
be required to confirm
the appropriateness of
the measures and
controls.

The project applicant
and/or contractor shall
retain a qualified
professional to certify
that the accepted

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
measures and
controls are properly
constructed and
functioning at each
residence. Written
verification shall be
submitted to the City.

The efficacy of the
measures and
controls shall be
confirmed and
certified by a
qualified professional
pursuant to the
construction quality
assurance/quality
control testing
guidance of the
DTSC’s Vapor
Intrusion Guidance
Document – Final
(October 2011).

The project applicant
and contractor shall
incorporate a sub-slab
vapor barrier during
construction, the
implementation of
which would prevent
the potential for soil
gas VOCs from
migrating to indoor air.

The City shall confirm
the Central Coast
RWQCB’s approval of
the Vapor Mitigation
System Design prior
to construction. The
project applicant shall
review the Vapor
Mitigation System
Design and install the
system during
construction.

TRA-1:

Office Use
VMT
The applicant for
future office use
development shall
prepare and
To ensure
that VMT
generated
by office
Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Prior to
approval of
permits for

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
Reduction
Program
implement a VMT
Reduction Program
that reduces VMT
generated by the
office components of
the project to VMT per
employee of 6.6 or
less. The VMT
Reduction Program
shall be reviewed and
approved by the City
prior to approval of
permits for proposed
office uses. The
strategies shall
include the following:

Reduce Transit
Headways and
Improve OnStreet Bike
Facilities.

Queue jump
lanes shall be
installed for
northbound MST
buses at the
Maple Street and
Abbott Street
intersection, and
bike lanes shall
be installed
along project site
frontages with
John Street and
Abbott Street.

The project
applicant shall
pay for the cost
of installation of
queue jump
lanes and bike
lanes.

Safe and Well-Lit
Access to
Transit. Office
uses shall
include
pedestrian
facility
improvements
uses does
not exceed

6.6 VMT per
employee.

Planning
Division and
Public Works
Department
proposed
office uses.

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Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
along street
frontages, which
shall include
exterior lighting
along project
frontages served
by transit.

Preferential
Carpool/Vanpo
ol Parking
Spaces. Office
uses shall
include reserved
carpool/vanpool
spaces close to
the building
entrances based
on the City’s
parking
requirements.

Designated Parking
Spaces for Car
Sharing
Vehicles. Office
uses shall
provide
designated
parking spaces
for car sharing
vehicles.

Bike Charging
Facility. Office
uses shall
include a secure
bike charging
facility on site.

Pedestrian Network
Improvements.

Office uses shall
involve
pedestrian
network
improvements
throughout and
around the
project site that
encourage
people to walk.

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Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
Multimodal
Wayfinding
Signage. Office
uses shall
include
multimodal
wayfinding
signage to orient
users to
locations of
sustainable
transportation.

Bicycle Repair
Station/Service
s. Office uses
shall include onsite bicycle repair
tools and space
to use them to
support on-going
use of bicycles
for
transportation.

TCR-1:

Inadvertent
Discoveries
During
Construction

2. In the event
that cultural
resources of
Native
American
origin are
identified
during
grading or
construction,
all earth
disturbing
work within
the vicinity of
the find shall
be
temporarily
suspended
or redirected
until a
qualified
archaeologis
t has
evaluated
the nature
and
significance
To ensure
the
protection of
on-site tribal
cultural
resources.

Applicant, or
Successor in
Interest.

Community
Development
Department –
Current
Planning and
Permit
Services
(Building)
Divisions
During the
construction
phase, if
cultural
resources of
Native
American origin
are identified.

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Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
of the find;
an
appropriate
Native
American
representativ
e, based on
the nature of
the find, is
consulted;
and
mitigation
measures
are put in
place for the
disposition
and
protection of
any find
pursuant to
Public
Resources
Code
Section
21083.2. If
the City, in
consultation
with local
Native
Americans,
determines
that the
resource is a
tribal cultural
resource and
thus
significant
under
CEQA, a
mitigation
plan shall be
prepared
and
implemented
in
accordance
with state
guidelines
and in
consultation
with local

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Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
Native
American
group(s)
prior to
continuation
of any earth
disturbing
work within
the vicinity of
the find. The
plan shall
include
avoidance of
the resource
or, if
avoidance of
the resource
is infeasible,
shall outline
the
appropriate
treatment of
the resource
in
coordination
with the
appropriate
local Native
American
tribal
representativ
e and, if
applicable, a
qualified
archaeologis
t. Examples
of
appropriate
mitigation for
tribal cultural
resources
include, but
are not
limited to,
protecting
the cultural
character
and integrity
of the
resource,
protecting

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Result after
Mitigation
Party
Responsible
for
Implementing
Party
Responsible
for
Monitoring:

Method to
Confirm
Implementatio
n
Timing for
Implementatio
n
traditional
use of the
resource,
protecting
the
confidentialit
y of the
resource, or
heritage
recovery.

PUBLIC HEARING:

PUD 2020-002, CUP 2020-030, TM 2022-001, AND ER 2020-018 (ISMND) 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
Bobby Latino, Associate Planner
Community Development Department
Salinas City Council
Tuesday, June 11, 2024
Background
 PUD for a seven-phase, Mixed Use
Development
 CUP for MU Development in the CO
Zoning District
 CUP for 70,000 square-foot Extended
Stay, Hotel with 111 guest rooms (Phase
1)
 TM to reconfigure 14 lots into 9 lots
PUD
• Modifies following requirements:
 Off-street parking (except Hotel)
 Usable Open Space
 3 & 4 -Bedroom mix
 Hotel siting on street
 Reduces or eliminates 5’ parking
lot island dimension
Seven
Phases
Phase 1
 Conditions of approval:
 Extension of Maple Street
private drive
 Temporary landscaping
improvements along John
and Abbott Street frontages
 Phase I Landscape Plan
 Compliance with on-site
and off-site improvements
 Compliance with Noise
Memorandum
 Compliance with Extended
Stay Hotel regulations
Extended Stay Site Plan
Extended Stay Hotel Rendering
Phase 2
 MU development with 3 buildings
 On a 3-acre lot shared with Phase 2
 Approx. 23,000 s.f.,
 Approx. 12,200 s.f.
 Approx. 15,000 s.f.
 Approx. 28 dwelling units
 Subject to subsequent
administrative SPR for compliance
with PUD
Phase 3
 MU development with 2 buildings
 On a 3-acre lot shared with
Phase 2
 Both approx. 6,400 s.f.
 Retail and office uses
 Subject to subsequent
administrative SPR for
compliance with PUD
Phase 4
 MU development with 2 buildings
 On a 1.3-acre lot.
 Approx. 8,500 s.f.
 Approx. 5,500 s.f.
 Retail uses
 John Street off-site improvements
 Subject to subsequent administrative
SPR for compliance with PUD
Phase 5
 MU development with 2 buildings
 Both approx. 5,500 s.f.
 Retail uses.
 On a 1.1-acre lot.
 Subject to subsequent administrative
SPR for compliance with PUD
Phase 6  MU development with 6 buildings
 On 3 lots totaling 6.5 acres
 Spicer Street private drive
extension
 Approx. 128,000 s.f. of mixed
retail/residential uses.
 Approx. 51,000 s.f. residential.
 Subject to subsequent
administrative SPR for
compliance with PUD
Phase 7
 MU development:
 Upon development, requires
amendment to CUP 2018-010 (remove
(e) SVMH parking lot from this site).
 On 2 lots totaling 4.4 acres
 1 residential building:
 Approx. 83,800 s.f.
 2 retail/office bldgs.
 Approx. 17,000 s.f.
 Approx. 20,800 s.f.
 Subject to subsequent SPR for
compliance with PUD.

Seven
Phases
Tentative Map
 Reconfigure
14 lots into 9
lots.
 Final Map
approval
required by
CC and
recordation
prior to
issuance of
BPs.

Analysis
 General Plan:
 Consistent with GP Policies: LU-1.1, LU-1.2, LU-2.1, LU-2.4, LU-2.5, LU-3.7, and LU3.8.  Zoning Code:
 CO zoning provides areas for offices, personal services, financial services, mixed use residential, and residential uses.
 FG-4 is to focus growth at high potential, under-utilized sites:
 Density under current zoning: net density of 10 dwelling units per net acre, or approx. 197 dwelling units.
 However, the General Plan Update (currently underway), may ultimately increase allowable density on the project site. Therefore, the IS-MND analyzed additional density of up to 242 dwelling units, if permitted in the future.

Analysis
 Affordable Housing Plan
 Project exceeds 10 dwelling units, therefore, subject to the Inclusionary Housing Ordinance.
 Applicant commits to offering the appropriate amount of residential rental units to the Section 8 Housing Choice Voucher Program (8% very low and 4% lower income) based on total number of units allowed per the density calculations.  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 for production of off-site affordable units.
 No deed restriction is required.
 Environmental impacts of the project have been analyzed in accordance with CEQA.
 An IS was prepared and based upon review of the IS, the proposed project will not have a significant effect on the environment because of the mitigation measures outlined in the MMRP.
 Traffic and Transportation Commission recommended approval on 3-9-23.  Planning Commission recommended CC approval on 5-29-24.  Housing and Land use Committee recommended CC approval on 6-4-24.

Analysis
Recommendation
 A motion to adopt a Resolution affirming the findings and:
 Adopt the proposed MND and MMRP pursuant to section 15074 of the CEQA Guidelines;
 Approve PUD 2020-002 for seven-phase Master Site Plan and alternative development standards;
 Approve CUP 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and
 Approve a TM 2022-001 to reconfigure 14 lots into 9 lots.

Public Noticing
 Posted and Mailed on 5-31-24.
 Published in the Monterey County
Weekly on 5-20-24.

SALINAS PLANNING COMMISSION
RESOLUTION NO.2024-06

RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT THE

PROPOSED MITIGATED NEGATIVE DECLARATION (MND) AND MITIGATION

MONITORING AND REPORTING PROCRAM (MMRP) PURSUANT TO SECTION 1507,I OF THE CEQA GUIDELINES; APPROVE PLANNED UNIT DEVELOPMENT (PUD) PERMTT 2020-002 FOR A SEVEN PHASE MASTER SITE PLAN AND ALTERNATIVE DEWLOPMENT STANDARDS; APPROVE CONDITIONAL USE PERMTT (CUP) 2022-030 FOR THE, MIXED USE DEVELOPMENT AND THE DEVELOPMENT OF AN EXTENDED STAY HOTEL; AND APPROVE A TENTATIVE MAP (TM) TO RECONFIGURE 14 LOTS INTO 9 LOTS LOCATED SOUTHEAST OF

THE JOHN STREET AND ABBOTT STREET INTERSECTION IN THE COMMERCIAL OFFICE - ABBOTT STREET FOCUSED GROWTH OVERLAY (CO - FG-1) AND TNDUSTRTAL - GENERAL (rG) ZONTNG DTSTRTCT (PUD 2020-002, CUP 2020-030, AND TENTATM MAP 2022-001)
WHEREAS, on May 15, 2024, the City formally noticed the continuance of this project to a May 29,2024 Special Meeting of the Salinas Planning Commission, due to the regularly scheduled May 15, 2024 Planning Commission hearing being canceled due to a lack of quorum; and
WHER-EAS, on May 29, 2024, the Salinas Planning Commission, at the request of the Applicant and Property Owner, The UniKool Partners, held a duly noticed public hearing to consider Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001 to construct a seven-phase, Mixed Use Development with a 70,000 square-foot hotel with 111 guest rooms, 232,800 square feet of residential uses with rp to 242 residential units, 107,900 square feet ofretail use, and 30,900 square feet of office use for a total of441,600 square feet ofnew development southeast ofJohn Street and Abbott Street; and WHEREAS, a May 3, 2024,1etter from the attomey 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; and WHEREAS, the PlarLning Commission weighed the evidence presented at said public hearing, including the Staff Report which is on file at the Community Development Department together with the record of environmental review; and
WHEREAS, the Planning Commission has reviewed and considered the information contained in ihe Initial Study and related environmental documents including the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

NOW, THEREFORE, BE IT RESOLVED by the Salinas Planning Commission that it recommends 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; and BE IT FURTHER RESOL\aED that the Salinas Planning Commission 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:

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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The Planning Commission hereby recommends that the City Council finds that an Initial Study - Mitigated Negative Declaration has been prepared with respect to the project in compliance with the Califomia Environmental Quality Act (CEQA) of 1970, as amended. and the guidelines promulgated thereunder. Further, this Commission has independently reviewed and considered the information contained in the Initial Study - Miligated Negative Declaration and related environmental documents, together with the comments received during the public review process. On the basis ofthe whole record before it. the Commission finds that, with the conditions of approval and the proposed mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment and that the IS - MND reflects the Commission's independent judgment and analysis. On this basis, the Commission adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (Attachment A). l. The Planning Commission hereby recommends that the CiO'Councilfinds that an Initial Stutly - Miligated Negative Declaration has been prepared with respect to the project in compliance b,ith the California Environmental Qualig Act (CEQA) ol 1970, as amended, and the guidelines promulgated thereunder. Further, this Commksion has independently reviewed and considered the information contained in the Initial Study - Mitigated Negative Decltration and related environmental documents, together with the comments received during the public review process. On lhe basis of the whole record hefore it, the Commissionfinds that there is no substantial evidence thst the Project will have a significant effect on the environmenl os the mitigation meosares outlined in the proposed Mitigation Monitoring and Reporting Program reduce fulurc project related impocts to less tltan signiJicont level and that the Miligoted Negative Declaration reflects the Commission's independent judgmenl arul onalysis. On this basis, the Planning Commission recommends that lhe City Council adopts the Initial Study - Mitigated Negative Declaration and associaled Mitigation Moniloring and Reporting Progrom.

