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CONDITIONAL USE PERMIT 2023.022
115 East Boronda Road
Exhibit A
I:\ComDev\Planning Share Space\Specific Plans and Precise Plans\Cateway Center Specific Plan\SPA 2023{02 and CUP 2023422 - 115 E Boronda Rd\PC\CUP 2023-022 Vicinity Map.docx
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SALINAS
City of Salinas
DEVELOPMENT ENGINEERING (PW) . 65 West Alisal Street . Salinas, California PURPOSE: CW2023-022
LOCATION: I l5 E Boronda Rd
OWNER/APPLICANT: Rexford Title Inc./Quick Quack
DATE: u/1/2024
PLANr-ER: Bobby Latino
DEVELOPMENT PROPOSAL: Construct (n) 3,588 s.f. Veh. Washing w/ outdoor vacuums RECOMMENDATION: Approved with Conditions
SWDS CATEGORY: Performance Requirement l-4
SWDS THRESHOLD: Priority
NPDES THRESHOLD: Low Priority
DEVEI,OPMENT REVIEW:
December 18. 202 3.
Development Review Submittdl prepared by AMS Associates dated DEVELOPMENT IMPACT FEES:
Development Impact Fees are estimated at $85,472.89 for the proposed development. Fees are assessed at building permit and required to be paid prior to permit issuance. Fees are based on project trip generation rates included in the approved Traffic Assessment Report prepared by Armen Hovanessian Transportation Consulting dated, January 2, 2024.
CONDITIONS OF APPROVAL
L Lot Line Adjustment - Provide preliminary lot line adjustment legal description and plat prepared by license land surveyor for review.
2. Offsite Improvements - Applicant shall reconstruct any broken or damaged existing sidewalk and curb and gutter.
3. Offsite Improvements - Any construction, reconstruction, or closure of the right of way shall require an encroachment permit.
4. Grading and Drainage Plan - Provide curb & gutter along proposed bioretention basins to collect stormwater runoff.
5. Stormwater Development Standards (SWDS) - Provide a final Stormwater Control Plan (SWCP) per City of Salinas Stormwater Design Standards.
6. httos://rvwrv.citvo fsa lin as.orp/fi les/sha redassets/citv/public- wOrks/documents/stormlvate del'eloDment standards ausust 202l.pdf
7. Geotechnical Report - Provide a site-specific geotechnical report which includes infiltration testing at the proposed inhltration depths.
8. Site Plan - Trash Enclosure shall conform to City of Salinas Standard Plan 57A and 57B.
9. Utility Plan - Provide area drain connected to the sewer system at covered trash enclosure.
10. Landscaping Plan All planting within proposed bioretention basins shall conform to Appendix . pagc l.l
Exhibittr
Phone: (83 1 ) 7 58-7251 . www.cityofsalinas.org
ENGINEER'S REPORI'
1 15 E Boronda Rd CUP2023-022 COA
D of the City of Salinas Stormwater Design Standards.
I I . NPDES/Site Disturbance - Prior to issuance of a building/grading permit, applicant shall provide a SWPPP for review. Provide complete information including QSP information, required signatures and construction schedule. Provide completed erosion and sediment control checklist.
12. NPDES Compiiance - Applicant shall provide construction BMPs for site improvements.
Notice: The Conditions oJ Approval for this Site Plan Review' include cenain fees and derelopment requireme ts.
Pursuant to Goventment Code Section 66020 (d)(l). this hereby constiturcs n'itten notice stating the amount oJ said fees, and descibing the development requirements. The applicant is hereby- notifed that the 90-dov appeal peiod in which he/she/they mot protest thesefees and detelopment requirements, pursuant to Gorernment Code Section 66020 (a), begins on the date the oftce land use pennit is appro,-ed. If applicant fles a witten protest hithin this 90-dav peiod complying with all requiremerts of Section 66020, he/she/they vill be legally barred fiom challenging suchfees and/or require.rQnts at a later dale.
