Tuesday, November 19, 2024
4:00 PM
City of Salinas
200 Lincoln Ave., Salinas, CA 93901
www.cityofsalinas.org
SALINAS ROTUNDA
City Council
Mayor Kimbley Craig
Councilmembers:
Carla Viviana González, District 1 - Tony Barrera, District 2 Jesus Valenzuela, District 3 - Orlando Osornio, District 4 Andrew Sandoval, District 5 - Anthony Rocha, District 6 Rene Mendez, City Manager
Christopher A. Callihan, City Attorney
City Clerk’s Office: (831) 758-7381
Meeting Agenda - Final
City Council Meeting Agenda - Final November 19, 2024
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PLEDGE OF ALLEGIANCE
ROLL CALL
PROCLAMATION
Small Business Saturday
National Native American Heritage Month
CITY OF CHAMPIONS
Monterey Salinas Transit (MST) Volunteer Navigator Program
PUBLIC COMMENT PROCEDURES
If you wish to make a general public comment or comment on a specific agenda item, you are encouraged to attend the City Council meeting in person. Public comment may also be submitted via email at [email protected] and will be entered into the record.
PUBLIC COMMENT TIME RESTRICTIONS
Public comments generally are limited to two minutes per speaker; the Mayor may further limit the time for public comments depending on the agenda schedule.
GENERAL PUBLIC COMMENTS
Receive public communications on items that are not on the agenda and that are in the City of Salinas’ subject matter jurisdiction. Comments on Consent, Consideration, and Closed session items should be held until the items are reached. The public may request that the legislative body consider adding an item for consideration on a future agenda. The public may comment on scheduled agenda items, including closed session City of Salinas Page 2 Printed on 11/14/2024
City Council Meeting Agenda - Final November 19, 2024
items, as they are considered.
CALIFORNIA GOVERNMENT CODE §84308 - LEVINE ACT
Government Code § 84308. Parties to any proceeding involving a license, permit or other entitlement for use pending before the City Council must disclose any campaign contributions over $250 (aggregated) within the preceding 12 months made by the party, their agent, and those required to be aggregated with their contributions under Government Code § 82015.5. The disclosure must include the amount contributed and the name(s) of the contributor(s).
PUBLIC HEARINGS
ID#24-619 Planned Unit Development Permit 2024-001; Third Amendment to Planned Unit Development Permit 2014-001 to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase maximum sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center at 1100 Northridge Mall in the Commercial Retail (CR) Zoning District
Recommendation: Approve a Resolution finding the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 and approving a Third Amendment to Planned Unit Development Permit 2014-004 (PUD 2014-001).
Energy Services Financing Contract with ENGIE for Facility Solar Projects This item has been continued to December 3, 2024
CONSIDERATION
ID#24-631 Alisal District Identity Master Plan (ADIMP)
Recommendation: Approve a Resolution accepting the Alisal District Identity Master Plan (ADIMP) as a strategic planning document.
ID#24-648 Alisal Vibrancy Plan (AVP) Commercial Facade Improvement Pilot Program Recommendation: Approve a Resolution the implementation of the Alisal Vibrancy Plan Facade Improvement Pilot Program in an amount not to exceed $600,000, including the issuance of microgrants for an amount not to exceed $7,500 and interest-free forgivable loans for an amount not to exceed $20,000 for eligible Program expenses; and authorizing the City Manager, or designee, to execute Program agreements; and staff to make administrative changes to the draft Program Guidelines.
CONSENT AGENDA
All matters listed under Consent Agenda may be enacted by one motion unless a member of the Council or the public requests discussion or a separate vote.
ID#24-655 Minutes
Recommendation: Approve minutes of October 22, 2024.
City of Salinas Page 3 Printed on 11/14/2024
City Council Meeting Agenda - Final November 19, 2024
ID#24-657 Minutes
Recommendation: Ratify approval of minutes for calendar year 2023 and 2022.
ID#24-672 Financial Claims
Recommendation: Approve financial claims report.
ID#24-570 Fourth Amendment to Permanent Local Housing Allocation 5-Year Plan and Allocation of Funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for Four Projects
Recommendation: Approve a Resolution authorizing the submission of Fourth Amendment to the Permanent Local Housing Allocation 5-Year Plan; and the allocation of $390,000 in PLHA funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for the development of three Accessory Dwelling Units located at 138 Carr Avenue, 617 Fremont Street, and 615 Fremont Street; and the allocation of $645,000 in PLHA funds to CHISPA for the acquisition of the 98 Kip Drive property for the development of a 100% affordable senior housing project; and authorizing the City Manager, or its designee, to negotiate and execute agreements and related covenant documents and all other applicable forms, conditional commitment letters, grant-related documents, and all subsequent amendments as needed.
ID#24-633 Amendment No. 1 to Professional Services Agreement with TEF Architecture and Interior Design, Inc. for Architectural Services
Recommendation: Approve a Resolution authorizing the City Manager to execute Amendment No. 1 to the Agreement for Professional Services with TEF Architecture and Interior Design, Inc. for architectural services to increase the compensation by $252,290 for a maximum compensation not to exceed $334,540 and extend the term to December 31, 2025.
ID#24-651 Agreement for Professional Services with Opportunity Space, Inc. dba Tolemi for Residential Rental Registration and Rent Stabilization Program Online Management Platform
Recommendation: Approve a Resolution authorizing the City Manager to execute an Agreement for Professional Services with Opportunity Space, Inc. dba Tolemi to provide an online management platform for the Residential Rental Registration and Rent Stabilization programs in an amount not to exceed $141,000 for a one-year term commencing on November 20, 2024 through November 19, 2025.
ID#24-652 Rejection of Bids for the Industrial Wastewater Treatment Facility Influent Pump Station and Electrical Improvements, CIP 9317
Recommendation: Approve a Resolution rejecting all bids for the Industrial Wastewater Treatment Facility Influent Pump Station and Electrical Improvements, CIP 9317.
ID#24-660 Amendment No. 2 to the Professional Services Agreement with Griffin Structures
Recommendation: Approve a Resolution authorizing the City Manager to enter into Amendment No. 2 to the Professional Services Agreement between the City of Salinas and Griffin Structures for the Hebbron Family Center Revitalization Project to increase the compensation by $201,014 for a maximum compensation not to exceed $1,535,098.
ID#24-662 Third Amendment to the Professional Services Agreement with Harris and City of Salinas Page 4 Printed on 11/14/2024
City Council Meeting Agenda - Final November 19, 2024
Associates for the Salinas Creeks Maintenance and Enhancement Plan Recommendation: Approve a Resolution authorizing the City Manager to negotiate and execute Third Amendment with Harris and Associates to expand the scope of work and increase the compensation by $88,221 for a maximum compensation not to exceed $784,414.
ID#24-664 City Hall 1st Floor Build Back Project No. 8170 Additional Construction Contingencies
Recommendation: Approve a Resolution approving an increase in the contingency amount by $200,000 for a revised contingency amount not to exceed $600,000 for unanticipated changes in requirements for the City Hall First Floor Build Back Project (CIP 8170).
ID#24-670 Boronda Road Congestion Relief Project Phase 1, CIP No. 9510 - CCOs Recommendation: Approve a Resolution approving Contract Change Order (CCO) No. 2 for the Boronda Road Congestion Relief Project Phase 1, CIP No. 9510 in the amount of $180,000; approving 12% project contingencies in the amount of $1,876,536 for this project for a revised not to exceed total construction costs amount of $17,514,332.93; and authorizing the City Manager to approve all change orders for this project.
ID#24-673 Ordinance Amending Chapter 12, Article III, Section 2 regarding Purchasing Authority
Recommendation: Adopt an Ordinance amending Article III of Chapter 12 of the Salinas Municipal Code related to the delegation of purchasing authority to the City Manager. 6:30 P.M. CLOSED SESSION
Receive public communications from the audience on Closed session items.
The City Council will recess to closed session pursuant to:
ID#24-674 a. Pending Litigation - Cal. Govt. Code §54956.9(d)(1), conference with legal counsel regarding Gonzales et al. v. City of Salinas et al. Monterey County Superior Court Case No. 24CV004434.
THE CITY COUNCIL WILL RECONVENE IN THE ROTUNDA AT 7:00 P.M. 7:00 P.M. PUBLIC HEARING
ID#24-671 Establishment of Rent Stabilization Program Fee, Amendment of Rental Registration Fee, Approval of FY 24-25 Rental Registration and Rent Stabilization Program Budget and General Fund Loan Transfer, and Workforce Allocation Modification
City of Salinas Page 5 Printed on 11/14/2024
City Council Meeting Agenda - Final November 19, 2024
Recommendation: Approve a Resolution establishing a Rent Program Fee for the Rent Stabilization Ordinance (Ordinance No. 2681 N.C.S.) on each Controlled Rental Unit owned and offered for rent in the City of Salinas subject to Ordinance No 2681; and a Resolution amending Residential Registration Fees established by Ordinance Number 2663 (N.C.S.) and integrated into the City's Schedule of Fees and Charges for City Services by Resolution No. 22622; and a Resolution establishing the FY 24-25 Residential Rental Registration and Rent Stabilization Program revenue and expense budget under Fund 2530 in the amount of six hundred fifty-five thousand and two hundred and fifty dollars ($655,250); authorizing the appropriation of two hundred and five thousand two hundred and three dollars ($205,203) to the Residential Rental Registration and Rent Stabilization Program (Fund 2530) in the form of a General Fund loan transfer; and approving an amended Workforce Allocation to add two limited term administrative positions to the Community Development Department's workforce to staff the above-referenced program.
COUNCILMEMBERS’ REPORTS, APPOINTMENTS AND FUTURE AGENDA ITEMS Receive communication from Councilmembers on reports, appointments and future agenda items. Councilmember comments are generally limited to three minutes.
ADJOURNMENT
_____________________________
Patricia M. Barajas, City Clerk
AGENDA MATERIAL / ADDENDUM
Any addendums will be posted within 72 hours of regular meetings or 24 hours of special meetings and in accordance with Californian Government Code Section 54954.2 and 54956. City Council agenda reports and other writings distributed to the legislative body may be viewed at the Salinas City Clerk’s Office, 200 Lincoln Avenue, Salinas, and are posted on the City’s website at www.cityofsalinas.org in accordance with California Government Code section 54597.5. The City Council may take action that is different than the proposed action reflected on the agenda.
