TM 2021-001 08-06-24 CC Staff Report - 07-25-24 edits — Salinas City Council, August 6, 2024

DATE: AUGUST 6, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: THOMAS WILES, SENIOR PLANNER
TITLE: TENTATIVE MAP 2021-001; REQUEST TO SUBDIVIDE AN EXISTING 189.27-ACRE LOT INTO 427 SINGLE FAMILY AND MULTI-FAMILY RESIDENTIAL LOTS WITH AN ADDITIONAL 10 PARK, OPEN SPACE, AND PUBLIC/SEMIPUBLIC LOTS (437 TOTAL LOTS) IN A PORTION OF THE CENTRAL AREA SPECIFIC PLAN (CASP) RECOMMENDED MOTION:

A motion to approve a Resolution to:

Determine that Tentative Map 2021-001 is in compliance with the California Environmental Quality Act (CEQA) because it was fully analyzed in the prior Environmental Impact Report (EIR) for the Central Area Specific Plan (CASP) (CEQA Guidelines Section 15183—Projects Consistent with a Community Plan or Zoning); and Approve Tentative Map 2021-001 to subdivide a 189.27-acre lot into 427 single family and multi-family residential lots with an additional ten (10) Park, Open Space, and Public/Semipublic lots (437 tota1 lots) in six (6) separate phases for proposed total of 1,674 dwelling units.

EXECUTIVE SUMMARY:

The Applicant, Stonebridge Homes, c/o Hugh Walker on behalf of East Boronda, LLC, property owner, is proposing to subdivide a 189.27-acre lot into 427 single-family and multi-family residential lots with an additional ten (10) Park, Open Space, and Public/Semipublic lots in six (6) separate phases for a proposed total of 1,674 dwelling units (ownership and rentals). The project has been determined to be in compliance with California Environmental Quality Act (CEQA) because it was fully analyzed in a prior Environmental Impact Report (EIR) for the Central Area Specific Plan (CASP) certified by the City Council on November 17, 2020. An Environmental Checklist dated June 28, 2024, was prepared pursuant to CEQA Guidelines Section 15183 (Attached).

BACKGROUND:

The project site is governed by the Central Area Specific Plan (CASP) (see attached CASP and CASP General Plan Map for TM 2021-001). The CASP was approved by the Salinas City Council on November 17, 2020, and 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 (including the 189.27-acre project site) within the City’s North of Boronda Future Growth Area (FGA). City Council certified the Central Area Specific Plan Final Program Environmental Impact Report (ER 202-001) on November 17, 2020. Per Table 2-2 Summary Land Use Plan, a maximum of 3,911 dwelling units could be developed in the CASP. The project site contains the following Zoning Districts: Neighborhood Edge A and B (NE-A and NE-B), Neighborhood General A, B, and C (NG-A, NG-B, and NG-C), Village Center A and B (VC-A and VC-B), Park (P), Open Space (OS), Public/Semipublic (PS), Central Area Specific Plan Overlay District (SP-11), and Flood Overlay (F). The following provides an overview of the land uses and zoning districts adjacent to the project site:

North: Agricultural / Park (P), Open Space (OS) and Public/Semipublic Districts South: Residential, Park, and School / Parks (P), Public/Semipublic (PS), and Residential Low Density (R-L-5.5) East: Agricultural / New Urbanism Interim (SP-NI)
West: Agricultural / Neighborhood Edge A and B (NE-A and NE-B), Neighborhood General A, B and C (NG-A, NG-B, and NG-C), Parks (P) Traffic and Transportation Commission Review:

On July 9, 2020, the Traffic and Transportation Commission reviewed the proposed project as an informational item only and by a 6-0 vote recommended City Council approval of Tentative Map 2021-001, based on the Traffic Impact Analysis and recommended mitigation measures stated in the Draft Environmental Impact Report (EIR) that was prepared for the Central Area Specific Plan (CASP) project.

DISCUSSION:

Analysis:

General Plan Consistency:

The proposed 427 single-family and multi-family residential lots with an additional ten (10) Park, Open Space, and Public/Semipublic lots (437 total lots) are consistent with the General Plan. The proposed 427 residential lots primarily consist of single and multi-family residential development. Various lots would be developed with mixed uses, subject to compliance with CASP development regulations and design standards. Per Appendix G of the CASP, a maximum of 1,804 residential units would be allowed per the General Plan. The proposed 1,674 residential units in the Tentative Map is within the maximum allowed 1,804 units. Staff notes that a Phasing Plan attached as Exhibit “L-2” of TM 2021-001 shows 1,778 residential units in six phases; however, due to a limitation by a greenhouse gas environmental study, the maximum number of units has been reduced to 1,674 (see Note 3 Sheet 6 of the TM and table below).

Policy LU-4 of the Salinas General Plan requires new development within Future Growth Areas to prepare Specific Plans prior to any development. The design and improvements of the proposed Tentative Map are consistent with the General Plan. Per the CASP, the project site is designated Mixed-Use, Residential-High Density, Residential-Medium Density, Residential-Low Density, Public/Semipublic, Park, and Open Space in the General Plan by the CASP. Per the General Plan, said designations provide for the development of a variety of residential (single-family, multi-family, etc.), mixed-use, parks, open space, and public/semipublic uses. Future uses in the Mixed Use -Village Center would be limited to those allowed by the CASP.