CITY OF SALINAS
/_
Fernando Rizo Gonzalez, QSP/QSD
Assistant Engineer
.fo,
Adriana Robles, PE, CFM
City Engineer
l:\Pcrmil\ENCINEERINC PMPlan Revjew\ftmando\Planning\l I5 E Borcnda Rd\l l5 E Bomndn Rd CUp2023,022 COA.docx Page | 2
DEVELOPMENT FEES
coM M ERCTAL BU tLDtNGS (2023-2024].
(lncludinB Hotels/Motels/Schools)
Address: 115 E Boronda Rd
Datet 03/25/24 Bldg. Area 3,588 sf
1. STREET TREE FEE: 2304.00.0000,55.5110
0 Street Frontage (LF) multiplier {per 60' frontage) 5408 S Not assessed if provided by applicantTOTAL STREET TREE FEE DUE 5
2, SANITARY SEWER FEE; 2301.00.0000 56.5120
First 4,000 sf of building area and first 20 F,U. = 52,093: s 2,093.00 Provide completed sewer fixutre worksheet.(20) Fixture units over 20 x 522.15 ea s (412) sq. ft. of building area over 4.000/100 x 55.15 ea s TOTAL SANITARY SEWER FEE DUE S 2,093.00
3. STORM DRAIN FEE: 2301.00.0000-55.5130
55,483 sf property 43,560 sflacre 7.27 4
@ 98,613/acre: s 10,970.s0
[5chool Hate) G, 5b,abg/acre: 5
TOTAL STORM DRAIN FEE DUE 5 10,970.s0
4. TRAFFIC IMPACT FEE: 2305.00.0000-56.5150
Use 948 Per Tunnel 1.000 0.000 0.000
Category Automated Carwash Trip Rate 71.5
Trips 77.5 0 0
Total Trips 77.3 F.ojst Tip GeneEtion ..te per TaiSc
As*tehenr nepon prep.red by a.men
H ova msria n T E ns po.tation Contu hi.g@ 545l/trip {5652/trip in FGA): s s0,s30.00 TOTALTRAFFIC MPACT FEE DUE 5 s0,s30.00
5. REGIONAL DEVELOPMENT IMPACT FEE 8809.81 8157-s7 8640 Fee assessed by the Transportation Agency for Monterey County s 15,598.32 Per TAMC fee schedule
6, PUBTIC FACILITIES IMPACT IEE
FIRT IMPACT FEE 5619/K5f Commercia
POLICE IMPACT FEE S825lksf Commercia s 950.10
TOTAL PUBLIC FACILITIES IMPACI FEE S 5,181.07
TOTAL DEVETOPM ENT FEES DUE: s 85,472.89
Elfective: July 1, 2022 Volid thtough: lune 30,2023
l:\Permit\ENGINEERING PW\Plan Review\Fernando\PlanninsUl5 E Boronda Rd\115 E Boronda Rd CUP2023-022 Commercial lmpact Fee Estimate Revised O3aS24 312512024
Permit #: ESTIMATE ONLY
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Regional Development lmpact Fees
Fee Calculation Worksheet
Last updated luly 1,2022
Project Name:
Select the Benefit Zone JGREATER SALINAS
Select the Agency lCity of Salinas
select the Land Use Type:
calculate by Fee per Trip lonly use for appeals)
Fee schedule
s0,00
s0.00
s0.00
5o.oo
s0.00
Date
Enter the S of Units Fees
50.00 So.oo
50.00 So.oo
s0.00
s30,695.88
Subtotal:
Apply discount:
Apply credits:
Total nal Fee
S396 78
45.60%
S30,696.88
S13,998.s7
5o.oo
1 698.32
Accessory Dwelling Units (ADU) 'S€nate Bill 13 {Wieckowski, 2019} AOUs under 750 square feet are exempt from impact fees
ADUs over 750 square feet are assessed irnpacts fees that are pro portionalto the size ofth€ primary residen€e
1. ln the worksheet above, for "Select the Land Use Type", choose "Single Family"
2. Next, calculate the proportion otthe AOU to the mein residence and enterthat figure in "Enter the fl of Units" Primary Residence Square F€et
ADU - Square Feet
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The Gateway Center Speciflc Plan MMRP
GarEwly CerureR Spectrtc Plaru
Mtrrcarroru Mourronrnc AND REpoRTtNG PRocRAM
ln addition to the mitigation measures listed below, the mitigation measures identified in the City's 2002 General Plan FEIR and the Final Supplement to the General Plan Final Program EIR apply to the pro.lect and are incorporated by reference.