Disability-related modification or accommodation, including auxiliary aids or services, may be requested by any person with a disability who requires a modification or accommodation in order to participate in the meeting. Language interpretation may be requested as soon as possible but by no later than 5 p.m. of the last business day prior to the meeting. Requests should be referred to the City Clerk’s Office At 200 Lincoln Avenue, Salinas, 758-7381, as soon as possible but by no later than 5 p.m. of the last business day prior to the meeting. Hearing impaired or TTY/TDD text telephone users may contact the city by dialing 711 for the California Relay Service (CRS) or by telephoning any other service providers’ CRS telephone number.
PUBLIC NOTIFICATION
This agenda was posted on November 14, 2024 in the Salinas Rotunda and City's website.
Meetings are streamed live at https://salinas.legistar.com/Calendar.aspx, televised live on Comcast Channel 25 and on http://www.youtube.com/thesalinaschannel at 4:00 p.m. on the date of the regularly scheduled meeting and will be broadcast throughout the day on Friday, Saturday, Monday and Wednesday following the meeting. For the most City of Salinas Page 6 Printed on 11/14/2024
City Council Meeting Agenda - Final November 19, 2024
up-to-date Broadcast Schedule for The Salinas Channel on Comcast 25, please visit or subscribe to our Google Calendar located at http://tinyurl.com/SalinasChannel25. All past City Council meetings may also be viewed on the Salinas Channel on YouTube at http://www.youtube.com/thesalinaschannel.
City of Salinas Page 7 Printed on 11/14/2024
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-619, Version: 1
Planned Unit Development Permit 2024-001; Third Amendment to Planned Unit Development Permit 2014-001 to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase maximum sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85- acre project site located at the Northridge Mall Shopping Center at 1100 Northridge Mall in the Commercial Retail (CR) Zoning District
Approve a Resolution finding the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 and approving a Third Amendment to Planned Unit Development Permit 2014-004 (PUD 2014-001).
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CITY OF SALINAS
COUNCIL STAFF REPORT
DATE: NOVEMBER 19, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: PLANNED UNIT DEVELOPMENT PERMIT 2024-001; THIRD
AMENDMENT TO PLANNED UNIT DEVELOPMENT PERMIT
2014-001 TO CHANGE THE EXTERIOR BUILDING
ELEVATIONS, ADD ADDITIONAL EXTERIOR COLORS TO THE
APPROVED COLORS AND MATERIALS BOARD, ADD NEW
EXTERIOR SIGNS, AND INCREASE MAXIMUM SIGN AREA IN
CONNECTION WITH A PROPOSAL TO CREATE MULTIPLE
TENANTS WITHIN THE FORMER TWO-STORY 137,366
SQUARE-FOOT SEARS STORE ON A 2.85-ACRE PROJECT SITE
LOCATED AT THE NORTHRIDGE MALL SHOPPING CENTER
AT 1100 NORTHRIDGE MALL IN THE COMMERCIAL RETAIL
(CR) ZONING DISTRICT
RECOMMENDED MOTION:
A motion to approve a Resolution finding the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 and approving a Third Amendment to Planned Unit Development Permit 2014-004 (PUD 2014-001).
EXECUTIVE SUMMARY:
Ethan Conrad Properties (Applicant and Property Owner) has applied for a Third Amendment to Planned Unit Development Permit 2014-004 (PUD 2014-001) to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase the maximum allowed sign area in connection with a proposal to create multiple tenants within the former two-story Sears store at the Northridge Mall Shopping Center in the Commercial Retail (CR) Zoning District. Development at the Northridge Mall is regulated by PUD 2014-001. A chronology of Northridge Mall PUD Amendments is provided as an attachment to this staff report.
Page | 2
BACKGROUND:
The proposed project consists of converting a former two-story approximate 137,366 s.f. Sears store located at the Northridge Mall Shopping Center into multiple tenants (Project). The Project is located on a 2.85-acre portion of APN: 253-201-054-000 (Project Site) located at the northwest corner of North Main Street and Madrid Street. Access to the Project Site is from an existing driveway onto Madrid Street as well as through the internal drive aisles within the Northridge Mall.
The former Sears store closed in approximately 2020. The proposed reconfiguration would consist of three additional commercial tenants on the first floor (Burlington Coat Factory, Gohan Ayce Buffett, and O’Reilly’s Auto Parts), the first-floor entrance for a proposed Commercial Recreation and Entertainment use with an on-sale alcohol use (Dave & Busters), and a Commercial Recreation and Entertainment use with a separate Conditional Use Permit (Smashen Axe). The second floor would contain the primary operation of Dave & Busters and a future commercial tenant that is undetermined as this time. The Applicant is proposing no increase in the gross floor area of the existing building. The former Sears store consists of the following approximate floor area:
Location Area (s.f.)
First Floor Area 75,456
First Floor Auto Center 6,890
Second Floor Area 55,020
Total: 137,366
The Applicant proposes to partition an approximate 117,000 square-foot portion of the building into five (5) separate commercial tenants as follows:
Suite Area (s.f.) Proposed Tenant
“A” 25,423 Burlington Coat Factory
“B” 26,964 O’Reilly’s Auto
“C” 16,075 Gohan Ayce Buffett
“2A” 22,677 Dave & Buster’s
“2B 26,232 Future tenant
Total: 117,371
A first floor Commercial Recreation and Entertainment use (Smashen Axe) was approved via Conditional Use Permit 2023-041 (CUP 2023-041). In addition, there is a pending Conditional Use Permit (CUP) application for a Commercial Recreation and Entertainment use with on-sale alcohol sales (CUP 2024-024 for Suite “2A” (Dave & Buster’s). The application is currently incomplete because the proposed use includes exterior changes to the building, which are subject to approval of a PUD Amendment (PUD 2024-001). Also, there are three pending Minor Modifications to PUD 2014-001 for Suites “A”, “B” and “C”, (MM 2023-029 – O’Reilly Auto Parts, MM 2024-006 – Gohan Ayce Buffett, and MM 2024-007 – Burlington Coat Factory). Upon approval of this Third Amendment to Planned Unit Development Permit 2014-001, said Minor Modifications would be incorporated into the PUD Amendment.
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Analysis:
The Applicant is requesting to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase in maximum sign area by 136.15 square-feet above the maximum allowed 675.48 square-feet for a total of 811.63 square-feet of sign area. Exterior changes are proposed for the entrances of the proposed tenants (Burlington, Dave & Buster’s, Gohan Ayce Buffett, and O’Reilly’s). The Applicant is also requesting approval of additional colors and materials and exterior wall signs to those previously approved for the Northridge Mall Shopping Center to allow for proposed changes to the exterior building (see analysis below and attachments to the PUD).
Commercial uses:
The Northridge Mall Shopping Center is governed by Planned Unit Development Permit 2014- 001 (PUD 2014-001), and an Amendment to the PUD is required to effect the proposed changes.
Per Zoning Code Section 37-10.430, Shopping Centers are defined as a group of two or more commercial establishments including indoor swap meets, the perimeter of which is clearly definable, developed on a single parcel or contiguous parcels of land, planned, and developed as a single site and providing shared on-site parking and vehicular access, landscaping, signage, and other facilities. The proposed tenants for the five (5) new suites are considered commercial uses by Zoning Code Section 37-10.270 and would be allowed in the Northridge Mall Shopping Center. Per Zoning Code Section 37-30.200, Table 37-30.90, shopping centers are permitted in the CR District with a Site Plan Review (SPR).
Per Zoning Code Section 37-60.1030, the following findings for Planned Unit Development Permits are required to be established (refer to the findings contained in the draft Resolution):
(a) The location of the Planned Unit Development is in accord with the objectives of this Zoning Code and the purposes of the district in which the site is located; (b) The Planned Unit Development and the proposed conditions under which it would be developed or maintained are consistent with the Salinas General Plan, applicable specific plan, and other plans and policies adopted by the Salinas City Council and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the planned unit development, nor detrimental to properties or improvements in the vicinity or to the general welfare of the city; and (c) The Planned Unit Development does not represent an exception to the standards of this Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development, which strictly complies with base district property development regulations.
The proposed development can be found to be in accord with the Zoning Code and the purposes of the Commercial Retail (CR) District. Per Zoning Code Section 37-30.190(k)(3), one of the purposes of the CR District is to provide areas for a wide range of commercial uses, such as those Page | 4
proposed as a part of the PUD Amendment.
Reciprocal Easement Agreement (REA):
Currently, the subject property (Assessor Parcel Number: 253-201-054-000) does not have reciprocal access with the other properties within the Northridge Mall Shopping Center. A previous access agreement for the Northridge Mall Shopping Center expired December 31, 2020.
Accordingly, vehicular access and loading of goods and materials to the project site through the Northridge Mall Shopping Center is currently not permitted. In addition, the use of off-street parking spaces located on adjacent properties for tenants of the proposed project is not permitted.
A condition is recommended requiring the Applicant, or successor-in-interest, to obtain a Reciprocal Easement Agreement (REA) with all other applicable property owners of the Northridge Mall Shopping Center prior to final inspection of the first building permit in connection with the reconfiguration of the former Sears building. The REA will allow for legal access to the project site and for the proposed project to utilize adjacent off-street parking on other properties.
Off-street parking/Landscaping:
Per the Site Plan (Exhibit “C” of PUD 2024-001), the project site includes an existing 20-space off-street parking area located on the western portion of the project site. Currently, there are landscaped islands on the both the west and east side of the project site which are missing landscaping and irrigation. In addition, there are landscaped areas located on the southwest portion of the building and to the south side of the loading dock. The Applicant, or successor-in-interest, will be required to replace all missing landscaping and irrigation located within the project site. In addition, the Applicant, or successor-in-interest, is proposing to install missing landscaping and irrigation located outside of the project site (see shaded areas on Exhibit “C”). The project includes construction of a new recycling and solid waste enclosure on the west side of the building, which will need to be comply with Zoning Code development standards, including landscaped planters.