The environmental impacts ofthe project have been analyzed in accordance with 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 because the mitigation measures outlined in the proposed Mitigation Monitoring and Reporting Program have been included in the project. The Initiat Study - Mitigated Negative Declaration was routed to responsible agencies on February 10,2023 and posted at the County Clerk's Office on February 10, 20231 the deadline for comments was March 13,2023. The State Clearinghouse received the document on February 10,2023; the deadline for Clearinghouse comments was March 13. 2023 (SCH Number 20223020282).

Public comments were received from interested parties and separate public agencies (Monterey-Salinas Transit [MST], Califomia Department of Transportation [Caltrans]. and the Monterey Bay Air Resources District [MBARD]) during the comment period as described below:

F'or the Initial Studv - Mitisated Neeative Declaration:

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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1 . Comments received from Michelle Ov er Director of Plannin and Innovation MST, on March 3.2023 providins recommendations regarding a potential new bqs stop to serve the proiect site and clarifu ins information regarding existing transit service near the proiect site
Sta.ff Response: Should new bus stops or new lanes associated with the project be proposed, design and construction would comply with MST's Designing for Transit Guidelines and Americans with Disabilities Act (ADA) requirements. Information regarding existing transit service was revised in the Final IS MND.

Staff Response:As summarized inthe Project Description of the IS MND, the project does not propose work within the state's right-of-way. If work within the state's rightof-way is necessary, the proj ect applicant would obtain an encroachment permit and would coordinate with Caltrans to determine the appropriate pathway for project review and approval.

Stalf Response:As described in Section 3, Air Quality, of the IS MND, fugitive dust emissions (PMro and PMz s) associated with the project would be well below MBARD thresholds. The project applicant would be required to comply with Califomia Air Resources Board and MBARD permit requirements as applicable. Construction greenhouse gas emissions were analyzed in Section 8, Greenhouse Gas Emissions, of the IS - MND. Page 62 details the thresholds that were used, stating that "in the absence of any adopted numeric threshold, the significance ofthe project's GHG emissions is evaluated consistent with CEQA Guidelines Section 15064.4(b) by considering whether the project complies with applicable plans, policies, regulations, and requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions." The project's construction-related greenhouse gas emissions of 130 metric tons per year (reported in Table 8 of the MND), are well below Sacramento Metropolitan Air Quality Management District's constflrction emission threshold of 1.100 metric tons per year.

2. Comments received from Chris Biornstad. Associate Transportation Planner. Caltrans.

March 13. 2023 stating that any work that occurs within the state's risht-of-way will require an encroachment permit and would be subject to the terms of that permit.

3. Comments received lrom Edward Ballaron. Air Oualitv Planner. MBARD. March 13. 2023 statins that project lusitive dust emissions can be further mitieated with MBARD Best Management Practices: any stationan enqines greater than 50 horsepower must be permitted by MBARD or registered with the Califomia Air Resources Board: and that MBARD suesests usine suidance from the Bay Area Air Oualitv Manaeement District or the Sacramento Metropolitan Air Quality Management District to evaluate construction greenlouse gas emissions.

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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2. The location of the planned unit development is in accord wilh lhe objectives of this Zoning Code and lhe purposes of the district itt which the site is loc ed; The site is currently zoned Commercial Office - Abbott Street Focused Growth Overlay (CO - FG-4) on 13 of the l4 existing lots. Per Salinas Municipal Code (SMC) Section 37-

30.190(k)(2), the purpose olthe Commercial Office District is to provide areas for primarily for offices, personal services, financial services, mixed use residential, and for residential uses. In accordance with the purpose of CO-FG-4 overlay district, the proposed project would involve a mix of commercial and office, which would support future residents of the residential development within the proposed PUD.

Per SMC Section 37-40.200, the purpose ofthe Abbott Street Focused Growth Overlay is to locus growth at high potential, under-utilized sites ("focused growth overlay areas") within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe. and welcoming. One lot is zoned Industrial General (IG), which SMC Section 37-30.300(eX3) defines as areas that provide for the fulI range of manufacturing, industrial processing, general service, and distribution uses deemed suitable for locations in the city; and protects Salinas' general industrial areas from competition for space from unrelated commercial uses that could more appropriately be located elsewhere in the City. The proposed project meets the purpose of the Abbott Street Focused Growth Overlay in that it involves a mix of commercial and residential development that would revitalize the existing site and be compatible with existing uses that includes a mix of commercial and industrial uses.

A portion of the site is within the City of Salinas Airpo( Overlay District (AR). which serves the Salinas Municipal Airport. SMC Section 37-40.410 states that the purpose ofthis districl is to fulfilt the city's obligations. in accordance with requirements of state law (Govemment Code Section 65302.3), to implement the airport land use compatibility policies adopted by the Monterey County Airport Land Use Commission; regulate land use development within the vicinity of Salinas municipal airport to protect it from potential encroachment by land uses which are incompatible with airport activities and which may impair the future development and use olthe airport; and minimize the public's exposure to excessive noise and safety hazards that would result from incompatible land use development within areas around airport. However, the proposed John Street and Abboft Street Mixed Use Development and associated entitlements are not located within the 1982 Salinas Muni Airport Land Use Plan (ALUP) Area of Influence. Per SMC Section 37-

40.415, the city shall require the owner ol any property located in the Salinas Municipal Airport "area of inlluence" to dedicate an avigation easement as a condition ofapproval of any development review application, or structure identified in SMC Section 37 -40.420(a) or (b). The easement is required to protect the airport airspace from objects which could constitute hazards to air navigation, and to inform future owners and prospective purchasers of the property that aircraft may fly over the location at low altitudes while approaching, departing, or maneuvering near the associated airport. Such easement shall include special For the Planned Unit Develooment Permit:

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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3. The phnned unit development and the proposed condilions uncler which it would be developed or maintained are consistent with the Stlinas general plan, applicable speciJic plan, and other plans ond policies adopted by the Salinas city couttcil and will ttol be detrimental to the public health, safet!, or welfare of perso,ts residing or working in or adjacent to the planned unil development, nor detrimerrtdl lo properlies or imptovemenls in the vicinity or to the general welfore of the city; and 'fhe project site is designated as Office and General Industrial. The project site also falls within the Abbott Street Focused Growth Overlay District, which the City's General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community. The site is zoned as Commercial Office and General Industrial. sharing the same boundaries as the General Plan designations. Salinas Municipal Code defines Commercial Olfice as areas primarily for offices, personal services. financial services, mixed-use residential and for residential uses (SMC Section 3 7-30.190(kX2)). The code defines General Industrial as areas that provide for the full range of manufacturing. industrial processing, general service. and distribution uses deemed suitable (SMC Section 3 7-30.300(eX3)).

The following lists applicable General Plan policies intended to reduce environmental effects ofprojects and indicates the project's consistency with those policies.

Policy LU-l.l: Balanced Land Use Pattern. Achieve a
balance olland uses to provide for a range ofhousing, jobs. libraries. and educational and recreational facilities that allou residens to live. rvork. shop. leam. and play in tle communiq.

Policy LU-1,2: AccomInodste Projected GroMh. Provide
a plan for land uses that includes capacitl' to accommodate groMh projected for 2020 and beyond.

Policy LU-2.1 Minimize Gro*th Impacts to Agricultural
Lands. Minimize disruption ofagriculturc by maintaining a compact city form and directing urban expansion to the
north and east. away lrom the most productive agricultural land.

Policy LU-2.4: In-fill Development. Utilized welldcsigned infill development and selective increase density rvithin Focused Growth Area^s to maintain compact cirylorm.

Policy LU-2.5. Future GroMh and the Environment.

Ensure lhat negative impacts of f'uture gro$th on
environmental qualit), and quali$ oflile are minimized and Consistent. The project would facilitate the development of an under-utilized area with a mix of uses. speciticalll residential and commercial.

ConsisteDt. The project would develop 242 residential units that would assist in accommodating population grouth.

Consistelt. The proiect would involve infill development in an already urbarized area where no active agricultural lands exist.

Consistent. The project would involve development within the Abbott Street Focused Growth Area and would maintain compact city form.

Consisteot. This IS MND demonstmtes that the proiecl
would not have signilicant impacts on the environmcnt.

Mitigation measurcs are provided \here applicable.
provisions, for properties within the clear zone, required lor the Califomia Intemational Airshow (see Figure 37-40.210). The easement shall be dedicated prior to the recordation ofany land division or ifthere is no land division prior to the issuance of the first building permit for the development. Furthermore, the height of all structures shall not exceed the maximum allowed per the underlying zoning district.

Policy Consistency
Planning Commission Resolution
Planned Unit Development Perm it 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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adequate levels of urban services and
maintained.
facilities are
Policy LU-3.7, Revitalizstion of Commercial and
Industrial Areas. Revitalize the existing commercial and industrial areas within the City including: the Central City and Suns€t Avenue Redevelopment Project Areas: the
commercialareas alongNorth and South Main Streets, West Market and Abbott Street.

Policy LU-f,.8: EssentialWorker Housing. Encourage thc
production of housing that meets the needs of agricultural and other essential workers within the communitv.

Co[sist€nt. The proiecl would develop 242 residential units that could serve essential worker populations.

As demonstrated by the above table, the project would be consistent with the 2002 Salinas General Plan. Further, as demonstrated in the Initial Study Mitigated Negative Declaration. implementation of the project would not result in impacts that would cause a substantial adverse effect on human beings. including those related to air quality, hazardous materials. emergency response. proximir) to airport activities. noise. or transportation hazards. As discussed in the Initial Study-Mitigated Negative Declaration, these impacts would be less than significant with or without mitigation. Therefore, the project would not be detrimental to the public health, safety, or welfare ofpersons residing or working in or adjacent to the neighborhood ofsuch use, nor detrimental to properties or improvements in the vicinity or the general wellare of the City.

4. The planned unil development does ,tot represent dn etcception lo the stondards of this Zoning Code bul rather an alternative resulting in an equal or superior design in comparison lo development, which strictly complies with base district property development regulations.

The planned unit development does not represent an exception to the standards of the Zoning Code; however, it is providing an altemative resulting in superior design in comparison to development. which strictly complies with base district property development regulations. The proposed master plan is a multi-phase, mixed-use planned unit development encompassing multiple existing lots. The proposed project will comply with the density and floor area ratio (FAR) requirements in the Zoning Code; however. under the PUD altemative development standards are proposed for off-street parking, usable open space requirements, parking lot tree requirements, and the location olthe hotel in the center of the development. These altemative standards will be offset and enhanced through the superior design standards described below.

Consistent. The project uould involve commercial and
residential development along Abbott Street and would
revitalize an existing commercial area.

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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to serve and enrich this and the immediately surrounding community. This master plan provides an altemative in superior design in providing:
a. Pedestrian-friendly community experience by offering multiple exterior plazas and walkable paths that tie the buildings together.
b. Low impact development concepts are being meaningfully incorporated into the project to address storm water quality as well as water and energy consumption. c. The proposed landscaping will include a mixture ofnative-style plants and trees that will be watered with drip irrigation.
d. The design aesthetic of the future buildings within this new mixed-use development is described as "Modern Latin".
e. Locations and footprints olthe future buildings shown on the master site plan are provided for conceptual reference only and each building/phase will be submitted for site plan review under separate cover.

L Project wi[[ continue to comply with the density Floor Area Ratio (FAR) requirements of the underlying zoning district.

For the Conditional Use Permit:

5. The proposed location of the use is in accordance with the objeclives of the Solinas General Plan, lhis Zoning Code and the purposes of the districl in which the site is located;
The site is designated as Office on l3 ofthe 14 existing lots, which the General Plan defines as businesses and olfices where residential development of comparable impact may be considered. One lot is designated General Industrial, which the General Plan defines 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 sunounding neighborhoods. the pressure to develop agricultural lands is also reduced. The City is currently undertaking its 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 site is currently zoned Commercial Office - Abbott Street Focused Growth Overlay (CO FG-4) on l3 of the 14 existing lots. Per Salinas Municipal Code (SMC) Section 37-

30.190(kX2), Commercial Office provides areas for primarily for offices, personal services, financial services, mixed use residential, and for residential uses. Per SMC Section 37-

40.200, the purpose ofthe Abbott Street Focused Growth Overlay is to focus growth at high potential. under-utilized sites ("focused growth overlay areas") within Salinas by providing Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. One lot is zoned Industrial - General (IG), which SMC Section 37-30.300(e)(3) defines as areas that provide for the full range of manufacturing, industrial processing. general service, and distribution uses deemed suitable for locations in the city; and protects Salinas' general industrial areas from competition for space from unrelated commercial uses that could more appropriately be located elsewhere in the City. In accordance with the purpose of CO-FG4 overlay district, the proposed project would involve a mix ofcommercial and office. which would support luture residents of the residential development within the proposed PUD.

A portion of the site is within the City of Salinas Airport Overlay District (AR). which serves the Salinas Municipal Airport. SMC Section 37-40.410 states that the purpose of this district is to fulfill the city's obligations, in accordance with requirements of state law (Govemment Code Section 65302.3), to implement the airport land use compatibility policies adopted by the Monterey County Airport Land Use Commission; regulate land use development within the vicinity of Salinas municipal airport to protect it from potential encroachment by land uses which are incompatible with airport activities and which may impair the future development and use of the airport; and minimize the public's exposure to excessive noise and safety hazards that would result from incompatible land use development within areas around airport. However, the proposed John Street and Abbott Street Mixed Use Development and associated entitlements are not located within the 1982 Salinas Muni Airport Land Use Plan (ALUP) Area of Influence. Per SMC Section 37-

40.415, the city shatl require the owner of any properfy located in the Salinas Municipal Airport "area of influence" to dedicate an avigation easement as a condition ofapproval of any development review application, or structure identified in SMC Section 37 -40.420(a) or (b). The easement is required to protect the airport airspace from objects which could constitute hazards to air navigation, and to inform future oll.ners and prospective purchasers of the property that aircraft may fly over the location at low altitudes while approaching. departing, or maneuvering near the associated airport. Such easement shall include special provisions, for properties within the clear zone, required for the Califomia International Airshow (see Figure 37-40.210). The easement shall be dedicated prior to the recordation ofany land division or ifthere is no land division prior to the issuance ofthe first building permit for the development. Furthermore, the height of all structures shall not exceed the maximum allowed per the underlying zoning district.

6. The proposed locotion of the conditional use and the proposed contlitions under which il would be operated or maintained are consistent with the Salinas General Plan and will not be detrimental lo the public health, safety, or welfore of persons residing or y,orking in or atljocent lo lhe neighborhood of such use, nor detrimental to properties or improvements in the vicinily or lhe general welfare of the City of Salinos; and 'fhe project site is designated as Office and General Industrial. The project site also lalls within the Abbott Street Focused Growth Overlay District, which the City's General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the cornrnunity. The site is zoned Planning Commission Resolutron
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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as Commercial Office and General lndustrial. sharing the same boundaries as the General Plan designations. Salinas Municipal Code defines Commercial Office as areas primarily for offices, personal services, financial services, mixed-use residential and for residential uses (SMC Section 3 7-30.190(k)(2)). The code defines General Industrial as areas that provide for the full range of manufacturing, industrial processing, general service, and distribution uses deemed suitable (SMC Section 3 7-30.300(e)(3 )).

The following lists applicable General Plan policies intended to reduce environmental effects ofprojects and indicates the project's consistency with those policies.

Policy LU-l,l: Bala[ced Land Use Pattern. Achjeve a
balance of lard uses to provide for a range ofhousing.jobs. libraries. and educational and recreational facilities that allow rcsidents to live, work, shop, leam. and play in the community.

Policy t,U-1.2: Accommodate Projected GroMh. Provide
a plan for land uses that includes capaciq to accommodate gromh projected for 2020 and beyond.

Policy LU-2.1 Minimize Grorth Impacts to Agricultural
Lands. Minimize disruption ofagriculture by maintaining a compact citl lbrm and direcline urban e\pansion lo $e
north and east. arvay from the most productive agricultural land.

Policy LU-2.4: In-fill Development. Utilized welldesigned infill development and selective increase density within Focused Growth Areas to maintain compact city
form.

Policy LU-2.5. Future GroMh ard the Environment.

Ensure that negative impacts of future gro$,th on
environment8l quality and quality oflife are minimized and adequate levels of urban services and facilities are
maintained.

Policy LU-3,7. Revitalization of Commercial and
Industrisl Areas. Revitalize the existing commercial and industrial areas within the City including: the Centml City and Sunset Avenue Redevelopment Project Areas! the
commercial areas along North and South Main Streets, West Market and Abbott Street.

Policy LU-3.8: Essential Worker Housing. Encourage thc
production of housing that meets the needs of aericultural and other essential workers !vithin the community.

Consistent. The project would facilitate the development of an under-utilized area \rith a mix of uses. spccifically residential and commercial.

Consist€nt. The project would develop 242 residential units that would assist in accommodating population growth.

ConsisteDt. The project would involve infill dcvelopment in an already urbanized areq where no active agricultural lands exist.

Consistent. The project would involve development within the Abbott Street Focused Growth Area and would maintain compact city form.

Consistent. This IS-MND demonstrates that the project
would not have significant impacts on the environment.

Mitigation measures are provided where applicable,
including under Biological Resoutces. Cuhural Resources.

Ha:ards and Ha:ardous llate als, Trudtportation, ar,d
Tribal Culrural Resources. implementation ofuhich rvould ensure potential impacts are mitigated to less than
significant levels. The project would involve commercial and residential development. which would contribute to the urban services and facilities within the city.

Consistent. The prcject u'ould involve commercial and
residential development along Abboft Street and would
revitalize an existing cornmercial area.

Consistent. The project l,!ould develop 242 residential units lhat could servc essential worker populations.

As demonstrated by the above table. the project would be consistent with the Salinas General Plan. Further, as demonstrated in the Initial Study-Mitigated Negative Declaration. implementation of the project would not result in impacts that would cause a substantial adverse effect on human beings, including those related to air quality, hazardous materials, Policy Consistencv
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

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emergency response, proximity to airport activities, noise, or transportation hazards. As discussed in the Initial Study-Mitigated Negative Declaration. these impacts would be less than significant with or without mitigation. Therefore, the project would not be detrimental to the public health. safety, or welfare ofpersons residing or working in or adj acent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or the general welfare ofthe City.

7. The proposed conditional use will comply with lhe provisions of the Salinos Zoning Code, including ony specific conditions required for the proposed use.

The site is currently zoned Commercial Office - Abboft Street Focused Growth Overlay (CO FG-4) on 13 of the 14 existing lots, which allows for offices. personal services, financial services, mixed use residential, and for residential uses. One Iot is zoned Industrial - General (lG). The Abbott Street Focused Growth Overlay intends to focus growth at high potential. under-utilized sites within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. The proposed project would include a Planned Unit Development and be consistent with both ofthese zoning districts. Conditions have been recommended for this permit to ensure that. when implemented, the project will conform and comply with the provisions of the Salinas Zoning Code. For example. a condition requires all mitigation measures listed in the Mitigation Monitoring Reporting Program shalI be conditions ofapproval.

8. The proposed map is consistenl f ith the General Plan or any appliclble SpeciJic Plan, the Zoning Code, the Subdivision Ordinance, the Subtlivision Map Act, and other applicable provisions of lhis Code.

The proposed Tentative Map is a request to subdivide 14 existing lots into 9 lots on a 22.74 acre site with altemative development standards, except for lot development regulations.

The proposed Tentative Map is consistent with the Salinas General Plan and Zoning Code.

Of the l4 lots ofthe project site. l3 lots are designated as Office on by the Salinas General Plan and zoned Commercial Office - Abbott Street Focused Growth Overlay (CO FG4). One lot is designated General Industrial by the Salinas General Plan and is zoned Industrial - General (lG) by the Salinas Zoning Map. Under the current zoning, the site only allows a net density of 10 dwelling units per net acre, or approximately 197 dwelling units. However, this a phased proj ect over the next 10 years and the General Plan Update (GPU), which is already underway may ultimately increase allowed density. 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. Therefore. the environmental For the Tentative Map:

Planning Commission Resoiutron
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Nlap2022-001
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analysis conducted assumes additional density of242 dwelling units should it be permitted by underlying zoning in the future. No Specific Plans or Precise Plans are applicable to the site.

9. The design or improvemenl of the proposed subtlivisiott is consislenl with the General Plan, standud speciJicotions, design standtrcls, standard plans, developmenl regulations, and any applicable SpeciJic Plan.

There are no Specific Plans that regulate the site. The design and improvement ol the proposed Map is consistent with the General Plan. The project site is designated as Olfice on l3 of 14lots. with one lot being designated General Industrial by the Salinas General Plan. The proposed Mixed use Development falls within the Abbott Street Focused Growth Overlay District. which the City's General Plan describes as an existing urbanized area where additional growth and/or redevelopment and revitalization would be appropriate and provide benefits to the community is consistent with General Plan Goals and Policies. The project would involve commercial and residential development along Abbott Sfeet and would revitalize an existing commercial area consistent with Land Use Goal LU-3.7.

I0. The site is physically suitable for lhe proposed type of developme l.

The site is topographically flat. The project is proposing to construct a seven phase, mixeduse development with a 70,000 square-ioot hotel with I l1 guest rooms. 242 residential units for 232,800 square feet of residential uses, 107,900 square feet of retail use. and 30,900 square feet ofoffice use for a total of478,800 square feet of new development. The project includes interior private drives and street frontage design for interior roadways including curbs, gutters, sidewalks. driveway approaches pedestrian curb ramps. streetlights, street trees, and street intersections. Vehicular access to the project will be provided from Abbott Street. John Street, and ultimately Spicer Street with significant right-of-way improvements. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Therefore, the site is physically suitable for the proposed type of development.

I l. The site is physically suitable for the proposed clensity of development.

The site is designated Commercial Office Abbott Street Focused Growth Overlay (CO - FG-4) on l3 ofthe l4 existing lots, one lot is zoned Industrial General (lG) by the Salinas Zoning Map. Under the current zoning, it only allows a net density of l0 dwelling units per net acre, or approximately 197 dwelling units. However, this a phased project over the next l0 years and the General Plan Update (GPU), which is already underway may ultimately increase allowed density. 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. Prior to building/grading permit approval ofany phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Therefore, the environmental analysis conducted assumes Planning Commission Resolution
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additional density should it be permitted by underlying zoning in the future.

12. The design of the subdivision or the proposed improveuents is not likely lo cause substanliol environmenlal domage or substantially ond ovoidably injure Jish or wildlift or their hobitot, However, the Cily Council may approve a Tentative Map even it is usable lo make this Jinding d an Environmental Impact Report was prepared for the project, and o Jinding was made that specific economic, sociol, or other consideralions make infeasible the mitigation measures or project alternatives identified in the Environmenlal Impact Report thst would mitigote damage to tlte environmenl or loJish and wiltllife and their habitat.

The project is located on an in-fill site in an urbanized area surrounded by existing industrial development. Per the Initial Study lor the project, there are no sensitiye plant or animal species located on the proj ect site. The proposed project is not expected to degrade scenic resources nor degrade the visual character of the area. Prior to building/grading permit approval of any phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street.

Approximately 4.89 acres/213,222 square leet of the site would be landscaped at project completion.

13. The design of the subdivision or the lype of improvements is not likely to couse se ous public health problems.

The site is currently underdeveloped and is proposing a seven phase, mixed-use development with a 70,000 square-foot hotel with l1 I guest rooms,242 residential units for 232,800 square feet of residential uses, 107,900 square feet of retail use, and 30.900 square feet ofoffice use for a total of478,800 square feet of new development. The site is surrounded by industrial uses and is served by existing infrastructure. Prior to building/grading permit approval ofany phase, the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Conditions of approval will ensure compliance with requirements of the City's Public Works Department. Therefore, the project is not likely to cause public health problems.

14. The design of the subdivision or the type of improvemenls will not conflict n'ith edsements, acquired by the public ot large,for occess through or use oJ property within the proposed subtlivision. In this connection, the Cig Council may approve the map if itJinds that alternative easements for access lhrough, orfor use of, the property will be provided, and that these will be substantiolly equivalent to ones previously acquired by the public. The subsection shall apply only lo easements established fu, judgment of o court of competent jurisdiclion.

The site is sunounded by industrial uses and is served by existing infrastructure. There are various easements on site, but they will not be adversely impacted by the proposed development. The proposed Tentative Map includes new public utility and common area easements and access easements.

Planning Commission Resolutron
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
Page l3 of 39
The site is served by existing infrastructure. Prior to building/grading permit approval of any phase. the applicant shall provide a sanitary sewer capacity study that demonstrates adequate capacity in the sanitary sewer main along Abbott Street. Conditions of approval will ensure compliance with requirements of the City's Public Works Department and waste discharge into the sewer system would not result in violations of Regional Water Quality Control Board requirements.

16. Storm drainage system meels the City's NPDES permit and SIVDS at the time of Co u n c il c ons ide ra tio n.

The storm drainage system of the project site meets the City's NPDtiS permit and SWDS.

17. If the lond is subject to ony of the development restrictions included in Section 66471.1(o) of the Subdivision Mop Act (including, but not limited to, llilliamson Act conlracts, open-space eosements, and conservalion easements), then lhe /indings required by Section 66174.4 must be made to approve or conditionally opprove the Tentative Map.

18. If the Tentative Map is subject to the waler supply requirements included in Section 66473.7 of the Subdivision Map Act, then the Jirulings required by Section 66473,7 must be mode to approve or conditionally approve lhe Tentative Map.

PASSED AND APPROVED this 29th day of May 2024,by the following vote:

AYES: Chairperson Gonzalez. Commissioners Manzo, McKelvey Daye, and Meeks NOES: None
ABSTAIN: None
ABSENT: Commissioners Pumell and Ramos

15. The waste discharge from the proposed subdivision into a municipal separated sewer sttslem ntill nol tesult in or add lo violations of erisling requirements prescribed by the Regional lloter Qualily Conlrol Board. Sanitary sewers must meet acceptonce by Monlerey One ll/ater.

The site is not in agricultural use, and no Williamson Act contracts exist on the site.

The project site is not subject to the water supply requirements of Section 66473.7 of the Subdivision Map Act because the proposed project consists ofless than 500 units.

Planning Commission Resolutron
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 14 of 39 ends

THIS IS TO CERTIFY that the foregoing is a full, true, and correct copy of a Resolution ofthe Planning Commission of the City ofSalinas, that said Resolution was passed and approved by the affirmative and majority vote of said Planning Commission at a meeting held on May 29. 2024, and that said Resolution has not been modified, amended, or rescinded. and is now in full force and effect.

SALINAS PLANNING COMMISSION
I)ate
C ssman
Secretary
Attachment A: Mitigation Monitoring and Reporting Program Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
Page l5 of 39
Attachment A: JOHN STREET AND ABBOTT STREET MIXED USE DEVELOPMENT

PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
(Case File: PUD 2020-002, CUP 2020-030, ER 2020-018, and TM 2022-001l.

Community
Development
Department -
Current
Planning and
Permit
Services
(Building)
Divisions
During
construction
phase.

To minimize
toxic air
contaminant
exposure to
sensitive
receptors.

Applicant, or
Successor in
lnterest.

AQ-1:

Construction
Emissions
Reduction
Prior to issuance of
grading permits, the
following measures
shall be implemented:

All mobile off-road
equipment (wheeled or
tracked) greater
than 50
horsepower used
during
construction
activities shall
meet the USEPA
Tier 4 interim
standards. Tier 4
certification can
be for the original
equipment or
equipment that is
retrofitted to
meet the Tier 4
interim
standards.

Alternative Fuel
(natural gas,
propane, electric,
etc.) construction
equipment shall
be incorporated
where available.

These
requirements
shall be
incorporated into
the contract
agreement with
the construction
contractor. A
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
Implementing
Pafiy
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 16 of 39 ends

copy of the
equipment's
certification or model year
specifications
shall be available
upon request for
all equipment onsite.

Electricity shall be
supplied to the
site from the
existing power
grid to support the electric
construction
equipment. lf
connection to the grid is
determined to be
infeasible for
portions of the
project, a nondiesel fueled
generator shall
be used.

The project would
comply with the
CARB Air Toxics
Control Measure
that limits diesel
powered
equipment and
vehicle idling to
no more than five
minutes at a
location, and the
CARB ln-Use
Off-Road Diesel
Vehicle
Regulation;
compliance with
these would
minimize
emissions of
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolutton
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
Page l7 of39
TACS during
construction.

Bto-1:

Nesting Bird
Surveys and
Avoidance

1. For all
phases of the
proposed project that contain trees,
construction, grading, site
preparation and other
ground disturbance
activities required for
future development,
including vegetation
or tree removal, shall
not occur during the
general avian nesting
season (February 1 -
August 31), if
feasible. lf breeding
season avoidance is not feasible, the
applicant shall retain
a qualified biologist,
as approved by the
City of Salinas, to conduct a
preconstruction
nesting bird survey to determine the
presence/absence,
location, and status of nests on or
adjacent to the
project site. The
extent of the survey buffer area
surrounding the site
shall be established by the qualified
biologist to ensure that direct and
indirect effects to
nesting birds are
avoided. To avoid the
destruction of active
To avoid
disturbance
of nesting
and specialstatus birds
or migratory
species
protected by
the MBTA
and Sections
3503.
3503.5. and
3513 of the
CFGC
Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
Planning
Division
Within 14 days
prior to the start
of construction.

Mitigation
N u mber Nature of Mitigation
Resu lt after
Mitigation
Pa rty
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolutron
Planned Unit Development Permit 2020-002. Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 18 of 39 ends

nests and to protect
the reproductive
success of birds
protected by the
CFGC, nesting bird
surveys shall be
performed not more
than 14 days prior to
scheduled vegetation
clearance. ln the
event that active
nests are discovered,
a minimum buffer of
300 feet for raptors
and so-foot radius
avoidance buffers for
passerines shall be
established around
such active nests and
no construction or
personnel shall be
allowed within the
buffer areas until a
qualified biologist has
determined that the
nest is no longer
active (e.g., the nestlings have
fledged and are no
longer reliant on the
nest). No ground
disturbing activities
shall occur within this
buffer until the
qualified biologist has conflrmed that
breeding/nesting is
completed, and the
young have fledged
the nest. Nesting bird
surveys arc not required for
construction
activities occurrinq
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
Implementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 19 of 39 ends

between September
'l and January 31.

Community
Development
Department -
C u rrent
Planning and
Permit
Services
(Build ing )
Divisions
During
construction
phase, if
archaeological
resources are
encountered
during grounddisturbing
activities.
lf archaeological
resources are
encountered during
ground-disturbing
activities, work within
50 feet shall be
halted and the project
archaeologist meeting the
Secretary of the
lnterior's
Professional
Oualiflcation Standards for
archeology (National
Park Service 1983)
shall be contacted
immediately to
evaluate the find
pursuant to Public
Resources Code
Section 21083.2. lf
necessary, the
evaluation may
require preparation of
a treatment plan and
archaeolog ical
testing for CRHR
eligibility. lf the
discovery proves to
be signiflcant under
CEQA and cannot be
avoided by the
project, additional work may be
warranted, such as data recovery
excavation, to
mitigate any
significant impacts to
significant resources.
lf the resource is of
Native American
CUL-1:

Unanticipate
d Discovery
of Cultural
Resources
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
To ensure
protection of
on-site
cultural
resources.

Applicant, or
Successor in
lnterest.

Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 20 ends

origin,
implementation of
Mitigation Measures
TCR-'I may be
required. Any reports
required to document and/or evaluate
unanticipated
discoveries shall be
submitted to the Caty for review and approval and
submitted to the NWC after
completion.

Recommendations
contained therein
shall be implemented
throughout the
remainder of ground
disturbance
activities.

Prior to
issuance of a
grading permit
or other
grou nd
disturbing
work.

To ensure
protection
from
contaminate
d soil or
groundwate
t_
Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
Planning
Division and
Public Works
Department -
Development
Engineering
Division
HAZ-1
RWQCB
Regulatory
Agency
Submittal
Prior to issuance of a
grading perm jt, the
project applicant shall
retain a qualified
environmental
professional (EP), as
deflned by the
American Society of
Testing and Materials
(ASTM) E-1527, to
prepare a Phase I
ESA in accordance
with standard ASTI\/
methodologies to
assess the project site
(including
development Lots 4,
5, and 6). The project
applicant shall submit
the Phase I ESA to
the Central Coast
RWQCB project
manager of the open
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
Page2l of39
Cleanup Program Site
case. Additionally, the
project applicant shall
submit the following
documents to the
Central Coast
RWQCB Cleanup
project manager:

Current development
plan and any
modifications to
the development
plan for Lots 1-9
All environmental
documents
completed for the
project (Lots 1-
9), including this
HMTS
All future
environmental
documents
completed for the
pro.,ect (Lots 1-9)
Upon submiftal of
the information
above, the Central
Coast RWQCB may
require actions such
as: development of
subsurface
investigation
workplans;
completion of soil,
soil vapor, and/or
groundwater
subsu rface
investigations;
installation of soil
vapor or
groundwater
monitoring wells; soil
excavation and
Mitigation
Number Nature of Mitigation
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Planning Commission Resolutron
Plarured Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 22 of 39 ends

offsite disposal;
completion of human
health risk
assessments, and/or
completion of
remediation reports
or case closure
documents.

Subsurface soil, soil
vapor, and
groundwater
investigations, if
required, shall be
conducted in
accordance with a
sampling plan that
shall be reviewed
and approved by the
Central Coast
RWQCB,
The Central Coast
RWQCB closure and
agency approval
documents shall be
submitted and
reviewed by the City
prior to issuance of
grading permits.

It should also be
noted that the Central
Coast RWQCB may
determine that
I\ronterey County
HMMS or the DTSC
may be best suited to
perform the cleanup
oversight agency
duties for the
assessment and/or
remediation of this
project. Should the
clean up oversight
agency be transferred
from the RWOCB to
the Monterey County
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Plaruring Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 23 of 39 ends

HMMS or the DTSC.
this and other
mitigation measures
will still apply.

HAZ.?,
Subsu rface
lnvestigation
The project applicant
shall retain a qualified
environmental
consultant
(Professional
Geologist IPG] or
Professional Engineer
lPEl) to prepare
su bsu rface
investigations, as
required by the
Central Coast
RWQCB, prior to
construction. The
subsu rface
investigations may
include sampling of
the following suspect
release areas:

Stained asphalt and
concrete flooring
Drainage trench with
unlined effluent ponds and
discolored fluids
Onsite hazardous
materlals storage
and abandoned
unidentified
wastes
Onsite ASTS (waste
oil and ammonia)
Former onsile USTs
Former onsite auto
repair, machine shop, and
gasoline station
Former (potentially
remaininq onsite)
To ensure
protection
from
contaminate
d soil or
groundwate
l.

Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
Plann ing
Division and
Public Works
Department -
Development
Engineering
Division
Prior to
issuance of a
grading permit
or other
g rou nd
disturbing
work.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Perrrit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
Page24 of39
railroad tracks
and spurs
Former oil storage
warehouse
Additionally, these
subsurface
investigations may
include, but are not
limited to, completion
of:

Geophysical surveys
Soil, soil vapor,
and/or
groundwater 'sampling
assessments
Laboratory analysis
for TPH, VOCS,
SVOCS, OCPs,
and metals
The subsurface
investigations shall
provide
recommendations to
address identified
hazards and indicate
when to apply those
recommended
actions in relation to
proposed project
activities. As part of
the subsurface
investigation,
analytical results
shall be screened
against the San
Francisco Bay
RWQCB
environmental
screening levels
(ESLs). These ESLs
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Pa/.y
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 25 ends

are risk-based
screening levels for
direct exposure of a
construction worker
under various depth
and land use
scenarios.

Appropriate steps
shall be undertaken to
protect site workers
during project
construction and if
necessary, the public
during project
operation. This would
include the
preparation of a Soil
and Soil Vapor
lvlanagement Plan
(see Mitigation
Measure HAZ-3).
lf contaminants are
detected at
concentrations
exceeding hazardous
waste screening
thresholds for
contaminants in soil
(CCR Title 22, Section
66261.24\,
appropriate steps
shall be undertaken to
protect site workers
during project
construction and if
necessary, the public
during project
operation (see
Mitigation Measures
HAz-3, HM-4, and
HAZ-5)
HAZ-3: Soil
and Soil
Vapor
The project applicant
shall retain a qualified
environmental
To ensure
protection
from
Applicant, or
Successor in
lnterest.

Community
Development
Department -
Prior to
issuance of a
grading permit
Mitigation
Number Nature of Mitigation
Resu lt after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 26 of 39 ends

Managemen
t Plan
consultant (PG or PE)
to prepare a Soil and
Soil Vapor
Management Plan
(SSVMP) prior to
construction. Where
groundwater impacts
are identified during
implementation of
Mitigation lvleasure
HM-z, a groundwater
management section
shall be added to the
SSVMP. The SSVMP,
or equivalent
document, shall be
prepared to address
onsite handling and
management of
impacted soals, soil
vapor, or other
impacted wastes, and
reduce hazards to
construction workers
and offsite receptors
during construction.

Stockpile
management
includ ing
stormwater
pollution
contaminate
d soil or soil
vapor.

Cu rrent
Pla n n ing
Division and
Public Works
Department -
Development
and
Engineering
Division
or other
ground
disturbing
work.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030. and Tentative Map2022-001

Page 27 of 39 ends

prevention and
the installation of
Best
Management
Practices
(BMPs)
Proper disposal
procedures of
contaminated
materials
Monitoring and
reporting
A health and safety plan for
contractors
working at the
site that
addresses the
safety and health
hazards of each
phase of site
construction
activities with the
requirements
and procedures
for employee
protection
The health and safety
plan will also
outline proper
soil handling
procedures and
health and safety
requirements to
minimize worker and public
exposure to
hazardous
materials during
construction.

Prior to demolition
and grad ing
(construction), the
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 28 of 39 ends

City shall conflrm the
Central Coast
RWQCB's approval
of the SSVMP. The
project applicant
shall review and
implement the
SSVMP prior to
demolition and
grading
(construction).
lf odorous or visually
stained soils, other
indications of
hydrocarbon piping or
equipment, or debris
are encountered
during grounddisturbing activities,
work in the immediate
area shall be halted
and a qualified
environmental
consultant shall be
contacted immediately
to evaluate the
situation. Work may
continue on other
parts of the project
while impacted soil
investigation and/or
remediation takes
place.

HM4,,
Remediation
Where soil is known
to be impacted, or is
identified during
implementation of
Mitigation Measure
HAZ-2 (subsurface
investigation) to be
present, within the
constructaon envelope
at chemical
concentrations
To ensure
protection
from and
proper
disposal of
contaminate
d soil.

Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
Pla n n ing
Division and
Public Works
Department -
Development
Engineering
Division
Prior to
issuance of a
grading permat
or other
g rou nd
disturbing
work.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 29 of 39 ends

exceeding hazardous
waste screening
thresholds for
contaminants in soil
(CCR Title 22, Section
66261.24\, the project
applicant shall retain a
qualified
environmental
consultant (PG or
PE), to conduct
additional analytical
testing and
recommend soil
disposal
recommendations, or
consider other
remedial engineering
controls, as
necessary.

The qualified
environmental
consultant shall utilize
the development site
analytical results for
waste characterization
purposes prior to
offsite transportation
or disposal of
potentially impacted
soils or other
impacted wastes. The
qualifled
environmental
consultant shall
provide disposal
recommendations and
arrange for proper
disposal of the waste
soils or other
impacted wastes (as
necessary), and/or
provide
recommendations for
remedial enqineerinq
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 30 ends

controls, if
appropriate.

The City shall confirm
the Central Coast
RWQCB's approval of
the development site
disposal
recommendations
prior to transportation
of waste soils
offsite and review and
approve remedial
enganeering controls,
prior to construction.

The project applicant
shall review and
implement the
disposal
recommendations
prior to transportation
of waste soils offsite
and review and
implement the
remedial engineering
controls prior to
construction.

Hpz-s
Vapor
Mitigation
System
Vvhere soil vapor is
known (or ls identifled
during implementation
of I\4itigation
Measures HAZ-2,
To ensure
protection
from soil
vapor.

Applicant, or
Successor in
lnterest.

Communaty
Development
Department -
Current
Planninq and
Prior to
issuance of a
grading permit
or other
ground
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Developmenl Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 3 ends

HAZ-3, or HAZ-4) to
be present at
chemical
concentrations
exceeding the ESLs
for sub-slab/soil gas
(vapor) intrusion, the
project applicant shall
retain a qualified
environmental
consultant (PG or PE)
or other qualifled
person to prepare a
vapor mitigation
system design for the
proposed project.

The plan shall
include, but is not
limited to:

Design specifications
Material
speciflcations
lnstallation
requirements
iilonitoring
requarements
The project appllcant
shall design and
implement
engineering
measures or
institutional controls
(e.9., soil vapor
barrier) to prevent
potential soil vapor
intrusion into new
residences or
businesses in
accordance with the
measures included
in the DTSC'S Vapor
lntrusion Guidance
Permit
Services
(Build ing)
Divisions,
Public Works
Department -
Development
Eng ineering
Division
disturbing
work.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 32 of 39 ends

Document - Final
(October 20'l 1) and
Vapor lntrusion
Mitigation Advisory,
Revision 1 (October
2011)
Engineering
measures or
institutional controls
shall be submitted to
the City's Permit
Services Division and
Current Planning
Division prior to the
issuance of any
grading or building
permits. Said
engrneeflng measures
and institutional
controls shall be peer
reviewed by a
qualified third-party
contractor hired by the
City at the proJect
applicant's expense to
confirm such
measures and
controls comply with
applicable regulations.

Consultation with the
DTSC or a local
clean up agency may
be required to confirm
the appropriateness ol
the measures and
controls.

The project applicant
and/or contractor shall
retain a qualified
professional to certify
that the accepted
measures and
controls are properly
constructed and
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 33 of 39 ends

functioning at each
residence. Written
verification shall be
submitted to the City.

The efficacy of the
measures and
controls shall be
confirmed and
certified by a
qualified professional
pursuant to the
construction quality
assurance/quality
control testing
guidance of the
DTSC's Vapor
lntrusion Guidance
Document - Final
(October 201 1).

The prolect applicant
and contractor shall
incorporate a sub-slab
vapor barrier during
construction, the
implementation of
which would prevent
the potential for soil
gas VOCS from
migrating to indoor air.

The City shall conflrm
the Central Coast
RWQCB's approval of
the Vapor Mitigation
System Design praor
to construction. The
project applicant shall
review the Vapor
Matigation System
Design and install the
system during
construction.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Pem,it 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 34 of 39 ends

TRA-1:

Office Use
Reduction
Program
The applicant for
future office use
development shall
prepare and
implement a VMT
Reduction Program
that reduces VMT
generated by the
office components of
the project to VMT per
employee of 6.6 or
less. The VMT
Reduction Program
shall be reviewed and
approved by the City
prior to approval of
permits for proposed
office uses. The
strategies shall
include the followingi
Reduce Transit
Headways and
lmprove On- Street Bike
Facilities.

Queue jump
lanes shall be
installed lot
northbound MST
buses at the
Maple Street and Abbott Street
intersection, and
bike lanes shall
be installed
along project site
frontages with
John Street and
Abbott Street The project
applicant shall
pay for the cost
of installation of
queue jump
To ensure
that Vl/T
generated
by office
uses does
not exceed

6.6 VIVIT per
employee.

Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
PIa n n ing
Division and
Public Works
Department
Prior to
approval of
permits for
proposed
offlce uses.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 35 ends

Safe and Well-Lit Access to
Transit. Office
uses shall
inclu de
pedestrian
facility
improvements
along street
frontages, which shall include
exterior lighting along prolect
frontages served
by transit.

P refe rentia I
Carpoolruanpo
ol Parking
Spaces. Offlce
uses shall
include reserved
carpool/vanpool
spaces close to the building
entrances based
on the City's
parking
requirements.

Designated Parking
Spaces for Car
Sharing
Vehicles. Office
uses shall
provide
designated
parking spaces
for car sharing
vehicles.

Bike Charging
Facility. Office
uses shall
include a secure
lanes and bike
lanes
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Plannhg Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001

Page 36 of 39 ends

bike charging
facility on site.

Pedestrian Network
lmprovements.

Office uses shall
involve
pedestrian
network
jmprovements
throughout and around the
project s jte that
encourage
people to walk.

Multimodal
Wayfinding
Signage. Office
uses shall
include
multimodal
wayflnding
signage to orient
users to
locations of
sustainable
transportation.

Bicycle Repair
Station/Service
s. Office uses
shall include onsite bicycle repair
tools and space
to use them to
support on-going
use of bicycles
for
transportation.

TCR-1:
lnadvertent
Discoveries
During
Construction

2. ln the event
that cultural
resources of
Native
Ameracan
origin are
identified
To ensure
the
protection of
on-site tribal
cultural
resources.

Applicant, or
Successor in
lnterest.

Community
Development
Department -
Current
Planning and
Permit
Services
During the
construction
phase, if
cultural
resources of
Native
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Pa rty
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resoiution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map 2022-001

Page 37 of 39 ends

during
grading or
construction, all earth
disturbing
work within
the vicinity of
the flnd shall
be
temporarily
suspended
or redirected until a
qualified
archaeologis t has
evaluated
the nature
and
significance
of the find,
an
appropriate
Native
American
representativ
e, based on
the nature of
the find, is
consulted;
and
mitigation
measures
are put in
place for the
disposition
end
protection of
any find
pursuant to
Public
Resources
Code
Section
21083.2. tf
the C tn
(Building)
Divis ions
American origin
are identirled.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 38 of 39 ends

consultation with local
Native
Americans,
determines that the
resource is a
tribal cultural
resource and
thus
significant
under

CEOA, A
mitigation
plan shall be
prepared
and
implemented
in
accordance with state
guidelines
and in
consultation with local
Native
American
group(s) prior to
continuation
of any earth
disturbing
work within
the vicinity of
the find. The plan shall
include
avoidance of
the resource
or, if
avoidance of
the resource
is infeasible,
shall outline
the
appropriate
Mitigation
Number Nature of Mitigation
Result after
Mitigation
Pa rty
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n
Planning Commission Resolution
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001

Page 39 of 39 ends

I
treatment of
the resource
in
coordination with the
appropriate
local Native
American
tribal
representativ
e and, if
applicable, a
qualified
archaeologis t. Examples
of
appropriate
mitigation for
tribal cultural
resources
include, but
are not
limited to,
protecting
the cultural
character
and integrity
of the
resource,
protecting
traditional
use of the
resource,
protecting
the
confldentialit
y of the
resource, or
heritage
recovery.

Mitigation
Number Nature of Mitigation
Result after
Mitigation
Party
Responsible
for
lmplementing
Party
Responsible
for
Monitoring:

Method to
Confirm
lmplementatio
n
Timing for
lmplementatio
n

HORAN | LLOYD
STEPHEN W. DVER
MARKA.BLUM
VIRGINIA E. HOWARD
MARK E. MYERS
KRISTIN M. DEMARIA
MICHAEL J.HARRtNGTON
Of Counsel
ANTHONY T.KARACHALE
JAMES J. COOK
ROBERT ARNOLD INC.

ELIZABETH C. GIANOIA
SHARU\P.KLINGEL
bWRENCE P. HORAN
(1929-2012)
FftANCIS P. LLOYD
(1935-2023)

HO RAN LLOYD

A PROFESSSONAL CORPORATION

ATTORNEYS AT LAW
26385 Carme! Rancho Blvd., #200
Carmel, CA 93923
File No.

Tel: 831.373.4131
Fax: 831.373.8302
horanlegal.com
May 3, 2024

SENT VIA EMAIL
Lisa Brmton
Director, City of Salinas Community Development Department 65 West Alisa, Street,
Salinas,CA 93901
2nd Floor
RE: The Uni-Kool Partners - Cadius Partners Limited; Planned Unit Development Permit No. 2020-002: Conditional Use Permit 2022-030: and Tentative Map 2022-001 Dear Ms. Brinton,
Relative to the application for Planned Unit Development Permit No. 2020-002 ("PUD"); Conditional Use Permit 2022-030 ("CUP"); and Tentative Map 2022-001 ("TM"), on behalf of The Uni-Kool Partners and Cadius Partners Limited, please accept this letter as a formal request to change the PUD and TM applicant/permittee to The Uni-Kool Partners, a California general partnership ("Uni-Kool"), The PUD represents a conceptual Master Site Plan for a seven-phase mixed use development. Phase 1 consists of an extended stay hotel, which is the subject of the CUP ("Phase 1"). The intention is for the applicant/permittee for Phase 1 to remain Cadius Partners Lunited. However, the remaining PUD phases and TM are associated with property owned by Uni-Kool; as such, Uni-Kool should be identified as the applicant/permittee for the TM and PUD. Please let me know if you have any questions or concerns, or if there is any additional information I can provide concerning this matter.
26385 Carmel Rancho Boulevard, Suite 200, Carmel, California 93923 May 3,2024

Page 2 ends

HORAN LLOYD A PROFESSIONAL CORPORATION
Best Regards,
Michael Harrmgton
Attorney for The Uni-Kool Partners / Cadius Partners Limited 26385 Carme! Rancho Boulevard, Suite 200, Carmel, California 93923

Page 1 of 24 ends

When recorded, return to:

CITY OF SALINAS
Community Development Department
65 West Alisal Street, Salinas, CA 93901
Attn: Bobby Latino, Associate Planner
SPACE ABOVE FOR RECORDER’S USE ONLY
_________________________________________________________________________________ _____________________________
Title of Document:

PLANNED UNIT DEVELOPMENT PERMIT NO. 2020-002; CONDITIONAL USE PERMIT 2022-030; AND
TENTATIVE MAP 2022-001
City of Salinas
Community Development Department
WHEREAS, the Salinas City Council, at a public hearing duly noticed and held on June 11, 2024, found that the location of the Planned Unit Development Permit, Conditional Use Permit, and Tentative Map is in accord with the objectives of the Zoning Code and the purposes of the district in which the site is located; The Planned Unit Development Permit, Conditional Use Permit, and Tentative Map and the proposed conditions under which it would be developed 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 Planned Unit Development, Conditional Use Permit, and Tentative Map, nor detrimental to properties or improvements in the vicinity or to the general welfare of the City; and the Planned Unit Development does not represent an exception to the standards of the Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development which strictly complies with base property development regulations; and that the Tentative Map is consistent with the General Plan or any applicable Specific Plan, the Zoning Code, the Subdivision Ordinance, the Subdivision Map Act, and other applicable provisions of this Code; and that the design or improvement of the proposed subdivision is consistent with the General Plan, standard specifications, design standards, standard plans, development regulations, and any applicable Specific Plan; and that the site is physically suitable for the proposed type of development; and that the site is physically suitable for the proposed density of development; and that the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; and that the design of the subdivision or the type of improvements is not likely to cause serious public health problems; and that 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. In this connection, the City Council may approve the map if it finds that alternative easements for access through, or for use of, the property will be provided, and that these will be substantially equivalent to ones previously acquired by the public. The subsection shall apply only to easements established by judgment of a court of competent jurisdiction; and that 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. In this connection, the City Council may approve the map if it finds that alternative easements for access through, or for use of, the property will be provided, and that these

Page 2 of 24 ends

will be substantially equivalent to ones previously acquired by the public. The subsection shall apply only to easements established by judgment of a court of competent jurisdiction; and that the waste discharge from the proposed subdivision into a municipal separated sewer system will not result in or add to violations of existing requirements prescribed by the Regional Water Quality Control Board.

Sanitary sewers must meet acceptance by Monterey Regional Water Pollution Control Agency (MRWPCA); and that storm drainage system meets the City's NPDES permit and SWDS at the time of Council consideration; and that if the land is subject to any of the development restrictions included in Section 66474.4(a) of the Subdivision Map Act (including, but not limited to, Williamson Act contracts, open-space easements, and conservation easements), then the findings required by Section 66474.4 must be made to approve or conditionally approve the Tentative Map; and that if the Tentative Map is subject to the water supply requirements included in Section 66473.7 of the Subdivision Map Act, then the findings required by Section 66473.7 must be made to approve or conditionally approve the Tentative Map; and that the Planned Unit Development, Conditional Use Permit, and Tentative Map have been evaluated in accordance with the California Environmental Quality Act, as amended; and that the Salinas City Council has reviewed and considered an Initial Study (IS) Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP).

NOW, THEREFORE, the Salinas City Council hereby grants and issues Planned Unit Development Permit No. 2020-002, Conditional Use Permit 2022-030, and Tentative Map 2022-001 pursuant to Division 13: Planned Unit Development Permits, Division 8: Conditional Use Permits of Chapter 37 of the Salinas City Code and Article 4: Tentative Maps of Chapter 31 of the Salinas City Code upon the following terms and conditions and not otherwise, to wit:

ISSUED TO PROPERTY OWNER: The Uni-Kool Partners
Cadius Partners Limited, Intended
Applicant/Permittee, Phase I Extended Stay
Hotel CUP
FOR: Conceptual Master Site Plan for a seven-phase,
Mixed Use Development with a 70,000 squarefoot Extended Stay, Hotel with 111 guest rooms, approximately 232,800 square feet of residential
uses (197 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.

ON PROPERTY LOCATED AT
FOLLOWING APNS: 002-481-033-000, 002-371-039-000, 002-371- 044-000, 002-481-035-000, 002-481-034-000,
002-481-029-000, 002-481-025-000, 002-481-
030-000, 002-481-031-000, 002-481-026-000,
002-481-027-000, 002-481-028-000, and 002-
481-032-000.

ZONING DISTRICT: CO – FG-4 (Commercial Office – Abbott Street Focused Growth Overlay) and IG - AR (Industrial
– General – Airport Overlay).

Page 3 of 24 ends

ENVIRONMENTAL REVIEW ACTION & DATE: The environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA). An MND, and a Mitigation Monitoring and Reporting Program were adopted on June 11, 2024.

EXPIRATION DATE: None, once properly established.

RIGHT TO OPERATE/DEVELOP

1. The Permittee shall have the right to develop a Conceptual Master Site Plan for a sevenphase, Mixed Use Development of a 22.74-acre site on the above-described property, which includes:
 A Conditional Use Permit (CUP) for development of an Extended Stay Hotel consisting of 70,000 square-foot with 111 guest rooms (Phase 1);  A Conditional Use Permit for Mixed Use Development (Phase 2-7); o The seven project phases are as follows:
o 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.
o 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.
o 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.
o 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. o Phase 5: A mixed-use development with two retail buildings approximately 5,000-square feet each in size on a 1.1-acre parcel.
o 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.
o 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.

Page 4 of 24 ends

 A Tentative Map to reconfigure 14 lots into 9 lots;
 An Initial Study (IS) /Mitigated Negative Declaration (MND) for the Mixed Use Development.

All in accordance with the following exhibits incorporated herein by reference and made a part of this Permit:

Exhibit “A” Vicinity Map
Exhibit “B” Cover Sheet (Sheet A0.00)
Exhibit “C” Project Information (Sheet A0.10)
Exhibit “D” Existing Overall Plan (Sheet A1.00)
Exhibit “E” Architectural Master Plan (Sheet A1.01)
Exhibit “F” Overall Phasing Master Plan (Sheet A1.10)
Exhibit “G” Enlarged Site Phasing: Phase 1 (Sheet A1.11) Exhibit “H” Enlarged Site Phasing: Phases 2 & 3 (Sheet A1.12) Exhibit “I” Enlarged Site Phasing: Phases 4 & 5 (Sheet A1.13) Exhibit “J” Enlarged Site Phasing: Phase 6 (Sheet A1.14) Exhibit “K” Enlarged Site Phasing: Phase 7 (Sheet A1.15) Exhibit “L” Overall Site Traffic Plan (Sheet A1.20)
Exhibit “M” Overall Conceptual Parking Plan (Sheet A1.30) Exhibit “N” Overall Lighting Plan (Sheet A1.40)
Exhibit “O” Overall Conceptual Master Landscape Plan (Sheet A1.50) Exhibit “P” Landscaping Details (Sheet A1.51)
Exhibit “Q” Phase 1: Conceptual Interim Improvement Site Plan (Sheet A2.00) Exhibit “R” Phase 1: Site Plan (Sheet 2.01)
Exhibit “S” Extended Stay Hotel: Phase 1 Enlarged Site Plan (Sheet A2.10) Exhibit “T” Extended Stay Hotel: Phase 1 Conceptual Landscape Plan (Sheet A2.50) Exhibit “U” Extended Stay Hotel: Ground Floor Plan (Sheet A3.10) Exhibit “V” Extended Stay Hotel: Upper Floor (2 through 4) Plan (Sheet A3.11) Exhibit “W” Extended Stay Hotel: Acoustical Requirements (Sheet A3.12) Exhibit “X” Extended Stay Hotel: Concept Perspective Facing Abbott (Sheet A4.10) Exhibit “Y” Extended Stay Hotel: Concept Perspective Facing Roundabout (Sheet A4.11)
Exhibit “Z” Extended Stay Hotel: Concept Perspective Facing John (Sheet A4.12) Exhibit “AA” Extended Stay Hotel: Concept Perspective Facing John/Abbott (Sheet A4.13)
Exhibit “BB” Extended Stay Hotel: Concept Perspective Porte Cochere (Sheet 4.14) Exhibit “CC” Extended Stay Hotel: Concept Perspective Outdoor Patio (Sheet 4.15) Exhibit “DD” Extended Stay Hotel: Conceptual Section/South Elevation (Sheet A5.10) Exhibit “EE” Extended Stay Hotel: Conceptual East Elevation (Sheet A5.11) Exhibit “FF” Extended Stay Hotel: Conceptual North Elevation (Sheet A5.12) Exhibit “GG” Extended Stay Hotel: Conceptual West Elevation (Sheet A5.13) Exhibit “HH” Extended Stay Hotel: Color and Materials Board (Sheet A6.10) Exhibit “II” Interior Noise Memorandum prepared by Rincon Consultants, Inc. on April 18, 2022
Exhibit “JJ” Tentative Map – Site Plan (Sheet C1.0)

Page 5 of 24 ends

Exhibit “KK” Tentative Map – Existing Site Plan (Sheet C1.1) Exhibit “LL” Tentative Map – Site Phasing Plan (Sheet C1.2) Exhibit “MM”Tentative Map – Site Layout Plan (Sheet C1.3) Exhibit “NN” Tentative Map – Site Grading Plan (Sheet C1.4) Exhibit “OO” Tentative Map – Site Utility Plan (Sheet C1.5) Exhibit “PP” Tentative Map – Site Drainage Plan (Sheet C1.6) Exhibit “QQ” Engineer’s Report, dated March 10, 2023
Exhibit “RR” Housing Memorandum, dated October 13, 2022 Exhibit “SS” Rental Housing Impact Fees Plan, dated May 3, 2024 Exhibit “TT” Mitigated Negative Declaration
Exhibit “UU” Mitigation Monitoring Reporting Program
Exhibit “VV” Initial Study with Appendices

2. Except for Phase 1, which is approved herein, all subsequent phases identified in the above exhibits shall be subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits herein this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with said exhibits and not by the required setbacks from proposed property lines.

3. 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. Based on current General Plan and zoning densities, up to 197 dwelling units can be allowed. If project density exceeds 197, based on future density limits, and amendment to this permit will be required. If total number of units exceeds 242, subsequent CEQA may be required.

4. The Applicant/Permittee shall either execute an Affordable Housing Plan or Complete an Intent to Pay in-lieu fees or Rental Housing Impact Fees Plan prior to first approval of any residential development per Exhibit “RR” Housing Memorandum, dated October 13, 2022. The executed Rental Housing Impact Fees Plan dated May 3, 2024, is incorporated herein as Exhibit “SS” of this Permit.

5. No outdoor storage, display, or sale of merchandise of any kind will be permitted.

Except, Temporary uses, in accordance with Section 37-50.300: Temporary use of land.

ALTERNATIVE DEVELOPMENT STANDARDS

6. Per Section 37-60.980(a), the following development regulations shall be prescribed with this Planned Unit Development Permit:
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.
b. Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis for Usable Open Space requirements.
c. Utilize the Mixed-Use Building Incentives, SMC Section 37-30.260 as the basis

Page 6 of 24 ends

for waiving the three- and four- bedroom dwelling unit mix requirement. d. Eliminate the development standard for the Phase 1 Hotel structure to be sited along street frontage per SMC Section 37-30.280(c)(1).
e. Provide more than the minimum of one tree for every five spaces in landscape islands; however, reduce and/or eliminate island minimum dimension of five feet exclusive of curbs per SMC Section 37-50.690(g)(4).

AVIGATION EASEMENT

2. Prior to the recordation of any land division the Applicant or successor in interest, shall record an avigation easement on the property. The easement is required to protect the airport airspace from objects which could constitute hazards to air navigation, and to inform future owners and prospective purchasers of the property that aircraft may fly over the location at low altitudes while approaching, departing, or maneuvering near the associated airport. Furthermore, the height of all structures shall not exceed the maximum allowed per the underlying zoning district. Development and review of the avigation easement shall be coordinated with the Public Works Department Salinas Airport Division/Airport Manager.

PHASED IMPROVEMENTS

3. Each phase shall include site improvements wherein safety and aesthetics are provided to a level of acceptable community standard. The applicant, or successor in interest, shall implement site improvements in accordance with following phases:

Phase Action Timing for
Implementation
1 Submit detailed plans for Phase 1 improvements as described below for review and approval by the Community Development
Department:
a. All improvements identified in Exhibit “R” Phase 1: Site Plan. b. Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase and along the John Street and Abbott Street frontage in the subject CO based Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with SMC Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way. c. Proposed parking lot layout (off-street parking spaces and drive aisles) along the edges of Phase 1 shall include the following:
i. Concrete curbs and end islands consistent with SMC Section 37-50.520(d).
ii. Minimum 5-foot-wide perimeter landscape planter consistent Submittal of plans
demonstrating
compliance prior to
issuance of a
building permit for
Phase 1.

Page 7 of 24 ends

Phase Action Timing for
Implementation
with SMC Section 37-50.690(g)(2)(B).
iii. Temporary fencing to screen and control unauthorized access to remainder Phases.
d. To enhance aesthetics of the site, provide an interim Landscaping and Irrigation Plan for the project perimeter along the John Street and Abbott Street frontages (directly behind City and/or Caltrans right-of-way) to include clean up and maintenance of existing trees and shrubs along with the addition of ground cover. e. Demonstrate coordination with Caltrans to develop, install, and maintain Landscaping and Irrigation in the Caltrans right-ofway along John Street frontage. f. Landscaping and Irrigation Plan for Phase 1 development shall comply with the requirements of the PUD.

Prior to final
inspection and/or
certificate of
occupancy.

Prior to issuance of
a building permit
for Phase 2.

Page 8 of 24 ends

Phase Action Timing for
Implementation
The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 2 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 Phase 2.

Prior to approval of
a Site Plan Review
for Phase 2.

Prior to issuance of
a building permit
for Phase 2.

Payment of Rental Housing Impact Fees for Phase 2. Prior to issuance of a building permit
for Phase 2.

Phase 2 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 2.
3 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 3 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 3.

Page 9 of 24 ends

Phase Action Timing for
Implementation
Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase in the subject CO based Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with SMC Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way.

Prior to issuance of
a building permit
for Phase 3.

Prior to issuance of
a building permit
for Phase 4.

Removal of all existing nonconforming chain-link and barbed wire fencing within this Phase in the subject CO based Zoning District per SMC Section 37-50.090(k). Proposed fencing shall be in accordance with Section 37-50.090 and include appropriate landscaping if adjacent to Union Pacific Railroad right-of-way.

Prior to issuance of
a building permit
for Phase 4.

Phase 4 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 4.

Page 10 of 24 ends

Phase Action Timing for
Implementation
5 Subject to administrative consideration through the Site Plan Review (SPR) process. Subsequent phases shall comply with all conditions and exhibits of this Planned Unit Development Permit and Conditional Use Permit. Buildings shall be sited in accordance with the exhibits and not by the required setbacks from proposed property lines based on the underlying zoning district. Landscaping and Irrigation Plan for Phase 5 development shall comply with the requirements of the PUD.

Prior to issuance of
a building permit
for Phase 5.

Prior to issuance of
a building permit
for Phase 6.

The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 6 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 Phase 6.

Prior to approval of
a Site Plan Review
for Phase 6.

Page 11 of 24 ends

Prior to issuance of
a building permit
for Phase 6.

Payment of Rental Housing Impact Fees for Phase 6. Prior to issuance of a building permit
for Phase 6.

Submit detailed plans identifying required extension of the private drive to Spicer Street.

Prior to issuance of
a building permit
for Phase 6.

Prior to issuance of
a building permit
for Phase 7.

The Rental Housing Impact Fees Plan will be reviewed as part of Site Plan Review application for Phase 7 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 Phase 7.

Prior to approval of
a Site Plan Review
for Phase 7.

Page 12 of 24 ends

Prior to issuance of
a building permit
for Phase 7.

Applicant shall provide a Temporary Construction Plan (identifies emergency access, temporary on-site improvements, permanent onsite improvements, circulation, fencing, etc.) that demonstrates a compliant transition of this Phase to subsequent Phases.

Prior to issuance of
a building permit
for Phase 7.

Payment of Rental Housing Impact Fees for Phase 7 Prior to issuance of a building permit
for Phase 7.

Phase 7 Improvements shall be installed. Prior to final inspection and/or
certificate of
occupancy for
Phase 7.

CONDITIONAL USE PERMIT - MIXED USE DEVELOPMENT CONDITIONS

9. This Planned Unit Development Permit authorizes Mixed Use Building incentives for Usable Open Space pursuant to SMC Section 37-30.620(b), which is 100 sq ft of Usable Open Space per dwelling unit for studio, one-bedroom and two-bedroom units, 300 sq ft per dwelling unit for three-bedroom units, and 400 sq ft per dwelling unit for four- or more bedroom units. To meet this standard, each dwelling unit is required to provide a balcony/terrace of at least 60 sq ft, which is directly accessible to the dwelling unit. This open space shall meet certain design and dimensional criteria and cannot include stormwater treatment areas.

10. This Planned Unit Development Permit authorizes Mixed Use Building incentives pursuant to SMC Section 37-60.980(a), which waives the three- and four-bedroom mix requirement.

11. Picnic areas with table and seats (with an eight-seat minimum requirement) are required

Page 13 of 24 ends

for commercial and mixed uses that have thirty employees or less pursuant to SMC Section 37-40.240(e). For commercial and mixed uses that have more than thirty employees, a minimum of sixteen seats shall be provided. Such picnic areas shall count toward the required landscaping area.

CONDITIONAL USE PERMIT - EXTENDED STAY HOTEL CONDITIONS

12. Per SMC Section 37-50.085 the following development regulations are required for new Extended Stay, Hotel development:
a. Maximum Stay. Length of stay per occupant(s) shall not exceed ten months within a three hundred sixty-five-day period.
b. Parking Requirements. For new construction, 1.25 off-street parking spaces per guest room shall be provided plus one parking space per fifty square feet of banquet seating area. In addition, parking for other uses and facilities shall be provided as required by SMC Section 37-

50.360: Off-street parking and loading spaces regulations. For conversion of an existing hotel/motel to extended stay, with no additional guest rooms, existing parking spaces shall be retained, and no additional parking spaces would be required.
c. Floor Area. A minimum one hundred fifty square feet per room, including bathroom. Kitchen floor area is not included in the minimum calculation.
d. Bathroom. Each room shall contain a bathroom including a toilet, sink, and shower or tub.
e. Common Area. A minimum of five hundred square feet of common area shall be provided, which could include a dining area. f. Laundry Facilities. Laundry facilities consisting of individual or common washer and dryer shall be provided. A minimum of one washer and one dryer shall be provided for every twenty-five (25) rooms.

13. A minimum of 125 on-site parking spaces shall be provided for the Extended Stay Hotel use, including on-site parking spaces designated for people with disabilities shall be provided in accordance with Division 18: Off-Street Parking and Loading Regulations.

Bicycle parking (rack) shall be provided in accordance with SMC Section 37-50.400.

14. Provide a minimum of one, 12 foot by 35-foot loading area and one, 12 foot by 50-foot loading area per SMC Section 37-50.360(d). The areas to be clearly identified on the site plan as a painted crosshatched pattern. Per SMC Section 37-30.280(u), loading facilities and related service areas must be located away from and screened from view of streets, parks, plazas, and landscaped walkways, and shall generally be located within the interior of the development, whenever feasible.

15. Per Figure N-1 Future Noise Contour and Impact Areas of the 2002 City of Salinas General Plan, the subject site is located in the future Community Noise Equivalent Level (CNEL) contours in the 65 range. Per Table N-3 Noise/Land Use Compatibility Matrix of the 2002 City of Salinas General Plan, the 65 CNEL range is in Zone B –

Page 14 of 24 ends

Conditionally Acceptable, which further states that new construction or development shall be undertaken only after a detailed noise analysis is prepared and noise reduction measures are identified and included in the project design. Per California Building Code, interior noise levels attributable to exterior sources should not exceed 45 db in any habitable room. The noise metric needs to be either the day-night average sound level (Ldn) or the CNEL, consistent with the noise element of the local general plan, per 1207.11.2 Allowable interior noise levels of Article 4 and Section 1092 of California Administrative Code, Title 25. Exhibit “II” Interior Noise Memorandum prepared by Rincon Consultants, Inc. on April 18, 2022, demonstrates compliance with the noise regulations.

16. Development shall be in compliance with Exhibits “S” through “II” and Exhibit “QQ” Engineer’s Report, dated March 10, 2023.

ENGINEERING AND NPDES REQUIREMENTS

17. The development shall conform with requirements found in Exhibit “QQ” Engineer’s Report, dated March 10, 2023, and 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 Pollution Prevention Plan (SWPPP) that identifies Best Management Practices (BMPs) to be incorporated into the project.

ENVIRONMENTAL MITIGATIONS

18. All mitigation measures listed in the Mitigation Monitoring Reporting Program shall be conditions of approval as incorporated herein by reference as Exhibit “UU.”

FINAL MAP REFERENCE AND CONDITIONS

19. The following language shall appear prominently in the Owners Certificate of the Final Map: “The development and use of this property is subject to the terms and conditions of Planned Unit Development Permit No. 2020-002 and Conditional Use Permit 2020- 030 issued by the Council of the City of Salinas on ________, 2024 and filed for record in the Official Records of Monterey County and to all conditions and standards contained therein.”

20. The permittee shall also request that the preceding language be included in the final subdivision public report of the California Department of Real Estate and shall provide verification to the Community Development Department that each subsequent purchaser has been informed of the PUD permit and its conditions prior to the close of each escrow.

21. A Final Map shall be in compliance with Tentative Map Exhibits “JJ” through “PP” and Exhibit “QQ” Engineer’s Report, dated March 10, 2023. The Final Map providing for the subdivision of the subject property pursuant to Municipal Code Section 31-402 shall

Page 15 of 24 ends

be approved by the City Council and recorded by the County Recorder prior to issuance of any building permits.

PARKING REQUIREMENTS

22. This Planned Unit Development Permit authorizes the Mixed Use Building incentives for off-street parking requirement found in SMC Section 37-30.620(c), which is 1 parking space per 400 square feet of nonresidential floor area, except for the proposed Extended Stay Hotel.

23. Prior to issuance of a building permit for each phase and subject to review and approval by the City Planner, design and color of the bicycle racks shall be consistent throughout the Project. Bicycle parking (rack) shall be provided in accordance with SMC Section 37-50.400.

24. All off-street parking and loading areas shall be graded, paved, drained, landscaped, striped, and maintained in accordance with Division 18: Off-Street Parking and Loading Regulations, of the Salinas City Code.

PARKING LOT DESIGN

25. Prior to issuance of a building permit for each phase and subject to review and approval by the City Planner, design and color of the pavement treatment shall be consistent throughout the Project. 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.

26. SMC Section 37-50.460 requires clear visibility for the areas between 3 feet and 10 feet above the driveway grades, which lie 15 feet from the intersection of the edge of the driveway and the property line measured along both the driveway and the property line.

Visibility triangles need to be placed on the site plan for all driveways and corners located on the subject and adjacent properties.

27. Allowable parking space overhang needs to be clarified on the site plan. Use a dotted line to delineate the maximum allowable three-foot parking space overhang and standard 19-foot space depth for standard stalls. Per SMC Section 37-50.690(g)(3), planters should be expanded three feet to allow the parking space to overhang the planter (i.e., 5’+3’=8’). Three feet is the maximum allowable overhang fronting the right-ofway per SMC Section 37-50.690(g)(2)(C).

DESIGN GUIDELINES

28. Structures shall be sited along street frontage per SMC Section 37-30.280(c)(1), except for Phase 1 Hotel structure which has been exempted from this requirement as part of this Planned Unit Development Permit.

Page 16 of 24 ends

29. Placement of structures, entrances, and open space areas such as plazas and courtyards shall be oriented to provide direct access to public sidewalks and streets to the maximum extent possible to facilitate pedestrian access and movement between adjacent uses per SMC Section 37-30.280(c)(2).

30. Buildings shall be sited in a manner that maximizes visibility of plazas, courtyards, streets, and alleys to provide opportunities for people engaged in their normal behavior to observe the spaces around them per SMC Section 37-30.280(c)(4).

31. The main building entrance or entrances shall be oriented to the street or plazas, as applicable, to maximize natural surveillance and provide "eyes on the street." The main entries to buildings shall be clearly demarcated, visible, and accessible from the street and/or pedestrian walkways. Main entries shall be recessed or framed by a sheltering element such as an awning, arcade, porch, or portico. Such entrances shall open directly to the outside and shall not require a pedestrian to first pass through a garage, parking lot, or loading area to gain access to the entrance from the street. Secondary building entries may be from parking areas per SMC Section 37-30.280(f)(1).

32. For buildings that do not contribute to frontage along build-to lines or are not located along pedestrian-oriented street frontages or public open space areas such as plazas, the following shall apply:
a. The primary building entry and windows shall be generally visible from the street(s).
b. The main entrance shall open directly onto a publicly accessible connecting walkway. This walkway shall connect directly to the sidewalk or pedestrian walkway of an adjacent street.
c. Building facades that are visible from the street shall not have a section of blank wall exceeding thirty linear feet without being interrupted by a window, entry, or a section of lattice with vines, or other architectural feature.

33. Vary the planes of the exterior walls in depth and/or direction. Wall planes shall not run in a continuous direction for more than fifty feet without an offset proportional to the building size or an architectural feature such as a column to provide visual interest per SMC Section 37-30.280(i)(2).

34. At a minimum, the roofline at the top of the structure shall not run in a continuous plane for more than fifty feet without offsetting or jogging the roof plane per SMC Section 37-30.280(j)(2).

35. All new uses shall be oriented and designed to enhance pedestrian movement to and between adjacent uses and public streets per SMC Section 37-30.280(p)(1).

36. Colored, textured paving shall be used to delineate pedestrian crossings at circulation drives and parking aisles per SMC Section 37-30.280(p)(4).

Page 17 of 24 ends

SITE FURNISHINGS

37. Prior to issuance of a building permit for each phase and subject to review and approval by the City Planner, furnishings such as parking lot and building lighting, recycling and solid waste enclosures, bike racks, benches, trash receptacles, etc. shall be provided in appropriate areas to enhance the visitor and employee experience of a future project.

Site furnishings shall be constructed of durable commercial grade materials and complement the architectural style of the buildings. Consistent furnishing design theme that is complementary to the architectural theme is required. Site furnishings located in the public street right-of-way shall be approved by the City.

SIGNS

38. Per SMC Section 37-570(b), a Master Sign Plan shall be required for any site having two or more nonresidential tenants and shall be submitted and approved by the City Planner prior to issuance of any Sign Permit.

39. Sign Permits issued in accordance with Article 5, Division 3: Signs, of the Salinas City Code, shall be required for all signs.

40. Signs shall not be located above the building roof.

41. No canvas signs, banners, 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 other 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.

LIGHTING

42. Prior to issuance of a building permit, new illuminated parking areas require a photometric lighting plan per SMC Section 37-50.480 to be submitted by the Project Applicant for review and approval by the City Planner. All proposed exterior lighting shall be in conformance with SMC Section 37-30.280(x). Light standards shall not exceed 25 feet in height and 2.4 foot-candles maximum average at ground level with no more than 0.5 foot-candles at a residential property line. Design of the light standards shall be consistent throughout the development:
a. No roof 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.

Page 18 of 24 ends

BUILDING MATERIALS AND COLORS

43. Prior to issuance of a building permit, all exterior building materials and colors shall be identified on the building plans and on color elevations to be submitted by the Applicant for review and shall be approved by the Community Development Department.

LANDSCAPING AND IRRIGATION

44. Prior to issuance of a building permit, Landscaping and Irrigation shall comply with the requirements of the State of California “Model Water Efficient Landscape Ordinance” (AB 1881), Article V, Division 4 of the Salinas Zoning Code, and the Abbott Street Landscape Palette. The landscape and irrigation plans shall include the following:
a. Per Zoning Code SMC Section 37-20(b)(4), landscape areas shall incorporate plantings using a three-tier system: 1) grasses and groundcovers, 2) shrubs, and 3) trees.
i. 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).
ii. Irrigation plans shall show size and location of irrigation pipe, heads, bibs, and backflow devices.
iii. Parking lot landscaping shall provide the following per SMC Section 37-

30.280(q)(8):

1. Where parking lots abut streets, a minimum eight-foot-wide landscaped frontage shall be provided on the site, adjacent to the sidewalk. Landscaped frontages are not required when parking lots are sited behind buildings or plazas.

2. A minimum number of shade trees are required, equivalent to one tree per five parking stalls.

3. Trees in parking lots shall be spread uniformly (in an orchard parking lot landscaping design) throughout the parking area and may not be located only at the end of parking rows.

4. Trees planted along connecting walkways and adjacent landscaped frontages may also contribute to the one-per-five requirement for parking lots.

5. Trees in parking lots must be set into a tree well or planter having a minimum interior dimension of five feet (exclusive of curbs).

6. Trees adjacent to walkways and in plazas shall be protected by attractive bollards, raised concrete curbing or tree guards designed to be compatible with the development.

7. All landscape islands within the parking area shall include a minimum of one 15-gallon tree.

Page 19 of 24 ends

iv. 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.
v. 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).
vi. Per SMC Section 37-50.700(d)(5), all trees and shrubs shall be staked as shown in Figure 37-50.150 (Landscape Staking Detail).
vii. Planters adjacent to the buildings shall be landscaped with shrubs of a minimum of 5-gallon size, 1-gallon containers for mass planting, and groundcover.
viii. 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 applied except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. ix. 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.
x. Plant material shall conform to the following spacing standards:

1. A minimum of thirty feet from the property corner at a street intersection to the center of the first tree or large shrub.

2. A minimum of fifteen feet between center of trees and ten feet between large shrubs to light standards.

3. A minimum of ten feet between center of trees or large shrubs and fire hydrants.

4. 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.
b. Street trees are required at a maximum of 60-ft along street frontages per Engineering.

RECYCLING AND SOLID WASTE DISPOSAL AREA

45. Prior to issuance of a building permit, written confirmation from the City’s waste disposal service provider, is required to ensure that the recycling and solid waste provisions of the project will meet the service needs of the City’s waste disposal service provider. Recycling and solid waste enclosures shall be provided with capacity adequate

Page 20 of 24 ends

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 enclosures shall be constructed with a six-foot high solid masonry wall and screened from public view with a minimum two-foot-wide perimeter planter. Colors and materials of the enclosures shall match those of the primary structures (example:
exterior plaster - stucco) and shall include a consistent design throughout the Project.

Doors of the enclosures shall be constructed of a solid material and colored to match the buildings (chain-link fencing with slats is not allowed). The enclosures 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.

COMMON AREA MAINTENANCE AGREEMENT

46. Prior to recordation of the Final Map, a Common Area Maintenance Agreement shall be reviewed by the City for all privately owned lands and private easements, together with their associated improvements, will be maintained by the individual parcel owners or other private entities through a Common Area Maintenance Agreement. Other public and quasi-public utilities including water, electrical, gas, and communications facilities will be owned and maintained by their respective public utility companies. Prior to issuance of a building permit, City reviewed Common Area Maintenance Agreement shall be recorded.

MAINTENANCE

47. 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.

PUBLIC IMPROVEMENTS

48. 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

49. All new utility lines shall be placed underground, and all 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.

50. All new mechanical equipment and appurtenances (i.e., gas, water meters, electrical

Page 21 of 24 ends

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

51. The issuance of this Permit shall not relieve the Permittee of any requirement to obtain necessary permits or licensing from city, county, regional, state, or federal agencies.

52. 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

53. 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

54. 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, in the discretion of the City Attorney, violations of this Permit may be prosecuted administratively pursuant to the City’s Administrative Remedies Ordinance. 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 City Council 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

55. This Permit shall expire one year after its approval date unless:
a. A Building Permit has been issued and substantial vertical construction diligently pursued for Phase 1; or
b. A certificate of occupancy has been issued for Phase 1; or c. The City Planner determines that other substantial action has been commenced to carry out the terms and intent of this Permit.

PERMIT VALIDATION

Page 22 of 24 ends

56. Pursuant to Zoning Code Section 37-60.1040, 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 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

57. 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.

58. 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.

59. 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.

60. Development for each Phase shall be in accordance with the project plans and conditions of approval contained in this permit. 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

61. 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 PLANNED UNIT DEVELOPMENT PERMIT 2020-002, CONDITIONAL USE PERMIT 2022-030, AND TENTATIVE MAP 2022-001 was approved by action of the Salinas City Council on June 11, 2024, and shall become effective immediately:

Page 23 of 24 ends

Effective Date: June 11, 2024 ________________________________ Lisa Brinton
Community Development Department Director
(All Signatures Listed Below Must Be Notarized)
CONSENT is hereby granted to the Permittee to carry out the terms and conditions of this PLANNED UNIT DEVELOPMENT PERMIT 2020-002, CONDITIONAL USE PERMIT 2022- 030, AND TENTATIVE MAP 2022-001 .

Dated:_______________ ___________________________
Stephen Kovacich, Managing General Partner
The Uni-Kool Partners, a California General Partnership re), 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 __________________ 202__, before me, ___________________________, 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

Page 24 of 24 ends

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\John and Abbott\PUD 2020-002\PUD 2020-002, CUP 2022-030, and TM 2022-001.docx
North Vicinity Map
PLANNED UNIT DEVELOPMENT 2020-
002, CONDITIONAL USE PERMIT 2020-
030, AND TENTATIVE MAP 2022-001
Exhibit A
I:\ComDev\Planning Share Space\John and Abbott\PUD 2020-002\John & Abbott MU Development Vicinity Map.docx Rincon Consultants, Inc.
2 5 1 1 G a r d e n R o ad , S u i te C - 2 5 0
M o n te re y , Califo rn ia 93940
8 3 1 3 3 3 - 0 3 1 0
in fo @ r i n c o n c o n s u l t a n t s .c o m
w w w . r i n c o n c o n s u l ta n t s .c o m
E n v i r o n m e n t a l S c i e n t i s t s P l a n n e r s E n g i n e e r s April 28, 2022
Project No. 21-11684
Bobby Latino, Associate Planner
Community Development Department
City of Salinas
Via email: [email protected]
cc: Megan Hunter, [email protected]
Subject: Interior Noise Memorandum for the John Abbott Mixed-Use Project Salinas, California
Dear Mr. Latino:

This Interior Noise Memorandum summarizes the results of our interior noise analysis for the proposed John-Abbott Mixed-Use Project (project), located on the southeast corner of John and Abbott Streets in Salinas, California. This analysis evaluates the project’s compatibility with the California Building Code’s interior noise requirement of 45 decibels (dB) Community Noise Equivalent Level (CNEL) for habitable rooms. As described below, the project’s currently planned window and wall materials are sufficient to achieve the necessary reductions to meet the 45 CNEL interior noise standard.

Project Description and Setting
The proposed multi-phase, mixed-use planned unit development (PUD) is located on the southeast corner of the John Street and Abbott Street intersection in the City of Salinas, Monterey County, California. The proposed PUD consists of seven phases and would include approximately 242 dwelling units, 149,300 square feet of retail and office use in either freestanding or mixed-use buildings. This memorandum analyzes interior noise for the first phase of development. The first phase of the PUD (the “proposed project”) includes the development of a four-story (56 feet, 8 inches), approximately 70,000- square foot hotel with 111 guest rooms, including 20 double queen studio rooms, 84 king studio rooms, and seven king one-bedroom rooms and various amenities including an indoor pool, pool lounge and BBQ patio, fitness room, outdoor lounge, and breakfast bar. Construction of the hotel, which is estimated to take 20 months, is anticipated to begin September 1, 2022, and conclude May 1, 2024.

Table 1 summarizes Phase 1 key project features. Building plans are included as Attachment 1.

Table 1 Phase 1 Project Summary
Floor Double Queen
Studio
King Studio King OneBedroom Total Area (sf)
First/Ground 5 9 1 15 19,850
Second 5 25 2 32 16,420
Third 5 25 2 32 16,420
Fourth 5 25 2 32 16,420
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Floor Double Queen
Studio
King Studio King OneBedroom Total Area (sf)
Total 20 84 7 111 69,110
Notes: sf = square feet
Noise Overview
Sound is a vibratory disturbance created by a moving or vibrating source, which is capable of being detected by the hearing organs. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired and may therefore be classified as a more specific group of sounds. The effects of noise on people can include general annoyance, interference with speech communication, sleep disturbance, and, in the extreme, hearing impairment (California Department of Transportation [Caltrans] 2013).

Noise levels are commonly measured in dB using the A-weighted sound pressure level (dBA). The Aweighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response. Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes. A doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; dividing the energy in half would result in a 3 dB decrease (Crocker 2007).

Human perception of noise has no simple correlation with sound energy: the perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA, increase or decrease (i.e., twice the sound energy); that a change of 5 dBA is readily perceptible (8 times the sound energy); and that an increase (or decrease) of 10 dBA sounds twice (half) as loud ([10.5 times the sound energy] Crocker 2007).

Sound changes in both level and frequency spectrum as it travels from the source to the receiver. The most obvious change is the decrease in level as the distance from the source increases. The manner by which noise reduces with distance depends on factors such as the type of sources (e.g., point or line, the path the sound will travel, site conditions, and obstructions). Noise levels from a point source typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance (e.g., construction, industrial machinery, ventilation units). Noise from a line source (e.g., roadway, pipeline, railroad) typically attenuates at about 3 dBA per doubling of distance (Caltrans 2013). Noise levels may also be reduced by intervening structures; the amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Natural terrain features such as hills and dense woods, and man-made features such as buildings and walls, can significantly alter noise levels.

Generally, any large structure blocking the line of sight will provide at least a 5-dBA reduction in source noise levels at the receiver (Federal Highway Administration [FHWA] 2011). Structures can substantially reduce exposure to noise as well. The FHWA’s guidelines indicate that modern building construction generally provides an exterior-to-interior noise level reduction of 20 to 35 dBA with closed windows.

The impact of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important factors of project noise impact. Most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors have been developed. One of the most frequently used noise metrics is the equivalent noise level (Leq); it considers both duration and sound power level. Leq is defined as the single steady A-weighted level equivalent to the same amount of energy as that contained in the actual fluctuating levels over time. Typically, Leq is summed over a one-hour period. Lmax is the highest root mean squared (RMS) sound pressure level City of Salinas
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within the sampling period, and Lmin is the lowest RMS sound pressure level within the measuring period (Crocker 2007).

Noise that occurs at night tends to be more disturbing than that occurring during the day. Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour average noise level with a +10 dBA penalty for noise occurring during nighttime hours (10:00 p.m. to 7:00 a.m.); it is also measured using CNEL, which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 p.m. to 10:00 p.m. and a +10 dBA penalty for noise occurring from 10:00 p.m. to 7:00 a.m. (Caltrans 2013). Noise levels described by Ldn and CNEL usually differ by about 0.5 dBA.

Regulatory Framework
California Code of Regulations
Interior noise levels for habitable rooms are regulated by Title 24 of the California Code of Regulations (CCR), California Noise Insulation Standards. Title 24, Chapter 12, Section 1207.4, of the California Building Code requires that interior noise levels attributable to exterior sources not exceed 45 CNEL in any habitable room within a residential structure or 50 CNEL in commercial uses. A habitable room is a room used for living, sleeping, eating, or cooking. Bathrooms, closets, hallways, utility spaces, and similar areas are not considered habitable rooms for this regulation (24 CCR 1207 2016).

City of Salinas 2002 General Plan
The City’s General Plan contains a Noise Element which identifies and appraises existing noises in Salinas and provides guidance to avoid noise-related impacts in the future. Table 2Table 2 below shows the land use compatibility matrix from the General Plan.

Table 2 City of Salinas Noise/Land Use Compatibility Matrix Community Noise Exposure (Ldn or CNEL, dBA)
Land Use
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
Residential <60 60-70 70-75 >75
Transient Lodging – Motel, Hotel <60 60-75 75-80 >80
Schools, Libraries, Churches, Hospitals, Nursing Homes <60 60-70 70-80 >80 Auditoriums, Concert Halls, Amphitheaters N/A <70 N/A >70 Playgrounds, Parks <70 N/A 70-75 >75
Golf Course, Riding Stables, Water Recreation, Cemeteries <70 N/A 70-80 >80 Office Buildings, Business Commercial, and Professional <65 60-75 >75 N/A Industrial, Manufacturing, Utilities, Agriculture <70 70-80 >80 N/A N/A = not applicable
Source: City of Salinas 2002
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The Noise Element states that conditionally acceptable uses may require minor mitigation to meet Title 24 noise standards, which would be the 45 CNEL interior noise standard stated above for habitable rooms, which would include guest rooms at a hotel use.

Noise Environment
To determine traffic noise levels at the project site, traffic levels from the City of Salinas (City of Salinas 2018) were used in the FHWA Highway Traffic Noise Prediction Model (FHWA RD 77-108). The City’s traffic counts for the John Street and Abbott Street intersection were stated to be 12,109 to 19,380 ADT.

For a conservative analysis, it was assumed the ADT was 19,380. Traffic was assumed to be a typical breakdown of 97 percent automobiles, 2 percent medium trucks, and 1 percent heavy trucks. The posted speed limit on the streets is 35 miles per hour. The closest portion of the building to a roadway is the northern portion of the hotel, which is 330 feet to the roadway center line of John Street. The dayevening-night traffic distribution was assumed to be 80 percent day, 5 percent evening, and 15 percent nighttime. With these assumptions, noise levels at the project building would be 60 CNEL.

The project would also be exposed to rail noise from the rail line to the east. The City’s Noise Element discusses rail noise. According to the Noise Element, no change to train service or schedules is anticipated to occur in the foreseeable future; therefore, noise levels generated by the train will remain the same as under existing conditions where land uses within 250 feet of the train tracks may experience noise levels in excess of 65 dBA (City of Salinas 2002). Therefore, noise levels from rail noise are assumed to be 65 dBA at 250 feet. The closest portion of the project building to the rail line is the eastern portion of the building, which is located 500 feet from the railway centerline. Assuming a 3 dBA reduction per doubling of distance from a line source, it was assumed rail noise at the project site was 62 CNEL.

The combined exposure of 60 CNEL from roadway noise and 62 CNEL from rail noise would result in an estimated noise level of 64 CNEL at the project building.

Methodology
The project plans (Attachment 1) refer to the different unit types as King Studio, King One-Bedroom, and Double Queen Studio. For purposes of analysis, the Double Queen Studio was used due to its nearest location to the loudest noise source (the rail line). Noise levels at this unit would be similar to noise levels experienced by the King Studio and King One-Bedroom, and therefore the Double Queen Studio analysis also applies to those unit types.

The methodology used to determine the resultant interior noise levels is based upon the calculated exterior noise level minus the sound transmission loss as identified in the American Society for Testing and Materials (ASTM) Guidelines E90 and E413. The sound transmission loss values from the ASTM E90 test are used to calculate the Sound Transmission Class (STC) and Outdoor–Indoor Transmission Class ratings in accordance with ASTM E413 and ASTM E1332, respectively. To calculate interior noise levels, the exterior noise levels at the proposed structures were converted to the octave band sound pressure levels between 80 and 4,000 hertz.

Acoustical modeling of the proposed dwelling units includes combining the transmission loss for each of the building components that would reduce the interior noise levels. Building components modeled in this analysis include windows, doors, and exterior wall treatments. The noise reduction is dependent upon the transmission loss of all building components, the surface area of each component, the quality City of Salinas
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Salinas City CouncilJune 11, 2024

Salinas City Council
June 11, 2024