Prior to lssuance of a Grading Permit or During Grading BIO-1. lf the tree located along San Juan Grade Road is removed or ground disturbance activities are initiated during the nesting season for raptors (February 1 through August 31), a qualified biologist shall conduct a pre-conslruction survey for nesting raptors within 15 calendar days prior to either action. lf a survey is required, the biologist will submit a report documenting the results of the survey and plan for avoidance to the City. The applicant will implement the plan for avoidance prior to tree removal or initiation of ground disturbance activities. lf the tree is removed and/or ground disturbance activities are conducted outside the non-nesting season (September 1 to January 31), the pre-construction survey is not required.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementationComplete
[,,1onitoring Notes and Status:
HAZ-1. Prior to the issuance of a grading permit, the applicant shall sample for the potential presence of pesticide or herbicide residues in site soils consistent with appropriate testing protocols (i.e. California Department of Toxic Substances Control). lf any sample results exceed commonly used regulatory thresholds which are applicable to commercial/retail projects, further testing as needed and/or remediation of site soils may be required. The sampling results shall be submitted to the Salinas Permit Center for review. lf remediation is required, a remediation plan shall be prepared by Exhibittr
The Gateway Center Specific Plan tr,4l\,4RP
the applicant, approved by the Salinas Permit Center, and issuance of a grading permit.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementationComplete
Monitoring Notes and Status:
implemented prior to
HAZ-2.Buried concrete pipes that are uncovered during grading and/or excavation activities shall be evaluated to determine if they contain asbestos. The pipes shall not be broken or crushed before the evaluation is conducted. The evaluation shall be subject to review of the Salinas Permit Center. lf the evaluation concludes that asbestos is present, a remediation plan shall be prepared by the applicant, approved by the Salinas Permit Center and implemented by the applicant.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementationComplete
Monitoring Notes and Status:
HW-'l. To assure the assumed functioning of the stormwater management systems, prior to approval of a grading permit the applicant shall:
Demonstrate the validity of the assumed infiltration rate at the bottom elevation of the proposed detention/retention basins to the satisfaction of the Salinas Permit Center pursuant to SWDS methods. lf the resulting infiltration rate is lower than what had been assumed, the applicant shall revise the plan to provide the expected performance, with the revised plan also subject to review and approval of the Salinas Permit Center.
Obtain approval of the Salinas Permit Center to store stormwater runoff for longer than 96 hours. lf approval cannot be obtained, the applicant shall a
b
The Gateway Center Specific Plan tvllURP
revise the plan to provide the expected performance, with the revised plan also subject to review and approval of the Salinas Permit Center. c. Prepare a plan for vector control at the detention/retention basin if the draw down will be in excess of 72 hours. The plan shall be subject to review and approval of the Salinas Permit Center.
Party Responsible for lmplementation: ApplicanVCity of Salinas Party Responsible for Monitoring: City of Salinas
! lmplementationComplete
Monitoring Notes and Status:
TRANS-1: A funding source for the Boronda Road/North Main intersection improvements as deflned in the Salinas (Cloverfield) Retail Center Transportation lmpact Analysis must be identified and in place prior to the City Engineer's issuance of a grading permit for the proposed project. The funding source may be traffic impact fees collected from the applicant pursuant to modification of the City's Traffic Fee Ordinance to include the improvement or a reimbursement or other agreement with the applicant requiring the applicant to fund the improvement.