The proposed Tentative Map is consistent with the following General Plan Goals and Policies (also see the attached Resolution):

Land Use Goal LU-1: The project demonstrates a balanced land use pattern that provides for a wide range of housing and recreation; Land Use Policy LU-1.1: The project achieves a balance of land uses for a range of housing, jobs, libraries, and educational and recreational facilities that allow residents to live, work, shop, learn, and play in the community; Land Use Policy LU-2.1: The project minimizes disruption of agriculture by maintaining a compact city form and directing urban expansion to the North and East, away from the most productive agricultural land; Land Use Policy LU-2.2: The project applies a system of managing growth based on the timely provision of public services and facilities and general thresholds or standards for their adequacy; Land Use Policy LU-2.3; The project clusters development on sites within the Future Growth Area (FGA) to minimize impacts on agricultural and open space resources; Land Use Policy LU-2.4: The project utilizes well-designed in-fill development, and selectively increases density within the FGA to maintain a compact city form; Land Use Policy LU-2.5: The project ensures that the negative impacts of future growth on environmental quality and quality of life area minimized and adequate levels and quality of urban services and facilities are maintained; Land Use Policy LU-2.6; The project avoids density increases or intrusion of nonresidential uses that are incompatible with the character of existing neighborhoods; Housing Goal H-1: The project provides a range of housing types and a variety of affordability levels to address existing and project housing construction needs in Salinas; Housing Policy H-1.1: The project encourages a variety of housing types, designs, and prices throughout the City to maintain housing choice and enable households of all types and income levels the opportunity to find suitable ownership or rental housing that supports healthy living; and Housing Policy H-1.3: Development will be adequately served by services and facilities including park and recreational areas, libraries, sanitary and storm sewers, transportation, public safety and other services. Payment of adequate impact fees will be required to provide for future services and facilities.

CASP Zoning District Consistency:

Zoning of the project site is stipulated by the Central Area Specific Plan (CASP) (see attached CASP and CASP Zoning Code Map for TM 2021-001). Per the CASP, the project site is located in the Neighborhood Edge A and B (NE-A and NE-B), Neighborhood General A, B, and C (NG-A, NG-B, and NG-C), Village Center A and B (VC-A and VC-B), Park (P), Open Space (OS) and Public/Semipublic (PS) with Central Area Specific Plan Overlay District (SP-11) and Flood Overly District (F) Zoning Districts (see CASP Zoning Code Map for TM 2021-001 and Central Area Special Plan (CASP) Density Conformance (Exhibit “G” of TM 2021-001). Below are brief descriptions for each of these Zoning Districts:

Neighborhood Edge – A (NE-A): Detached single-family dwellings, and other uses in accordance with CASP Table 3-1; Neighborhood Edge – B (NE-B): Detached single-family dwellings, and other uses in accordance with CASP Table 3-1; Neighborhood General – A (NG-A): Detached and attached single-family duplex, green court dwellings, lane homes, courtyard apartments, row home dwelling, and other uses in accordance with CASP Table 3-1; Neighborhood General – B (NG-B): Detached and attached single family, green court, duplex, row home dwellings, land homes, and courtyard apartments, and other uses in accordance with CASP Table 3-1; Neighborhood General – C (NG-C): Detached and attached single family, green court, duplex and row home dwellings land homes, courtyard apartments, multifamily, flex and mixed use, and other uses in accordance with CASP Table 3-1; Village Center – A (VC-A): Attached single family, multifamily, flex and mixed use, and other uses in accordance with CASP Table 3-1; Village Center- B (VC-B): Multifamily, flex and mixed use, and other uses in accordance with CASP Table 3-1; Public/Semipublic (PS): Public facilities such as libraries; Parks (P): Non-commercial parks, playgrounds, recreation facilities, and open space.

Open Space (OS): Lands, both public and private, provided for the preservation of natural resources, hillsides, and creeks, as well as open space for the protection of public health and safety, including natural floodways, and stormwater retention areas.

Per the CASP Density Conformance (Exhibit “G”), the land use summary for the Neighborhood Edge, Neighborhood General, and Village General Zoning Districts for the project is as follows:

Zoning District
Net Acreage
Proposed Dwelling Units
Density
NE-A

14.24 77

5.4 NE-B

14.40 97

6.7 NG-A

8.21 71

8.6 NG-B

19.00 186

9.8 NG-C

10.22 156

15.3 VC-A

27.48 656

23.9 VC-B

17.32 535

30.9 Future Development
Parcels

0.45 Total
111.32
1,778

16.0 The above table shows that 1,778 units are proposed. However, the “Greenhouse Gas Reduction Plan for the Codirolli and Probert Property Tentative Map” (GHG) dated April 20, 2022, from the EMC Planning Group, limits the number of units to 1,674 units. To address consistency between proposed project and the GHG, it was determined to limit the number of units to 1,674.

