November 17, 2020
City of Salinas
CENTRAL AREA
SPECIFIC PLAN
Final
This page is intentionally left blank.
i
Final Central Area Specific Plan
November 2020
Table of Contents
1. Introduction 1
1.1 Purpose and Scope of the Specific Plan..............................................................1
1.1.1 Function of Specific Plan............................................................................................1
1.1.2 Goals, Policies and Implementation Measures.......................................................2
1.2 Specific Plan Organization and Content ............................................................3
1.3 Property Ownership and Development .............................................................4
1.4 Vision: New Urbanism Principles .......................................................................6
1.5 Project Description .................................................................................................9
1.5.1 Regional Location, History and Setting...................................................................9
1.5.2 Existing Conditions, Project Setting and Surrounding Land Uses ......................9
1.5.3 Creek Corridors.........................................................................................................10
1.5.4 PG&E Transmission Towers ...................................................................................11
1.5.5 Topography................................................................................................................11
1.5.6 Adjacent Uses ............................................................................................................11
1.6 Planning Background...........................................................................................12
1.6.1 Sphere of Influence Amendment and Annexation...............................................12
1.6.2 Specific Plan Initiation..............................................................................................13
1.7 Regulatory Authority and Compliance.............................................................14
1.7.1 Specific Plan Authority.............................................................................................14
1.7.2 Relationship to the Salinas General Plan...............................................................15
1.7.3 General Plan Residential Density Standards .......................................................17
1.7.4 Relationship to the Salinas Municipal Code and Zoning Code .........................17
1.7.5 Compliance with the California Environmental Quality Act ............................18
1.8 Project Applications ............................................................................................19
1.8.1 Specific Plan ..............................................................................................................19
1.8.2 Rezoning.....................................................................................................................19
1.8.3 Tentative Map/Vesting Tentative Map ..................................................................19
1.8.4 Parcel Map..................................................................................................................19
1.8.5 Development Agreement ........................................................................................20 City of Salinas | Final Central Area Specific Plan, November 2020 ii
2. Land Use 31
2.1 Introduction ...........................................................................................................31
2.2 Overview of Land Use Plan.................................................................................31
2.2.1 Goals ...........................................................................................................................31
2.2.2 Central Area Specific Plan Design Concept ..........................................................32
2.2.3 General Plan Land Use and Zoning Districts .......................................................35
2.3 Land Use Plan Summary .....................................................................................36
2.4 Land Uses................................................................................................................37
2.5 Residential Land Use Transect...........................................................................37
2.5.1 Neighborhood Edge A and B Districts – Low Density Residential (NE-A and NE-B) 37
2.5.2 Neighborhood General A and B Districts – Medium Density Residential (NGA and NG-B)..........................................................................................................................38
2.5.3 Neighborhood General C District – Medium Density Residential with Limited Flex and Mixed Use (NG-C)................................................................................................38
2.5.4 Village Center A and B Districts – High Density Residential and Mixed Use (VC-A and VC-B) ..................................................................................................................39
2.6 Public and Semipublic (PS) ...............................................................................40
2.6.1 Schools ........................................................................................................................40
2.6.2 Pacific Gas and Electric (PG&E), Cal Water and ALCO Water Sites and Facilities ..................................................................................................................................42
2.6.3 Public Library ............................................................................................................43
2.6.4 Fire Station .................................................................................................................43
2.6.5 Parks (P) and Open Space (OS) Land Uses ...........................................................43
2.6.6 Open Space Linkages................................................................................................44
2.6.7 Internal Parks and Green Spaces ............................................................................44
2.6.8 Focal Parks and Open Space Areas ........................................................................44
2.6.9 Pedestrian/Bike Path Promenades..........................................................................45
2.7 Inclusionary Housing...........................................................................................48
2.8 Density Bonus........................................................................................................48
2.9 Resource Management and Conservation .......................................................48
2.9.1 Agricultural Resources.............................................................................................49
2.9.2 Sensitive Species and Habitats Resources .............................................................49
2.9.3 Cultural Resources ...................................................................................................49
2.9.4 Sustainable Community Strategies ........................................................................50
2.10 Implementation Measures ..................................................................................53
3. Use Classifications and Development Regulations 61
3.1 Introduction ...........................................................................................................61
3.2 Purpose and intent................................................................................................62
3.3 Applicability ..........................................................................................................63
3.4 Zoning Districts.....................................................................................................63
3.4.1 Neighborhood Edge A (NE-A) ..............................................................................63
3.4.2 The Neighborhood Edge B (NE-B) ........................................................................63
3.4.3 Neighborhood General A (NG-A) .........................................................................63
3.4.4 Neighborhood General B (NG-B) ...........................................................................64
3.4.5 Neighborhood General C (NG-C) ..........................................................................64 iii
3.4.6 Village Center A (VC-A) ..........................................................................................64
3.4.7 Village Center B (VC-B)............................................................................................64
3.4.8 Parks (P) and Open Space (OS) Districts ...............................................................65
3.4.9 Public/Semipublic (PS) District...............................................................................65
3.4.10 Specific Plan Overlay District..................................................................................65
3.4.11 Flood Overlay District..............................................................................................65
3.5 Use Classifications and Development Regulations........................................65
3.6 Development Submittals.....................................................................................80
3.6.1 Subdivision of Land – Development Regulations, Design Standard and Density Conformance .........................................................................................................................80
3.6.2 Further Subdivision..................................................................................................80
3.7 Densities, Mix of Lots Sizes and Related Requirements ..............................80
3.7.1 Minimum and Maximum Average Density ..........................................................80
3.7.2 Number of Units .......................................................................................................81
3.7.3 Mix of Lot Sizes .........................................................................................................81
3.7.4 Net Residential Acres and Average Density .........................................................81
3.7.5 Accessory Dwelling Units and Carriage Apartments..........................................81
3.7.6 Proof of Conformance .............................................................................................81
3.8 Minimum Required and Maximum Allowable Densities............................82
3.8.1 Total Net Developable Residential Acres Within Each Zoning District ...........82
3.8.2 Average Number of Dwelling Units Per Net Developable Residential Acre Required Within Each Block in Each Zoning District......................................................82
3.8.3 Minimum and Maximum Total Allowable Dwelling Units Required in Each Zoning District.......................................................................................................................82
3.8.4 Allowable Floor Area Ratio (FAR) in all the NG-C, VC-A and VC-B Districts in the Central Area ....................................................................................................................83
3.8.5 Conversion Factor for Comparable Impacts of Residential and Commercial Uses 83
3.8.6 Flex Use Buildings ....................................................................................................84
3.8.7 Consistency with The General Plan........................................................................84
3.8.8 Compliance ................................................................................................................84
3.9 Specific Plan’s Conformance with The General Plan’s Minimum Required and Maximum Allowable Densities..................................................................85
3.9.1 General Plan Assumed Density Ranges.................................................................85
3.9.2 Specific Plan Conformance with the General Plan’s Required Density Ranges85
3.9.3 Compliance ................................................................................................................85
3.10 General Plan Required Percentage in Two Density Ranges.........................86
3.10.1 General Plan Page LU-39 Requirements................................................................86
3.10.2 Specific Plan Conformance to General Plan..........................................................86
3.10.3 Test of Density Mixes................................................................................................86
3.10.4 Compliance ................................................................................................................86
3.10.5 General Plan Page LU-30 .........................................................................................86
3.10.6 Compliance ................................................................................................................87
3.11 Required Park Acres in the Central Area Specific Plan.................................87
4. Design Standards 89
4.1 Introduction ...........................................................................................................89
4.2 Applicable Central Area Design Standards.....................................................90 City of Salinas | Final Central Area Specific Plan, November 2020 iv
4.3 Village Center A and B Districts ........................................................................90
4.3.1 Village Center A and B Design Intent....................................................................90
4.3.2 Village Center A and B Street Design.....................................................................92
4.3.3 Village Center A and B Architecture ......................................................................94
4.3.4 Village Center A and B Parking ..............................................................................97
4.4 Neighborhood General C District ...................................................................100
4.4.1 Neighborhood General C District Design Intent................................................100
4.4.2 Neighborhood General C District Street Design................................................101
4.4.3 Neighborhood General C District Architecture..................................................101
4.4.4 Neighborhood General C District Parking..........................................................101
4.4.5 Neighborhood General A and B Districts Design Intent...................................101
4.4.6 Neighborhood General A and B Districts Street Design...................................103
4.4.7 Neighborhood General A and B Districts Architecture.....................................103
4.4.8 Neighborhood General A and B Districts Parking.............................................103
4.5 Neighborhood Edge A and B Districts............................................................103
4.5.1 Neighborhood Edge A and B Districts Design Intent........................................103
4.5.2 Neighborhood Edge A and B Districts Street Design........................................103
4.5.3 Neighborhood Edge A and B Districts Architecture .........................................103
4.5.4 Neighborhood Edge A and B Districts Parking..................................................103
4.6 Housing Design and Orientation ....................................................................104
4.7 Schools ..................................................................................................................107
4.8 Parks and Open Space........................................................................................108
4.8.1 Park and Open Space Intent..................................................................................108
4.8.2 Parks Design Standards .........................................................................................111
4.8.3 Open Space Design Standards ..............................................................................112
4.9 Streetscape Standards ........................................................................................112
4.10 Fencing, Walls, and Hedges ..............................................................................118
4.11 Utilities..................................................................................................................119
4.12 Landscaping .........................................................................................................120
4.13 Green Building Standards.................................................................................120
4.14 Architecture..........................................................................................................122
4.14.1 Architectural Standards .........................................................................................122
4.14.2 Architectural Review..............................................................................................124
5. Circulation 133
5.1 Introduction .........................................................................................................133
5.2 Existing Facilities ................................................................................................135
5.2.1 Existing Roadway Network...................................................................................135
5.3 Planned Circulation Facilities ..........................................................................137
5.3.1 Circulation and Access Plan ..................................................................................137
5.4 Traffic Calming....................................................................................................141
5.5 Public Transit.......................................................................................................142
5.5.1 Public Transit in the Plan Area..............................................................................142
5.6 Pedestrian Circulation........................................................................................143
5.6.1 Greenways................................................................................................................144
5.7 Bicycle Circulation..............................................................................................145 v
5.8 Circulation Plan Goals, Policies, and Implementation Measures.............146
6. Infrastructure Plans 157
6.1 Introduction .........................................................................................................157
6.2 Public Infrastructure ..........................................................................................158
6.2.1 Domestic Water .......................................................................................................158
6.2.2 Sanitary Sewer ........................................................................................................164
6.2.3 Grading & Drainage ...............................................................................................167
6.3 Public Services and Utilities.............................................................................170
6.3.1 Existing Utilities and Easements...........................................................................171
6.4 Infrastructure, Public Services & Utilities Goals and Policies ..................177
6.4.1 Water Supply, Treatment and Distribution.........................................................177
6.4.2 Sewer Collection and Treatment ..........................................................................178
6.4.3 Flood Control...........................................................................................................178
6.4.4 Stormwater...............................................................................................................179
6.4.5 Education/Schools...................................................................................................180
6.4.6 Fire Protection, Emergency Services, and Code Compliance...........................181
6.4.7 Libraries....................................................................................................................182
7. Stormwater and Water Quality Management 195
7.1 Introduction .........................................................................................................195
7.1.1 Permit Compliance .................................................................................................196
7.2 References.............................................................................................................197
7.3 Study Area Evaluation .......................................................................................197
7.3.1 Project Description..................................................................................................197
7.3.2 Existing Site Conditions .........................................................................................198
7.3.3 Existing Floodplain and Grading .........................................................................199
7.4 Stormwater Control Standards.........................................................................201
7.4.1 Stormwater Control Goals .....................................................................................201
7.5 Project Level Permit Compliance.....................................................................206
7.5.1 LID Site Design........................................................................................................207
8. Public Facility Financing 219
8.1 Introduction .........................................................................................................219
8.2 Purpose and Scope of Public Facility Financing Plan .................................219
8.3 Public Facilities ...................................................................................................220
8.4 Infrastructure and Improvements....................................................................221
8.5 Public Facilities Financing ................................................................................226
8.5.1 Financing of Street Improvements .......................................................................227
8.5.2 Developer Financed Streets ...................................................................................227
8.6 Funding Policies..................................................................................................229
8.7 Financing Mechanisms and Resources...........................................................232
8.8 Maintenance Responsibilities ..........................................................................232
8.8.1 Landscape and Lighting Maintenance District...................................................233
8.9 Reimbursements .................................................................................................235
8.10 Fiscal Analysis .....................................................................................................236 City of Salinas | Final Central Area Specific Plan, November 2020 vi
9. Implementation and Administration 237
9.1 Introduction .........................................................................................................237
9.2 Specific Plan Authority and Implementation ................................................238
9.2.1 City Administration................................................................................................238
9.2.2 Parks Implementation ............................................................................................239
9.3 Project Review Procedures................................................................................241
9.3.1 Consistency Checklist.............................................................................................241
9.4 Phasing Plan.........................................................................................................245
9.5 Agricultural Land Preservation........................................................................246
9.5.1 Right to Farm Notices.............................................................................................246
9.6 Environmental Review ......................................................................................248
9.7 Minor Revisions and Specific Plan Amendment Procedures.....................252
9.7.1 Minor Revisions ......................................................................................................253
9.7.2 Specific Plan Amendments ....................................................................................255
9.8 Development Agreement...................................................................................255
9.9 Enforcement .........................................................................................................255
9.10 Project Financing.................................................................................................256
10. Appendices 257
Appendix A: Acronyms...............................................................................................258 Appendix B: Definitions .............................................................................................262 Appendix C: General Plan Consistency ..................................................................264 Appendix D: Mitigation Monitoring and Reporting Program ...........................292 Appendix E: Light Standards.....................................................................................358 Appendix F: Facilities, Traffic Management, and Trip Reduction Plan............361 Appendix G: Land Use Density Summary..............................................................368 Appendix H: MST Correspondence .........................................................................379 Appendix I: Affordable Housing Component (Inclusionary Housing Plan)...385 Appendix J: Boronda Road Cross Sections .............................................................406 Appendix K: Street Sections ......................................................................................408 Appendix L: Fehr and Peers Memo ..........................................................................445 Appendix M: Reimbursement Ordinance ..............................................................453 Appendix N: Master Landscaping Plan...................................................................473 Appendix O: Street Furnishings ..............................................................................474 Appendix P: Master Fence and Wall Plan ...............................................................476 Appendix Q: Conditions of Approval (Traffic Mitigations) ...............................477 Appendix R: Pacific Advanced Civil Engineering, Inc. (PACE), hydrologic mitigation analysis, Technical Memorandum................................486 Appendix S: 2006 Salinas Zoning Code ..................................................................507 Appendix T: Interpretation Guide............................................................................509 Appendix U: FGA Acreage City Finance Table .....................................................510 vii
List of Figures
Figure 1-1: Regional Location Map.............................................................................21 Figure 1-2: Project Location Map.................................................................................22 Figure 1-3: North of Boronda Road FGA Composite Map.....................................23 Figure 1-4: Existing Conditions ...................................................................................25 Figure 1-5: Existing General Plan Land Use Designations ....................................27 Figure 1-6: Existing Zoning Map Upon Adoption of Specific Plan......................29 Figure 1-7: Existing Zoning Map Upon Adoption of Specific Plan......................30 Figure 2-1: Specific Plan Land Use Map ....................................................................59 Figure 2-2: Walkability Map ........................................................................................60 Figure 4-1: Conceptual Park Map..............................................................................127 Figure 4-2: Conceptual Entry Landscaping, Natividad Road at Southerly Greenway ..................................................................................................128 Figure 4-3: Conceptual Entry Landscaping , Independence Boulevard & E.
Boronda Road ...........................................................................................129 Figure 4-4: Conceptual Entry Landscaping, Village Center & Boronda Road .130 Figure 4-5: Conceptual Park Improvements............................................................131 Figure 4-6: Conceptual Tower Line Landscaping ..................................................132 Figure 5-1: Street Key ..................................................................................................151 Figure 5-2: Conceptual Public Transit Route Map ................................................152 Figure 5-3: Bicycle & Pedestrian Circulation ..........................................................153 Figure 5-4: Existing Arterial Transportation Facilities..........................................154 Figure 5-5: Future Arterial and Collector Roads & Vehicular Access Plan .......155 Figure 6-1: Conceptual Domestic Water Distribution Layout.............................185 Figure 6-2: ALCO Conceptual Domestic Water Distribution Layout ................186 Figure 6-3: Cal Water Conceptual Domestic Water Distribution Layout ..........187 Figure 6-4: Conceptual Sanitary Sewer Layout ......................................................188 Figure 6-5: Existing Site Topography.......................................................................189 Figure 6-6: FEMA Flood Zones ..................................................................................190 Figure 6-7: Conceptual Earthwork Design..............................................................191 Figure 6-8: Conceptual Storm Drain Layout...........................................................192 Figure 6-9: Existing Easements ..................................................................................193 Figure 6-10: Conceptual Supplemental Stormwater Basins.................................194 Figure 7-1: Location Map ............................................................................................212 Figure 7-2: Hydrological Existing Conditions ........................................................213 Figure 7-3: NRCS Soil Classification........................................................................214 Figure 7-4: Gablian Creek Riparian Corridor.........................................................215 Figure 7-5: Natividad Creek Riparian Corridor ....................................................216 Figure 7-6: Conceptual Site Design Examples, Large Single Family Homes ...217 Figure 7-7: Conceptual Site Design Examples, Standard Single Family Homes & Greencourt Dwellings ........................................................................218 City of Salinas | Final Central Area Specific Plan, November 2020 viii
List of Tables_2
Table 1-1: Central Area Owner’s List...........................................................................4 Table 2-1: General Plan Designations and Corresponding Zoning Districts....35 Table 2-2: Summary Land Use Plan...........................................................................36 Table 3-1: Use Classifications......................................................................................65 Table 3-2: Development Regulations ........................................................................71 Table 3-3: Usable Open Space Standards .................................................................79 Table 4-1: Park Summary...........................................................................................109 Table 5-1: Proposed Future Growth Area Street Sections (1)(2).........................138 Table 5-2: Street Section Summary .........................................................................139 Table 6-1: Projected Water Demand – ALCO Service Area (MG/ Year) (1)......162 Table 6-2: Water Demand Estimate– Cal Water Area (AFY)(1) ...........................163 Table 6-3: Projected Sewer Generation...................................................................166 Table 6-4: Student Generation Estimates ...............................................................173 Table 6-5: Estimated Electricity Demand................................................................174 Table 6-6: Estimated Natural Gas Demand............................................................175 Table 6-7: Estimated Solid Waste Generation........................................................177 Table 7-1: General Project Information...................................................................198 Table 7-2: Hydrologic Mitigation Basin Volumes ................................................202 Table 8-1: Proposed Funding Sources (or as per Development Agreement)...232 1 Final Central Area Specific Plan
November 2020
1. Introduction
1.1 Purpose and Scope of the Specific Plan
1.1.1 Function of Specific Plan
The Central Area Specific Plan (herein also referred to as the “Central Area”, “CASP” or “Specific Plan”) provides the land use planning and regulatory guidance including land use and zoning designations and policies as well as development regulations and design standards for the development of approximately 760 acres of land located within the City’s North of Boronda Future Growth Area (FGA), see Figure 1-1, Regional Location Map and Figure 1-2, Project Location Map. The area to be governed by the Specific Plan (herein also referred to as the “Plan Area”) is located within the incorporated boundaries of the City of Salinas, except for approximately 85 acres of the Settrini, Igaz Ranch and Garcia Properties. See Section 1.3 and Section 9.2.1 of the Specific Plan for further discussion of these properties. The entire 760-acre site is located within the City’s Sphere of Influence (SOI).
The Specific Plan is a comprehensive document that establishes a development framework for: (i) land use and zoning
designations; (ii) circulation; (iii) public services and utilities; (iv) resource conservation; (v) financing and implementation; and (vi) development regulations and design standards for the development of the Plan Area. The Specific Plan provides a bridge between the Salinas General Plan (herein also referred to as “General Plan”) and applications for individual development permits within the planning area, applying and adding greater City of Salinas | Final Central Area Specific Plan, November 2020 2 specificity to the goals, policies and implementation measures of the General Plan for the area.
The Specific Plan provides a blueprint for the development of the Plan Area, including the following:
• A description of the proposed uses;
• Development regulations, policies and design standards; • Infrastructure and financing requirements; and
• Implementation and Administrative processes.
The Salinas Zoning Code (herein also referred to as “Zoning Code”) requirements shall apply to the property located within the Plan Area where not addressed by regulations and standards contained in the Central Area Specific Plan. The Specific Plan is supported by a large body of technical analyses, which are referenced in the Specific Plan and/or included in the Appendices.
1.1.2 Goals, Policies and Implementation Measures
As used in this Specific Plan, a goal is a broad statement of intended direction and purpose. A policy is a statement which provides specific guiding action and clear commitment to achieve a desired outcome or implement a Specific Plan or other City requirement. An implementation measure is a specific action, procedure, program or technique by a specific party or parties that must be taken to implement the policy and the Specific Plan. Implementation measures also identify a party or parties that are responsible for taking the action. If not specified, the City Planner shall determine the responsible party or parties. Chapter 2 and Chapters 5 through 9 contain goals, policies, and implementation measures.
Remainder of page intentionally left blank
Introduction
3 1.2 Specific Plan Organization and Content
The Specific Plan is organized into the following nine chapters and the appendices:
• Chapter 1. Introduction - This Chapter provides the context for the Specific Plan by describing its purpose and scope, organization and content, New Urbanism principles, relationship to and conformance with the General Plan and Salinas Zoning Code, project description, planning background, plan area location, setting and project applications.
• Chapter 2. Land Use - This Chapter identifies the land uses, zoning and General Plan land use designations, development intensities, inclusionary housing, density bonus, and organization of land uses used to meet the objectives of the Specific Plan and General Plan • Chapter 3. Use Classifications and Development Regulations - This Chapterprovides theuse classifications,densities andthedevelopment regulations required to create a New Urbanism-style community • Chapter 4. Design Standards - This Chapter provides the standards that guide design and planning of residential and mixed use/ commercial development, as well as parks and other amenities. • Chapter 5. Circulation - This Chapter discusses the location and classification of roadways, bicycle and pedestrian paths, transit and the circulation infrastructure needed to link the Specific Plan area to the vicinity road network.
• Chapter 6. Infrastructure Plans - This Chapter identifies the public services and provides a framework for expansion of infrastructure systems.
• Chapter 7. Stormwater and Water Quality Management - This Chapter identifies the measures and requirements, which will be used throughout the Specific Plan in order to comply with the City of Salinas Stormwater Development Standards and other applicable County, State, and federal stormwater requirements.
• Chapter 8. Public Facility Financing - This Chapter identifies the proposed financing plan, public facility cost summaries, and funding sources to support the Plan Area.
• Chapter 9. Implementation and Administration - This Chapter addresses the project review process, actions, phasing, and approvals needed to implement and amend the Specific Plan.
City of Salinas | Final Central Area Specific Plan, November 2020 4 1.3 Property Ownership and Development
Central Area Owner’s List contains the Assessor’s Parcel Numbers (APNs) and ownership of the properties located within the Central Area Specific Plan as of the writing of this Specific Plan. The participating project proponents (applicants) are Thrust IV, Inc., and Harrod Construction.
Participating project proponents have funded the annexation, EIR preparation and specific plan preparation. As of the writing of this Specific Plan, there are no other developers or property owners participating. As noted previously, the Settrini, Igaz Ranch and Garcia properties are not located in City limits at present but are within the City’s SOI.
The General Plan requires that Specific Plans be approved by the City Council prior to any development in the City’s Future Growth Area (FGA). Since the annexation of the North of Boronda FGA into the City of Salinas, the City Council has envisioned that three large Specific Plans (consisting of the West, Central and East Areas) would be prepared to ensure a comprehensive and orderly planning approach is undertaken to guide the development of this area.
Given the Settrini, Igaz Ranch and Garcia properties are located within the City’s SOI, these properties have been included as part of the planning efforts for the greater North of Boronda FGA and the Central Area Specific Plan. The Central Area Specific Plan will be applicable to and govern the development of these properties at such time they are annexed into the City limits, have paid their share of the annexation and entitlement Table 1-1: Central Area Owner’s List
APN Owner
153-091-011-000 Cloverfield
153-091-014-000, 153-091-016-000 Cloverfield
211-013-007-000 Harden
211-013-010-000 Sbrana
211-013-003-000, 211-013-011-000 Kantro
211-013-012-000 Bondesen
153-091-017-000, 153-091-008-000,
153-091-009-000, 153-091-010-000
Kantro
153-101-005-000 Madalora
153-071-011-000, 153-071-036-000,
153-071-035-000, 153-071-034-000
Santa Rita Union School District
153-091-015-000 Salinas Union High School District
153-091-003-000 Mortensen
153-091-001-000, 153-091-005-000 Osequera
Notes:
Refer to Appendix G for Planning Subareas within each APN and Figure 1 4, Existing Conditions *See Section 8.9 for a discussion of the Reimbursement Ordinance that governs reimbursements among Central Area property owners for fair share of costs associated with annexation and Specific Plan preparation.
Introduction
5 costs and other required entitlements have been obtained. As such, all figures and text in the Central Area Specific Plan (as they pertain to these properties) have been provided for conceptual planning purposes only.
See Section 9.2.1 of the Specific Plan for further discussion of this issue.
The northeast portion of the Specific Plan (Hartnell and Natividad properties) and the southcentral and southeast portion of the Specific Plan (Manning, Scagliotti and Helmers) also have no identified developer at this time and have not paid any portion of the annexation and entitlement costs.Additionally, it should be noted that theAlisal Union School District, owns one of the two proposed elementary school sites in the Plan Area and the Salinas Union High School District, owns the proposed middle school site. These sites are both currently undeveloped.
In general,the developer and/or property owner of each ofthe CentralArea properties will be responsible for designing, financing and constructing the infrastructure needed to support development within their portion of the Plan Area and shall receive credit (where approved by the City) against future impact fees where the improvement is clearly part of the impact fee and shall receive reimbursement in accordance with the City’s Reimbursement Ordinance, as applicable.
Remainder of page intentionally left blank
City of Salinas | Final Central Area Specific Plan, November 2020 6 1.4 Vision: New Urbanism Principles
The vision for the Central Area Specific Plan is to create a livable and pedestrian-oriented community, planned and designed to implement the tenets of New Urbanism and other General Plan principles, with a diverse mix of housing types and lot sizes, a vibrant mixed use main street (herein referred to as “Main Street” and village greens, accessible public uses and gathering places, an interconnected bicycle path and public transit network, and well-planned infrastructure.
The Specific Plan will foster the creation of distinct identifiable neighborhoods that have traditional neighborhood development (TND) design characteristics. Crime Prevention Through Environmental Design (CPTED) design principles as expressed in the Salinas General Plan have been incorporated into the Specific Plan to promote a safer built environment. Design principles and standards promoting Health in all Policies, Smart Growth, and Green Building have also been included to ensure the development of a healthy, compact, vital, and well-balanced community. These design principles are distinct from the conventional auto-centric suburban type of development that has often occurred over the last seventy years.
The Specific Plan design and transect planning principles include, but are not limited to the following elements:
• Use of innovative and imaginative site planning techniques in order to develop a sense of place where the amenities, facilities, and features exhibit an overall high level of urban design and architectural integration;
• A lively mix of residential, shopping and community services within a clearly defined Village Center;
• A clear, gradual transition, block by block, between the high density, active Village Center and the lower density edges of the plan area; • An advantageous and sensitive use of natural resource features and open spaces;
• Quality and craftsmanship in the built environment;
• The emphasis on the pedestrian rather than automobile, including the provision of pedestrian-scale amenities and decorative street lighting.
In this regard, sidewalks are separated from abutting streets by 8-foot wide landscaped planters (behind the face of curb) to accommodate large trees and other landscaping and provide a more pedestrianfriendly environment except where otherwise provided for in this Specific Plan;
• Tree-lined streets and houses with porches and other features to promote “eyes on the street” and cars and garages located to the rear so the streetscapes will have landscaped front yards with no Introduction
7 driveways or cars parked in the front setbacks; a variety of land uses and housing types throughout the community; and
• An interconnected bike lane and pathway network that encourages residents to frequently walk and bicycle to the various uses and facilities in their community.
The Development Regulations in Chapter 3, coupled with the Design Standards in Chapter 4, are intended to encourage a new Salinas neighborhood in accordance with TND and the other planning and design principles as previously discussed. The vision and core design principles for the Central Area Specific Plan are as follows:
A. Create Seven New Urbanism Zoning Districts. These Zoning Districts are more fully described in Chapters 2 and 3, see Figure 1-6, Zoning District Map Upon Adoption of Specific Plan. The seven Zoning Districts (transect) transition from the low density edge of the Plan Area to the high density Village Center in its core.
(1) Neighborhood Edge A (NE-A) District. To provide areas along the open spaces and arterial roads for a mix of large lots for low density detached single-family dwellings.
(2) NeighborhoodEdgeB(NE-B)District.Toprovideareas forabroader mix of lot sizes for low density detached single-family dwellings. (3) Neighborhood General A (NG-A) District. To provide areas for a mix of lot sizes for detached single-family dwellings at a higher density than the NE-A and the NE-B Districts.
(4) Neighborhood General B (NG-B) District. To provide areas for a mix of lot sizes for detached and attached single-family and multifamily dwellings, at a higher density than the NG-A District. (5) Neighborhood General C (NG-C). To provide areas of a mix of lot sizes for detached and attached single-family as well as multifamily dwellings at a higher density than the NG-B District. This district also allows for small scale retail and office uses on the ground floor with residential above.
(6) Village Center A (VC-A) District. To provide areas for high density multifamily residential uses and flex use and mixed use buildings, stand-alone retail and office uses, generally sited along the Main Street and around the Village Greens.
(7) Village Center B (VC-B). To provide areas for flex use and mixed use buildings, retail and office uses, multifamily residential development, and public and semipublic facilities generally located along the Main Street and around the Village Greens. The residential density within this district is the highest residential density in the Specific Plan.
City of Salinas | Final Central Area Specific Plan, November 2020 8 B. Transect Zones.
A major feature of transect planning is that it incorporates a variety of residential and mixed use commercial spaces into a Plan Area. A typical transect plan would consist of a “main street” mixed use commercial center with high density multifamily dwellings. A village center area would be a focus of transit and ideally be within walking distance from any point in the surrounding neighborhoods. The Specific Plan Village Center Zones described previously are located and designed with these principles in mind. Moving outwards from the center, residential density would gradually decrease from apartments to townhouses to fully detached dwellings. In addition, each block within the NE-A, NE-B, NGA, NG-B and NG-C zones encourage a mix of lot sizes to provide a variety of price points and massing along a street.
C. Conventional Subdivision Ordinances.
Conventional subdivision ordinances and Zoning Codes have for 70 years required uniformly sized lots and homes often on dead-end culde-sacs, which exited onto loop streets, then onto collector streets and then to arterials and expressways. This development pattern encouraged a dependency on the automobile to get to shopping, employment and often schools and was not bicycle-or pedestrian-friendly. This type of development pattern is not consistent with the vision for the Central Area Specific Plan or the General Plan.
Remainder of page intentionally left blank
Introduction
9 1.5 Project Description
See Section 2.3, Land Use Plan Summary and Section 3.7, Densities for further land use and development details within each zoning district.
1.5.1 Regional Location, History and Setting
Salinas is located approximately 15 miles from Monterey Bay in northern Monterey County between the Gabilan and Santa Lucia mountain ranges.
Located at the northern end of the Salinas Valley, Salinas is situated approximately 20 miles northeast of Monterey, 60 miles south of San Jose, 100 miles south of San Francisco, and 325 miles north of Los Angeles, see Figure 1-1, Regional Location Map and Figure 1-2, Project Location Map.
Salinas is located in proximity to regional transportation routes including U.S. Highway 101 and State Routes 68, 156 and 183, which traverse the City, a regional airport located in Monterey, and a municipal airport located in the southeast portion of the City.
Unincorporated land under the jurisdiction of the County of Monterey surrounds Salinas. Land uses in the areas surrounding Salinas include land in agricultural production, open space, commercial, and low-density residential development.
Salinas began as a small cattle ranching and agriculture town in 1856. By the 1860s, Salinas was renowned forits fertile lands and quickly became the governmental seat of Monterey County, with the arrival of the Southern Pacific Railroad in 1872. Salinas was incorporated in 1874 and the Salinas Valley is now referred to as the “Salad Bowl of the World.” In 1970, Salinas was a medium size agricultural-based city of 58,896 people. According to the 2010 U.S. Census, during the 40 years between 1970 and 2010 the population grew to 150,441 and Salinas now has a diverse economy and the largest population of any city in Monterey County.
The Specific Plan area is located in the northern area of the City of Salinas, referred to as the North of Boronda Future Growth Area as shown on Figure 1-3. The Specific Plan area (comprising 760 gross acres) is bounded by the future extension of Russell Road on the north, East Boronda Road (herein also referred to as “Boronda Road”) on the south, Natividad Road on the west, and the future extension of Constitution Boulevard on the east.
1.5.2 Existing Conditions, Project Setting and Surrounding Land Uses
The Specific Plan area consists of multiple parcels of varying sizes. The Assessor’s Parcel Numbers (APNs) and the 12 property owners of these parcels (as of the writing of this Specific Plan) are identified on Table 1
1. Two of these property owners are the Salinas Union High School District and the Alisal Union School District, which own school sites in the Plan Area.
City of Salinas | Final Central Area Specific Plan, November 2020 10 The lands within the PlanArea are currently primarily cultivated farmland and grazing lands. The land is considered prime farmland or farmland of statewide importance. The loss of this farmland was previously addressed as part of the Environmental Impact Report (EIR) prepared for the Salinas General Plan in 2002 and findings of overriding consideration were adopted by the Salinas City Council at that time. None of the parcels in the Specific Plan area have Williamson Act contracts or other encumbrances protecting agricultural activities. A total of 7 residences, 3 detached garages and 17 miscellaneous sheds or outbuildings associated with individual property owners, are located within the Plan Area and are shown on Figure 1 4.
Existing utilities and infrastructure are currently available located along Boronda Road including water, sewer, electricity, storm drainage and dry utilities which will be extended into the Specific Plan area. MontereySalinas Transit (MST) currently provides transit access to the site.
1.5.3 Creek Corridors
The majority of the site has been heavily disturbed for years from agricultural practices. There are two creek corridors which run through the plan area. The Gabilan Creek riparian corridor runs through the plan area in a north/south direction along the future extension of Independence Boulevard, and the Natividad Creek riparian corridor runs through the Plan area in a north/south direction west of the future extension of Constitution Boulevard, see Figure 7 4 and Figure 7 5. The upper portion of the Natividad Creek riparian corridor has been converted from its natural state to an agricultural drainage ditch, and most of the vegetation surrounding the seasonal creek has been removed. The Gabilan Creek ripariancorridorhas alsobeendegradedovertime as a result of agricultural practices. These creeks are identified on Salinas General Plan Figure COS4, Vegetation Communities of the Conservation/Open Space Element as having the potential for certain special status species. A biotic study was previously prepared (2005) as part of the FGA SOI and annexation, which evaluated the biotic resources at the site. Oak woodlands are located near the northwest intersection of Old Stage Road and Williams Road and along the Gabilan Creek east of Natividad Road. The project area also supports an oak grove near the intersection of Williams Road and Old Stage Road.
The grove is comprised of large-sized, mature coast live oak trees with multiple cavities and snag limbs. However, the report concludes that the habitat values of the oak woodland are diminished due to the fragmented and isolated nature of the stand, understory management (disking), and ground squirrel control (e.g., bait stations). Within the project area, areas of Native Grassland type are limited to two (2) small remnant patches on sloping, non-agricultural land. One patch is located adjacent to Old Stage Road and the second patch is on a hillside south of Natividad Creek.
The Native Grassland are noticeable by growth of purple needle grass, blue wild rye, narrow-leaved mule ears, golden brodiaea, annual lupine, blue-eyed grass, soap plant, California brome, and sun cups. The site is not located within an adopted Habitat Conservation Plan or other Natural Community Conservation Plan.
Introduction
11 Gabilan Creek and Natividad Creek are designated as areas of one percent chance annual flood by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs) (Gabilan Creek is within Flood Zone AE, and Natividad Creek within Flood Zone A, Flood Insurance Rate Map (FIRM) panels 06053C0226G, 06053C0228G, and 06053C0230G).
A FEMA map revision will be required to adjust the boundaries of the “A” flood designation prior to any development in the flood zone. The remainder of the site is within either unshaded or shaded Zone X, see Figure 6 6, FEMA Flood Zones.
1.5.4 PG&E Transmission Towers
Existing PG&E transmission towers and corresponding easement extend through the center of the site north of Hemingway Drive.
They also border the site along the north (future Russell Road) and along Old Stage Road.
1.5.5 Topography
The site generally slopes from a northerly to southerly direction towards Boronda Road. The overall topographic relief is approximately 76 feet, with a maximum elevation of approximately 146 feet above sea level at the northeast corner on Old Stage Road, and a minimum elevation of approximately 70 feet above sea level in Natividad Creek at the Boronda Road crossing.
1.5.6 Adjacent Uses
Everett Alvarez High School and single-family dwellings (including but not limited to those located in the Creekbridge development) are located south of Boronda Road. Agricultural uses are located to the west, east and north.
Figure 1-4 provides an aerial photograph showing the existing uses on-site and surrounding land uses. Figure 1-5 shows the existing Salinas General Plan land use designations for the site and surrounding areas.
The site and lands to the east and west are currently zoned New Urbanism Interim (NI) with a Specific Plan Overlay district. Lands to the south are zonedResidential Low Density (R-L-5.5) and to the north are unincorporated Monterey County properties zoned F-40 (Farmlands 40 acres minimum, and Residential – Rural Density: 5 Acres + /Units).
Remainder of page intentionally left blank
City of Salinas | Final Central Area Specific Plan, November 2020 12 1.6 Planning Background
1.6.1 Sphere of Influence Amendment and Annexation
In 1986, the City of Salinas entered into the Boronda Memorandum of Understanding (MOU) with the County of Monterey. The intent of the MOU was to preserve the best agricultural land which is located to the south and west of Salinas, and to provide certain areas for Salinas’ future growth. This future growth was to be predominantly in a northeasterly direction. The Central Area is located in the central portion of the North of Boronda FGA generally bounded by Natividad Road, Boronda Road, the future extensions of Russell Road and Constitution Boulevard. The 1986 Boronda MOU was replaced by the Greater Salinas Area Memorandum of Understanding in August 2006, adopted jointly by the Salinas City Council and Monterey County Board of Supervisors. The intent of the 2006 Greater Salinas Area MOU was to preserve agricultural lands within Monterey County, provide future growth areas for Salinas, and provide adequate financing for services and facilities for the City and the County’s Greater Salinas Area Plan area.
The City of Salinas submitted an application to Monterey County Local Agency Formation Commission (LAFCO) for annexation of the properties within the North of Boronda FGA in December 2007, which included the properties located in the Central Area Specific Plan project area. LAFCO approved the SOI amendment and annexation of the North of Boronda FGA into the City of Salinas on May 19, 2008. The annexation was formally completed and the property was annexed into the City on September 8, 2008 except for approximately 85.12 gross acres of property located at the northwest portion of the project site (known as the Settrini, Igaz Ranch and Garcia properties), which was excluded from the annexation approval at the request of the property owners.
Monterey County LAFCO considered the following key elements when determining the appropriateness of the proposed annexation:
(1) Will the project entail premature or unnecessary conversion of agricultural land?
(2) Does the City have the ability to provide the area with public utilities and services in an efficient manner?
(3) Will the annexation constitute a logical expansion of the city boundary? and
(4) Will the project provide affordable housing?
The annexation approval included technical studies prepared under the oversight of the City that focused on a plan for services, a fiscal impact evaluation, a municipal services review, various studies, and a water service area plan for the North of Boronda Road FGA.
Introduction
13 Remainder of page intentionally left blank
1.6.2 Specific Plan Initiation
Policy LU-4 of the Salinas General Plan requires new development within Future Growth Areas to prepare Specific Plans prior to any development.
The North of Boronda FGA, as shown Figure 1 3, includes the proposed East Area Specific Plan, the proposed Central Area Specific Plan, the West Area Specific Plan (which was approved by the City in 2019) and the Gateway Center Specific Plan (which was approved by the City in 2011). The processing of the Central Area and West Area Specific Plans and preparation of the related environmental impact reports have been coordinated for consistency. No application has been submitted for the East Area Specific Plan Area as of the writing of this Specific Plan.
City of Salinas | Final Central Area Specific Plan, November 2020 14 1.7 Regulatory Authority and Compliance
1.7.1 Specific Plan Authority
California State law requires cities and counties to prepare a General Plan, which describes what the city or county (and its residents) desire for their community, both now and in the future. General Plans are required to address land use, circulation, housing, conservation, open space, noise, and safety issues.
State law includes provisions for the adoption of specific plans to provide comprehensive guidelines for a more defined and localized area within a jurisdiction’s boundaries. They offer more specific information and guidance than what is available in a General Plan and provide the methods of implementing for the General Plan’s goals and policies.
The Salinas General Plan requires the approval of Specific Plans for all properties located in the Future Growth Areas of the City prior to any development in these areas. The Central Area Specific Plan has been prepared in conformance with this requirement.
The Specific Plan has been prepared consistent with the Specific Plan content and requirements identified in California Government Code, Title VII, Division 1, Chapter 3, Article 8, Sections 65450 through 65457.
Specific Plans are also subject to the requirements of Article VI, Division 15: Specific Plans of the Salinas Zoning Code. According to State law, a Specific Plan must at a minimum, contain the following information:
(a) A text and a diagram or diagrams which specify all the following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan; (2) The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;
(3) Standards and criteria by which development will proceed, and standards for the conservation, development, and
utilization of natural resources, where applicable;
(4) Aprogramofimplementationmeasuresincludingregulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3); and (b) The Specific Plan shall include a statement of the relationship between the Specific Plan and the General Plan.
Introduction
15 The Central Area Specific Plan serves both a planning and regulatory function and implements the Salinas General Plan for the Plan Area.
The Specific Plan may be adopted by Resolution or Ordinance and regulates the types of uses permitted, allowable densities and adopted design guidelines.
The Specific Plan’s overall consistency with the Salinas General Plan and Zoning Code is discussed below and in Appendix C.
1.7.2 Relationship to the Salinas General Plan
The Salinas General Plan serves as the long-term planning guide for the physical, economic, andenvironmental growth of Salinas.The SpecificPlan provides the community vision, land use plan, development regulations, design guidelines, and implementation measures to ensure development is consistent with the goals, objectives, principles, and policies of the Salinas General Plan, as listed below. The principles used in development of the Specific Plan were based upon relevant General Plan goals and policies, and development and design policies related to New Urbanism, which include transect planning, Smart Growth, and Crime Prevention Through Environmental Design (CPTED) and briefly summarized below. • Preserving and minimizing the disruption of agricultural lands and to achieve the other benefits of compact urban design, by requiring new neighborhoods to achieve a minimum average density of nine dwelling units per net residential developable acre, exclusive of open space, parks, schools, streets and other non-developable areas, through a mix of low, medium and high densities in accordance with the requirements of the Specific Plan; • Creating a community in which housing, businesses, parks, schools andother community facilities are within walking distance of each other and pedestrian-friendly through a network of community pathways, thereby reducing traffic congestion, noise, excessive energy consumption, air pollution and the potential for vehicle accidents and/or incidents;
• Creating a community that is visually distinguishable from other communities, with a sense of place and identity for its residents reflective of TND design principles;
• Creating a center that brings together commercial, civic, cultural and recreational uses and serves as a focus for community life; • Providing ample opportunities for outdoor recreation with open spaces, schools and parks fronted by streets or public spaces and not privatized backyards;
• Creating aesthetically attractive, safe, distinctive residential neighborhoods with as many discrete lot sizes and housing types as feasible in the interest of offering a broader range of housing choices and prices. Several lot sizes and housing types within City of Salinas | Final Central Area Specific Plan, November 2020 16 each block shall be encouraged to provide variety and texture within the block as well as through each neighborhood avoiding the clustering of a large group of any single housing type; • Creating a community with a mix of housing, workplaces, retail, commercial services (including a Village Center with a Main Street and mixed use commercial area) and public/semipublic use such as schools and parks/recreation that reflect CPTED design principles and contribute to the overall vitality, safety, image and identity of the City;
• Participating in maintenance assessment districts to fund ongoing operation and maintenance of certain facilities and services within the Plan Area; and
• Creating a plan that is consistent with and substantially advances these and other goals, policies and implementation measures of the Salinas General Plan, including but not limited to those related to land use, transportation and circulation systems, community design, noise, safety, economic development, conservation, housing, etc.
The City of Salinas General Plan Land Use and Circulation Policy Map indicate that the project site is designated for Mixed Use; Residential Low, Medium and High Density; Park, Public/Semipublic and Open Space land uses as shown on Figure 1 5, Existing General Plan Designations. As previously noted, the Future Growth Areas are subject to the adoption of Specific Plans prior to development. On December 14, 2010, the City Council adopted Resolution 19958, clarifying that the Specific Plans will specify the ultimate distribution, location and intensity of land uses in the FGA in accordance with the total development capacities provided under the General Plan for the Future Growth Area. The Resolution further states that the General Plan Land Use Designations shown forland located within the Future Growth Area boundaries are provided for generally illustrative purposes and are subject to adjustment and refinement as part of the Specific Plan approval process. As such, the distribution of the General Plan Land Use Designations for the Central Area Specific Plan (once approved by the City) will be in accordance with Figure 2 1 and the Land Use Density requirements in Chapter 3 of the Plan.
Development of the Specific Plan adheres to the principles of New Urbanism as outlined in the General Plan. The elements of the Specific Plan thatrespond to these principles are outlined in Chapter 2. Consistency with specific General Plan policies is discussed in Chapter 3 and in Appendix C.
Introduction
17 1.7.3 General Plan Residential Density Standards
The General Plan on page CD-27, states that new residential developments shall not achieve the required average density of 9 units per net residential developable acre through an exclusive mix of low density and high density units. On page LU-39, the General Plan requires a minimum and maximum percentage for two specific ranges of densities. The required percentages are as follows: 15% to 25% of the housing units shall fall within the density range of 16-24 units per net residential developable acre and 35% to 45% of the housing units shall fall within the density range of 7-14 units per net residential developable acre.
Sections 3.7 through 3.11 of the Specific Plan identifies the requirements for the minimum required and maximum allowable units per net residential developable acre for each owner in the Central Area in order to achieve the required percentage mix.
A table, breakdown and map of the land uses of individual parcels (Planning Subareas), and the acreages of these Planning Subareas can be found in Appendix G.
1.7.4 Relationship to the Salinas Municipal Code and
Zoning Code
The Salinas Zoning Code (Chapter 37 of the Salinas Municipal Code) regulates the development of properties within the City. Upon approval, the Central Area Specific Plan will be the governing document for development in the central portion of the North of Boronda FGA. The Specific Plan is a tool to implement goals and policies of the General Plan. The Specific Plan embodies the vision and standards found in the City’s New Urbanism District Design Standards of the Zoning Code.
Where inconsistencies between the Zoning Code and Specific Plan occur, the Specific Plan shall prevail except that the Building Code, Fire Code and Stormwater Permit requirements, including NPDES Permit/ Stormwater Development Standards/Stormwater Standard Plans shall not be superseded. The Specific Plan Design Standards and Development Regulations were prepared in accordance with the City’s vision for the Future Growth Area as provided in the General Plan and Article 3, Division 8 of the City Zoning Code and are discussed in Chapters 3 and 4 of this Specific Plan. Where the Specific Plan does not address an issue, the Salinas Municipal Code (including Chapter 37, Zoning) and other existing City regulations shall apply to development proposals and uses within the Specific Plan area. See Section 3.2 for further discussion of this issue.
City of Salinas | Final Central Area Specific Plan, November 2020 18 1.7.5 Compliance with the California Environmental
Quality Act
The Specific Plan is a Project under the California Environmental Quality Act (CEQA) and is subject to environmental review and documentation as specified in CEQA. CEQA requires that the City, as the Lead Agency, disclose and consider the environmental consequences of proposed projects for which they have discretionary authority prior to taking action on approval. CEQA also requires that the City avoid significant environmental impacts wherever feasible and mitigate impacts to lessthan-significant levels wherever feasible. It was determined by the City that an Environmental Impact Report (EIR) is the appropriate document to address the impacts of the Specific Plan. The City directed the preparation of a Central Area Specific Plan Environmental Impact Report (EIR), the certification of which is required prior to approval of the Specific Plan.
The EIR for the Specific Plan was prepared as a Program EIR pursuant to CEQA Guidelines Section 15168.
Though environmental issues are addressed in certain sections of this Specific Plan, readers are directed to the Central Area Specific Plan EIR and supporting documentation for a more thorough evaluation of environmental impacts of Specific Plan implementation. The Central Area Specific Plan EIR, once certified, is intended to serve as the primary environmental clearance document for the subsequent project applications referenced in the Specific Plan. The need for additional sitespecific environmental review, if any, will be determined through one of the processes described in detail in Section 9.6 Environmental Review of the Specific Plan.
Remainder of page intentionally left blank
Introduction
19 1.8 Project Applications
Project applications include a Specific Plan, Rezoning and Development Agreement(s). The Settrini, Igaz Ranch and Garcia properties will ultimately require the submittal of applications for Annexation and PreZoning (with the City) and the submittal of an application for Annexation, etc. with LAFCO (prior to development of either of these properties within the City) should they choose to annex to the City. The following is a brief discussion of each application. The applications for Tentative Map/ Vesting Tentative Maps, Parcel Maps and other site-specific entitlements have not been filed at this time. See Chapter 9 for further details on the proposed applications. As previously indicated, an EIR has been prepared and will be certified by the Salinas City Council prior to or concurrent with the approval of the Specific Plan. The following is a brief discussion of each application.
1.8.1 Specific Plan
Because the area is part of the City’s Future Growth area, the General Plan requires that a Specific Plan be adopted for the property prior to allowing any development on the site. A specific plan is a planning and regulatory tool made available to local governments by the State of California (Government Code Section 65450 – 65457) and implemented by the City pursuant to Zoning Code Sections 37-60.1150 – 37-50.1240.
Specific Plans implement a City’s General Plan and must be consistent with the General Plan.
1.8.2 Rezoning
In conjunction with the adoption of the Specific Plan, the site will be rezoned from the New Urbanism Interim (NI) Zoning District with a Specific Plan Overlay to the Zoning District Designations noted on Figure 2 1. Additionally, the Salinas Flood Overlay District will apply to portions of the Plan Area.
1.8.3 Tentative Map/Vesting Tentative Map
Each owner/developer of a subdivision consisting of five or more parcels, or five or more condominium units within the Specific Plan will be required to submit and obtain approval of a Tentative or Vesting Subdivision Map, which conforms to the provisions of Chapter 31 of the Salinas Municipal Code and the Zoning, Density and Design standards reflected in Chapters 3 and 4 of this Specific Plan, prior to any development within the proposed subdivision.
1.8.4 Parcel Map
An initial parcel map may be submitted by a property owner or group of property owners, or developer(s) within the Plan Area in order to subdivide or re-subdivide existing legal parcels for the purpose of adjusting boundaries, creating “master parcels” for development, creating phasing components, or otherwise facilitating the development of the land. Parcel Maps shall be prepared and processed in conformance City of Salinas | Final Central Area Specific Plan, November 2020 20 with Chapter 31 of the Salinas Municipal Code and the Subdivision Map Act. Parcel Maps containing five or more parcels may be utilized if the proposed division meets the standards contained in Chapter 31 of the Salinas Municipal Code.
1.8.5 Development Agreement
A Development Agreement may be proposed by a property owner, developer and/or applicant to guide the Specific Plan through the implementation process. Because the Specific Plan encompasses a number of ownerships, it is possible that there may be multiple Development Agreements entered into in connection with the implementation of the Specific Plan.
Development Agreements are contracts that mitigate the risks inherent in major development projects by locking in existing local ordinances and regulations, and thus creating vested rights to develop a specific project for an extended period of time subject to the terms and conditions specified in the agreement. Development Agreements are authorized by Section 65864 – 65869.5 of the Government Code and Sections 37-60.760 – 37-60.870 of the Salinas Municipal Code. The City is authorized to enter into a development agreement with any person having a legal or equitable interest in real property within the Specific Plan Area. Other Project Application(s)
Individual development projects within the Specific Plan area may also require Administrative Permits, Site Plan Reviews, Conditional Use Permits, Variances or Planned Unit Development Permits. When one or more discretionary actions are required for a single project, all required applications may be filed concurrently. When filed concurrently, the applications will be reviewed and processed concurrently and will be subject to the processing requirements of the application requiring the most stringentreview. See Section 37-60.110 of the Salinas Municipal Code.
Remainder of page intentionally left blank
Introduction
21 Figure 1-1: Regional Location Map
City of Salinas | Final Central Area Specific Plan, November 2020 22 Figure 1-2: Project Location Map
Introduction
23 Figure 1-3: North of Boronda Road FGA Composite Map
City of Salinas | Final Central Area Specific Plan, November 2020 24 This page is intentionally left blank.
25 Introduction
Figure 1-4: Existing Conditions
26 City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
Introduction
27 Figure 1-5: Existing General Plan Land Use Designations City of Salinas | Final Central Area Specific Plan, November 2020 28 This page is intentionally left blank.
29 Introduction
Figure 1-6: Existing Zoning Map Upon Adoption of Specific Plan 30 City of Salinas | Final Central Area Specific Plan, November 2020 Figure 1-7: Existing Zoning Map Upon Adoption of Specific Plan 31 Final Central Area Specific Plan
November 2020
2. Land Use
2.1 Introduction
This Chapter outlines and discusses the proposed land uses within the CentralArea Specific Plan (CASP) and their consistency with the Salinas General Plan and its vision, goals, policies, and implementationmeasures forthe NorthofBoronda FutureGrowth Area (FGA). Figure 2-1 includes the Specific Plan Land Use Map.
2.2 Overview of Land Use Plan
2.2.1 Goals
In general, the overarching goal of the Specific Plan is to create a new pedestrian-friendly neighborhood based on the design principles of New Urbanism, Crime Prevention Through
Environmental Design (CPTED), Health in all Policies, and Smart Growth which will:
(1) promote the creation of a vibrant, compact, healthy, safe, and sustainable community;
(2) broaden the availability of low, medium and high density housing options and facilitate the development of innovative housing types that meet the diverse needs of residents; (3) provide mixed use commercial and other uses to meet the day-to-day needs of the residents within walking distance of their homes;
32 City of Salinas | Final Central Area Specific Plan, November 2020 (4) promote passive visual surveillance and social interaction through building and site design;
(5) ensuresafecirculationforpedestrians,bicycles,andvehicles throughthe use of off-street pedestrian promenades and paths, reduced pedestrian crossing distances and appropriate traffic calming measures on streets; (6) provide tree-lined green streets that include vegetated curb extensions, sidewalk planters, landscaped medians, parks and open space and other measures to reduce stormwater flow and improve water quality (e.g. permeable paving), reduce urban heating and carbon footprints and beautify neighborhoods;
(7) provide a range of public, recreational, and open space opportunities easily accessible to residents to provide gathering spaces andencourage healthier lifestyle choices;
(8) create a sense of place and unique identity through the use of entry treatments, landscaping, streetscapes, public art, decorative street lighting, pedestrian amenities, and other elements to bolster community pride;
(9) provide public services and infrastructure improvements that meet or exceed City service standards;
(10) conserve, enhance and restore sensitive biological resources; (11) provide housing for families and others with a broad range of income levels from very low to upper income levels; and
(12) Provide very low, low, and moderate-income families/persons with affordable housing options without unduly increasing the price or rent of other housing. This can be accomplished by providing a wide range of densities, housing types, and lot sizes as further discussed in Section 2.7 of the Specific Plan.
2.2.2 Central Area Specific Plan Design Concept
The Central Area Specific Plan was designed using the principles of New Urbanism Traditional Neighborhood Development (TND). The New Urbanism movement began in the 1970s as a response to suburban auto-oriented sprawl. New Urbanism is based on principles of planning and architecture that work together to create human-scale, walkable communities.Theheart of New Urbanismis inthedesignofneighborhoods, which can be defined by the following elements:
• Traditional Neighborhood Structure. The Plan Area has a discernable Village Center, which includes neighborhood shopping and employment opportunities and a quality public realm with community gathering spaces (village greens). Public art or other pedestrianfriendly elements will be an important part of its design. The traditional neighborhood also contains a range of uses and densities within a 5 - to 10 - minute walk to the Village Center.
Land Use
33 • Transect. The Land Use Plan also reflects another important New Urbanism design principle, the transect, where: the highest densities are found at the Village Center and densities progressively reduce, block-by-block towards the edge of the Plan Area.
• Walkability. As mentioned previously, the majority of the residents will be located withina5 to 10 minute walk of the Village Center.
The street design is pedestrian-friendly (buildings close to the street; porches, windows and doors overlooking the detached 5-foot wide sidewalks with 8- foot wide planter strips and tree-lined streets; on street parking; hidden parking lots; garages are encouraged to face onto landscaped alleys placed behind the homes located on somewhat narrower, curved, slower speed streets. See Figure 2-2, Walkability Map for additional details.
• Grid Street System.An interconnected street network disperses traffic and eases walking within the neighborhood. There isa hierarchy of interconnected streets, boulevards, and landscaped alleys.A high-quality pedestrian access network anda well-designed public realm makes walking more pleasurable and safer. No Cul-De-Sacs or looped streets are allowed as they greatly increase the pedestrian and bicyclist travel distance and concentrate high volume traffic onto fewer residential streets.