Additional off-street parking will not be required because the proposed project will not increase gross floor area. In addition, the project site meets the requirements of Assembly Bill 2097 (AB 2097) because it is located within a one-half mile buffer around a major transit stop. Per AB 2097, public agencies are prohibited from imposing minimum automobile parking requirements on most development projects (including commercial) which are located within a half-mile radius of a major transit stop.
Signs:
The project includes new exterior wall signs for the proposed tenants on the east and south exterior building elevations. The proposed signs include Burlington Coat Factory, Dave and Buster’s, and Gohan Ayce Buffett on the east elevation and Gohan Ayce Buffett and O’Reilly’s Auto Parts on the south elevation. Per Zoning Code Section 37-50.540, “Sign or Signage” is defined as the following:
“Sign or Signage. A visual communications device used to convey a message to its viewers. A sign shall mean and include every advertising message, announcement, Page | 5
declaration, insignia, color, surface, or space erected or maintained in view of the observer thereof for identification, advertisement, or promotion of the interests of any person, entity, product, or service.”
Per Zoning Code Section 37-50.390, the purposes of the Sign Ordinance are as follows:
(a) Implement the City's community design and safety standards as set forth in the General Plan;
(b) Maintain and enhance the City's appearance by regulating the design, character, location, number, type, quality of materials, size, illumination, and maintenance of signs;
(c) Protect and improve pedestrian and vehicular traffic safety by balancing the need for signs which facilitate the safe and smooth flow of traffic (e.g., traffic directional signs) without an excess of signage which may distract motorists, overload their capacity to quickly receive information, visually obstruct traffic the signs, or otherwise create congestion and safety hazards;
(d) Eliminate the traffic safety hazards to pedestrians and motorists posed by off-site signs bearing commercial messages;
(e) Generally limit commercial signage to on-site locations in order to protect the aesthetic environment from the visual clutter associated with the unrestricted proliferation of signs, while providing channels of communication to the public; (f) Allow the communication of information for commercial and noncommercial purposes without regulating the content of noncommercial messages; (g) Allow the expression of political, religious, and other noncommercial speech at all times and allow for an increase in the quantity of such speech in the period preceding elections;
(h) Respect and protect the right of free speech by sign display, while reasonably regulating the structural, locational, and other noncommunicative aspects of signs, generally for the public health, safety, welfare, and, specifically, to serve the public interests in traffic and pedestrian safety and community aesthetics; (i) Minimize the possible adverse effects of signs on nearby public and private property;
(j) Serve the City's interests in maintaining and enhancing its visual appeal for tourists and other visitors, by preventing the degradation of visual quality which can result from excess signage;
(k) Defend the peace and tranquility of residential zones and neighborhoods by Page | 6
prohibiting commercial signs on private residences, while allowing residents the opportunity, within reasonable limits, to express political, religious, and other noncommercial messages from their homes; and
(l) Enable the fair, consistent, and efficient enforcement of the sign regulations of the City.
The wall sign area for the proposed project is shown below:
Tenant Name Sign Location Occupancy
Frontage
Max. allowed
sign area per
Northridge
Mall Master
Sign Plan
Proposed sign
area
Dave & Buster’s East elevation 83-feet, 11-inches
(83’-11”)
104.9 sf.
(83’-11” x 1.25)
258.75 sf.
1. 81 sf. logo (9’
x 9’)
2. 177.75 sf. wall
sign (19’-9” x 9’)
Burlington East elevation 108-feet, 8-inches
(108’-8”)
135.8 sf.
(108’-8” x 1.25)
131.78 sf.
1. 131.78 sf. wall
sign (25’ x 5’-3”)
Gohan Ayce
Buffett
East elevation 86-feet, 7-inches
(86’-7”)
108.23 sf.
(86’-7” x 1.25)
33.66 sf.
1. 33.66 sf. wall
sign (10’-11” x
3’-1”)
Gohan Ayce
Buffett
South elevation 69-feet, 2-inches
(69’-2”)
86.45 sf.
(69’-2” x 1.25)
108.17 sf.
1. 108.17 sf. wall
sign (19’-8” x 5’-
6”)
O’Reilly’s Auto
Parts
South elevation 154-feet, 2-inches
(154’-2”)
192.71 sf.
(154’-2” x 1.25)
231.88 sf.
1. 231.88 sf. wall
sign (37’-1” x 6’-
3”)
Future Tenant South elevation 37-feet, 11-inches
(37’ – 11”)
47.39 sf.
(37’ x 11”)
None proposed
As shown on the table above, the maximum allowed sign area is 675.48 square-feet (maximum allowed 348.93 square-feet on east elevations and 326.55 square-feet maximum allowed on south elevation). The total proposed sign area is 764.24 square-feet, which exceeds the maximum Page | 7
allowed by 88.76 square-feet. In addition, the future tenant per the Northridge Mall Master Sign Plan is allowed 47.39 square-feet of sign area, which increases proposed sign area to 811.63 square-feet, and the amount of non-conforming sign area to 136.15 square-feet (which is 120% increase of sign area). This is less than the 143% increase that was approved for the Second Amendment to PUD 2014-001 (PUD 2022-001) for the Raising Cane’s restaurant pad. Per the proposed sign elevations shown on Exhibits “O” and “P”, the signs are within the maximum allowed 75 fascia height and width. The Burlington sign includes a red background architectural feature which extends from the existing second floor roof line.
The Master Sign Plan for the Northridge Mall Shopping Center limits exterior signs for the Mall and the nearby Convenience Center to those with either exterior access or a minimum of 20,000 square-feet of gross floor area if they do not have exterior access. All the proposed tenants are over 20,000 square-feet in gross floor area and all except the future tenant include exterior access.
Allowing the proposed 811.63 square-foot sign area for the proposed project could be deemed to provide an economic and competitive advantage over similar adjacent commercial uses and contribute to excess visual clutter and blight to the community. Per Zoning Code Section 37-
50.620, Table 37-50.170, Footnote 1, greater sign area may be approved as a part of a Conditional Use Permit (CUP), as reasonable and necessary for identification of a development or use on a site of more than two (2) acres in size. The proposed project exceeds two-acres in size and the proposed signs and increase in sign area may be considered reasonable and necessary.
Building Colors and Materials:
Per Exhibit “N” of PUD 2024-001, the Applicant is proposing additional exterior colors and materials. New colors and materials are primarily located at the new tenant entrances. Proposed colors and materials include, but are not limited to, red, black, blue, orange, white, and aluminum.
Staff recommends approval of the proposed colors and materials because they are generally consistent with those of the Northridge Mall Shopping Center.
Planning Commission Action and Recommendation:
At a regularly scheduled public hearing on October 16, 2024, the Planning Commission recommended that the City Council find Planned Unit Development Permit 2024-001 exempt from the California Environmental Quality Act and approve the Third Amendment to Planned Unit Development Permit 2014-001 per the attached Planning Commission Resolution 2024-10.
Findings:
The City Council may approve an application for a Third Amendment to Planned Unit Development Permit 2014-001 if all the findings set forth in the attached proposed City Council Resolution are established. The project was deemed complete on October 16, 2024. Final action is required by December 15, 2024, pursuant to the Permit Streamlining Act.
CEQA CONSIDERATION:
The project has been determined to be exempt from the California Environmental Quality Act Page | 8
under Section 15332 (In-fill Development Projects) of the CEQA Guidelines. The project to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase the sign area in connection with a proposed to create multiple tenants on a 2.85-acre project site including a former two-story 137,366 squarefoot Sears store and adjacent off-street parking spaces located at the Northridge Mall Shopping Center, which is less than five (5) acres. The site is served by existing utilities and public services and approval of the project does not result in any significant effects relating to traffic, noise, air quality or water quality.
CALIFORNIA GOVERNMENT CODE §84308 DOES NOT APPLY:
Yes.
STRATEGIC PLAN INITIATIVE:
This action supports the Council’s Strategic Goal of Economic Development through the addition of five (5) new commercial tenants at the Northridge Mall Shopping Center which will provide additional retail services to the community.
DEPARTMENTAL COORDINATION:
The proposed project has been discussed among Current Planning, Permit Services, the Public Works Department, the Fire Department, and the City Attorney’s office.
FISCAL AND SUSTAINABILITY IMPACT:
The City collected PUD Amendment Application Fees to cover staff time to review and process the PUD Amendment application. There are no significant impacts to the City’s General Fund anticipated with this application.
Fund Appropriation Appropriation
Name
Total
Appropriation
Amount for
recommendation
FY 24-25
Operating
Budget Page
Last Budget
Action (Date,
Resolution)
NA NA NA NA NA NA NA
ATTACHMENTS:
Proposed City Council Resolution
Northridge Mall PUD Chronology
Draft PUD 2024-001 approval document with the following exhibits:
Exhibit “A” - Vicinity Map
Exhibit “B” – Cover Sheet (Sheet G001)
Exhibit “C” – Site Plan (Sheet A001)
Exhibit “D” – First Floor Plan (Sheet A101)
Exhibit “E” – Second Floor Plan (Sheet A102)
Exhibit “F” – Construction Details (Sheet A103)
Page | 9
Exhibit “G” – As-Built Landscape Plan (Sheet A104)
Exhibit “H” – As-Built Irrigation Plan (Sheet A105)
Exhibit “I” – Overall Exterior Elevations (Sheet A401)
Exhibit “J” – Enlarged Exterior Elevation (Sheet A402)
Exhibit “K” – Enlarged Exterior Elevation (Sheet A403)
Exhibit “L” – Enlarged Exterior Elevation (Sheet A404)
Exhibit “M” – Enlarged Exterior Elevation (Sheet A405)
Exhibit “N”- Material Color Board (Sheet A406)
Exhibit “O” – Eastern Elevation Signage Area (Sheet A407) Exhibit “P” – Southern Elevation Signage Area (Sheet A408) Exhibit “Q” – Construction Details (Sheet A600)
Exhibit “R” – Engineer’s Report dated July 4, 2024
Planning Commission Staff Report without exhibits, dated October 16, 2024 Planning Commission Resolution No. 2024-10
Planning Commission Minutes (Draft), dated October 16, 2024 Cc: Ethan Conrad Properties, Applicant and Property Owner Other interested parties
I:\ComDev\Planning Share Space\Planned Unit Developments\PUD 2024-001\11-19-24 PUD 2024-001 CC Staff Report.docx
RESOLUTION NO. ____________ (N.C.S.)