Per the CASP Density Conformance (Exhibit “G” of TM 2021-001), the land use summary for the ten (10) Open Space, Park, and Public (Public/Semipublic) lots is as follows:

Zoning District
Number of Lots
Acreage
Open Space
3 4
Park
6 18.43
Public (Public/Semipublic)
1 2
Total
10 24.43
Per the above table, a total 24.43 acres of the project site are to be allocated for Open Space, Park, and Public (Public/Semipublic). The Tentative Map proposes ten (10) park, open space, and public/semipublic (Public) lots totaling 24.43 acres, and therefore is consistent with the CASP.

Tentative Map:

Per SMC 31-401.2, an application for a tentative map shall be initiated by submitting an application to current planning. Section 31-401.8 requires a Planning Commission recommendation, and City Council action is required per 31-401.9. Per SMC Section 31-401.6, the proposed Tentative Map was circulated to public agencies, utilities, and school districts for review and recommendations to the City of Salinas regarding the effect of the proposed subdivision. It was circulated on May 8, 2024, for a required 15-day review, which ended on May 23, 2024. Responses to comments received from the public agencies, utilities, and school districts regarding the tentative map are provided below.

Notice to Public Agencies and Utilities and School Districts:

On May 9, 2024, pursuant to Government Code Section 66455.3, a letter was sent to all applicable Public Agencies and Utilities and School Districts stating formal notice that it is acting for lead agency for Tentative Map 2021-001 (TM 2021-001) Public comments were received from the following: Pacific Gas and Electric (PG&E), Monterey-Salinas Transit (MST), and Monterey Bay Air Resources District (MBARD) (Attached). Paraphrased comments from the agencies and staff response are shown below:

Comments were received from the PG&E Plan Review Team, on July 9, 2024, and May 15, 2024. The comments dated May 15, 2024, state that PG&E will review submitted plans in relationship to any existing Gas and Electric facilities within the project area. If adjacent/or within PG&E owned property and/or easements, they would work to ensure compatible uses and activities near their facilities. The letter also states that an application process for PG&E gas or electric service may be required, the entire scope of the project needs to be submitted, and an engineering deposit may be required to review plans for a project depending on the size, scope, and location of the project. Finally, a Section 851 filing with the California Public Utility Commission (CPUC) may be required. The letter dated July 9, 2024 states that the location of new streetlights, the relocation of overhead electrical distribution lines, and the language for Public Utility Easements (PUE) needs to be coordinated with PG&E.

Staff Response: Businesses and residences within the area covered by the proposed project will need to comply with all applicable Federal, State, and local regulations regulating energy usage. Future development is required to obtain utility service from PG&E, the electric and natural gas provider to the proposed project through the building permit process. Moreover, energy delivered by Community Choice Energy Providers such as Monterey Bay Community would provide carbon-free energy. Additionally, energy-saving regulations, including the latest State Title 24 building energy efficiency standards are applicable to the project. These regulations would require the buildings constructed under the proposed project to achieve a high level of energy efficiency. In addition, future development would need to obtain a building permit and comply with all applicable requirements for attics, walls, water heating, and lighting.

Comments received from Emma Patel, Planning Manager, MST, on May 24, 2024, state that MST does not plan or propose any new service through the proposed CASP area without dedicated funding. Additionally, MST provided comments on October 5, 2021.

Staff Response: Staff has the following responses to the 2021 and 2024 comments from MST:

Any proposed angled parking will be required to adhere to applicable standards designed to accommodate California legal vehicles.

Several of the roads expected to provide transit routes will have 12’ lanes as shown in Appendix K of the CASP. The plan considers narrower roads for residential streets with the goal of establishing a safely walkable, New Urbanist community. The City conducted field tests to assess the functionality of the proposed narrow streets to ensure adequate maneuvering for large vehicles.

Bus stops will be a minimum of 10-feet from crosswalks and otherwise adhere to applicable development regulations. Alternatively, as shown in Figure 1 of the MST Design Manual for Transit, in lane bus stops may be provided.

Staff supports further exploration of maneuvering at intersections and will require a run of bus turn templates along proposed routes to ensure maneuverability.

Medians are integrated in the CASP as a traffic calming measure as well as urban greening device. Adequate lane widths will ensure large vehicle maneuverability.

Per a condition of TM 2021-001, the Applicant or successor-in-interest, shall work with Monterey Salinas Transit (MST) to provide a fair-share funding plan to provide transit service to the project site.

Comments received from Tyrone Bell, Air Quality Planner 1, MBARD, on June 5, 2024, state that their previous comments on TM 2021-001 dated August 11, 2020, need to be addressed on this project. These comments include Air Quality, Portable Construction Equipment, Green House Gas Emissions, Hazardous Materials, and Transportation/Traffic.

Staff Response: The comments stated in the August 11, 2020, MBARD Letter referencing Air Quality, Portable Construction Equipment, Green House Gas Emissions, Hazardous Materials, and Transportation/Traffic have been addressed as either Mitigation Measures in the Final Mitigation Monitoring and Reporting Program for Final Central Area Specific Plan dated November 2020 and/or incorporated as conditions of approval for TM 2021-001.

Affordable Housing Plan:

As the project exceeds ten residential units, it is subject to the Inclusionary Housing Ordinance per SMC Section 17-16. In addition, pursuant to Government Code Section 65863 (State No Net Loss Law), the City is required to analyze the effect that the proposed development would have on the City’s ability to accommodate the State’s Regional Housing Needs Allocation (RHNA), as the subject site is included the 2023-2031 Housing Element site inventory as providing units to credit toward the City’s RHNA. A key consideration for General Plan consistency is determining if the project provides the allocated number of affordable units to the project site identified in the Housing Element.

The Affordable Housing Plan for the Stonebridge Bridge Homes Codirolli & Probert Property dated April 5, 2024 (Exhibit M-2 of TM 2021-001) commits to provide 487 for sale single-family, townhomes, land homes, and green court dwellings; 615 for sale condominiums, apartments, and courtyard apartments/condominiums; and 572 for rent condominiums, apartments, and courtyard apartments; for a total of 1,674 units. The Applicant commits to offering 335 income restricted units for a 30-year affordability restriction. The breakdown of the proposed inclusionary residential unit mix is as follows:

Type of units
No. of units
Very Low Income (All rental units)
(Pay rental impact fee/Section 8 restricted units apply) 67 Low Income (All rental units)
(Pay rental impact fee/Section 8 restricted units apply) 134
Moderate Income (All for sale units)
67 Workforce Income (All for sale units)
67 Total Units
335
The Housing Element site inventory projects 67 very low income, 134 low income, 67 moderate income, and 67 workforce income for the project site (335 total units), which matched the affordable housing unit break down in the proposed Housing Plan. These units would be distributed among the different unit types throughout the different phases in the development. As per the above table, 201 units will be rentals and the Applicant will pay a rental impact fee for these units. In accordance with the City’s Inclusionary Housing Ordinance since the Applicant is paying the rental impact fee, the rental units in this development will not be deed restricted; however, the Applicant will need to offer these units to the Housing Authority of the County of Monterey for the Section 8 Program so long as that program exists. The 134 for sale units will be deed restricted and will have an affordability period of thirty (30) years.

After Tentative Map approval and prior to Building Permit issuance, Applicant/Permittee shall execute an Affordable Housing Agreement prepared by the City pursuant to Municipal Code Chapter 17 and to the City’s Inclusionary Housing Guidelines. The required Affordable Housing Agreement shall be based upon the Affordable Housing Plan, dated April 5, 2024. The Affordable Housing Agreement and an Inclusionary Housing Resale Deed Restriction Agreement shall be executed by the Applicant/Permittee and the City and recorded at the Monterey County Recorder’s Office for all parcels to be deed restricted under the Affordable Housing Plan. Therefore, the project is consistent with the City’s Inclusionary Housing Ordinance, Housing Element site inventory, and complies with Government Code Section 65863.

Homeowners Association (HOA):

To ensure adequate maintenance of the subdivision, a Homeowners Association (HOA) will need to be established. Prior to issuance of any building permit, draft of Covenants, Codes, and Restrictions (CC&Rs) will need to be submitted to the City of Salinas for review. The CC&Rs need to provide for maintenance and operation responsibilities, development restrictions, liability, and any other obligations for the proposed project. A recorded copy of the approved CC&Rs shall be provided to the City of Salinas prior to issuance of any building permit.

Findings:

Per Section 31-401.10, the City Council may approve an application for Tentative Map to subdivide a 189.27-acre lot into 427 residential lots with an additional ten (10) Park, Open Space, and Public/Semipublic (Public) lots if all the findings set forth in the proposed attached Planning Commission Resolution are established.

Time Consideration:

The project was deemed complete on May 5, 2024, and final action would have been required by June 24, 2024, pursuant to Government Code Section 66452.2. However, on May 20, 2024, the Applicant (Stonebridge Homes – East Boronda LLC), submitted a written request for a one-time 90-day time extension pursuant to Municipal Code Section 31-306.4, Subdivision Map Act 66451.1, and Government Code Section 65957, which extended the final deadline to September 22, 2024.

Planning Commission Review:

At a regularly scheduled public hearing on July 17, 2024, the Planning Commission considered the proposed Tentative Map. Staff provided an update during the PowerPoint Presentation including a discussion of the term of the tentative map and an overview of correspondence received following preparation of the packet as described below:

Term of the Tentative Map:

At the hearing, staff provided an update to the Commission concerning the implications of Development Agreement 2020-001 (DA 2020-001), which was adopted by the City Council on December 1, 2020, via Exhibit “L” of attached Ordinance 2640. The effective date of DA 2020-001 is December 1, 2020, and remains in effect for a period of twenty (20) years to December 1, 2040. In accordance with DA 2020-001, development of the property (CASP) is governed by Section 2 of the Agreement. Pursuant to the CASP, 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. Pursuant to DA 2020-001 and applicable State law, the Tentative Map may be extended to the term of Agreement, which is December 1, 2040. In essence, the initial term of the tentative map is five years rather than two, and time extensions to the tentative map can be requested up to 20 years per the DA. Condition No. 78 has been amended accordingly to reflect the provisions of DA 2020-001.