• Mixed Use and Variety of Uses.A mix of shops, offices, multifamily dwellings (e.g. apartments), and other higher density housing types are centrally located in the Village Center districts, and within the Neighborhood GeneralC districts. This allows fora variety of shops and services within easy walking distance of homes in the Plan Area. • Mix of Housing Types and Lot Sizes. Within the neighborhoods,a variety of housing types, lot sizes andprices are intermixed within each block in these neighborhoods. This will providea variety of housing options to meet the diverse needs and income levels of residents. • Quality Architecture& Urban Design. Neighborhood design places an emphasis on aesthetics, human comfort, and creatinga sense of place with special placement of civic uses, such as schools, libraries, fire stations, parks and open space sites, within the community.
Human scale architecture, pedestrian amenities and safe and accessible surroundings nourish the human spirit.
• Increased Density. The clustering of higher densities, shops, and services closertogetherfor ease of walking enablesa more efficient use of services and resources, and createsa more convenient, enjoyable place to live.
• Pedestrian-friendly Transportation. Pedestrian-friendly site design encouragesagreateruseofbicycles andwalkingasdailytransportation and recreation. The Plan Area also makes public transportation more convenient and accessible by providing bus pullouts with benches 34 City of Salinas | Final Central Area Specific Plan, November 2020 and shelters in close walking distance of homes, businesses, schools, parks, and open spaces. Potential public transit routes are shown on Figure 5 2, Conceptual Public Transit Route Map.
• Sustainability. Promoting a reduced environmental impact by incorporating eco-friendly technologies, energy efficiency, renewable energy sources, onsite water cleansing utilizing parcel based postconstruction Low Impact Development (LID), best management practices (BMPs) to the maximum extent practicable (MEP), reducing stormwater runoff by maximizing infiltration and retention practices and minimizing managed turf areas, restoring the Natividad and Gabilan Creek corridors which run through the project site with a greatly improved and enhanced riparian habitat and promoting walking more and driving less, all are components of a new urbanism sustainable community, which have been incorporated into the Central Area Specific Plan.
• Quality of Life. Taken together, these elements add up to a higher quality of life for residents of the Plan Area and creates a built environment that serves to enrich, uplift, and inspire the human
2.2.3 General Plan Land Use and Zoning Districts
The existing General Plan Land Use Designations (prior to the adoption of the Specific Plan) for the Plan Area are shown in Figure 1 5, Existing General Plan Land Use Designations. The existing zoning (prior to the Remainder of page intentionally left blank
Land Use
35 adoption of the Specific Plan) is New Urbanism Interim (NI) with a Specific Plan Overlay district. As previously discussed in Section 1.7.2 of the Specific Plan, upon the adoption of the Specific Plan, the location, distribution, and intensity of the General Plan Land Use Designations for the Plan Area will be in accordance with .
The site will also be rezoned from New Urbanism Interim (NI) with a Specific Plan Overlay to the zoning designations, which are shown in Figure 1 6, Zoning District Map Upon the Adoption of the Specific Plan.
The exact boundaries of each Zoning District and General Plan Land Use designation may be slightly adjusted as necessary upon the recordation of each final map in the Plan Area subject to the approval of the City Planner and City Engineer. The General Plan Land Use Designation and the corresponding Zoning Districts are further described below:
Table 2-1: General Plan Designations and Corresponding Zoning Districts General Plan Land Use Designation Corresponding Zoning Districts Residential Low Density Neighborhood Edge A and B (NE-A and NE-B)/Low Density Residential*
Residential Medium Density Neighborhood General A and B (NG-A, NG-B and NG-C)/ Medium Density Residential *
Residential High Density Village Center A (VC-A)*/High Density Mixed Use Village Center B (VC-B)*
Open Space Open Space (OS)*
Park Park (P)*
Public/Semipublic Public/Semipublic (PS)*
Notes:
*All Zoning Designations include a Specific Plan Overlay in accordance with the requirements of the General Plan. The Zoning Districts are more fully described in Section 3.
Remainder of page intentionally left blank
36 City of Salinas | Final Central Area Specific Plan, November 2020
2.3 Land Use Plan Summary
At build-out, the Plan Area will have approximately 14,353 residents, two elementary schools and one middle school, approximately 44 net acres of parks, a fire station, a library and public utility facilities (electrical substation and water well/pumping facilities) and over 100 net acres of paths, stormwater basins and riparian open space.
Section 3.8 lists the net acreages of the proposed Specific Plan land use districts, the minimum and maximum number of dwelling units and the maximum mixed use square footage permitted in the Specific Plan’s mixed use districts. Table 2 2 summarizes the proposed land uses, acreages, projected number of dwelling units (low, medium, high, and mixed use.) and mixed use commercial square footage.
Table 2-2: Summary Land Use Plan
Land Use Approximate Acreage Project Dwelling Unit/ Mixed Use Commercial Square Feet
NE-A 108.59 652
NE-B 89.33 715
NG-A 56.94 512
NG-B 31.46 315
NG-C 33.23 532 du/95,000 sq.ft.
VC-A and B 44.43 1,185 du/389,800 sq.ft.
Residential and Village Center
Subtotal of Acreage 363.98 Maximum - 3,911 du/489,700 sq.ft.
Elementary School #1 18.00
Elementary School #2 12.00
Middle School 18.00
Neighborhood and Small Parks 44.06
Open Space 104.29
Public Facilities/Utilities 18.65
Circulation/Roadways 181.46
Total 760.44
Remainder of page intentionally left blank
Land Use
37 2.4 Land Uses
Figure 2 1, Specific Plan Land Use Map depicts the locations of the proposed land uses in the Plan Area which include: residential land uses consisting of Neighborhood Edge A and B districts (NE-A and NE-B)/ (low density residential), Neighborhood General A and B districts (NGA and NG-B)/(medium density residential), Neighborhood General C district (NG-C)/(medium density residential), the Village Center A district (VC-A)/(high density residential) and Village Center B district (VC-B) (consisting of mixed use commercial, office and higher density residential uses), Parks, Open Space, and Public/Semipublic land uses including three public schools, a library, a fire station, offices, religious assembly and public utility facilities.
These Specific Plan land use areas are further outlined below. The corresponding Zoning Districts for these areas are described in Chapter 3 of the Specific Plan and are subject to the development regulations in Chapter 3 and the design standards in Chapter 4 of the Specific Plan.
Consistency with the minimum and maximum General Plan land use densities and percentages are discussed in Chapter 3. The locations of the proposed land uses are shown in Figure 2 1, Specific Plan Land Use Map and Appendix G.
2.5 Residential Land Use Transect
The average density of each block within residential designated areas gradually increases from the Neighborhood Edge A and B low density areas located predominantly on the edges or open space corridors of the Plan Area through the Neighborhood General A, B and C medium density areas to the Village Center A and B, high density and mixed use areas in accordance with the transect design approach.
2.5.1 Neighborhood Edge A and B Districts – Low Density Residential (NE-A and NE-B)
As noted above, the low density residential areas are generally located along the Plan Area’s boundaries and its open space corridors. These low density areas are zoned Neighborhood Edge A and B (NE-A and NE-B) with a Specific Plan Overlay. The NE-A and NE-B Zoning Districts are further described in Chapters 3 and 4 of the Specific Plan.
The density of the NE-A district ranges from 5 to 6 dwelling units per net residential acre, while the density of the NE-B district ranges from 7 to 8 dwelling units per net residential acre. The two districts together will allow from 1,168 to 1,367 dwelling units. The minimum average density in these two districts combined shall not be less than 6 dwelling units per net residential acre or more than 8 dwelling units per net residential acre without density bonus in accordance with the density requirements of the General Plan.
38 City of Salinas | Final Central Area Specific Plan, November 2020 Lot sizes within the NE-A district will average approximately 8,000 square feet. The lots sizes in the NE-B district will average approximately 6,000 square feet. Allowable types of dwelling units within the NE-A and NE-B districts include single-family detached dwellings and accessory dwelling units and some other compatible uses may be considered, such as religious assembly. Carriage Apartments and other ADUs are encouraged to provide additional housing opportunities and “eyes” on the landscaped alleys located in these districts.
2.5.2 Neighborhood General A and B Districts – Medium
Density Residential (NG-A and NG-B)
The Neighborhood GeneralA and B zoning districts provide medium density residential areas that occur between the Neighborhood Edge (low density) and Village Center (high density and mixed use) areas. The Neighborhood General C is a medium density residential land use that also incorporates some limited neighborhood serving flex use and mixed use commercial as further described below. The density of dwelling units in each block in the Neighborhood General A, B and C areas will gradually increase as one proceeds from adjoining low density Neighborhood Edge districts to the Village Center districts. This mix of housing types and lot sizes will create a diverse livable neighborhood that is both visually and socially stimulating while offering a variety of new homes with a wide range of prices. These Zoning Districts are further described in Chapters 3 and 4.
The densities of the NG-A and NG-B districts range from 8 to 9 dwelling units per net residential acre and 9 to 10 dwelling units per net residential acre, respectively, which together will allow from 739 up to 827 dwelling units.
The minimum average density in these two districts and the Neighborhood General C district combined shall not be less than 9 dwelling units per net residential acre or more than 15 dwelling units per netresidential acre without density bonus in accordance with the requirements of the General Plan.
The types of dwelling units allowed within the NG-A and NG-B districts include courtyard apartments, duplex dwellings, single-family attached dwellings (NG-B), green court dwellings, lane dwellings,row home dwellings (NG-B), single-family detached dwellings and accessory dwelling units.
Carriage Apartments are also encouraged overlooking the landscaped alleys.
2.5.3 Neighborhood General C District – Medium Density
Residential with Limited Flex and Mixed Use (NG-C)
The Neighborhood General C district is located between the NG-A and NG-B districts and the Village CenterA and B districts and includes medium density residential housing and some limited flex and mixed use neighborhood commercial. The NG-C areas are typically located adjacent to or near a park and/or a school. This Zoning District is further described in Chapters 3 and 4.
The density of the NG-C district ranges from 14 to 16 units per net residential acre. As noted above, the minimum average density in these Neighborhood General A, B and C combined shall not be less than 9 dwelling units per Land Use
39 net residential acre or more than 15 dwelling units per net residential acre without density bonus in accordance with the requirements of the General Plan. Neighborhood serving mixed use retail and office uses are limited to a maximum of 2,000 square feet per net acre within this district. This district will allow between 465 and 532 dwelling units and up to 95,000 square feet of mixed use office and retail uses built out with the minimum number of residential units. The maximum Floor Area Ratio (FAR) of residential and mixed use commercial combined in the NG-C is 0.425. See Sections 3.8.4 and
3.8.5 for further discussion of the minimum and maximum number of units and the minimum and maximum FAR allowed in this district.
Housing types within the NG-C district include courtyard apartments, duplex dwellings, multifamily dwellings, single-family attached dwellings, green court dwellings, lane dwellings, row home dwellings, single-family detached dwellings, and accessory dwelling units.
2.5.4 Village Center A and B Districts – High Density
Residential and Mixed Use (VC-A and VC-B)
The Village Center, which consists of the Village Center A and B districts serves as the focal point within the larger community, creating a vibrant gathering place for residents. The Village Center districts encourage mixed use commercial, flex use, medium and high density residential, office, entertainment, recreational and many other uses. Its location in the center of the Specific Plan area promotes alternative travel modes, such as biking and walking, by reducing the need for residents to travel far from home to obtain basic services and reach employment. The Village Center land use area consists of two Zoning Districts: Village Center A (VC-A) with a Specific Plan Overlay and Village Center B (VC-B) with a Specific Plan Overlay. These Zoning Districts are further described in Chapters 3 and 4.
The allowed uses within the Village Center A (VC-A) district include mixed use and flex use buildings, multifamily dwellings, office uses, and (the northernmost) Village Green. The VC-A district has an allowable density ranging from 20 to 23 units per net residential acre and will allow between 492 and 656 dwelling units. Stand alone and mixed use commercial floor area is also allowed in this area adjacent to Boronda Road.
The minimum average density in VC-A district shall not be less than 16 dwelling units per net residential acre or more than 24 dwelling units per net residential acre without density bonus in accordance with the requirements of the General Plan. The maximum Floor Area Ratio (FAR) of residential and mixed use commercial combined in the VC-A is 0.65. See Sections 3.8.4 and
3.8.5 for further discussion of the minimum and maximum number of units and the minimum and maximum FAR allowed in this district.
The Village Center B (VC-B) district provides a central Village Green and a core shopping area located around the Green. This core area will allow retail, office and other resident serving commercial uses on the ground floor of buildings with multifamily residential units and offices are allowed on all floors. One of the goals for encouraging residential uses in the Village Center, 40 City of Salinas | Final Central Area Specific Plan, November 2020 above commercial uses (in a mixed use building), is to provide housing for employees working in the area and provide residents in close proximity to create a vibrant, walkable, and identifiable neighborhood focal point. The VC-B district allows between 410 and 529 dwelling units.
The maximum Floor Area Ratio (FAR) of residential and mixed use commercial combined in the VC-B is 0.85. See Sections 3.8.4 and 3.8.5 for further discussion of the minimum and maximum number of units and the minimum and maximum FAR allowed in this district. Conversion of commercial floor area (square footage) to residential dwelling units is permitted in accordance with subsection 3.8.6 of the Specific Plan.
Chapters 3 and 4 of this Specific Plan provide the developmentregulations and design standards for implementing the VC-A and VC-B Zoning Districts. The developmentregulations and design standards are intended to promote the creation of a thriving Village Center area and to implement many of the key elements of New Urbanism design.
2.6 Public and Semipublic (PS)
The Public and Semipublic land use areas serve the general public and are generally operated and maintained by public or semi-public agencies.
Public and Semipublic land uses within the Specific Plan include three school sites, a fire station site, a public library site, utility facilities and a prominent site reserved for religious assembly or government offices at the intersection of Boronda Road and Constitution Blvd. These areas are zoned Public and Semipublic (PS) and are subject to the requirements of Article III, Division 7 of the Salinas Zoning Code except as otherwise provided for in this Specific Plan.
Public land uses proposed as part of the Specific Plan are designed to serve residents and businesses both within the Plan Area as well as the surrounding area. However, the facilities will be integrated within the overall development of the Plan Area, designed to reinforce its community and pedestrian orientation.
All Public and Semipublic uses will include stormwater infrastructure to treat all stormwater and maximize infiltration before any runoff leaves the site as provided for in Chapter 7, Stormwater and Water Quality Management.
2.6.1 Schools
The Central Area Specific Plan currently falls within three public school districts: Santa Rita Union School District (SRUSD), Alisal Union School District (AUSD) and the Salinas Union High School District (SUHSD).
The City and developers have coordinated with the three school districts throughout the Specific Plan’s planning process to identify each district’s needs in terms of elementary and middle schools. In this regard, three school sites were initially chosen within the Plan Area: one 18 acre elementary/middle school site ( grades K-8th ) within the SRUSD; one 12 acre elementary school site (grades K-6th) within the AUSD; and one 18 Land Use
41 acre middle school site (grades 7th- 8th) within the SUHSD. The 18 acre elementary/middle school site, which is located in the western portion of the Plan Area, is currently located in the SRUSD. As of the date of this Specific Plan,a district boundary adjustment had been initiated between SRUSD, AUSD and SUHSD. If the districts finalize this district boundary adjustment, the SRUSD would relinquish that elementary school site to the AUSD and no longer havea school site in the Plan Area. It is not anticipation that this boundary adjustment would alter the land use plan.
Consultation with applicable school districts shall occur as described in Section 9.3, Project Review Procedures, under Tentative/Vesting Tentative Subdivision Maps, because the demand for new schools will gradually increase over the time period in which buildout of the Specific Plan gradually occurs. Chapter6 of the Specific Plan discusses the school sites and student generation rates for the Plan Area.
Figure2 1, Specific Plan Land Use Map shows the locations of the school sites within the Plan Area. The three school sites comprise approximately
48.0 net acres of land within the Plan Area. TheK– 6th grade elementary school site and the 7th– 8th grade middle school site have both been purchased by the AUSD and the SUHSD, respectively. The SRUSD K-8th grade elementary school site will be reserved for purchase by either SRUSD or AUSD (depending on the outcome of the district boundary adjustment noted above), as applicable, in accordance with the requirements of the Subdivision Map Act.
If the remaining elementary school site is not utilized by the applicable District in the future or if any of the school sites are later resold and not developed as schools, the land will revert to the Neighborhood General-A (NG-A) Zoning District. The alternative use of these school sites, if not required by the School Districts, are those uses allowed within that district. If additional residential uses are proposed in accordance with the NG-A district in lieu ofa school or schools, additional park space based on the additional population will be required. Sucha revision shall be considereda minor revision as described in Section 9.7 of this Plan Area.
The CentralArea Specific Plan includes an interconnected path and bicycle circulation system to create and promotea pedestrian and bicycle-friendly environment. Paved ADA compliant paths (ranging from5 to 12 feet in width) and bike lanes/routes are located throughout the plan to provide pedestrian and bicycle access from residences to the schools, parks, library, and other uses. Traffic calming and other traffic control devices will serve to slow traffic, facilitate street crossing by pedestrians and bicyclist, and promote safe routes to schools.
The northerly and southerly streets/paths and other paths/bicycle lanes and routes will provide pedestrian and bicycle access to each of the school sites across the length of the Plan Area and to the west, east, south and north as well. Additionally, the AUSD elementary school site is located adjacent toa future park, and the middle school is located across the street from the future library that will be located in the Plan Area. 42 City of Salinas | Final Central Area Specific Plan, November 2020 Design Standards and Development Regulations
All school buildings and facilities shall be developed in accordance with the requirements of the Department of State Architect (DSA). The school districts are encouraged to incorporate the New Urbanism design concepts, design standards, and development regulations contained in the Central Area Specific Plan when designing future schools to complement and promote compatibility with surrounding uses in regard to walkability, building orientation (the main entrances of buildings should be designed to abut the street instead of being separated from the street by parking lots), parking locations, and play field orientation. In this regard, City staff has previously worked and coordinated with the SUHSD on the preliminary site design of the new middle school to reflect these design concepts and facilitate student, pedestrian, vehicular and bus access to the new school once it is constructed. Section 4.8 includes further discussion of the school design standards.
2.6.2 Pacific Gas and Electric (PG&E), Cal Water and ALCO Water Sites and Facilities
TheCentralAreaSpecificPlanincludesanexistingPG&Eelectricsubstation, (which is proposed to be expanded), in the north central portion of the Plan Area, near the future extensions of Russell Road and Hemingway Drive. The expanded PG&E substation site will comprise approximately
4.5 net acres of land within the Plan area, plus a 50-foot wide landscaped buffer surrounding the existing and new PG&E facilities as well as the California Water Service (Cal Water) domestic water wells, storage, and water treatment facilities. The other Cal Water well, storage, and water treatment facility is located just west of the proposed AUSD elementary school site on an approximately 0.25 acre site next to a neighborhood park.
See Chapter 6 for additional information on Cal Water.
Alisal Water Corporation (ALCO) anticipates the need for three booster stations located along and within their existing easement for the 30- inch low pressure main, which runs through the center of the project adjacent to the PG&E tower line easement. See Chapter 6 for additional information on ALCO.
All Cal Water and ALCO water wells, storage, water treatment and above ground conveyance facilities (booster/pumping stations) and other related facilities within the Specific Plan area will be designed to blend with adjacent uses through the use of design elements such as architectural features, landscaping, and decorative masonry screen walls. In this regard, the Cal Water well, storage, and water treatment facilities and any above ground conveyance facility (ALCO booster stations) will require the City’s approval of a Conditional Use Permit (CUP) for each facility prior to construction. This CUP process will include, but not be limited to the review and approval of details for the decorative screening (8-foot minimum masonry or as required by the City Planner) walls, landscaping, noise attenuation, use of hazardous materials, if any, and drainage details (including water flows in the event of the malfunction of the applicable Land Use
43 facility) and other architectural features incorporated into the design of the facility to ensure compatibility with the surrounding development.
Minimum required setbacks will be maintained between infiltration features/practices andwaterwells inaccordancewiththeCity’sStormwater Development Standards (SWDS). The expansion of the P G & E Substation will also require the approval of a CUP by the City and incorporation of the above noted landscape buffer, decorative masonry screen walls and other architectural features as required by the City Planner.
2.6.3 Public Library
The Land Use Plan includes a two net acre site for a new library. This site will accommodate a 22,500 square-foot library with on-site parking. The new library will be located along the southerly greenway street adjacent to and between the Village Center and the Salinas Union High School District Middle School site in the Plan Area. See Chapter 8 for additional details on this facility.
2.6.4 Fire Station
A two net acre fire station site is included at the northeast corner of Natividad Road and the southerly greenway street. See Chapter 8 for additional details on this facility.
2.6.5 Parks (P) and Open Space (OS) Land Uses
Approximately 148 net acres of land are dedicated to public parks and open space uses within the Plan Area. These areas are designated as the Parks (P) Zoning District (approximately 44 net acres) or Open Space (OS) Zoning District (approximately 104 net acres), as applicable and are subject to the requirements of Article III, Divisions 6 and 7, of the Zoning Code respectively, except as otherwise provided for in the Central Area Specific Plan.
The diversity of park types and open space provides a full range of recreational areas and green spaces to be enjoyed by the future residents and the surrounding community. See Figure 4 1, Conceptual Park Map and Table 4 1, Park Summary for the location of the proposed parks and open space areas. As noted previously, a total of approximately 44 net acres of public parks are provided in the Specific Plan to meet the General Plan requirement of 3 acres of developed parkland per 1,000 residents assuming buildout with 3.67 people per dwelling unit. The public parks will consist of seven (7) neighborhood parks (3.0 acres or more) with sport fields and tot lots and ten (10) small parks, many with ball courts and tot lots. Neighborhood Parks are three to five+ acres in size, and small parks are one-half acre to two acres in size. The size and type of each park is shown on Table 4 1. The design standards for the Plan Area’s parks and open space areas are described in Chapter 4.0. Included within the Plan Area are a wide variety of park and open space types and sizes, ranging from large open space areas along the creek corridors to small parks, neighborhood parks, play fields, tot lots and public garden areas.
The Specific Plan includes parks
and open spaces for recreational
activities.
44 City of Salinas | Final Central Area Specific Plan, November 2020 All the public parks will be dedicated to the City and will be maintained through a Landscaping and Lighting Maintenance District (LLMD) assessed to future property owners in the Plan Area. Financing of parks is discussed in Chapter 8.
2.6.6 Open Space Linkages
Open Space land uses in the Plan Area include Natividad Creek, which is located in the eastern portion of the Plan Area, and Gabilan Creek, which is located in the western portion. A carefully planned park, open space, drainage, and supplemental detention and retention system, that improves the existing topographic and biologic features of both creek corridors, will provide the Plan Area with a unique open space network of both passive and active recreation and natural outdoor education areas.
The proposed open space system creates one of the binding elements of the Plan Area. This system includes a 5-foot wide (12-foot wide along tower line) north/south Class 1 pedestrian/bicycle paths located along Natividad Creek, Gabilan Creek and the PG&E Tower line, together with a strategically located east/west 12-foot wide Class 1 pedestrian/bicycle paths along the north side ofthe southerly greenway street, which transects the entire Plan Area. In addition, a five mile long 28-foot wide promenade with an 8-foot wide sidewalk, with a 10-foot wide planter strip on both sides of the sidewalk, plus a 6-foot wide on-street bike lane will encircle the outside of the entire Central Area along all abutting major streets.
These paths provide an extensive network of linkages between parks, creek corridors, schools, shopping, library, fire station and dwellings throughout the Plan Area. The paths will ultimately connect directly to similar paths in the adjacent Specific Plan areas to the east and west and to the existing neighborhoods located to the south at Constitution Blvd. In addition, the natural drainage tributaries of Natividad Creek and Gabilan Creek, are envisioned to be set aside and enhanced as natural ecological and recreational elements in the project’s extensive open space system.
2.6.7 Internal Parks and Green Spaces
Individual larger residential projects within the Plan Area will design and provide private green spaces, tot lots, play areas, courts, gardens, sitting/strolling areas, entry features and other landscape elements within their property. Because each of the public parks and green spaces within neighborhoods will be located and designed as visual and functional focal points within the neighborhood, the parks and open space systems will greatly enhance the visual nature and quality of life for the residents.
Community centers, neighborhood recreation buildings, neighborhood monuments, public art and other appropriate park-oriented structures are permitted and encouraged within the parks.
2.6.8 Focal Parks and Open Space Areas
Incorporation of dramatic sightlines, viewsheds and focal points throughout the community is a critical component of the Central Area Examples of Open Spaces
Land Use
45 Specific Plan in keeping with New Urbanism site planning design.
Elements such as connecting road alignments, open space corridors, park locations/shapes and the geometrics of the physical layout have all been orchestrated to reinforce a dramatic “sense of place” and pedestrian connectivity within this new community. The three major focal elements of the park and open space system are the Village Center Greens, the Natividad and Gabilan Creek corridors, and the path system.
Village Greens
A Village Green will be placed at the intersection of Hemingway Drive and the southerly greenway street and at the north end of the Village Center Main Street. The vision for the two Village Greens is to provide community focal point for gathering and activities of all kinds. The Village Greens have been laid out and designed with formal sightlines, pathways, and tree groupings, with opportunities for distinctive civic and community art. The major backbone roads lead to the Village Greens. A variety of elements that attract residents and visitors will be provided in the Village Centerthat will subsequently stimulate activity and community interaction along the Village Center core. See Figure 4 1, Conceptual Park Map for the Village Green locations.
Natividad and Gabilan Creek Corridors
Quality of life in the Plan Area will be enhanced by opportunities for access to and appreciation for natural environments. The natural drainage tributaries of Natividad Creek and Gabilan Creek running north to south through the Plan Area currently exist as agricultural ditches for most of their lengths. These corridors shall be greatly enlarged, restored and improved to add aesthetic, ecological, recreational and stormwater retention and detention (riparian areas) and infiltration enhancement to the local setting and provide new open space and pathway linkages to the various land uses in the Plan area. Picnic areas, exercise circuits, game tables and other activity nodes may be included in these corridors where they cross the southerly and northerly greenway streets as well as along other parts of the pedestrian/bike path system. As these areas are planned, consultation with qualified biotic and ecological experts will be required to ensure the proper balance between habitat creation/protection and recreation design. See Section 2.9.2 Sensitive Species and Habitats Resources for further discussion of this issue.
2.6.9 Pedestrian/Bike Path Promenades
There are Pedestrian/Bike paths and promenades provided throughout the Specific Plan area. Figure 2-1 shows the location of the proposed promenades within the Specific Plan. All of these will have paved allweather ADA compliant hard surfaces.
The pedestrian/bike promenade system provides an important recreation amenity and provides connections to anywhere in the Plan Area, which reduces the need for automobile use. The promenade system connects the creek corridors, parks, schools, library, and Village Center throughout the Example of a Pedestrian/
Bike Path
46 City of Salinas | Final Central Area Specific Plan, November 2020 entire Plan Area. Closely spaced (30 to 40 feet on center) large species shade trees on both sides of the promenades will shade the paths and streets and provide a comfortable, aesthetic amenity to the community.
Southerly Greenway
The southerly greenway path (located on the north side of the southerly greenway street) will span the entire length of the Plan Area running from Natividad Road to Constitution Boulevard. Ultimately, this path will also extend into the adopted West Area Specific Plan and the future East Area Specific Plan located to the west and east of the Plan Area. This path (except as described in the Village Center and along the frontage of the middle school) shall be improved with an 8-foot landscape planter as measured from curb face, a 12-foot, shared-use, paved all-weather (ADAcompliant) sidewalk and an 8-foot landscape easement from the back edge of the sidewalk. The easement may be located within the 12-foot minimum building setback area. No fences or buildings may be located within the landscape easement and no buildings may be located within the building setback.
The portion of the southerly greenway path located between Hemingway Drive and the library site will consist of an 18-foot shared-use, paved, all-weather, ADA-compliant path/sidewalk. To promote pedestrian circulation and prevent interruptions along the length of the southerly greenway and northerly greenway paths, no front-loaded garages or private driveway access shall be permitted to cross either of these paths except within the Village Center. In this regard, in the Village Center, two driveways will be permitted: one between Hemingway Drive and the library site and one (for student drop/bus access) on the middle school site. Access to common alleyways (across these paths) may be allowed in other limited locations as approved by the City Engineer. Appropriate striping, signage and design will be utilized to ensure safety of path users.
The southerly greenway street and path will have special treatments that include custom decorative street lighting, street furniture (such as benches, trash receptacles), and way-finding directional signage. These special treatments are to be consistent along this greenway segment as it extends through the Plan Area.
Perimeter Path
The Perimeter Path will be constructed around the entire five-mile (26,000 feet) perimeter of the Plan Area along Boronda Road, Natividad Road, Russell Road, Old Stage Road and Constitution Boulevard. This path will also act as a buffer between the residential uses on the south side of Russell Road and the agricultural uses to the north side of Russell Road and Old Stage Road. This path will be a minimum 28-feet wide and have a 10-foot wide park strip on both sides of an 8-foot wide concrete path (sidewalk) with closely spaced (30-feet to 40-feet on center) large specimen trees on both sides of the sidewalk. The adjoining arterial streets will provide a 6-foot wide on-street dedicated bike path.
Land Use
47 Tower Line Path
The Tower Line Path will be constructed along the 0.5 mile (2,500 feet) PG&E tower line within the Plan Area and will connect across Boronda Road at Hemingway Drive to an existing Tower Line Path developed south of Boronda Road. This path currently extends all the way to Laurel Drive.
This path will provide connections to Creekbridge Village, Carr Lake and Central Salinas to the south. The Tower Line Path will be a minimum of 28-feet wide and will have an 8-foot wide landscaped park strip on both sides of the 12- foot wide (Class 1) pedestrian/bike concrete path. The tower line easement will be fully landscaped except where approved by the City Planner to accommodate the path and other improvements as proposed in the Specific Plan.
Northerly Greenway
A fourth path, the northerly greenway, will be constructed along the south side of the 1.8 mile (9,700 feet) northerly greenway street and will extend the length of the northern portion of the Plan Area. Ultimately, this path will also extend into the adopted West Area Specific Plan and future East Area Specific Plan. The northern greenway will be a minimum 23-feet wide and will have an 8-foot wide park strip between the curb and the 7 - foot wide sidewalk with an 8–foot wide landscape easement within a 12-feet wide building setback to the adjoining homes. The northerly greenway street/path will have same decorative lighting as used on the southerly greenway path/street.
Limited Driveway Interruptions
To promote pedestrian circulation along these paths, no front-loaded garages or private driveway access shall be permitted to cross either the northerly or southerly greenway path except as provided for in the Village Center and on the middle school site. In this regard, within the Village Center, one driveway will be permitted to cross the southerly greenway path between Hemingway Drive and the library site. Additionally, one common driveway (for student drop-off/bus access) will be permitted to cross the southerly greenway path on the middle school site. Access to common alleyways may be permitted to cross these two paths in limited locations subject to the approval of the City Engineer.
All homes facing Boronda Road, Constitution Boulevard, Russell Road and Natividad Road, shall either face onto a frontage road and shall access off an alley or back up to these roads. In no case will individual or other driveways or alleys be allowed access to these arterial roads.
Wide Paths/Sidewalks and Park Strips
In addition to the promenades and paths previously described above, paved all-weather ADA compliant paths (sidewalks) 5-foot wide (with 8-foot wide landscaped park strips between the face of curb and sidewalk shall also be provided throughout the Plan Area.
48 City of Salinas | Final Central Area Specific Plan, November 2020
2.7 Inclusionary Housing
The City of Salinas has an inclusionary housing ordinance (Ordinance No. 2594; herein also referred to as “the Ordinance”) to ensure that all new residential developments (as applicable) in the City of Salinas include housing affordable to a range of income levels. Specifically, the Ordinance sets forth the requirements for project proponents to fulfill the requirement for median-, moderate-, low- and very low-income housing as well as workforce housing. The Central Area Specific Plan will comply with the requirements of the Ordinance that is in effect at the time of the approval of the Specific Plan, unless otherwise provided for in the Development Agreement.
The Plan Area is currently under multiple ownerships and development will likely be phased over 20-30 years. Due to the ownership distribution, the anticipated life of the project, and the variety of options provided in the Inclusionary Housing Ordinance, multiple Affordable Housing Plans will likely be required. Additionally, in accordance with the Ordinance, if the applicant chooses to pay rental housing impact fees and/or forsale housing in-lieu fees to meet the requirements of the Ordinance, no Affordable Housing Plan is required. All residential development in the Plan Area shall be subject to the Inclusionary Housing Ordinance, regardless of the number of units proposed within an individual planning permit application. Inclusionary housing requirements are further discussed in the Affordable Housing Component for the Central Area Specific Plan as contained in Appendix I of the Specific Plan.
2.8 Density Bonus
Density bonus units are dwelling units approved in a residential development pursuant to California Government Code Section 65915 (or by City Density Bonus Ordinance) that are in excess of the maximum allowable residential density otherwise permitted by the Salinas General Plan, Zoning Code or Central Area Specific Plan. All density bonus units shall be subject to the provisions of Section 37-50.060 of the Salinas Zoning Code, City Density Bonus as may be amended.
2.9 Resource Management and Conservation
Sensitive resources identified within the Specific Plan area include agricultural resources and potential biological and cultural resources. See Section 1.5.2 Existing Conditions, Project Setting and Surrounding Land Uses for further discussion of the agricultural and potential biological and cultural resources.
Section 2.9 also identifies conservation measures to protect natural resources including energy and water. Additional information, details and mitigation measures are discussed in the Central Area Specific Plan EIR as well as the Mitigation Monitoring and Reporting Program (MMRP), included herein as Appendix D.
Land Use
49 2.9.1 Agricultural Resources
The agricultural lands located within the PlanArea are primarily cultivated farmland and grazing lands. The land is considered prime farmland or farmlandof statewide importance.The loss ofthis farmland waspreviously addressed as part of the Environmental Impact Report prepared and certified for the Salinas General Plan and the Salinas City Council adopted findings of overriding consideration in this regard. Agricultural resource mitigation is discussed in Section 9.5 of the Specific Plan.
2.9.2 Sensitive Species and Habitats Resources
Natividad Creek has been converted from a natural seasonal creek to an agricultural drainage ditch, and most of the native flora and fauna has been removed as a result of decades of agricultural practices. Gabilan Creek has also been degraded overtime as a result of agricultural practices.
The Specific Plan proposes to use year-round runoff, vegetation and retention areas to create a restored riparian corridor for both Gabilan and Natividad Creeks. The total riparian area created within the Plan area will be approximately 30 acres for Gabilan Creek and 74 acres for Natividad Creek. Any proposed alteration or improvement of these creek corridors may require the approval by the Central Coast Regional Water Quality Control Board, California Department of Fish and Wildlife, the Army Corp of Engineers, Monterey County Water Resources Agency (MCWRA), US Fish and Wildlife Service, Federal Emergency Management Agency (FEMA) (potentially) and the City of Salinas.
Several special-status wildlife species are known to occur in the vicinity of the Plan Area. A portion of the Plan Area is located within the Natividad Creek Corridor and Gabilan Creek Corridor (as indicated on Figure COS4, Vegetative Communities of the General Plan) as having the potential for certain special status species. A prior biotic study was conducted in 2005 which identified an Oak Woodlands along the Gabilan Creek as well as some native grasslands. The value of these habitats has been diminished due to the fragmented and isolated nature of the stand and other factors.
To ensure no significant adverse impacts to these resources, a subsequent biotic study was performed as part of the California Environmental Quality Act (CEQA) analysis for the Central Ara Specific Plan. Additional information, details and mitigation measures are discussed in the Central Area Specific Plan EIR as well as the Mitigation Monitoring and Reporting Program, included herein in Appendix D.
2.9.3 Cultural Resources
Searches for historic, archaeological, and paleontological records, including records documenting NativeAmerican artifacts, did not identify any historic or prehistoric artifacts or assets within the Plan area. Since the area is located near and within two creek corridors as indicated on Figure COS-4, Vegetation Communities of the General Plan, there is always the potential presence of prehistoric artifacts or paleontological assets that may have been deposited in the area. As part of the CEQA analysis for the Specific Plan, a study was conducted to determine if significant 50 City of Salinas | Final Central Area Specific Plan, November 2020 archaeological or paleontological resources are potentially present and if the project will significantly impact these resources.Additional information, details and mitigation measures addressing these resources are discussed in the Central Area Specific Plan EIR as well as the Mitigation Monitoring and Reporting Program, included herein in Appendix D.
2.9.4 Sustainable Community Strategies
Sustainable communities thatincorporate theprinciples of smart growth and greenbuilding technologies better serve theneeds anddesires of bothtoday’s residents and future residents. The Central Area Specific Plan responds to these principles in a number of ways as discussed below. The Specific Plan also recognizes the importance of an economically viable community, which provides the means to implement and maintain sustainability and fosters opportunities for residents to establish, maintain and advance themselves financially. Sustainability is defined by the American Planning Association as “the capacity to equitably meet the vital human needs of the present without compromising the ability of future generations to meet their own needs, by preserving and protecting the area’s ecosystems and natural resources.” The ecological and energy conscious objective of sustainability can be implemented in such a way as to foster a more livable community.
In its “Policy Guide on Planning for Sustainability,” the American Planning Association identifies four objectives for sustainability:
Objective 1: Reduce residents’ and workers’ dependence on fossil fuels and other non-renewable natural resources.
The Central Area Specific Plan meets this objective through:
• Provision of jobs, schools, retail, parks and play fields in proximity to housing, minimizing the need to drive.
• Provision of a mix of community uses within walking and biking distance of each other.
• A pedestrian/bike promenade system that encourages the use of nonmotorized modes of transportation. • Creation of pedestrian-scaled and pedestrian-friendly streets and public spaces.
• Provision of opportunities for employment including homebased occupations. • Landscape and park elements that utilize native and drought tolerant vegetation wherever appropriate and use water-efficient landscape/ irrigation technologies.
• The use of energy efficient light, such as Light Emitting Diode (LED) fixtures throughout the site design.
• Convenient bus routes and stops so that 90% of the residents will be within a 5- minute walk of a bus stop (assuming Monterey Salinas Land Use
51 Transit is able to provide a bus route along the southerly greenway street and other streets in the Plan Area). This will provide access to both local and regional serving destinations.
Objective 2: Reduce residents’ and businesses’ dependence on chemicals and other manufactured substances that can accumulate in nature.
Central Area Specific Plan meets this objective through:
• Creation of large native landscape areas that minimize the use of water, fertilizers, pesticides, and herbicides.
• Provision of proper disposal and recycling programs and facilities for demolition and construction waste.
• Disposal of all stormwater runoff into parcel/site based SCMs to the maximum extent practicable (MEP). Use of low impact development (LID) design assists to clean the water, recharge the aquifer, and not increase peak flow runoff.
Objective 3: Reduce residents’, businesses’, and development’s encroachment upon the natural environment.
The Central Area Specific Plan meets this objective through:
• Provision of low-flow water fixtures and water conserving irrigation systems.
• Cleaning and retention of stormwater through use of parcel/site and creek side based post construction best management practices (PCBMPs) to the maximum extent practicable (MEP) for infiltration that restores the quality of on-site runoff and retains and/or infiltrates the runoff to pre -development levels.
• Reduction of impervious paving surfaces through narrow streets and use of pervious/permeable pavements/pavers wherever feasible. • Creation of a green space network within the community. • Incorporation of native and drought tolerant landscaping in compliance with the City’s Water Efficient Landscape Ordinance and other City ordinances (Water Conservation Ordinance) consistent with State Law. • Any proposed alteration and/or improvement of the Natividad Creek and Gabilan Creek corridors will require the approval of the Central Coast Regional Water Quality Control Board, California Department of Fish and Wildlife, the Army Corp of Engineers, MCWRA, US Fish and Wildlife Service, FEMA (potentially) and the City of Salinas. • To ensure no significant adverse impacts to sensitive species or habitat resources, a biotic study will be performed as part of the CEQA analysis for the Specific Plan.
52 City of Salinas | Final Central Area Specific Plan, November 2020 Objective 4: Meet human needs fairly and efficiently.
The Central Area Specific Plan meets this objective through:
• Provision of a wide range of lots, housing sizes, housing types and price points.
• Location of housing near services, employment centers and recreational opportunities; balancing housing with jobs to a reasonable degree.
• Provision of access to alternatives modes of transportation within easy walking distance homes, schools, parks and businesses.
Economic sustainability will come from the development of a community that creates a variety of jobs and tax revenue sources. Retail and service jobs in the retail areas provide for both entry-level and management jobs, which enable those businesses to generate significant amounts of sales tax and property tax revenues to support various governmental operations. The office uses will provide opportunities for professionals to work within walking distance of their homes.
Creative implementation of the sustainability principles listed above will create a community within the Plan Area where the mix of land uses are amenities for each other, as well as for the overall community of Salinas.
These livability design aspects include:
• Creating a unique sense of community and place.
• Providing a mix of land uses within each neighborhood. • Utilizing narrow, curvilinear streets which emphasize and protect pedestrians and bicyclists, and traffic calming elements such as roundabouts, traffic circles and bulb out curbs which make the circulation experience pleasant, safer, and less intrusive to residents and visitors.
• Linking homes and places of work through the provision of an extensive pedestrian and bicycle pathway system and transit connections within walking distance.
• Providing shopping, employment, and recreational opportunities within a 5 to 10 minute walk reducing dependence on the automobile. • Clustering of retail, service and high-density housing uses within easy walking distance of planned transit facilities.
• Providing a wide range of housing types and sizes (e.g. from large Victorian style homes to apartments) in order to meet the diverse needs and income levels of residents.
Land Use
53 2.10 Implementation Measures
The following goals and policies were developed for the Central Area Specific Plan and are based on the Salinas General Plan. See Appendix C for a General Plan Consistency compendium.
Goal1:Diverselandusepatternsresponsivetothephysicalcharacteristics of the land, as well as to environmental, economic, and social concerns of the residents of the City of Salinas.
LU Policy 1-1: Designate land to provide a mix of residential uses and product types, commercial uses that support residential development, office uses, and recreation and open space amenities to meet the needs of residents.
1. The Central Area Specific Plan, once adopted by the City, will regulate the future development of lands located within the Plan Area.
2. Developers shall implement projects consistent with the land use plan, Zoning District designations, the Land Use Classifications and Development Regulations (Chapter 3) and Design Standards (Chapter 4), and other applicable provisions of the Central Area Specific Plan and City regulations. Modifications to the land uses or development regulations identified in the Specific Plan shall be subject to review and approval by the City in accordance with Section 9.7 of the Specific Plan.
3. Developers shall each submit a tentative map(s) for their areas of control which are consistent with the Specific Plan.
4. Developers shall provide a variety of housing products on large to small lots as well as other attached and multifamily in accordance with the Central Area Specific Plan.
LU Policy 1-2: Provide mixed and flex use service, retail, professional office, and residential uses within the two Village Center Zoning Districts and the NG-C Zoning District. The intent of the mixed use and flex use development is to create retail, office, and residential uses for the Specific Plan area.
1. Applications for development within the VC and NG-C Zoning Districts shall be consistent with Chapter 3.0, Development Regulations and Chapter 4.0, Design Standards and other applicable provisions of the Central Area Specific Plan and City regulations.
Each application shall be subject to review and approval by the City Planner and other applicable regulations of the Central Area Specific Plan and Salinas Zoning Code.
54 City of Salinas | Final Central Area Specific Plan, November 2020 Goal 2: A coordinated system of open space, parks, and recreational amenities to meet the needs of the Plan Area residents and their visitors.
LU Policy 2-1: Provide neighborhoods and parks with appropriate facilities within each neighborhood in the Plan Area.
1. The land for neighborhood parks, small parks, play fields, tot lots and open space within the Plan Area, consistent with the Land Use Zoning Map and Parks in Chapter 4, shall be designated on the Tentative Maps. Improvement plans for parks and trail systems within each phase shall be prepared by the developer and approved by the City except as otherwise provided in the Specific Plan.
Goal 3: Essential public services to meet the needs of future residents LU Policy 3-1: Reserve land for the applicable school district to expand educational opportunities commensurate with needs generated by buildout of the Specific Plan area.
1. The Developer has previously sold 12 net acres of land for a future elementary school to Alisal Union Elementary School District and 18 net acres for a future middle school to the Salinas Union High School District. In addition, 18 net acres will be reserved for the Santa Rita Union School District or the Alisal Union School District (as applicable, based on the outcome of the district boundary adjustment between the two school districts) for the construction of a second elementary school, a portion of which is on the Christensen property and a portion on the Igaz Ranch property. The unpurchased school site shall be reserved as provided for with agreement with the City or applicable School District or as otherwise provided in the Subdivision Map Act. The alternative use of the school sites, if not required by the School Districts are the uses allowed within the Neighborhood General-A (NG-A) zone.
2. Each individual project applicant shall pay school impact fees to the Alisal Union School District and/or the Santa Rita Union School District as applicable and to the Salinas Union High School District, consistent with the adopted school fee programs. Fees shall be paid prior to issuance of building permit for each residential unit or commercial or industrial building or as otherwise required through agreement with the applicable School District.
LU Policy 3-2: Reserve 6.95 net acres of land for PG&E, as shown on the Land Use Plan to purchase (at market value) for expansion of gas and electric utility services and to buffer land uses adjacent to the substation in the Plan Area.
1. The property owner shall reserve approximately 6.95 acres of land for five years from the date of approval of the Tentative Map containing said parcel/property or as otherwise required by the Subdivision Map Act or agreement with PG&E for the expansion and buffer of the PG&E substation in the north central portion of the Plan Area.
Land Use
55 2. The proposed expansion of the PG&E sub-station will require the City’s approval of a Conditional Use Permit and environmental review in accordance with the CEQA prior to construction. Screening and a landscape buffer will be required in accordance with the requirements of the Specific Plan.
LU Policy 3-3: Reserve appropriate land for wells, storage, booster/ pump stations and water treatment facilities for Cal Water and/or ALCO, as applicable.
1. The property owner shall reserve the applicable land acreage for five years from the date of approval of the Tentative Map containing said parcel/property or easement as otherwise required by the Subdivision Map Act or agreement with the applicable water district for domestic water needs.
2. The proposed wells, storage, booster/pump stations and water treatmentfacilitieswaterwillbesubjecttotheapprovalofaConditional Use Permit by the City. This approval process will include details on the decorative screening walls, landscaping, noise attenuation, use of hazardous materials, if any and drainage details (including water flows in the event of the malfunction of the well or treatment facility) to ensure compatibility with surrounding development.
Goal 4: Promote green building techniques in order to promote sustainability.
LU Policy 4-1: Create buildings that are more energy and water efficient and healthier than those generally built in the past.
1. The individual developers shall incorporate energy and water saving techniques into the design and construction of the homes and commercial buildings they build. These techniques may include, at a minimum, the following, within the single-family detached homes: (a) recirculating hot water systems; (b) high efficiency dish washers; (c) formaldehyde-free insulation; (d) low Volatile Organic Compounds (VOC) paints, and (e) othertechnologies and efficiencies that may evolve.
2. Each development in the Specific Plan area will be required to meet any and all requirements of the California Building Code, including CALGreen, which are in effect on the date of permit submittal.
Goal 5: Conservation of agricultural, cultural, and natural resources, and preservation of sensitive habitat and aesthetic value.
LU Policy 5-1: Protect special status species and their habitat within the Plan Area in accordance with federal and State regulatory requirements.
1. The individual developers shall comply with mitigation measures adopted as part of the Mitigation Monitoring and Reporting Program 56 City of Salinas | Final Central Area Specific Plan, November 2020 (MMRP) for the project’s Environmental Impact Report (EIR) regarding the protection of special status species and their habitats.
2. Construct the Plan Area at or above the required minimum average residential density of 9 units per net residential developable acre to efficiently utilize the land and delay the need for the conversion of more agriculture land for urban uses and comply with General Plan requirements.
LU Policy 5-2: Protect sensitive vegetative communities, including creek riparian habitat.
1. The individual developers shall prepare a Biological Mitigation Monitoring Plan integrated with the MMRP to preserve and protect sensitive vegetative communities from degradation, particularly creek riparian habitat. The individual developers shall mitigate the loss of sensitive habitat as outlined in the EIR prepared for the Central Area Specific Plan.
2. Development of parks/open space areas shall provide native vegetation, as appropriate and shall not include species listed on the California Invasive Plant Inventory (Cal-IPC 2006).
3. Maintain the 300-foot wide creek corridors as open space in accordance with the requirements of the Salinas General Plan. Any proposed alteration of the Creek Corridors will require the approval of the Central Coast Regional Water Quality Control Board, California Department of Fish and Wildlife, the Army Corp of Engineers, MCWRA, US Fish and Wildlife Service, FEMA (potentially) and the City of Salinas. All river corridors and other open space areas will be maintained through a LLMD established for the Central Area Specific Plan.
LU Policy 5-3: Protect agricultural resources adjacent to the northern boundary of the Plan area.
1. The Natividad Road, Salinas, LLC, Settrini and Igaz Ranch properties lie on both sides ofthe future extension ofRussellRoad.These property owners shall buffer their residential uses located along the south side of Russell Road from the continuing agricultural uses on their lands on the north side of Russell Road by dedicating a temporary 200-foot wide buffer along the northerly boundary between the front of the homes on the south side of Russel Road and the agricultural uses on the north side of Russell Road and shall not access their farm lands from Russell Road unless dirt/mud mitigation features are provided and approved by the City Engineer. This requirement shall apply to these properties upon annexation into the City.
2. The 200-foot wide temporary buffer shall include a temporary easement to the City over the 30 - foot front set back of the homes on the south side of Russell Road (open porches may intrude up to 12-feet into this temporary buffer), and shall also include the future right-of- Land Use
57 way for Russell Road and 32-feet of the land north of the future Russell Road right-of-way, for a total of 200 feet. The temporary 200-foot wide easement shall prohibit agricultural operations within the easement and the City shall record a termination of said easement when the land on the north side of Russell Road is approved for development.
This requirement shall apply to these properties upon annexation into the City.
3. Inaccordance with SalinasMunicipal Code (SMC)Article V,Division1, Section 37-50.220, a deed restriction notifying any purchaser, property owner, or tenants of the adjoining property owner’s right to farm the adjacent property to the north of the Plan Area shall be prepared by the adjacent developer and shall be approved by the City Planner. The deed shall be filed by the City Plannerforrecordation by the Monterey County Recorder’s Office prior to the issuance of the first building permit for the lots abutting the easement. The deed restriction shall be removed by the City recording a notice of termination at such time as the adjacent properties to the north are approved for development and are no longer being used for farming as determined by the City.
This requirement shall apply to these properties upon annexation into City limits.
All development shall comply with the requirements of the Section 9.5, Agricultural Land Preservation of the Specific Plan.
LU Policy 5-4: Protect significant historical, cultural, and archaeological resourcesthatmaybeaccidentallyuncoveredduringconstructionactivities.
1. The individual developers shall comply with the mitigation presented in the Specific Plan EIR regarding historical, archaeological, and cultural resources.
Remainder of page intentionally left blank
58 City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
59 Land Use
Figure 2-1: Specific Plan Land Use Map
60 City of Salinas | Final Central Area Specific Plan, November 2020 Figure 2-2: Walkability Map
61 Final Central Area Specific Plan
November 2020
3. Use Classifications
and Development
Regulations
3.1 Introduction
The Use Classifications and Development Regulations are organized to meet the objectives described in Chapter 1, Introduction, of this Specific Plan. The goal of Chapter 3 is to provide a set of rules which will guide the development of a new pedestrian-friendly neighborhood based on New Urbanism principles. It is anticipated that the successful completion of this development will broaden the availability and range of housing options in the City, provide neighborhood-serving services forthe day-to-day needs of the residents within walking distance of their homes, and ensure conservation of sensitive biological resources.
Chapter 3 provides the Use Classifications and Development Regulations for the Plan Area and an explanation of their consistency with the General Plan vision for the Future Growth Area. The Use Classifications and Development Regulations in Chapter 3 and the Design Standards contained in Chapter 4 shall be used to guide the development within each Zoning District in the Plan Area.
62 City of Salinas | Final Central Area Specific Plan, November 2020
3.2 Purpose and intent
The purpose of these Land Use Classifications and Development Regulations is to regulate and accommodate the types of buildings, structures, and improvements typical of a compact New Urbanism community and achieve the following goals of this Specific Plan:
a. Promote the principles of New Urbanism through the creation of identifiable neighborhoods that have the characteristics of a Traditional Neighborhood Development (TND);
b. Ensure the development of a phased, employment-generating, pedestrian-sensitive, yet automobile-accommodating community which contains a range of residential housing types, mixed use buildings and commercial uses;
c. Provide for a number of design, development, and infrastructure features indicative of self-reliant neighborhoods, including, but not limited to:
(i) multi-purpose safer streets linking residential areas with the Village Center, neighborhood activities, commercial services and with multimodal transportation choices; (ii) quality and craftsmanship in the built environment; (iii) a lively mix of neighborhood shopping and community services; (iv) an advantageous and sensitive use of natural resource features and open space; and (v) innovative and imaginative site planning in order to develop a sense of place where the amenities, facilities, and features all exhibit an overall high level of urban design; d. Ensure the creation of walkable neighborhoods with a mixed use Village Center embedded in a network of schools, civic amenities, parks, and open space;
e. Provide a circulation system that avoids significant pedestrian barriers and replaces the standard collector street with more frequent and less congested local streets. The proposed circulation system establishes a traditionalgridcirculationsystemthatoffersavarietyof circulationoptions and allows multiple connections from neighborhood to neighborhood.
The combination of such a circulation system with design standards that ensure bicycle and pedestrian-friendly neighborhoods with a defined Village Center is intended to result in a pattern of development which enhances the City; and
f. Promote vital and safe residential and mixed-use areas through the incorporation of Crime Prevention Through Environmental Design (CPTED) features in development.
In order to achieve the goal of providing homes for families and others with a broad range of incomes, the Specific Plan encourages a mix of lot sizes on each block and an organized transition (transect) from the low residential densities (large lots and large homes) in the Zoning Districts located at the edges and along the open space corridors, to the gradually increasing medium density residential districts to the high density residential located in the Village Center.
Use Classifications and Development Regulations
63 3.3 Applicability
The requirements of Chapters 3 and 4 of the Central Area Specific Plan, Table 3 1, Use Classifications, Table 3 2, Development Regulations, and Table 3 3, Useable Open Space Standards, shall supersede the requirements in the Salinas Zoning Code Division 8, New Urbanism (NU) Districts Regulations, where there are conflicts. Where there are no conflicts with the Specific Plan, the requirements of the Salinas Zoning Code Division 8, shall apply to land located in the Central Area Specific Plan. If an issue is not addressed in the Specific Plan or Zoning Code, the Zoning District regulations having the most similar characteristics to that of the applicable lot and the proposed use in the Plan Area shall be applied as determined by the City Planner.
All terms, unless otherwise defined in this Plan, shall be in accordance with definitions provided in the Salinas Zoning Code.
3.4 Zoning Districts
The Central Area Specific Plan establishes seven transect New Urbanism Zoning Districts, all of which allow residential uses and three of which also allow mixed use commercial and flex use (see Table 3 1 for the Use Classifications). The minimum and maximum allowable average densities for each Zoning District are established in Table 3 2. The Use Classifications and Development Regulations contained in this Chapter, combined with the Design Standards contained in Chapter 4, will produce neighborhoods characterized by the principles of New Urbanism. The Zoning Districts are described below.
3.4.1 Neighborhood Edge A (NE-A)
This district provides areas for a mix of lot sizes for larger detached singlefamily dwellings. The minimum average residential density within this classification shall not be less than 5 dwelling units per net residential acre or more than 6 dwelling units per net residential acre.
3.4.2 The Neighborhood Edge B (NE-B)
This district provides areas for a broader mix of lot sizes for detached single-family dwellings. The minimum average residential density within this classification shall not be less than 7 dwelling units per net residential acre or more than 8 than dwelling units per net residential acre.
3.4.3 Neighborhood General A (NG-A)
This district provides areas for a mix of lot sizes for detached single-family dwellings, duplex dwellings, green court dwellings, lane homes and courtyard apartments. The minimum average residential density within this classification shall not be less than 8 dwelling units per net residential acre or more than 9 dwelling units per net residential acre. 64 City of Salinas | Final Central Area Specific Plan, November 2020
3.4.4 Neighborhood General B (NG-B)
This district provides areas for a mix of lot sizes for single-family detached and attached dwellings, lane homes and green court dwellings, duplex dwellings, townhouses, small lot dwellings, and courtyard apartments.
The minimum average residential density within this classification shall not be less than 9 dwelling units per net residential acre or more than 10 dwelling units per net residential acre.
3.4.5 Neighborhood General C (NG-C)
This district provides areas for a mix of lot sizes for single-family detached dwellings, duplex dwellings, lane homes and green court dwellings, row home dwellings and. It also allows courtyard apartments and other single-family attached dwelling units, multifamily dwellings and some flex use and mixed use buildings for small scale retail and office use with residential dwellings above, on parcels greater than three acres.
The minimum average residential density within the classification shall not be less than 14 dwelling units per net residential acre or more than 16 dwelling units per net residential acre, and the maximum floor area ratio (FAR) shall not exceed 0.425 for the combination of residential and commercial uses within this zone.
3.4.6 Village Center A (VC-A)
This district provides areas for flex use and mixed use buildings, standalone retail and office uses, some single-family attached dwellings, multifamily projects such as apartments/condominiums, lane and green court homes, townhouses, row homes and other single-family attached dwellings. The VC-A district must incorporate, but every building in a block need not incorporate, residential uses. The minimum average residential density within this classification shall not be less than 18 dwelling units per net residential acre or more than 24 dwelling units per net residential acre. The maximum floor area ratio (FAR) shall not exceed
0.65 for the combination of residential and commercial uses shown within this district.