A RESOLUTION OF THE CITY OF SALINAS CITY COUNCIL APPROVING A THIRD AMENDMENT TO PLANNED UNIT DEVELOPMENT PERMIT 2014-001 TO
CHANGE THE EXTERIOR BUILDING ELEVATIONS, ADD ADDITIONAL
EXTERIOR COLORS TO THE APPROVED COLORS AND MATERIALS BOARD,
ADD NEW EXTERIOR SIGNS, AND INCREASE MAXIMUM SIGN AREA IN
CONNECTION WITH A PROPOSAL TO CREATE MULTIPLE TENANTS WITHIN THE FORMER TWO-STORY 137,366 SQUARE-FOOT SEARS STORE ON A 2.85-
ACRE PROJECT SITE LOCATED AT THE NORTHRIDGE MALL SHOPPING CENTER AT 1100 NORTHRIDGE MALL IN THE COMMERCIAL RETAIL (CR)
ZONING DISTRICT
(Third Amendment to PUD 2024-001)
WHEREAS, Ethan Conrad Properties submitted an application, which was deemed complete on October 16, 2024, to consider Planned Unit Development Permit 2024-001, a Third Amendment to Planned Unit Development Permit 2014-001, to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and exceed the maximum allowed sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center at 1100 Northridge Mall in the Commercial Retail (CR) Zoning District (Assessor's Parcel Number: 253-201-054-000); and WHEREAS, on October 16, 2024, the Salinas Planning Commission held a duly noticed public hearing to consider Planned Unit Development Permit 2024-001; and WHEREAS, the Planning Commission weighed the evidence presented at said public hearing, considered the staff report, determined that positive findings could be established for approval of Planned Unit Development Permit 2024-001, and approved Resolution No. 2024-10 recommending that the City Council approve Planned Unit Development Permit 2024-001; and WHEREAS, on November 19, 2024, the City Council held a duly noticed public hearing and weighed the evidence presented including the Staff Report, which is on file at the Community Development Department together with the record of environmental review; and NOW, THEREFORE, BE IT RESOLVED by the Salinas City Council that it approvesthe Planned Unit Development Permit 2024-001; and
BE IT FURTHER RESOLVED that the Salinas City Council adopts the following findings as the basis for its determination, and that the foregoing recitations are true and correct, and are included herein by reference as findings:
1. The project has been found to be a Class 32 Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) Guidelines; The project has been determined to be exempt from the California Environmental
Quality Act under Section 15332 (In-fill Development Projects) of the CEQA Guidelines. The project consists of a request to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and exceed the maximum allowed sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center, which is less than five (5) acres. The site is served by existing utilities and public services and approval of the project does not result in any significant effects relating to traffic, noise, air quality or water quality.
Planned Unit Development Permit:
2. The proposed location of the use is in accordance with the objectives of the Salinas General Plan, this Zoning Code and the purposes of the district in which the site is located;
The subject site is located in the CR (Commercial Retail) District. One of the purposes of the CR District is to provide areas for a wide range of commercial uses, such as the existing regional shopping center and the proposed creation of multiple tenants within the former two-story 137,366 square-foot former Sears store on a 2.85- acre project site located at the Northridge Mall Shopping Center. The proposed development would be in accord with the Zoning Code and the purposes of the CR District.
3. The proposed location of the conditional use and the proposed conditions under which it would be operated or maintained are consistent with the Salinas General Plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or the general welfare of the City of Salinas; and
The site is designated Retail by the Salinas General Plan, which allows for a variety of retail uses such as retail stores, restaurants, hotels, personal services, business services, and financial services. Adjacent land uses include commercial uses to the north and east, residential to the south, and U.S. Highway 101 and the Salinas Auto Center to the west. The subject property is not located in a Specific Plan area. The project will not be detrimental to the surrounding neighborhood. No expansion of floor area is proposed. The proposed exterior colors and materials are compatible with those at the existing Northridge Mall Shopping Center.
No existing off-street parking spaces would be removed. The project includes restoration of missing parking lot landscaping and irrigation. Per Condition No. 12 of PUD 2014-001 and Condition No. 11 of PUD 2024-001, a minimum of 5,224 offstreet parking spaces are required for the entire Northridge Mall Shopping Center in conformance with the Zoning Code. Therefore, the proposed project conforms with the minimum off-street parking requirements.
Authorizing a 120% increase in sign area of 811.63 square-feet (136.15 square-feet
over the maximum allowed 675.48 square-feet) would not be detrimental to the surrounding neighborhood. The proposed project exceeds two-acres in size and the proposed signs and increase in sign area may be considered reasonable and necessary.
4. The proposed conditional use will comply with the provisions of the Salinas Zoning Code, including any specific conditions required for the proposed use.
The Third Amendment to the Planned Unit Development would not represent an exception to the standards of the Zoning Code. Many of the terms and conditions of the previous Planned Unit Development Permits have been implemented. Prior to final inspection of the first building permit related to the reconfiguration of the former Sears building, the Applicant or successor-in-interest is required to obtain a written recorded Reciprocal Easement Agreement (REA) allowing access into and within the Northridge Mall Shopping Center for the subject site (Assessor Parcel Number 253-201-054-000).
PASSED AND ADOPTED this 19th day of November 2024 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED
_________________________________
Kimbley Craig, Mayor
ATTEST
________________________
Patricia Barajas, City Clerk
I:\ComDev\Planning Share Space\Planned Unit Developments\PUD 2024-001\PUD 2024-001 CC Resolution.doc Northridge Mall PUD Chronology
Northridge Mall consists of 12 individual parcels totaling approximately 93.74-acres (4,083,410 square-feet) located in the Commercial Retail (CR) District. The property is in the Commercial Retail (CR) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the project site:
North: Commercial Retail/Commercial Retail (CR)
South: Multi-Family Residential/High Density Residential (R-H-2.1) East: Commercial Retail/Commercial Retail (CR) and Commercial Office (CO) West: U.S. Hwy. 101 and the Salinas Auto Center/Industrial – General Commercial/Salinas Auto Center Precise Plan Overlay (IGC-SP-4) Per City records, the mall was originally authorized by Planned Unit Development Permit 1969- 006 (PUD 1969-006) and related Amendments One and Two. Planned Unit Development Permit 1978-008 (PUD 1978-008) was approved by the City Council on January 15, 1979, and again to clarify technical changes in the wording on May 14, 1979. Planned Unit Development Permit 1978-008 superseded the original Planned Unit Development Permit 1969-006 and related Amendments One and Two and approved the Phase Two expansion of the mall, including the addition of the former Sears store and an expansion to the former Mervyns store.
Planned Unit Development Permit 2014-001 (PUD 2014-001), which amended Planned Unit Development Permit 1978-008, was approved by the City Council on April 14, 2015. The project approved by PUD 2014-001 consisted of several phases. One of the phases included development of five (5) new commercial pads, four (4) along North Main Street and one (1) along the U.S.
Highway 101 frontage. Currently, two of the four pads along North Main Street have been developed with Panera Bread and Chick-Fil-A. The two remaining pads have had requests for development from Starbucks and In-N-Out Burger, but development has yet to occur. There are currently no requests for development of the fifth pad located along U.S. Highway 101. A Second Amendment to PUD 2014-001 approved a sixth commercial pad located at the northwest corner of North Main Street and Madrid Street south of the current Big 5 Sporting Goods store. Another phase of PUD 2014-001 included the addition of approximately 48,337 square-feet to accommodate the relocation of J.C. Penney, which occurred a few years ago.
A First Amendment to PUD 2014-001 was approved by the City Council on January 22, 2019, which authorized development of an LED reader board sign located along US 101 and installation of a new 17-foot-high sign shaped as a bowling pin for Round One (PUD 2018-001). The reader board sign has yet to be built. Round One was authorized by Conditional Use Permit (CUP 2018- 001), which included reuse of approximately 53,500 square foot of the former JC Penney retail area for Commercial Recreation consisting of a bowling alley, arcade, billiards, dining area with on-sale alcohol sales of beer and wine (Type 41 ABC license).
A Second Amendment to PUD 2014-001 was approved by the City Council on January 9, 2024, which approved a 1.651-acre building pad to construct a 3,501 square-foot restaurant with a drivethrough, outdoor seating, 41 off-street parking spaces, and an 87.6 square-foot (58.6%) increase in sign area. The restaurant with a drive-through has subsequently been approved as administrative Site Plan Review 2024-006 (SPR 2024-006).
When recorded, return to:
CITY OF SALINAS
Community Development Department
65 West Alisal Street, Salinas, CA 93901
Attn: Thomas Wiles, Senior Planner
SPACE ABOVE FOR RECORDER’S USE ONLY
__________________________________________________________________________________________________________________ Title of Document:
PLANNED UNIT DEVELOPMENT PERMIT NO. 2024-001
(Third Amendment to PUD 2014-001)
City of Salinas
Community Development Department
WHEREAS, the Salinas City Council, at a public hearing duly noticed and held on November 19, 2024, found that the location of the Planned Unit Development is in accord with the objectives of the Zoning Code and the purposes of the district in which the site is located; The Planned Unit Development and the proposed conditions under which it would be developed or maintained are consistent with the Salinas General Plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the Planned Unit Development, nor detrimental to properties or improvements in the vicinity or to the general welfare of the City; and the Planned Unit Development does not represent an exception to the standards of the Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development which strictly complies with base property development regulations; and that this Planned Unit Development Permit has been evaluated in accordance with the California Environmental Quality Act, as amended; and that the Salinas City Council has reviewed and considered an Exemption to the California Environmental Quality Act.
NOW, THEREFORE, the Salinas City Council hereby grants and issues Planned Unit Development Permit No. 2024-001 pursuant to Division 26: Planned Unit Development Permits, of Chapter 37 of the Salinas City Code and upon the following terms and conditions and not otherwise, to wit:
ISSUED TO/PROPERTY OWNER: Ethan Conrad Properties
FOR: Change exterior building elevations, add new
exterior colors to the approved colors and materials
board, add new exterior signs, increase maximum
sign area in connection with a proposal to create
multiple tenants within the former two-story
137,366 square-foot Sears store.