Correspondence:

Following publication of the staff report, staff received the following correspondence:

On July 16, 2024, staff received the attached Agreement between Stone Bridge Homes Inc. and the Salinas Housing Justice Coalition dated November 27, 2020. This Agreement is an agreement entered into by separate third parties and is not binding on the City of Salinas; the Agreement is enforceable by its parties. However, many of the provisions stated in the Agreement are incorporated into the Affordable Housing Plan for TM 2021-001. In this regard, the Agreement has been found to be substantially consistent with the Housing Plan. In terms of concurrency, Paragraph 4 of the Agreement specifies one building permit will be obtained for an inclusionary Ownership unit for every six market rate units obtained, which is generally reflected in Exhibit A of the Affordable Housing Plan Map, but not necessarily mandated by the Inclusionary Ordinance, which contains different numerical thresholds.

The City received the attached letters of support for TM 2021-001 from the Salinas Valley Chamber of Commerce and the Monterey Bay Economic Partnership both dated July 16, 2024.

The City received the attached letter dated July 17, 2024, from the Tribal Elders Council of the Santa Ynez Band of Chumash Indians indicating that no further consultation is needed on TM 2021-001.

During the Planning Commission public hearing, Commissioners raised various questions and concerns. Staff responses are shown below in italics:

Commissioner Burrola:

Does the City Attorney anticipate any challenges with the Environmental Checklist with the Environmental Checklist for Tentative Map 2021-001 (TM 2021-001) or the California Environmental Quality Act (CEQA) findings as presented? Staff Response: The City Attorney indicated that the City has an approved and certified Environmental Impact Report (EIR); however, in order to process this map, an additional environmental analysis was required and findings were attached to the Planning Commission Staff Report. Although challenges to the documents are not anticipated and the EIR complies with CEQA, reviewers of the document may have a different of opinion.

Concerning comments from PG&E on the proposed project, who incurs their development costs, specifically regarding the application process and engineering deposits that may be required as well as the party responsible for fee payment? Staff Response: Mr. Wiles informed that the Applicant, or the successor-in-interest, is responsible for working with PG&E to obtain utility services to the proposed project area and for payment of the engineering deposit fees.

Assuming that MST agrees to the request for additional bus stops throughout the project area, with regards to maneuverability, how confident is the City that bus stops would be added or are additional studies/work needed? Staff Response: Mr. Wiles indicated that as a condition of TM 2021-001, the Applicant, or the successor-in-interest, will need to work with MST to address the concerns. At the hearing, the Applicant indicated that the proposed street design has addressed MST comments. However, per the Applicant, because of staff turnover at MST, comments on street design continue to evolve. The Applicant has stated that they will work with MST to address any issues that they may have with the proposed design of the project.

With regards to the units that will be offered to the Section 8 programs of the Housing Authority of the County of Monterey, what is the process for placing individuals currently on the waitlists into these units? Staff Response: The Applicant or successor-in-interest would need to work with the Housing Division of the Community Development Department and the Housing Authority of the County of Monterey to place individuals into income restricted units pursuant to an Affordable Housing Agreement (see Affordable Housing Agreement discussion above).

Commissioner Gonzalez:

Is this project subject to a review and public hearing before the Planning Commission? Staff Response: Per the Subdivision Ordinance, Tentative Maps require a recommendation from the Planning Commission and final determination by the City Council.

Will there be an allocation of units for sale to lower-income and moderate-income families? Staff Response: Per the above referenced Affordable Housing Plan, all of the 134 for sale income restricted units will be moderate and workforce income residents. The 201 rental units will be for very low and low income residents.

Commissioner Manzo:

Based on the comments received from MST and the requirement for dedicated funding, how will public transit to the proposed CASP area be obtained? Staff Response: Per Condition No. 46 of the draft approval document for TM 2021-001, the Applicant, or successor-in-interest, for TM 2021-001 shall work with Monterey Salinas Transit (MST) to provide a fair-share funding plan to provide transit service to the project site (also see discussion above).

Because the Tentative Map expires in five (5) years, will housing be developed within the next five (5) years? Staff Response: Upon approval of the Tentative Map, it will expire in five (5) years. However, per Development Agreement 2020-001 (DA 2020-001), the Applicant, or successor-in-interest, can ultimately extend the map to December 1, 2040. Depending on the Applicant, or successor-in-interest, they may develop housing on the project site at any time during the term of DA 2020-001 (five (5) years, etc.). A number of plans need to be approved concurrent with the filing of the final map, including, but not limited to improvements plans, landscape plans, and lighting plans.

Regarding the agreement between Stone Bridge Homes Inc. and the Salinas Housing Justice Coalition, was the City not aware of the existence of said agreement or was it simply an oversight as the document was not included in the agenda packet at the time of distribution? Staff Response: David Gonzalves, Assistant Community Development Director, informed that Staff had been made aware of the agreement; however, due to the document being a third-party agreement between the developer and community representatives, the terms of the agreement are not enforceable by the City. Mr. Gonzalves added that the document has been reviewed by Staff and has been found to be in substantial compliance with the language of the City’s Inclusionary Housing Ordinance as well as the policies of the Housing Element. Staff have also reached out to the Applicant, who has affirmed entering into such agreement and has indicated a good-faith effort to abide by the terms as outlined in the document. Also, see “decision” below for more information.

Commissioner Meeks:

How many schools are located in the CASP area (also a question of Commissioner Purnell)? Staff Response: There are two (2) school sites and a library within the CASP (see map below showing the location of the school sites in relation with the project site).

Was correspondence received from the school districts, specifically relating to concerns regarding the project cost? Staff Response: The school districts were notified at the time of the completeness of the map and included in the distribution list of the Planning Commission’s public hearing notice. The City Attorney has indicated that the responsibility for cost is currently being discussed between the Applicant and the school districts. Per the Applicant, although vacancies exist at current school sites and enrollment has been in decline, they anticipate that the production of additional housing will bring in more students to support continued funding.

Commissioner Purnell:

If the Stonebridge agreement is not included as a condition in the approval for the Tentative Map, how will the developer be held accountable for fulfilling the terms of the agreement? Staff Response: The Agreement is not binding to the City and cannot be enforced as a part of the proposed project because it is between third parties. However, the Agreement is substantially consistent with the Affordable Housing Plan for TM 2021-00, which will be enforced as a part of a subsequent Affordable Housing Agreement. Also see discussion above and below concerning the Stonebridge Agreement.

What will be the process concerning estimated fees and processing of the HOA and CC&R’s? In addition, are the costs of HOA equal for all residents when income restricted housing is included? Staff Response: The HOA and CC&R’s are private documents that will need to be processed by the Applicant or the successor-in-interest, and the State Department of Real Estate (DRE). The materials would be reviewed by the City of Salinas. Per the Applicant, the HOA fees would be different for residents of the income restricted housing.

Are the two (2) school sites included in the map exhibits existing school sites? Staff Response: The two (2) school sites are indicated as proposed school sites. However, there has not yet been any development in the CASP. Also see above school discussion with a map showing the location of the school sites.

Who will incur the costs for developing the proposed school sites? Staff Response: Developments costs of the proposed school sites is currently being discussed between the Applicant and the School Districts.

Commissioner Ramos:

How will potential traffic impacts resulting from the proposed project be reviewed and are there any improvement plans, such as for additional lanes for the project site prior to development? Staff Response: The Applicant, or successor-in-interest, would be required to comply with all applicable City regulations for traffic impacts, and those required by the Final CASP EIR, the Final CASP, and the Tentative Map. This includes the widening of East Boronda Road to a four-lane roadway. The Applicant, or successor-in-interest, will be required to pay fair share payment for all application traffic and circulation issues including the widening of lanes located within the project area of TM 2021-001. In addition, roadway circulation is included throughout the project site.

Planning Commission Action and Recommendation:

As reflected in the attached Planning Commission Resolution 2024-07, the Planning Commission unanimously recommended that the City Council determine the Tentative Map is in compliance with California Environmental Quality Act (CEQA) (because it was fully analyzed in the prior Environmental Impact Report (EIR) for the Central Area Specific Plan (CASP) via a checklist prepared pursuant to CEQA Guidelines Section 15183) and that the City Council approve the Tentative Map. As a part of the recommendation, the Planning Commission directed staff to include the Agreement between the applicant and the community Advocates into the City Council’s staff report and identify consistency between the Agreement and the proposed Housing Plan.

Alternatives Available to the City Council:

The City Council has the following alternatives:

Affirm the findings set forth in the attached Resolution, finding that adequate environmental review pursuant to the California Environmental Quality Act (CEQA) has been addressed for a project per a previous Environmental Impact Report (EIR), and approve Tentative Map 2021-001 with modifications; or Not approve Tentative Map 2021-001 and establish findings at the public hearing stating the reasons denying Tentative Map 2021-001.

CEQA CONSIDERATION:

The project has been determined to be in compliance with California Environmental Quality Act (CEQA). The project was fully analyzed in a prior Environmental Impact Report (EIR) for the Central Area Specific Plan (CASP) dated November 2020. City Council certified the Central Area Specific Plan Final Program Environmental Impact Report (ER 202-001) on November 17, 2020. An environmental checklist was prepared pursuant to CEQA Guidelines Section 15183 dated June 28, 2024 (attached).

STRATEGIC PLAN INITIATIVE:

This action supports the Council’s Strategic Goals of Housing/Affordable Housing and Economic Development through the development and construction of 1,674 additional residential units, including 335 income restricted units.

DEPARTMENTAL COORDINATION:

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

FISCAL AND SUSTAINABILITY IMPACT:

No significant impacts to the City’s General Fund are anticipated with this application.

ATTACHMENTS:

Proposed City Council Resolution with the following exhibits:

Exhibit 1: Final Mitigation Monitoring and Reporting Program for Final Central Area Specific Plan dated November 2020 Exhibit 2: CASP Zoning Map with TM 2021-001 Project Area Exhibit 3: CASP General Plan Map with TM 2021-001 Project Area Draft Tentative Map 2021-001 approval document with the following exhibits:

Exhibit "A" Vicinity Map
Exhibit "B" Title Sheet (Sheet 1)
Exhibit "C" Existing Conditions (Sheet 2)
Exhibit "D" Street Sections (Sheet 3)
Exhibit "E" Street Sections (Sheet 4)
Exhibit “F” Details (Sheet 5)
Exhibit “G” Central Area Special Plan (CASP) Density Conformance (Sheet 6) Exhibit “H” Lotting Plan (Sheet 7)
Exhibit “I” Lotting Plan (Sheet 8)
Exhibit “J” Lotting Plan (Sheet 9)
Exhibit “K” Lotting Plan (Sheet 10)
Exhibit “L” Lotting Plan (Sheet 11)
Exhibit “M” Lotting Plan (Sheet 12)
Exhibit “N” Lotting Plan (Sheet 13)
Exhibit “O” Lotting Plan (Sheet 14)
Exhibit “P” Lotting Plan (Sheet 15)
Exhibit “Q” Lotting Plan (Sheet 16)
Exhibit “R” Lotting Plan (Sheet 17)
Exhibit “S” Lotting Plan (Sheet 18)
Exhibit “T” Lotting Plan (Sheet 19)
Exhibit “U” Lotting Plan (Sheet 20)
Exhibit “V” Lotting Plan (Sheet 21)
Exhibit “W” Lotting Plan (Sheet 22)
Exhibit “X” Lotting Plan (Sheet 23)
Exhibit “Y” Preliminary Grading Plan (Sheet 24)
Exhibit “Z” Preliminary Grading Plan (Sheet 25)
Exhibit “A-1” Preliminary Grading Plan (Sheet 26)
Exhibit “B-1” Preliminary Grading Plan (Sheet 27)
Exhibit “C-1” Preliminary Grading Plan (Sheet 28)
Exhibit “D-1” Preliminary Grading Plan (Sheet 29)
Exhibit “E-1” Preliminary Grading Plan (Sheet 30)
Exhibit “F-1” Preliminary Grading Plan (Sheet 31)
Exhibit “G-1” Preliminary Grading Plan (Sheet 32)
Exhibit “H-1” Preliminary Grading Plan (Sheet 33)
Exhibit “I-1” Preliminary Grading Plan (Sheet 34)
Exhibit “J-1” Preliminary Grading Plan (Sheet 35)
Exhibit “K-1” Preliminary Grading Plan (Sheet 36)
Exhibit “L-1” Preliminary Grading Plan (Sheet 37)
Exhibit “M-1” Preliminary Grading Plan (Sheet 38)
Exhibit “N-1” Preliminary Grading Plan (Sheet 39)
Exhibit “O-1” Grading Sections (Sheet 40)
Exhibit “P-1” Grading Sections (Sheet 41)
Exhibit “Q-1” Preliminary Utilities Plan (Sheet 42)
Exhibit “R-1” Preliminary Utilities Plan (Sheet 43)
Exhibit “S-1” Preliminary Utilities Plan (Sheet 44)
Exhibit “T-1” Preliminary Utilities Plan (Sheet 45)
Exhibit “U-1” Preliminary Utilities Plan (Sheet 46)
Exhibit “V-1” Preliminary Utilities Plan (Sheet 47)
Exhibit “W-1” Preliminary Utilities Plan (Sheet 48)
Exhibit “X-1” Preliminary Utilities Plan (Sheet 49)
Exhibit “Y-1” Preliminary Utilities Plan (Sheet 50)
Exhibit “Z-1 Preliminary Utilities Plan (Sheet 51)
Exhibit “A-2” Preliminary Utilities Plan (Sheet 52)
Exhibit “B-2” Preliminary Utilities Plan (Sheet 53)
Exhibit “C-2” Preliminary Utilities Plan (Sheet 54)
Exhibit “D-2” Preliminary Utilities Plan (Sheet 55)
Exhibit “E-2” Preliminary Utilities Plan (Sheet 56)
Exhibit “F-2” Stormwater Control Plan (Sheet 57)
Exhibit “G-2” Stormwater Control Notes & Details (Sheet 58) Exhibit “H-2” Stormwater Basin West (Sheet 59)
Exhibit “I-2” Stormwater Basin East (Sheet 60)
Exhibit “J-2” Preliminary Traffic Calming (Sheet 61)
Exhibit “K-2” Cumulative Noise Levels (Sheet 62)
Exhibit “L-2” Phasing Plan (Sheet 63)
Exhibit “M-2” Affordable Housing Plan dated April 5, 2024 Exhibit “N-2” Engineer’s Report dated November 22, 2023 Exhibit “O-2” Final Mitigation Monitoring and Reporting Program for Final Central Area Specific Plan dated November 2020 Exhibit “P-2” CASP General Plan Map for TM 2021-001
Exhibit “Q-2” CASP Zoning Code Map for TM 2021-001
Environmental Checklist for Tentative Map 2021-001 dated June 28, 2024 with the following attachments:

Vicinity Map for Tentative Map 2021-001
Title Sheet (Sheet 1)
Existing Conditions (Sheet 2)
Street Sections (Sheet 3)
Street Sections (Sheet 4)
Details (Sheet 5)
Central Area Special Plan (CASP) Density Conformance (Sheet 6) Lotting Plan (Sheet 7)
Lotting Plan (Sheet 8)
Lotting Plan (Sheet 9)
Lotting Plan (Sheet 10)
Lotting Plan (Sheet 11)
Lotting Plan (Sheet 12)
Lotting Plan (Sheet 13)
Lotting Plan (Sheet 14)
Lotting Plan (Sheet 15)
Lotting Plan (Sheet 16)
Lotting Plan (Sheet 17)
Lotting Plan (Sheet 18)
Lotting Plan (Sheet 19)
Lotting Plan (Sheet 20)
Lotting Plan (Sheet 21)
Lotting Plan (Sheet 22)
Lotting Plan (Sheet 23)
Preliminary Grading Plan (Sheet 24)
Preliminary Grading Plan (Sheet 25)
Preliminary Grading Plan (Sheet 26)
Preliminary Grading Plan (Sheet 27)
Preliminary Grading Plan (Sheet 28)
Preliminary Grading Plan (Sheet 29)
Preliminary Grading Plan (Sheet 30)
Preliminary Grading Plan (Sheet 31)
Preliminary Grading Plan (Sheet 32)
Preliminary Grading Plan (Sheet 33)
Preliminary Grading Plan (Sheet 34)
Preliminary Grading Plan (Sheet 35)
Preliminary Grading Plan (Sheet 36)
Preliminary Grading Plan (Sheet 37)
Preliminary Grading Plan (Sheet 38)
Preliminary Grading Plan (Sheet 39)
Grading Sections (Sheet 40)
Grading Sections (Sheet 41)
Preliminary Utilities Plan (Sheet 42)
Preliminary Utilities Plan (Sheet 43)
Preliminary Utilities Plan (Sheet 44)
Preliminary Utilities Plan (Sheet 45)
Preliminary Utilities Plan (Sheet 46)
Preliminary Utilities Plan (Sheet 47)
Preliminary Utilities Plan (Sheet 48)
Preliminary Utilities Plan (Sheet 49)
Preliminary Utilities Plan (Sheet 50)
Preliminary Utilities Plan (Sheet 51)
Preliminary Utilities Plan (Sheet 52)
Preliminary Utilities Plan (Sheet 53)
Preliminary Utilities Plan (Sheet 54)
Preliminary Utilities Plan (Sheet 55)
Preliminary Utilities Plan (Sheet 56)
Stormwater Control Plan (Sheet 57)
Stormwater Control Notes & Details (Sheet 58)
Stormwater Basin West (Sheet 59)
Stormwater Basin East (Sheet 60)
Preliminary Traffic Calming (Sheet 61)
Cumulative Noise Levels (Sheet 62)
Phasing Plan (Sheet 63)
Affordable Housing Plan dated April 5, 2024
Engineer’s Report dated November 22, 2023
Final Mitigation Monitoring and Reporting Program for Final Central Area Specific Plan dated November 2020 Petitioners’ Opening Brief in Support of First Amended Petition for Writ of Mandate and Complaint for Declaratory and Injunctive Relief [Monterey County Superior Court Case No. 20CV003402] Stipulated Judgment Denying First Amended Petition for Writ of Mandate and Complaint for Declaratory and Injunctive Relief Central Area Specific Plan, Analysis of School Enrollments, Capacity, and Capital Funding in Alisal Union School District (Oct. 24, 2022) Declaration of Olga Bevz in Support of Respondents’ Opposition to First Amended Petition for Peremptory Writ of Mandate and Complaint for Declaratory and Injunctive Relief Concerned Dublin Citizens v. City of Dublin, 214 Cal.App.4th 1301 (2013) Introduction to Draft Environmental Impact Report – Salinas Central Area Specific Plan Pages 1.0-2 – 1.0-5 Exhibit “P-2” CASP General Plan Map for TM 2021-001
Exhibit “Q-2” CASP Zoning Code Map for TM 2021-001
Planning Commission Resolution No. 2024-07
July 17, 2024 Planning Commission Staff Report without attachments Draft July 17, 2024 Planning Commission minutes
Letter from Santa Ynez Band of Chumash Indians dated July 17, 2024 Letter from the Salinas Valley Chamber of Commerce dated July 16, 2024 Letter from the Monterey Bay Economic Partnership dated July 16, 2024 Written request for a Time Extension to Tentative Map 2021-001 from Stonebridge Homes – East Boronda, LLC dated May 20, 2024 Comments from Pacific Gas & Electric (PG&E) dated July 9, 2024 and May 15, 2024 Comments from Monterey Salinas Transit (MST) dated May 24, 2024 and October 5, 2021 Comments from the Monterey Bay Air Resources District (MBARD) dated June 5, 2024 and August 11, 2020 Ordinance No. 2640 (Development Agreement 2020-001) passed and adopted on December 1, 2020 Agreement Letter between Stone Bridge Homes Inc. and the Salinas Housing Justice Coalition dated November 27, 2020 Final Central Area Specific Plan (CASP) dated November 17, 2020 Final Central Area Specific Plan Environmental Impact Report dated October 16, 2020 Map of TM 2021-001 project site within the Future Growth Area (FGA) Map of TM 2021-001 project site within the Central Area Specific Plan (CASP) CASP General Plan Map for TM 2021-001
CASP Zoning Code Map for TM 2021-001
Cc: Stonebridge Homes: Hugh Walker, Applicant
East Boronda LLC, Property Owner
Danny Leroy Probert and Milton Codiroli, Trustees, previous Property Owner Monterey Salinas Transit (MST)
Monterey Bay Air Resources District
Pacific Gas & Electric (PG&E)
Salinas Valley Chamber of Commerce
Monterey Bay Economic Partnership
Salinas Housing Justice Coalition
Other interested parties
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Salinas City CouncilAugust 6, 2024

Salinas City Council
August 6, 2024