3.4.7 Village Center B (VC-B)
This district provides areas for flex use and mixed use buildings, retail and office uses, multifamily projects, and public and semipublic facilities generally sited along the Main Street and around the southernmost Village Green. The VC-B district must incorporate, but every building in a block need not incorporate, residential uses. The minimum average residential density within this classification shall not be less than 24 dwelling units per net residential acre or more than 31 dwelling units per net residential acre. The maximum floor area ratio (FAR) shall not exceed 0.85 for the commercial uses shown within this district. A building within the VC-B district may contain 0 to 40 dwelling units per net acre.
Use Classifications and Development Regulations
65 3.4.8 Parks (P) and Open Space (OS) Districts
The Salinas Zoning Code, Article III, Division 6 requirements shall apply to the Central Area Specific Plan Parks (P) and Open Space (OS) Districts.
3.4.9 Public/Semipublic (PS) District
The Salinas Zoning Code, Article III, Division 7 requirements shall apply to the Central Area Specific Plan Public/ Semipublic (PS) District.
3.4.10 Specific Plan Overlay District
A Specific Plan (SP) Overlay District shall apply to all Zoning Districts in the Central Area Specific Plan.
3.4.11 Flood Overlay District
A Flood (F) Overlay District shall be combined with any of the abovereferenced zoning districts where the land is located within the one hundred year flood boundary designated by the Federal Emergency Management Agency (FEMA) as shown on the flood insurance rate maps (FIRM), as amended. This Overlay district shall be in accordance with the requirements of Division 1, Article 4 of the Salinas Zoning Code.
3.5 Use Classifications and Development
Regulations
Table 3 1 Use Classifications, Table 3 2 Development Regulations and Table 3 3 Useable Open Space Standards shall apply to properties located in the Neighborhood Edge (NE-A and NE-B), Neighborhood General (NG-A, NG-B and NG-C) and Village Center (VC-A and VC-B) districts as provided below.
Salinas Zoning Code Article III, Division 6 applies to the Central Area Specific Plan’s Parks (P) and Open Space (OS) Districts. Salinas Zoning Code Article III, Division 7 applies to the Central Area Specific Plan’s Public/Semipublic (PS) District.
Table 3-1: Use Classifications
Land Use Classification NE-A NE-B NG-A NG-B NG-C VC-A VC-B Residential Uses - Note (37)
Day Care Homes, Family - Large
(7 or more) - Notes (1), (2) P P P P P P P
Day Care Homes, Family - Small
(6 or less) - Note (2) P P P P P P P
Home Occupations - Note (4) P P P P P P P
Interim Housing - Note (3) NP NP NP NP SPR SPR SPR
Manufactured Housing P P P CUP CUP NP NP
Mobile home Park NP NP CUP CUP CUP NP NP
Multiple Detached Dwellings NP NP SPR SPR SPR CUP CUP
Residential Care Facilities – Large CUP CUP CUP CUP CUP CUP CUP 66 City of Salinas | Final Central Area Specific Plan, November 2020 Land Use Classification NE-A NE-B NG-A NG-B NG-C VC-A VC-B Residential Care Facilities –
Small Note (5) P P P P P CUP CUP
Residential Service Facilities -
Note (3) NP NP NP NP CUP CUP CUP
Single Room Occupancies -
Note (7) NP NP NP NP CUP CUP CUP
Courtyard Apartments - Note (35) NP NP SPR SPR SPR NP NP Duplex Dwellings NP NP SPR SPR SPR NP NP
Multifamily Dwellings NP NP NP NP SPR SPR SPR
Custom Detached/Attached Dwellings SPR/
NP SPR/NP SPR/NP SPR/SPR
SPR/
SPR NP/SPR NP/SPR
Mixed Use and Flex Use
Mixed Use Buildings -
Notes (8), (9), (15), (31), (39) NP NP NP NP CUP SPR SPR Flex Use Buildings -
Notes (8), (9), (15), (31), (39) NP NP NP NP CUP SPR SPR Single-Family Dwellings
Single-Family Attached Dwellings NP NP P SPR SPR SPR NP Green Court Dwellings - Note (24) NP NP P P P NP NP
Lane Dwellings - Note (24) NP NP P P P NP NP
Row Home Detached Dwellings -
Note (24) NP NP P P P NP NP
Accessory Dwelling Units
(Carriage Apartments) -
Notes (6), (24)
P P P P P NP NP
Single-Family Detached
Dwellings P P P P P NP NP
Public and Semipublic Uses
Clubs and Lodges - Note (18) CUP CUP CUP CUP CUP CUP CUP Convalescent Hospitals/
Nursing Homes NP NP NP NP CUP CUP CUP
Cultural Institutions NP NP NP NP CUP SPR SPR
Day Care Centers NP NP NP NP SPR SPR SPR
Government Offices/Library NP NP NP NP SPR SPR SPR
Hospitals NP NP CUP CUP CUP SPR SPR
Mural Exhibits - Note (16) SPR SPR SPR SPR SPR SPR SPR
Park and Recreation Facilities SPR SPR SPR SPR SPR SPR SPR Parking Lots and Structures -
Note (21) NP NP NP NP CUP CUP CUP
Public Safety Facilities CUP CUP SPR SPR SPR CUP CUP
Public Utility Service Yards NP NP NP NP NP NP NP
Religious Assembly CUP CUP CUP CUP CUP CUP CUP
Schools - Public NA NA NA NA NA NA NA
Use Classifications and Development Regulations
67 Land Use Classification NE-A NE-B NG-A NG-B NG-C VC-A VC-B School - Private CUP CUP CUP CUP CUP CUP CUP
Schools - Trade - Notes (10), (34) NP NP NP NP NP CUP CUP Telecommunication Facilities -
Major Notes (19), (32) NP NP CUP CUP CUP CUP CUP
Telecommunication Facilities -
Minor Note (19), (32) P P P P P P P
Utilities - Major - Notes (26), (32) NP NP NP NP NP NP NP Retail and Office Uses (Note 41)
Adult Entertainment Facilities -
Note (27) NP NP NP NP NP NP NP
Ambulance Services - Note (38) NP NP NP NP NP CUP CUP
Animal Boarding - Note (38) NP NP NP NP NP CUP CUP
Animal Grooming NP NP NP NP NP SPR SPR
Animal Hospitals NP NP NP NP NP CUP CUP
Animal Retail Sales NP NP NP NP NP SPR SPR
Antique and Collectible Shops NP NP NP NP NP SPR SPR
Artists’ Studios NP NP NP NP SPR SPR SPR
Automated Teller Machines
(ATM’s) Indoor - Note (28) NP NP NP NP SPR SPR SPR
Automated Teller Machines
(ATMs) Outdoor - Note (25) NP NP NP NP SPR SPR SPR
Bakeries - Retail NP NP NP NP SPR SPR SPR
Bakeries - Wholesale NP NP NP NP NP NP NP
Bars - Note (18) NP NP NP NP NP CUP CUP
Bed and Breakfast NP NP NP NP CUP CUP CUP
Building Materials and Services -
Note (38) NP NP NP NP NP NP CUP
Catering Services -
Notes (18) (22) NP NP NP NP SPR SPR SPR
Commercial Filming NP NP NP NP NP CUP CUP
Commercial Recreation and
Entertainment - Notes (9), (18) NP NP NP NP NP CUP CUP
Convenience Stores Without Gas
Pumps - Notes (10), (18),
(25), (38)
NP NP NP NP CUP SPR SPR
Convenience Stores with
Gas Pumps - Notes (10), (11),
(18), (23), (25), (33) and (38)
NP NP NP NP NP CUP NP
Entertainment, Live (Excluding
Adult Entertainment) - Note (15) NP NP NP NP NP CUP CUP Equipment Sales, Services,
and Rentals NP NP NP NP NP NP NP
Financial Services -
Notes (25), (28) NP NP NP NP NP SPR SPR
Food and Beverage Sales -
Notes (18), (25), (40) NP NP NP NP CUP SPR SPR
68 City of Salinas | Final Central Area Specific Plan, November 2020 Land Use Classification NE-A NE-B NG-A NG-B NG-C VC-A VC-B Fortunetelling NP NP NP NP NP NP CUP
Funeral Services - Note (17) NP NP NP NP NP NP CUP
Hotels and Motels - Note (7) NP NP NP NP NP NP CUP
Extended Stay Hotels and
Motels - Note (7) NP NP NP NP NP CUP CUP
Kiosks - Permanent - Note (36) NP NP NP NP CUP CUP CUP
Kiosks - Temporary or
Semi-permanent - Note (36) NP NP NP NP CUP CUP CUP
Laboratories NP NP NP NP NP SPR SPR
Laundries – Limited NP NP NP NP CUP SPR SPR
Laundries - Unlimited NP NP NP NP NP CUP NP
Live-work Units – Note (20) NP NP NP NP CUP SPR SPR
Maintenance and Repair
Services - Major NP NP NP NP NP NP NP
Maintenance and Repair
Services - Minor - Notes (10), (38) NP NP NP NP NP SPR SPR Marine Sales and Services NP NP NP NP NP NP NP
Nurseries - Notes (10), (29), (38) NP NP NP NP NP CUP CUP Office - Business and
Professional NP NP NP NP CUP SPR SPR
Office - Medical and Dental NP NP NP NP CUP SPR SPR
Pawn Shops NP NP NP NP NP NP NP
Personal Improvement Services NP NP NP NP CUP SPR SPR
Personal Services NP NP NP NP CUP SPR SPR
Pharmacy - Note (25) NP NP NP NP CUP SPR SPR
Printing and Publishing – Limited NP NP NP NP CUP SPR SPR Printing and Publishing –
Unlimited NP NP NP NP NP NP NP
Recreational Vehicle Parks NP NP NP NP NP NP NP
Recycling Facilities See Zoning Code Section 37-50.210
Restaurants Without drivethrough or drive-in facilities - Note (18)
NP NP NP NP CUP SPR SPR
Restaurants With drivethrough or drive-in facilities - Notes (18), (25), (38)
NP NP NP NP NP CUP NP
Retail Sales Without drivethrough or drive-in facilities - Note (18)
NP NP NP NP CUP SPR SPR
Retail Sales With drivethrough or drive-in facilities - Note (38)
NP NP NP NP NP CUP NP
Secondhand or Consignment Stores NP NP NP NP NP NP CUP
Service Stations - Notes (10), (11), (38) NP NP NP NP NP CUP NP Use Classifications and Development Regulations
69 Land Use Classification NE-A NE-B NG-A NG-B NG-C VC-A VC-B Shopping Centers Without
gas stations - Notes (10), (18),
(23), (38)
NP NP NP NP NP SPR NP
Shopping Centers With
gas stations - Notes (10), (11),
(18),(38)
NP NP NP NP NP CUP NP
Speculative Buildings - Note (12) NP NP NP NP NP SPR SPR Tattoo and/or Body Piercing
Parlors NP NP NP NP NP NP NP
Vehicle Repair Facilities -
Major - Note (38) NP NP NP NP NP NP NP
Vehicle Repair Facilities -
Minor Note (38) NP NP NP NP NP CUP NP
Vehicle Related Retail Sales
and Services NP NP NP NP NP CUP NP
Vehicle Storage NP NP NP NP NP NP NP
Vehicle Washing -
Notes (10), (11), (25), (33), (38) NP NP NP NP NP CUP NP Warehousing and Storage –
Limited NP NP NP NP NP NP NP
Wholesale Distribution NP NP NP NP NP NP NP
Industrial Uses
Industrial Complexes NP NP NP NP NP NP NP
Industry – limited NP NP NP NP NP NP NP
Accessory Uses and Structures - Note (13)
Animals-Domestic - Note (30) P P P P P P P
Utilities-Minor - Note (32) P P P P P P P
Temporary Uses - Note (14) TULP TULP TULP TULP TULP TULP TULP Nonconforming Uses and Structures
See Section 37-50.160: Non-conforming uses and structures, in the Salinas Zoning Code P = Permitted Use
NP = Not Permitted Use
CUP = Conditional Use Permit Required
SPR = Site Plan Review Required
TULP = Temporary Use of Land Permit Required
CASP = Central Area Specific Plan
“See Section 37-xx.xxx”, refers to the adopted 2006 Salinas Zoning Code at the time of the project review, included as Appendix S of this Specific Plan.
(1) See Section 37-50.120: Large Family Day Care Homes. (2) Small and Large Family Day Care Homes are permitted uses in all districts when the principle use is a residential dwelling unit. (3) In the VC and NG-C districts, residential service facilities and interim housing serving six or fewer people are allowed with a SPR or as otherwise provided by state law. Such facilities shall be designed to accommodate a group living environment. (4) See Section 37-50.100: Home Occupations. In all districts, home occupations are permitted uses when the principal use is a residential dwelling unit.
(5) Small residential care facilities (6 or fewer patients) are a permitted use when the principal use is a residential dwelling unit or as otherwise provided by state law.
(6) See Section 37-50.250: Accessory Dwelling Units of the Salinas Zoning Code. A Carriage Apartment shall be considered an Accessory Dwelling Unit. See Table 3-2 of this Specific Plan, Carriage Apartments, Footnote (4) for further requirements applicable to Carriage Apartments.
(7) See Section 37-50.270: Single Room Occupancy (SRO) housing. 70 City of Salinas | Final Central Area Specific Plan, November 2020 (8) Commercial uses in Mixed Use and Flex Use buildings are subject to the approval of a SPR in both VC districts and may be considered in the NG-C district subject to approval of a CUP. The following additional requirements shall apply:
a. Mixed use and flex use floor area may be provided on the first floor of any building in the VC-A and VC-B zones, and if occupied with a non-residential use shall qualify as acceptable space to meet the Note 8b requirements below. b. A minimum of 600 lineal feet of the first floor frontage of the buildings (described in Note 8a above) shall be restricted to nonresidential uses. c. The 600 lineal foot frontage requirement of non-residential uses (described in Note 8b above) shall not restrict the approval of or the allowed uses in the buildings (described in Note 8a above) until such time that the frontage remaining to be permitted (described in Note 8a above) is equal to the required 600 lineal feet of non-residential uses, minus the frontages (described in Note 8a above) already rented to non-residential uses.
d. The ground floor Flex Use spaces (described in Note 8a above) may change from residential to non-residential uses and back to a residential use upon the City Planner’s approval of a SPR authorizing the change. However, a minimum of 600 lineal feet of the approximately 1,800 lineal feet of frontage (described in Note 8a above) shall be offered for rent exclusively to and occupied by nonresidential uses. e. The requirement for a minimum of 600 lineal feet of frontage of non-residential occupancies on the first floor of the buildings (described in Note 8a above) may be reduced subject to the approval of a Minor Revision of this Specific Plan in accordance with Section 9.7 of this Specific Plan where the applicant has demonstrated to satisfaction of the City Planner that sufficient reasonable efforts were made to rent the space to non-residential uses and that insufficient tenants were secured to the fill the required 600 lineal feet of frontage.
f. The first floor of Flex Use buildings must have a minimum of 14 feet between the first floor and the second floor plate of the building. g. Flex Use buildings may have residential and/or non-residential uses located on any floor of the building. h. The conversion of residential uses to non-residential uses, or vice versa, in a Flex Use building, is subject to approval of a SPR in the VC districts and a CUP in the NG-C district unless otherwise approved by the City Planner as provided for in Note 8(d) above. i. The first floor façade of Flex Use buildings must be designed and engineered to allow the provision of shop doors, display windows and signage spaces above the first floor doors and windows to accommodate non-residential uses. (9) Commercial recreation and entertainment uses less than two thousand square feet in floor area and fitness center uses less than five thousand square feet are permitted with a SPR in the VC-B district and on planning sub area 176 as shown in Appendix G. (10) See Section 37-50.170: Outdoor Storage and Display. (11) See Section 37-50.260: Service Stations, Vehicle Repair, and Vehicle Washing. (12) See Section 37-50.280: Speculative Buildings.
(13) Accessory Uses and Structures will require approval of a SPR or a CUP, if a SPR or CUP is required for the principal use. (14) See Section 37-50.300: Temporary Use of Land.
(15) A Live Entertainment Permit shall be issued for live entertainment uses in the VC districts in accordance with Section 37-60.490: Minor Conditional Use Permit - Live Entertainment Permit.
(16) See Section 37-50.150: Mural Exhibits.
(17) Funeral services with crematories shall be subject to approval of a CUP. (18) See Section 37-50.030: Alcohol License Review.
(19) See Section 37-50.290: Telecommunications Facilities: Only stealth telecommunication facilities shall be allowed in the Plan Area except as otherwise mandated by federal law.
(20) See Section 37-50.130: Live-Work Units: Live-work units may only be located in the NG-C and Village Center districts. (21) Does not apply to the parking required to serve the use. It shall apply only to stand-alone parking facilities. (22) Catering is only permitted as an accessory use to a restaurant in the VC-A, VC-B and NG-C districts. The overnight outdoor parking or outdoor storage of catering vehicles in the Plan Area is prohibited. (23) Convenience stores with gas pumps (including sales, display, storage, restrooms, etc.) are limited to a maximum of 2,500 square feet of gross floor area and are allowed only in the VC-A district adjacent to E. Boronda Road. (24) See Appendix B, Definitions and Chapter 4 of this Specific Plan for a description of this use. (25) Drive-through and drive-in uses shall not be permitted except as otherwise provided for in this section subject to approval of a CUP. In this regard, a maximum of two drive-through food/drink uses, one drive-through pharmacy use, one drive-through bank use and one other drive-through use will be permitted in the VC-A district adjacent to E. Boronda Road (Planning Subarea 176 as shown in Appendix G) subject to the approval of a CUP as noted previously.
(26) The expansion of the PG& E substations, water wells, water storage, water treatment and above ground conveyance facilities (e.g. booster and pumping stations), drainage, and flood control facilities may be permitted with the approval of a CUP as provided below. All utilities shall comply with the City’s current NPDES permit. a. Expansion of the PG&E substation near Hemingway Drive and Russell Road is permitted subject to approval of a CUP, provided a 50- foot wide landscape easement surrounds the existing and new facilities on all sides. The Landscape Easement shall be planted with evergreen shrubs which a landscape architect certifies will grow to a height of 8-feet or more and evergreen trees which a landscape architect certifies will grow to 70-feet or more. The shrubs must be planted along all of a screen wall (masonry) at 5-foot spacing and the trees must be planted 15-feet on center side to side and front to back and said landscaping shall be maintained in good health by a LLMD and replaced as needed by a LLMD, all at PG&E’s expense. The expansion of the P G & Substation will require the incorporation of the above noted landscape buffer, decorative masonry screen walls and other architectural features as required by the City Planner to ensure the facility complements the adjacent uses. b. All Cal Water and ALCO water wells, water storage, water treatment and above ground conveyance facilities (e.g. booster and pumping stations) within the Specific Plan area will be designed to blend with adjacent uses through the use of elements such as architectural features, landscaping, and decorative masonry screen walls. In this regard, the Cal Water well, storage, and water treatment facilities and any above ground conveyance facility (ALCO booster stations) will require the City’s approval of a CUP for each facility prior to construction. This CUP process will include the review and approval of details on the decorative masonry (minimum 8 feet in height) screen walls, landscaping, noise attenuation, use of hazardous materials, if any, and drainage details (including water flows in the event of the malfunction of the well or treatment facility) and other architectural features to blend with and ensure compatibility with surrounding development. Minimum required setbacks will be maintained between infiltration features/ practices and water wells in accordance with the City’s Stormwater Development Standards (SWDS), stated on page 22, Table 1 of the City of Salinas SWDS.
(27) See Section 37-50.020: Adult entertainment facilities are not permitted in the Plan Area. Adult bookstores shall be subject to the same supplemental regulations applicable to adult entertainment facilities. (28) ATM facilities that are located entirely within a building shall be a permitted use in the NG-C and both VC districts. (29) Nursery uses are only permitted as an accessory use in the VC-A district on Planning Subareas adjacent to E. Boronda Road. (30) See Salinas Zoning Code for regulations applicable to domestic animals or animal-keeping. (31) In Mixed Use and Flex Use Buildings, which allow residential uses, vehicle-related uses including repair, sales, service, storage, and washing; animal sales and services; maintenance and repair services; pawn shops; tattoo and/or body piercing parlors, industrial uses and other uses deemed inappropriate or incompatible by the City Planner with the residential uses in the same building shall not be allowable uses. In Mixed Use and Flex Use buildings allowing residential uses, commercial uses shall be limited to retail, restaurants, offices, services, and similar pedestrian-oriented uses, which are deemed by the City Planner to be compatible with the residential uses located in the same building.
Use Classifications and Development Regulations
71 (32) Utilities shall not unreasonably interfere with the use, enjoyment, or aesthetics of adjacent uses. (33) Vehicle washing and vehicle repair may be considered as an accessory use to a service station use only in the VC-A district adjacent to E. Boronda Road, subject to the approval of a CUP.
(34) Truck and heavy equipment driving schools shall not be permitted in the Plan Area. (35) See Appendix B, Definitions and Chapter 4 of this Specific Plan for a description of the Courtyard Apartment. (36) Permanent and temporary kiosks that are designed and included as part of a larger development review application for another use (such as a shopping center, retail, or restaurant use) shall be subject to the same development review process as required for that use. Kiosks along the streets in the two VC Districts and in the NG-C district are permitted subject to approval of a CUP. (37) Dwellings located along the south side of the northerly greenway and the north side of the southerly greenway streets shall front onto these streets and shall not have driveways, which access on to or off of these streets. Alley entrances serving dwellings abutting these streets shall not access the northerly and southerly greenway streets. (38) Notated uses may only be placed in the VC-A District adjacent to E. Boronda Road. See Section 4.3.4 (a) of this Specific Plan. (39) Only Flex Use Space is allowed on the first floor of buildings which front on the street in VC districts and the east side of the southernmost Village Green. No drive-through lanes, gas pumps or car wash facilities may be permitted in these areas. (40) A site for a potential full service anchor grocery store has been identified in the Village Center (planning subarea 176) near the northeast corner of Boronda Road and Hemingway Drive. A maximum of one anchor full service grocery store or a similar size anchor store is permitted within the Plan Area and it must be located in the Village Center on planning subarea 176. A full size grocery store typically has approximately 55,000 square feet of floor area. Regional-serving “big box” retail uses are prohibited in the Plan Area.
Table 3-2: Development Regulations
Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B Minimum Average
D/U Per Net Acre Per Block
Per Zone – Note 23
Residential 5 7 8 9 14 18 24
Maximum Average
D/U Per Net Acre Per Block
Per Zone – Note 23
Residential 6 8 9 10 16 24 31
Minimum Lot Size and
Area per Dwelling Unit –
Notes 22 and 23
Residential and
Non-residential - - - - - - -
Maximum Floor Area Per
Net Acre (FAR) Non-residential - - - - 0.42 0.65 0.85
Minimum Lot Frontage (Feet) Residential 35 35 25 25 25 25 25 Minimum Lot Width (Feet) Courtyard
Apartments NP NP 130 130 130 NP NP
Interior Lots Duplex Dwellings NP NP 55 55 55 NP NP
Lane Home &
Green Court
Dwellings
NP NP 30 30 30 NP NP
Mixed & Flex
Use Buildings NP NP NP NP 130 130 130
Multifamily
Dwellings NP NP NP NP 130 130 130
Other Uses 130 130 130 130 130 130 130
Row Home
Dwellings NP NP 25 25 25 NP NP
Single-family
Dwellings –
Attached
NP NP 25 25 25 25 NP
Notes (1), (2), (3), (8)
Single-family
Dwellings –
Detached
50 45 40 35 30 NP NP
72 City of Salinas | Final Central Area Specific Plan, November 2020 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B Minimum Lot Width (Feet) Courtyard
Apartments Not permitted on corner lots
Corner Lots Duplex Dwellings NP NP 60 60 60 NP NP
Lane Home &
Green Court
Dwellings
NP NP 35 35 35 NP NP
Mixed & Flex
Use Buildings NP NP NP NP 130 130 130
Multifamily
Dwellings NP NP NP NP 130 130 130
Other Uses 130 130 130 130 130 130 130
Row Home
Dwellings NP NP NP 30 30 30 NP
Single-family
Dwellings –
Attached
NP NP NP 30 30 30 NP
Notes (1) and, (2), (3), (8)
Single-family
DwellingsDetached55 50 45 40 35 NP NP
Minimum Lot Depth (Feet) -
Notes (3), (8) and (10)
Courtyard
Apartments NP NP 120 115 120 120 NP
Duplex Dwellings NP NP 120 120 120 NP NP
Lane Home &
Green Court
Dwellings
NP NP 95 95 95 NP NP
Mixed & Flex
Use Buildings NP NP NP NP 120 120 120
Multifamily
Dwellings NP NP NP NP 120 120 120
Other Uses 130 125 120 120 120 120 120
Row Home
Dwellings NP NP 120 115 120 120 NP
Single-family
Dwellings -
Attached
NP NP NP 115 115 115 NP
Single-family
Dwellings -
Detached
130 125 120 120 120 NP NP
Minimum Front
Yard Setback (Feet)
Courtyard
Apartments NP NP 20 15 10 0 NP
If alley loaded garage. Duplex Dwellings NP NP 20 15 10 NP NP Lane Home &
Green Court
Dwellings
NP NP 5 5 5 NP NP
Mixed & Flex
Use Buildings NP NP NP NP 0 0 0
Multifamily
Dwellings NP NP NP NP 0 0 0
Other Uses 30 25 20 15 10 0 0
Row Home
Dwellings NP NP 15 10 5 5 NP
Use Classifications and Development Regulations
73 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B Single-family
Dwellings -
Attached
NP NP NP 15 10 0 NP
Notes - (3), (10), (20)
Single-family
Dwellings -
Detached
30 25 20 15 10 NP NP
Minimum Side
Yard Setback (Feet)
Courtyard
Apartments NP NP 5 5 5 5 NP
Interior Lots Duplex Dwellings NP NP 5 5 5 NP NP
Lane Home &
Green Court
Dwellings
NP NP 5 5 5 NP NP
Mixed & Flex
Use Buildings NP NP NP NP 0 0 0
Multifamily
Dwellings NP NP NP NP 0 0 0
Other Uses NP NP 5 5 5 5 5
Row Home
Dwellings NP NP NP 1.5 1.5 1.5 NP
Single-family
Dwellings -
Attached
NP NP NP 0 0 0 NP
Notes - (2),(3), (6), and (20)
Single-family
Dwellings -
Detached
5 5 5 5 5 NP NP
Minimum Side Yard Setback
(Feet) Street Side of
Corner Lots
Courtyard
Apartments Not permitted on corner lots
If alley loaded garage. Duplex Dwellings NP NP 10 10 10 NP NP Lane Home &
Green Court
Dwellings
NP NP 10 10 10 5 NP
Mixed & Flex
Use Buildings NP NP NP NP 0 0 0
Multifamily
Dwellings NP NP NP NP 0 0 0
Other Uses 10 10 10 10 0 0 0
Row Home
Dwellings NP NP NP 10 10 5 NP
Single-family
Dwellings -
Attached
NP NP NP 10 10 5 NP
Notes - (3), (16), (15)
Single-family
Dwellings -
Detached
10 10 10 10 10 NP NP
Maximum Allowable
Impervious Coverage
(Percentage of Site) - Note (10)
Site Coverage 45% 50% 55% 60% 65% 95% 98%
74 City of Salinas | Final Central Area Specific Plan, November 2020 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B Maximum Height in Habitable
Stories – Note (14), (24) All 2 2 3 3 3 4 5
Alley Loaded Garage
Setback from Center
of Alley - Note (3)
All 15 feet
Rear yard setback –
Principle Structure with alley All 30 feet from the centerline of the alley Front Yard Setback
to Street Loaded Garage All See Note 10
Distance Between Structures All 10 Feet
Rear Yard Setback for
Dwellings without Alleys All 20 Feet
Rear and Side Yard Setback
for Street Loaded Garage in
Rear Yard
All Minimum 5 feet to rear and side property lines
Minimum 25 feet to back of walk
Carriage Apartments All See Notes 4 and 13
Minimum Bedrooms,
as a Percent of total
dwelling units in a
multifamily project
All See Note 17
Usable Open Space per
Dwelling Unit – Minimum All See Table 3-3 of this Specific Plan Stormwater and Water
Quality Management All See Chapter 7 of this Specific Plan Landscaping - Note (21) All See Salinas Zoning Code Article V, Division 4:
Landscaping and Irrigation
Fences, Walls, and Hedges -
Note (22) All
See Table 3 1, footnote 26a and Section 4.11
of this Specific Plan and Salinas Zoning Code
Section 37-50.090: Fences, Walls and Hedges
Off-Street Parking, Loading and
Outdoor Lighting - Notes (9),
(10), (11), and (12)
All
See Appendix E of this Specific Plan and
Salinas Zoning Code Article V, Division 2:
Parking, Loading, and Outdoor Lighting.
Driveway and Corner Visibility All See Salinas Zoning Code Section 37-50.460:
Driveway and Corner Visibility.
Signs - Note (22) All See Salinas Zoning Code Article V, Division 3: Signs Outdoor Facilities, including
outdoor seating All See Salinas Zoning Code Section 37-50.170: Outdoor Storage and Display.
Accessory Uses and Structures All See Salinas Zoning Code Section 37-50.010:
Accessory Uses and Structures.
Screening of Mechanical
Equipment All See Salinas Zoning Code Section 37-50.240: Screening of Mechanical Equipment.
Recycling and Solid
Waste Disposal All See Salinas Zoning Code Section 37-50.200: Recycling and Solid Waste Disposal Regulations Performance Standards All See Salinas Zoning Code Section 37-50.180:
Performance Standards.
Planned Unit Development All See Salinas Zoning Code Article 6, Division 13:
Planned Unit Development Permits.
Nonconforming Uses
and Structures All See Salinas Zoning Code Section 37-50.160: Nonconforming Uses and Structures.
Use Classifications and Development Regulations
75 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B Recreational Vehicles,
Prohibited Vehicles, and
Equipment
All
See Salinas Zoning Code Section 37-50.190:
Recreational Vehicles, Prohibited Vehicles,
and Equipment Parking and Storage.
Vehicle Trip Reduction All See Salinas Zoning Code Section 37-50.330:
Vehicle Trip Reduction.
Swimming Pools, Spas
and Hot Tubs All See Salinas Zoning Code Section 37-50.010 (k): Swimming Pools, Spas, and Hot Tubs.
Accessory Dwelling Units All See Salinas Zoning Code
Section 37-50.250: Accessory Dwelling Units
Temporary Use of Land All See Salinas Zoning Code
Section 37-50.300: Temporary Use of Land
Condominium Conversions All See Salinas Zoning Code
Section 37-50.050: Condominium Conversions
Notes and Additional Requirements
CASP = Central Area Specific Plan
“See Section 37-xx.xxx”, refers to the adopted Salinas Zoning Code included as Appendix S of this Specific Plan. (1) In order to improve the mix and massing on each block and provide a wider range of dwelling unit sizes and prices, each zoning district on each block in the NE-A, NE-B, NG-A and NG-B districts should contain a mix of lot widths and dwelling unit sizes. The long sides of each block within the NE-A, NE-B, NG-A and NG-B Zoning Districts shall contain a mix of at least three (3) lot widths, with the middle width lot at least 5-feet wider than the smallest lot and five feet (5’) narrower than the width of the largest width lot (i.e. 50-feet, 55-feet and 60-feet wide) on that side of that block.
(2) On the side where a Row Home or Single-family attached dwelling (Townhouse dwelling) abuts another dwelling type or use, the minimum interior side yard setback shall be 5-feet.
(3) Lane Home and Green Court Dwellings.
a. a. Lane Home dwellings back onto an alley and front onto a common area easement, which must be a minimum of 20’ wide and said common area runs between two public streets.
b. b. Green Court Dwellings back onto an alley and front onto three sides of a common Green (minimum 30 feet deep by 60 feet wide) with a public street on the fourth side. Since Lane and Green Court dwellings are located on lots which front a common area, the lot depth shall be measured from the edge of the common area easement (back of sidewalk) to the center of the alley behind the dwelling. The front yard setback for these dwelling types shall be measured from the edge of the common area easement (back of sidewalk) to the main dwelling. The side yard setback for these dwelling types, which sides onto a public street, shall be a minimum of 10 feet, otherwise shall be 5 feet.
(4) See Section 37-50.250: Accessory Dwelling Units. A Carriage Apartment shall be considered an Accessory Dwelling Unit except that:
a. The Carriage Apartment must be located on a minimum forty-five (45) foot wide lot above an alley-served three car garage, both the unit and the garage shall have access to the alley.
b. A Carriage Apartment over an alley served garage shall only be a permitted use on lots with a single-family detached dwelling unit as the primary use and with at least a two-car garage for the principal residence, plus at least a one car garage for the Carriage Apartment. The Carriage Apartment is a permitted use on all such lots. c. The maximum floor area may be up to 800 square feet for a studio and one-bedroom Carriage Apartment and may be up to 1,100 square feet for a two (2) or three (3) bedroom Carriage Apartment. d. See Chapter 4 of this Specific Plan for design standards for the Carriage Apartments. (5) Minimum lot sizes may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and other similar facilities. Additionally, minimum lot sizes may be reduced in conjunction with shopping centers and office complexes where two or more separate lots would be created and be subject to a reciprocal agreement utilizing shared parking, landscaping, and related facilities.
In all cases, it shall be demonstrated that the goals of the Zoning District can be achieved and that the public health, safety, and general welfare will be maintained.
(6) If there is a 30-foot wide alley easement along the side of the lot, the minimum side setback to the dwelling shall be 20 feet measured from the center line of the alley. The minimum setback to an alley served garage shall be 15 feet measured from the center line of the alley.
(7) Alleys must have a minimum of 20 feet of open pavement width including the curbs, plus 5 feet of landscaping on each side of the alley (except at the driveway entries to a garage, carport, or parking). The pavement width is measured to the back of the continuous roll or flush curb.
(8) Minimum lot widths and minimum lot depths are measured in conformance with the Salinas Zoning Code, except the minimum lot depth is measured from the right-of-way (street property line) in front of the dwelling unit or non-residential building to the centerline of the standard 30-foot wide minimum alley easement (20’ paved vehicle access with 5’ landscape plnaters on both sides) or the edge of the ROW for a standard 30-foot wide public alley or to the rear property line if there is no alley. (9) Parking, loading and outdoor lighting shall be in accordance with City Zoning Code Article V, Division 2: Parking, Loading, and Outdoor Lighting, except the following shall supersede the requirements of Table 37-50.100 Schedule A: Off-Street Parking and Loading Spaces:
In both VC districts and the NG-C districts, the parking requirement may be met by a combination of on-site parking, plus the on-street parking on the streets abutting the building’s property as approved by the City Planner and City Engineer.
In the two VC districts and the NG-C districts, the parking requirement shall be:
a. 2 spaces per DU, plus 2 spaces per 1,000 sf. of Commercial floor Area. b. Minimum 50% on-site parking - Maximum 50% on-street for VC districts. c. Minimum 75% on-site parking – Maximum 25% on-street for the NG-C disctrict. 76 City of Salinas | Final Central Area Specific Plan, November 2020 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B (10) Garages and driveways serving single-family residential uses are subject to the following:
a. All front-loaded garages accessed by a driveway from a public street instead of a rear alley must be set back at least twenty five (25) feet from the street property line and additionally shall be set back one (1) foot behind the street façade of the principal dwelling for each two foot of garage width (i.e. 1 car garage additional setback is 5 feet, a 2 car garage additional setback is 10 feet, and a 3 car garage additional setback is 15 feet). See below for further regulations applicable to three car garages. In no case shall a streetloaded garage have less than a 20 foot minimum driveway length (as measured from the street property line). b. All garages including street-loaded shall have roll-up doors. c. In order to maximize the landscaping in the front yard setback, the driveway from the street property line to the front of the garage (for street-loaded garages) shall not exceed the maximum width of the garage or 20 feet, whichever is less. d. The driveway from the back of the public sidewalk to a street-loaded garage shall be made of turf blocks, or a similar large cavity porous material, set on rock or gravel sub-base between 6 inch wide flush vertical curbs and the driveway must be irrigated and must allow irrigated vegetation in the driveway surface and allow percolation of rain water to occur within the driveway, with ADA compliant design, subject to review and approval by the City Engineer. e. The edges of the driveway shall be a minimum of six (6) feet from the side property line to the driveway’s 6-inch-wide curbs. The maximum driveway width at the street right-of-way line shall be 16 feet for a two-car garage and 10 feet for a one-car garage except as otherwise provided in this Specific Plan. The maximum width of the driveway may increase to 18-feet for a three-car garage. City standards apply to driveway aprons.
f. Corner lot side street-loaded garages must be set back 25-feet from the street property line. g. Street loaded swing in garages are not allowed.
h. Street loaded garages located in the rear yard of the home (behind or to the rear of the dwelling) shall be placed a minimum of 5-feet from the rear and side property lines.
i. For single-family detached dwellings, the street-loaded (front or corner side yard) garage shall not occupy more than 50% of the width of any street-facing façade of the dwelling units. Front-loading garages shall only be permitted for interior lots and corner lots with more than 50-feet in width.
j. Three (3) car wide street loaded garages are not allowed, except in the NE-A and NE-B districts and only on lots a minimum of seventy (70) feet wide and a minimum of one hundred ten (110) feet deep with a minimum 30 feet front setback to the house from the street property line. Additionally, a three car wide street-loaded garage must be set back a minimum of 15-feet from the front façade of the home and must be at least forty five feet from the back of the street property line. k. Access to alley-loaded garages shall have a maximum 3 to 5-foot driveway length or a 20-foot minimum driveway length (as measured from the rear or side property line (as applicable of a public alley) or a maximum 13 to 15-foot driveway length or a minimum 30-foot driveway length as measured from the centerline of an private alley easement. A five foot landscape planter shall be provided on either side of the alley except at the driveway entrances to each dwelling. l. For dwellings located on lots less than fifty feet in width and for all multifamily dwellings, duplexes, row homes, townhouses, lane homes and green court homes dwellings, the garage or parking areas (as applicable) for each unit shall be accessed from an alley or driveway behind the dwelling of sufficient width to meet fire code requirements. m. A minimum clear area of 30 feet wide by 20 feet deep for a three car garage and a minimum clear area of 20 feet wide by 20 feet deep for a two car garage will be required. One car detached garage dimensions may vary. The minimum needs to be 20 feet deep by 10 feet wide. The minimum depth for a tandem garage shall be 40 feet. n. Under no circumstances shall a driveway to a street loaded or alley loaded garage or private property cross the path /sidewalk along the north side of the southerly greenway street, except for one driveway in the VC district between Hemingway Drive and the library site and one driveway located on the middle school site. (11) Parking lots, carports or garages, as applicable for multifamily dwellings (including but not limited to courtyard apartments), single-family attached, duplexes and triplexes, green court dwellings, commercial, office, Mixed Use and Flex Use buildings and uses, shall be placed (located) in the rear of the buildings. Where any parking lot abuts a street, a minimum 10-foot wide landscaped area with a 30 inch high decorative wall, hedge, fence, or equivalent feature as approved by the City Planner shall be placed between the parking lot and all abutting public sidewalks to screen views of the parking lots. See Sections 4.3.4 and 4.4.4 of this Specific Plan. (12) Residential, commercial, office, Mixed Use and Flex Use buildings and all other uses in the NG-C and both VC districts shall build to the back of the street sidewalk along seventy five percent (75%) of their street frontage. Twenty-five percent (25%) of the street facades of such buildings may be setback, but only a sufficient distance to accommodate entries, pedestrian oriented outdoor uses and amenities such as patio dining areas, plazas and courtyards, fountains, public area, entry forecourts. Landscaping in maximum 4-foot deep x 1.5 - foot high (or an alternative size as approved by the City Planner) raised planters located behind the required 15-feet wide to 18-feet wide sidewalk is permitted. All entry doors which swing out toward the public sidewalk shall be setback a minimum 4-feet from the back edge of the required sidewalk.
(13) All structures shall be setback a minimum of 15 feet from the center line of all alleys, except the balcony for a Carriage Apartment may encroach 5-feet into this setback.
(14) Special architectural features such as clock towers, bell towers, cupolas, spires, ornamental portions of parapet walls, or other uninhabitable elements intrinsic to the particular architectural style being used may extend a maximum of 40-feet above the highest habitable floor.
(15) The interior side setback for the garages serving a Row home or Townhouse may be zero feet on one side and 4 feet on the other. The corner side yard setback for the garage must be a minimum of 10-feet. (16) Required parking for all attached and detached single-family dwellings, duplexes, Carriage Apartments, and Courtyard Apartments shall be provided for each unit in an enclosed lockable garage with a roll-up door. The required minimum one car on-site parking for Flex Use, Mixed Use and Multifamily Apartments in both VC districts shall be provided in a lockable garage with a roll-up door, or in carports, provided the parking lot containing the carports is secured with a keypad, card or clicker operated security gate. (17) Minimum bedroom requirements apply only to multifamily dwelling unit projects with ten or more dwelling units in the NG-A, NG-B, NG-C, VC-A districts. The bedroom per dwelling unit requirement does not apply in the VC-B district.
Use Classifications and Development Regulations
77 Development Regulation Use NE-A NE-B NG-A NG-B NG-C VC-A VC-B (18) Noise Control.
See the, “Noise Analysis”, by Brown - Buntin Associates, Inc. on file at the City of Salinas Community Development Department.
of 60 Ldn or CNEL dBA and 45 dB CNEL, respectfully, for residential land uses.
The City codified this General Plan policy by requiring that the 60 Ldn or CNEL dB exterior noise level be met at the, property line, apparently assuming that the backyard outdoor activity area would share a common property line with the noise source (i.e. an arterial street).
The General Plan promotes the elimination of the use of sound walls and encourages the use of alternative noise mitigation measures such as berms, increased setbacks and other methods where feasible to promote more aesthetically attractive streetscapes and reduce the negative visual and access impacts of sound walls.
Therefore, the design of the Land Use Plan has shielded many of the rear yard outdoor activity areas behind the dwelling units and oriented the front of dwelling units onto frontage streets and parkways, which lie between the home and the arterial street noise source. . The acoustic engineer Brown – Buntin Associates, Inc. provided the following minimum distances from the center of the street rightof-way of each of the arterial streets surrounding the Central Area to a point where the 60 CNEL dB sound level would prevail if no intervening dwelling unit or sound wall is provided. . All noise attenuation mitigation (including any those specified in this section) must be in accordance the mitigations and requirements provided Central Area Specific Plan EIR and MMRP.
Location of Street
Center Line
of Street to
60 dB Level
Half Street
Right-of-Way
Distance from
Line to the Rightof-Way 60 dB
Level Without
Intervening
Sound Wall or
Dwelling Unit
Mitigation Required
Between Right-ofWay and Backyard
or as Required by
the CASP EIR
Natividad Rd - E. Boronda to
southerly greenway street 286’ 73’ 213’
8-foot high
sound wall or an
intervening home
with a 20-foot front
yard setback facing
onto a 50 to 54-foot
wide frontage
road parkway and
sidewalk adjacent to
Natividad Road
Natividad Rd - southerly
greenway to northerly greenway
streets
248’ 73’ 175’
Natividad Rd. northerly greenway
street to Russell Rd 217’ 73’ 144’
Russell Rd - Natividad Rd. to
Independence Blvd. 63’ 73’ 5’ None Required
Russell Rd - Independence Blvd. to
Hemingway Dr. 63’ 59’ 4’ None required
Russell Rd - Hemingway Dr. to Old
Stage Rd. 63’ 59’ 4’ None required
Old Stage Rd - Russell Rd. to
Constitution Blvd. (Note 1) 134’ 155’ 0’’ None Required Constitution Blvd - Old Stage Rd.
to northerly greenway street 49’ 63’ 0’’ None Required
Constitution Blvd - northerly
greenway street to southerly
greenway street
68’ 63’ 5’ None Required
Constitution Blvd - southerly
greenway street to
E. Boronda Road
94’ 63’ 31’ Open Space both
sides None required
78 City of Salinas | Final Central Area Specific Plan, November 2020 E. Boronda Rd –
Constitution to Hemingway 316’ 83’ 233’ 8-foot high
sound wall or an
intervening home
with a 20-foot front
yard setback facing
onto a 50 to 54-foot
wide frontage
road parkway and
sidewalk adjacent to
Natividad Road
E. Boronda Rd - Hemingway
to Independence 345’ 83’ 262’
E. Boronda Rd –
Independence to Natividad 373’ 83’ 290’
Note: The half street section is measured from center line of Old Stage Rd. to the south side of the PG&E tower line easement, plus the 50 to 54-foot wide frontage road.
Note: Even with a sound wall or intervening home, triple pane windows and mechanical ventilation or air conditioning must be provided for all residences placed within the above, “Distance from Centerline to 60 dB Level” - The interior noise level must not exceed 45 dBA CNEL. All sound attenuation must comply with the CASP EIR and MMRP. (19) In the two VC districts, an upper story arcade, balcony, bay window, eave, awning or similar architectural features may project up to 11-feet over the 15-foot wide public sidewalk and up to 14 feet over an 18 foot wide sidewalk, provided a minimum ten-foot wide clear walkway is maintained between the building and any column or post supporting the overhang and provided a ten-foot clear height is maintained or as provided in the CASP EIR.
(20) See Section 4.7(g) and Salinas Zoning Code Section 37-50.040: Building Projections into Yards for other allowable encroachments. (21) A Master Sign Program shall be required for all signage located in multifamily residential, Mixed Use, Flex Use, and non-residential developments in the Specific Plan and for any Subdivision entry signs. Timing of submittal shall be in accordance with Salinas Zoning Code Article V, Division 3: Signs.
(22) The Lot Size and Lot Area Per Unit shall be subject to the approval of the City Planner at the time of the Tentative or Vesting Subdivision Map creating the applicable lots. All lots shall meet the minimum and maximum density requirements of the Specific Plan described in Sectiond 3.7 through 3.11.
(23) To determine the allowable units per net acre on each block in each Zoning District refer to Sections 3.7 through 3.11 and Appendix G of this Specific Plan.
(24) Structures within the VC districts shall not intercept a 45 inclined plan inward starting from a height of twenty feet (20) above the existing grade at a non VC district rear or side property line.
Use Classifications and Development Regulations
79 Table 3-3: Usable Open Space Standards
Lot Area Dwelling Type Minimum Usable Open
Space Requirement Usable Open Space
Note (2) Descriptor Stories If Garage Faces: Descriptor Required SF Note (1) and (3) Alley Street Note (1) and (3)
1,000 to
1,799 SF MX & MF One or more
100 NA MX/MU 100
Notes (2), (5), (6), and (7)
1,800 to
2,099 SF MX & MF One or more
300 500 R-H-1.8 500
Notes (2), (4), (6) and (7)
2,100 to
2,899 SF SFD, SFA & MF One or more
300 500 R-H-2.1 500
Notes (2), (4), (6) and (7)
2,900 to
3,599 SF
SFD One 350 500 R-M-2.9 500
SFD Two or more 350 500
3,600 to
4,499 SF
SFD One 350 800 R-M-3.6 800
SFD Two or more 550 800
4,500 to
5,399 SF
SFD One 600 800 R-M-3.6 800
SFD Two or more 800 800
5,400 to
6,599 SF
SFD One 800 1,000 R-L 5,500 1,000
SFD Two or more 1,000 1,000
6,600 SF
or more
SFD One 1,000 1,000 R-L 5,500 1,000
SFD Two or more 1,000 1,000 R-L 5,500 1,000
Additional Usable Open Space Regulations
(1) SFD – Single-Family Detached
SFA – Single-Family Attached and Duplex Dwellings
MF – Multifamily and Courtyard Apartments
MX – Mixed Use and Flex Use
Note: Carriage Apartments and other Accessory Dwelling Units are exempt from the Open Space Regulations. (2) All dwelling units on a similar-size lot shall have the same Usable Open Space standards, whether rentals or ownership units. (3) Descriptors used in this Specific Plan and the City Zoning Code may vary. (4) Multifamily, Flex Use and Mixed Use projects located in the NG-B and NG-C, VC-A and VC-B districts with densities between 1 unit per 1,800 square feet and 1 unit per 2,899 square feet of lot area shall provide 300 square feet of usable open space per studio, one bedroom and two bedroom unit, and 400 square feet of usable open space per three or more bedroom unit provided each unit has a balcony or terrace of at least sixty square feet in size at least 6 feet deep directly accessible to the dwelling unit. The standard for multifamily projects in other districts shall be 400 square feet per unit.
(5) The minimum usable open space requirement for the MX and MF uses in the two VC districts for units with a densities between 1 unit per 1,000 square feet and 1 unit per 1,799 is 100 square feet per dwelling unit for studio, one bedroom and two bedroom dwelling units, plus 300 square feet per dwelling unit for three or more bedroom unit, provided each unit is provided with a balcony or terrace of at least sixty square feet in size at least 6 feet deep directly accessible to the dwelling unit. (6) No more than 30% of the total number of dwelling units in a development may have more than two bedrooms to receive the reduced open space incentives otherwise a minimum of 400 square feet of usable open space shall be required per unit. 80 City of Salinas | Final Central Area Specific Plan, November 2020
3.6 Development Submittals
3.6.1 Subdivision of Land – Development Regulations,
Design Standard and Density Conformance
All the lands within the Plan Area shall be subdivided as shown in Appendix G. All street locations, street widths, block widths and depths and location of all Zoning Districts should be carefully located and sized to match the Planning Subareas Map included in Appendix G.
All subdivisions establishing blocks and individual lots shall meet the requirements of the Specific Plan.
Block width and length may vary provided the center line of the street surrounding any block shall not exceed 2,000 linear feet and that the minimum and maximum density of said block shall be the same as the same area overlaid onto the Appendix G, Planning Subarea Map and the required variation in lot size per block are achieved. Computer Aided Design (CAD) files of the Appendix G land use map are on file with the Salinas Community Development Department.
3.6.2 Further Subdivision
Once a block is subdivided, in order to maintain the required densities, percentages, and variety of lot sizes within the Specific Plan, no further subdivision of lots within that block shall be allowed without a Specific Plan Amendment in accordance with Section 9.7.2 of the Specific Plan and any required CEQA evaluation.
3.7 Densities, Mix of Lots Sizes and Related
Requirements
3.7.1 Minimum and Maximum Average Density
The number of dwelling units within an individual lot (parcel) on a block shown on a Tentative Subdivision Map divided by that parcels net acreage may be less than or more than that Zoning District’s allowable minimum or maximum average dwelling units per net residential acre, provided the total number of dwelling units within all of the Zoning Districts within said block, shown on a Tentative Subdivision Map shall fall within the minimum and maximum allowable units for those Zoning Districts as required in this Chapter and Appendix G. Interpretations by the City Planner determining application compliance with the General Plan, this Specific Plan and the Zoning Code are included in the Interpretation Guide in Appendix T.
Use Classifications and Development Regulations
81 3.7.2 Number of Units
Each application for a Tentative Subdivision Map shall include a summary list of the proposed number of lots, proposed number of dwelling units and dwelling unit types, underlying zoning, and proposed density (see Appendix G). This list shall be included as a table on the map or as otherwise required by the City Planner and City Engineer.
3.7.3 Mix of Lot Sizes
In order to provide varied massing on each block and provide a wider range of dwelling unit sizes and price points, each zoning district on each block in the NE-A, NE-B, NG-A and NG-B districts shall contain a mix of lot widths and dwelling unit sizes. The NE-A, NE-B, NG-A and NG-B Zoning Districts on each block shall contain a mix of at least three lot widths, with the middle width lot at least five feet wider than the width of the smallest lot and five feet narrower than the width of the largest width lot (i.e. 55-feet, 60-feet and 65-feet wide. See Note 1, Table 3 2).
A combination of one-, two- and three-story homes is encouraged, but is not required.
3.7.4 Net Residential Acres and Average Density
“Net residential acres” are the private lands zoned for residential uses exclusive of streets, parks, and other public uses. “Average density” is the total number of dwelling units in that Zoning District divided by the net residential acres as approved in each Tentative Subdivision Map. “Average Dwelling Units per Net Residential Acre” is the total number of dwelling units within each Zoning District within each Tentative Map divided by the Net Residential Acres within that zoning district on that Tentative Subdivision Map.
3.7.5 Accessory Dwelling Units and Carriage Apartments
Accessory dwelling units (ADUs), and Carriage Apartments, on singlefamily detached lots shall be excluded when calculating the minimum and maximum number of allowable units in accordance with Salinas Zoning Code Section 37-50.250(g). Carriage units are to be constructed at the time the principle unit is constructed unless otherwise approved by the City Planner and are subject to the provisions found in Table 3 1, Footnote 6.
3.7.6 Proof of Conformance
The application for a tentative subdivision map shall include a chart demonstrating that the total number of proposed dwelling units, excluding ADUs, within each of the Zoning Districts within each block of the Tentative Map, divided by the total net residential acreage within each Zoning District within each block of the Tentative Map, will meet the density requirements of Section 3.8.3 of this Specific Plan and as described in Zoning Code Section 37-30.460. The application shall be consistent with Appendix G and Chapter 3 of this Specific Plan. The net acreage of 82 City of Salinas | Final Central Area Specific Plan, November 2020 each zoning district shown must substantially match the acreage shown in Appendix G. The Chart shall also demonstrate conformance with the minimum and maximum densities and density percentages required in the 2002 General Plan.
A Lot Standard Master Plan will also be required to be approved by the Community Development Department prior to recordation of any final map which creates any residential lot as provided in Section 9.3.1 of the Specific Plan.
3.8 MinimumRequiredandMaximumAllowable
Densities
3.8.1 Total Net Developable Residential Acres Within
Each Zoning District
NE-A NE-B NG-A NG-B NG-C VC-A VC-B Total
Net Acres (1) 108.59 89.33 56.94 31.46 33.23 27.35 17.08 363.98 Note 1: Refer to Appendix G
3.8.2 Average Number of Dwelling Units Per Net
Developable Residential Acre Required Within
Each Block in Each Zoning District
NE-A NE-B NG-A NG-B NG-C VC-A VC-B Average Units
Per Net Acre
Minimum 5 7 8 9 14 18 24 9.0
Maximum 6 8 9 10 16 24 31 10.7
3.8.3 Minimum and Maximum Total Allowable
Dwelling Units Required in Each Zoning District
NE-A NE-B NG-A NG-B NG-C VC-A VC-B Total Dwelling
Units
Minimum 543 625 456 283 465 492 410 3,274
Maximum 652 715 512 315 532 656 529 3,911
Remainder of page intentionally left blank
Use Classifications and Development Regulations
83 3.8.4 Allowable Floor Area Ratio (FAR) in all the NG-C, VC-A and VC-B Districts in the Central Area
The central portion of the North of Boronda FGA proposed Central Area Specific Plan has a General Plan allocation of approximately 489,700 square feet of commercial and mixed use (including Village Center [VC] residential). The Central Area Specific Plan permits the conversion of up to 214, 000 square feet of commercial floor area to residential use on the basis of 1,000 square feet of commercial floor area for one residential dwelling unit, without further CEQA review. These dwelling units can be sited within the Village Center districts. Conversion of this commercial floor area to residential dwelling units is subject to the approval of the property owners of the Village Center (VC) area and the City Planner.
The use of converted units will not count toward the overall high density unit count or the overall medium density unit count for the Specific Plan.
However, the General Plan required density mix shall still be met. The increased density, if used, is consistent with the New Urbanism goal of promoting a thriving Village Center.
3.8.5 Conversion Factor for Comparable Impacts of
Residential and Commercial Uses
The maximum amount of commercial mixed use square footage (floor area ) in the Plan Area is 489,000 square feet. Footnote 4 in the General Plan Table LU-2, on page LU-29 states;
“Residential development of comparable impact may be considered.
Comparable impact is considered to be the substitution of 1,000 square feet of non-residential commercial floor area for one residential unit. For this calculation, 40 dwelling units per net acre equals a floor area ratio of 1.0; 20 dwelling units equals a 0.5 FAR, etc.”
Therefore, if a building in the NG-C, VC-A and VC-B Zoning Districts is built to conform to the Flex Use requirements in Footnote 8 of Table 3 1, said building may initially, or at a later date substitute residential uses for the allowable square footage of commercial uses at the ratio of one residential unit per 1,000 square feet of allowable commercial use. The total residential and commercial square footage within the blocks shall not to exceed a 0.425 FAR in the NG-C District within the block, or a 0.65 FAR in the VC-A District within the blocks shown on the applicable development review application for the subject building, or a 0.85 FAR in the VC-B District within the blocks shown on the applicable development review application for the subject building, and may convert the residential use to a commercial use, or vice versa, at a later date, provided the minimum number of residential units per net acre required in Sections 3.9.3 remain in that District and the maximum residential units allowed in Section
3.9.3 are not exceeded on the blocks shown on the development review application for the subject building.
84 City of Salinas | Final Central Area Specific Plan, November 2020
3.8.6 Flex Use Buildings
The buildings in the NG-C, VC-A and VC-B districts may be any combination of office,retail, service, public and/orresidential uses (subject to approval by the City Planner), provided the minimum number of residential units per net acre required in Section 3.8.2 and 3.9.2 remain in the zoning district and the maximum residential units allowed in Section
3.8.2 and 3.9.2 are not exceeded on the blocks shown on the tentative map application within those districts.
3.8.7 Consistency with The General Plan
In order to make the Central Area consistent with all the different requirements in the General Plan, the following must be satisfied:
(a) using net residential acres in the Central Area as provided in Appendix G
(b) the minimum required 9 dwelling units per net residential acre must be provided (363.98 x 9.0=3,274 minimum dwelling units); (Section 3.9.4)
(c) 35% to 45% of the total dwelling units must be built at 7 to 14 units per net acre. Zoning Districts NE-B, NG-A and NG-B will provide dwelling units at 7 to 14 dwelling units per net acre, which would yield between 1,145 and 1,473 dwelling units in this range. (d) 15% to 25% of the total dwelling units must be built at 16 to 24 dwelling units per net acre. The VC-A District. Zoning District will provide dwelling units at 16 to 24 dwelling units per net acre which would yield between 491 and 819 dwelling units in this range.
Sections 3.8.3 and Appendix G of the Specific Plan establish the minimum required and maximum allowable dwelling units per net acre in each Zoning District for each Planning Subarea and owner in order to meet these General Plan requirements. See Appendix G, and Section 3.9.
Additionally, Appendix C, General Plan Consistency Table, for a full description of the Central Area Specific Plan compliance with General Plan goals and polices.
3.8.8 Compliance
No further proof of compliance will be required of a project applicant provided the application is in conformance with the required densities in Sections 3.9.1 through 3.9.7 of the Specific Plan, Appendix G and the minimum and maximum densities and density percentage in the General Plan.
Use Classifications and Development Regulations
85 3.9 SpecificPlan’sConformancewithTheGeneral
Plan’s Minimum Required and Maximum
Allowable Densities
3.9.1 General Plan Assumed Density Ranges
3.9.3 Compliance
To encourage a variety of lot sizes and housing types within the various Zoning Districts, neighborhoods, and blocks in the Central Area, the term “Lot Standard” refers to a single-family attached or detached dwelling unit (housing type) with varying lot sizes and development regulations achieving the neighborhood variety required in the General Plan, Subdivision Ordinance, and this Specific Plan. A Lot Standard Master Plan will be required to be submitted to the Community Development Department for approval by the City Planner prior to recordation of any final map which creates any residential lot.
No further proof of compliance will be required of a project applicant provided the application is in conformance with the required densities in sections 3.8.1 through 3.8.7 of the Specific Plan, the General Plan and Appendix G.
3.9.2 Specific Plan Conformance with the General Plan’s Required Density Ranges
General Plan Land Use
Designations Low Medium High Mixed Use
Min. to Max DU/Net Ac 6 to 8 9 to 15 16 to 24 10 to 50
General Plan Land Use
Designations Low Medium High Mixed Use
Specific Plan Zones NE-A
NE-B
NG-A
NG-B
NG-C
VC-A VC-B Total
Net Residential Acres 197.92 121.63 27.35 17.08 363.98
Minimum dwelling Units 1,168 1,204 492 410 3,274
Maximum dwelling Units 1,367 1,359 656 529 3,911
Average DU/Net Ac 6.5* 12* 21* 27.5* 9 to 10.7*
*See Section 37-30.460 of the Salinas Zoning Code. The parcel-specific requirements allow densities from 5 dwelling units per net residential acre to 8 dwelling units per net residential acre in the NE-A and NE-B Zoning Districts. These two districts combined have an average density of 6.5 dwelling units per net residential acre, which is consistent with the General Plan’s Residential Low Density designation. Similarly, the parcel-specific requirements in the NG-A, NG-B and NG-C Zoning Districts allow 8 dwelling units per net residential acre to 16 dwelling units per net residential acre. These three districts combined have an average density of 12 dwelling units per net residential acre, which is consistent with the General Plan’s Residential Medium Density designation of 9 to 15 dwelling units per net residential acres. The parcel-specific requirements allow from 18 to 24 dwelling units per net residential acre in the VC-A Zoning District. This district has an average density of 21 dwelling units per net residential acres which is consistent with the General Plan’s Residential High Density Designation.
Lastly VC-B Zoning District is consistent with the General Plan’s Mixed Use designations, which allows 1.0 FAR plus 10 dwelling units per net acre and the conversion of mixed use commercial floor area to dwelling units in accordance with 1,000 square feet of commercial floor area per one dwelling unit conversion rate. 86 City of Salinas | Final Central Area Specific Plan, November 2020
3.10 General Plan Required Percentage in Two
Density Ranges
3.10.1 General Plan Page LU-39 Requirements
The General Plan requires that:
“From 15% - 25% of the housing units in such developments shall fall within the density range of 16 -24 units per net residential developable acre, and 35% to 45% of the housing units shall fall within the density range of 7-14 units per net residential developable acre.”
3.10.2 Specific Plan Conformance to General Plan
Sections 3.9.1 through 3.9.6 require minimum and maximum average densities in each zoning district in the Central Area which result in the following percentages in the two density ranges.
3.10.3 Test of Density Mixes
Sections 3.9.9 and 3.11.3 together with Appendix G, demonstrates that the Central Area will meet the General Plan’s required percentages in the two specified density ranges.
3.10.4 Compliance
No further proof of compliance will be required of a project applicant provided the application is in conformance with the required densities in this Chapter.
3.10.5 General Plan Page LU-30
Page LU-30 of the General Plan states that, “For various reasons, many parcels in the community have not been developed to their maximum density or intensity. In the future, the maximum development potential described in this element can be expected to occur only on a limited number of parcels. Therefore, the overall future development of the City is anticipated to occur at the average level of development intensity or density indicated in Table LU-2.”
The General Plan includes the average density for the purposes of estimating population and employment capacity, but the average densities are not intended to be parcel specific. Because the General Plan states that the average density is not a parcel specific limitation, and it states that the maximum density values correspond with the maximum densities and intensities permitted within the Land Use Plan, the minimum and maximum density requirements included in Table LU-2, not the average density values, determine how much (or how little) development is allowed on an individual parcel. As discussed in Section 3.10, the densities permitted in the Central Area Specific Plan are consistent with the range of densities permitted by the Land Use designations in Table LU-2 of the General Plan.
Use Classifications and Development Regulations
87 3.10.6 Compliance
No further proof of compliance will be required of a project applicant provided the application is in conformance with the required densities in Sections 3.9.1 and 3.9.4 of the Specific Plan, and Appendix G.
3.11 Required Park Acres in the Central Area
Specific Plan
Parks are provided in accordance with the Quimby Act which requires a minimum of 3.0 acre of park per 1,000 of population. Population is calculated at 3.67 persons per dwelling unit in accordance with the Salinas General Plan and Section 31-802 of the City Subdivision Ordinance. See Appendix G for required park acreage calculations based on buildout scenarios and Table 4-1, Park Summary.
Remainder of page intentionally left blank
88 City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
89 Final Central Area Specific Plan
November 2020
4. Design Standards
4.1 Introduction
The Design Standards in this Chapter are intended to assist designers and developers understand and implement the City’s expectations and requirements for high quality, traditional neighborhood development in the Plan Area and shall serve as the design basis for all proposed development. These design standards complement the Development Regulations in Chapter 3 by providing examples of potential design solutions and concepts, and by providing design interpretations of the various mandatory regulations in Chapter 3. Where the word “shall” is used, the design standard is mandatory, where “encouraged” or “should” is used, an alternative design solution, which achieves a comparable result may be used if approved by the City Planner.
These standards are intended to ensure the highest level of design quality while providing the flexibility necessary to encourage creativity on the part of project designers. These standards are also intended to promote development which is pedestrianoriented, safe, sustainable and reflects traditional neighborhood design principles. The Central Area Specific Plan has further refined and delineated the design concepts and standards that shall apply to the Plan Area. The design standards are divided into design standard categories by zoning district to address the design standards for each of the various types of development in the Plan Area.
Design standards are essential to achieving the
desired aesthetic envisioned for the Central Area
Specific Plan.
90 City of Salinas | Final Central Area Specific Plan, November 2020
4.2 Applicable Central Area Design Standards
As noted in Section 3.3 of the Specific Plan, the requirements of Chapters 3 and 4 of the Central Area Specific Plan, including but not limited to, Table 3 1, Table 3 2, Table 3 3 and shall prevail where in conflict with the requirements in the Salinas Zoning Code Division 8 – New Urbanism (NU) Districts Regulations. Where there are no conflicts with the Specific Plan, inconsistencies or an issue is not addressed, the requirements of the Salinas Zoning Code Division 8, shall apply to land located in the Plan Area. For design standards that are not described in the Specific Plan, the Zoning Code shall apply.
All Planning Subareas references contained in this Chapter or elsewhere in the Specific Plan are to the Planning Subareas found on Figures 2-1, Specific Plan Land Use Map and in Appendix G.
4.3 Village Center A and B Districts
4.3.1 Village Center A and B Design Intent
(a) Concept. The Village Center (VC) Districts of the Central Area Specific Plan shall comprise a mix of office, commercial, and residential uses.
The Village Center (as referred to in this Chapter) consists of two Zoning Districts: The Village Center A (VC-A) and the Village Center B (VC-B). The VC-B District encompasses the primary core area of the Main Street and the area fronting the southernmost Village Green (Planning Subareas 153 through 157). The VC-A district generally encompasses the areas directly north of Boronda Road, located to the south and east of the VC-A District, (Planning Subareas 176 and 177) as well as the areas located north of the VC-B District, (Planning Subareas 159 through 162 and 306).
(b) Village Greens - Gathering Places. A Village Green is placed on the southeast side of Hemingway Drive and the southerly greenway street (Planning Subarea 170). A second Village Green is located on the southeast side of the Main Street and Russell Road (Planning Subarea 209). These two Village Greens will be primary focal points with public art, fountains or other elements and may also contain public amenities such as tot lots, benches, monuments, and kiosks. (c) Uses. The mixed use Village Center Districts will become an important destination for the Plan Area residents by providing a variety of offices, shops, services, restaurants, and civic facilities that serve the needs of the surrounding neighborhoods.
(d) Residential. The buildings (including but not limited to dwellings and accessory structures) fronting on the southernmost Village Green shall be flex use buildings to accommodate retail, office and residential uses on the ground floor and office or residential uses on the higher floors. Appropriate housing types for the remainder of the Village Center districts include stand-alone multifamily dwellings such as apartments and/or condominiums, senior housing, and some singleThe Specific Plan will include a mixed use Village Center
and residential areas of
varying densities.
Design Standards
91 family attached homes such as townhouses and live-work units.
Single-family detached dwellings are not appropriate housing types in the two Village Center Districts (see Table 3-1).
(e) Urban Design Character. Buildings in the VC-A, and VC-B shall be built predominantly to the back of the 15-foot wide sidewalks (except as provided below) measured from the face of curb with four foot recesses for outward swinging entries to form active street fronts (“street” herein may be a public street or private street which functions as a public street) and create other connecting pedestrian spaces. (See Table 3-2 Note 12 for detailed requirements). The sidewalk on the north side of the southerly greenway street, between Hemingway Drive and the library shall be 18 feet wide measured from the face of curb. The anchor grocery store and secondary stores which may be located adjacent to Boronda Road may be placed back from the street. The smaller stores which may be located across the streets from the southernmost Village Green (Planning Subarea 170) shall be placed adjacent to the sidewalk and shall front toward the Village Green. The size of all parking lots shall be reduced by breaking large parking lots into smaller blocks of parking and shall locate employee parking in less-used areas. On-street parking for customers and residents is encouraged.
(f) BuildingOrientationandAccess.Exceptforthe anchorgrocerystore building located within the VC-A district within Planning Subarea 176, buildings within the two VC districts shall have the primary entrance door(s) and windows facing the street in order to create an active street front. Primary ingress and egress for pedestrians shall be through the front of the building. Building placement and massing should provide visual interest and architectural variety while relating to nearby buildings.
(g) Pedestrian Connections to Rear Parking. Minimum 16-foot wide pedestrian connections from the sidewalk along the building frontage to the rear parking areas shall be provided approximately mid-block on Planning Subareas 153, 155 and 156 through 161 in order to increase access to the front of buildings from the parking in the rear. Pedestrian crosswalks on the Main Street shall be provided at all corners and where there is a pedestrian connection to the rear parking. The pedestrian crosswalks shall be aligned with the midblock pedestrian connections to the parking in the rear. Driveways to the rear parking areas shall only be allowed from the east/west cross streets and the rear streets parallel to the Main Street. Midblock crossings shall be subject to approval of the City Engineer. (h) Land UseTransitions.Zoning district boundary transitions between the Village Center and the abutting zoning district shall occur across streets, rather than within blocks.
92 City of Salinas | Final Central Area Specific Plan, November 2020 (i) Relationship of Buildings to Public Spaces. Buildings and streets should be designed to create safe, active, pleasant public spaces by providing an ordered variety of entries, windows, bays, and balconies along public ways. Buildings shall have pedestrian-scale details and massing. Buildings shall have frequent doors and windows along public ways.
(j) Building Transparency. Seventy-five percent of the building’s first floor façade for all of the retail and office uses in both VC districts, which face orfront the Village Greens, the Main Street orthe southerly greenway street, shall be transparent with a pattern of windows and doors with clear or lightly tinted glass allowing visibility into the structure and into display windows. At least 50 percent of the façade for retail and office uses facing the side streets and along the midblock pedestrian pathways (between buildings, connecting parking areas to the Main street) shall be transparent. The remainder of the façade shall include a variety of design elements, such as recesses, balconies, and overhangs to provide visual interest and maintain a pedestrian-friendly character (see footnotes in Table 3-2).
4.3.2 Village Center A and B Street Design
(a) Village Center Streets. In order to create an active Village Center, a 15-foot sidewalk (except for the 18-foot southerly greenway path/ sidewalk that traverses the Village Center) as described in Section
4.3.1(e) andsixtydegreeon-streetparkingshall abutthenorth, east, and south sides of the southernmost Village Green, both sides of the Main Street and both sides of the east/west cross streets within the Village Center districts. Subject to approval of the Owners Association (OA), controlled display of goods for sale, outdoor restaurant seating on the sidewalks in front of commercial uses, and street closures for events like farmers markets or street fairs are encouraged to create a vibrant, pedestrian environment. The sidewalks, on-street parking, and streets in the two VC districts shall be maintained by the abutting property owners through an OA (see Chapter 8). On-street parking in both VC districts shall count towards the required parking (see Table 3 2, note 9). Also see Chapter 7.0 for Stormwater Development Standards. (b) Main Street. The two Village Center districts create a mixed use commercial core area with a Village Green at each end of the Main Street. These districts will include:
1. Planning Subarea 176, which abuts Boronda Road, may have stand-alone one story retail buildings including an anchor grocery store with offices, smaller stores, and/or high density residential uses.
2. The north/south Main Street extends along the east side of the southernmost Village Green and continues north to Russell Road.
Design Standards
93 This Main Street may be bordered by mixed use, flex use and multi-story, multifamily buildings.
3. The first floor façade of Flex Use buildings must be designed and engineered to allow the provision of shop doors, display windows, and signage spaces above the first floor doors and windows to accommodate non-residential uses.
(c) Direct Local Connections. The east/west Village Center streets have been provided from surrounding neighborhoods to the Main Street so neighborhood residents do not need to use arterial streets to access the Village Center. This ensures that easy and direct pedestrian and bicycle access will be available to and from the surrounding neighborhood.
(d) Arterial Street Access. The Village Center opens to both Boronda Road and Russell Road (arterial streets) providing connectivity with the existing city circulation system. This connection to arterials assists in providing the neighborhood with a sense of place and identity and to provide residents from outside the Plan Area easy access to the shopping and entertainment along the Main Street and in and around the Village Greens.
(e) Integrations of the Transit Stop. The intersection of Hemingway Drive and the southerly greenway Street will provide a major stop on the local transit network. Monterey Salinas-Transit (MST) (see Appendix H) has tentatively approved a stop in this location. When developed, an MST-approved bus shelter and trash receptacle will be provided at this location by the developer. Design of the bus shelter and furnishings shall be subject to approval of the City Planner. (f) Pattern of Streets and Blocks. All streets in the Central Area are interconnected at the ends of each block and are scaled to the needs of pedestrians, bicyclists, and vehicles. Super blocks, dead-end streets, loop streets, and cul-de-sacs are not permitted.
(g) Block Size. Individual blocks along the Main Street shall be three hundred feet to nine hundred feet long and one hundred fifty feet to five hundred feet deep. The Main Street shall have corner and midblock pedestrian crossings with curb bulb-outs and mid-block access to the rear parking Blocks outside the VC District generally have no more than an 1,800-foot perimeter. See the Central Area Land Use Plan in Appendix G for block size information.
(h) Building Frontage. Buildings within the Village Center shall frame the public right-of-way and abut the sidewalks along the Main Street, the southerly greenway and northerly greenway streets and the east/west streets in the Village Center. See Chapter 3 Development Regulations for further requirements regarding building frontage.
(i) Pervious Hard Surfaces. Pervious hard surfaces (e.g. permeable colored concrete or decorative pavers) are encouraged to be used in 94 City of Salinas | Final Central Area Specific Plan, November 2020 the sidewalks, street parking, driveways, parking lots and plazas in the Village Center districts where approved by the City Engineer.
4.3.3 Village Center A and B Architecture
(a) Concept. Within the Village Center zoning districts, the mixed use, flex use, and stand-alone commercial buildings shall include the following:
(b) Natural Surveillance. Design and placement of buildings and other physical features shall maximize visibility and facilitate natural surveillance from public or private streets and other public areas.
This includes building orientation, placement of windows, doors and balconies, building and site entrances and exit locations, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls, and fences (including the use of picket, wrought-iron, and similar materials to promote visibility), to promote Crime Prevention Through Environmental Design (CPTED).
(c) Relationship of Buildings to Streets. The primary facades (the primary customer entries) of all buildings located in the Village Center shall face a street or streets except for the anchor stand-alone grocery store located adjacent to Boronda Road. When a store abuts a street and the primary access is provided from a parking area other than the street, the rear parking lot facades and the street-facing facades of the store shall have prominent articulated customer entrances and provide pedestrian-scaled architectural features including windows and a significant entry feature. Whenever an elevation of a building fronts a street, the same architectural elements shall be incorporated on that elevation consistent with those found on the primary façade which provides access to the building.
(d) Primary Entries and Facades. Except for the anchor grocery store building that is set away from the Main Street the primary entrances of ground floor uses shall be visible and accessible directly from a public or private street. Architectural design shall be used to identify building entries. For example, greater height can be used to accentuate entries in the form of tower elements, tall voids, or a central mass at an entry plaza. Primary facades that front onto a street shall be built parallel or nearly parallel to the public right-of-way except for courtyards, plazas, and corner locations. Generally, the streetfacing facades shall stay within five feet of the back of the continuous sidewalk. Facades beyond five feet of the back of the continuous sidewalk are subject to approval by the City Planner.
(e) Street-facing Facades. Street-facing facades of retail and office uses should be lined with windows. Uninterrupted blank walls shall not occupy over 25% of a building’s street frontage along the Main Street and other streets in the Village Center unless otherwise approved Design Standards
95 by the City Planner. Blank walls shall not exceed twenty linear feet without being interrupted by a window, significant architectural feature, or entry. For the anchor grocery store and associated secondary stores on the same site, blank walls along frontages shall also not exceed 20-feet without being interrupted by a window or significant architectural feature. Architectural features may include landscaped setbacks, trellis elements, or similar decorative features.
Tables and chairs and display of merchandise is encouraged within building setbacks on Village Center streets and within five feet of the back of the street sidewalk as long as such activities do not interfere with accessible path and access requirements.
(f) Walkway-facing Facades. The main entrance of all buildings without street edge facades shall open directly onto a publicly accessible walkway. The walkway shall have colored concrete and must directly connect to an adjacent street’s sidewalk and the rear parking area. For the anchor grocery store not located on Main Street, parking may be directly in front of, or to the side of the building. In this case, the primary pedestrian entry and windows of the building shall be visible from the parking area and front onto a publicly accessible walkway that connects to the street sidewalk. If the anchor grocery store or secondary stores are accessed primarily from the rearoriented parking area they shall have an entry feature and pedestrian scaled architectural features on the building façade facing the parking lot, and if the store abuts the street, the facade of the store shall also include a customer entrance with a significant entry feature and other pedestrian-scaled architectural features including windows on the street façade of the building.
(g) Connecting Walkways. Walkways from the parking lots to the rear entries and to the mid-block connections to the Main Street must be clearly distinguished from the parking lot and have paved allweather surfaces meeting accessibility (ADA) requirements. Such areas shall be a minimum of 16-feet wide. Parking lot walkways shall be landscaped (with shade trees on both sides 30-feet to 40- feet on center) and shall be equipped with lighting unless otherwise approved by the City Engineer and City Planner. Lighting standards, a maximum of twenty-five feet in height, in the Village Center parking lots and a maximum of twenty-feet in height, along the walkways are required. Lighting standards shall be spaced to maintain an appropriate illumination level as determined by a photometric study in accordance with the City’s Zoning Code.
(h) Architecture.
(1) Projections. Trellises, canopies, blade signs, and fabric awnings may project up to five feet into the public rights-of-way, provided they are not less than eight feet clear above the sidewalk and are approved by the City Engineer. Balconies and bay windows may 96 City of Salinas | Final Central Area Specific Plan, November 2020 project over the sidewalk up to four feet from the face of curb. They may be supported by columns creating arcades which shall provide a continuous path of travel at least 10-feet wide and ceiling clear heights not less than 10-feet.
(2) Recesses. Up to 25 percent of a building frontage may be recessed up to 40-feet from the back of the sidewalk for the purpose of accommodating a patio or a plaza.
(3) Base. All facades shall have a recognizable minimum 16-inch high base, consisting of, but not limited to: thicker walls, richly textured materials, (e.g. tile or masonry treatments) composed of special materials such as ceramic tile, granite, or marble, or darker colored materials, and/or two-foot to four-foot wide planters (may be raised) with enriched landscaping that is permanently maintained. (4) Top. All facades shall have a recognizable top consisting of, but not limited to, cornice treatments; roof overhangs with or without brackets; stepped parapets; richly textured materials (e.g., tile or masonry treatments).
(5) Ground Level Bays. For mixed use areas, storefronts, and/or other office and commercial building, the bays shall be narrow enough to maintain visual interest and variety along the streetscape.
Projections and recessed bays should be not wider than 30 feet and should be defined by vertical architectural features such as columns, pilasters, doors, and windows.
(6) Storefronts. For the VC-A and VC-B districts, display windows in retail and office uses abutting the sidewalks along the Main Street, across from the southernmost Village Green and along the southerly greenway street, shall encompass a minimum of 75 percent of a storefront’s linear frontage. For the NG-C district, display windows in retail and office uses abutting the sidewalks shall encompass a minimum of 40 percent of a storefront’s linear frontage. This standard is not applicable to the side streets, or driveway frontages or residential uses.
(7) Entries. Primary pedestrian entries shall be clearly expressed and shall be recessed and/or framed.
(8) Windows. Windows shall be vertical in proportion (preferred ratio
1.62 high by 1.0 wide) and in character with the architectural style of the building. The use of mirrored glass or glass curtain wall construction is prohibited. Clear or lightly tinted glass must be used for storefront windows.
(9) Roof-mounted Mechanical Equipment. Roof-mounted mechanical equipment shall be fully screened behind parapets or by recessing equipment into hips, gables, parapets, or similar architectural features in accordance with the Salinas Zoning Code.
Design Standards
97 (10) Building Height. Variation in building height is encouraged to provide visual interest and variety (see Chapter 3 Development Regulations, Table 3 2 of the Specific Plan for height limitations).
Buildings higher than allowed in Chapter 3 of the Specific Plan may be considered through a Conditional Use Permit process. (11) Massing of Large Buildings. Buildings shall provide substantial variations in massing appropriate to the architectural style.
Variations in massing include changes in height and horizontal plane and should also include substantial architectural elements that either project up or away from the building, such as a tower, bay, lattice, or other architectural feature. Stepping elements of the building up or back or projecting them over the sidewall can also reduce the apparent scale of the building. Changes in mass should relate to the structural system(s) and the organization of interior space. Building roofs shall have a 6 inch or greater rise for every 12 inches of run, and clearly defined eves. Flat roofs within 10 feet of the building’s edges are not permitted.
(12) Materials. Buildings should reflect regional traditions and maintain a high level of craft in the process of construction.
Buildings shall have complementary and compatible materials, but not necessarily only one material and detail. Material changes shall not occur at external corners but may occur at reverse or interior corners or as a return from external corners, provided the return is of a sufficient depth to be consistent with and complement the architectural style of the building, as determined by the City Planner.
4.3.4 Village Center A and B Parking
(a) Vehicle Maneuvering Areas. Vehicle maneuvering areas such as drive-through lanes, service station or convenience store pump islands or service bays and similar vehicle related areas and associated uses are prohibited in the Specific Plan area except within the VC-A district located atthe northeast corner of BorondaRoad and HemingwayDrive (Subarea 182) and the Subarea 87. Uses with such maneuvering areas are subject to the approval of a Conditional Use Permit in accordance with the requirements of Table 3 1 and Table 3 2. In approving the CUP, the City Planner must make findings that the proposed use and related maneuvering areas will not compromise or unreasonably interfere with pedestrian access or movements or in any way degrade the pedestrian-friendly environment. At a minimum, drive-through travel lanes, roll-up service doors and gas pumps shall be screened from view of adjacent rights of way behind a building or with other screening features incorporated as required in the footnotes on Table 3 2 of the Specific Plan or as a condition of the CUP. Such uses that require screening may not be located between the sidewalk and the street facades of any buildings, except along Boronda Road and then only behind a minimum of six-foot high landscape screening with 98 City of Salinas | Final Central Area Specific Plan, November 2020 shrubs and trees between the use and the public sidewalk, and shall not take access directly from Boronda Road or Hemingway Drive and are not allowed to be located more than 230 feet from the northerly right-of-way line of Boronda Road.
(b) Parking Requirements. The parking requirements for the Village Center A and B Districts are contained in Chapter 3.0, Table 3 2, Note 9, Development Regulations, of the Specific Plan. All dimensional requirements for parking spaces, bicycle and accessible parking spaces, parking configuration and aisle dimensions, driveways and similar requirements shall be subject to the requirements of Division 2 of the Zoning Code. The size of all parking lots shall be reduced by breaking large parking lots into smaller blocks of parking, Employee parking may be located in less-used areas of parking lots. On-street parking for customers and residents is encouraged. All parking lots shall have orchard style landscaping planters as described below. See Subsection (h) below for vehicle charging station requirements. (c) Shared Parking. A mix of residential and commercial uses in the Village Center creates staggered periods of peak parking demand.
Shared parking shall be provided in accordance with Note 9 in Table 3 2 to reduce the total amount of required parking. At least one of the required residential parking spaces shall be in the rear of the residence, in an enclosed lockable garage or within a secured carport area. The second required residential parking space and all retail, office, and entertainment uses in mixed use buildings may share the street parking and the rear open parking areas within the Village Center districts. To the extent possible, the second residential parking space and all non-residential parking facilities should be located on the adjoining street on which the building abuts, and in shared lots behind the buildings to serve as many uses and activities as possible and to enable commercial customers to park once and be in close proximity to a variety of shops, services, and activities. (d) On-street Parking. Adjacent on-street parking (parking directly abutting the individual block on which the building occupies) shall be counted towards the parking requirement for adjacent buildings in the VC- A and B districts zones. A maximum of 50% of the required parking may be located on the streets adjacent to the building. It must, however, be acknowledged that this on-street parking may be subject to removal in the unlikely event traffic improvements are needed.
The amount of on-street parking shall be maximized with sixty (60˚) degree diagonal parking on the streets in the VC-A and VC-B districts where approved by the City Engineer.
(e) Reduce Scale of Parking Lots. Large surface parking lots should be visually and functionally segmented into several smaller lots by the use of drive aisles or walkways where possible.
(f) Parking Lot Landscaping (Orchard Parking Landscaping). Surface Design Standards
99 parking areas shall be planted with large canopy trees ata minimum ratio of one tree for every five parking spaces. Trees shall also be planted in all bio-retention planter areas and other planter areas in the parking lots, as applicable witha minimum dimension of nine feet (inclusion of the curb) and protected by four-inch-high curbs.
Features to enhance the parking area such as bollards or tree guards may also be incorporated into the site.A minimum nine-foot-wide (inclusive of the curb) landscape planter shall be provided at the end of each parking isle. In the parking lots in the NG-C, VC-A, and VC-B zoning districts, where two rows of parked cars face each other,a nine foot wide bio retention planter with six inch continuous curbs shall be provided. Alternative means of compliance with SWDS shall be subject to the approval of the City Engineer.
(g) StreetTrees intheVillage Center.Both sides oftheMain Street andthe east/west streets located within the VC-A and VC-B zoning districts, shall have 15-foot wide sidewalks (18-foot in specified locations, as described in Section 4.3.1(e)) and sixty (60˚) degree diagonal parking.
Large canopy trees witha minimum 50-foot foot spread at maturity shall be planted between every fourth and fifth parking space ina minimum ten-foot wide planter (inclusive of the curb) and protected bya four-inch-high curb. These trees shall be planted halfway (10-feet) between the sidewalk and the travel lane subject to the approval of the City Engineer. In addition, small species 25-foot spread at maturity decorative flowering trees shall be placed in the corner and mid-block bulb outs. Streetlights shall be centered 30-inches behind the face of the curb and located between the large street trees or as otherwise required in accordance with City standards.
(h) Vehicle Charging Facility and Priority Parking for Alternate Fuel Vehicles. Priority parking and charging stations for electric and/ or hybrid vehicles shall be provided in parking lots in accordance with applicable Building Codes. The lot owner or lease holder of the charging station may charge for the use of these charging stations. (i) Parking Lot Frontage. Parking lots shall not abut the Main Street, streets along the Village Greens, or the southerly or northerly greenway streets. Wherea portion ofa parking lot is located alonga side or rear street, landscaping shall be provided and maintained to minimize views of parked cars from the street. The landscaped edge of the parking lot at the street shall bea minimum of 10-feet wide measured from the back of the sidewalk to the parking lot (the vehicles may overhang the planter by three feet). Within the landscaped buffer, large species trees should be planteda minimum of 30-feet oncenter and four feet behind the sidewalk. In addition, the landscaped edge should includea screening feature six feet from the back of the sidewalk witha minimum height of 36-inches such asa short wall, fence, hedge, or equivalent feature.Absent this feature, plant materials shall be of sufficient quantity and ofa species to meet the minimum height requirement. The screening and landscape features shall not 100
City of Salinas | Final Central Area Specific Plan, November 2020 impact the required side to side visibility from the driveways and at corner locations. Bio-retention may be accomplished in these areas, subject to approval by the City Engineer.
(j) Shade Trees. Large species deciduous trees with a 50-foot average spread at maturity shall dominate the streets, parking areas and public plazas to provide shade in the summer and sun in the winter.
The dimensions of the planter where the tree is located shall be at least 9 feet exclusive of curbs unless otherwise approved by the City Planner. Evergreen trees may be appropriate as screening and accents in locations where year-round foliage is desirable and when needed to visually screen unsightly views such as utility infrastructure. (k) Screening. Private loading areas, transformers, heating units, and other ground-mounted equipment shall be fully screened from public view with six-foot -high masonry walls or fences as approved by the City Planner or fences designed to be architecturally compatible with the primary structure and plantings such as evergreen vines, shrubs, and trees in appropriately sized planters forthe plant materials. Trash enclosures and private loading areas shall be screen by masonry walls in accordance with the requirements of the zoning code. (l) Parking Lot Driveways. All parking lot driveway entrances shall have a minimum of eight feet of colored decorative textured pavers or colored concrete behind the sidewalk to slow and alert vehicles that they are about to cross the sidewalk.
(m) Benches, Street Furniture and Transit Shelter. These items shall be composed of durable and high quality materials that harmonize with the nearby buildings and complement the public realm. The following pages depict the design styles of the proposed street furniture for the Plan Area. Manufacturer and model numbers are provided in the Appendix O to provide guidance in regard to the type and style of benches, street furniture and transit shelters required in the Plan Area. Substitute designs and manufacturers may be provided if they substantially conform to the style shown and are approved by the City Planner. Bus shelters shall be black in color and meet the requirements of MST. All benches and street furniture shall also be painted black in color.
4.4 Neighborhood General C District
4.4.1 Neighborhood General C District Design Intent
(a) Concept. The Neighborhood General C District is established as a transitional primarily residential zone with lesser residential density than the Village Center but greater residential density than the Neighborhood General A and B districts. Neighborhood General C also allows for some very limited flex and mixed uses.
(b) Mix of Uses. The NG-C areas may include day care, senior care and Examples of Shade Trees
Design Standards
101
housing, religious assembly, recreation facilities, small businesses in a mixed use building and residential uses. The NG-C districts may include neighborhood-focused mixed use residential/office/ retail (i.e., small markets less than 6,000 square feet, a convenience store, deli, bakery, etc.) depending on the location of the subarea and the compatibility of the proposed use with the adjacent or surrounding residential uses. The appropriateness of these uses shall be subject to the approval of a minor (administrative) CUP unless otherwise determined by the City Planner. The buildings within each NG-C district may include flex use buildings that may initially be all residential occupancies. The flex use buildings may convert ground floor space to the commercial uses. Live-work units are also encouraged in the NG-C district. See Table 3 1, Use Classifications for allowable uses. The overall density and maximum units shall remain in accordance with the Chapter 3 and Appendix G.
(c) Pedestrian-oriented Design and Access. NG-C districts shall create pedestrian-oriented gathering places such as plazas that help establish the identity and character of the neighborhood. Truck-loading docks shall not be permitted in the VC-C districts, even in the rear of the buildings. Design of the NG-C districts should prioritize convenient and comfortable access for pedestrians and bicycles.
4.4.2 Neighborhood General C District Street Design
Refer to Section 4.3.2 for Village Center street design standards and Chapter 7.0 for Stormwater Development Standards. Refer to Appendix K for street design standards applicable to the NG-C District.
4.4.3 Neighborhood General C District Architecture
Refer to Section 4.3.3 for architecture standards applicable to the NG-C district.
4.4.4 Neighborhood General C District Parking
Refer to Section 4.3.4 for parking design standards applicable to the NG-C District except that only a maximum of 25% percent of the required parking may be located on the street adjacent to the building. Parking shall not be allowed between the public street and the building, except as allowed in Table 3 2, Note 10. Neighborhood General A and B Districts.
4.4.5 Neighborhood General A and B Districts Design
Intent
(a) Concept. The Neighborhood General A (NG-A) and Neighborhood General B (NG-B) districts are established to create an area for transitioning from the larger lot detached single-family dwellings (Neighborhood Edge A and B districts), to the more urban, higher density NG-C district. See Table 3 1, Use Classifications for allowable uses.
102
City of Salinas | Final Central Area Specific Plan, November 2020 (b) The density of dwelling units in each block in the Neighborhood General A and B districts shall become gradually less dense as one proceeds from the Village Center districts to the Neighborhood Edge districts. The overall density and maximum units shall remain in accordance with the requirements of Chapter 3 and Appendix G. (c) Variety. Each block in the NG-A and NG-B districts shall include a variety of lot sizes and housing styles in order to achieve the required variety and minimum/maximum density in each district (see Table 3 2).
(d) Scale. Housing shall be pedestrian-scale in massing, setbacks, and character. Residential developments should encourage structures that foster diversity in design and maintain the character of the community.
(e) Housing Types. In the NG-A and NG-B districts a variety of housing types may be considered including, but not limited to single-family detached dwelling units, alternative housing forms, such as small lot detached single-family homes, green court homes, townhouses, rowhomes, and courtyard apartments not larger than eight dwelling units, and accessory dwelling units over garages on appropriately wide alley served lots containing a detached single-family dwelling unit on the front of the lot. All these types assist to increase density and provide diversity of housing opportunities.
• Green court homes are typically single-family dwelling units (with garages accessing landscaped alleys behind the dwelling) which are sited on three sides of a common green area, which opens to the public street on the fourth side.
• Lane homes are typically single-family dwelling units (with garages accessing landscaped alleys behind the dwelling), which front a common area (minimum 20-foot in width) walkway, which runs from or extends between one public street to another public street.
• Courtyard Apartments typically consist of eight dwelling units clustered around a courtyard which opens to the street with all parking in enclosed garages under the rear or side of the apartment building.
• Row homes are detached single-family homes sited close to the street sidewalk with one-foot-six-inch setbacks to the side property line on both sides and with garages in the rear served off a rear alley.
(f) Design Considerations. The design of the single-family attached dwelling units and Courtyard Apartment multifamily dwellings in the NG-A and NG-B districts should include features typically associated with detached single-family dwelling units, including pedestrian-scaled architectural elements such as doors, windows, Design Standards
103
balconies, porches and other design features to provide interest and variety as well as a sense of individuality. The importance of the design and scaling in these districts must be emphasized, as the scale and the architectural articulation must reflect the detached singlefamily homes located on either side the Courtyard Apartments. This is critical for the successful integration of these multifamily dwellings into the neighborhood.
4.4.6 Neighborhood GeneralA and B Districts Street Design Refer to Appendix K for street sections and Appendix N for landscape design standards applicable to the NG-A and NG-B districts and Chapter 7 for Stormwater Development Standards.
4.4.7 Neighborhood General A and B Districts Architecture Refer to Section 4.7 for architecture design standards applicable to the NG-A and NG-B districts.
4.4.8 Neighborhood General A and B Districts Parking
Refer to Chapter 3 for parking standards applicable to the NG-A and NG-B districts. Parking shall not be allowed between the public street and the building, except as allowed in Table 3 2, Note 10.
4.5 Neighborhood Edge A and B Districts
4.5.1 Neighborhood Edge A and B Districts Design Intent (a) Concept. Neighborhood Edge (NE) districts are established to create a low-density edge for the Specific Plan area.
(b) Housing Types. These districts allow single-family detached dwellings as well as Carriage Apartments and accessory dwelling units are allowed in these two districts. A variety of lot widths, home sizes, and styles shall be included in each block. See Table 3 1, Use Classifications for allowable uses.
4.5.2 Neighborhood Edge A and B Districts Street Design See Appendix K for street sections and Appendix N for landscape Design Standards for the NE-A and NE-B districts and Chapter 7.0 for Stormwater Development Standards.
4.5.3 Neighborhood Edge A and B Districts Architecture
See Section 4.7, Housing Design and Orientation, forArchitecture Standards for the NE-A and NE-B districts.
4.5.4 Neighborhood Edge A and B Districts Parking
Two spaces per unit are required per dwelling unit. Required parking shall be provided in lockable garages with roll-up doors. All garages shall be pre-wired for 220 volts to allow for electric vehicle (EV) charging. Parking shall not be allowed between the public street and the building, except as allowed in Table 3 2, Note 10.
104
City of Salinas | Final Central Area Specific Plan, November 2020
4.6 Housing Design and Orientation
The following design standards shall apply to the NE-A, NE-B, NG-A, and NG-B districts, except as noted:
(a) New residential neighborhoods shall orient all buildings to the public streets, or to public walkways connecting two public streets. (b) Dwelling units shall be oriented to the local street system and public spaces with entries, balconies, porches, and architectural features facing the street or lane connecting two streets. This will enliven the public space, provide “eyes on the street”, and create safe and pleasant walking environments.
(c) Housing should be pedestrian-scale in massing, setbacks, and character. Residential developments shall provide structures that foster diversity in design and maintain the character of the community.
(d) The design of single-family attached dwellings and multifamily dwellings shall include features typically associated with detached single-family dwelling units, including pedestrian-scaled architectural elements such as doors, windows, balconies, porches and other design features facing the street to provide interest and variety as well as a sense of individuality and community. The Courtyard Apartments in the NG-A and B districts shall be carefully designed to generally appear from the street to be of similar height, width and massing of the single- family detached dwellings on the rest of the block. The scale and the architectural articulation are critical for successful integrating these multifamily residences into a predominately single-family neighborhood. The street façade of the courtyard apartments shall be scaled to appear to be two singlefamily homes with front entrance doors accessed from the street.
Multifamily residential garage access shall be provided only from alleys. No street-loaded garages will be permitted. Windows, porches, balconies, or similar elements shall be provided in front overlooking the street to promote visual interest and provide “eyes on the street.”
(e) Parking lots and carports serving multifamily dwellings shall not be allowed in the front and shall be accessed and located as unobtrusively as possible off alleys on the side and rear of the buildings or under the building (see Table 3 2, notes 9 and 10 for exceptions).
(f) To create a pedestrian-oriented, safe, livable environment, each neighborhood in the Plan Area shall demonstrate the following characteristics:
(1) The average residential densities per net residential acre are highest in the Village Center districts and decrease block Design Standards
105
to block through the adjoining neighborhoods and become exclusively a mix of low density residential uses in the Neighborhood Edge districts. See Table 3 2 Development
Regulations for additional details.
(2) The layout of each neighborhood will generally allow the majority of the residents to walk to the schools, library, and Village Center Main Street within five minutes.
(3) Front yard setbacks shall increase and the average residential densities per block shall decrease block to block from the Village Center district to the Neighborhood Edge districts.
See Table 3 2 Development Regulations.
(4) Neighborhood and small parks have been carefully placed throughout the Central area. The parks and school sites are easily accessible within a reasonable walk or bicycle ride (See Figure 2 2, Walkability Map).
(5) Where an open space corridor borders a Neighborhood Edge district, the dwelling units shall face onto a frontage road bordering the open space. See Table 3 2, Note 18 for noise mitigation requirements along the arterial roads.
(6) Where the Plan Area borders agricultural operations on the north side of Russell Road a combination of buffering techniques shall be used including minimum 30-feet front yard setbacks, the placement of the Perimeter Path between the front property line and the street (28-feet), the construction of a parking lane and two travel lanes for Russell Road (32 feet), a center median (22-feet), and dedication of an 88-foot wide “no agricultural use” temporary easement on the north side of Russell Road (30 ft + 28 ft + 32 ft + 22 ft + 88 ft = 200-ft).
The future center median of Russell Road and the Perimeter Path shall be landscaped. Also refer to Section 9.5 and Section
2.10 (Goal 5 - LU Policy 5-3) of this Specific Plan for additional requirements regarding agricultural buffers and easements. (7) Design and placement of buildings and other physical features are encouraged to maximize visibility and facilitate natural surveillance from public rights-of-way and other public areas. This includes building orientation, placement of windows,doors andbalconies, building andsite entrances and exits, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls and fences (including the use of picket, wrought-iron, and similar materials to promote visibility), and other features that promote CPTED principles.
106
City of Salinas | Final Central Area Specific Plan, November 2020 (8) To encourage a variety of lot sizes and housing types within the various Zoning Districts, neighborhoods, and blocks in the Central Area, the term “Lot Standard” refers to a single- family attached or detached dwelling unit (housing type) with varying lot sizes and development regulations achieving the neighborhood variety required in the General Plan, Subdivision Ordinance, and this Specific Plan. A Lot Standard Master Plan will be required to be approved by the City Planner prior to recordation of any final map which creates any residential lot in accordance with Section 9.3.1. (g) Entrances: Entries and Porches. Residential front doors and front porches shall face and be visible from the streets, green courts, and walkways between public streets creating a relationship of the private home to the public street and public sidewalk. Entries shall incorporate a welcoming architectural feature such as a porch or covered entry appropriate to the architectural style of the dwelling. Some exceptions may be allowed to provide a variety of architectural types on a street, like the New England “salt box” architectural style which has a flush entry, subject to approval by the City Planner.
(1) Porches. Porches should be an integral architectural feature with the main structure (dwelling). All porches shall
incorporate railings into design. Porches shall be at least six feet deep (exclusive of the rail) and may project up to six feet into the required front yard setback.
(2) Entries. A recessed or projecting architectural entry feature such as a porch, shed, arch, or gable providing weather protection shall accompany most entries. The primary entry to any dwelling shall be an integral architectural feature compatible with the main structure’s architecture.
(h) Garage and Parking Lot Locations.
(1) All single-family attached and detached dwellings except accessory dwellings shall have a two-car garage. CarriageApartments shall have a one-car lockable garage. Other accessory structures shall provide parking in accordance with the Salinas Zoning Code. All garages shall have a roll-up door. The driveway of all street facing garages from the back of the sidewalk to the garage should be turf block or other large cell blocks planted with irrigated vegetation. (See Table 3 1 and Table 3 2 for other requirements).
(2) For homes on lots less than 50-feet in width and for all multifamily dwellings, duplexes, row homes, lane dwellings, and green court homes, the garage or other required parking shall be accessed from an alley located to the rear or the dwelling.
(3) For all uses, with limited exceptions, the garages, carports, and open parking lots shall be located at the rear of the building. No parking Design Standards
107
or driveways shall be permitted on the primary street side of the buildings except for the standard on-street parking. See Table 3 2 note 10 for exceptions.
(4) Alley-loaded (served) garages shall be set back a maximum of five feet from the back of curb of the 20-foot wide paved alley (measured from the back of the rolled curb) to accommodate the turning radius of a typical light duty vehicle. A minimum five-foot landscaped planter shall be provided between rear yard fences and the back of the curb for the alley travel way pavement. A five-foot landscaped area is also required behind the curb for the alley if the property line and alley run along the side of a home.
(5) The minimum interior clear dimension for a garage shall be 20-feet wide by 20-feet deep for a two-car garage and 30-feet wide by 20-feet deep for a three-car garage. The minimum interior clear measurement for a one-car garage shall be 20-feet deep by 10-feet wide. Any tandem garage shall have a minimum depth of 40-feet.
4.7 Schools
The following design standards are intended to help guide school districts as they plan and design the future schools that will be located in the Plan Area. These design standards are advisory in nature and not binding on the school districts.
(a) Elementary and middle schools serve as an important focal point for neighborhoods in the Plan Area. Along with the small and neighborhood parks and library, these facilities provide an identity, sense ofplace anda commongatheringplace forresidents andstudents alike. As such, all school buildings and facilities are encouraged to be sited and designed as prominent civic elements. Theirrecreation areas, gyms, multipurpose rooms, auditoriums, and other facilities should be designed and sited along with the parking in the rear or to the side of the main school building. The school’s main visitor and student entry should be architecturally significant and located adjacent to and fronting onto the primary street with landscaped planters between the street sidewalk and the buildings and not behind a parking lot, bus area, or drop off area. To complement the Plan Area’s black decorative streetlights, street signage, street furniture, and school fencing should be either black vinyl coated chain link, wrought iron or metal slotted fencing. An example of the desired type of black chain link fencing would be that installed at the Rancho San Juan High School, which is located in the adopted West Area Specific Plan off Rogge Road. Additionally, the design of the school facility should incorporate applicable pedestrian enhancing facilities and traffic calming measures, as appropriate. All school sites will be required to incorporate site parcel-based post construction best management practices (PCBMPs) to the maximum extent practicable (MEP) and comply with the City’s SWDS and NPDES Permit.
108
City of Salinas | Final Central Area Specific Plan, November 2020
4.8 Parks and Open Space
4.8.1 Park and Open Space Intent
(a) Concept. There are approximately 150 net acres of land within the Plan Area dedicated to parks and open space. Included within the Plan Area are a variety of park types and sizes and two large creek corridors. The parks range from large neighborhood sports parks with playfields to small parks, with courts and tot lots, and community gardens. There is also an extensive system of pedestrian paths. The diversity of park types provides a full range of recreational areas and aesthetic green spaces to be enjoyed by the Plan Area residents and the surrounding community.
(b) General Plan Goals and Policies for Parks. In designing parks in the Plan Area, the following General Plan Goals and Policies shall be considered.
Goal COS-7: Provide, develop, and maintain ample park and recreational facilities that offer a variety of recreational activities.
Policy COS-7.1: Develop a high-quality public park system that provides adequate space and facilities for a variety of recreational opportunities conveniently accessible to all Salinas residents.
Policy CD-3.1: Create and preserve distinct, identifiable neighborhoods that have traditional neighborhood development (TND) characteristics. Specifically, each neighborhood should have the following characteristics… small parks should be distributed throughout the neighborhood;
Policy COS-7.2: Maximize the use of built and natural features to develop a citywide network of parks and open spaces with Carr Lake, Gabilan Creek, and the Sherwood Park/Rodeo Grounds Complex as essential elements of the open space network.
Policy COS-7.9: Require new residential development to provide land and/or fees to achieve a minimum of 3.0 acres per additional 1,000 population for developed public parklands for community or neighborhood parks.
Policy COS-7.11: Develop and maintain an integrated system of open space corridors and trails along utility easements, powertransmission-line rights-of-way, the reclamation ditch, stream banks, drainage-ways, slopes, and other natural features.
Policy COS-7.13: Developments within Future Growth Areas shall be conditioned to provide all the land and improvements required to achieve the parkland standard of three acres of developed public parkland per 1,000 residents, to meet existing park acreage needs, as referenced in Table COS-5.
Design Standards
109
(c) Quantity of Public Park Acreage. In accordance with the General Plan and the Quimby Act, the Central Area will provide a minimum of three acres of developed public parkland per 1,000 projected population. Park improvements will be in accordance with the Salinas Park and Sport Facility Standards as approved by City.
(d) Park Types. The Plan Area provides approximately 44 acres of public parkland. Park types consist of Neighborhood and Small Parks ranging in size one-half acre to 11.63 acres. Amenities will vary depending on the size, location and type of the park site. Figure 4-5, Conceptual Park Improvements shows an example of concept park improvements. Park locations and amenities may vary somewhat in the final design phase. Improvements will be in accordance with the Salinas Park and Sports Facility standards. Table 4-1 contains a summary of the parks in the Plan Area. Appendix G provides the locations of the parks as well as a breakdown of the park acreage by property owner.
Seven Neighborhood Parks, range in size from approximately 2.01 net acres to 11.63 net acres and are designed to provide for sport fields as well as other recreational uses. Neighborhood Parks include both active and passive areas such as sport fields and courts, children’s playgrounds, picnic areas, pathways for walking, informally landscaped areas and PCBMPs. These parks are primarily designed for the adjacent neighborhoods with the intent of providing recreation amenities that are within easy walking distance most residents. The design also may accommodate multiple sports fields, see Figure 4-5.
Table 4-1: Park Summary
Park Type Approximate Acreage
Neighborhood Park CA 1 3.52
Neighborhood Park CA 2 5.66
Neighborhood Park CA 3 2.06
Neighborhood Park CA 4 4.45
Neighborhood Park CA 5 11.68
Neighborhood Park CA 6 3.55
Neighborhood Park CA 7 3.12
Small Park CS 1 .55
Small Park CS 2 1.09
Small Park CS 3 1.07
Small Park CS 4 1.52
Small Park CS 5 1.14
Small Park CS 6 .58
Small Park CS 7 1.25
Small Park CS 8 .55
Small Park CS 9 .55
Small Park CS 10 1.72
Total 44.06
110
City of Salinas | Final Central Area Specific Plan, November 2020 (e) Small Parks. In the Plan Area there are 10 small parks range in size from approximately 0.5 net acres to 1.67 net acres. Small parks are described in Table COS-2 of the General Plan as: “A small area for children up (to) the age of 7…for children, seniors, or all age groups. Play areas, quiet game areas, landscaping, and limited sports activities.” Small parks provide recreational (both active and passive) activities on a smaller scale within neighborhoods. Amenities may include but are not limited to tot lots, picnic areas, garden spaces, basketball courts, and barbecue pits. PCBMPs will also be included.
In the Community Design Element of the General Plan, Policy CD-3.1 states: “Specifically, each neighborhood should have the following characteristics: Small parks should be distributed throughout the neighborhood.”
The planning and design approach for Small Parks responds directly to the vision of the General Plan. Small parks of varying sizes and uses are included throughout the Plan Area. Small Parks will allow many different and individual designs, types and uses to help establish attractive and distinctive neighborhoods. Small parks maintenance is discussed in Chapter 8.
(f) Access. Pedestrian and bicycle paths and street connections have been sited to allow surrounding residents to easily and safely access parks, recreational facilities, and open space. Parks will also be designed to foster safety by implementing CPTED design principles (e.g., placing dwelling units and streets along parks and open spaces). (g) Open Space Facilities. The open space areas along the creeks will include paths. Tot lots, seating areas and other passive recreational uses may also be considered. These areas will also be used to store and treat stormwater runoff from the adjacent higher ground. Active recreational uses such as ball fields are generally not appropriate in open space areas. (h) Orientation of Homes. Dwelling units shall not back onto the parks or public open spaces in the Plan Area.
(i) Park and Open Space Linkages. The Plan Area features two 300-foot wide creek corridors (Natividad Creek and Gabilan Creek) over 1.4 miles in length. The carefully planned restoration of these denuded creeks will greatly improve their biologic function and will provide the Plan Area with a unique open space network for both passive and active recreation and outdoor education. The open space system will provide a common binding element in the Plan Area. The north/south creek side paths adjacent to the restored Natividad Creek and Gabilan Creek corridors will provide safe, enjoyable places to bike, sit, walk, or run.
The northerly and southerly greenway streets/paths running east and west through the Central Area will link these open space corridors to the residential neighborhoods and parks, schools, retail, and employment areas (in the Village Center) located in the Plan Area. See Figure 5 3, Design Standards
111
Bicycle & Pedestrian Circulation. The path system also provides pedestrian and bicycle linkages to the future growth areas located to the east and west of the Plan Area and to the existing neighborhoods to the south.
(j) Internal Parks and Green Spaces. Figure 4 1, Conceptual Park Map depicts the public parks and open space network in the Plan Area.
Developers for each individual project within neighborhoods will design and provide the green spaces, tot lots, play fields and courts, garden sitting/strolling areas, entry features, and other landscape elements within their developments according to landscape design regulations and guidelines and applicable City standards. Community centers, neighborhood recreation buildings, neighborhood monuments and other appropriate park-oriented structures are encouraged within the various parks and open spaces subject to the approval of the City. Plant and tree materials must be approved by the City Planner, PCBMP plant and tree materials shall conform to the SWDS Appendix C “LID Planting Zones and Plant List” unless otherwise approved by the City Engineer.
Incorporation of dramatic sightlines, viewsheds, and focal points throughout the community and neighborhoods is a critical component of the Central Area Specific Plan in keeping with classic New Urbanism design. Elements such as connecting road alignments, open space corridors, park locations, park shapes, and the geometrics of the Central Area physical layout shall all be orchestrated in a manner to reinforce a dramatic “sense of place” and pedestrian connectivity within this new community.
4.8.2 Parks Design Standards
(a) Park Design. All parks shall be designed by a licensed Landscape Architect or other licensed professional as determined by the City.
Parks shallbeimprovedinaccordancewiththeCityParkClassifications and Sports Facility Standards. Portions of the parks and most of the open space areas shall include native vegetation, where appropriate and practicable.
(b) Materials. Site furnishings shall incorporate recycled materials wherever possible. Innovative green materials, such as permeable reinforced crushed stone paving, recycled concrete, asphalt, and artificial turf are encouraged for the parking lots and pathways within the Plan Area park system. All chain link or metal fencing, on-site freestanding and building lighting, and similar features shall be painted black to match the color of the decorative street lighting. (c) Access. Parks in the Plan Area shall be accessible to all from abutting public streets and paths.
112
City of Salinas | Final Central Area Specific Plan, November 2020 (d) Orientation of Dwellings to Parks. No homes shall back onto a park or onto a public open space in the Plan Area. Dwelling units located on frontage streets bordering parks and open spaces will utilize CPTED principles, by orienting entries toward parks and open spaces providing natural surveillance.
(e) CPTED. The design of the parks (including but not limited to lighting) shall also incorporate CPTED principles.
(f) Turf. Parks shall minimize the use of managed turf areas to the extent feasible. Where provided, turf areas shall be directed into PCBMPs to provide for acceptable water quality, subject to approval by the City Engineer.
4.8.3 Open Space Design Standards
(a) Natividad and Gabilan Creek Corridors. The existing creek corridors running north to south through the Central Area shall be restored to add aesthetic, ecological, recreational components as well as provide stormwater quality and supplemental retention, and detention to the Plan Area. These creeks have been degraded into agricultural drainage ditches for most of their lengths within the Plan. Restoration of these creeks with predominantly native plants will provide new wetland habitat and pedestrian linkages between neighborhoods, parks, schools, and the Village Center. Paths, picnic areas, exercise circuits, game tables and other activity nodes shall be included within the creek corridors as part of the greenbelt system. Benefits provided by the creek corridors will include extensive areas for water quality improvements and passive recreation opportunities as previously discussed.
(b) Natural Features. Existing natural features including creeks, significant trees, and small wetlands shall be protected, enhanced, and expanded through sensitive site planning, landscaping, and other measures to ensure that these features benefit the entire community.
Natividad Creek and large portions of Gabilan Creek will need to be restored and enhanced to create the riparian corridors as part of the development of the Plan Area. Development within the vicinity of creeks shall comply with the top of bank setback requirements of Salinas NPDES Permit Section L.1.d by setting the homes outside the 300-foot wide open space corridor. Dwelling units and other uses shall not back up these natural features.
4.9 Streetscape Standards
The street network design for the Plan Area considered public safety, appropriate transit access and facilities, and pedestrian and bicycle connectivity.
(a) Hierarchy of Streets. The hierarchy of streets within the Plan Area (and the North of Boronda FGA) establishes a framework to create distinctidentifiableneighborhoods thathave traditionalneighborhood Design Standards
113
development (TND) characteristics and corresponding circulation systems. The street network within each neighborhood shall include the following characteristics:
(1) Compact individual blocks averaging less than six hundred feet in length and less than one thousand eight hundred feet in perimeter measured along the property line;
(2) Streets shall be organized into a comprehensive hierarchical interconnected grid pattern network;
(3) Cul-de-sac and closed loop streets are prohibited. (b) Street Network. The street network provides for the following roadway conditions:
(1) Arterial Streets. Arterial streets are the major high-volume roadways occurring at the perimeter of the Plan Area and include:
Boronda Road, Natividad Road, and Constitution Boulevard. (2) Noise Attenuation Walls. Noise attenuation walls are allowed where necessary for noise attenuation in the rear yard setback or as otherwise required in accordance with the CentralArea Specific Plan EIR and MMRP. Homes should not back up to an arterial road. Noise attenuation walls, when required to mitigate elevated noise levels, shall be constructed in accordance to City standards. (3) Village Center Streets. Main Street will serve as the focal point of the Village Center. East/west streets will cross Main Street and the other north/south streets to form the Village Center grid street network. These Village Center streets will have 15-foot wide paths/sidewalks (except for the southerly greenway street which will have an 18-foot wide path/sidewalk as it traverses through the Village Center) with 60-degree angle parking on both sides and one auto travel lane in each direction. The southerly greenway street and Hemingway Drive abutting the southernmost Village Green may have turn lanes and limited parking, subject to approval by the City Engineer. The intersections into the Village Center shall have bulb-outs at each corner and mid-block bulbout crossings. (4) Connector Streets. The northerly and southerly greenway streets extend in an east/west direction across the Plan Area and will connect to the adopted West Area Specific Plan and East Area Specific Plan. These streets are considered connector streets. The southerlygreenwaystreet(outside theVillageCenter)has aneightfoot-wide planter and a 12-foot-wide pedestrian/bike multimodal path on the north side. This street/path will link the various uses within the Specific Plan and will link to areas outside the Plan area. Independence Boulevard, Hemingway Drive, and the entry off Boronda Road, between Hemingway Drive and Constitution Boulevard also will function as north/south connectors within the 114
City of Salinas | Final Central Area Specific Plan, November 2020 Plan Area. They are restricted to two travel lanes (turn lanes may need to be added at major intersections, subject to approval by the City Engineer) with on-street parallel parking. Connector streets are integral components of a grid pattern neighborhood street network and help create a walkable and bikeable community. (5) Local Streets. The Central Area provides a basic conceptual network of interconnected local streets. These streets shall be as narrow as safety allows, typically curved, and lined with parallel parking and large shade trees. These features assist in reducing traffic speeds and increasing pedestrian safety.
(6) Streets Sections. Each area of the Specific Plan shall include street sections appropriately sized for the expected demands. The street sections are summarized in Table 5 2 and included as Appendix K. Circulation is discussed in detail in Chapter 5.0, Circulation.
All street sections are subject to the approval of the City Engineer. (c) Traffic-calming Features. The design of an interconnected grid street network must include provisions slow traffic on neighborhood connector and local streets. Traffic measures that restrict traffic at the expense of the overall interconnectedness of the Central Area should be avoided. While consideration must always be given to specific demands and conditions (e.g., traffic volume, proximity to larger roads, turning movements, special vehicle needs, and intersection spacing), examples of recommended traffic calming measures are addressed in Chapter 5 of the Specific Plan.
(d) Street Trees/Landscaping. The Central Area will be landscaped with a palette of large species street trees and landscaping to provide a cohesive theme for the area (see Appendix N, Master Landscaping Plan and Section 4.13). A master landscaping plan for all landscaping located in the parkways along streets, paths and promenades, open space areas, community entries, the greenway streets/paths, tower line easements and other applicable public areas shall be subject to the approval of the City Engineer and City Planner prior to installation.
This plan shall include a list of the approved trees and plant materials forthe PlanArea forlaterincorporation into the appendices. This plan will need to have a greenway street tree/landscape plan component to ensure consistency in the plant palette along the northerly and southerly greenway streets between the three specific plan areas (West Area, Central Area, and East Area). All residential and nonresidential development will also be required to submit landscaping plans for approval by the City Planner and City Engineer as part of the applicable development review application approval process. All landscaping and irrigation in the Specific Plan Area shall comply with the State Model Water Efficient Landscape Ordinance, City’s Water Conservation Ordinance (Chapter 36A of the Municipal Code), Salinas Zoning Code Landscaping and Irrigation requirements, and the City’s SWDS (in regard to plant material for LID and similar areas).
Design Standards
115
(1) Spacing. Street trees shall be planted on both sides of streets and generally be spaced no more than 30 to 40 feet on-center within the eight-foot wide park strip between the curb and sidewalk and in bulb-outs.
(2) Species. Each street should typically have one dominant species of street tree for the eight-foot-wide sidewalk parkway planting area, with additional street tree types for bulb-outs and any in-street planted medians. Large-canopy (greater than 50-foot spread) deep-root street trees shall be used on all streets. London Plane, Maple, and Elm are typical street trees used successfully in local traditional neighborhoods and are approved for use in the Central Area. All other street trees are subject to the approval of the City Engineer. The Village Center and Neighborhood Center with angled parking and 15-foot to 18-foot wide sidewalks should also have some 20-foot to 25-foot spread flowering trees planted in the bulb outs at pedestrian crossings. In the Village Center, largecanopy (50-foot + spread) trees shall be planted in minimum ninefoot wide planters between every fourth and fifth parked car, and they should be planted 10-feet from the face of the sidewalk curb.
These trees should be able to provide shade from the center of the adjoining street to the buildings within 20-years. A four-inch high curb is required around all tree’s planters. The tree planters should also be planted with colorful plants.
(3) Plant Materials. Landscaping shall be provided in parking lots, plazas, and in containers, pots, window boxes, and in street lighting flower baskets. In residential districts, a common palette of landscaping such as low-flowering plants is recommended for the eight-foot wide planter area between the curb and sidewalk. A judicious selection of plants includes consideration of site-specific conditions such as shade, wind, moisture, drought tolerance, and soils. All landscaping and irrigation plans within the street rightsof-way shall be prepared by a licensed landscape architect and are subject to the approval of the City Planner and City Engineer prior to installation in accordance with City Standards. (e) Streetlights. Decorative street lighting will create a sense of place, promote Traditional Neighborhood Design (TND) and provide a consistent and high-quality appearance throughout the Plan Area. All streetlights, signposts (e.g. for stop signs and other traffic signs, wayfinding signs, etc.) and traffic signal posts and arches shall be black in color. The poles of all streetlights shall also have base treatments that match the design of the fixture. See Appendix E for the specified decorative light standards authorized for the Plan Area. The following design standards and regulations shall also apply:
116
City of Salinas | Final Central Area Specific Plan, November 2020 (1) General Requirements. Street lighting standards (consisting of the fixture, pole, and base treatment) located on interior local and connector streets within the Plan Area shall be decorative, night sky rated, and pedestrian-scaled. A photometric plan shall be required to determine the appropriate spacing to achieve acceptable, reasonable lighting levels in accordance with City standards as approved by the City Engineer. All streetlights shall be LED (see section 4.14 (e) forfurther discussion). The decorative street lighting standards shall be a maximum height of 20 feet to the light source (maximum height of 25 feet including the pole) except as otherwise provided in this Specific Plan. The southerly and northerly greenway streets will have the same decorative streetlight standards along the length of these streets. These same decorative streetlights will also be used on these same streets as they extend into the adjacent specific plan areas.
(2) Arterial Streets. Street lighting standards along the exterior arterial streets, (e.g. Boronda Road and Natividad Road) will be the standard City “Cobra Head” light fixtures (except these standards will be black in color as described below) which relate to both vehicles and pedestrians at the edge of street, and shall be a maximum of 30-feet in height (including the pole and fixture) and spaced farther apart than those on local and connector streets within the Plan Area as approved by the City Engineer in accordance with City Standards.Arterial street lighting standards, traffic signal standards and appurtenant equipment as well as the poles of traffic signs shall also be black in color.
(3) Placement. To the extent feasible, street lighting standards shall be placed on both sides of the street in a triangulated pattern, except in the Village Center where fixtures may be placed across from each other to create a more formal appearance. In the Village Center the light standards shall be placed 30 inches behind the face of the curb and centered between the street trees. (f) Village Center Main Street, the NG-C district and the Southerly and Northerly Greenway Treatments, as applicable.
(1) Kiosks. Kiosks serve as information centers. Kiosk design for frequent users and visitors shall be complementary to the architectural style of surrounding buildings and shall be black in color.
(2) Newspaper Racks. Newspaper racks and other vending boxes should only occur adjacent to major pedestrian gathering areas.
The design should consolidate all newspaper vending boxes into a single rack. Rack construction should use metal construction that complements other site furnishings in the area or the architecture of adjacent buildings. The rack should be aesthetically attractive on all sides and properly anchored. Individual racks should not be permitted. The racks shall be black in color.
Design Standards
117
(3) Bicycle Racks. Bicycle racks shall be of durable material and visually subdued. Based on their performance, “wave type,” “loop racks,” and “ribbon bars” are recommended and shall be sized in accordance with City standards. The color of bicycle racks shall be black.
(4) Recycling and Solid Waste Disposal. Throughout the Village Center and NG-C districts (as well along the northerly and southerly greenways, where appropriate), solid waste and recycling receptacles with covers to prevent water from entering and not allowing wind to blow debris, shall be provided for the use of the public. Receptacles shall be metal or other durable materials and painted black. To avoid overflow, receptacles should be sized for at least a thirty-gallon capacity and should be properly anchored.
(5) Street Furnishing Finish. Multiple coats of a powder coating or comparable finish are recommended for durability for all street furnishings. Street furnishings shall be black in color unless an alternative is approved the City Planner.
(6) Raised Landscaping Planters. Raised landscaping planters should be simple in form. Round and square types are typically recommended. The material ofthe planter, itself should be durable and aesthetically attractive. Planters shall have a minimum diameter or dimension of 36-inches. Where planters are called for, group various sizes or raised landscaping planters in clusters to enrich streetscapes and plazas. All plants in such planters shall be on an automatic timed irrigation system.
(7) StreetPavingandFurnishings.Paving,plants,andsite furnishings should help set the character of the Village Center. These features should be consistent with the following recommendations:
(i) Paving. Pervious pavers are recommended in parks, and plazas. Pavers should be durable and of brick, stone, or other materials appropriate to the traditional style of the region. Interlocking pavers should be used to avoid uneven edges. Paving patterns should be simple and be a light color.
Pervious stamped and colored concrete is also an acceptable material. Stamped asphalt shall be avoided.
(ii) Tree Grates. Three-foot square metal tree grates should occur along monolithic sidewalks and in plazas where a wide walking surface is needed. Tree grate openings should be black in color and expandable to accommodate tree growth. (iii)Tree Guards. Tree guards may extend vertically from tree grates to protect trees in highly active areas. To relate to other site furnishings, tree guard bars should be narrow and vertical, and should be attached to the tree grate. Welds 118
City of Salinas | Final Central Area Specific Plan, November 2020 should not be visible. Tree guards should be approximately four feet in height with four-inch spacing between wrought iron pickets and shall be black in color.
4.10 Fencing, Walls, and Hedges
Fences and hedges help define the edges of yards and provide privacy. In the Plan Area, walls and fences are considered background elements that help highlight landscaping and architecture. Only well-designed black wrought iron and white picket non sight-obscuring (maximum four-inch wide pickets spaced a minimum of two inches apart) fences up to thirtysix inches in height are allowed in the front or corner side yard setback.
The following regulations apply to fencing as specified below. Nonresidential fencing shall be in accordance with the Salinas Zoning Code:
(a) Residential Fence Locations.
(1) Side yard fence shall be placed 90° to home and side yard and placed a minimum of four feet back from front building façade, perpendicular to the side of the dwelling unit.
(2) Side yard fences along streets shall be a minimum of five feet from the back of walk and five feet from the home.
(3) Alley fences shall be placed a minimum of one foot behind the face of the garage (minimum 16 feet from the center of the alley).
Alley fencing shall not obstruct visibility or the turning radius within the alley as determined by the City Engineer.
(b) Residential Fence Height.
(1) Fences and hedges in the rear and side yards may not exceed six feet in height.
(2) Maximum three-foot high fences are allowed in the front and corner side yards and along the first four feet of the sides of the dwelling. Exceptions to fence height for gates, entry arbors, and similar features shall be in accordance with Section 37-50.090(f)of the Salinas Zoning Code.
(c) Noise Mitigation. Noise mitigation is discussed in the Central Area Specific Plan EIR and MMRP. Sounds Walls shall be provided as required in the MMR (see Appendix D).
(d) Master Subdivision Wall Plan. A Master Subdivision Wall Plan (for the walls along the perimeter of the plan area) shall be approved by the City Planner and City Engineer prior to recordation of the Final Map for each subdivision. The Master Subdivision Wall Plan (once approved) shall be added to Appendix P of the Specific Plan. All walls abutting the surrounding Plan arterial streets shall be the same design, materials and color.
Design Standards
119
(e) Master Wall and Fencing Plan. A master wall and fencing plan shall be submitted to the Community Development Department for approval by the City Planner prior to construction of any wall or fences located on individual lots within the interior of each subdivision. Upon approval the master fence and wall plan establishing the fencing and walls (including the design, colors and materials) for each subdivision, it will be added to Appendix P.
(f) Visibility. All fences, wall and hedges shall be subject to the driveway and corner visibility requirements of Section 37-50.460 of the Zoning Code.
(g) Acceptable Materials. Side and rear yard privacy fences shall be wrought iron, redwood, cedar, vinyl, plastic-wood composite (e.g., Trex), or masonry (including veneer). Fences in the front yard setback or first four feet of the corner side yard setback may only be threefoot-high white non-sight obscuring pickets or black wrought iron. (h) Prohibited Fences. Chain link, barbed wire, razor, or electrified fencing is prohibited in the Plan Area. Black vinyl chain-link fencing is permitted for school and park fencing.
4.11 Utilities
(a) Utility facilities in the Plan area such as water wells, storage, water treatment and above ground conveyance facilities (e.g. booster and pumping stations), the PG&E substation and other non-residential above ground utility facilities shall be designed to be compatible with the surrounding neighborhood. Buildings and associated site improvements shall be designed to complement the surrounding neighborhood. Large landscaped buffers, decorative walls, or other buffering techniques, as appropriate, shall be used to ensure such facilities do not unnecessarily adversely impact adjacent uses. Such facilities shall be subject to approval of a CUP in accordance with the Zoning Code to ensure compatibility with adjacent uses and with Table 3 1 Use Classification and Table 3 2 Development Regulations of the Specific Plan. This CUP process will include the review and approval of details on the decorative masonry screen walls (minimum 8 feet in height), landscaping, noise attenuation, use of hazardous materials, if any, and drainage details (including water flows in the event of the malfunction of the well or treatment facility) and other architectural features to blend with and ensure compatibility with surrounding development. Minimum required setbacks will be maintained between infiltration features/practices and water wells in accordance with the City’s Stormwater Development Standards (SWDS), Table 1 of the City of Salinas SWDS. All utilities shall comply with the City’s current NPDES permit.
(b) The operators/property owners of such facilities shall be required (as a condition of approval) to provide regular maintenance for the life of such facilities (e.g., regular watering and care of vegetation 120
City of Salinas | Final Central Area Specific Plan, November 2020 (including replacement of any dead plant material or broken irrigation apparatus), trash and graffiti removal, and repair and replacement of any damaged or worn-out facilities within five working days or as otherwise approved by the City.
4.12 Landscaping
(a) Concept. Oneofthemajordrivingcriteriaforallaspectsofthelandscape design is selecting and using materials in a thoughtful and sustainable manner. The land use plan establishes a vibrant community that integrates living and working environments,recreation opportunities, open space and circulation and infrastructure. The arrangement of the uses on the land is a direct response to the site topography and landform, and site environmental factors.
The neighborhoods, retail and commercial centers, recreation and work environments are all linked together by an extensive network of pedestrian and bicycle paths along pedestrian and bike friendly slower speed streets, together creating an inviting and viable alternative to driving.
The desire to create a community in accordance with green building principles influences the decisions regarding the landscape design.
The selection of construction materials, planting, and irrigation design are also influenced by the need to design in response to the climate and environmental conditions present in the City of Salinas.
Plant materials shall have low water requirements and thrive in the coastal conditions present on the site. Extensive use of native species is encouraged, which will reduce water demands and adapt well to the soil and wind conditions in the Central Area. The plant palette will quickly establish the community as an integral part of Salinas, yielding benefits in terms of visual quality and biological integration.
All landscaping and irrigation in the Specific Plan Area shall comply with the State’s Model Water Efficient Landscape Ordinance, City’s Water Conservation Ordinance (Chapter 36A of the Municipal Code), Salinas Zoning Code Landscaping and Irrigation requirements, and the City’s SWDS (in regard to plant material for LID and similar areas) and is subject to the approval of the City Planner and City Engineer.
A biologist/botanist shall prepare the recommendations for riparian corridor plant species for the restored creek corridors, subject to approval by the City Engineer and City Planner.
(b) Irrigation Systems. All irrigation is subject to the approval of the City Planner and City Engineer, as applicable in accordance with the Salinas Zoning Code and other applicable Code requirements.
4.13 Green Building Standards
(a) Concept. Green building techniques can enhance the success of a sustainable community. A three-tiered approach to green building design and construction is envisioned for the Central Area. Building designs to consider orientation for solar access.
Design Standards
121
(b) Tier One. The first tier involves the design and construction of highprofile public spaces. Emphasis is placed on public space planning and design that considers the solar exposure (maximizing solar energy potential) to the public spaces. Materials and energy systems that are sustainable should be incorporated where feasible. (c) Tier Two. The second tier involves a commitment to sustainable green building techniques. The technology exists to create buildings that are smarter, more energy efficient, and healthier than those of the past. These technologies are likely to improve over time. Homes and commercial buildings within the Central Area will incorporate many of the available environmentally beneficial building and energy saving techniques. All new single-family homes will be constructed to meet the requirements of the California Building Code including CALGreen based upon applicable building codes at date of building permit submittal for energy efficiency and will, in addition, be equipped with a number of additional green building features. Green building techniques for the Plan Area which shall be included as standard features in all single-family dwellings include:
• Recirculating hot water systems to reduce water consumption. • Dishwashers
• High Efficiency Clothes Washers
• Low-flow Toilets.
• LED or better lighting fixtures.
• Vehicle charging stations and areas in the Village Center and multifamily developments shall be provided. Single-family dwellings shall also be designed to accommodate vehicle charging in garages.
• Multifamily and mixed use projects shall incorporate solar collection for the common area within their project.
(d) Tier Three. The third level involves a series of options provided to the home buyer. These options will include environmentally preferable upgrades that promote the use of recycled content materials, more energy efficient heating systems, which are not otherwise required in conformance with the California Building Code including CALGreen or required as mitigation or other measure incorporated to reduce greenhouse gas emissions. The options will include but are not limited to:
• Countertops of recycled glass, concrete, granite, or other natural bio-based products, etc.
• Floor coverings of bamboo, natural linoleum, salvaged wood, and recycled content carpets.
122
City of Salinas | Final Central Area Specific Plan, November 2020 • Heating, Ventilation, and Cooling (HVAC) system options for higher efficiency equipment.
• Photovoltaic system including an option of battery storage in garage. These shall be placed only on roofs of garages facing landscaped alleys, but not on the portion of the roof of the homes visible from the public streets.
• Low voltage exterior lighting.
• 220 volt wiring in garages and laundry rooms to provide opportunities for charging stations and electric or gas dryer. (e) LED Street Lighting. The street lighting design for the Plan Area shall provide a comfortable level of illumination that meets the community’s needs for use and safety. High efficiency LED “Dark Sky” rated fixtures and sophisticated optics are required to direct light where it is needed without creating excessive glare (see Appendix E for streetlight specifications).
Energy efficient lamps are used to minimize energy use and lamp replacement. The result is that the quantity of fixtures and the total energy required is reduced compared to previous standards. This contributes to a better quality of life, an improved aesthetic, while preserving energy and maintenance resources. All street lighting is subject to the approval of the City Engineer and City Planner in accordance with City Standards and those specific to the Plan Area.
4.14 Architecture
4.14.1 Architectural Standards
This section applies to all buildings (including but not limited to dwellings and accessory structures) within the Plan Area.
(a) Materials. New buildings should support regional traditions and maintain a high level of craft in construction and materials. Exterior finishes should be primarily wood, masonry, and/or stucco. In general, imitation materials should be avoided in favor of genuine materials.
Where this is not practical, materials (cement board siding, artificial stone, vinyl fencing, etc.) should be as close to their original models as possible. The use of renewable and sustainable building materials is encouraged.
(b) Windows. Windows should be vertical (1.62 feet in height by one foot in width is the preferred ratio) versus square or horizontal in shape and be compatible with the building design. Window placement should provide each room with natural light and effective cross-ventilation.
All single story buildings shall provide at least one window that looks out onto the street from a kitchen, living room, or other active room.
Additional windows shall be provided for each floor. This “eyes on the street” measure should make each neighborhood a safer place and provideconnectiontothestreetencouragingneighborhoodinteraction.
Design Standards
123
(c) Trim. Trim should provide architectural interest. Trim should be provided for corners, soffits, the edges of windows and doors, the edge of the roof, and the roof ridge, each with its own distinct type of trim. (1) Trim shall be applied consistently around the exterior of the building appropriate to its architectural style. Additionally, the back of buildings, which directly face arterial streets will have architectural or other decorative elements (e.g. shutters) to enhance their visual appearance as approved by the City Planner. (2) Trim shall be appropriately scaled to the size and style of the building.
(3) Trim shall be three dimensional. Horizontal trim bands should wrap outside corners and only terminate at inside corners. (d) Roofs. The form of the roof is one of the most memorable and characteristic elements of a building and should reflect the slope, type, and material generally associated with the building’s architectural style. The following design requirements apply to roofs:
(1) Keep the overall roof form simple, compact, and complementary to the architectural design (style) of the building.
(2) Provide visual variety with roof forms, overhangs, and shading devices that relate to the solar orientation of a lot.
(3) Roof materials should be appropriate to the architectural style of the building, roof form, and slope. Heavier or more complex roofingmaterials (tile or concrete tiles) shouldbeplacedon simpler roofs. More complex roofs, however, require monolithic, simpler materials (shingles). The allowable materials for roofs include tile, slate, treated wood, concrete tiles, and thicker architectural grade composition shingles. All structures on a lot shall utilize the same roofing materials. Roof flashing, rain gutters, downspouts, vents, and other roof protrusions shall be finished to complement or match the color of the adjacent roofing materials.
(e) Color. Exterior building and roofing colors shall draw from the historical reference of traditional neighborhood design and shall be appropriate to and generally compatible with the architectural style of the dwelling unit. Hue and color variation in exterior color of abutting homes or structures (including roofing materials) shall be provided to create diversity within the neighborhood. In general, unless appropriate to the architectural style of the structure, subdued colors are more appropriate on the body of a structure with bright or bold colors generally limited to architectural details and window and door trim. Garish or overly bold colors should be avoided. All structures on the lot shall have a compatible color scheme. CC& R’s shall include provision for architectural review including colors.
124
City of Salinas | Final Central Area Specific Plan, November 2020 (f) Variation in Structure Design. To reduce monotony, promote variety, and create a sense of place, differences in the massing, composition, color, materials (building and roofing) of dwelling units on each block shall be provided. Each street block shall include a variety of architectural styles, and elevations. The same elevation shall not be repeated more than once every four dwelling units on the same side of the street. The same elevation shall not face itself or be adjacent on the same block.
(g) Accessory Structures. The design of accessory structures shall be compatible with the principal residential structure through the use of complementary architectural style and elements, exterior building and roofing colors and materials, and landscaping.
4.14.2 Architectural Review
The drawings in this Chapter identify examples of some of the residential elevations which will beproposed withinthe CentralArea.All architectural elevations and styles of dwellings, offices, mixed use commercial/office and other buildings, shall be submitted to the City Planner for review and approval. Such elevations may be administratively approved if the City Planner determines that the architectural design/style would be consistent with the Design Standards of the Central Area Specific Plan. A materials and colors sample board for each home shall be submitted and approved by the City Planner as part of the applicable building permit review or development review application process for each residential or nonresidential development proposal.
Remainder of page intentionally left blank
Design Standards
125
This page is intentionally left blank.
126
City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
127
Design Standards
Figure 4-1: Conceptual Park Map
128
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 4-2: Conceptual Entry Landscaping, Natividad Road at Southerly Greenway 129
Design Standards
Figure 4-3: Conceptual Entry Landscaping , Independence Boulevard & E. Boronda Road 130
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 4-4: Conceptual Entry Landscaping, Village Center & Boronda Road 131
Design Standards
Figure 4-5: Conceptual Park Improvements
132
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 4-6: Conceptual Tower Line Landscaping
133
Final Central Area Specific Plan
November 2020
5. Circulation
5.1 Introduction
This Chapter describes transportation and circulation plans for the Central Area Specific Plan. More specifically, this Chapter includes the following:
• Descriptions of all existing transportation facilities within and surrounding the Plan Area;
• Detailed descriptions of the major on-site and off-site transportation components provided by the specific Plan, including roadways, pedestrian and bicycle facilities, and public transit; and
• Policies, regulations, and design standards applicable to all transportation components; and the methods of achieving trip reduction in the Plan Area.
The Central Area Specific Plan circulation system includes a roadway network, a pedestrian and bicycle network, and public transit. Emphasis is placed on ensuring connectivity between uses and on creating a safe and efficient circulation system that complies with City and/or Specific Plan designs and policies. City street standards adopted for use in development of the North of Boronda FGA (see Chapter 1 for more detail on the North of Boronda FGA of the City) are the basis for street development standards in the Plan Area. However, the plan also emphasizes facilitating increased daily pedestrian trips by connecting 134
City of Salinas | Final Central Area Specific Plan, November 2020 residential neighborhoods to public facilities such as schools and parks, and to retail and employment areas and transit. As such, the street standards for the North of Boronda FGA are supplemented in this Specific Plan with wider sidewalks (herein also referred to as “paths”), landscaped parkways, and other pedestrian-friendly features.
The circulation system has been designed to link with existing City and regional circulation systems. It also provides standards for potential connections to development in the adjacent West Area Specific Plan (adopted but not built) and the future East Area Specific Plan and the extension of existing vehicular, pedestrian, and bicycle circulation systems to the south, west, east, and north. See Figures 5-1 and 5-5 for depictions of the proposed street system. All dimensions shown in figures or described in text for sidewalks, parkways, paths, travel lanes, and other street/pedestrian-related improvements shall constitute the minimum dimension required except as otherwise approved by the City Engineer.
The Salinas General Plan encourages the design, maintenance, and revitalization of residential neighborhoods that enhance quality of life.
In connection with this goal, another General Plan goal is to create a community that promotes a pedestrian-friendly and livable environment.
In accordance with these goals, the Specific Plan proposes an internal street system that encourages pedestrian and bicycle traffic and is integrated with the character of the proposed land uses, while also providing for motor vehicle traffic movement.
The proposed arterial roadways that border or bisect the Plan Area (i.e., Boronda, Russell, and Natividad Roads and Constitution Boulevard) are designed to be generally consistent with the street cross sections identified in the City of Salinas General Plan. The configurations of the proposed internal roadways are based on the anticipated Average Daily Traffic (ADT) and other important circulation planning objectives for the Plan Area (e.g., efficient vehicular movement, walkable neighborhoods, and pedestrian safety). To accommodate the anticipated traffic volumes and meet planning objectives, selected roadways deviate from the City’s standard street cross sections as provided for in the Subdivision Ordinance. The design of these roadways is consistent with the street sections contained in this Chapter.
The roadways entering the Plan Area, such as Hemingway Drive, are designed to handle the ADT generated by vehicles entering and exiting the Specific Plan Area. These roadways feature 12-foot lane widths and bicycle lanes to provide increased safety for bicyclists on these streets.
Traffic calming will also be required to slow traffic and promote bicycle and pedestrian-friendly streets on these and other streets within the Central Area.
Through a collaborative process with the City of Salinas, New Urbanism Street Standards for use in the development of the proposed West, Central, and East Area Specific Plans were established in Ordinance 2463, which created the New Urbanism Districts regulations. The various standard Circulation
135
street sections are linked to daily anticipated traffic levels, so narrower streets and rights-of-way (ROWs) are used where ADT are expected to be relatively low, and wider streets and ROWs are used where traffic levels are anticipated to be higher. With the extensive connectivity proposed in the North of Boronda FGA, it is expected that many local streets will have relatively low traffic volumes. The Central Area Specific Plan includes augmentations to these basic standards to accommodate more pedestrian features. Street sections are named to correspond with the standards described in this Chapter. The greenway streets are customdesigned ROWs for use in particular locations in the Plan Area, and do not closely relate to any of the other North of Boronda FGA street standards.
The use of Specific Plan street sections corresponds to anticipated future traffic levels. Therefore, the location of certain streets and street sections employed may change slightly based on more detailed traffic analysis as approved by the City Engineer.
The overall circulation plan is characterized by an interconnected street network that provides vehicle, bicycle, and pedestrian connectivity throughout the Plan Area and to adjacent existing and future neighborhoods.
5.2 Existing Facilities
5.2.1 Existing Roadway Network
There are currently no public roads within the Plan Area as it is undeveloped and used primarily for agricultural-related uses. However, existing roadways (Boronda Road, Natividad Road and Old Stage Road) border its southern, western and a portion of its northern boundaries. The existing primary roadways serving the project are listed below and shown in Figure 5 4, Existing Arterial Transportation Facilities.
Regional Roadways and Access
U.S. Highway 101
U.S. Highway 101 (herein also referred to as U.S. 101 or Hwy 101) is the major north-south roadway in the Salinas Valley region. It connects Salinas with San Jose and San Francisco to the north and with Los Angeles to the south. U.S. 101 is a four-lane freeway through Salinas, and a four-lane expressway north of the Boronda Road interchange. A major interchange improvement project (Russell Road and Espinosa Road) was recently completed on U.S. 101 and will provide primary regional access to the North of the Boronda FGA (and the Specific Plan) along with the Boronda Road/U.S. 101 interchange.
State Route (SR) 68
State Route (SR) 68 connects to U.S. 101 and provides access to the Monterey Peninsula. It is a four-lane highway between Salinas and the Toro Park area and becomes a two-lane highway from Toro Park to the Monterey Peninsula.
136
City of Salinas | Final Central Area Specific Plan, November 2020 State Route (SR) 156
State Route (SR) 156 runs between U.S. 101 and Highway 1 near Prunedale, providing a connection between Castroville, Salinas and the Monterey Peninsula, and the surrounding area. It is primarily a two-lane highway.
State Route (SR) 183
State Route (SR) 183 is a two-lane highway that also provides regional access to Salinas from Castroville, State Route 156 and Highway 1.
Local Roadways and Access
The following roadways provide local access to the Plan Area:
Boronda Road
Boronda Road is a two- to six-lane arterial road that crosses northern and eastern Salinas. This roadway forms the southern boundary of the Plan Area and connects the Plan Area to U.S. Highway 101 and nearby major retail centers. The City has initiated improvements to Boronda Road (Boronda Road Congestion Relief Project). The first improvement will occur with the West Area Specific Plan build out, which proposes to improve Boronda Road to four lanes between San Juan Grade Road, Dartmouth Way and Independence Boulevard with roundabouts at McKinnon Street, El Dorado Drive, Natividad Road, and Independence Boulevard. The Salinas General Plan proposes to widen Boronda Road to an ultimate condition of six lanes between San Juan Grade Road and Williams Road.
Old Stage Road
Old Stage Road is a two-lane east-west rural roadway that intersects Natividad Road and Williams Road. The Salinas General Plan proposes to widen Old Stage Road to four lanes along a short segment of the easterly portion of the site.
Rogge Road
Rogge Road is a two-lane east-west County designated arterial roadway that connectsNatividadRoad(justnorthofthePlanArea)toSanJuanGrade Road and North Main Street and U.S. Highway 101 further to the west.
Natividad Road
Natividad Road is a two-lane rural road north of Boronda Road which becomes a six-lane divided arterial after crossing Boronda Road to the south. It forms the eastern boundary of the Specific Plan Area. The Salinas General Plan proposes to widen Natividad Road from two to four lanes between Boronda Road and Rogge Road.
Independence Boulevard
Independence Boulevard is a two-lane north-south arterial that extends northerly from Constitution Boulevard along Gabilan Creek to Nantucket Boulevard, widening to a four-lane arterial street from Nantucket Boulevard to Boronda Road. Independence Boulevard is divided by Circulation
137
a raised median. Bicycle lanes are also provided on both sides of the roadway, as well as a sidewalk on the east side of the roadway. The posted speed limit along Independence Boulevard is 35 mph south of the project site. Independence Boulevard will be extended north across the Plan Area as a two-lane divided street on the east side of Gabilan Creek to a future extension of Russell Road.
Constitution Boulevard
Constitution Boulevard is a major north-south four-lane divided arterial with a raised median and left turn channelization. Constitution Boulevard extends from Laurel Drive on the South to Boronda Road on the north.
Sidewalks are provided on both sides of the street. In addition to two travel lanes in each direction, Constitution Boulevard includes a bicycle lane in each direction. The posted speed limit along Constitution Boulevard is 35 mph near the project site. Constitution Boulevard will be extended across the Plan Area site to intersect existing Old Stage Road as a twolane road and will be built out to four-lanes when the West Area Specific Plan develops.
Hemingway Drive
Hemingway Drive is a two-lane north-south road that begins at Fitzgerald Street and extends northerly to Boronda Road. The posted speed limit along Hemingway Drive is 25 mph near the project site. Hemingway Drive will be extended into the CentralArea past the southernmost Village Green to the southerly greenway street.
Williams Road
Williams Road is a four-lane north-south arterial road that transitions to 2-lanes in the vicinity of Boronda Road. Although located east of the Plan Area it provides access (via Boronda Road) to US Highway 101 and other areas located in the eastern portion of the City.
5.3 Planned Circulation Facilities
5.3.1 Circulation and Access Plan
The Salinas General Plan encourages the design of residential neighborhoods that enhance quality of life. Streets must be designed so that trucks, emergency vehicles, transit and automobiles can all safely share this public realm with pedestrians and bicyclists. The proposed vehicular circulation plan aims to slow traffic within the neighborhood while still allowing convenient and safe access to the new neighborhood, as well as provide linkages between the PlanArea and the existing City, see Figure 5-5, Future Arterial and Collector Roads & Vehicular Access Plan.
A number of different street sections are proposed for the Plan Area and are illustrated in Appendix K. All street design sections must incorporate post construction best management practices (PCBMPs) which are discussed in Chapter 7. All street sections and designs within the Plan Area shall be consistent with the Specific Plan and shall be built to City structural standards.
138
City of Salinas | Final Central Area Specific Plan, November 2020 Description Curb to Curb Park Lane
Two-Way
Travel
Lanes
Recommended
Maximum ADT
Local Residential Street 1 32 feet 7’
(both sides) 9’ 1,000
Local Residential Street 2 34 feet 7’
(both sides) 10’ 1,500
Local Residential Street 3 36 feet 7’
(both sides) 11’ 2,000
Local Residential Street 4 28 feet 7’
(both side) 10.5’ 2,000
Collector Street
without Bike Lanes 40 feet 8’(both sides) 12’ 3,000+
Source: Salinas Zoning Code Table 37-30.200
(1) Also See Table 5 2, Street Section Summary and Appendix K (2) The above street standards were field tested by Salinas City Staff including Public Works, Fire and Police were found to slow traffic, therefore are safer and yet still accessible to emergency vehicles.
Table 5-1: Proposed Future Growth Area Street Sections (1)(2) Figure 5-2 illustrates the concept for public transit routes in the Plan Area.
Figure 5-3 illustrates the bicycle circulation and community pathway plan that has been incorporated into the Central Area Specific Plan.
Both internal and external proposed street improvements are designed to accommodate the anticipated number of trips generated by development of the planning area. Consequently, the location and cross-sections of a roadway may be refined based on the traffic study prepared in conjunction with the CEQA analysis for the Specific Plan and any subsequent traffic analysis during the final design and final mapping process of each residential subdivision as approved by the City Traffic Engineer.
The overriding concept of the walkable neighborhood suggests that the safe movement of pedestrians is critical. Visitors, workers, and residents may arrive in the neighborhood in vehicles, but eventually enter the realm of the pedestrian, who moves no more than four miles per hour. Although the street design focus must be on the pedestrian and bicycle, many types of transportation must be accommodated and brought into balance within the proposed neighborhood streetscape. Limited lane widths, two-way traffic, on-street parking, tighter curb radii, narrow street crossings (bulb outs), traffic tables, small scale roundabouts, added stop signs, ample sidewalks, wide landscaped parks strips, homes and businesses facing and adjacent to the street, and minimizing driveways in front yards which interrupt the sidewalk, are all key elements of a walkable, pedestrian-first strategy. These standards were established in the rights-of-way of the Plan area in order to balance out its use by emergency responders, drivers, bicyclists, and pedestrians. In the transition between Village Center and neighborhood edge zones, the ingredients of the street design vary by location to generate a quality of place and a character that varies from place to place within the neighborhood.
139
Circulation
Street Type Type of Street Planter Sidewalk Planter Parking Bike Lane Travel Lanes Median Left Turn Travel Lanes Bike Lane Parking Planter Sidewalk Planter Total Rightof- Way A-1 Residential Alley – garage access both sides 0 0 5 0 10 10 0 5 0 0 30 A-2 Residential Alley – garage access one side 0 0 5 0 10 10 0 5 0 0 30 LS-1 Low Traffic – homes one side, open on other 0 5 8 7 10 10 0 3 Open Space 43 LS-2 Low Traffic – homes on both sides 0 5 8 7 10 10 7 8 5 0 60 LS-3 Low Traffic – school one side, homes other side 0 10 0 8 11 11 8 8 5 0 61 C-1 Southerly Greenway – Med. Traffic, school/homes 0 12 8 8 12 12 8 8 5 0 73 C-2 Northerly Greenway – Med. Traffic, homes/school 0 5 8 8 12 12 8 8 8 0 69 C-3 Southerly Greenway Entrance to CASP 0 12 8 8 12 22 12 8 8 5 0 95 C-4 Independence Blvd. Gabilan Creek 8 0 6 12 22 12 6 8 8 5 0 82 MS-1 Medium Traffic – Homes one side 0 5 8 8 11 11 0 3 0 0 46 MS-2 Medium Traffic – Homes both sides 0 5 8 8 11 11 8 8 5 0 64 VC-1 Village Center Street Mixed Use One Side 0 15 0 8 26 236 One way street around park 334 VC-2 Village Center Street Mixed Use Both Sides 0 15 0 20 12 12 20 0 15 0 94 ART-1 Russell Road (Interim west end) 138’ Agricultural Easement 6 12 12 6 8 10 8 0 200 ART-1 GPB Russell Road @ General Plan Buildout (west end) 44’ A.E. 8 10 8 6 24 22 24 6 8 10 8 0 200 ART-2 Russell Road (interim east end) 138’ Agricultural Easement 6 12 12 6 8 10 8 0 200 ART-2 GPB Russell Road @ General Plan Building (east end) 44’ A.E. 8 10 8 6 24 44 24 6 8 10 8 0 200 ART-3 Old State Road – existing county road 0 0 14 0 6 16 16 0 0 14 0 0 60 ART-3 GPB Old Stage Road (General Plan Building) 0 8 40 0 6 24 22 24 6 0 10 0 0 140 ART-4 Constitution Blvd (GPB – homes west side) 0 8 10 8 6 24 22 24 6 0 10 8 10 136 ART-4 Constitution Blvd (GPB – open space both sides) 0 8 10 0 6 24 22 24 6 0 20 8 0 118 ART-5 Boronda Road (General Plan Buildout) 10 8 10 0 6 36 22 36 6 0 0 8 2 144 ART-6 Natividad Road – General Plan Buildout 8 8 8 0 6 24 22 24 6 0 8 8 8 130 Table 5-2: Street Section Summary – All Street Sections are subject to the approval of the City Traffic Engineer. 140
City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
Circulation
141
5.4 Traffic Calming
The design of an interconnected street network must include provisions to discourage fast through-traffic on neighborhood connector and local streets.
Intersection treatments (i.e. bulb outs) shall be provided at intersections located adjacent to schools and parks to limit street crossing distances, calm traffic, and enhance pedestrian/bicycle safety. While consideration must always be given to specific demands and conditions (e.g., traffic volume, proximity to larger roads, turning movements, special vehicle needs, and intersection spacing),
Recommended traffic calming measures on connecting and local streets may include:
(1) Appropriate Street Widths. Street widths should be narrow (as proposed in the Specific Plan) to slow traffic while accommodating the estimated traffic demand (ADT) at a reduced speed and providing adequate emergency vehicle access.
(2) Traffic Circles. Where needed to slow traffic, small traffic circles may be placed at the center of intersections along the southerly greenway street, subjectto approval by the CityEngineer.These islands shall be landscaped and maintained to avoid obstructing drivers’ views. Small traffic circles function most efficiently when they are used without stop signs. (3) Median Islands. These islands are installed in the center of a street, and can serve to narrow and redirect traffic lanes, manage traffic movements, and provide a pedestrian crossing island by providing a safe area to pause in mid-street and provide opportunities for PCBMPs . (4) Bulb-outs, Textured Crosswalks and Raised Intersections. These features can be used singly or in combination with other features. Bulbouts with tight curb radius slow traffic and reduce pedestrian crossing distances by narrowing the curb-to-curb dimension of the street, either at an intersection or mid-block and provide opportunities for siting PCBMPs. Bulb-outs are typically created by eliminating the parking area next to the intersection when a turn lane is not needed. Crosswalks can be textured by means of special pavers or other treatment, to alert drivers to the presence of pedestrians.
(5) Curved Streets. A curved street reduces the distance a driver can see ahead, and studies show drivers reduce their speed when curved streets are used in combination with other traffic calming measures. (6) Lined Streets. Parked cars and a formal street tree planting (located in a minimum 8-foot wide planter) between the sidewalk and curb and in planted bulb outs, creates the feeling of a narrower street leading drivers to reduce their speed.
(7) “T” Intersections. Road alignments are generally offset at least 150 feet, forcing turning movements. If carefully sited, “T” intersections can also create prominent vistas to parks and civic features.
Example of a Traffic Circle
Example of Knockouts or
Bulb-outs
Example of Textured Crosswalk.
A combination of techniques
may be used in areas of heavy
pedestrians or bicyclist traffic to
effectively “tame” traffic.
142
City of Salinas | Final Central Area Specific Plan, November 2020 (8) Prohibited Traffic Calming Measures. Traffic-calming measures not permitted in the Plan Area include the following:
(A) Speed Bumps. Speed bumps traverse travel lanes with raised strips that are typically three to fourinches high. The need for speed bumps is symptomatic of excessively wide road designs. While offering a method for slowing traffic within pre-existing conditions, other methods for slowing traffic should be employed on new streets. (B) Cul-de-sacs, Loop Streets, Street Closures and Forced Turns.
Using cul-de-sacs, loop streets, street closures, permanent barriers and diverters work against the creation of an interconnected street network, which is inconsistent with the Specific Plan and the General Plan and shall not be used.
5.5 Public Transit
The largest public transit provider in Monterey County is Monterey-Salinas Transit (MST). MST operates from five key transit centers: the Monterey Transit Plaza, Salinas Transit Center, Watsonville Transit Center, Edgewater Transit Exchange in Seaside/Sand City, and Marina Transit Exchange. Each of these centers operates on a time-transfer pulse schedule providing easy connections and quick transfers to multiple routings.
Greyhound Bus Lines, a private company provides bus service throughout the United States and Canada. The bus terminal for the Salinas-Monterey area is located in downtown Salinas. Local service is provided between Salinas and cities northwest in Santa Cruz County, as well as to the Salinas Valley communities. Interregional services are provided from the SalinasMonterey area to every major city in the United States.
Passenger rail transportation is provided in the Salinas area by Amtrak.
Amtrak utilizes the railroad track that enters Monterey County from the north at Watsonville Junction via Castroville to Salinas and the track that continues southward through the Salinas Valley into San Luis Obispo County, and eventually to Los Angeles. An Amtrak station is located in downtown Salinas.
The City and the Transportation Agency for Monterey County (TAMC) are pursuing extending commuter rail service from the San Francisco Bay Area to Salinas. Currently, commuter rail service (Caltrain) terminates in Gilroy in Santa Clara County. In anticipation of such service, the City developed an intermodal transportation center at the existing Amtrak station. The Salinas Rail Extension was certified in the fall of 2006. Extended commuter rail service is anticipated to begin in or after 2020.
5.5.1 Public Transit in the Plan Area
TheNewUrbanismapproachtoplanningtheNorthofBorondaFGAincludes planning for the extension of bus transit into this area. The interconnected street and path systems throughout this area will facilitate access to future transit service.
Example of a “T” Intersection
Circulation
143
MST currently provides limited bus transit service in the vicinity of the project site. Two standard transit routes currently pass by the project site: Routes 45 and 95. All of these routes primarily access the site along either Boronda Road or Natividad Road providing transit service from the northernareas oftheCity to the SalinasTransitCenterlocatedindowntown Salinas. The existing bus stops closest to the Plan Area are located along Independence Boulevard near Nantucket Boulevard and along E. Boronda Road near Natividad Road. These routes operate on weekdays, Saturdays and/or Sundays, and generally have one hour headway.
MST will continue to provide transit services to the project area. Transit access to the Plan Area is currently limited and indirect. The high density apartment and mixed use commercial components of the Village Center districts in the Plan Area will lead to an increased demand for transit in the immediate area. The project applicant has consulted with MST regarding future bus routes and potential bus stop/shelter locations within and surrounding the Plan Area. A letter and diagram outlining the MST approved bus routes and bus stop/shelter locations is been provided in Appendix L. With the addition of the new MST proposed bus routes, it will ensure that transit services are available within a 5-minute walk for 90% of CASP residents. MST-approved new transit routes and stops within and near the project site are also shown on Figure 5 2. MST has reserved the right to modify these routes in the future as deemed appropriate. The design of the bus stops/shelters will conform to the MST standard included in the report MST Designing for Transit and Land Use in Monterey County (Appendix D) or the current standard at the time of development as determined by MST.
5.6 Pedestrian Circulation
The Specific Plan is intended to develop a walkable community by providing accessible and safe movement of pedestrians within the Plan Area and to the adjacent surrounding neighborhoods. Paths (also referred herein as “sidewalks”) will be provided along both sides of all internal and perimeter streets, but not in alleyways. Design of the Village Center will accommodate pedestrian circulation with 15-foot wide sidewalks and safe access routes to all proposed parking areas. Pedestrians will be able to access all buildings and uses within the Project Area. Sidewalks will be a minimum of 5-feet wide in residential areas and 8-feet wide along school and park frontages except for the greenway streets and paths which will be wider. See Street Sections in Appendix K.
A 28-foot wide landscaped greenway promenade (the southerly greenway path) will be located along the entire length of the north side of the southerly greenway street. The southerly greenway promenade will have a share-use path connecting the library, parks, schools, open space, and the Village Center. The path will also extend and connect into the future East Area Specific Plan and the adopted West Area Specific Plan to the east and west of the Plan Area, respectively. Details of the southerly greenway promenade path is further described below.
144
City of Salinas | Final Central Area Specific Plan, November 2020 There will also be other sidewalks located around the perimeter of the Specific Plan with on-street bike lanes and 8-foot wide sidewalks. A 10-foot wide paved class I pedestrian/bicycle path will be included along the tower line easement and a seven-foot-wide sidewalk will be incorporated on the south side of the northerly greenway street. A 10-foot wide all weather (ADA compliant) pedestrian and bicycle path will also be provided to link to existing Natividad Creek pedestrian/bicycle paths south at E. Boronda Road.
The location, design, materials, width, and other features of all paths/ sidewalks shall be subject to the approval of the City Engineer in accordance with City standards and pedestrian needs. At a minimum, all sidewalks and paths shall be ADA-compliant and paved all-weather surfaces (with access ramps and curb returns as required by law and City/State standards) except where otherwise approved by the City Engineer. Appendix K shows the proposed street section for the greenway streets and related path. See Figure 5 3 the plan for bicycle and pedestrian circulation.
5.6.1 Greenways
The greenways refer to two paths/streets. One of the paths (the northerly greenway promenade), is located on the south side of northern collector street (commonly referred to as the “northerly greenway street.”) The other path (also referred to as the southerly greenway path ) is located on the north side of the southern collector street (commonly referred to as the “southerly greenway street”) as shown in the street sections in Appendix K and in Figure 5-3, Bicycle & Pedestrian Circulation. All lots abutting the greenways shall be afforded nonexclusive on-street parking along their frontage and direct pedestrian access. The north side of the southerly greenway street (the southerly greenway promenade) will be improved with the following: an 8-foot landscaped planter as measured from curb face to the edge of the path, a 12-foot, shared-use, paved all-weather (ADA-compliant) path and an 8-foot landscape easement from edge of the path (which is located within a 12-foot building setback area as measured from the street property line) except in the Village Center and along the proposed middle school site frontage, which will have an 18-foot wide path as provided for in the Specific Plan. No fences or buildings may be located within the landscape easement and no buildings may be located within the building setback. The southside of the northerly greenway street will be improved with a 7-foot minimum path and 8-foot landscaped planter between the path and the street curb.
To maintain all-weather (ADA-compliant) paths that are uninterrupted as possible, private driveway access across the two paths is prohibited on both the northerly and southerly greenway streets except in the Village Center where two driveways will be permitted: one driveway between Hemingway Street and the library site and one on the middle school site. Access to alleyways may be allowed in other limited locations across the paths as approved by the City Engineer. Appropriate striping, signage, and design will be utilized to ensure the safety of path users.
The southerly greenway street segment will have special treatments that include custom decorative street lighting (see Appendix E), additional Example of pedestrian-focused
and friendly greenway.
Circulation
145
greenwaypathlighting, streetfurniture (suchasbenches,trashreceptacles), and way-finding directional signage. These special treatments are to be consistent along the greenway segment as it extends through the Plan Area and into the future East Area Specific Plan Area and the adopted West Area Specific Plan as noted above. The northerly greenway street will have the same decorative street lighting (see Appendix E) as that used for the southerly greenway street since this street will also extend the length of the greater North of Boronda FGA.
5.7 Bicycle Circulation
The existing bicycle network in Salinas consists of more than 55 miles of Class I, II, III, and IV bikeways, which cover significant portions of north, south, and east Salinas. The classes of bikeways are as follows:
• Class I—Bike Path. A completely separated ROW for exclusive bicycle and pedestrian traffic with crossflow minimized. • Class II—Bike Lane. A striped lane for one-way bicycle travel on a street or highway. The bike lane typically includes signs placed along the street segment.
• Class III—Bike Route. The bike route provides use of the edge of a street segment shared with motor vehicle and possibly pedestrian traffic. It typically includes signs, but no striping or additional facilities.
• Class IV—Separated Bikeway. Separated bikeways are either on-street on-off-street facilities reserved for use by bicyclists with physicalseparationbetweenthebikewayandvehiculartravellanes.
In 2002, the City adopted the Salinas Bikeways Plan, which proposes additional bicycle lanes throughout the City. Once future improvements are completed in accordance with the Salinas Bikeways Plan, there will be approximately 95 miles of bikeways. A Class I shared use path currently exists adjacent to Natividad Creek and under the PG&E tower lines adjacent to Hemingway Drive. These Class I bike paths along Natividad Creek and underthe PG&E towerline will be extended across and through the Plan Area.
Existing Class II bike lanes will be extended into the Plan Area on Boronda Road, Constitution Boulevard, Independence Boulevard and Natividad Road.
Bike lanes are currently provided along both sides of Boronda Road, Natividad Road, Independence Boulevard, Hemingway Drive and Constitution Boulevard near the project area.
The Specific Plan endeavors to encourage the use of alternative modes of transportation by incorporating bicycle and pedestrian friendly designs through an integrated system of roads, pedestrian paths, and bikeways.
At the buildout of the Plan Area, bike lanes in the east-west direction are Example of a decorative
street lighting.
146
City of Salinas | Final Central Area Specific Plan, November 2020 to be provided along both sides of the future Russell Road and Old Stage Road. In the north-south direction, bike lanes are to be provided along the extensions of Independence Boulevard (0.7 miles) and Constitution Boulevard (1.1 miles). Boronda Road and Natividad Road are to be widened at the buildout of the study project (2.1 miles). These roadways will continue to provide bike lanes along both sides.
As previously noted, the southerly greenway promenade will have a minimum twelve-foot wide paved all-weather surface (ADA compliant) Class I shared use path installed across the entire width of the Plan Area (1.7 miles) and ultimately connect to paths in the greater North of Boronda FGA. Figure 5 3 shows the proposed shared use paths, bike lanes and routes for the Plan Area.
5.8 Circulation Plan Goals, Policies, and
Implementation Measures
The following goals, policies and implementation measures are in addition to those found in the Salinas General Plan and are specific to the Central Area Specific Plan.
Goal 1: Provide on-site circulation system that facilitates mobility and provides for all modes of transportation equally and safely and promotes New Urbanism, “Green Streets” and “Complete Streets” design principles
Circulation Policy 1-1: Provide a system of neighborhood roads that facilitate safe internal circulation.
Implementation Measures
1. The streets in the Plan area have been designed to promote New Urbanism and will incorporate green street (contained in Chapter 7) and complete street design principles and features to promote sustainability and comply with the City’s SWSP, NPDES Permit and the SWDS, and to provide a pedestrian, bicycle and transit friendly environment for residents and others.
At the time of development, project applicants and/or developers shall construct all internal roadways and alleys depicted in the Specific Plan and other applicable types of roadway improvements in accordance with City Standards, to serve the Plan Area as required in Chapter 9 (Public Facility Financing), other City traffic-related requirements, as applicable, the CASP EIR and MMRP, etc. Final street improvement plans shall be subject to review and approval of the City Engineer. All dimensions shown on figures or described in the Specific Plan or other applicable City standard for streets, alleys, sidewalks, parkways, paths, travel lanes, transit improvements and other street/pedestrianrelated improvements shall constitute the minimum dimensions required except as otherwise approved by the City Engineer.
Circulation
147
Circulation Policy 1-2: Traffic should operate at low speeds compatible with pedestrian and bicycle traffic through the use of speed control and traffic calming measures.
Implementation Measures
1. At the time of development, project applicants and/or developers shall build streets in accordance with street sections included in Table 5-1 and incorporate appropriate traffic calming as approved by the City Engineer.
Circulation Policy 1-3: Provide access to transit.
Implementation Measure
1. Ensure that future residents, employees and visitors can access via public transit. The Specific Plan shall be developed consistent with the Figure 5-2, Conceptual Public Transit Route Map or as otherwise requiredbyMST.Atthe time ofdevelopment, project applicants and/or developers shall consult with MST and TAMC to confirm the locations and types of required Plan Area project-wide transit improvements or other improvements, bus stop locations and spacing, pullouts and shelter design, signage, etc. Project applicants and/or developers shall prepare improvement plans that specify the required transit improvements. Project applicants and/or developers shall implement the plan for their respective phases or projects. Improvement plans (with the required transit improvements) for all individual phases or projects shall be subject to review and approval by the City Engineer and Salinas Permit Center.
Circulation Policy 1-4: Provide shade and landscaping on all streets and surface parking lots to improve pedestrian movement, calm traffic, improve project aesthetics and address urban heat island effects.
Implementation Measures
1. As a part of each improvement plan set, the project applicant and/or developer shall prepare a street tree planting and landscaping plan for all streets and alleys that describes tree spacing, landscaping, installation, and irrigation standards/improvements and post construction best management practices (PCBMPs). Sycamore, maple, elm, Monterey cypress, or similar large fast growing and deeprooted tree species shall be used for street trees subject to approval by the City Planner and City Engineer. The Plan shall be consistent with Specific Plan and 2013 (or current) Storm Water Development Standards (SWDS) Appendix C for PCBMPs standards and City landscaping, irrigation, and street tree requirements, and shall be subject to approval of the City Planner and City Engineer. Each project applicant and/or developer shall be responsible for financing and constructing improvements on the street and alley serving each block prior to approval of any occupancy permit on that block, except the planter, street trees, sidewalk and landscaping in front of the 148
City of Salinas | Final Central Area Specific Plan, November 2020 incomplete home may be delayed until the home nears completion, provided sufficient construction PCBMPs are installed and the delay is approved by the City Engineer.
Circulation Policy 1-5: Encourage pedestrian circulation by providing adequate width sidewalks (including minimum 8-foot wide landscape planters between the edge of curb and the sidewalk) as provided for in the Specific Plan and as approved by the City Engineer that connect neighborhoods, parks, recreation trails and facilities, mixed use commercial areas, and transit stops.
Implementation Measures
1. Project applicants and/or developers shall construct minimum 5-foot sidewalks (or as otherwise specified in the Specific Plan) and shall be separated from vehicular traffic (by a minimum 8-foot wide landscape planter) on all streets containing sidewalks consistent with the crosssection specifications shown in Appendix K.
2. Crosswalks, where required by the City Planner and the City Engineer, shall be white or yellow striped and surfaced with ½ inch raised red brick or pavers (rose color) between the stripes as approved by the City Engineer. Ladder striping or other related striping may be required where crosswalks are near or directly serve parks and schools. The City Engineer shall review the developer’s circulation and subdivision improvement plans to ensure this feature is included, prior to approval of the improvement plans.
3. Pedestrian seating and trash receptacles (black in color) shall be provided at a minimum in all parks, every one-quarter mile maximum along promenades and the greenways, on each block within the Village Center and at all transit stops/shelters as approved by the City Engineer.
4. Streets, paths/sidewalks, and promenades (but not creek-side paths unless otherwise required by the Police Department and City Engineer) shall have nighttime lighting that meets the City’s minimum illumination standards as determined by the City Engineer.
Spacing of the pedestrian and street lighting will depend on the following factors: photometric plan of the specific LED luminaire; luminaire’s mounting height: roadway width; and type of roadway surfacing: per recommendations by the Illuminating Engineering Society of North America (IESNA) PR-8-00.
Photometric plans and LEDluminaire specifications shall be submitted to the City Engineer for review and approval prior to installation of any street lighting.
Decorative street lighting fixtures and lighting design will be provided to create a sense of place, promote Traditional Neighborhood Development (TND) and Crime Prevention Through Environmental Circulation
149
Design (CPTED) principles and create pedestrian-friendly streetscapes in the Specific Plan and greater North of Boronda FGA.
All street lighting shall be consistent with Specific Plan (see Chapter 4, the Appendix and other applicable City standards). The City Engineer and City Planner shall review the developer’s improvement plans for consistency with these lighting standards prior to approval of any subdivision improvements, Development Review Application or building permit, as applicable.
Circ Policy 1-6: Encourage use of bicycles for internal trips and transit for local trips.
Implementation Measures
1. The developer shall include travel lanes in conformance with the street cross-section specifications and standards shown in Appendix K.
Deviations in lane width is subject to the approval of the City Engineer.
2. The developer shall ensure that every park/recreation facility, mixed use commercial, and office use shall conform to the City’s standard requirements for total number of required bicycle parking spaces.
Bicycle racks and accessible and multi passenger vehicle spaces shall be located near building entrances, if feasible. Future individual applications are encouraged to consider accommodating emerging trends at the time of submittal including but not limited to, bike share facilities. This requirement shall be reflected on improvement plans and be subject to review and approval of the City Engineer and City Planner prior to approval of any Development Review Application or building permit, as applicable.
Remainder of page intentionally left blank
150
City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
151
Circulation
Figure 5-1: Street Key
152
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 5-2: Conceptual Public Transit Route Map
153
Circulation
Figure 5-3: Bicycle & Pedestrian Circulation
154
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 5-4: Existing Arterial Transportation Facilities 155
Circulation
Figure 5-5: Future Arterial and Collector Roads & Vehicular Access Plan 156
City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
157
Final Central Area Specific Plan
November 2020
6. Infrastructure Plans
6.1 Introduction
This Chapter describes the existing utilities infrastructure, the required improvements to the existing infrastructure, and the proposed new infrastructure needed to support the development of the Central Area Specific Plan. Based upon input from the City of Salinas and other public and private utility providers. The development of the Plan Area will require the extension of public infrastructure to serve the future neighborhoods. For the purpose of this Specific Plan, this Chapter will address the following infrastructure:
• Public infrastructure refers to water supply, treatment, and distribution; wastewater (sanitary sewer) collection, treatment, and storage; and grading & drainage.
• Public services refer to services and facilities for schools, parks, public safety (police), fire protection and emergency services, libraries, and public transit (see Chapter 5 for discussion of transit).
• Public utilities refer to electricity, gas, telephone, dark fiber (fiber optic), cable television, and solid waste services. Note:
See Chapter 7, Stormwater, for the discussion of stormwater quality, retention, etc.
158
City of Salinas | Final Central Area Specific Plan, November 2020
6.2 Public Infrastructure
6.2.1 Domestic Water
Water Supply
This section provides an overview of the existing domestic water system pertinent to the proposed Central Area Specific Plan, including municipal drinking water wells, off-site water distribution systems, water treatment facilities and other drinking water supply considerations. It also describes the proposed on-site distribution system to meet potable water demands and fire flow requirements for the Plan Area. The Central Area Specific Plan EIR includes additional information and details regarding this topic.
The followingdocuments were referencedinthepreparationofthis section:
City of Salinas
• City Letter to Cal Water & ALCO RE: FGA Water Supply
(Sept. 22, 2006)
• North Future Growth Area Water System Study by P&D
Consultants (July 6, 2007 & August 20, 2007)
Cal Water
• Can and Will Serve Letters for the Western Half of the Central Specific Growth Area. California Water Service Company. (October 31, 2014 and July 30, 2019)
• 2015 Urban Water Management Plan and Appendices
• Water Supply Assessment for West, Central, and East Specific Plan Areas (August 16, 2007)
• Email to City Staff confirming the continued validity of the WSA/Can and Will Serve Letter (March 26, 2020 from Brenda Granillo, Cal Water)
• SB610 Water Supply Assessment for the Central Area Specific Plan (December 2014)
• SB610 Water Supply Assessment for the West Area Specific Plan (Dec. 15, 2015)
ALCO Water Service
• Can and Will Serve Letters for Central Future Growth Area, Alisal Water Corporation (February 10, 2014 and March 27, 2020) • Water Service Assessment [August 2007]
• Water Service Assessment (ALCO WSA) (October 2014)
• ALCO Letter from Robert T. Adcock discussing the Boronda Water Mains [July 6, 2007]
Example of a water well facility
designed to be compatible with
surrounding development.
Infrastructure Plans
159
The City of Salinas employed P&D Consultants to conduct a water system study forthe entire northern Future Growth Area. The results of this study are contained in the “City of Salinas North Future Growth Area Water System Study” report dated August 20, 2007. This report identified the onsite water facilities necessary to develop the North Future Growth Area for the City’s Sphere of Influence Amendment and Annexation process.
The conceptual unit count used in the P&D study is higher than the Specific Plan unit count. Therefore, the following water demands replace the preliminary water demands developed in the P&D Consultants study.
Water Purveyors
Salinas receives all its potable drinking water from wells. There are two residential water purveyors within the City of Salinas: Alisal Water Corporation (ALCO); and California Water Service Company (Cal Water). Much of the groundwater in the Salinas area, including the East Side Aquifer Subarea, is generated through recharge of the basin via the Salinas River. There are no other water supply sources in the area and water imports across regional boundaries are not financially or practically feasible at this time.
The preparation of the Specific Plan includes review and discussion with the City regarding the Salinas General Plan and its certified FEIR.
Discussions were also held with ALCO and Cal Water to identify specific future on-site and off-site water supply and distribution facilities. The preparation of this Specific Plan also included review of the requirements of the Salinas Urban Water Allocation Plan (City Council Resolution No. 15077). This allocation plan addressed water consumption from 1993 through 1996, requiring a 15% reduction from the 1987 consumption levels. The allocation plan accounted for conversion from agricultural to residential at 85% of the allowable pumping limit, and crediting for wastewater reclamation as well.
The current division of service areas splits the Plan Area in half along the PG&E towerline withALCOserving the eastern half and CalWater serving the western half. Table 6 1 shows the existing and conceptual facilities for Cal Water and ALCO. Both ALCO and Cal Water have produced Water Service Assessments (WSA) per the requirements of Senate Bill 610 and have issued will-serve letters for the project, which are on file at the City of Salinas Community Development Department.
ALCO Service Area
Alisal Water Corporation (dbaALCO Water Service) will provide domestic water service to the eastern half of the CentralArea, as shown in Figure 6 2.
ALCO draws all its water from the Salinas Valley Groundwater Basin, and more specifically the East Side Aquifer. As of the writing of this Specific Plan, ALCO has eleven wells dispersed throughout the Salinas service area; six are active, three are on standby due to water quality reasons, and two are drilled but not yet in service. ALCO has installed a 30 inch water main parallel to an existing 18 inch water main that runs through the center of the Plan Area, adjacent to the existing tower line easement. 160
City of Salinas | Final Central Area Specific Plan, November 2020 ALCO has approximately 205,000 gallons of existing storage, which is not adequate for peak hour and fire flow demands in the Plan Area.
However, ALCO has designated a new five-million-gallon storage tank for future construction to provide additional capacity during periods of high demand. The location is to be determined at a future date. It is anticipated that this 5-million-gallon storage tank will be installed once the Plan Area begins to develop. ALCO states in their October 2014 WSA they would be able to provide service to the entire Central and Eastern Future Growth Areas and their existing customers with the planned system upgrades. As previously indicated, ALCO has provided a “Can and Will Serve” letter dated February 10, 2014 and again on March 27, 2020 for the Plan Area. Refer to the CASP EIR for additional details with regard to water supply.
Cal Water Service Area
Cal Water will provide domestic water service to the western half of the Plan Area, see Figure 6 3 for the proposed domestic water distribution layout. Cal Water draws all of its water from the Salinas Valley Groundwater Basin, from two hydraulically connected sub-basins known as the East Side Aquifer and the western fluvial or pressure zone. Per the West Area Specific Plan SB610 Water Supply Assessment by California Water Service Salinas District, “a total of 28 wells supply the City of Salinas service area. The design capacity of active operations wells is 27,880 gallons per minute (gpm) or 40 million gallons per day (mgd) . . . of water”. In addition, Cal Water has three new wells being constructed. The capacity of these wells are anticipated to range from 500 to 2,000 gpm with an average design capacity of 1,200 gpm, for a total of 5.18 mgd additional water supply. Cal Water has been experiencing elevated levels of nitrates and volatile organic compounds (VOCs) in some of their supply wells. They have installed treatment facilities where practical and shut down wells where necessary to combat the problem.
They have also implemented monitoring programs at all their wells to aid in future water quality planning. Cal Water states in their December 2014 WSA they would be able to provide service to the entire North of Boronda FGA and their existing customers with the planned system upgrades which was confirmed to remain valid as of March 26, 2020 (email from Brenda Granillo, Cal Water). As previously indicated, Cal Water also issued a will-serve letter for the project on October 31, 2014 and again on July 30, 2019 both of which are on file at the City of Salinas Community Development Department.
Cal Water and ALCO Water Systems
The proposed distribution systems for the Plan Area consists of pipes ranging in size from 8-inch to 18-inch compliant with the American Water Works Association (AWWA) C900 or C905 PVC or high-density polyethylene (HDPE) pipe. It is expected that no ductile iron or steel pipe will be used due to highly corrosive onsite soils. Both distribution systems will be designed to meet following criteria:
Infrastructure Plans
161
• Minimum pressure during fire flow plus maximum daily demand = 20 pounds per square inch (psi).
• Minimum pressure during peak hour demand = 40 psi.
• Maximum desirable pressure = 80 psi.
• Residential fire flow = 1,500 gpm for duration of two hours. • Commercial fire flow = 2,500 gpm for duration of two hours. • Maximum desirable velocity 8 ft/s
• Maximum desirable head loss 10 ft per 1,000 feet.
Additionally, fire flows for buildings or portions of buildings and facilities shall be based on California Fire Code, Appendix B or the standard published by the Insurance Services Office latest edition of the “Guide for Determination of Required Fire Flow.” Verification that the water system meets requirements must be provided from the jurisdiction water utility company prior to any permit being issued.
Conditional Use Permit Required
Any of the wells, treatment, or other above ground conveyance facilities (including booster or pump stations) within either the Cal Water or ALCO Water District will be subject to approval of a Conditional Use Permit (CUP) through the City priorto installation. This CUP process will include, but not be limited to the review and approval of details for the decorative screening walls (8-foot minimum masonry walls or as otherwise required by the City Planner), landscaping, noise attenuation features, storage and use of hazardous materials, if any, drainage details (including water flows in the event of the malfunction of the applicable facility) and architectural features incorporated into the design of the applicable facility to ensure compatibility with and complement the surrounding built environment and land uses.
ALCO Water System
The existing nearby ALCO distribution system consists of the following pipes:
• 30-inch main and parallel 18-inch main running parallel to the PG&E electrical transmission towers and easement, west of Hemingway Drive.
• 12-inch main in Hemingway Drive running south
from Boronda Road.
• 12-inch main in Boronda Road from Hemingway Drive to
Constitution Boulevard.
• 12-inch main in Boronda Road running east from
Constitution Boulevard.
162
City of Salinas | Final Central Area Specific Plan, November 2020 • 12-inch main in Constitution Boulevard running south
from Boronda Road.
ALCO anticipates the need for two new booster pumping stations along the 30-inch main since they do not have a water supply source close to the site. As previously noted above, approval of a Conditional Use Permit will be required for all well and pumping station facilities within the Plan Area. These facilities will be designed to blend with adjacent uses through the use of architectural features and landscaping and will be screened by a masonry wall that is a minimum of 8-feet high. The final location and design are subject to the approval of the City Engineer and City Planner.
The conceptual locations for the stations are shown on Figure 6 2. The final locations for these facilities will be determined as part of the tentative map(s) process.
The 2014 ALCO WSA states: “. . . ALCO plans to construct a 5 milliongallon (MG) water storage tank at an elevation that will adequately provide pressure to its existing system and additional capacity for the future demand.” The ALCO report further states that developers are required to pay for all water system facility improvements necessary to provide water service to their projects. However, in the case of the 5MG reservoir, the WSA states: “The water utility, however, does finance the water system facilities and improvements for its existing water users. In the case of the 5MG storage reservoir, it will be built and paid for by the utility.” Project Water Demand within the ALCO service area is shown in Table 6-1 below.
Year 2005
Actual
2010
Actual 2015 2020 2025 2030 2034
District 1,557 1,498 1,466 1,411 1,411 1,411 1,411
Proposed Project N/A N/A 36 218 400 582 727
Total (2) N/A N/A 1,503 1,629 1,810 1,992 2,137
Source: Alco Water Service Water Service Assessment
(1) MG/Year = Million gallons per year
(2) Totals may not add up due to rounding.
Table 6-1: Projected Water Demand – ALCO Service Area (MG/ Year) (1) Cal Water System
The existing nearby Cal Water distribution system consists of the following pipes:
• 12-inch main in Boronda Road from San Juan Grade Road to Natividad Road.
• 8-inch main in Boronda Road from Independence Boulevard to the tower line west of Hemingway Drive.
• 12-inch main in Independence Drive running south
from Boronda Road.
Infrastructure Plans
163
Cal Water anticipates that two (2) new well sites will be required within the Plan Area to better serve the Future Growth Area. The conceptual location of the wells is shown on Figure 6-3. As previously noted above, approval of a Conditional Use Permit will be required for all well and pumping station facilities within the Plan Area. These facilities will be designed to blend with adjacent uses through the use of architectural features and landscaping and will be screened by a masonry wall that is a minimum of 8-feet high. The final location and design are subject to the approval of the City Engineer and City Planner.
ProjectWater Demand within the CalWater service area are projected to be:
Year 2005
Actual
2010
Actual 2015 2020 2025 2030 2035 2040
District 20,933 16,940 20,053 19,840 21,125 22,504 23,984 25,572 Proposed Project N/A N/A 0 71 249 427 605 605
Total N/A N/A 20,053 19,911 21,374 22,931 24,589 26,177 Source: Cal Water, SB 610 Water Supply Assessment
Notes:
(3) AFY = Acre-feet per year
Table 6-2: Water Demand Estimate– Cal Water Area (AFY)(1) Water Conservation
The developers of the Plan Area will be required to implement a Water Conservation Program that includes the use of low-flow toilets and shower heads, water-efficient dishwasher and washing machines and demandcontrolled irrigation systems on all apartments, mixed-use commercial and public buildings throughout the Plan Area and other measures as may be required by the City and the California Building Code.
Landscape plant materials have been selected that have low water requirements and that thrive in the conditions present on the site. See the appendices for the approved Master Landscaping Plan. Artificial turf may be used for appropriate areas/uses. Extensive use of native species is proposed, which willreduce water demands and adapt well to the soil and wind conditions. This plant palette will quickly establish the community as an integral part of Salinas, yielding benefits in terms of visual quality and biological integration and reducing Urban Warming impacts.
Landscaping for streetscapes, individual parcels and other outdoor areas shall be drought tolerant and utilize irrigation systems (drip/bubbler system where appropriate) that are designed to minimize water delivered to plants. Use of irrigated turf shall be limited in accordance with City and State requirements. Irrigation controls will be state-of-the-art in the public spaces to minimize water usage, such as evapotranspiration-based (ET) irrigation controllers. These provide localized available soil moisture information to control the application of irrigation water to match climatic requirements and plant needs. Evapotranspiration is the combination of the moisture evaporated and transpired by plants as a part of their 164
City of Salinas | Final Central Area Specific Plan, November 2020 metabolic process. The excess runs off or percolates below the root zone.
Significant amounts of water are conserved by irrigating at the rate and schedule required to meet a plant’s needs rather than the typical clock schedules now in common use. ET controllers are available from a variety of suppliers and will be installed in all residential, mixed use, commercial, and public facility applications, including parks. Single-family dwellings may have ET or other timed controls if approved by the City Planner.
A development of this scale provides an excellent opportunity to create irrigation systems for public spaces. Such systems can be managed in a very efficient manner including the use of centralized controllers, onsite weather information, water sensors, efficient emitters/spray nozzles, duration/cycles tailored to the soil and slope of each area.
All landscaping and irrigation in the Specific Plan area shall comply with the City’s Water Conservation Ordinance, Water Efficient Landscape Ordinance, Zoning Code Landscaping and Irrigation requirements and Appendix C of the SWDS for PCBMP related landscaping (in regard to plan materials for LID and similar areas as may be amended from time to time). A biologist and/or botanist shall prepare recommendations for the riparian corridor plant species for restoration corridors and/or natural creeks, inclusive of tributary streams.
6.2.2 Sanitary Sewer
The followingdocuments were referencedinthepreparationofthis section:
• Sanitary Sewer System Master Plan by CDM (August 2011) • North Future Growth Area Sewer System Study by PDM
(July 6, 2007)
• Technical Memorandum Re: Northern Salinas Development Evaluation for Sanitary Sewer from CDM to City of Salinas (January 24, 2007 – attached to P&D 2007 Sewer System Study) • Wastewater Treatment Capacity Analysis - Salinas Future Growth Area Wastewater Treatment Facility by Mark Thomas & Company, Inc. for PDM (July 2007)
This plan establishes policies to help facilitate the final sanitary sewer design to meet the needs of the development. The Plan Area conceptual on-site sanitary sewer layout, Figure 6 4, addresses the sewer needs the Specific Plan development. The City of Salinas provides and maintains their own sewer collection service to the Salinas pumping station located at the southwest limits of the City. The Monterey One Water(M1W) provides wastewatertreatment,recycling, and disposal forthe City of Salinas. M1W also maintains the Salinas Pumping Station and downstream conveyance system to the Regional Treatment Plant.
Infrastructure Plans
165
Sanitary Sewer Generation
Historical Calculations
2006/JULY 2007 P&D STUDY
The City of Salinas retained P&D Consultants to conduct a sewer system study for the entire northern Future Growth Area. The Administrative Draft was dated August 2006. The final results of this study are contained in the “City of Salinas North Future Growth Area Sewer System Study” report dated July 6, 2007. This report identified the onsite sewer facilities necessary to develop the Salinas North Future Growth Area for the City’s Sphere of Influence Amendment and Annexation process.
The total average and peak sewer generations determined by P&D Consultants based on land use assumptions at the time of the report are 1.64 and 2.96 million gallons per day (MGD) respectively for the entire Central Growth Area (Plan Area). Note that these flow projections no longer apply.
JANUARY 2007 CDM TECHNICAL MEMORANDUM (TM):
The City of Salinas hired CDM to conduct an initial evaluation of the impacts the entire North of Boronda Future Growth Area would have on the existing sanitary sewer system for the City’s Sphere of Influence Amendment and Annexation process. The results of this evaluation are presented in the “Northern Salinas Development Evaluation for Sanitary Sewer” Technical Memorandum (TM) dated January 24, 2007. The TM evaluated the flow projections from the P&D 2006 Administrative Draft CDM used the same land use and sewer generation assumptions as P&D Consultants to update the City’s 1998 HYDRA model.
The results of the CDM analysis yielded average and peak sewer generations of 1.96 and 3.54 MGD respectively for the Central Growth Area (Plan Area). The memo concluded that the difference in total flow rate between their and P&D’s calculations was due to the HYDRA model methodology for generating flows vs. previous methods of modeling.
Note that these flow projections no longer apply.
AUGUST 2011 SALINAS SANITARY SEWER MASTER PLAN:
The engineering firm CDM was retained by the City of Salinas to update their Sanitary Sewer Collection Master Study, which was completed and adopted in August 2011 (Sanitary Sewer Master Plan). The Master Plan sets the sewer generation rate by land use along with the required peaking factors, etc. This most recent document is the methodology used to calculate the Plan Area sanitary sewer generation.
CENTRALAREASANITARYSEWERGENERATIONCALCULATIONS:
Utilizing the acreages for each land use set forth in this Specific Plan and the sanitary sewer generation rates established in the 2011 Sanitary Sewer Master Plan, the Projected Sewer Generation for the Plan Area was 166
City of Salinas | Final Central Area Specific Plan, November 2020 calculated. The Central Area is projected to yield an average dry weather flow of 0.83 MGD and a peak wet weather flow of 2.29 MGD, as detailed in Table 6 3 below. The difference between these calculations and the historical calculations are mainly due to two items: a reduction in density in the current Specific Plan, and the use of the new sanitary sewer generation rates and methodology, as established in the 2011 SS Master Plan.
Land Use
Net
Area
(Acres)
Neighborhood
Density
Average
Flow Rate
(gpd)
Wet Weather
Flow (gpd)
Total Flow
(gpd)
Neighborhood Edge
(NE) 208.0 Low 291,214 228,811 520,025
Neighborhood
General (NG) 109.7 Medium 219,320 120,626 339,946
Village Center (VC) 50.5 High/Mixed Use 139,397 55,528 194,925 Public Facilities 60.7 Public 60,650 66,715 127,365
Public Parks 44.0 – 0 0 0
Public Open Space 103.0 – 0 0 0
Average 1.18 mgd
Peak 1.75 mgd
Source: Central Area Specific Plan, Section 6.0.
(4) The following sewer generation rates used are based on the City of Salinas Sanitary Sewer System Master Plan, Prepared by CDM, August 2011:
(5) Commercial/Mixed Use Flow = 1,200 gpd/acre; -Residential – High Density = 3,500 gpd/acre; -Residential – Medium Density = 2,000 gpd/acre; -Residential – Low Density = 1,400 gpd/acre; -Public Facility Flow – 1,000 gpd/acre; -Wet Weather Flow – 1,100 gpd/acre (10-year, 6-hour Design Storm) (6) Unsewered areas (open space, parks) do not contribute base flow to the system, i.e., zero unit flow rates.
Table 6-3: Projected Sewer Generation
Sanitary Sewer Collection and Conveyance
Figure 6-4 shows the conceptual Plan Area onsite sewer system. The sewer system will consist of 8-inch to 12-inch pipes designed in accordance with the City of Salinas design standards at the time of final design. The sewer mains will be located in public streets and private alleys with public service easements. The sewer mains will connect to the existing City of Salinas sewer system at two locations: the 10-inch sewer in Independence Boulevard, and the 18-inch sewer near Constitution Boulevard.
The sewer collection and conveyance system entail a minimum of four creek crossings: one for Gabilan Creek and three for Natividad Creek and its tributaries. These creek crossings may require the use of siphons.
The 2011 City of Salinas Sanitary Sewer System Master Plan analyzed the City collection system including the anticipated flows from the future growth area. Along the portion of the system that carries the flows form the Plan Area, only one improvement is recommended: capacity improvement to the Lake Street Pump Station. In addition, the project will require a sewer main extension from the existing 18-inch main south of Constitution Boulevard extending northerly to the Plan Area, southerly of Hemingway Drive.
Infrastructure Plans
167
Sanitary sewer mainlines shall be designed in accordance with standard engineering practices, the City Sanitary System Master Plan, and the City development standards as may be amended from time to time. Sanitary sewer mains shall be designed to discharge the expected peak flow when the pipe is running full. The pipe grade shall be sufficient to provide a minimum two feet per second flow velocity based on the anticipated peak rate of flow. Sanitary sewer discharges into manholes shall be oriented in the primary direction of flow to improve hydraulics, and minimize turbulence in manholes, pipes, or related structures.
A registered civil engineer in the State of California shall oversee the calculations (stamp and seal calculations) for the proposed sanitary sewer system to ensure it is designed to operate acceptably, without leading to surcharge. The backbone sanitary sewer system shall connect to the system south of E. Boronda Road, as identified in the City’s Sanitary Sewer Master Plan.
6.2.3 Grading & Drainage
Existing Topography
The Plan Area is currently undeveloped agricultural land consisting of row crop and orchard agriculture. Two creeks cross through the site:
Gabilan Creek to the west and Natividad Creek to the east. Natividad Creek has three tributaries that connect onsite and continue south.
The bluffs vary from approximately five feet to 30 feet above the creek floodplains. The bluffs slopes range between 20:1 and 4:1 (horizontal to vertical). However, the actual creek banks do experience slopes steeper than 4:1 in some instances. A 25-foot-high terrace near the middle of the Plan Area divides the two drainage basins. The site generally slopes from a northerly to southerly direction towards Boronda Road. The overall topographic relief is approximately 76-feet, with a maximum elevation of approximately 146-feet above sea level at the northeast corner on Old Stage Road, and a minimum elevation of approximately 70-feet above sea level in Natividad Creek at the Boronda Road crossing. Figure 6 5 shows the general topography across the Plan Area.
Existing Drainage
The existing drainage basins for the Plan Area were established using design-level aerial topography. Two creeks flow through the site from north to south: Gabilan Creek on the west and Natividad Creek on the east. The total onsite area tributary is approximately 290 acres to Gabilan and 449 acres to Natividad. Natividad Creek culvert crossings exist at Old Stage Road, Boronda Road, and nine agricultural roads. Gabilan Creek culvert crossings exist atBorondaRoadandtwo agriculturalroads.The two creeks continue south under Boronda Road and confluence at Carr Lake.
Carr Lake drains into the Reclamation Ditch No. 1665, which continues west, draining into Old Salinas River and, ultimately, Monterey Bay.
Gabilan Creek and Natividad Creek are designated as areas of one percent chance annual flood by the Federal Emergency Management 168
City of Salinas | Final Central Area Specific Plan, November 2020 Agency (FEMA) Flood Insurance Rate Maps (FIRMs) (Gabilan Creek is located in Flood Zone AE, and Natividad Creek is located in Flood Zone A, Flood Insurance Rate Map (FIRM) panels 06053C0226G, 06053C0228G, and 06053C0230G.). A FEMA map revision will be required to adjust the boundaries oftheAflooddesignationpriorto anydevelopmentin theflood zone. The remainder of the site is located in shaded or unshaded Zone X.
Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) and FEMA FIRM Panel Numbers are shown in Figure 6 6, FEMA Flood Zones. Since grading operations are planned within the existing flood zone as part of the creek restoration plan, further hydraulic studies and potential FEMA map revisions will be needed to ensure base flood elevations do not increase as a result of the proposed development to provide accurate Base Flood Elevations (BFEs) so structure and appurtenant serving utilities can be raised/floodproofed in accordance with the City’s Flood Plain Management Regulations.
The Rezone application associated with the Central Area Specific Plan will include extending the Salinas Flood (F) Overlay District into the Plan Area.
Proposed Grading
The preliminary grading plan for the Plan Area was created to provide a developable site while minimizing the quantity of earth moved, achieving a balanced earthwork condition, and maintaining existing drainage areas and positive overland release to the existing creeks. The existing topography varies greatly across the site as expressed above.
Development and street profile constraints require considerable cuts and fills at the transition slopes between the existing bluffs and at the creek enhancement corridor boundaries. Grading shall conform to the City’s Erosion and Grading Control Ordinance as may be amended.
Grading Plans shall be submitted to the City for review and approval prior to construction. Final grading plans shall include tie-in grading to existing improvements, as necessary. Flow lines in gutters shall have a minimum slope of 0.3%, and a maximum slope of 5%. Grading plans will generally show items such as the building envelope, proposed/existing contours and top of curb or centerline elevations throughout the development area, finished pad and finished floor elevations, and the interface of these site development grades with adjacent properties and other information as may be required by the City Engineer. Low impact development (LID) strategies shall comply with the City’s NPDES permit and SWDS requirements.
Final grading plans shall minimize grade differentials to the greatest degree possible, retain natural drainage patterns to the greatest extent possible, and keep the use of retaining walls to a minimum. Where retaining walls cannot be avoided and are 2-feet and higher, the walls shall be constructed of concrete, brick, or similar durable materials, approved by the Building Official and City Engineer. A soils report shall be prepared to address design requirements and compliance with NPDES parcel-scale development requirements.
Infrastructure Plans
169
Erosion control shall be provided on all site grading. Erosion control shall conform to Resolution No. 10836 (NCS). Applicable NPDES /SWPPP permits will be required and shall be obtained from the State Water Quality Control Board prior to any construction activities, in accordance with EPA regulations. Development shall comply with NPDES requirements in effect when construction begins.
The SWPPP shall include a plan indicating erosion control measures and Construction Best Management Practices (CBMPs) proposed for each subdivision. CBMPs shall include, but are not limited to: fiber rolls around the construction site, gravel bags or compost socks at all impacted inlets, rocked construction access to/from the site, agriculture water interceptor ditches and bio-treated runoff before discharging into any system, concrete washout facilities, and basins beneath temporary construction toilets.
Fill may also be required in the floodplain of the creeks to maintain positive overland release and for hydrologic mitigation, as proposed by Pacific Advanced Civil Engineering, Inc. (PACE). Figure 6 7, Conceptual Earthwork Design, shows the conceptual earthwork requirements with approximate maximum cuts and fills of 30-feet and as much as four million cubic yards of earth moved within the Plan Area. The grading plan for the Plan Area will be refined during the final design process to minimize changes to the existing topography to the maximum extent practicable per the requirements of the City of Salinas Development Standards.
The existing topography of the Plan Area slopes towards Gabilan and Natividad Creeks with a high ridge bluff dividing the two drainage areas.
Thecreeksflowfromnorthtosouththroughthesite.Theconceptualgrading plan seeks to maintain the overall drainage basin areas and direction of flow while creating a developable site for the proposed site plan.
In addition, Gabilan and Natividad Creeks have been severely degraded over the years due to farming operations. Grading operations are proposed to take place along these creeks to restore them to a more natural meandering, well-vegetated condition. Grading and restoration activities in creek areas may require the approval of City, State and federal agencies prior to any disturbance of these areas.
The site will conform to existing grades along the perimeter of the project boundary with grading conforms extending as much as 100 feet beyond the project boundary. The conceptual site grading will provide overland release to the existing drainage creeks and conform to conceptual grading plans for the adjacent future growth planning areas (West Area and East Area Specific Plans). It is expected that some retaining walls will be needed to absorb the elevation difference between many lots.
Proposed Drainage
The proposed grading and drainage plan will seek to maintain the existing shape and hydrologic properties of the existing Gabilan Creek and Natividad Creek drainage basins. This will be accomplished through the use of site/parcel-based uniformly decentralized controls including 170
City of Salinas | Final Central Area Specific Plan, November 2020 Low Impact Development strategies and PCBMP to the MEP. Where infiltration is proven infeasible, efficient onsite storm drain systems, supplemental detention, and retention facilities, and enhancing the existing creek corridors may be implemented, on a case-by-case basis, per the direction of the City Engineer. Parcel-based stormwater management will minimize the storm drain system. Figure 6 8 shows the conceptual storm drain system for the Plan Area. The final design configuration and locations for these facilities will be determined as part of the preparation and approval of each tentative map within the Plan Area.
The onsite (underground) storm drain system will consist of reinforced concrete orhigh-densitypolyethylene (HDPE)pipedesignedinaccordance with the latest City of Salinas design standards. The storm drain system will direct the runoff to the supplemental detention and retention facilities located along the edges of the Gabilan and Natividad Creek corridors.
Detention and retention facilities are needed to mitigate for increases in peak runoff flow rate and runoff volume due to development.
Water quality basins are needed to provide mitigation for increases in stormwater pollutants due to development. PACE has been retained to study the required hydrologic mitigation facilities and creek enhancement corridor. The hydrologic analysis was based on design criteria from the City of Salinas, Monterey County Water Resources Agency, and the Regional Water Quality Control Board. The potential hydrologic impacts to Carr Lake and the downstream reclamation ditch were also taken into account due to historical flooding issues. A de-silting basin will likely be required for Gabilan Creek, north of the future extension of Russell Road to minimize creek silting.
A landscape and maintenance plan for each basin shall be submitted with the tentative map creating said basin (retention or detention). Basins shall be designed to achieve an aesthetically attractive and natural vegetated appearance. The landscape and maintenance plan must be prepared by a qualified professional and is subject to approve by the City Engineer and the City Planner. See Chapter 7 for photo examples of natural vegetated basins and other applicable requirements (Note: will be inserted in the final document). All basins shall be maintained under the LLMD.
Stormwater Treatment
See Chapter 7, Stormwater and Water Quality Management, for the requirements for stormwater quality management.
6.3 Public Services and Utilities
This section provides an overview of the public services/facilities and utility providers in the City of Salinas including schools, parks, police services, fire services, library services, electricity, natural gas, and telecommunications. See Chapter 2, Land Use (for schools, parks, and library and fire services) and Chapter 8, Public Facility Financing of the Specific Plan for additional discussion on these topics.
LID and Supplemental Detention
basins and other green spaces
slow water flow rates, which is a
goal of stormwater management.
Infrastructure Plans
171
All utilities serving development within the Plan Area shall be installed underground,asshallmainutilitylineswithintheprojectboundariesunless otherwise approved by the City Engineer. Individual utilities services and infrastructure shall be provided to each individual dwelling unit or non-residential use being created by the respective maps or applicable development review application (i.e. each unit or non- residential use shall have an individual water, sanitary sewer, gas, electrical, telephone, cable television, and other standard utility services), in accordance with the Salinas Municipal Code.
A public utility plan will be required with each individual subdivision.
Said plans shall show the locations of all sanitary sewer and storm drain laterals/mains with connections to City mainlines, public utility mains and utility services (including utility boxes and structures), joint utility trenches, water and fire services, lights, driveways, fire hydrants, street trees, inlets/catch basins, and other structures within public rights-ofway and within the site’s common areas. All large utility boxes shall be located on side yards of buildings and/or hidden from public view to the greatest degree possible and screened with landscaping or other features.
Transformers shall be placed underground, unless otherwise approved by the City Engineer.
6.3.1 Existing Utilities and Easements
PG&E transmission towers and corresponding easement extend through the center of the site north of Hemingway Drive and border a portion of the site along the future extension of Russell Road and Old Stage Road.
The transmission easements will be landscaped and improved as part of the development, see Figure 4 6. The Central Area Specific Plan land use plan will not disturb or impede access to the transmission tower. In this regard, structures will not be allowed underneath or within the 40-feet wide (20-feet on each side) swing zone of the transmission lines.
Existing30inchand18inchALCOdomesticwatermainsandcorresponding easement run through the site parallel to the PG&E transmission towers.
California Water Service is planning the installation of a new well and storage tank to help serve the FGA. Various road, ingress/egress, and right-of-way easements exist on site.
Figure 6 9 shows the locations of the existing easements within the Plan Area. All utilities (including power lines) serving each lot within the Plan Area shall be installed underground, as shall main utility lines within and adjacent to the project boundaries unless otherwise approved by the City Engineer.
Schools
The Plan Area is currently located within the Salinas Union High School District (SUHSD), the Alisal Union School District (AUSD), and the Santa Rita Union School District (SRUSD). A total of three school sites are identified in the Central Area Specific Plan. These schools are intended to serve the needs of future students who will live in the Plan Area 172
City of Salinas | Final Central Area Specific Plan, November 2020 and the surrounding areas. Two of these school sites are owned by the applicable school district (SUHSD and AUSD, respectively). The purchase of school sites, not currently owned by the applicable school district, will be negotiated between the applicable District and the underlying property owner. The developer will pay the applicable school fees in effect at the time of building permit issuance.
The student generation rates (and the projected total number of students from the Plan Area) for each school district are shown on Table 6 4.
The AUSD has twelve K-6th grade schools in the East Salinas area. The District has indicated that their schools are currently at capacity. As noted above, the District currently owns a 12-acre elementary school site in the central portion of the Plan Area.
The SRUSD operates four K-5th grade elementary schools and two 6th -8th grade middle schools. The District has indicated that their existing schools are close to full capacity. An 18-acre site (east of Gabilan Creek) was designated in the Plan Area for a new K-8th grade elementary/middle school in the SRUSD.As of the date of this Specific Plan, a district boundary adjustment had been initiated between SRUSD, SUHSD and AUSD. If the districts finalize the boundary adjustment, SRUSD would relinquish that school site to the AUSD for the construction of an elementary school.
The Salinas Union High School District operates six high schools and four middle schools for the entire city, except within the SRUSD, which provides its own middle schools. All the schools are close to or exceeding their capacity. The District has purchased land for an 18-acre middle school site within the Plan Area just east of Hemingway Drive, adjacent to the southerly greenway street in the Plan Area. Additionally, the Salinas Union High School District recently completed the Rancho San Juan High School located in the West Area Specific Plan off Rogge Road.
Consultation with applicable school districts shall occur as described in Section 9.3, Project Review Procedures, under Tentative/Vesting Tentative Subdivision Maps, because the demand for new schools will gradually increase over the time period in which buildout of the Specific Plan gradually occurs. See Chapter 2 of the Specific Plan for an overview discussion of the school sites and student generation rates.
Public Safety: Police Protection Services
Remainder of page intentionally left blank
Infrastructure Plans
173
Dwelling Unit Type Education Level Generation Factors** Alisal Union School District (AUSD)
Single-Family (NE A-B)
and (NG A-B)
Elementary 0.4180
Middle N/A
High N/A
Multifamily Neighborhood General
(NG-C) and Village Center (VC A-B)
Elementary 0.2857
Middle N/A
High N/A
Santa Rita Union School District (SRUSD)
Single-Family (NE A-B)
and (NG A-B)
Elementary 0.3148
Middle 0.1955
High N/A
Multifamily Neighborhood General
(NG-C) and Village Center (VC A-B)
Elementary 0.5715
Middle 0.1892
High N/A
Salinas Union High School District (SUHSD)
Single-Family (NE A-B)
and (NG A-B)
Elementary N/A
Middle 0.114
High 0.137
Multifamily Neighborhood General
(NG-C) and Village Center (VC A-B)
Elementary N/A
Middle 0.028
High 0.011
Source: Salinas Union High School District: School Facility Needs Analysis for the Salinas Union High School District, May 2020; Santa Rita Union School District School Facilities Needs Analysis, March 6, 2018. Alisal Union School District School Facilities Needs Analysis, July 2, 2020.
Notes: AUSD only contains elementary schools; SRUSD only contains elementary and middle schools; SUHSD only contains middle and high schools.
Table 6-4: Student Generation Estimates
See Section 8.4 for discussion of Police Services
Fire Protection and Emergency Services
See Section 8.4 for discussion of Fire Protection and Emergency Services.
Library Services
See Section 8.4 for discussion of Library Services.
Electricity Services
In February of 2017, Monterey Bay Community Power (MBPC), a joint powers authority, was formed to provide locally-controlled, carbon-free electricity services to San Benito, Monterey and Santa Cruz counties through the Community Choice Energy (CCE) model established by the State of California. The MBCP serves as the primary electricity service provider for residential and business customers in the City of Salinas.
Prior to the formation of MBCP, Pacific Gas and Electric Company (PG&E) was the primary electricity service provider for the City.
MBCP provides various carbon-free electricity service offerings (with 174
City of Salinas | Final Central Area Specific Plan, November 2020 reducedgreenhouse sources suchas solar,wind, andhydroelectric).Residential and business customers located in the Plan Area will be automatically served by MBCP unless they specifically select PG&E to be their service provider.
PG&E continues to provide distribution of electricity. PG&E indicates that sufficient primary line power service exists in close proximity to the proposed development area. PG&E currently operates a 12 kV overhead power line along Old Stage Road and Williams Road. A 12 kV underground primary line exists along Boronda Road. PG&E also maintains 112 kV transmission lines and corresponding easements along the northwest side of Old Stage Road, westerly along the proposed Russell Road alignment, and southerly down the middle of the site as mentioned previously in Chapter 6. By agreement, MBCP is authorized to utilize this same primary line power distribution system to provide electivity services to its customers.
PG&E plans to install a substation near the intersection of the proposed Russell Road alignment and the central north to south transmission lines. The substation will be subject to the City’s approval of a CUP in accordance with Article 6, Division 8 of the Zoning Code to ensure compatibility with adjacent uses. Table 6 5 shows the estimated electricity demand for the Plan Area.
Electric vehicles charging stations will be provided at the Village Center, public facilities, and other locations.
Use Usage Factor (kwh) Project Estimated Monthly
Usage (kwh/month)
Retail/Services 1.35 kwh/sq.ft./month (1) 489,700 sq.ft. 661,095 Residential 867 kwh/unit/month (2) 3,911 unit 3,390,837 Schools 17,736 kwh/acre/month (3) 48 acres 851,328
Total 4,903,260
(7) 2012 U.S. Energy Information Administration Commercial Building Energy Consumption Survey (8) Average annual electricity consumption per residential customer, U.S. Energy Information Administration, 2017 (9) SUHSD New High School #5 Construction, Subsequent EIR Table 6-5: Estimated Electricity Demand
Remainder of page intentionally left blank
Infrastructure Plans
175
Natural Gas
PG&E provides natural gas service to the City of Salinas. A gas line exists along Williams Road. PG&E will extend their services to the Plan Area along E. Boronda Road in accordance with the franchise agreement with the City. There is also an existing 12-inch diameter transmission line in Natividad Road that operates at a maximum pressure of 350 pounds per square inch gauge (psig). PG&E has requested that a substation be constructed within the Plan Area.
Use Usage Factor (Therms) Project Estimated Monthly
Usage (Therms)
Retail/Services 0 .0225/sq.ft./month (1) 489,700 sq.ft. 11,018 Residential 40.25/unit/month (2) 3,911 unit 157,418
Schools 0.0225/sq.ft./month (3) 420,000 9,450
Total 177,886
(10) 2003 U.S. Energy Information Administration, Commercial Building Energy Consumption Survey (11)California Residential Natural Gas Consumption, California Energy Commission (12) School Estimated square feet: 85,000 sq.ft. for Elementary School, 125,000 sq.ft. for Middle School and 200,000 sq.ft. for High School.
Table 6-6: Estimated Natural Gas Demand
Telecommunication Services
Comcast provides cable television and internet service to the City of Salinas and will provide service to the Plan Area. AT&T/SBC and numerous other telecommunications companies provide telephone and cellular phone service to residents in the City of Salinas. Extension of existing underground cable networks within adjacent streets will be required to provide service to the Plan Area.
Communications infrastructure, including infrastructure necessary to support cable television, telephone, fiber optic networks, and wireless communications shall be installed throughout the Plan Area. Developer shall install empty (dark) fiber conduit within the public right-of-way in accordance with applicable City Standards, subject to review and approval by the City Engineer.
Solid Waste Management and Recycling
The Specific Plan will result in new mixed use commercial, residential and other development that will generate an increased demand for solid waste collection and disposal capacity. As shown on Table 6 7, Estimated Solid Waste Generation, the project will generate approximately 44,171 pounds of solid waste per day.
The Salinas Valley Solid Waste Authority (SVSWA) is currently the solid waste disposal service provider for the City of Salinas. SVSWA is a joint powers agency made up of the eastern half of unincorporated Monterey County and five cities, including the City of Salinas. SVSWA currently owns four landfills. Three of these landfills are closed and inactive while 176
City of Salinas | Final Central Area Specific Plan, November 2020 Johnson Canyon Landfill is currently in operation. This landfill is operated by and serves as the regional landfill for the Agency.
Solid waste generated within the incorporated boundaries of the City is currently collected by Republic Services of Salinas and delivered to the Salinas Solid Waste Authority Transfer Station and Republic Services Transfer Station, which then transport the collected refuse to the Johnson Canyon Landfill, which is owned and operated by SVSWA. The combined permit capacity of both transfer stations can support most or all the City’s waste stream transportation needs.
The Johnson Canyon Landfill is classified as a Class III refuse disposal facility by the Regional Water Quality Control Board (RWQCB). The site is permitted by the California Department of Resources Recycling and Recovery to accept a maximum of 1,574 tons of solid waste per day. The landfill’s approved filled area is approximately 96 acres in size and its total site capacity is approximately 14 million cubic yards. Approximately 213,714 tons of solid waste were landfilled at the Johnson Canyon Landfill in FY 2017-2018. According to SVSWA (2018), the Johnson Canyon Landfill will be filled to capacity in approximately 38-45 years based on a combination of current solid waste generation rates and new waste reduction/diversion programs.
SVSWA is currently responsible for overseeing future landfill siting or expansion to meet the area’s long-term solid waste disposal and resource recovery needs. SVSWA has proposed an approach to provide for the solid waste disposal and resource recovery needs for jurisdictions (that are located within its service area) for approximately 70 years or through approximately 2085. This approach includes increased waste diversion and materials recovery as well as the application of or contracting for advanced technologies for processing solid waste to provide sufficient long-term capacity and to help achieve the waste diversion mandates required by Assembly Bills (AB) 939, 341, and 1826, and Senate Bill (SB) 1383.
The California Green Building Standards Code (CALGreen), Chapter 14 of the City of Salinas Municipal Code and Zoning Code Section 37-50.200 and 210, which regulates the management of garbage, recyclables and other solid waste apply to the land uses/properties located in the incorporated boundaries of the City, including the Central Area Specific Plan.
On November 20, 2018, the Salinas City Council passed and approved resolution 21521 that authorizes the City Manager to deliver a one year written notice to the SVSWA of the City’s intent to withdraw from the Joint Powers Agreement Between the City of Salinas, the City of Gonzales, the City of Greenfield, the City of King, the City of Soledad, and the County of Monterey Creating the Salinas Valley Solid Waste Authority. Pursuant to section 19 of the Joint Powers Agreement, the City gave the one-year notice to the SVSWA in a letter dated December 6, 2018. This notice still remains in effect as of the writing of this Specific Plan.
Infrastructure Plans
177
If the City finds that maintaining its membership in the SVSWA is in the best long-range interests of its residents and businesses and the region, then the City may opt to rescind the notice and remain a member of the SVSWA Joint Powers authority. Whetherthe City remains with the SVSWA or ultimately chooses another service provider, the solid waste disposal, diversion and resource recovery needs of the Central Areas Specific Plan and the City will be fully met.
Land Use Generation Factor (1) Project Estimated Solid Waste Generation (lb./day)
Retail/Services 6 lb/1,000 sq.ft./day 489, 700 sq.ft 2,938 Residential 10 lb/unit/day 3,911 units 39,110
Schools 0.5 lb/student/day 4,246 students 2,123
Total 44,171
(13) CalRecycle 2016
Table 6-7: Estimated Solid Waste Generation
6.4 Infrastructure, Public Services & Utilities
Goals and Policies
The following goals and policies are found in the Salinas General Plan.
The following policy Implementation Measures are relevant only to the Plan Area.
6.4.1 Water Supply, Treatment and Distribution
Goal LU-6: Work with water suppliers and distributors such as Cal Water and ALCO to continue to provide quality water supply and treatment capacity to meet community needs.
Policy LU-6.1: Actively work with Cal Water and ALCO, as well as regional water suppliers and distributors, to ensure that high quality water is available for the community.
Policy LU-6.2: Review development proposals to ensure that adequate water supplies, treatment, and distribution capacity is available to meet the needs of the development without negatively impacting the existing community.
Policy LU-6.3: Participate in and support regional programs and projects that target the improvement and conservation of the region’s groundwater and surface water supply.
Policy LU-6.4: Actively promote water conservation by City residents, businesses and surrounding agricultural producers.
Implementation Measure
The Specific Plan will include the development of a water system to provide potable water to the Plan Area, which includes sufficient water pressure and fire hydrants as determined by the City to meet the needs 178
City of Salinas | Final Central Area Specific Plan, November 2020 of residents and the development. The Specific Plan will include water saving features, such as low-flow toilets, drip irrigation systems, tankless water heaters for appropriate uses, faucet water restrictions and droughttolerant landscaping and meet other City and State requirements related to water conservation including the City’s Water Conservation Ordinance, Water Efficient Landscape Ordinance, Zoning Code Landscaping and Irrigation requirements.
Policy LU-6.5: Review projects subject, such as residential projects with 500 or more units, for compliance with Sections 10910-10915 of the California Water Code.
Implementation Measure
Cal Water and ALCO agree to serve the Plan Area based upon Water Supply Assessments Reports that have been prepared for the Plan Area by the water purveyors that conclude there is an adequate water supply to serve the Plan Area.
6.4.2 Sewer Collection and Treatment
Goal LU-7: Provide sewer service and maintain sewer facilities to meet community need for sewer collection and treatment.
Policy LU-7.1: Provide a sewer system and improvements that comply with the City’s Sanitary Sewer Master Plan and meets the needs of the community for sewer collection and treatment and work with MRWPCA for sewer treatment needs.
Policy LU-7.2: City will review development proposals in accordance to ensure that adequate sewer collection and treatment facilities are available to meet the needs of the development without negatively impacting the existing community.
Policy LU-7.3: Maintain the existing sewer system to provide a high level of service to existing neighborhoods.
Implementation Measure
The development of the Plan Area will include provision of a sewer collection system and otherrequired upgrades that will convey wastewater to existing mains in the City and to the Monterey One Water treatment plant. It has been determined by the Monterey One Water that the treatment plant has capacity to serve the development of the Plan Area.
6.4.3 Flood Control
Goal LU-8: Work with Monterey County Water Resources Agency (MCWRA) to provide a level of flood control protection that meets the needs of the community.
Infrastructure Plans
179
Policy LU-8.1: Actively coordinate and work with MCWRA to provide and maintain necessary flood control facilities.
Policy LU-8.2: Apply appropriate development standards and fees to improve present drainage systems and provide adequate stormwater detention basins and sedimentation ponds with new construction as required by the City.
Implementation Measure
ThedevelopmentoftheSpecificPlanshallinclude a systemof supplemental stormwater detention and retention basins designed to supplement on-site/parcel-based LID PCBMP hydro modification mitigation and minimize impacts on MCWRA flood control facilities resulting from the urban development of the Specific Plan area.
Policy LU-8.3: Require new development, to the extent feasible, to provide flood control facilities that are aesthetically attractive, ecologically beneficial and require ongoing maintenance of the facilities through a maintenance district.
Implementation Measures
All basins and similar flood control facilities shall be designed to be ecologically beneficial and aesthetically attractive and have a natural vegetated appearance. In this regard, a landscape and maintenance plan for basins shall be submitted with the tentative map creating any basin (supplemental retention or detention). The landscape and maintenance plan must be preparedby a qualifiedprofessional andis subjectto approval by the City Engineer and the City Planner. Chapter 7 includes photo examples of natural vegetated basins and other applicable requirements.
All basins shall be maintained by a maintenance district such (e.g. LLMD).
6.4.4 Stormwater
Goal LU-8: Work with Monterey County Water Resources Agency (MCWRA) to provide a level of flood control protection that meets the needs of the community.
Goal LU-8.3: Require new development, to the extent feasible, to provide flood control facilities that are aesthetically attractive, ecologically beneficial and require ongoing maintenance of the facilities through a maintenance district.
Implementation Measure
The supplemental detention and retention areas and other flood control facilities inthe SpecificPlanwillbe installedbythedeveloper.Basins,where feasible should be designed as usable open space and recreation areas.
Groundwater quality will be handled by site/parcel-based PCBMP to the 180
City of Salinas | Final Central Area Specific Plan, November 2020 MEP. Basins will be supplemental to the amount of hydromodification mitigation where infiltration rates make total on-site disposal in feasible as part of the overall low impact development program. Also see the implementation for LU-8.1, 8.2, 8.3 under Flood Control above and Chapter 7, Stormwater and Water Quality Management for additional details on stormwater management and implementation.
6.4.5 Education/Schools
Goal LU-9: Work with local school districts and other educational organizations to ensure that a level of public education is provided that meets community educational needs.
Policy LU-9.1: Work in partnership with local school districts and assist them in identifying land needed for new school sites so that sufficient facilities are provided for students.
Policy LU-9.2: Considerimpacts of proposed projects on school enrollment and facilities when acting on annexation applications to ensure that public services and facilities service standards identified in Table LU-4 are met.
Policy LU-9.3: Support the development of career/professional schools that encourage a well-trained work force.
Policy LU-9.4: Work with Monterey Salinas Transit to provide transit routes to serve education institutions.
Implementation Measures
Development of the Central Area Specific Plan has included coordination with the Salinas Union High School District, the Alisal Union School District, and the Santa Rita Union Elementary School (by the City and the project applicants) to identify school sites that meet the needs of these Districts. Two of the school districts currently own school sites in the Plan Area. A third site identified in the plan will be reserved for acquisition by the appropriate school district in accordance with the requirements of the Subdivision Map Act.
Additional consultation with the applicable School Districts shall occur as described in Section 9.3, Project Review Procedures, under Tentative/ Vesting Tentative Subdivision Maps because the demand for new schools will gradually increase over the time period in which buildout of the Specific Plan occurs. See Chapter 6.3.1 and Table 6-4 of the Specific Plan for discussion of student generation rates.
Implementation Measures
The planning for the Plan Area has included coordination with Monterey Salinas Transit (MST) to determine appropriate transit routes that will serve not only educational institutions but other uses in the Plan Area and the greater Future Growth Area as well. The City will continue to ensure MST is consulted throughout the development of the Plan Area. The City will also work with the school districts to coordinate transit needs through Infrastructure Plans
181
MST as well. See Chapter 5 Circulation for further discussion of Transit.
6.4.6 Fire Protection, Emergency Services, and Code
Compliance
Goal LU-4: Provide effective and responsive fire protection and emergency response service.
Policy LU-4.1: Provide an effective and responsive level of fire protection, public education, and emergency response service (including facilities, personnel, and equipment) through the Salinas Fire Department.
Policy LU-4.2: Improve the enforcement ofregulations, such as Zoning Codes and building codes, to ensure existing and new development is constructed, occupied, and maintained to minimize potential fire and other hazards.
Implementation Measures
A new fire station site has been selected on the northeast corner of Natividad Road and the southerly greenway street in the PlanArea. The site was selected by the Salinas Fire Department to provide the most responsive access to the Plan Area and surrounding areas. The developers of the Plan Area shall pay their fair share of the City’s Public Facility Impact Fee Program to fund the cost of this new fire station.
All new residential and commercial structures constructed in the Plan Area will be equipped with automatic fire-extinguishing (fire sprinkler) systems as required by the California Fire Code as adopted and amended by the City of Salinas. Fire sprinkler systems eliminate, or greatly reduce the rate of growth of a fire, increase life safety of the occupants and the responders, and limit structural damage.
Policy LU-4.3: Support incentives and public education programs such as the Seismic Retrofit Program that encourage compliance with building code and fire safety requirements.
Implementation Measures
The Central Area Specific Plan is required to comply with the latest building codeandfirecoderulesandregulations includingseismic codesorregulations.
The California Building Code, Fire Code and other applicable codes adopted and enforced by the City in effect at the time of development shall apply.
Policy LU-5.1: Provide an effective and responsive level of police protection (including facilities, personnel, and equipment) through the Salinas Police Department in accordance with services levels identified in the General Plan.
Policy LU-5.2: Implement alternative policing methods, such as Community Policing, youth programs and crime awareness public education programs to reduce the incidence of crime within Salinas.
182
City of Salinas | Final Central Area Specific Plan, November 2020 Implementation Measures
The developers of the PlanArea shall pay theirfair share of the City’s Public Facility Impact Fee Program to fund the cost of police facilities necessary to serve the site. A new Police Headquarters facility was recently completed in March of 2020 in this regard. Additional police officers and staff will be added to existing police services and programs, as needed to serve the Plan Area and the greater Future Growth Area as determined by the City to ensure conformance with the Police Protection Service Standards contained in the General Plan.
The Specific Plan’s Design Standards require development to incorporate Crime Prevention Through Environmental Design Principles (CPTED), which promote pedestrian-oriented design and the use of windows, porches, and otherfeatures to promote “eyes on the street.” The PlanArea’s system of interconnecting streets and parks and community facilities surrounded by streets and sidewalks provide excellent access and visibility for police patrols to promote effective and responsive police protection.
6.4.7 Libraries
Goal LU-10: Provide a level of library facilities and services that meet the needs of the community.
Policy LU-10.1: Provide library services and facilities that meet:
• The Library Plan of Service
• The Library Department Mission
• The State of California guidelines for library facilities • The General Plan Public Services and Facilities Service Standard of
0.5 square feet of public use library space per capita; and • Library services within 2 miles of any residential use.
Policy LU-10.2: Maintain and continue to develop a high-quality library system that: enhances the cultural life of the community; is the repository of people’s ideas, knowledge, and thoughts; and is the information center for the community.
Policy LU-10.3: Improve the library system by building at least two branch libraries and by expanding current library facilities, with interim expansion of service achieved through alternative means such as bookmobiles, portable buildings, and joint-use facilities.
Policy LU-10.4: Explore the potential for coordination of public and school libraries, especially for the proposed McKinnon branch.
Policy LU-10.5: Develop a high quality library system that achieves the Library Department mission to be the focal point in the community for opening doors to lifelong learning and enjoyment, and the catalyst for promoting equal access to information.
Infrastructure Plans
183
Implementation Measures
The Plan Area includes a 2-acre site in the Village Center, adjacent to the middle school, for the construction of a new 22,000-square-foot library.
The developers of the Specific Plan will pay their fair share of the City’s Public Facilities Impact Fee program to fund the new library.
Remainder of page intentionally left blank
184
City of Salinas | Final Central Area Specific Plan, November 2020 This page is intentionally left blank.
185
Infrastructure Plans
Figure 6-1: Conceptual Domestic Water Distribution Layout 186
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 6-2: ALCO Conceptual Domestic Water Distribution Layout 187
Infrastructure Plans
Figure 6-3: Cal Water Conceptual Domestic Water Distribution Layout 188
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 6-4: Conceptual Sanitary Sewer Layout
189
Infrastructure Plans
Figure 6-5: Existing Site Topography
190
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 6-6: FEMA Flood Zones
191
Infrastructure Plans
Figure 6-7: Conceptual Earthwork Design
192
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 6-8: Conceptual Storm Drain Layout
193
Infrastructure Plans
Figure 6-9: Existing Easements
194
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 6-10: Conceptual Supplemental Stormwater Basins
195
Final Central Area Specific Plan
November 2020
7. Stormwater and Water
Quality Management
7.1 Introduction
This Chapter addresses the stormwater and water quality management plan forthe CentralArea Specific Plan. Development of the Plan Area will require the support of well-planned stormwater infrastructure. This infrastructure will be designed to meet all the City of Salinas water quality, retention, and flow control requirements as well as other local, state and federal requirements in effect at the time of development. The general location of the project site is shown on Figure 7-1, Location Map.
The City of Salinas initially published draft Stormwater Development Standards (SWDS) in January 2013, to assist project applicants to comply with the City of Salinas NPDES Permit CA0049981 (Resolution No. R3-2012-0005) and the Central Coast Regional Water Quality Control Board’s (CCRWQCB)
Post-Construction Stormwater Management Requirements
for Development Projects in the Central Coast Region (PCRs) (Resolution No. R3-2012-0025; amended by Resolution No. R3- 2013-0032). The December 2013 edition of the SWDS is currently being updated to align with the City of Salinas’ 2019 NPDES Permit (Order R3-2019-0073).
The City of Salinas SWDS require new and redeveloped projects to apply Low Impact Development (LID) site design strategies and incorporate stormwater Best Management Practices (BMP) on a parcel/site basis to the Maximum Extent Practicable (MEP) 196
City of Salinas | Final Central Area Specific Plan, November 2020 to reduce the impacts of urban runoff on receiving waters and promote healthy watersheds. Project applicants are required to prepare and implement a Stormwater Control Plan (SWCP) to detail how stormwater runoff and associated pollutants will be managed. The SWCP is required to be prepared under the direction of a Professional Civil Engineer in the State of California, and shall provide sufficient information to evaluate the environmental characteristics of the project area, potential impacts of the proposed development on water resources, and the effectiveness and applicability of measures proposed for managing stormwater runoff.
The proposed Central Area Specific Plan (CASP) is a mixed use development within the City of Salinas North of Boronda Future Growth Area (FGA). The urban development will modify the existing hydrologic conditions of the watershed and introduce new pollutants to receiving waters. The purpose of this section is to outline development standards and guidelines applicable to the Specific Plan to comply with the requirements of the City of Salinas NPDES Permit and the latest edition of the City of Salinas SWDS.
7.1.1 Permit Compliance
This Specific Plan conforms to the requirements of the City of Salinas NPDES Permit CA0049981 ( herein also referred to as “ permit”) and the latest edition of the City of Salinas Stormwater Development Standards (SWDS). If any part of this or any other section of this Specific Plan conflicts with the permit and/or SWDS, the Permit/SWDS shall govern over this section, and this section shall govern over the remaining sections of the Specific Plan.
Nothing contained herein shall be construed to permit or allow nonconformance with the Permit/SWDS unless specifically allowed as provided under the Permit Provisions for Alternate Methods of Compliance and justified by sufficient “Technical Infeasibility ” as outlined in the PCRssection C and approved by the City of Salinas and the CCRWQB staff.
Projects in the PlanArea will manage rainfall at the source using uniformly distributed decentralized controls, natural treatment, and volume reduction BMPs (e.g., bioretention, vegetated swales, filter strips) as a first means of compliance for meeting the numeric criteria for stormwater management to the MEP under the permit and SWDS.
Upon approval the Salinas City Council, this Specific Plan and all subsequent development approved for the Plan Area shall meet or exceed the requirements of the latest version of the Permit (CA0049981) and SWDS in effect at the time of development.
Stormwater and Water Quality Management
197
7.2 References
Central CoastRegionalWater Quality Control Board,City of Salinas NPDES Permit NO. CA0049981, Order R-2019-0073, adopted September 20, 2019 City of Salinas, Stormwater Development Standards for New and Redevelopment Projects. December 2013 and update 2020.
Central Coast Regional Water Quality Control Board, Resolution No. R3- 2013-0032, Attachment 1, Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast Region, July 12, 2013.
Earth Systems Pacific, Final Report of Soil Profiling and Percolation and Infiltrometer Testing. January 10, 2007
NaturalResourcesConservationService,Web Soil Survey 2.0,websoilsurvey. nrcs.usda.gov/app/WebSoilSurvey.aspx
PACE Technical Memorandum, Hydrologic Mitigation Requirements and Design Procedures Salinas Future Growth Area – East and Central Areas.
Ruggeri Jensen Azar & Associates, Draft - Engineers Report Central Area Specific Plan Salinas, California. March 7, 2008
7.3 Study Area Evaluation
7.3.1 Project Description
The Specific Plan is a multi-use development encompassing approximately 760 acres of land within the City’s designated North of Boronda Future Growth Area (FGA). Refer to Table 7-1 for general project information.
Remainder of page intentionally left blank
198
City of Salinas | Final Central Area Specific Plan, November 2020
7.3.2 Existing Site Conditions
The project site, as shown in Figure 7-2 consists primarily of cultivated farmland and grazing lands with a few residences, farmhouses, barns and gravel access roads. Two significant creeks run through the project site from north to south; Gabilan Creek and Natividad Creek. The creeks provide drainage for the Gabilan Mountains and are tributary to Carr Lake approximately 1.5 miles southwest of the Plan Area. Carr Lake serves as a natural detention facility and provides flood control for the Reclamation Ditch during large rainfall events. A 20 feet to 30 feet terrace near the middle of the site divides the two creek watersheds. Annual soil disturbance from agricultural operations has resulted in channelization of the creeks and reduced riparian buffer. There is no significant built storm drain infrastructure within the Plan Area.
Project Information Description
Project Name Central Area Specific Plan
Project Size Approximately 760.4-acres
Location
Located within City limits; bounded by the future extension of Russell Road on the north, East Boronda Road on the south, Natividad Road on the west, and future extension of Constitution Blvd on the east within the North of Boronda Future Growth Area.
Assessor’s
Parcel Numbers(APNs)
153-091-011, 153-091-014, 153-091-016, 211-013-007,
211-013-010, 211-013-003, 211-013-011, 211-013-012,
153-091-017, 153-091-008, 153-091-009, 153-091-010,
Existing Land Use Primarily cultivated farmland and grazing lands with a few residences, farmhouses, barns, and gravel access roads.
Existing Impervious Area +/- 10 acres (2%)
Proposed Land Use
Village Center Mixed Use (44.43 acres);
Residential Neighborhood (319.55 acres);
Public/Semi-Public Facilities (60.65 acres);
Parks (44.06 acres); Open Space (104.29 acres);
Streets (181.46 acres)
Proposed Impervious Area +/-368 acres (56%)
Site Features
Gabilan Creek and Natividad Creek cross through the site from north to south. A 20’-30’ bluff is located near the middle of the site and forms the watershed boundary for the two creeks.
There is minimal existing vegetation worthy of preservation.
Required Setbacks
100-foot setback area along Gabilan and Natividad Creeks or as allowed under the NPDES Permit/SWDS. Setback shall be
measured from the top of stream bank, or from the outside edge of riparian vegetation, whichever is furthest from stream.
Soil Classification
Site consists of lean clays to sandy silts. The NRCS soil classification is mainly Hydrologic Soil
Group C with some A, B and D.
Depth to Groundwater > 10 feet below ground surface
Table 7-1: General Project Information
Stormwater and Water Quality Management
199
Figure 7-3 reflects the soil classifications across the Plan Area. The existing ground generally slopes in a northerly to southerly direction towards BorondaRoad. NRCS soil maps identify the majority ofthe site as “Chualar loam”, which is considered Hydrologic Soil Group C. There are some regions of Hydrologic Soil Groups A and B, generally located closer to the creeks. There are also some pockets of Hydrologic Soil Group D. Earth Systems Pacific performed a geotechnical site investigation in November 2006, which included borings and test pits at 26 different locations within the project site. Results from the geotechnical borings revealed a layer of lean clay overlying interbedded layers of sands and lean clays of variable thicknesses. The investigation concluded there was no consistent trend in thickness or depth of the clay layers, and the composition of the clay layer may vary greatly over relatively short distances. The soils were generally moist to very moist at the time of the investigation. Zones of perched water were encountered at depths below 4 feet in three of the borings and test pits, and free subsurface water was encountered at an approximate depth of 13 feet in one test pit located near the confluence of a tributary stream entering Natividad Creek.
Percolation tests (46 total) performed by Earth Systems Pacific revealed highly variable results, with percolation rates ranging from 0.2 to 6 inches/hour (in/hrs). In general, the upper clay layer exhibited a very low potential for water absorption with percolation rates slower than 0.2 in/hr The underlying soil layers generally exhibited percolation rates of 0.6 in/hr to 6 in/hr. Infiltrometer tests (7 total) also had highly variable results, with inner ring infiltration rates ranging from 0.01 in/hr to 1.0 in/hr. In general, the faster rates were obtained in areas where the soil had recently been cultivated, while the slower rates were from more compacted locations.
Laboratory permeability tests (31 total) also had highly variable results.
The clay layers exhibited slow permeability with an average rate of 1x10- 7 cm/sec, while the silty sands exhibited a moderate permeability with an average rate of 1x10-4 cm/sec. It was observed that permeability rates increased when the soil sample was compacted to 90 to 95 percent of the soil’s maximum dry density. It is anticipated that bioretention facilities would be most effective if they are constructed as deep as practicable to intercept the sandy deposits. It is also recommended to design retention facilities with silt traps to reduce migration of fine-grained material in the facilities.
7.3.3 Existing Floodplain and Grading
See Section 6.2.3, Grading & Drainage and Figure 6-6, FEMA Flood Zones for discussion of the grading and floodplains (including the FEMA Flood Zones and Insurance Map Designations (FIRM)) for the Plan Area.
Pollutants of Concern
Stormwaterdischargesfromurbanareasaresignificantsourcesofpollutants attributed to impairment of water quality of receiving watercourses.
Pursuant to the Clean Water Act (CWA) section 303(d), the CCRWQCB has 200
City of Salinas | Final Central Area Specific Plan, November 2020 found the following pollutants present in Gabilan and Natividad Creeks as a result of municipal and agricultural stormwater discharge:
• Gabilan Creek. Fecal coliform (from natural, nonpoint, and urban runoff/sewer sources); Nitrate; Ammonia, un-ionized; Sediment toxicity; Turbidity; Altered pH levels.
• Natividad Creek. Nitrate; Ammonia; E. coli; Low dissolved oxygen; Sediment toxicity; Altered water temperature; Altered pH levels.
To attain water quality standards, specific early pollution control measures (Source Control) shall be implemented in conjunction with structural measures to ensure water quality is not compromised as a result of the Specific Plan development.
Opportunities and Constraints for Stormwater Control
The following is a summary of opportunities for stormwater quality:
• Riparian Setback. The project is required to implement riparian setbacks to Gabilan and Natividad Creeks. Stormwater management facilities, if required and designed to be consistent with the Permit/ SWDS, may be located in the riparian setback. Remedial planting within the buffer will also help improve creek health and provide beneficial habitat for wildlife.
• Soil Conditions. There are relatively well draining Hydrologic Soil Group A and B sandy silt soils along the Gabilan and Natividad Creek corridors. The project may take advantage of the moderate percolation rates by locating infiltrating stormwater BMPs at these locations to capture and dispose of stormwater runoff that cannot be completely infiltrated on site due to poor localized infiltration rates. • Groundwater. Groundwater levels appear to be greater than ten feet below ground surface, which is adequate for direct and indirect stormwater infiltration.
• Street Sections. Many of the Plan Area street sections include a planter strip between the street and sidewalk and some include landscape medians. These areas may be used for stormwater control measures. Street sections with reduced widths are proposed, which will generate less runoff.
• Open Space. The project includes approximately 107 acres of designated park and open space, which is +/-20% of the site. This limits impervious surface and provides opportunity for stormwater control measures.
• Maintenance/Public Outreach. The project Post Construction BMP (PCBMP) maintenance will be managed by Homeowner’s
Association (HOA) (condos and townhomes), private property owners (single-family and commercial sites), and maintenance districts (public improvements and other designated areas) which Stormwater and Water Quality Management
201
allow for consistent maintenance of stormwater facilities. These shall also provide educational information to future residents regarding water quality and BMPs, and implement Covenants, Conditions and Restrictions (CC&R’s) to control the generation and movement of stormwater pollutants.
The following is a summary of constraints for stormwater quality:
• Site Topography. Many areas of the site have relatively flat ground slopes, which may make surface drainage a challenge. The steep bluffs and terraces also present grading challenges with site planning and limiting earth movement.
• Soil Conditions. The majority of the site consists of lean clay soils designated as Hydrologic Soil Group C with slow permeability. This may limit the amount of infiltration possible as a stormwater control/ disposal strategy for much of the site.
• Easements and Utilities. The site contains existing easements and utilities including PG&E transmission towers and overhead lines and ALCO large diameter water mains. Cal Water also plans to install wells and storage tanks at two locations in the Plan Area. The placement of stormwater control measures within existing easements may be restricted. Also, infiltrating stormwater control measures require significant setbacks from water wells and storage facilities.
7.4 Stormwater Control Standards
The following sections identify stormwater control standards that are applicable to the PlanArea, including stormwater control goals, alternative compliance, riparian protection compliance, LID site design compliance, and project level permit compliance. These standards are based on the December 2013 edition of the City of Salinas SWDS.
7.4.1 Stormwater Control Goals
The PCRs and City of Salinas SWDS identify five performance requirement levels based on the characteristics of a particular project. The Plan Area is subject to performance requirements 1 through 4 and may be subject to performance requirement 5:
• Performance Requirement 1 – Site Design and Runoff Reduction • Performance Requirement 2 – Water Quality Treatment
• Performance Requirement 3 – Runoff Retention
• Performance Requirement 4 – Peak Management
• Performance Requirement 5 – Special Circumstances
Refer to the PCRs for a complete description of the various requirements. 202
City of Salinas | Final Central Area Specific Plan, November 2020 Supplemental Compliance
Due to the wide range of measured percolation, infiltration, and permeability rates, it is anticipated it may be difficult, or infeasible, to achieve the required amount of infiltration on a site/parcel basis.
In order to ensure the project meets Requirements 4 and 5 for runoff retention and peak flow management, the Specific Plan proposes to use a supplemental method of compliance to the City of Salinas SWDS and NPDES Permit. Pacific Advanced Civil Engineering, Inc. (PACE), the water resources engineering consultant for the Specific Plan, prepared a hydrologic mitigation analysis for the Plan Area in 2007, which is documented in a Technical Memorandum (see Appendix R). The memorandum addresses stormwater mitigation measures for the entire Plan Area, and considers three discrete design criteria:
• City of Salinas flood control criteria to limit the post-development 24hour,100yearpeakflowratetothe10yearpre-developmentrate; • Monterey County Water Resources Agency (MCWRA) flood
control criteria forthe 72hour, 100year stormeventtopreventflood impacts within the Carr Lake and Reclamation Ditch watershed; • Regional Water Quality Control Board hydromodification management criteria to mimic pre- development stormwater runoff volumes and durations through the use of continuous simulation modeling.
PACE used three hydrologic basin design procedures to evaluate the different criteria of the various agencies: 1) annual water mass balance analysis, 2) statistical single storm event analysis, and 3) continuous flow duration/volume analysis. The analyses were utilized to size the stormwater management facilities (detention/retention basins) assuming a single criterion, and then determine the facility size based on the governing criteria. PACE used a conservative permeability of 0.1788 feet/ day (0.1 in/hr) to analyze retention basins, which is based on the average results of the samples obtained by Earth Systems Pacific, the geotechnical engineering consultant for the Specific Plan.
The proposed control facility would be a dual basin facility located within the Gabilan and Natividad Creek riparian setback area that will have both supplemental detention and retention storage. A summary of the storage volume requirement per watershed is provided in Table 7-2 below.
Basin Type Total Basin Volume (Acre-Feet)
Gabilan Creek Natividad Creek
Detention 29.1 43.0
Retention 23.0 40.0
Table 7-2: Hydrologic Mitigation Basin Volumes
Stormwater and Water Quality Management
203
The infiltration rate used to determine the retention volume is conservative because basins are proposed to be located in an area where higher infiltration rates are expected. In addition, the analysis did not consider the use of LID features within the project. Therefore, the basin volumes are conservative and represent a maximum design requirement. Further analysis during final design may allow a reduction in basin volume.
This supplemental method of compliance only meets the goals of Requirement 3 (Runoff Retention) and 4 (Peak Management) of the Salinas PCRs by utilizing a regional approach to stormwater management to supplement on site infiltration and maximize ground water recharge.
Individual projects within the Plan Area will be required to provide parcel based mitigation. This may include but it not limited to integrating Performance Requirements 1 (Site Design and Runoff Retention), Performance Requirement 2 (Water Quality Treatment) and Performance Requirement 3 (Runoff Retention) into their site design, including LID site planning strategies, source control measures, and uniformly distributed decentralizedtreatment controlBMPs.While the supplemental compliance provides all required runoff reduction, project applicants shall design structural stormwater control measures to maximize infiltration and/or other volume reduction opportunities as required by the SWDS using a parcel or site-based approach to the MEP. Project applicants shall filter all stormwater runoff on site prior to infiltration or disposal unless captured for the re-use on-site in cisterns or part of a greywater system.
A landscape and maintenance plan for supplemental basins shall be submitted as part of the tentative map that creates the basin. Basins shall be designed to achieve an aesthetically attractive and natural vegetated appearance (see example photo illustrations included in Specific Plan).
The landscape and maintenance plan must be prepared by a qualified professional and is subject to approval by the City Engineer and the City Planner. Maintenance of the supplemental basins shall be provided by a maintenance district (LLMD).
Riparian Protection Measures
Riparian areas are vegetated buffers adjacent to water bodies that function as natural filters of nonpoint source pollutants. Preservation of natural riparian and vegetated areas are critical to manage water quality impacts associated with urban development. Two significant creeks run through the project site from north to south. Gabilan Creek has approximately 3,700 feet of length located in the western half of the Plan Area. Natividad Creek has approximately 7,000 feet of length located in the eastern half of the Plan Area, including two minor tributaries. The upper half of Natividad Creek has been converted from its natural state to an agricultural drainage ditch, and most of the vegetation surrounding Natividad Creek has been removed as a result of agricultural practices. The Gabilan Creek riparian area has also been degraded over time as a result of agricultural practices.
The Specific Plan intends to restore these creeks to a more natural state to provide aesthetic, ecological, recreational, and water quality value to the local setting, while also providing flood storm discharge capacity through 204
City of Salinas | Final Central Area Specific Plan, November 2020 the Plan Area. This will likely necessitate a flood plain analysis for FEMA review and approval to formally establish the one percent chance annual flood plain and flood way.
The Specific Plan (see Figures 7-4 and 7-5) provides conceptual riparian restoration plans for both the Gabilan and the Natividad Creek corridors.
The corridor widths will be 300-feet minimum but will exceed this width in many areas. A minimum 30-feet wide riparian buffer measured from the new top of bank/new mean high water mark to the outboard edge of the buffer of the realigned/reconstructed/rehabilitated creeks to minimize grading shall be provided. This setback is similarto the setback established downstream from previous development within the Creekbridge project area. The setback will vary to create an enhanced meandering creek alignment. Realignment of the creeks will require approval by the CCRWQCB, California Department of Fish and Wildlife, the Army Corp of Engineers, City of Salinas, MCWRA, US Fish and Wildlife Service, and FEMA. Passive improvements are anticipated within the riparian setback including recreational trails and regional stormwater management facilities (detention/retention/infiltration basins). The riparian corridor will implement a re-vegetation program to create beneficial riparian vegetation and create a buffer between land uses. The re-vegetation program shall be subject to the review and approval of the City Engineer and City Planner and others as determined by the NPDES Permit/SWDS.
The total riparian area reserved within the Plan Area is approximately 30 acres for Gabilan Creek and approximately 74 acres for Natividad Creek.
LID Site Design Compliance
The current NPDES Permit and SWDS require developments to implement LID site design strategies early in the site planning process. LID is a design approach that strives to protect water resources, by reducing runoff associated with urban development (source control) and filtering runoff and infiltrating it for disposal (structural control). The Specific Plan was developed using the principles of New Urbanism and Traditional Neighborhood Development. Goals associated with this strategy include walkability, connectivity, clustered development, smart transportation, and sustainability. The following LID site design principles are integrated into the Specific Plan and conceptual site layout:
• Conserve Natural Areas. The Specific Plan protects and enhances the existing Gabilan Creek and Natividad Creek drainage courses and riparian areas. There are no other natural areas to preserve since the remainder of the Plan Area is used for agricultural purposes and experiences annual disturbance.
• Minimize Disturbances to Natural Drainages. The Specific Plan protects and enhances the existing Gabilan Creek and Natividad Creek drainage courses and riparian areas. Refer to “Riparian Protection Measures” in Section 7.4 of the Specific Plan for more information.
Stormwater and Water Quality Management
205
• Avoid Excessive Grading and Disturbance to Soils. The layout of the Plan Area seeks to mimic existing topography to the extent feasible in an effort to minimize grading. However, development and street profile constraints may require significant cuts andfills atthe transition slopes between the existing bluffs and at the creek riparian corridor boundaries. The grading plan will be refined during the project level final design process to minimize changes to the existing topography to the MEP and provide a more natural appearance.
• Avoid Compaction and Impervious Cover in Zones that Allow Stormwater Infiltration. The Plan Area locates supplemental stormwater management facilities (detention/retention infiltration basins) within the Gabilan and Natividad Creek riparian areas to take advantage of in-situ soils that exhibit higher percolation rates for runoff that cannot be infiltrated onsite due to low infiltration rates.
Soil compaction will be minimized in these areas.
• Minimize Impervious Footprint. The layout of the PlanArea employs a clustered development approach in an attempt to increase open space and create a connected and walkable community. As a result, the Specific Plan provides approximately 148 acres of park and open space, which is 20% of the total site. The street design will employ curb bulb-outs as one means of traffic calming, stormwater mitigation, and minimizing impervious footprint. The Specific Plan will also employ the use of alternative permeable pavements, where applicable (e.g., walkways, alleys, driveways, parking stalls). The location and extent of permeable pavement use will be determined at the project level. Where practical, opportunities for shared driveways/parking to reduce impervious land coverage will be considered subject to the approval of the City Engineer.
Parking spaces will be eliminated and replaced with landscape, where possible. Streets widths will be reduced to the minimum required for public safety, and landscaping will be planted adjacent to streets where practical. Tree canopy will be maximized throughout the development area via fast-growing large canopy trees. The spacing and variety of such trees shall be subject to the approval of the City Engineer and City Planner.
• Disconnect Impervious Surfaces. All impervious surfaces will be disconnected, and runoff directed to distributed pervious areas as required by the SWDS. The location of pervious areas and method of conveyance will be determined at the project level.
• Specify Vehicular Zones to Minimum Widths. Street sections are designed with minimum lane widths as permitted by the City of Salinas and required for public safety. Collector streets and medium speed residential streets employ 11-foot travel lanes, while low speed residential streets employ 9-foot and 10-foot travel lanes. Parking stall size will be minimized as permitted by the City, including the use of compact parking stalls. Individual driveway widths for single-family dwellings will be 10-feet or as otherwise provided by this Specific Plan, while shared alleys will be 20-feet minimum.
206
City of Salinas | Final Central Area Specific Plan, November 2020 • Use Green Infrastructure for Conveying Stormwater Runoff. The Specific Plan seeks to maintain surface conveyance of runoff from impervious surfaces to pervious areas. The Specific Plan encourages the use of the bioswales and vegetated swales in place of traditional gutter and pipe conveyance.
• Manage Rainfall at the Source. The Specific Plan will employ distributed decentralized controls to the MEP that use LID design principles to manage stormwater runoff. In addition to site/parcel structural PCBMPs, supplemental stormwater management facilities will be provided to mitigate increases in runoff to supplement site/ parcel based PCBMP disposal due to inherently slow site infiltration rates. Future projects within the Plan Area will incorporate structural stormwater control BMPs that maximize infiltration and/or other volume reduction opportunities on a parcel/site basis. The layout and selection of stormwater BMPs will occur during the projectlevel design process. Examples of PCBMPs and typical locations/configurations are included later in this section.
7.5 Project Level Permit Compliance
Future project applicants are required to adhere to the processing requirements identified in the Salinas SWDS and this Specific Pan, as applicable. Project applicants shall follow the process described below to ensure full compliance with the NPDES permit and City approval:
1. Contact the City of Salinas Permit Center and provide basic project information, including but not limited to the assessor’s parcel number, type of development, and topographic survey.
2. Review fundamentalprinciples ofLIDdesignprovidedin the SWDS.
3. Develop a preliminary project layout utilizing LID design principles for site/parcel-based PCBMPs to the MEP and identifying supplemental stormwater management facilities as described in the Specific Plan.
4. Prepare a Conceptual Stormwater Control Plan (CSWCP) and submit it to the City for review concurrent with other entitlement documents (e.g., tentative map, architectural site review, etc.). The project applicant shall review the preliminary project layout with City staff prior to submitting the Conceptual Stormwater Control Plan for initial comment.
5. Develop final project layout and site improvement plans after approval of Conceptual Stormwater Control Plan and entitlements are received.
6. Prepare a final Stormwater Control Plan in conformance with the PCRs and SWDS. The Stormwater Control Plan shall include design for project level structural stormwater control BMPs and design, as well as design for supplemental stormwater management facilities being installed by the project.
Stormwater and Water Quality Management
207
7. Prepare an Operation and Maintenance Plan in conformance with the SWDS.
The following sections identify stormwater control standards and requirements for individual project level applications within the Plan Area, including LID site design requirements, source control measures, structural stormwater control BMPs, and site design examples.
7.5.1 LID Site Design
Project applicants are required to implement LID site design principles during the preliminary layout development process. LID is a design approachthat strives toprotectwaterresources,predominantlybyreducing runoff associated with urban development. LID site design strategies that are applicable for future projects within the Plan Area include:
• Avoid excessive grading and disturbance to soils;
• Avoid compaction and impervious cover in zones that allow stormwater infiltration;
• Preserve natural features such as significant trees and wetlands; • Minimize the impervious footprint of the project through the use of permeable pavement, reduced street and driveway widths, reduced parking stall dimensions, and reduced parking ratio requirements; • Disconnect impervious surfaces through the use of distributed pervious areas and/or cisterns;
• Use green infrastructure for conveying stormwater runoff, in place of conventional curb, gutter, and subgrade enclosed pipe systems, and in locations where it does not conflict with other development goals and requirements;
• Create bio-retention facilities able to capture and retain the 95th percentile rainfall depth (1.10-inches for Salinas), such as landscape areas with concave grading and amended soils;
• Implement a landscaping design that includes large canopy trees and shrubs to promote evapotranspiration and to provide shade, except where the type and placement could interfere with solar panel use.
All landscaping and irrigation systems shall be in accordance with City Standards and is subject to the approval of City Planner and City Engineer prior to installation.
In compliance with the NPDES Permit and PCRs/SWDS, each project within the Plan Area shall incorporate at least one of the following LID principles in the site layout.
• Direct roof runoff into cisterns or rain barrels for reuse; • Direct roof runoff onto vegetated areas safely away from building foundations and footings, consistent with California building code; 208
City of Salinas | Final Central Area Specific Plan, November 2020 • Directrunoff from sidewalks. Walkways, and/or patios onto vegetated areas safely away from building foundations and footings, consistent with California building code;
• Direct runoff from driveways and/or uncovered parking lots onto vegetated areas safely away from building foundations and footings, consistent with California building code;
• Construct bike lanes, driveways, uncovered parking lots, sidewalks, walkways and patios with permeable surfaces. More features may be required as the size/complexity of each site increased.
Source Control Measures
Project applicants are required to implement source control measures to reduce contact between potential pollutants and stormwater runoff.
Source control measures that are applicable for future development in the Plan Area include but are not limited to:
• Implement LID site design principles;
• Storm drain stenciling and signage;
• Landscaping that minimizes the use of pesticides and fertilizers; • Application methods of irrigation water that minimize runoff of excess irrigation water into the storm drain system;
• Appropriate covers, drains, and storage precautions for outdoor material storage areas, loading docks, repair/maintenance bays, and fueling areas;
• Trash storage areas (enclosures and compactors) designed to minimize the exposure of trash storage areas to stormwater runoff by either locating these indoors or protecting them with stormwater resistant coverings. All exterior non-residential and multifamily trash enclosures and trash compactors shall be in accordance with City code and shall also have a roof cover designed to be architecturally compatible with the primary structures on the site;
• Provide BMPs that prevent and effectively prohibit the following discharges from entering receiving waters or the municipal separate storm sewer system:
− Discharges from indoor floor mat/equipment/hood filter wash racks or outdoor wash racks for restaurants;
− Dumpster drips from trash and food compactor enclosures; − Discharges from outdoor wash areas for vehicles, equipment, and accessories;
− Swimming pool water that has not been de-chlorinated or debrominated; and − Fire sprinkler test water.
• Annual storm drain system and BMP inspection and maintenance; and • Routine litter control and street sweeping
Stormwater and Water Quality Management
209
Post Construction Best Management Practices (PCBMPs)
Where LID site design principles and source control measures are unable to fully manage stormwater quality goals, project applicants are required to integrate structural stormwater control BMPs into the site design. The goal of structural stormwater control BMPs is to treat stormwater runoff to an acceptable level prior to discharge to receiving streams. BMPs shall be designed per the guidelines of the PCRs/SWDS, and to maximize infiltration and/or other volume reduction opportunities where feasible.
BMPs that are applicable for future projects within the Plan Area include but are not limited to:
• Pervious pavement;
• Rain gardens/bioretention basins;
• Flow through planters;
• Infiltration trenches;
• Green roofs;
• Underground retention systems;
• Rain barrels/cisterns; and
• Bioswales/vegetated swales.
The following pages provide examples of some PCBMPs acceptable for use within the Plan Area. All photos and examples provided in this section are provided for illustrative purposes only and do not authorize deviations from other applicable Specific Plan or City Standards.
Infiltration Trench Infiltration Trench
San Mateo County Sustainable Green Streets and Parking Lots Design Guidebook First Edition | January 2009
210
City of Salinas | Final Central Area Specific Plan, November 2020 Green Street and Parking Design
Streets and parking lots are a significant source of pollutants for any urban development. Project applicants shall design streets and parking lots with appropriate stormwater BMPs to effectively treat stormwater on a site/ parcel basis to the MEP prior to discharge to the storm drain system.
BMPs that are applicable for future projects include:
• Rain gardens within curb bulb-outs;
• Flow through planters;
• Pervious pavement for parking stalls; and
• Large canopy trees.
The following pages provide examples of some PCBMPs acceptable for use within the Plan Area when designed in accordance with the SWDS.
Rain Garden Rain Garden
San Mateo County Sustainable Green Streets and Parking Lots Design Guidebook First Edition | January 2009
Disconnected Roof Drains Rain Garden
Remainder of page intentionally left blank
Stormwater and Water Quality Management
211
Pervious Pavement – Parking Lot
Pervious Pavement Construction
Pervious Pavement – Parking Lot
Pervious Pavement – Residential Street
San Mateo County Sustainable Green Streets and Parking Lots Design Guidebook First Edition | January 2009
Site Design Examples
The Specific Plan’s Land Use Plan integrates a mixture of land use densities and types to create a unique and pedestrian-friendly community. The residential land use designations for the Plan Area are described in greater detail in Chapter 2 of the Specific Plan.
Each land use type and corresponding specific residential lot type has unique characteristics, which may make certain stormwater control BMPs listedin the previous sections more applicable than others. Project applicants shall engage in the stormwater evaluation process described in Section 7.04, “Project Level Permit Compliance” to implement LID site design principles to the MEP and select site specific structural stormwater control BMPs.
Figure 7-6 through Figure 7-10 provide conceptual site design examples for a selection of land uses and residential lot types within the Plan Area to detail in concept how these stormwater standards and guidelines may be applied within a specific project. Alternate configurations may be proposed during final project/site design and considered for approval by the City, provided the alternate configurations/combination and size of the proposed PCBMPs comply with the PCRs/SWDS. An example would be substituting a combination of traditional pavement for high traffic areas combined with pervious pavements, the combination being in lieu of all pervious pavement.
212
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 7-1: Location Map
213
Stormwater and Water Quality Management
Figure 7-2: Hydrological Existing Conditions
214
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 7-3: NRCS Soil Classification
Stormwater and Water Quality Management
215
Figure 7-4: Gablian Creek Riparian Corridor
216
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 7-5: Natividad Creek Riparian Corridor
Stormwater and Water Quality Management
217
Figure 7-6: Conceptual Site Design Examples, Large Single Family Homes 218
City of Salinas | Final Central Area Specific Plan, November 2020 Figure 7-7: Conceptual Site Design Examples, Standard Single Family Homes & Greencourt Dwellings 219
Final Central Area Specific Plan
November 2020
8. Public Facility
Financing
8.1 Introduction
This Chapter provides a general framework for the financing and maintenance of public and private improvements in the Central Area Specific Plan.
8.2 Purpose and Scope of Public Facility
Financing Plan
The Central Area Specific Plan is one of three adjoining specific plan areas (the West Area, the Central Area and the East Area) located in the northern portion of the City of Salinas. This Chapter describes how the infrastructure and improvements needed to support development in the Central Area Specific Plan will be financed. Accordingly, this Chapter identifies financing needed to create the infrastructure for the new neighborhoods described in the specific plan. This Chapter also provides a set of principles and policies regarding how these obligations should be met, identifies proposed financing mechanisms, and outlines an action plan for implementing the preferred financing approach.
The property owner is responsible for funding the improvement of their individual properties except as provided herein and/or determined by the development agreement.
This Chapter is provided in accordance with specific plan requirements of the California Government Code and
Salinas Zoning Code.
220
City of Salinas | Final Central Area Specific Plan, November 2020
8.3 Public Facilities
The Central Area Specific Plan comprises approximately 22 percent of Salinas future growth in the Salinas General Plan buildout scenario.
Although this Specific Plan relates only to the Central Area, collaboration and coordination with the other growth areas, the City, utility providers, and other government entities will be necessary to fund all needed public improvements. This comprehensive financing approach assigns improvements (or portions of improvements) to a particular financing Tier, depending on the size of the area the infrastructure improvement benefits. Five such Tiers are recognized as follows:
• Tier One – Regional Benefits. Improvements to a regional interstate highway essential for creating adequate highway capacity for both State and County growth shall be funded with a variety of sources, including federal, State, and regional sources, as well as TAMC Impact Fees collected from the Plan Area.
• Tier Two – Citywide Benefits. Infrastructure projects, including but not limited to major thoroughfare improvements, needed to support new development will be built by developers and/or funded through the City’s Traffic Fee Ordinance (TFO) in place at the time of permit issuance, or as otherwise determined in the development agreement. • Tier Three – North of Boronda FGA-wide Benefits. This Tier consists of projects that will benefit all the new development in the North of Boronda FGA. Beneficial projects for all the West, Central, and East Area Specific Plan areas may be funded by one or more assessment districts and/or impact fee programs that allocate costs to each owner based on benefit received. Examples of improvements that may be included in this funding Tier include, but are not limited to, area roads; sewer and water system expansions; storm drainage solutions; and extension of other utilities.
• Tier Four – Central Area-wide Benefits. Projects that will benefit only the new development in the Central Area will be funded by one or more 1913/15 Act Assessment Districts, Community Facilities Districts (CFDs), or other funding districts or fees applicable to the Plan Area, as requested by the owner and agreed to by the City, which will allocate costs to each owner based on benefit received, which will be calculated by identifying the increase in uses as a result of new or expanded services per State Law. Developers within the Central Area will be required to pay all engineering and financing costs associated with the formation and maintenance of any Assessment District. The types of items that may be included in this funding Tier are internal roads, sewer and water system expansion, storm drainage solutions and projects, open space, and parks. Costs will be allocated based on benefit received. Impact fee credits shall be given (where deemed appropriate by the City) to those who pay or are assessed costs included in City impact fee programs.
Public Facility Financing
221
• Tier Five – Subdivision Maps. Infrastructure improvements and required street dedications, City connection fees, schoolfees,Agricultural Mitigation Fees, and other fees not covered in Tiers 1 through 4 that will be required at the time of approval of each tentative map, or subdivision final maps/agreements and the required improvements will be funded at the owner’s choice by private financing, CFDs, Assessment Districts, or otherfunding alternatives available. Note: City Impact Fees, CentralArea Specific Plan Traffic Fee and Fair Share Traffic Conditions ofApproval Fee will be collected at certificate of occupancy for residential development and at building permit issuance for non-residential development.
It is anticipated that buildout of the Plan Area, along with the development of other areas of the City, will occur over an approximately 20 to 30 year time period. Thus, it is not necessary to build the arterial streets and other public facilities to their ultimate capacity initially unless required to mitigate a significant environmental impact in accordance with CEQA (as part of the Environmental Impact Report MMRP); or meet a General Plan Service Standard; or if applicable, comply with the Project’s Facilities Traffic Management Plan. Similarly, unless required to mitigate a significant environmental impact in accordance with CEQA (as part of the EIR MMRP); or meet a General Plan Service Standard; or comply with the City’s Transportation Management Plan, internal streets and other public facilities shall be constructed in phases as development occurs and the City’s various development impact mitigation fees or other funding alternatives become available, thereby creating the additional capacity as needed to maintain mandated levels of service. The owners/developers are responsible for funding the construction of all streets within the Plan Area (except as provided through the City’s traffic fee ordinance) or as otherwise provided for in this Specific Plan.
WithinthePlanArea,itisexpectedthatthefirstsegmentsofthemajorbackbone infrastructure, such as stormwater drainage improvements and water and sewer extensions, will need to be constructed as development commences, while more localized items such as internal roads will occur as needed to support the on-site residential and mixed use commercial developments.
8.4 Infrastructure and Improvements
The infrastructure requirements for the Plan Area are composed of a variety of infrastructure projects including roads, sewer, water, storm drainage, parks, open space, and other public facilities as discussed in prior chapters of this Specific Plan.
• Roads. Major arterial streets that abut the Plan Area include Boronda Road, Natividad Road, Constitution Boulevard, the future extension of Russell Road and Old Stage Road. These roads will be improved by the developer and/or shall be funded proportionately by the City’s Traffic Fee Ordinance in place at the time of permit issuance, unless otherwise determined by a development agreement.
222
City of Salinas | Final Central Area Specific Plan, November 2020 • Parks. The Central Area includes approximately 43 net acres of public parks and approximately 107 acres of creeks and open space. See Chapters 2, 4 and 9 of the Specific Plan for further discussion of parks and open space.
• Storm Drainage. Total storm drainage improvements will focus on on-site parcel-based and Plan Area shared neighborhood Low Impact Development to the maximum extent practicable. Supplemental retentionanddetentionfacilitiesmaybeusedonlyifon-site stormwater control measures (SCMs) are determined to be infeasible or are needed to provide all the mitigation required on-site due to unfavorable soil conditions from infiltration. Each site shall, at a minimum, provide SCMs for water quality and to maximize infiltration. The long-term maintenance of SCMs will be the responsibility of the property owner (site based), Maintenance Districts (CFDs), Landscape and Lighting Maintenance Districts (LLMDs), and/or assessment districts (public improvements) and/or other types of funding mechanisms, as agreed to by the property owner and the City. These improvements are considered Tier Four costs, specific to the Plan Area. See Chapter 7 for further discussion of stormwater and drainage improvements. • Schools. School facilities are discussed in Chapters 2, 4, 6 and 9. All residential units shall be subject to the payment of school impact fees in accordance with State law and local ordinance. Sites are to be reserved in accordance with the Subdivision Map Act and City Subdivision Ordinance.
• Sanitary Sewerage, Water, and Joint Trench. An array of both wet and dry utilities are planned to serve the Plan Area. This is expected to include water distribution lines, wastewater collection lines, and, in a joint trench, items such as electric distribution, telecommunications, and dark fiber optic conduit. See Chapter 6 for further discussion of utilities.
• Fire Protection and Emergency Services. The Salinas Fire Department provides fire protection and emergency services to properties located in the City limits of Salinas. The Salinas Fire Department is organized into six divisions: Suppression Division; Fire Prevention Bureau; Water Quality SCM Water Quality SCM
San Mateo County Sustainable Green Streets and Parking Lots Design Guidebook First Edition | January 2009
Public Facility Financing
223
Emergency Medical Services (EMS); Training Division; Vehicle Maintenance Division; and Hazmat Team.
The Fire Department currently has six fire stations from which personnel and equipment respond to emergency calls. The Fire Department headquarters is located downtown at 65 West Alisal Street. Station 5 is located on Rider Avenue near the proposed Central Area Specific Plan. The designated response area for Station 5 includes a large portion of the Plan Area. Station 6 is located on Bolivar Avenue near the West Area Specific Plan. The designated response area for Station 6 includes a portion of the Plan Area. The remaining portions of the Plan Area not located within the designated response area for either Station 5 or 6 will be served by a new fire station located in the Central Area.
General Plan Table LU-4 includes a fire protection and emergency services standard that calls for the provision of necessary fire protection facilities to achieve a 6-minute response (from receipt of a 911 call to arrival of first company) 90% of the time. In January 2015, the Fire Department conducted a Fire Station Needs Assessment for the North of Boronda FGA. The report concluded that based on current City standards that the Fire Department would need new fire station locations to cover the North of Boronda FGA. In this regard, a new fire station will need to be constructed on an approximate 2-acre site located at the northeast corner of Natividad Road and the southerly greenway street (within the Plan Area) as development occurs to meet the General Plan standard and serve both the Central Area Specific Plan and the West Area Specific Plan.
The developers of the Central Area Specific Plan and the West Area Specific Plan will contribute their fair share of the costs of acquiring the developed land and construction of the fire station through the payment of City Public Facilities Impact Fee program. A second fire station will need to be located and constructed in the proposed East Area Specific Plan Area if and when the East Area of the FGA is developed. The Public Facilities Fee has been adopted by the City of Salinas to finance these new fire station when future development warrants their construction.
It is expected that one truck company and one engine company (consisting of 23 firefighters) and associated equipment/vehicles is required to staff the proposed station on Natividad Road and maintain adequate service to the Specific Plan and greater North of Boronda FGA in accordance with General Plan Public Services and Facility Services Standards. According to the fiscal analysis prepared for the West and Central Area Specific Plan (2018), the tax revenue from the project will exceed the costs related to the provision of City services required for the project, including, without limitation, those related to fire services.
224
City of Salinas | Final Central Area Specific Plan, November 2020 New residential and commercial structures constructed in the West and Central Specific Plan Areas will be equipped with automatic fireextinguishing (fire sprinkler) systems as required by the California Fire Code as adopted and amended by the City of Salinas. Sprinkler systems reduce the spread of a fire or may extinguish minor fires.
Automatic fire-extinguishing (fire sprinkler) systems, as required by the California Fire Code, increase life safety, limit structural damage, and significantly increase the safety of the responding fire department personnel; however, these systems do not increase the allowable response time for Emergency Medical Services (EMS), which are also supplied by the City’s Fire Department. Consideration may be given to providing a home in the interim for an EMS team early in the development and a full service fire station will be built later in the development process.
An on-site water system capable of providing adequate fire flow (per Fire Marshal’s requirements) and in accordance with all applicable rules and regulations is required in the Specific Plan Area. The Salinas Fire Department shall review and approve the fire hydrant placement, pipe sizes, and emergency vehicle circulation with each tentative map. SFD shallreview and approve final improvement plans in conjunction with the final map and subdivision improvement plan review. Water main pressures shall be sufficient to serve fire sprinkler systems installed within structures. Unless otherwise required by the Fire Chief/ Fire Marshal, residential area fire hydrants shall be CLOW 950, while commercial area fire hydrants shall be CLOW 960 or as otherwise approved by the Fire Marshall at the time of development.
Fire apparatus access roads shall be provided and maintained in accordance with California Fire Code (Section 503.1.1 through 1.3 and Appendix D, or as may be subsequently amended), in effect at the time of building permit application. All fire apparatus access roads shall consist of all-weather surface consisting of asphalt, concrete, or other approved all-weather driving surface capable of supporting the imposed load of Salinas Fire Department fire apparatus weighing at least 67,000 pounds, or as approved by the City Engineer. At the time of construction, a construction vehicle access road capable of accommodating fire equipment loads and turning movements identified by the Fire Chief shall be provided before combustible materials can be delivered to the site. Provisions for on-site water and/or other fire suppression shall be addressed concurrently with the vehicle access.
Development in the Specific PlanArea shall be subject to the California Building Code and Fire Code requirements in effect at the time of submittal of a building or grading permit application.
• Police Services. The Salinas Police Department provides full municipal law enforcement services for the North of Boronda FGA, including the Plan Area.
Public Facility Financing
225
General Plan Table LU-4 includes a police protection public service and facility standard that calls for police facilities to provide an adequate level of service as determined by the City. The City of Salinas Police Department provides full municipal law enforcement services for the North of Boronda Future Growth Area including the Plan Area. The Police Department recently completed a new police headquarters on East Alisal Street in March of this year (2020) and will provide services for the Plan Area from that facility. In this regard, the City determined that the new single centralized police facility serving the entire City (including the Plan Area) was preferred over a police substation located in the North of Boronda FGA to serve the future growth in the northern portion of the City.
The Salinas Police Department is organized into three divisions:
Field Operations, Administration, and Investigations. The Police Department staffs three patrol shifts per day. The City is separated into 12 beats in four command areas for reporting and assignment purposes. Officers are normally assigned to work one or more beats within a command area. Currently, one to two officers are designated to serve the proposed project during the day shift, one to two officers during the swing shift and one to two officers during the graveyard shift.
It is expected that 17 additional police officers and associated equipment/ vehicles will be required to adequately serve the Plan Area and maintain adequate service levels to existing development in accordance with the applicable General Plan service standard.
According to the fiscal analysis prepared for the West and Central Areas (2018), the City’s revenue from the project will exceed the costs related to the provision of City services required for the project including, without limitation, those related to police services.
The Central Area will contribute its fair share of the costs of construction of the new central police facility through the payment of City Public Facilities Impact Fee program.
• Library Services. The City currently owns and operates three libraries, which serve City residents. The Steinbeck Library, the El Gabilan Library and the Cesar Chavez Library. General Plan Table LU-4 includes a library services and facilities standard that calls for 0.5 square feet of public use library space per capita and library services to be provided within two miles of any residential use.
The City has identified a two net acre site in the Central Area between the Village Center and the middle school for a new branch library to serve the East, Central, and West areas of the North of Boronda FGA.
Based on the two-mile service area prescribed in the General Plan, the new branch library will also service existing residents in areas of the City south of Boronda Road.
226
City of Salinas | Final Central Area Specific Plan, November 2020 Additional library staff will be required to staff the proposed facility and maintain adequate service to existing development in accordance with General Plan Public Services and Facility Services Standards.
The fiscal analysis prepared for the West and Central Areas (2018), the revenue from the project will exceed the costs related to the provision of City services required for the project including, without limitation, those related to library services. The Specific Plan provides that the Plan Area will also contribute its fair share of the costs of construction of the new library facility through the City Public Facilities Impact Fee program.
• Recreation Center(s). The City seeks to develop one or more recreation centers within the community park in the adopted West Area Specific Plan and within a neighborhood park in the Central Area Specific Plan and future East Area Specific Plan. The precise location, configuration, and staffing of these recreation centers are yet to be determined by the City. Staffing needs may be one full-time coordinator and up to 10 temporary employees, depending on the size, type, and services of the recreation center. The timing and phasing of construction of the recreation centers will be determined by the City. According to the fiscal analysis prepared for the West Area and Central Areas (2018), the tax revenue from the project will exceed the costs related to the provision of City services required for the project, including, without limitation, those related to recreation services.
The Plan Area will contribute its fair share of the costs of construction of the recreation centers through the City Public Facilities Impact Fee program.
8.5 Public Facilities Financing
The City shall provide a similar level of municipal services in the Plan Area as provided elsewhere in the existing City, except as required by the General Plan or noted in the Central Area Specific Plan.
Many of the public facilities proposed to serve the North of Boronda FGA (for example, the new fire/EMS station, the proposed branch library, construction of a new police station, and new recreation centers) are facilities that will serve existing City residents and residents of other new neighborhoods. As a result, these facilities will also address existing facility or service level deficiencies.
New development within the Central Area will contribute their fair share to the cost of new public facilities by way of impact fees. A City-wide Public Facilities Nexus Study was prepared and approved by the City of Salinas in 2014, which established the methodology and criteria to be used to determine the impact fees for these facilities (e.g., police, fire, library, and recreation centers). In other cases, impact fee programs for other public facilities (including but not limited to roads, sewers, storm drains) have already been adopted. New development within the Plan Area will be required to pay the fees in effect at the time of Certificate of Occupancy Public Facility Financing
227
for residential development and at building permit issuance for other types of development in accordance with City policy, or as specified in the Development Agreement. Property owners will be responsible for service and/or connection fees for water, sewer, schools, electricity and gas, telecommunications, and solid waste and recycling.
As discussed in Section 8.4, new development is subject to the payment of school fees in effect at the time of building permit issuance.
8.5.1 Financing of Street Improvements
Traffic Fee Ordinance (TFO) Financed Streets
Three of the major arterials adjacent to the Central Area are major arterials serving areas of Salinas (serving both the plan area and other areas outside the Plan Area); these are Boronda Road, Natividad Road, and Constitution Boulevard between Boronda Road. The future extension of Russell Road will also serve the Plan Area and areas beyond upon construction. Each of these existing roads are designated in the General Plan as an expressway or an arterial. A fourth arterial road, Old Stage Road, serves the Plan Area, the northern portion of the FGA and the County land to the east and north.
Each of the arterial streets is a non-access road, meaning direct access to abutting property is not allowed. On-street parking is also prohibited on these arterial streets.
Developer fair share costs of roadway improvements, not included in the TFO or which are otherwise the responsibility of the developer may be funded by a Central Area Specific Plan Traffic Fee or the Fair Share Traffic Conditions of Approval Fee, as applicable (see Appendix B, Definitions for explanation of these fees) or as otherwise determined by the Development Agreement.
8.5.2 Developer Financed Streets
Abutting Street Improvements
City of Salinas Ordinance No. 2585 requires that each property owner provide frontage improvements as follows: “The frontage of each lot shall be improved to its ultimate adopted geometric section, including, but not limited to, street, structural section, curbs, gutters, sidewalks, driveway approaches, and transitions.” Resolution No. 18729 requires that a minimum of half of the abutting street be improved, but in no case shall less than 20-feet of pavement from the gutter lip be improved. Therefore, all Central Area owners are required to dedicate and improve or be assessed for land and improvements in accordance with the requirements of Resolution No. 18729. Where there are non-access roads adjacent to the Central Area boundaries, they shall be improved in accordance with the requirements of Resolution No. 18729 and funded by the Central Area Specific Plan Traffic Fee.
Where streets front on public facilities and public parks, the cost of the land and improvements for the half of the abutting street along the 228
City of Salinas | Final Central Area Specific Plan, November 2020 frontage of all such public facilities and parks shall be funded by the same funding method used to acquire and improve the abutting public facility or public park except the developer shall be responsibility for the full cost of the land and the half of the abutting street if dedicating the land to the City and constructing a public park in lieu of the paying the Central Area Park Impact Fee (CAPIF) for the said park or as otherwise specified in the Development Agreement.
Greenways
“Greenways” means the south side of the northerly greenway street (and the northerly greenway path/sidewalk) and the north side of the southerly greenway street (and the southerly greenway promenade/path) as shown in Figure 2-1, Specific Plan Land Use Map, Figure 5-4, Existing Arterial Transportation Facilities and Appendix K. These greenways streets and paths/sidewalks will be constructed by the developer as part of the applicable phase, or as otherwise required the City Engineer. The streets are generally afforded non-exclusive on-street parking along their frontage and direct pedestrian access with only very limited driveway or alley access across both the southerly and northerly greenway paths as specifically provided for in the Specific Plan and approved by the City Engineer.
The southerly greenway street will have special treatments that include custom decorative street lighting, landscape planters, street furniture (such as benches, trash receptacles), way-finding directional signage and other features as provided by the Specific Plan. These special treatments are to be consistent along this greenway segment as it extends through the Plan Area. The northerly greenway street will have the same decorative street lighting as that used for the southerly greenway street, since this street/path will also extend the length of the Plan Area. See Chapter 5 for additional discussion regarding these greenway
Phasing of Facilities
Buildout of the Plan Area, and the resulting need for public facilities, will occur over an extended period of time that will be influenced by market conditions, including demand and need for housing and services, and willingness of owners within the Plan Area to participate in the development process. As development occurs, each application will have to demonstrate that the need for public facilities and the General Plan service standards are being met. Consequently, it will not be necessary to build the public facilities to their ultimate capacity at the outset of the development. Development of the public facilities can be phased as development goes forward and creates the need for additional capacity and as the funds become available through the payment of the Public Facilities Impact Fees. The fire station, the branch library (located in the Plan Area), and the recreation center are examples of facilities that can be constructed in phases as determined appropriate by the City to serve the gradual growth of the population and service needs in the Plan Area.
Public Facility Financing
229
Review of tentative map applications in the Plan Area will provide both the City of Salinas and developer(s) opportunities to assess current and future needs of the Plan Area.
Financing of Public Parks
Each subdivision within the Plan Area is responsible for land dedication and improvements for parks or the payment of Park Impact Fees per the State Quimby Act, to provide the equivalent of three acres of developed park land per 1,000 population, as set forth in the City’s General Plan and Section 31-802 of the City Subdivision Ordinance. Dedication of park land shall occur concurrently with the recording of final subdivision maps.
Park improvements will be provided in accordance with the conditions of approval on the first final subdivision map.
The City’s current City-wide park impact fee is not adequate to cover the cost of acquisition and development of the neighborhood parks and small parks needed to meet park requirements within the Plan Area. The City agrees to adopt a new Central Area Park Impact Fee (CAPIF), which shall be assessed against the properties designated for park lands and facilities inside the Plan Area. The fee shall be set to generate sufficient funds forthe acquisition and development of the neighborhood parks and small parks within the Plan Area. The fee shall include costs to be acquire the land, cost of park improvements, the half of the abutting streets that abut the parks, Low Impact Development SCMs to meet the requirements of the SWDS, decorative street lighting, and utilities. Park improvements shall be required in accordance with the City’s Park and Sport Facility Standards.
The Plan Area owners shall not be required to pay the Citywide Park Impact Fee upon adoption of the CAPIF by the City. Developers may elect to either fully improve (including the cost of park improvements, the half of the abutting streets that abut the parks, LID SCMs to meet the requirements of the SWDS, decorative street lighting, and utilities) and dedicate parks to the City as described above or pay the CAPIF. If a developer fully improves and dedicates parkland as described above to meet his parkland obligations for the applicable subdivision, they will have been deemed to fully satisfy their parkland obligation and no payment of the CAPIF is required.
Alsosee Section9.2.2,Parks Implementationforfurtherdiscussionofparks.
8.6 Funding Policies
The following policies govern the funding of infrastructure and public facilities for the Central Area Specific Plan, unless otherwise provided for in the Development Agreement. The policies shall guide future decisions regarding formation of financing entities, adoption of financing mechanisms, and project approvals.
• Policy 1: The Financing methods shall be consistent with and serve to reinforce the Land Use Plan and subsequent development of the Plan Area.
230
City of Salinas | Final Central Area Specific Plan, November 2020 • Policy 2: If Assessment District financing is requested by an owner or developer, a detailed financial analysis that estimates the costs of improvements and how the infrastructure costs will be allocated and the estimated bonding ability shall be prepared by an engineer approved by the City and the developer for each proposed Central Area Specific Plan assessment district. The owner or developer is responsible for funding the cost of the financial analysis and all costs of forming the district.
• Policy 3: The City shall require dedication of land for internal road improvements that allow on-street parking and direct pedestrian and vehicle access to the abutting property, if an LLMD will be maintaining the right-of-way improvements. The City may require dedication of land as described above if a homeowners or owners association (for private roads only) will be maintaining the right-of-way improvements on such streets. If not dedicated, the City will require an emergency and maintenance access easement for any private street.
If a LLMD is not maintaining the right-of-way improvements, the dedication of road improvements and other required infrastructure shall be in accordance with City Resolution 18729. and other required infrastructure shall be installed in accordance with City standards. • Policy 4: Landowners may be subject to assessments to pay for Plan Area infrastructure facilities only if benefit is received and only in proportion to the benefit received. The property owners will also be required to pay the cost for related nexus and engineering studies as required by the City Engineer.
• Policy 5: Developer will pay City development impact fees at Certificate of Occupancy for residential development and at building permit issuance for other types of development in accordance with City policy. School development impact fees in effect at that time will be paid at building permit issuance, and all school sites shall be reserved in accordance with the Subdivision Map Act and the City Subdivision Ordinance.
• Policy 6: Infrastructure and public facilities triggered by development within the Plan Area that provide benefits beyond the Plan Area and which are listed in a City, County or School District Impact Fee program may be funded through the appropriate development impact fee fund, only if said funds are available and the legislative body approves the allocation of funding for such purpose. • Policy 7: If an Assessment District is formed, infrastructure costs shall be proportionately allocated among Central properties based on the principle of “benefit received”. If an Assessment District is used, Impact Fee Credits may be distributed to those who are assessed for Impact Fee-related costs as determined appropriate by the City. • Policy 8: A mechanism(s) for securing the financial obligation for an equitable share of infrastructure costs on all benefiting property Public Facility Financing
231
owners shall be included in Assessment Districts and Impact Fees established in the Central Area.
• Policy 9: The City may establish Assessment District(s) within the Plan Area pursuant to related statutory authority and procedures if requested by the owners of a majority of the land proposed to be assessed.
• Policy 10: A CentralArea Park Impact Fee (CAPIF), shall be established by the City pursuant to the provisions of California Government Code Section 66000. This fee, upon adoption, replaces the Citywide Park Impact Fee. Alternately to paying this fee, project proponent shall dedicate and improve the park(s) and half of the abutting streets that abut the park(s) shown on their land in Appendix G.
• Policy 11: To ensure timely funding of infrastructure development and achieving other public benefits, the City may require subsequent development agreements with landowners and/or developers, pursuant to City policy and ordinances in effect at the time the development agreement is entered into.
• Policy 12: Utility and other infrastructure costs that are determined to benefit properties outside an owner’s or developer’s lands shall be reimbursed through assessments against the benefiting properties or as otherwise provided in accordance with provisions of the City of Salinas Resolution No. 12963 or 18729, as applicable.
• Policy 13: If a CAPIF is adopted, the City shall establish a mechanism within the ordinance that credits the cost against subsequent fee obligations if a developer or the CAPIF builds infrastructure items that are included in a City-wide Impact Fee program.
• Policy 14:TheCityshallformaCentralAreaLLMDand/ormaintenance CFDs concurrent with recording of the first final subdivision map. • Policy 15: The City may pursue outside funding for infrastructure improvements serving the Plan Area, e.g., State and federal funding sources, etc. for improvements.
• Policy 16: The City and developer(s) shall work cooperatively to secure Central Area Specific Plan infrastructure financing through allocation of appropriate funds (e.g., Impact Fees, Traffic Fee Ordinance) and establishment of necessary financing entities and arrangements (e.g., an assessment district, LLMD, etc.).
• Policy 17: To ensure timely funding of infrastructure development, one or more property owners and the City may establish development agreement(s) to confer development entitlements.
• Policy 18: The City may establish an Assessment District to provide necessary land-secured debt financing if requested by one or more property owners within the boundary of the proposed district, or as otherwise required by state law.
232
City of Salinas | Final Central Area Specific Plan, November 2020
8.7 Financing Mechanisms and Resources
A number of financing mechanisms may be used to fund the public services, facilities, and infrastructure associated with the Plan Area. Table 8-1 provides a conceptual summary of costs and possible funding sources and funding mechanisms. The ultimate mix of financing mechanisms will be determined in the implementation process, based on final technical analyses of costs, benefits, and burdens, and on deliberations involving City staff, property owners, developers, elected officials, bond counsel, underwriters, and finance experts at that time. There may also be new financing mechanisms that evolve at the State or federal level and nothing in this Plan limits the consideration of those new mechanisms by the City and/or the developers or owners.
8.8 Maintenance Responsibilities
Inadditiontotheobligationtofundconstructionofbackbone infrastructure and Citywide improvements through development impact fees, the property owners within the Central Area Specific Plan will fund certain recurring City costs for maintenance. This Financing Plan identifies and incorporates provisions for funding certain City maintenance activities within the Plan Area.
The City, through the draft Public Services and Public Facilities Financing Plan – Salinas Future Growth Area (November 2, 2007), has suggested the establishment of a Community Facilities District (CFD) and/or LLMD Cost Category
Proposed Funding Source
Developer
Debt
Financing (1)
City Fee
Programs (2)
School
District Fee
TAMC and State
and Federal (3)
Arterial Streets X X X
Neighborhood
Streets X
Landscape X
Storm Drainage (4) X X
Water X
Sanitary Sewer X X
Joint Trench X
Grading X
Schools X X
Recreation Center X
Public Parks X X
(1) Developer may propose the use of Assessment Districts or special districts for certain public facilities and receive fee credits.
(2) Certain facilities may be funded through City development impact fees. Credit against fees may be available for facilities included in a fee program where applicable and approved by the City. (3) Funding may be available from regional, State and/or federal sources. (4) If LID PCBMPs are installed on a site/parcel basis then Storm Drainage impact fees will not be charged.
Table 8-1: Proposed Funding Sources (or as per Development Agreement) Public Facility Financing
233
to provide public maintenance services to the North of Boronda FGA in excess of service levels elsewhere in the City.A higherlevel of maintenance may be desired for the North of Boronda FGA and the residents living in the area would pay for that enhanced service through an LLMD or a maintenance CFD. An LLMD would be formed to pay for other maintenance as specified below. The maintenance of other public facilities not addressed in this section of the Specific Plan will be addressed in the Development Agreement.
8.8.1 Landscape and Lighting Maintenance District
The Central Area LLMD will be formed to pay for the following costs within the Central Area Specific Plan:
e) Maintenance of public parks less than two net acres in size and maintenance of all open space areas allowing public access. f) Operation and maintenance (including replacements as needed) of all street and path lighting.
g) Maintenance of all LID areas within public or Owners Association streets/parcels and ROWs and in supplemental detention and retention basins/open space creek corridors.
h) Slurry coating of all interior streets and alleys as determined by the City Engineer, but not less than every five to seven years depending on the deterioration of the asphalt.
i) Maintenance and replacement of the public paths/sidewalks, decorative street furniture and traffic/street signs.
j) Maintenance of all traffic calming devices such as the center median islands, roundabouts, bulb-outs, and traffic circles, including landscaping.
k) Maintenance of the landscaping and walls in the ROW within the abutting half of the ROW of the arterial streets surrounding the Plan Area.
l) Maintenance of alleys (including paving) and adjacent landscaping within alley ROWs or easements.
m) Maintenance of landscaping located within the public ROW and landscape easement of the northerly and southerly greenway streets. n) Maintenance, trimming, and replacement of all trees including street trees on all public property including small parks.
If an LLMD is used to maintain the public area, the City shall administer the Central Area LLMD as follows:
a) Prepare and make available an annual accounting of all LLMD revenue and expenditures and reserve deposits and expenditures. b) Prepare the annual estimate of operating costs and required capital replacement reserves, allocation of benefits, and assessment for the LLMD, and process the same through City Council approval as paid for by the LLMD. The Central Area LLMD shall pay for the annual 234
City of Salinas | Final Central Area Specific Plan, November 2020 Engineer Report of the projected costs and Maintenance District Map/ property changes as subdivisions are approved; along with staff costs to manage the LLMD. The annual report shall also be provided to any Homeowners’ Association established within the Plan Area. c) Administer the contracts for operation of the LLMD, including bidding, preparation of contracts (which shall require a high standard of workmanship and maintenance), and management of the contractors, including inspection of their work on a regular basis to ensure contractor compliance with the scope of work.
d) Collect LLMD revenues and process and pay all legitimate invoices of each LLMD in a timely manner.
e) The City shall be reimbursed for the direct labor costs for the staff needed to perform the City’s required contract administration and contractor supervision and inspection, plus a standard percentage of the direct labor cost to cover the City annual adopted overhead rate and administration.
f) Establish a reserve account to be used to pay the costs of the LLMD between the beginning of the fiscal year and the LLMD’s receipt of the first increment of assessments. A six-month operating reserve, required at the beginning of each fiscal year, is to be replenished each year throughout the life of the LLMD.
g) Operating reserves at the end of each fiscal year in excess of 50 percent of the estimated operating costs for the forthcoming year shall be carried forward to reduce the assessment for the forthcoming year. h) Assessment district costs shall be assessed against the benefitting property at the time they become due.
i) A Major Repair and replacement Reserve Fund shall be established by the LLMD to fund items such as major repairs and equipment replacements, which have a useful life longerthan one year(examples:
future replacement of playground equipment, street lights, street overlay, and future slurry coating of streets). The required replacement reserve balance shall be calculated each year by dividing the current cost of each item by its original useful life and then multiplying the result by the number of years the item will have been in service by the end of that fiscal year. The portion of the assessment for replacement reserves shall be deposited and maintained in a separate interestearning replacement reserve account and shall not be commingled with other funds.
j) All LLMD work shall be performed by qualified and licensed private contractors. Contracts shall be awarded to the lowest responsible bidder, after competitive bidding. In a time-critical or emergency situation, the City staff may perform the work and the LLMD shall reimburse theCityforits costs,includingoverheadandadministration. k) The maximum assessment rate may be adjusted by the greater of three percent, the percentage increase in the Consumer Price Index (“CPI”), or the percentage increase in the Engineering News Record (“ENR”) Public Facility Financing
235
cost index. Each year, the City shall compute the percentage difference between the CPI on December 31st for the most recent year and the CPI for the previous December 31st as determined by the Bureau of Labor Statistics forthe San Francisco/Oakland/San JoseArea.A similar computation will be performed by the City using the ENR April issue cost index. The cost will be increased each year based on the average of the common labor and materials costs in ENR’s April issue. The greater of three percent of the percentage change in indices shall then establish the range of increased assessments allowed for the current fiscal year. The maximum allowable increase may be exceeded with a positive vote of a simple majority of the parcel owners weighted by the amount to be assessed against each parcel, or as otherwise prescribed by law.
l) The cost of alley maintenance, including maintenance of the landscaping and paving, shall be charged only to the parcels served by alleys.
m) An LLMD shall be formed by the City for the Plan Area as soon as possible after the first final subdivision map is approved within the Central Area. The LLMD shall include only the area within the first final Subdivision Map. The area within each subsequent Final Subdivision Map shall be annexed to the first LLMD.
n) The LLMD may be voted out of existence under State law, and in such a case, the City of Salinas will require that, prior to the dissolution of the LLMD, a Home Owners’ Association or other responsible entity is established and becomes legally obligated to maintain the same improvements at an equal or greater level as the LLMD proposed for dissolution.
8.9 Reimbursements
The City enacted a reimbursement ordinance, applicable to the Central Area Specific Plan (effective date June 3, 2014, no. 2549, and amendment no. 2590 on February 21, 2017) whereby the City and owners or developers of lands within the Plan Area who have advanced more than their fair share of the costs of annexation and preparation and processing of the Specific Plan (including CEQA compliance documents) on behalf of all of the owners of lands within the Central Area will be reimbursed fairly and proportionately for those identified costs. The reimbursement ordinance establishes the method to reimburse a person or the City for financing the City Costs, the Annexation Costs, and the Entitlement Costs. It is to be used to mitigate the cost of financing such activities by distributing those costs fairly and proportionately among the owners of property within the North of Boronda FGA, at the time those benefitted property owners exercise their development rights under one of the specific plans or otherwise make use of the preparation and approval of any of the specific plans. Reimbursements shall be in accordance with the City’s Reimbursement Ordinance. The Reimbursement Ordinance is included as Appendix M to this Specific Plan.
236
City of Salinas | Final Central Area Specific Plan, November 2020 Remainder of page intentionally left blank
8.10 Fiscal Analysis
A fiscal analysis (2018) for the project was prepared by Economic & Planning Systems, Inc. (EPS) and is on file at the Salinas Community Development Department located at 65 West Alisal Street. 237
Final Central Area Specific Plan
November 2020
9. Implementation and
Administration
9.1 Introduction
This Chapter of the Central Area Specific Plan describes mechanisms forimplementing the Specific Plan and the systematic development of land within the boundaries of the Plan Area.
The Chapter should be consulted prior to preparing entitlement applications and whenever a question arises concerning plan implementation. Because the City of Salinas is the public agency responsible for the administration of the Specific Plan, the tools and procedures described in this Chapter are to be implemented in a manner consistent with federal, State as well as City rules, regulations, and policies.
This Chapter also summarizes the Specific Plan entitlement process and approvals. Actions needed to implement the
Plan are generally of three types: (i) those needed to obtain entitlement approvals; (ii) implementation actions described in association with policies contained in the Specific Plan including mitigation measures contained in the Central Area Specific Plan EIR and MMRP; and (iii) development phasing and financing mechanisms discussed in Chapters 8 and 9 of this Specific Plan.
The mitigation measures identified in the 2002 Salinas General Plan Final Environmental Impact Report (FEIR) and the 2007 Final Supplement for the Salinas General Plan Program EIR shall also apply to the project and are incorporated herein by reference. 238
City of Salinas | Final Central Area Specific Plan, November 2020
9.2 Specific Plan Authority and Implementation
The Central Area Specific Plan, upon approval by the Salinas City Council and certification of the FEIR, will constitute the basis for the review of all subsequent entitlements in the Plan Area. As a regulatory document, the Specific Plan establishes the land use and associated development, design, and infrastructure standards that must be met to successfully implement the project.
Through the inclusion of development regulations, design, and infrastructure standards, and incorporation by reference of the applicable Salinas Zoning Code provisions, the Specific Plan creates zoning regulations and standards specifically applicable to the Plan Area. As a regulatory document, all subsequent design documents and development activities in the Plan Area are required to be consistent with this Plan. The Specific Plan identifies development regulations that are different from current Salinas Zoning Code requirements where it is necessary to achieve General Plan consistency and intent, and, by extension, Specific Plan goals for the Plan Area. In instances where the requirements of this Plan conflict with the applicable Salinas Zoning Code or other City standards (except for federal and/or State Building Code, Fire Code, and Stormwater Program requirements [including NPDES Permit/SWDS/SWSPS]), the Central Area Specific Plan shall control. Conversely, if this Specific Plan is silent on an issue, the applicable Salinas Zoning Code regulations or other adopted City standards and regulations shall prevail, as determined by the City Planner.
9.2.1 City Administration
The City of Salinas shall be the public agency responsible for the administration, implementation, and enforcement of the Central Area Specific Plan, except for the administration, enforcement and implementation of private property maintenance agreements (excluding NPDES maintenance requirements), covenants, conditions and restrictions (CC&Rs) or reciprocal easement agreements (REAs), which will be the responsibility of a Home Owners Association, Business or Owners Association, or other private entity as approved by the City.
The following sections describe the review and entitlement procedures for subsequent projects within the Plan Area.
The one exception to these policies is school facilities. Per State law, the applicable school district shall determine the need for such facilities and shall regulate the development of school sites.
Applicability of the Specific Plan to the Settrini, Igaz Ranch and Garcia Properties
As previously discussed in Chapter 1, the properties (or lands) which make up the Central Area Specific Plan area were annexed into the City of Salinas in 2008, except for approximately 85 gross acres located in the northwestern portion of the Plan Area. These lands (currently known as Implementation and Administration
239
the Settrini, Igaz Ranch and Garcia properties, respectively) are located within the City’s Sphere of Influence (SOI) but not within City limits. As such, the Central Area Specific Plan will not be applicable to or govern the future development of these properties until such time that 1) the property owners desire to annex the subject properties into the City, 2) all applicable project entitlements (Annexation, Pre-Zone, Development Agreement, etc.) and any required CEQA review have been approved by the Salinas City Council, and 3) the Local Agency Formation Commission (LAFCO) of Monterey County approves the annexation request. For these reasons, all figures and text in the Central Area Specific Plan (as they pertain to these properties) have been provided for conceptual planning purposes only.
Following annexation of these properties, any development proposed for these properties shall be in accordance with this Specific Plan. In the event that these property owners (or subsequent owners) do not wish to develop their properties in accordance with the Central Area Specific Plan, a Specific Plan Amendment or new Specific Plan, as applicable, will be required and be subject to the approval of the City Council before these properties are annexed into or developed within City limits.
9.2.2 Parks Implementation
The following provisions shall apply unless otherwise specified in the Development Agreement. For a discussion of parks financing, refer to Chapter 8.
Neighborhood and Small Parks
The Central Area Specific Plan includes the requirement for seven neighborhood parks and ten small parks comprising approximately 44 acres of parkland. The design, implementation, and funding of the improvements to the neighborhood and small parks are guided by the following policies:
• Land and Improvement. Each property owner/developer shall design and improve the park and half of the abutting streets that abut the park on that property owner’s land and shall dedicate the park to the City or shall pay the Central Area Park Improvement Fee (CAPIF). An LLMD shall be formed for the maintenance of small park maintenance (see Section 8.8).
• Timing. Dedication of neighborhood and small parks shall occur concurrently with the recording of final subdivision maps, and all park improvements will be provided in accordance with the City requirements.
• Land Acquisition.
− Where not required by the City to be dedicated and improved or where the property owner elects to dedicate and build the parks and half of the abutting streets that abut the parks in lieu of paying the CAPIF, the land for the neighborhood and small parks shall be acquired by the City using funding from the CAPIF.
− Property owners acquiring, dedicating, or advancing funds for 240
City of Salinas | Final Central Area Specific Plan, November 2020 acquisition of any part of neighborhood and/or small park land and the abutting fully improved streets prior to acquisition by the City shall provide the net park acres that property owner/developer must provide in accordance with Table 4 1 Park Summary. − If the value of the land acquired or dedicated exceeds the amount of CAPIF fee credits usable by the owner making the acquisition or dedication, the City shall enter into a reimbursement agreement with the property owner whereby the acquiring or dedicating owner will be reimbursed from future CAPIF for the difference between the park fee credits received and the value of the land acquired or dedicated, with interest where determined by the City that such fee credit and reimbursement is appropriate or as otherwise specified in the Development Agreement. The fee credit forland will be a maximum of $250,000 per acre and will be adjusted annually by the construction cost index change as published by the Engineering News Record in April unless otherwise specified in the Development Agreement.
− No fee credits will be due to the property owner or developer if they elect to dedicate and the build the park and half of the abutting streets that abut the park in lieu of paying the CAPIF. • Improvements.
− The improvements constructed in the neighborhood and small parks shall be not less than those required by the State Quimby Act, City Subdivision Ordinance, the City’s Park Classifications and Sport Facility Standards and other applicable City regulations and are subject to the approval of the City before dedication and/ or acceptance.
− The cost of neighborhood and small park improvements shall be funded by the property owner or developer of the park as provided in this Specific Plan and shown in Appendix G.
− Property owners/developers constructing neighborhood and small park improvements prior to funding by the City from the CAPIF shall receive CAPIF credits equal to the costs of the improvements installed by the owner, where the City determines a credit is appropriate. No credits shall be due prior to inspection and acceptance of park improvements by City. No fee credits will be due to the property owner or developer if they elect to dedicate and build the park and half of the abutting streets that abut the parks to fully meet their park obligations in lieu of paying the CAPIF. • Financing.
− The City shall enact a new CAPIF pursuant to the Mitigation Fee Act (Government Code Section 66000 et seq.) sufficient to fund the acquisition and improvement of the neighborhood and small parks in the Central Area (see Chapter 8, Section 8.5, Financing of Parks). − The land for the neighborhood and small parks and for the half of the abutting streets that abut the parks shall be acquired from Implementation and Administration
241
the property owners using accumulated CAPIFs, unless such parks and half of the abutting streets that abut the parks are improved and dedicated by the property owner/developer without using accumulated CAPIFs, in which case a CAPIF credit would not be issued.
CAPIF Credit – All Parks
A CAPIF credit shall be assigned to each property owner for land dedicated and improved, neighborhood parks, and small parks, based upon the estimated acreage of the land being dedicated at the time of the dedication, and the cost of improvements provided thereon as provided herein, including the cost of the half of the abutting streets that abut the parks, LID SCMs to meet the requirements of the SWDS, and decorative street lighting and utilities, unless the property owner elects to dedicate the land and fully improve build the applicable park and half of the abutting streets that abut the park rather than pay the CAPIF to satisfy their Quimby parkland requirement or as otherwise specified in the Development Agreement.
9.3 Project Review Procedures
Individual development projects within the PlanArea are subject to review and approval by the City of Salinas. Application, fee, and processing requirements shall be in accordance with the City’s Municipal Code and other regulations in effect at the time of the application submittal, unless modified by this Specific Plan or a Development Agreement. The City may impose conditions as are reasonably necessary to protect the public health, safety and welfare of the public, when acting to approve a subsequent project or permit, to ensure that the proposed project is in compliance with the Specific Plan and all applicable laws and regulations.
After application submittal, the City will conduct a review of the project application for completeness and consistency with the adopted Specific Plan, Salinas General Plan, Salinas Zoning Code, Subdivision Ordinance and other requirements, as applicable. Upon completion of the City’s review of the application, applicants are to be advised by City staff of any application deficiencies that must be rectified in order for the application to be deemed complete (for applications subject to the State Permit Streamlining Act) or for the City to further process the application, as applicable.
9.3.1 Consistency Checklist
Project applications shall be reviewed according to a consistency checklist, prepared by the City as a means of ensuring consistency with all pertinent development regulations, design standards, FEIR mitigation measures, and other applicable conditions of approval adopted as part of the Specific Plan. Development review applications, such as administrative permits (signs, home occupations, etc.), site plan reviews, conditional use permits, lot line adjustments, parcel maps, tentative subdivision maps, planned unit developments, and variances, will be reviewed by the City 242
City of Salinas | Final Central Area Specific Plan, November 2020 in accordance with established procedures as contained in the Salinas Zoning Code (Article VI) and the Subdivision Ordinance, as applicable.
Available strategies for project specific compliance with the California Environmental Quality Act (CEQA) are set forth in detail in Section 9.6 and 1.3.4. Compliance with CEQA is discussed in Sections 9.6 of this Specific Plan. All subsequent development projects, public improvements, and other activities shall be consistent with this Specific Plan, Municipal Code (including the Salinas Zoning Code), Subdivision Ordinance, SWDS, and NPDES permits. As indicated previously, in acting to approve a project application or permit, the City may impose conditions as are reasonably necessary. Amendments to the Specific Plan shall be processed in accordance with the procedures described in Section 9.7.
The project processing requirements described in this Specific Plan apply to all development proposed within the Plan Area. This description addresses only entitlements the City of Salinas has authority to grant.
Permits from other governmental agencies may be required, and the City assumes no responsibility for identifying or pursuing these permits on behalf of any applicant. The appropriate federal, State, and other local agency approvals are required prior to any project approvals within the Plan Area or prior to implementation as may be the case.
Parcel Maps
Divisions of all or part of the land within the Plan Area for the purpose of creating master parcels for development or further subdivision consistent with the Specific Plan may be processed by a parcel map as provided in the State Subdivision Map Act and the City’s Subdivision Ordinance.
Tentative/Vesting Tentative Maps
Tentative subdivision maps and vesting tentative maps shall be processed in accordance with the provisions of the State Subdivision Map Act and the City’s Subdivision Ordinance. Notwithstanding the provisions of Section 31-312 of the City’s Subdivision Ordinance orfurther extensions as authorized by the State Subdivision Map Act, the approval or conditional approval of a tentative or vesting tentative map shall expire five (5) years after the date of the resolution adopted by the City Council approving or conditionally approving the tentative map. Requests for extensions thereof shall be considered by the City Planner and City Engineer per the State Subdivision Map Act and the City Subdivision Ordinance.
A variety of lot sizes and housing styles (see Chapter 3) are encouraged within the various Zoning Districts, neighborhoods, and blocks in the Plan Area. Pursuant to the General Plan and Section 31-903 of the City Subdivision Ordinance, clustering a large group of any single housing types in several large blocks shall be avoided. As a condition of each tentative or vesting tentative subdivision map, a Lot Standard Master Plan shall be submitted to the Community and Development Department identifying each Lot Standard (as provided for in Chapter 3 of the Specific Plan) within the subdivision. This plan shall be approved by the City Planner and City Engineer prior to recordation of any final map that Implementation and Administration
243
creates any residential lot. This information shall be entered into the City’s GIS, Trakit database or other applicable database that may be subsequently used by the City to track such data.
The Salinas Fire Department shall review and conditionally approve the fire hydrant placement, pipe sizes, and emergency vehicle circulation with each tentative map. The Salinas Fire Department (SFD) shall review and approve improvement plans in conjunction with the final map and subdivision improvement plan review. An on-site water system capable of providing adequate fire flow (per Fire Marshal’s requirements) and in accordance with all applicable rules and regulations shall be provided. Water main pressures shall be sufficient to accommodate fire sprinkler systems installed within structures. Unless otherwise required by the Fire Chief/Fire Marshal, fire hydrants shall be CLOW 950 hydrants for residential areas and CLOW 960 for commercial areas or as may be subsequently adopted by the City as a standard.
Because the demand for new schools will gradually increase over the time period in which buildout of the Specific Plan occurs, the City is committed to consulting with the Alisal Union High School District, the Santa Rita Union School District, and the Salinas Union High School District, as may be applicable as part of the City’s process for considering proposed tentative subdivision maps within the Specific Plan area. Such consultations will allow the City to keep the school districts apprised of the project proponents’ progress in seeking and obtaining entitlements for incremental amounts of new development within the Specific Plan area, thereby helping the districts to keep pace with new residential development as it occurs. Over time, as the Plan Area gradually builds out, the districts might reassess their needs or consider new or different sites for their proposed facilities, depending on factors such as the number of potential students living within newly developed areas and the number of additional students projected to live within the Plan Area at buildout. These tentative map consultations, then, will provide a kind of development phasing that will allow the districts to proactively plan for obtaining the sites and construction funds they will need to allow for the timely construction of new schools as the demands for them materialize over time.
Lot Line Adjustments
Property lines between adjacent lots or parcels of land within the Plan Area may be adjusted in accordance with Article VI, Division 6 of the Salinas Zoning Code and Section 31-1100 of the City Subdivision Ordinance.
Final Maps
Prior to the expiration of a tentative or vesting tentative map, a final map based on a qualified engineering survey shall be submitted to the Public Works Department for review and approval. Complete subdivision improvement plans are required to be submitted with each final map. As specified in Section 66474.1 of the California Government Code, the final map must be approved if found to be in substantial compliance with the approved tentative map and all conditions of approval.A public utility plan is 244
City of Salinas | Final Central Area Specific Plan, November 2020 required with each individual subdivision. Fire Department requirements with regard to fire flow requirements, etc., are identified in the Tentative Maps section. To maintain the required densities percentages and variety of lot sizes in the NE-A, NE-B, NG-A, NG-B, and NG-C zoning districts, once subdivided into individual lots, no further subdivision of these lots shall be allowed without a major Specific Plan amendment and applicable CEQA evaluation. Prior to recordation, final maps and subdivision agreement shall be approved by City Council.
See Lot Standard Master Plan requirement as noted in the Tentative Maps section above.
Rezoning
Actions of the City to zone the property within the Specific Plan Area consistent with the goals, objectives, and policies of this Specific Plan are deemed administrative acts, intended to implement the legislative purposes and conditions prescribed by this Specific Plan, and are therefore not subject to referendum (Lincoln Property Co. v. Law [1975] 45 CA3d 230; Southwest Diversified, Inc. v. City of Brisbane [1991] 229 CA3d 1548).
Annexation and Prezoning
Approval of an annexation (by the City and LAFCO), and prezoning (by the City) will be required for the Settrini/Igaz Ranch/Garcia properties prior to the Specific Plan being applicable to these properties. See Section
9.2.1 for further discussion of this issue.
Development Review Applications and Building Permits
Following approval of each final map, project applicants within the Plan Area may apply for the applicable development review process or building permit through the Community Development Department and Salinas Permit Center, as applicable. Building Permits may not be issued until approval of the final map and the applicable Development Review Application process (SPR, CUP, etc.) is completed. All projects must be consistent with the approved Specific Plan, the Salinas General Plan, City NPDES Permit/SWDS/SWSP requirements, final map, and applicable Salinas Zoning Code requirements and must comply with all California Building Code (including CALGreen) and Fire Code requirements and all other applicable codes adopted and enforced by the City. The applicable California Building Code and Fire Code (as may be amended) shall be those in effect at the time of the building permit submittal.
Fire apparatus access roads shall be provided and maintained in accordance with the version of California Fire Code Section 503.1.1 through 1.3, in effect at the time of the building permit application (or as may be subsequently amended), and Appendix D of the Specific Plan. All fire apparatus access roads shall consist of all-weather surface consisting of asphalt, concrete, or other approved all-weather driving surface capable of supporting the imposed load of Salinas Fire Department fire apparatus weighing at least 67,000 pounds, and as approved by the City Engineer and Fire Marshal. At the time of construction, a construction Implementation and Administration
245
vehicle access road capable of accommodating fire equipment loads and turning movements, identified by the Fire Chief, shall be provided before combustible materials can be delivered to the site. Provisions for on-site water and/or other fire suppression shall be addressed concurrently with vehicle access roads.
Grading Permits
Grading permits are subject to the approval of the City Engineer. Grading permits may be issued prior to improvement plan and/or final map approval if deemed appropriate by the City Engineer and if said plans comply with the Specific Plan, tentative map, conditions of approval and the City NPDES Permit/SWDS/SWSP.
Sales Office and Model Unit Permits
Permits for subdivision sales offices and model residential units may be issued prior to final map approval (in accordance with City requirements, Zoning Code Section 37-50.300 and as provided in the Subdivision Map Act) subject to the approval of the City Planner, City Engineer, Building Official and Fire Marshal. Individual submittals for model homes fall under the applicable Building and Fire Code in effect at the date of the application submittal. If a model plan approach is utilized, the model plans will be required to be updated as the applicable codes are amended.
Subsequent permits issued upon those plans are required to meet the applicable code requirements at time of issuance.
9.4 Phasing Plan
At the time of adoption of the Specific Plan, the Plan Area was owned by twelve entities, identified in Table 1 1 Central Area Owner’s List. Two of these entities are school districts, the remaining entities are individual ownerships. Three of these property owners (Settrini, Igaz Ranch, and Garcia) own parcels that are currently located outside of City limits but are located in the City’s SOI. As previously discussed in Section 9.2.1, these parcels willrequire annexation before any development can occur on these parcels within the Plan Area. Because of the multiple ownerships, there is no specific phasing plan proposed at this time. Each of the ownerships border one or more existing public streets that contain or are planned to contain most utility infrastructure necessary to support development. The Specific Plan is designed such that each current institutional or individual private owner may develop their property independent of development by other property owners. An agreement may be required among two or more property owners to allow for this independent development. Any developing ownership may need to obtain from the adjoining ownerships, the access, and easements necessary for roadways or utilities to support development of their individual property. This agreement must occur prior to recordation of a final map, unless otherwise approved by the City Engineer.
Public schools and public facilities will be constructed based on projections of the need for these facilities in the Specific Plan Area and surrounding 246
City of Salinas | Final Central Area Specific Plan, November 2020 area. The applicable school district will determine and control the phasing of their facilities. Similarly, the Village Center will be constructed based on local and regional market demand for such retail and commercial services.
It is estimated that full buildout will take place over approximately 20 to 30 years. In general, phasing of development within these individual ownerships is projected to proceed from Boronda Road northward.
However, exceptions to this can occur for the development of a public school, parks, ordevelopment of a specific property or public improvement subject to the approval of the City. In such instances, roads and utility infrastructure shall be extended to serve those projects.
At this time, there is no specific phasing plan established; however, each development or phase thereof will require grading and all erosion control measures will be required to be installed in accordance with a Stormwater Pollution Prevention Plan (SWPPP) or sediment and erosion control plan as applicable. Infrastructure improvements required for each final map or phase thereof shall include, but are not limited to, all frontage improvements, storm drainage, sanitary sewer, waterline, and wet and dry utilities, and other improvements as determined by the City to serve the needs of the subject phase and/or comply with the CASP EIR and MMRP.
Phasing of the parks and certain public improvements shall be determined by the City and/or as otherwise provided in a Development Agreement.
9.5 Agricultural Land Preservation
The City’s Agricultural Land Preservation Program (ALPP) was adopted on April 8, 2008. The Central Area Specific Plan, by virtue of being part of the Salinas Future Growth Annexation and Sphere of Influence (SOI) Area, is a Greater Salinas Area Memorandum of Understanding (GSAMOU) identified growth area as defined in the ALPP.
9.5.1 Right to Farm Notices
All development within the Plan Area shall comply with the provisions of Section 37-50.220(c) of the Salinas Zoning Code requiring the recordation of a deed restriction containing the Notice of Right to Farm prior to the recordation of a final map or issuance of the first building permit for any project located within one thousand (1,000) feet of agricultural land, agricultural processing, or agricultural farming operations whether located within or outside of the Plan Area.
Farm vehicles shall be precluded from using public streets in the Specific Plan Area for access unless appropriate access stabilization and street cleaning measures are incorporated into design and approved by the City Engineer.
Buffers between Agricultural and Non-Agricultural Uses
The ALPP calls for the City to implement General Plan Policy COS-10, which encourages the provision and maintenance of buffer zones such as roadways, topographic features, and other physical boundaries to prevent incompatibilities between agricultural and non-agricultural land uses.
Implementation and Administration
247
The ALPP states that a number of factors shall be used to determine the appropriate buffer, including type of agricultural use, topography, and pesticide and machinery use, among others. In the case of the Plan Area, the agricultural lands to be protected by buffers are those on the north side of the future Russell Road (the Protected Lands). See Chapter 4.0 for a description of the 200-foot required buffer.
Buffer easements shall be temporary. The obligation to provide or maintain the buffers shall cease when the adjacent protected lands cease to be permanently used for agricultural purposes.
Buffers shall only be required along those portions of a development project that front on or are immediately adjacent to (adjoin) the protected lands. The parkways of the arterial streets located adjacent to farmlands shall contain enhanced landscaping with increased number of trees to buffer the adjacent agricultural lands, in accordance with General Plan Policy COS-3.4.
Within the Specific Plan Area, it is assumed that interim agricultural operations will continue to occur during the buildout of the development.
To reduce the potential for on-site land use conflicts with the Central Area, the agricultural operators shall maintain a minimum 100-foot temporary buffer setback between the interim agricultural operations or support activities and any completed development.
Required construction of Plan Area roadways or utilities through active farmland is not viewed as isolating farmland.
Agricultural Land Conservation Easements
The Central Area Specific Plan is a GSA-MOU-identified growth area as defined in the ALPP and as such, no agricultural mitigation easements shall be required for the lands within the Plan Area.
Agricultural Land Mitigation Fee
Agricultural land mitigation fees will be assessed in accordance with City Resolution No. 19422; these fees fund activities designed to preserve and promote agricultural programs in the Salinas area. As provided in the ALPP, lands within the Central Area Specific Plan are subject to payment (to the City) of an agricultural land mitigation fee in the amount of $750 per acre of converted land designated by the California Department of Conservation’s Farmland Mapping and Monitoring Program as “Prime” or “of Statewide Importance” (Designated Farmland).
In connection with the approval of any development project within the Plan Area (tentative subdivision map, parcel map or vesting entitlement, as applicable), the City shall determine the number of acres of Designated Farmland proposed for conversion within the project, and calculate the per-unit mitigation fee by dividing the total mitigation fee for the project (number of converted acres of Designated Farmland x $750/acre) by the number of residential units or in case of non-residential development by multiplying by the gross acreage of the converted land. The fee so 248
City of Salinas | Final Central Area Specific Plan, November 2020 calculated shall be made a condition of the tentative or vesting tentative map (or other project approval, if there is no map) and shall be required to be paid concurrently with the approval of the subdivision agreement for each final map (or at the time of first certificate of occupancy if there is no map) unless otherwise determined by the City Planner and City Engineer.
9.6 Environmental Review
The Central Area Specific Plan and its proposed development was evaluated at a General Plan level in the certified Final EIR for the Salinas General Plan Environmental Impact Report (2002), and in the 2007 EIR Supplement for the Salinas General Plan EIR certified in connection with the annexation of the North of Boronda FGA. In connection with the approval of the Central Area Specific Plan, a programmatic EIR has been prepared and certified by the City Council prior to the approval of the Specific Plan document. The Central Area Specific Plan EIR serves as the base environmental document for all subsequent entitlements within the Plan Area. All subsequent Development Review Applications are to be reviewed on a project-by-project basis to determine consistency with the Central Area Specific Plan EIR. The need for additional site-specific environmental review, if any, is to be determined through one of the processes described below.
State CEQA Guidelines identify several types of EIRs, each applicable to different project circumstances. The EIR for the Specific Plan was prepared as a Program EIR pursuant to CEQA Guidelines Section 15168.
The program-level analysis considers the broad environmental effects of the proposed project as a whole.
The Specific Plan provides a very high level of design detail for certain components of the project. To the extent that sufficient detail is available in the Specific Plan, a full project-level analysis is provided in the Program EIR. Topics such as Biological Resources, Cultural Resources, and Hydrology/Water Quality are analyzed at a project-level analysis in the EIR given that these are physical environmental resources, and the area of impact is fully defined. Additionally, the Specific Plan includes a substantial level of detailed information that allows for a project- level analysis of topics such as Air Quality, Greenhouse Gases and Climate Change, Noise, Population and Housing, Transportation and Circulation, and Utilities. The analysis for these topics is driven by the number of units and square footage of development, which are detailed in the land use design and development projections. In some cases, there may be specific commercial uses that have design details developed at a later date that cannot reasonably be analyzed at a project-level at this time. Additionally, the design of the school facilities and other public facilities are not known at this time, so they are not able to be analyzed at a project-level.
TheProgramEIRexamines theplanning, construction, andoperation ofthe SpecificPlan.Theprogram-levelapproach,withsomeproject-levelanalysis, was appropriate for the Specific Plan because it allows comprehensive consideration of the reasonably anticipated scope of the development Implementation and Administration
249
plan; however, not all design aspects of the future development phases are known at the Specific Plan stage in the planning process. Subsequent individual development that requires further discretionary approvals will be examined in light of the Program EIR to determine whether additional environmental documentation must be prepared.
CEQA Guidelines Section 15168(a) states that a program EIR is an EIR which may be prepared on a series of actions that can be characterized as one large project and are related either:
1. Geographically,
2. As logical parts in the chain of contemplated actions,
3. In connection with issuance of rules, regulations, plans or other general criteria to govern the conduct of a continuing program, or
4. As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways.
According to CEQA Guidelines Section 15168, subdivision (c)(5), “[a] programEIRwillbemosthelpfulindealingwithlateractivities ifitprovides a description of planned activities that would implement the program and deals with the effects of the program as specifically and comprehensively as possible.” Later environmental documents (EIRs, mitigated negative declarations, or negative declarations) can incorporate by reference materials from the program EIR regarding regional influences, secondary impacts, cumulative impacts, broad alternatives, and other factors (CEQA Guidelines Section 15168[d][2]). These later documents need only focus on new impacts that have not been considered before (CEQA Guidelines Section 15168[d][3]).
Section 15168(c), entitled “Use with Later Activities,” provides, in pertinent part, as follows:
Later activities in the program must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared:
(1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration.
That later analysis may tier from the program EIR as provided in Section 15152.
(2) If the agency finds that pursuant to Section 15162, no subsequent EIR would be required, the agency can approve the activities as being within the scope of the project covered by the program EIR, and no new environmental document would be required.Whether a later activity is within the scope of a program EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that an agency may consider 250
City of Salinas | Final Central Area Specific Plan, November 2020 in making that determination include, but are not limited to, consistency of the later activity with the type of allowable land use, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the program EIR.
(3) An agency shall incorporate feasible mitigation measures and alternatives developed in the program EIR into later activities in the program.
(4) Where the later activities involve site specific operations, the agency should use a written checklist or similar device to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were within the scope of the program EIR.
Here, the City anticipates preparing a written checklist or similar device whenever project proponents within the Plan Area submit applications for site-specific approvals, such as tentative maps, conditional use permits, or other discretionary entitlements. With respect to certain types of environmental resources, the effects to which would not differ regardless of the exact kind of land use that is proposed (e.g., agricultural resources, culturalresources, geology, soils, and paleontologicalresources), the City’s expectation is that the written checklists will conclude that no further analysis of such effects beyond that found in this program EIR will be necessary. Thus, the new analyses for these site-specific actions will focus on issues and impacts regarding which this program EIR lacks detailed site-specific information, and for which specific project proposals could have site-specific effects not wholly anticipated in this EIR. (See also CEQA Guidelines Section 15063, subd.(b)(1)(C).)
Future site-specific approvalsmayalsobenarrowedpursuanttothe rules for tiering set forth in CEQA Guidelines Section 15152. “‘[T]iering is a process by which agencies can adopt programs, plans, policies, or ordinances with EIRs focusing on ‘the big picture,’ and can then use streamlined CEQA review for individual projects that are consistent with such…[first tier decisions] and are…consistent with local agencies’ governing general plans and zoning.’” (Koster v. County of San Joaquin (1996) 47 Cal.App.4th 29, 36.) Before deciding to rely in part on a first- tier EIR in connection with a site-specific project, the lead agency must prepare an “initial study or other analysis” to assist it in determining whether the project may cause any significant impacts that were not “adequately addressed” in a prior EIR. (CEQA Guidelines, § 15152, subd. (f); Pub. Resources Code, § 21094, subd. (c).) Where this analysis finds such potentially significant impacts, an EIR is required for the later project. In contrast, “[a] negative declaration or mitigated negative declaration shall be required” where there is no substantial evidence that the project may have significant impacts not adequately addressed in the prior EIR or where project revisions accepted by the proponent avoid any such new significant impacts or mitigate them “to a point where clearly” they are not significant.
Implementation and Administration
251
Section 15152 further provides that, where a first-tier EIR has “adequately addressed” the subject of cumulative impacts, such impacts need not be revisited in second- and third-tier documents. Furthermore, secondand third-tier documents may limit the examination of impacts to those that “were not examined as significant effects” in the prior EIR or “[a]re susceptible to substantial reduction or avoidance by the choice of specific revisions in the project, by the imposition of conditions, or other means.” In general, significant environmental effects have been “adequately addressed” if the lead agency determines that:
A. They have been mitigated or avoided as a result of the prior environmental impact report and findings adopted in connection with that prior environmental impact report; or
B. They have been examined at a sufficient level of detail in the prior environmental impact report to enable those effects to be mitigated or avoided by site specific revisions, the imposition of conditions, or by other means in connection with the approval of the later project.
Similarly, as previously noted, the City anticipates preparing a written checklist or similar device whenever project proponents within the Specific Plan area submit applications for site-specific approvals, or other discretionary entitlements. In preparing these analyses, the City will assess, among other things, whether any of the significant environmental impacts identified in this program/first-tier EIR have been “adequately addressed.” Thus, the new analyses for these site-specific actions will focus on impacts that cannot be “avoided or mitigated” by mitigation measures that either (i) were adopted in connection with the Specific Plan or (ii) were formulated based on information in this EIR.
In addition, because the EIR addresses the effects of rezoning the land within the proposed Specific Plan area, future environmental review can also be streamlined pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183. These provisions, which are similar but not identical to the tiering provisions, generally limit the scope of necessary environmental review for site-specific approvals following the preparation of an EIR for a “zoning action.” For such site-specific approvals, CEQA generally applies only to impacts that are “peculiar to the parcel orto the project” and have not been previously disclosed, except where “substantial new information” shows that previously identified impacts would be more significant than previously assumed. Notably, impacts are considered not to be “peculiar to the parcel or to the project” if they can be substantially mitigated pursuant to previously adopted, uniformly applied development policies or standards. As noted above, the City anticipates that, in assessing the extent to which the Specific Plan EIR has previously addressed significant impacts that might occur with individual projects, the City may conclude that in some instances (e.g., with respect to agricultural resources, cultural resources, geology, soils, and paleontological resources), no further analysis beyond that found in the program EIR will be necessary.
252
City of Salinas | Final Central Area Specific Plan, November 2020 Finally, for purely residential projects consistent with the Specific Plan, the City intends to preserve its ability to treat such projects as exempt from CEQA pursuant to Government Code Section 65457. Subdivision (a) of that statute provides that “[a]ny residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an [EIR] has been certified after January 1, 1980, is exempt from the requirements of [CEQA].” The statutes goes on to say, moreover, that “if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental [EIR] for the specific plan is prepared and certified in accordance with the provisions of [CEQA]. After a supplemental [EIR] is certified, the exemption … applies to projects undertaken pursuant to the specific plan.” (See also CEQA Guidelines Section 15182.)
When purely residential projects are proposed, the City will consider whether they qualify for this exemption or whether the Central Area EIR must be updated through a supplement to this EIR or a subsequent EIR as required by Public Resources Code Section 21166 and CEQA Guidelines Sections 15162 and 15163.
In approving the Central Area Specific Plan, the City Council adopted a Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA Guidelines Section 15097 to ensure implementation of the Central Area Specific Plan EIR mitigation measures. As applicable, future developments within the Specific Plan Area will be required to implement the mitigation measures in the MMRP as specified. The MMRP includes mitigation measures from prior EIRs (2002 Salinas General Plan FEIR and the 2007 Final Supplement for the Salinas General Plan Program EIR) that are applicable to the Central Area. A mitigation monitoring fee may be imposed.
Additionally, in approving the Central Area Specific Plan, the City Council included Conditions of Approval to ensure level of service (LOS) standards are met in accordance with the Salinas General Plan transportation standards. These conditions of approval are included in the associated EIR and Appendix Q to this Specific Plan. The Conditions of Approval included therein shall not be modified and shall remain in force and effect for the life of the project.
9.7 Minor Revisions and Specific Plan
Amendment Procedures
California Government Code Section 65453 states that a Specific Plan may be amended as often as deemed necessary by the legislative body (City Council). Changes to this plan may be initiated by a developer, property owner or the City. The Central Area Specific Plan may need to be amended to respond to changing conditions and expectations during the course of its implementation. To address this possibility, this Specific Implementation and Administration
253
Plan provides for minor revisions in addition to more encompassing Specific Plan Amendments. By adopting this Specific Plan, the City Council has delegated (except where otherwise noted below) to the City Planner the authority to make “minor revisions” as described below. Such minor revisions do not rise to the level of importance to justify Planning Commission and City Council review, and staff-level approval will facilitate timely implementation of the Specific Plan.
Upon submittal of an application for a change to the Specific Plan, the City Planner shall determine if the proposed change is a minor revision or a Specific Plan Amendment. The processing requirements for both minor revisions and Specific Plan Amendments are described as follows.
9.7.1 Minor Revisions
Minor revisions to the Central Area Specific Plan include but are not limited to the following examples:
a. Addition of new or updated information that does not substantially change the Specific Plan or result in new or intensified environmental impacts not previously analyzed.
b. Minor changes in building location, architectural design, FAR (which does not exceed the maximum permitted in the Specific Plan or Salinas Zoning Code, as applicable), and/or floor plan.
c. Amendments that do not involve a change of use, density, or intensity of development beyond the provisions of this Specific Plan or Salinas Zoning Code as applicable, or the introduction of new or intensified significant environmental impacts not previously analyzed, and do not change the character of the project.
d. Adjustments to land use area boundaries within the locations of facilities and street alignments established by the Specific Plan, where the overall land use pattern remains consistent with the Specific Plan objectives (the land use must be one currently allowed in the Specific Plan).
e. Minor modifications to architectural details, building color, landscape treatments or materials, fencing, lighting, paths, signage, parking or driveway location, and entry monumentation, which are consistent with the intent, vision, and character of the Specific Plan, Salinas Zoning Code, and SWDS requirements.
f. Transfer of dwelling units between density categories, provided such transfers and/or modifications continue to be in conformance with the General Plan provisions regarding density and mix of densities. g. Transfer of dwelling units between density categories, provided such transfers and/or modifications do not create conditions where the maximum permissible dwelling-unit count is exceeded except as specifically provided for in this Specific Plan (see Chapter 3). 254
City of Salinas | Final Central Area Specific Plan, November 2020 h. The addition of new development regulations to accommodate future, alternative, or custom dwelling housing types (including but not limited to tiny homes and other new and innovative housing types) not currently contemplated in the Specific Plan, but which are consistent with the intent, vision and character of the Specific Plan, New Urbanism Principles, the Salinas General Plan and SWDS.
i. Future Modifications resulting from the Boronda Road Roundabout Improvement projects, in the future, the site design of the Village Center, location of land uses within the Village Center, and/or access/ turn movements from Boronda Road may be modified pursuant to this section provided that the proposed modification does not substantially alter the type, intensity, or distribution of the land uses, or introduce new environmental impacts.
j. Conversion of an unneeded school site to a permitted or conditional use allowed in the NG-A district. If additional residential uses are proposed in accordance with the NG-A district for a school site (in lieu of a school), additional park space based on the additional population will be required.
k. The requirement for a minimum of 600 lineal feet of frontage of nonresidentialoccupanciesonthefirstfloorofthebuildingsdescribedinTable 3 1 (footnote 8a) may be reduced where the applicant has demonstrated to the satisfaction of the City Planner that sufficient reasonable efforts were made to rent the space to non-residential uses and that insufficient tenants were secured to fill the required 600 lineal feet of frontage.
The City Planner may approve a minor revision to the Specific Plan administratively except as otherwise noted. To approve the minor revision, the City Planner must find the revision does not create or intensify environmental impacts not previously analyzed and does not change the intent, vision, and character of the Specific Plan, and is in substantial conformance with all of the following:
• The Planning Objectives of the Specific Plan;
• The City of Salinas General Plan;
• The Salinas Municipal Code including but not limited to the Zoning Code and Subdivision Ordinance;
• Salinas SWDS/ NPDES Permit (a modification may require compliance with the SWDS/NPDES in effect at the time the modification is approved); and
• The Central Area Specific Plan and the certified EIR and Mitigation Measures.
Minor Revisions may be approved administratively by the City Planner through the applicable development review process required for the subject application/use without the necessity of a separate application or process.
The Specific Plan document will be revised to reflect the Minor Revision unless otherwise approved by the City Planner.
Implementation and Administration
255
TheCityPlannermayrefer anyMinorRevisiontothePlanningCommission for consideration. Any determination or action taken by the City Planner may be appealed in accordance with Article VI, Division 17 of the Salinas Zoning Code. If any of the aforementioned decision-makers finds that the proposed revision does not meet the above criteria, the Minor Revision shall be deemed denied and a Specific Plan Amendment shall be required.
9.7.2 Specific Plan Amendments
Proposed changes to a Specific Plan that are not deemed a Minor Revision by the City Planner are classified as amendments to the Specific Plan and shall be processed in the same manner as the initial Specific Plan adoption, requiring review by the Planning Commission and action by the City Council pursuant to Section 37-60.1240 of the Salinas Zoning Code.
Fair Share Traffic Conditions of Approval contained in the project EIR and this Specific Plan related to traffic and circulation improvements (see Appendix Q) may not be amended and shall remain in force and effect for the life of the project unless approved by the City Council upon the recommendation of the City Engineer. Modifications to the Fair Share Traffic Conditions of Approval may require further CEQA analysis.
9.8 Development Agreement
The Central Area project proponents and the City of Salinas may enter into one or more development agreements covering all or any part of the Plan Area. Approval and implementation of development agreements shall be pursuant to Article 2.5, Chapter 4, Title 7 of the Government Code (Section 65864 et seq.) and Article VI, Division 11 of the Salinas Zoning Code. The project description includes development agreement(s) and was considered as part of the Central Area Specific Plan EIR.
9.9 Enforcement
The Central Area Specific Plan carries with it a number of development regulations, conditions of approval, and environmental mitigation measures (collectively “regulations”). Adequate enforcement mechanisms must be in place to ensure compliance with all adopted regulations.
Enforcement andpenalties relatedto provisions ofthe SalinasZoning Code or Specific Plan shall be in accordance with Article VI, Division 18 of the Salinas Zoning Code, or other applicable sections of the Municipal Code.
If the City determines that activity or development is occurring or has occurred that is not in compliance with this Specific Plan of other City requirement, the City may initiate procedures to ensure compliance.
Enforcement activities may include any of the following actions or others as deemed necessary and appropriate by the City:
• Issuance of a stop work order;
• Exercise of the remedies provided by any City enforcement ordinance based upon the police power to protect the public’s health, 256
City of Salinas | Final Central Area Specific Plan, November 2020 safety, and welfare;
• Requirement of performance bonds;
• Revocation or suspension of entitlements;
• Denial or postponement of subsequent project entitlements for the non-compliant developer/builder; and
• Legal action.
9.10 Project Financing
Government Code Section 65451 requires a specific plan to include “a program implementation measure, including public works projects and financing measures to carry out the plan.” See Chapter 8 for a detailed discussion of the project financing for the Central Area Specific Plan.
Remainder of page intentionally left blank
257
Final Central Area Specific Plan
November 2020
10. Appendices
A Acronyms
B Definitions
C General Plan Consistency
D Mitigation Monitoring and Reporting Program
E Light Standards
F Facilities, Traffic Management, and Trip Reduction Plan G Land Use Density Summary
H MST Correspondence
I Affordable Housing Component (Inclusionary Housing Plan) J Boronda Road Cross Sections
K Street Sections
L Fehr and Peers Memo
M Reimbursement Ordinance
N Master Landscaping Plan
O Street Furnishings
P Master Fence and Wall Plan
Q Conditions of Approval (Traffic Mitigations)
R Pacific Advanced Civil Engineering, Inc. (PACE), hydrologic mitigation analysis, Technical Memorandum
S 2006 Salinas Zoning Code
T Interpretation Guide
U FGA Acreage City Finance Table
258
City of Salinas | Final Central Area Specific Plan, November 2020 Appendix A:
Acronyms
Appendices
259
Appendix A- Acronyms
ADA Americans with Disabilities Act
ADU Accessory Dwelling Unit
ADT Average Daily Traffic
ADWF Average Daily Wastewater Flow
AFY acre feet per year
Alco Alisal Water Corporation
ALPP Agricultural Land Preservation Program
APN Assessor’s Parcel Number
AWWA American Water Works Association
Cal EPA California Environmental Protection Agency
Cal Water California Water Company
CAPIF Central Area Park Impact Fee
CASP Central Area Specific Plan
CC&Rs Covenants, Codes and Restrictions
CCRWQCB Central Coast Regional Water Quality Control Board CEQA California Environmental Quality Act
CFD Community Facilities District
City City of Salinas
CUP Conditional Use Permit
CPI Consumer Price Index
CPT Cone Penetration
CPTED Crime Prevention through Environmental Design
CUP Conditional Use Permit
DIP ductile iron pipe
du/nra dwelling units per net residential acre
EIR Environmental Impact Report
EMS Emergency Medical Services
ENR Engineering News Record
ESA Environmental Site Assessment
ET evapotranspiration-based
FAR Floor Area Ratio
FEMA Federal Emergency Management Administration
FGA Future Growth Area
FIRM Flood Insurance Rate Map
General Plan City of Salinas General Plan
GPA General Plan Amendment
gdp gallons per day
gpd/acre gallons per day per acre
gpm gallons per minute
GSA-MOU Greater Salinas Area Memorandum of Understanding HDPE High-Density Polyethylene
HVAC heating, ventilation, and cooling
in/hr inches per hour
kv kilovolt
LAFCO Local Area Formation Commission
LED light emitting diode
260
City of Salinas | Final Central Area Specific Plan, November 2020 LEED Leadership in Energy and Environmental Design
lf linear feet
LID Low Impact Development
LLMD Landscaping and Lighting Maintenance District
LOMA Letter of Map Amendment
LOMR Letter of Map Revision
M1W Monterey One Water (formerly Monterey County Water Resources Agency /
MRWPCA)
MEP maximum extent practicable
mg/year million gallons per year
mgd million gallons per day
MLD most likely descendent
MMRP Mitigation Monitoring and Reporting Program
MOU Memorandum of Understanding
mph miles per hour
MRWPCA Monterey Regional Water Pollution Control Agency (now M1W) MST Monterey-Salinas Transit
MTBE methyl tert-butyl ether
NAHC Native American Heritage Commission
NE Neighborhood Edge
NG Neighborhood General
NFIP National Flood Insurance Program
NI New Urbanism Interim
NPDES National Pollutant Discharge Elimination System
NRCS National Resources Conservation Service
NTS Not to Scale
OA Owners Association
PCBMP Post-construction best management practices
P&D P&D Consultants
PG&E Pacific Gas and Electric
Plan Area Central Area Specific Plan Area
PRG Preliminary Remediation Goal
psi pounds per square inch
psig pounds per square inch gage
PWWF Peak Waste Water Flow
REC Recognized Environmental Condition
ROW right-of-way
RWQCB Regional Water Quality Control Board
ROW right-of-way
SCM Stormwater Control Measure
SFHA Special Flood Hazard Area
SMC Salinas Municipal Code
SSMP Sanitary Sewer Master Plan
SOI Sphere of Influence
SOISS City of Salinas Sphere of Influence Study
SOIWS City of Salinas Sphere of Influence Water Study
SPA Specific Plan Area
Specific Plan Central Area Specific Plan
Appendices
261
SPR Site Plan Review
SR State Route
SVSWA Salinas Valley Solid Waste Authority
SVBGSA Salinas Valley Basin Groundwater Sustainability Agency SWDS Stormwater Development Standards
SWM Stormwater Management
SWSPS Stormwater Standard Plans
TAMC Transportation Agency for Monterey County
TF-SP Trickling Filters – Solid Process
TFO Traffic Fee Ordinance
TM technical memorandum
TND Traditional Neighborhood Development
TTLC Total Threshold Limit Concentration
U.S. 101 U.S. Highway 101
USEPA United States Environmental Protection Agency
VC Village Center
VOC volatile organic compound
VTM Vesting Tentative Map
WSA water service assessment
262
City of Salinas | Final Central Area Specific Plan, November 2020 Appendix B:
Definitions
Appendices
263
Accessory Dwelling
Unit
Refers to an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation, which is located on the same parcel as a single-family detached dwelling unit, as described in the Salinas Zoning Code. Accessory dwelling unit may be abbreviated as ADU and may also be known as a Carriage Unit or Second Dwelling Unit.
Average Density Refers to the total number of dwelling units in that Zoning District divided by the net residential acres as approved in each Tentative Map
Average Dwelling
Units per Net
Residential Acre
Refers to the total number of dwelling units within each Zoning District within each Tentative Map divided by the Net Residential Acres within that zoning district on that Tentative Map.
Back of sidewalk Refers to the right-of-way property line Boronda Road Refers to East Boronda Road
Central Area Refers to the geographic area to be governed by the Central Area Specific Plan (CASP) CASP Traffic Fee Refers to a funding mechanism the project proponents may implement to equalize cost of traffic improvements required by City of Salinas Resolution 12963 or traffic improvements that are 100% project reasonability in accordance with the CASP EIR Courtyard Apartment Eight multifamily dwelling units clustered around a courtyard which opens to the street with all parking in enclosed garages to the rear and one side Fair Share Traffic
Conditions of
Approval Fee
Refers to the project EIR traffic conditions of approval improvements for which project proponents shall pay individual fair share with each subsequent application and paid in the same manner as the City Traffic Fee Ordinance (trip calculation).
Flex Use Space Refers to the ground floor of buildings located in the VC districts and the NG-C which may change from residential to non-residential uses and back to a residential use upon the City Planner’s approval of a SPR authorizing the change. A minimum of 600 lineal feet of the approximately 1,800 lineal feet of frontage along the main street shall be offered for rent exclusively to and occupied by non-residential uses.
General Plan Refers to the Salinas General Plan
Greenway /
Greenway Street
Refers to the Northerly and Southerly Greenway streets as shown on Figure 5-3 and described in Section 5.6.1
Green court Home Single family detached dwellings with garages accessed on landscaped alleys behind which are sited on three sides of a common green area and the public street on the fourth side.
Lane dwelling Single family detached dwellings with garages accessed on landscaped alleys behind which face both sides of a common area (minimum 20-foot wide) with a walkway which runs from one public street to another public street.
Net Residential Acre Refers to the private lands zoned for residential uses exclusive of streets, parks, and other public uses.
Net Residential
Developable Acre
Refers to same as Net Residential Acre.
Plan Area Same as Central Area
Promenade Walkway, path, sidewalk
Row Home Detached single family dwellings sited with shallow front yard setbacks and one-foot-six-inch setbacks to the side property line on both sides and with garages in the rear accessed off of an alley.