ON PROPERTY LOCATED AT: 1100 Northridge Mall
ASSESSOR'S PARCEL NO.: 253-201-054-000
ZONING DISTRICT: Commercial Retail (CR)
ENVIRONMENTAL REVIEW ACTION & DATE: Exempt from the California Environmental Quality Act (CEQA) under Section 15332 (In-Fill Development Projects) on November 19, 2024.
EXPIRATION DATE: None, once properly established.
RIGHT TO OPERATE/DEVELOP
1. The Permittee shall have the right to change the exterior building elevations, add new exterior colors to the approved colors and materials board, add new exterior signs, and increase maximum allowed sign area by 20.2% (136.15 square-feet increase to the maximum allowed 675.48 square-feet for a total of 811.63 square-feet of sign area) in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center on the above-described property in accordance with the following exhibits incorporated herein by reference and made a part of this Permit:
Exhibit “A” - Vicinity Map
Exhibit “B” – Cover Sheet (Sheet G001)
Exhibit “C” – Site Plan (Sheet A001)
Exhibit “D” – First Floor Plan (Sheet A101)
Exhibit “E” – Second Floor Plan (Sheet A102)
Exhibit “F” – Construction Details (Sheet A103)
Exhibit “G” – As-Built Landscape Plan (Sheet A104)
Exhibit “H” – As-Built Irrigation Plan (Sheet A105)
Exhibit “I” – Overall Exterior Elevations (Sheet A401)
Exhibit “J” – Enlarged Exterior Elevation (Sheet A402)
Exhibit “K” – Enlarged Exterior Elevation (Sheet A403)
Exhibit “L” – Enlarged Exterior Elevation (Sheet A404)
Exhibit “M” – Enlarged Exterior Elevation (Sheet A405)
Exhibit “N”- Material Color Board (Sheet A406)
Exhibit “O” – Eastern Elevation Signage Area (Sheet A407) Exhibit “P” – Southern Elevation Signage Area (Sheet A408) Exhibit “Q” – Construction Details (Sheet A600)
Exhibit “R” – Engineer’s Report dated July 4, 2024
2. Prior to the issuance of a final inspection of the first building permit in connection with the proposed reconfiguration of the former Sears building, the Applicant, or successor-ininterest,shall obtain a written recorded Reciprocal Easement Agreement (REA) allowing access into and within the Northridge Mall Shopping Center for Assessor Parcel Number 253-201-054-000. A copy of the recorded REA shall be provided to the City of Salinas.
3. The City Planner may conduct a review of this Permit after inauguration, and may require
modifications, if appropriate. The City Planner may also schedule a review by the Salinas City Council, at a public hearing, if considered necessary. In the event that a public hearing is necessary, the Permittee shall reimburse the City of Salinas for all costs and expenses required to prepare for and conduct said hearing.
4. All remaining terms and conditions of Planned Unit Development Permits 1978-008 (PUD 1978-008) and 2014-001 (PUD 2014-001), the First Amendment to PUD 2014-001 (PUD 2018-001), and the Second Amendment to PUD 2014-001 (PUD 2022-001) shall remain in full force and effect.
5. The conditions of approval listed in the “Comments to be addressed prior to Building Permit issuance” section of the Engineer’s Report dated July 4, 2024, shall be implemented into the Building Permit plans (see Exhibit “R”).
6. No outdoor storage, display, or sale of merchandise of any kind will be permitted.
NPDES REQUIREMENTS
7. The development shall conform to all National Pollutant Discharge Elimination System (NPDES) and Low Impact Development (LID) requirements and standards in effect and required by the City Engineer when building permits are issued. The project will require a Storm Water Pollution Prevention Plan (SWPPP) that identifies Best Management Practices (BMPs) to be incorporated into the project (see attached Exhibit “R”).
FIRE PROTECTION REQUIREMENTS
8. All applicable requirements of the Salinas Fire Department including those items identified in Titles 19, 24 and 25 of the California Administrative Code must be met and may include, but not be limited to, provisions for fire alarm systems, fire extinguishers, sprinkler systems, emergency vehicle access and installation of fire hydrants.
9. All fire sprinkler apparatus shall be incorporated into the overall site plan and building design. Such apparatus shall be located within building interiors, garages, stairwells, utility areas, trash areas and/or other areas substantially out of the public view. Fire Department connection pipes shall be painted to match the adjacent building.
PARKING REQUIREMENTS
10. A minimum of 5,224 on-site parking spaces shall be provided including 62 on-site parking spaces designated for people with disabilities shall be provided for the entire Northridge Mall Shopping Center in accordance with Division 18: Off-Street Parking and Loading Regulations. Bicycle parking (rack) shall be provided in accordance with Zoning Code Section 37-50.400. The project site is covered by AB 2097 and no additional offstreet parking is required.
11. All off-street parking and loading areas shall be graded, paved, drained, landscaped, striped, and maintained in accordance with Division 18: Off-Street Parking and Loading
Regulations, of the Salinas City Code.
SIGNS
12. This PUD authorizes a deviation in the maximum allowed sign area for a total of 811.63 square-feet of sign area per the table below: (136.15 square-feet increase to the maximum allowed 675.48 square-feet (20.2%)). All signs shall comply with the terms and conditions of Planned Unit Development Permit 2024-001, the Northridge Mall Master Sign Plan, and Zoning Code Section 37-50.620.
Tenant
Name
Sign
Location
Occupancy
Frontage
Max. allowed
sign area per
Northridge Mall
Master Sign
Plan
Proposed sign area
Dave &
Buster’s
East
elevation
83-feet, 11-
inches (83’-
11”)
104.9 sf. (83’-11”
x 1.25)
258.75 sf.
1. 81 sf. logo (9’ x
9’)
2. 177.75 sf. wall
sign (19’-9” x 9’)
Burlington East
elevation
108-feet, 8-
inches (108’-
8”)
135.8 sf. (108’-8”
x 1.25)
131.78 sf.
1. 131.78 sf. wall
sign (25’ x 5’-3”)
Gohan Ayce
Buffett
East
elevation
86-feet, 7-
inches (86’-7”)
108.23 sf. (86’-7”
x 1.25)
33.66 sf.
1. 33.66 sf. wall sign
(10’-11” x 3’-1”)
Gohan Ayce
Buffett
South
elevation
69-feet, 2-
inches (69’-2”)
86.45 sf. (69’-2”
x 1.25)
108.17 sf.
1. 108.17 sf. wall
sign (19’-8” x 5’-6”)
O’Reilly’s
Auto Parts
South
elevation
154-feet, 2-
inches (154’-
2”)
192.71 sf. (154’-
2” x 1.25)
231.88 sf.
1. 231.88 sf. wall
sign (37’-1” x 6’-3”)
Future Tenant South
elevation
37-feet, 11-
inches (37’ –
11”)
47.39 sf. (37’ x
11”)
None proposed
13. Sign Permits issued in accordance with Article 5, Division 3: Signs, of the Salinas City Code, shall be required for all signs.
14. Signs shall not be located above the building roof.
15. No canvas signs, banners, pennants, flags, streamers, balloons or other temporary or wind signs; no mobile, A-frame, or portable signs; no roof or canopy signs extending above a building roof; no signs that resemble any official marker erected by the city, state or any
governmental agency, or that by reason of position, shape, color or illumination would conflict with the proper functioning of any traffic sign or signal or would be a hazard to vehicular or pedestrian traffic; no signs which produce odor, sound, smoke, fire or other such emissions; and no animated, flashing, moving or rotating signs shall be permitted unless permitted in accordance with Article 5, Division 3: Signs of the Salinas Zoning Code, as may be amended from time to time.
OUTDOOR LIGHTING
16. Any new exterior lighting may be installed in accordance with Zoning Code Section 37-
50.480 under the following limitations:
a. No roof floodlighting will be allowed on any structure. b. Parking lot lighting shall be shielded to confine light spread to within the site boundaries and shall not exceed 25 feet in height.
c. Prior to the issuance of a Building Permit, the applicant shall submit detailed lighting plan for review and approval by the Community Development Department.
BUILDING MATERIALS AND COLORS
17. Prior to issuance of a building permit, all building materials and colors shall be identified on the electronically submitted building plans to the Permit Center including color elevations and a colors and materials board along with the electronically submitted building plans shall be submitted by the Applicant for review and approval by the Community Development Department. The building colors and materials shall comply with the approved colors and materials for the Northridge Mall Shopping Center and Exhibit “N” (Material Color Board).
LANDSCAPING
18. Prior to the issuance of a Building Permit, the applicant shall submit detailed landscape and irrigation plans for review and approval by the Community Development Department.
The Applicant, or successor-in-interest, will be required to replace all missing landscaping and irrigation located within the project site: landscaped islands on the both the west and east side of the project site which are missing landscaping and irrigation; and landscaped areas on the southwest portion of the building and to the south side of the loading dock. Landscaping shall be installed prior to final inspection.
19. All landscaping shall comply with Article V, Division 4: Landscaping and Irrigation, of the Salinas Zoning Code, including, but not limited to, standards, drought resistant plants and turf, irrigation, parking lot landscaping and installation and maintenance.
RECYCLING AND SOLID WASTE DISPOSAL AREA
20. A recycling and solid waste enclosure shall be provided with capacity adequate to achieve 50 percent recycling of the total recyclable wastes generated onsite. Instructional signs
shall be provided for use of recycling bins and containers. The enclosure shall be constructed with a six-foot high solid masonry wall and screened from public view with a minimum two-foot wide perimeter planter. Colors and materials of the enclosure shall match those of the primary structures (example: exterior plaster - stucco). Doors of the enclosure shall be constructed of a solid material and colored to match the buildings (chain-link fencing with slats is not allowed). The enclosure shall be designed to allow walk-in access without having to open the main enclosure gate. Details of the enclosure need to be shown on the plan. Prior to issuance of a building permit, written confirmation from the City’s waste disposal service provider, is required to ensure that the recycling and solid waste provisions of the project will meet the service needs of the City’s waste disposal service provider.
MAINTENANCE
21. All parking areas, driveways, other paved surfaces, accessways and grounds shall be regularly maintained and kept free of weeds, litter, and debris. All traffic signs and pavement markings shall be clear and legible at all times. All landscaped areas shall be maintained free of weeds, trash, and debris, and all plant material shall be continuously maintained in a healthy, growing condition. All exterior building and wall surfaces shall be regularly maintained, and any damage caused by weathering, vandalism, or other factors shall be repaired in conformance with the terms and conditions of this Permit.
PUBLIC IMPROVEMENTS
22. All existing damaged and hazardous sidewalks, and unused driveways shall be reconstructed to City standards prior to issuance of a Certificate of Occupancy.
23. Public improvements to serve the development shall be reviewed and approved by the City Engineer and shall be installed in accordance with City standards. All utilities shall be installed underground with details to be included on the final improvement plans.
UTILITIES/EQUIPMENT SCREENING
24. All utility lines shall be placed underground and all power transformers shall be placed underground where permitted by the utility company. Where transformers must be padmounted above ground, they shall be located away from the general public view or shall be effectively concealed by landscaping or a screen fence of a design approved by the utility company and the City Planner.
25. All mechanical equipment and appurtenances (i.e. gas, water meters, electrical boxes, HVAC systems, refrigeration equipment, etc.), building or ground mounted, shall be screened from public view and adjacent properties. Roof vents shall be painted to blend with roof materials. Details shall be shown on the final construction and/or land plans and are subject to the approval of the City Planner.
PERMIT NOT TO SUPERSEDE OTHER REQUIRED LICENSING OR PERMITS
26. The issuance of this Permit shall not relieve the Permittee of any requirement to obtain necessary permits or licensing from city, county, regional, state or federal agencies.
27. This Permit may be subject to water and sanitary sewer allocations. The Permittee will proceed at their own risk as water and sanitary sewer allocation may not be available at the time requested.
MODIFICATION OF APPROVED USE AND PLANS
28. Any modification to the terms and conditions of this Permit are subject to the issuance of a new Permit. The City Planner may approve minor modifications to this Permit if the City Planner finds the modification to be in substantial compliance with the original approval.
VIOLATION; REVOCATION
29. Use of the property shall be conducted in such a way that it does not constitute a nuisance to the use and enjoyment of surrounding properties or the City. Any permittee, person, firm, corporation, whether as principal, agent, employee or otherwise, violating, causing or maintaining the violation of any of the provision of this Permit shall be guilty of a misdemeanor or an infraction, as charged. Alternatively, in the discretion of the City Attorney, violations of this Permit may be prosecuted administratively pursuant to the City’s Administrative Remedies Ordinance. Upon determination by the City Planner that there are reasonable grounds for revocation of this Permit, a revocation hearing shall be set to be heard before the Salinas City Council in accordance with Article VI, Division 18:
Enforcement and Penalties, of the Salinas Zoning Code or such codes as may be subsequently adopted.
SUBSTANTIAL ACTION TIME LIMIT
30. This Permit shall expire one year after its approval date unless:
a. A Building Permit has been issued and construction diligently pursued; or b. A certificate of occupancy has been issued; or
c. The City Planner determines that other substantial action has been commenced to carry out the terms and intent of this Permit.
PERMIT VALIDATION
31. Pursuant to Zoning Code Section 37-60.1040, this Permit shall be null and void and all terms and conditions shall have no force or effect unless this Permit is signed by the Permittee(s) and returned to the City of Salinas Community Development Department within 90 days of approval. It is the applicant's responsibility to track the 90-day expiration date. No notice will be sent.
STANDARD CONDITIONS
32. Pursuant to Salinas City Code Section 1-8.1: Civil action enforcement, and Section 1-
8.2: Liability for costs, permittee shall reimburse the City of Salinas for all costs and expenses (including but not limited to fees and charges of architects, engineers, attorneys, and other professionals, and court costs) incurred by the City in enforcing the provisions of this Permit.
33. The applicant(s) shall defend, indemnify, and hold harmless the City of Salinas or any of its boards, commissions, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within the time period provided for in applicable state and/or local statutes. The City shall promptly notify the applicant(s) of any such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibit the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith.
34. Notwithstanding any of the provisions in this permit, all improvements and uses shall comply with all other ordinances and regulations of the City of Salinas and all local, state and federal laws and regulations.
35. No further development other than that shown on this permit or attached exhibits shall be allowed unless or until an amendment to this permit has been approved. Requests for a minor modification of an approved permit may be granted by the City Planner provided the modification is substantially in compliance with the original approval and conditions.
NOTICE OF CHALLENGE LIMITATIONS
36. Code of Civil Procedure Section 1094.6 requires all Court challenges to the decision to grant this Permit be initiated within 90 days of the final decision of the City in this matter.
EXECUTIONS
THIS PLANNED UNIT DEVELOPMENT PERMIT 2024-001 was approved by action of the Salinas City Council on November 19, 2024, and shall become effective immediately:
Effective Date: November 19, 2024_ ________________________________ Lisa Brinton
Community Development Department Director
(All Signatures Listed Below on Pages 9 and 10 Must Be Notarized)
This PLANNED UNIT DEVELOPMENT PERMIT is hereby accepted upon the express terms and conditions hereof, and the undersigned permittee agrees to strictly conform to and comply with each and all of this permit's terms and conditions.
Dated:_______________ ___________________________
Taylor Lander
Ethan Conrad Properties, Permittee
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA
COUNTY OF MONTEREY
On __________________ 202__, before me, ___________________________, personally appeared _______________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature _________________________________
CONSENT is hereby granted to the Permittee to carry out the terms and conditions of this Planned Unit Development Permit.
Dated:_______________ ___________________________
Ethan Conrad
Ethan Conrad Properties, Property Owner
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA
COUNTY OF MONTEREY
On __________________ 202__, before me, ___________________________, personally appeared _______________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature _________________________________
I:\ComDev\Planning Share Space\Planned Unit Developments\PUD 2024-001\PUD 2024-001 - CC version.doc
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CITY OF SALINAS
PLANNING COMMISSION REPORT
DATE: OCTOBER 16, 2024
TO: PLANNING COMMISSION
FROM: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: PLANNED UNIT DEVELOPMENT PERMIT 2024-001; THIRD
AMENDMENT TO PLANNED UNIT DEVELOPMENT PERMIT 2014-001
TO CHANGE THE EXTERIOR BUILDING ELEVATIONS, ADD
ADDITIONAL EXTERIOR COLORS TO THE APPROVED COLORS AND
MATERIALS BOARD, ADD NEW EXTERIOR SIGNS, AND INCREASE
MAXIMUM SIGN AREA IN CONNECTION WITH A PROPOSAL TO
CREATE MULTIPLE TENANTS WITHIN THE FORMER TWO-STORY
137,366 SQUARE-FOOT SEARS STORE ON A 2.85-ACRE PROJECT SITE LOCATED AT THE NORTHRIDGE MALL SHOPPING CENTER AT 1100
NORTHRIDGE MALL IN THE COMMERCIAL RETAIL (CR) ZONING
DISTRICT
RECOMMENDED MOTION:
A motion to approve a Resolution recommending that the City Council find the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 and approve a Resolution approving Planned Unit Development Permit 2024-001 to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase maximum sign area by 136.15 square-feet above the maximum allowed 675.48 square-feet for a total of 811.63 square-feet of sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center at 1100 Northridge Mall.
EXECUTIVE SUMMARY:
Ethan Conrad Properties has applied for a Third Amendment to Planned Unit Development Permit 2014-004 (PUD 2014-001) to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and exceed the Page | 2
maximum allowed sign area in connection with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85-acre project site located at the Northridge Mall Shopping Center at 1100 Northridge Mall in the Commercial Retail (CR) Zoning District. Development at the Northridge Mall is regulated by PUD 2014-001.
DISCUSSION:
Background:
Ethan Conrad Properties (Applicant and Property Owner) is requesting a Third Amendment to Planned Unit Development Permit 2014-001 (PUD 2014-001) to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs in connection, and increase in maximum sign area by 136.15 square-feet above the maximum allowed 675.48 square-feet for a total of 811.63 square-feet of sign area with a proposal to create multiple tenants within the former two-story 137,366 square-foot Sears store on a 2.85- acre project site located at the Northridge Mall Shopping Center. The project site is located on a
2.85-acre portion of APN: 253-201-054-000 (Project Site) located at the northwest corner of North Main Street and Madrid Street. Access to the site is from an existing driveway onto Madrid Street as well as through the internal drive aisles within the Northridge Mall.
The proposed project consists of converting a former two-story 137,366 Sears store located at the Northridge Mall Shopping Center into multiple tenants. The former Sears store consists of the following floor area:
First Floor Area: 75,456 s.f.
First Floor Auto Center: 6,890 s.f.
Second Floor Area: 55,020 s.f.
The First Floor Auto Center was recently approved as a separate Commercial Recreation and Entertainment use (Smashen Axe) via Conditional Use Permit 2023-041 (CUP 2023-041). The Applicant proposes to partition an approximate 117,101 square-foot portion of the building into five (5) separate commercial tenants as follows:
Suite Sq.ft. Proposed tenant
1. “A” 25,423 s.f. Burlington Coat Factory
2. “B” 26,964 s.f. O’Reilly’s Auto Parts
3. “C” 16,075 s.f. Gohan Ayce Buffett
4. “2A” 22,677 s.f. Dave & Buster’s
5. “2B” 26,232 s.f. Future tenant
Currently, a pending Conditional Use Permit (CUP) application for a Commercial Recreation and Entertainment use with on-sale alcohol sales (CUP 2024-024) is proposed within Suite “2A” (Dave & Buster’s). The application is incomplete because the proposed use includes exterior changes to Page | 3
the building, which are subject to approval of a PUD Amendment (PUD 2024-001). Also, there are three pending Minor Modifications to PUD 2014-001 for Suites “A”, “B” and “C”, (MM 2023- 029 – O’Reilly Auto Parts, MM 2024-006 – Gohan Ayce Buffett, and MM 2024-007 – Burlington Coat Factory). Following final approval of this Third Amendment to Planned Unit Development Permit 2014-001, said Minor Modifications would be incorporated into the PUD Amendment (see Analysis below).
The application includes a request to change the exterior building elevations for the entrances to the proposed tenants (Burlington, Dave & Buster’s, Gohan Ayce Buffett, and O’Reilly’s). The Applicant is also requesting approval of additional colors and materials and exterior wall signs to those previously approved for the Northridge Mall Shopping Center to allow for proposed changes to the exterior building (see attachments to the PUD).
Mall Background:
Northridge Mall consists of 12 individual parcels totaling approximately 93.74-acres (4,083,410 square-feet) located in the Commercial Retail (CR) District. The property is located in the Commercial Retail (CR) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the project site:
North: Commercial Retail/Commercial Retail (CR)
South: Multi-Family Residential/High Density Residential (R-H-2.1) East: Commercial Retail/Commercial Retail (CR) and Commercial Office (CO) West: U.S. Hwy. 101 and the Salinas Auto Center/Industrial – General Commercial/Salinas Auto Center Precise Plan Overlay (IGC-SP-4) Per City records, the mall was originally authorized by Planned Unit Development Permit 1969- 006 (PUD 1969-006) and related Amendments One and Two. Planned Unit Development Permit 1978-008 (PUD 1978-008) was approved by the City Council on January 15, 1979 and again to clarify technical changes in the wording on May 14, 1979. Planned Unit Development Permit 1978-008 superseded the original Planned Unit Development Permit 1969-006 and related Amendments One and Two and approved the Phase Two expansion of the mall, including the addition of the former Sears store and an expansion to the former Mervyns store.
Planned Unit Development Permit 2014-001 (PUD 2014-001), which amended Planned Unit Development Permit 1978-008, was approved by the City Council on April 14, 2015. The project approved by PUD 2014-001 consisted of several phases. One of the phases included development of five (5) new commercial pads, four (4) along North Main Street and one (1) along the U.S.
Highway 101 frontage. Currently, two of the four pads along North Main Street have been developed with Panera Bread and Chick-Fil-A. The two remaining pads have had requests for development from Starbucks and In-N-Out Burger, but development has yet to occur. There are currently no requests for development of the fifth pad located along U.S. Highway 101. A Second Amendment to PUD 2014-001 approved a sixth commercial pad located at the northwest corner of North Main Street and Madrid Street south of the current Big 5 Sporting Goods store. Another Page | 4
phase of PUD 2014-001 included the addition of approximately 48,337 square-feet to accommodate the relocation of J.C. Penney, which occurred a few years ago.
A First Amendment to PUD 2014-001 was approved by the City Council on January 22, 2019, which authorized development of an LED reader board sign located along US 101 and installation of a new 17-foot high sign shaped as a bowling pin for Round One (PUD 2018-001). The reader board sign has yet to be built. Round One was authorized by Conditional Use Permit (CUP 2018- 001), which included reuse of approximately 53,500 square foot of the former JC Penney retail area for Commercial Recreation consisting of a bowling alley, arcade, billiards, dining area with on-sale alcohol sales of beer and wine (Type 41 ABC license).
A Second Amendment to PUD 2014-001 was approved by the City Council on January 9, 2024, which approved a 1.651-acre building pad to construct a 3,501 square-foot restaurant with a drivethrough, outdoor seating, 41 off-street parking spaces, and an 87.6 square-foot (58.6%) increase in sign area. The restaurant with a drive-through has subsequently been approved as administrative Site Plan Review 2024-006 (SPR 2024-006).
Analysis:
Commercial uses:
The Northridge Mall Shopping Center is governed by Planned Unit Development Permit 2014- 001 (PUD 2014-001), and an Amendment to the PUD is required to effect the proposed changes.
Per Zoning Code Section 37-10.430, Shopping Centers are defined as a group of two or more commercial establishments including indoor swap meets, the perimeter of which is clearly definable, developed on a single parcel or contiguous parcels of land, planned, and developed as a single site and providing shared on-site parking and vehicular access, landscaping, signage, and other facilities. The proposed tenants for the five (5) suites are considered commercial uses by Zoning Code Section 37-10.270 and would be allowed in the Northridge Mall Shopping Center.
Per Zoning Code Section 37-30.200, Table 37-30.90, shopping centers are permitted in the CR District with a Site Plan Review (SPR).
Per Zoning Code Section 37-60.1030, the following findings for Planned Unit Development Permits are required to be established (refer to the findings contained in the draft Resolution):
(a) The location of the Planned Unit Development is in accord with the objectives of this Zoning Code and the purposes of the district in which the site is located; (b) The Planned Unit Development and the proposed conditions under which it would be developed or maintained are consistent with the Salinas General Plan, applicable specific plan, and other plans and policies adopted by the Salinas City Council and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the planned unit development, nor Page | 5
detrimental to properties or improvements in the vicinity or to the general welfare of the city; and
(c) The Planned Unit Development does not represent an exception to the standards of this Zoning Code but rather an alternative resulting in an equal or superior design in comparison to development, which strictly complies with base district property development regulations.
The proposed development would reconfigure the former two-story 137,366 square-foot former Sears store into a five (5) tenant commercial space. The former Sears store closed in approximately 2020. The proposed reconfiguration would consist of three additional commercial tenants on the first floor (Burlington Coat Factory, Gohan Ayce Buffett, and O’Reilly’s Auto Parts), the first floor entrance for a proposed commercial recreation and entertainment use with an on-sale alcohol use (Dave & Busters), and a commercial recreation and entertainment use that was previously approved with a separate Conditional Use Permit (Smashen Axe). The second floor would contain the primary operation of Dave & Busters and a future commercial tenant that is undetermined as this time. The Applicant is proposing no increase in the gross floor area of the existing building.
The proposed development can be found to be in accord with the Zoning Code and the purposes of the Commercial Retail (CR) District. Per Zoning Code Section 37-30.190(k)(3), one of the purposes of the CR District is to provide areas for a wide range of commercial uses, such as those proposed as a part of the PUD Amendment.
Reciprocal Easement Agreement (REA):
Currently, the subject property (Assessor Parcel Number: 253-201-054-000) does not have reciprocal access with the other properties located in the Northridge Mall Shopping Center. A previous access agreement for the Northridge Mall Shopping Center expired in early 2024.
Accordingly, vehicular access and loading of goods and materials to the project site through the Northridge Mall Shopping Center is currently not permitted. In addition, the use of off-street parking spaces located on adjacent properties for tenants of the proposed project is not permitted.
A condition is recommended requiring the Applicant, or successor-in-interest, to obtain a Reciprocal Easement Agreement (REA) with all other applicable property owners of the Northridge Mall Shopping Center prior to final inspection of the first building permit in connection with the reconfiguration of the former Sears building. The REA will allow for legal access to the project site and for the proposed project to utilize adjacent off-street parking on other properties.
Off-street parking/Landscaping:
Per the Site Plan (Exhibit “C” of PUD 2024-001), the project site includes an existing 20-space off-street parking area located on the western portion of the project site. Currently, there are landscaped islands on the both the west and east side of the project site which are missing landscaping and irrigation. In addition, there are landscaped areas located on the southwest portion Page | 6
of the building and to the south side of the loading dock. The Applicant, or successor-in-interest, will be required to replace all missing landscaping and irrigation located within the project site. In addition, the Applicant, or successor-in-interest, is proposing to install missing landscaping and irrigation located outside of the project site (see shaded areas on Exhibit “C”). The project includes construction of a new recycling and solid waste enclosure on the west side of the building, which will need to be comply with Zoning Code development standards, including landscaped planters.
Signs:
The project includes new exterior wall signs for the proposed tenants on the east and south exterior building elevations. The proposed signs include Burlington Coat Factory, Dave and Buster’s, and Gohan Ayce Buffett on the east elevation and Gohan Ayce Buffett and O’Reilly;s Auto Parts on the south elevation. Per Zoning Code Section 37-50.540, “Sign or Signage” is defined as the following:
“Sign or Signage. A visual communications device used to convey a message to its viewers. A sign shall mean and include every advertising message, announcement, declaration, insignia, color, surface, or space erected or maintained in view of the observer thereof for identification, advertisement, or promotion of the interests of any person, entity, product, or service.”
Per Zoning Code Section 37-50.390, the purposes of the Sign Ordinance are as follows:
(a) Implement the City's community design and safety standards as set forth in the General Plan;
(b) Maintain and enhance the City's appearance by regulating the design, character, location, number, type, quality of materials, size, illumination, and maintenance of signs;
(c) Protect and improve pedestrian and vehicular traffic safety by balancing the need for signs which facilitate the safe and smooth flow of traffic (e.g., traffic directional signs) without an excess of signage which may distract motorists, overload their capacity to quickly receive information, visually obstruct traffic the signs, or otherwise create congestion and safety hazards; (d) Eliminate the traffic safety hazards to pedestrians and motorists posed by off-site signs bearing commercial messages;
(e) Generally limit commercial signage to on-site locations in order to protect the aesthetic environment from the visual clutter associated with the unrestricted proliferation of signs, while providing channels of communication to the public; (f) Allow the communication of information for commercial and noncommercial purposes without regulating the content of noncommercial messages; Page | 7
(g) Allow the expression of political, religious, and other noncommercial speech at all times and allow for an increase in the quantity of such speech in the period preceding elections;
(h) Respect and protect the right of free speech by sign display, while reasonably regulating the structural, locational, and other noncommunicative aspects of signs, generally for the public health, safety, welfare, and, specifically, to serve the public interests in traffic and pedestrian safety and community aesthetics; (i) Minimize the possible adverse effects of signs on nearby public and private property;
(j) Serve the City's interests in maintaining and enhancing its visual appeal for tourists and other visitors, by preventing the degradation of visual quality which can result from excess signage;
(k) Defend the peace and tranquility of residential zones and neighborhoods by prohibiting commercial signs on private residences, while allowing residents the opportunity, within reasonable limits, to express political, religious, and other noncommercial messages from their homes; and
(l) Enable the fair, consistent, and efficient enforcement of the sign regulations of the City.
The wall sign area for the proposed project is stated as follows:
Tenant Name Sign Location Occupancy
Frontage
Max. allowed
sign area per
Northridge Mall
Master Sign
Plan
Proposed sign area
Dave & Buster’s East elevation 83-feet, 11-
inches (83’-
11”)
104.9 sf. (83’-
11” x 1.25)
258.75 sf.