Party Responsible for lmplementation: ApplicanUCity of Salinas Party Responsible for l\,4onitoring: City of Salinas
tr lmplementationComplete
Monitoring Notes and Status:
A-1
Prior to Construction
A ten-foot wide landscaping planter shall be provided along the length of the screen wall to reduce the potential for graffiti defacement and to screens views of the service areas located at the rear of the anchor tenant building. The landscaping planter shall be provided along the north side of the screen wall. lf the landscape planter is provided off-site, an easement for the landscaping planter shall be provided prior lo issuance of the first building permit at the site. Vines shall be The Gateway Center Specific Plan MMRP
Party Responsible for lmplementation: Applicant
Party Responsible for ltrlonitoring: City of Salinas
! lmplementationComplete
Monitoring Notes and Status:
provided along the northeast side of the screen wall to reduce potential for graffiti defacement, but no landscape planter shall be required. A landscaping and irrigation plan for the landscape planter and vine plantings shall be subjecl to the approval of the City Planner in accordance with the landscaping and irrigation requirements of the Speciflc Plan prior to issuance of the first building permit at the site. The landscaping materials and irrigation shall be installed prior lo occupancy of the flrst building at the site.
N-1
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementation Complete
Monitoring Notes and Status:
An 8O-foot off-site noise attenuation (residential setback) easement shall be provided which includes land located between the northern and norlheastern boundaries of the project site and planned future residences to the north and northeast of the project site. The easement is required to ensure that the City's maximum noise exposure standard of 60 dB CNEL for residential uses as established in Zoning Code Section 37-50.180 is not exceeded due to noise generated by truck delivery and loading dock operations being conducted within the prolect site. The easement shall be provided by the applicant prior to issuance of the first building permit for the proposed project.
During Construction
CR-1. ln the event that significant paleontological and/or archaeological remains are uncovered during excavation and/or grading, all work shall stop in the area of lhe subject property until an appropriate data recovery program can be developed and implemented by a qualifled archaeologist.
The Gateway Center Speciflc Plan lvllr/RP
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementationComplete
Monitoring Notes and Status:
CR-2,
Party Responsible for lmplementation: Applicant
Party Responsible for ltlonitoring: City of Salinas
E lmplementation Complete
Monitoring Notes and Status:
lf human remains are found during construction within the project site, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until an archeological monitor and the coroner of [\,4onterey County are contacted. lf it is determined that the remains are Native American, the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The [/LD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code sectlon 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the properly in a location not subject to further disturbance if: a) the Natjve American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.
The Gateway Center Specific Plan IMMRP
During Operations
N-2. Loading dock activities shall be limited to 7:00 am to 9:00 pm daily in conformance with City Zoning Regulations except that the anchor tenant may be permitted one nighttime delivery wilh related loading dock operations on an intedm basis until issuance of the flrst building permit for future residential development to the north and northeast of the project site. The exception shall cease at that time unless a noise study is prepared as part of the future CEQA review process for adjacent future residential development which demonstrates to the satisfaction of the City Planner that maximum exposure noise levels at future adjacent residential uses will not exceed 60 dB CNEL (assuming that the delivery/loading dock exception will remain in place). Upon request, the applicant shall provide shipping and receiving documentation for review by the City Planner for conformance with the interim delivery/loading dock operations exception.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementation Complete
Monitoring Notes and Status:
N-3. Amplified sound shall not be allowed at any time during nighttime loading operations being conducted under the interim nighttime delivery/loading dock operations.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
! lmplementation Complete
Monitoring Notes and Status:
N-4 All delivery trucks with diesel powered engines entering the site during nighttime hours shall use the most easterly driveway located off East Boronda Road for ingress to and egress from the site. These trucks shall queue along the east property line (along the detention/retention basin). Trucks with idling engines shall not queue/park within 100 feet of the common property lines between the site and the future residential uses to the north and northeast. This requirement shall be The Gateway Center Specific Plan MMRP
included in all vendor contract documents and the applicant shall post signage at appropriate locations throughout the project site informing vendors of this requirement. Signage shall be installed prior to issuance of an occupancy permit for any building.
Party Responsible for lmplementation: Applicant
Party Responsible for Monitoring: City of Salinas
tr lmplementationComplete
Monitoring Notes and Status: