PUBLIC HEARING:PUD 2020-002, CUP 2020-030, TM 2022-001, AND ER 2020-018 (IS-MND) 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 LU-3.8.
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.