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
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
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 right- of-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
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
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 well-
dcsigned infill development and selective increase density rvithin Focused Growth Area^s to maintain compact ciry- lorm.
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
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.
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 Policv Consistency
including under Biological Resources, Cultural Resources, Ha:ards and lta;ardous ltfaterials, Transportatio . and Tribal Cultural Resources. implementation ofwhich 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.
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
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
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-FG- 4 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
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 $e
north and east. arvay from the most productive agricultural land.
Policy LU-2.4: In-fill Development. Utilized well-
designed infill development and selective increase density within Focused Growth Areas to maintain compact city
form.
Policy LU-2.5. Future GroMh ard the Environment.
Ensure that negative impacts of future gro$,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
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 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 slreet intersections.
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 FG- 4). 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
Page I I of 39
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, mixed- use 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
Planned Unit Development Permit 2020-002, Conditional Use Permit 2020-030, and Tentative Map2022-001
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
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
copy of the
equipment's
certification or
model year
specifications
shall be available
upon request for
all equipment on-
site.
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 non-
diesel 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 special-
status 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
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
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 ground-
disturbing
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
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
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
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
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
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.
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
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
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
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 ground-
disturbing 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
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
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
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
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
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
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
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
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
and bikelanes
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
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 on-
site 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
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
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
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