1. 81 sf. logo (9’ x
9’)
2. 177.75 sf. wall
sign (19’-9” x 9’)
Burlington East elevation 108-feet, 8-
inches (108’-
8”)
135.8 s.f. (108’-
8” x 1.25)
131.78 sf.
1. 131.78 sf. wall
sign (25’ x 5’-3”)
Gohan Ayce
Buffett
East elevation 86-feet, 7-
inches (86’-7”)
108.23 sf. (86’-
7” x 1.25)
33.66 sf.
1. 33.66 sf. wall
sign (10’-11” x 3’-
1”)
Gohan Ayce
Buffett
South elevation 69-feet, 2-
inches (69’-2”)
86.45 sf. (69’-2”
x 1.25)
108.17 sf.
1. 108.17 sf. wall
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sign (19’-8” x 5’-
6”)
O’Reilly’s Auto
Parts
South elevation 154-feet, 2-
inches (154’-
2”)
192.71 sf. (154’-
2” x 1.25)
231.88 sf.
1. 231.88 sf. wall
sign (37’-1” x 6’-
3”)
Future Tenant South elevation 37-feet, 11-
inches (37’ –
11”)
47.39 sf. (37’ x
11”)
None proposed
As shown on the table above, the maximum allowed sign area is 675.48 square-feet (maximum allowed 348.93 square-feet on east elevations and 326.55 square-feet maximum allowed on south elevation). The total proposed sign area is 764.24 square-feet, which exceeds the maximum allowed by 88.76 square-feet. In addition, the future tenant per the Northridge Mall Master Sign Plan is allowed 47.39 square-feet of sign area, which increases proposed sign area to 811.63 square-feet, and the amount of non-conforming sign area to 136.15 square-feet (which is 120% increase of sign area). This is less than the 143% increase that was approved for the Second Amendment to PUD 2014-001 (PUD 2022-001) for the Raising Cane’s restaurant pad. Per the proposed sign elevations shown on Exhibits “O” and “P”, the signs are within the maximum allowed 75 fascia height and width. The Burlington sign includes a red background architectural feature which extends from the existing second floor roof line.
The Master Sign Plan for the Northridge Mall Shopping Center limits exterior signs for the mall and the nearby Convenience Center to those with either exterior access or a minimum of 20,000 square-feet of gross floor area if they do not have exterior access. All of the proposed tenants are over 20,000 square-feet in gross floor area and all except the future tenant include exterior access.
Allowing the proposed 811.63 square-foot sign area for the proposed project could be deemed to provide an economic and competitive advantage over similar adjacent commercial uses and contribute to excess visual clutter and blight to the community. Per Zoning Code Section 37-
50.620, Table 37-50.170, Footnote 1, greater sign area may be approved as a part of a Conditional Use Permit (CUP), as reasonable and necessary for identification of a development or use on a site of more than two (2) acres in size. The proposed project exceeds two-acres in size and the proposed signs and increase in sign area may be considered reasonable and necessary.
Building colors and materials:
Per Exhibit “N” of PUD 2024-001, the Applicant is proposed additional colors and materials for the proposed project. The colors and materials for most of the existing building will remain and will not change. There will be additional colors and materials primarily for tenant entrances and proposed signs. These proposed new colors and materials include but are not limited: red, black, blue, orange, white, and aluminum. Staff recommends approval of the proposed colors and materials because they are generally consistent with those of the Northridge Mall Shopping Center.
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Findings:
The Planning Commission may recommend City Council approval of an application for an Amendment to Planned Unit Development Permit 2024-001 if all of the findings set forth in the attached proposed Planning Commission Resolution are established.
CEQA CONSIDERATION:
The project has been determined to be exempt from the California Environmental Quality Act under Section 15332 (In-fill Development Projects) of the CEQA Guidelines. The project to change the exterior building elevations, add additional exterior colors to the approved colors and materials board, add new exterior signs, and increase the sign area in connection with a proposed to create multiple tenants on a 2.85-acre project site including a former two-story 137,366 squarefoot Sears store and adjacent off-street parking spaces located at the Northridge Mall Shopping Center, which is less than five (5) acres. The site is served by existing utilities and public services and approval of the project does not result in any significant effects relating to traffic, noise, air quality or water quality.
TIME CONSIDERATION:
The project was deemed complete on October 16, 2024. Final action is required by December 15, 2024, pursuant to the Permit Streamlining Act.
ALTERNATIVES AVAILABLE TO THE COMMISSION:
The Planning Commission has the following alternatives:
1. Affirm the findings set forth in the attached Resolution and recommend that the City Council approve Planned Unit Development Permit 2024-001 with modifications; or
2. Find that the proposal is not appropriate and establish findings at the public hearing recommending that the City Council should not approve Planned Unit Development Permit 2024-001
ATTACHMENTS:
Proposed Planning Commission Resolution
Draft PUD 2024-001 approval document with the following exhibits:
Exhibit “A” - Vicinity Map
Exhibit “B” – Cover Sheet (Sheet G001)
Exhibit “C” – Site Plan (Sheet A001)
Exhibit “D” – First Floor Plan (Sheet A101)
Exhibit “E” – Second Floor Plan (Sheet A102)
Exhibit “F” – Construction Details (Sheet A103)
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Exhibit “G” – As-Built Landscape Plan (Sheet A104)
Exhibit “H” – As-Built Irrigation Plan (Sheet A105)
Exhibit “I” – Overall Exterior Elevations (Sheet A401)
Exhibit “J” – Enlarged Exterior Elevation (Sheet A402)
Exhibit “K” – Enlarged Exterior Elevation (Sheet A403)
Exhibit “L” – Enlarged Exterior Elevation (Sheet A404)
Exhibit “M” – Enlarged Exterior Elevation (Sheet A405)
Exhibit “N”-- Material Color Board (Sheet A406)
Exhibit “O” – Eastern Elevation Signage Area (Sheet A407) Exhibit “P” – Southern Elevation Signage Area (Sheet A408) Exhibit “Q” – Construction Details (Sheet A600)
Exhibit “R” – Engineer’s Report dated July 4, 2024
Cc: Ethan Conrad Properties, Applicant and Property Owner Other interested parties
I:\ComDev\Planning Share Space\Planned Unit Developments\PUD 2024-001\PUD 2024-001 PC Staff Report(2).docx
Planned Unit Development Permit 2024-001;
Third Amendment to Planned Unit Development
Permit 2014-001 located at the Northridge Mall
Shopping Center at 1100 Northridge Mall in the
Commercial Retail (CR) Zoning District
Thomas Wiles, Senior Planner
Community Development Department
Tuesday, November 19, 2024
Executive Summary
Ethan Conrad Properties, Applicant and Property Owner Third Amendment to PUD 2014-001
Change exterior building elevations;
Add additional exterior colors;
Add new exterior signs; and
Exceed the maximum allowed sign area
Project to create multiple tenants
Within a former two-story 137,366 square-foot Sears store; 2.85-acre project site;
Located at the Northridge Mall Shopping Center
1100 Northridge Mall
Regulated by PUD 2014-001
Background Located at Northridge Mall
General Plan: Retail
Zoning: Commercial Retail (CR)
Multiple tenants at former Sears store
2.85-acre project site
Partition approximate 117,101 sf.:
Burlington Coat Factory
O’Reilly’s Auto Parts
Gohan Ayce Buffet
Dave & Buster’s (Pending CUP)
Future tenant
Pending PUD MM’s to be incorporated
Proposed Floor Plans
First Floor Plan Second Floor Plan
Building Elevations
West Elevation
East Elevation
South Elevation
Background (cont.)Northridge Mall
12 individual parcels
Approximately 93.74-acres
Surrounding uses:
Commercial and Residential
PUD 1969-006
Superseded by PUD 1978-008
PUD 2014-001
Amended PUD 1978-008
Multi-phase development
PUD 2018-001 and PUD 2022-001
Analysis
Northridge Mall governed by PUD 2014-001
Project requires Amendment to PUD
Establish Zoning Code findings for PUD
Reconfigure former two-story Sears store
Closed approximately 2020
First floor – three (3) new tenants; and
Second floor – two (2) new tenants
No proposed increase in gross floor area
REA/Landscaping
No reciprocal access with adjacent mall properties
Previous access agreement expired early 2024
Vehicular access and loading of goods and materials; and Off-street parking to project site currently not permitted Obtain a Reciprocal Easement Agreement (REA) prior to final inspection Located within AB 2097
Replace all missing landscaping and irrigation within project site Signs/Exterior Colors
New wall signs
East & South elevations
Max. allowed 675.48 sf.
Proposed 811.63 sf.
Reasonable & necessary
Additional colors & materials
Tenant entrances; &
Proposed wall signs
Consistent with Northridge
Mall
Recommendation
Planning Commission on October 16, 2024
Recommended City Council approve PUD 2024-001
Exempt from CEQA pursuant to Section 15332
In-fill Development Projects
City Council:
Project exempt from CEQA; and
Approve PUD 2024-001
Public Notice
• Public Notice:
• Posted on //24;
• Mailed on //24; and
• Published in Monterey Herald
on //24
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-631, Version: 1
Alisal District Identity Master Plan (ADIMP)
Approve a Resolution accepting the Alisal District Identity Master Plan (ADIMP) as a strategic planning document.
City of Salinas Page 1 of 1 Printed on 11/14/2024
powered by Legistar™
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CITY OF SALINAS
COUNCIL STAFF REPORT
DATE: NOVEMBER 19, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: GRANT LEONARD, PLANNING MANAGER
BY: OSCAR RESENDIZ, ASSOCIATE PLANNER
TITLE: ALISAL DISTRICT IDENTITY MASTER PLAN (ADIMP)
RECOMMENDED MOTION:
A motion to approve a resolution accepting the Alisal District Identity Master Plan (ADIMP) as a strategic planning document.
EXECUTIVE SUMMARY:
The Alisal District Identity Master Plan (ADIMP) aims to strengthen the cultural and physical identity of the Alisal neighborhood to better match the cultural richness, community spirit, and diversity of the area. The ADIMP offers guidelines for branding (graphic identity) public art, and streetscape, open space and façade improvements.
BACKGROUND:
In November 2019, the City Council unanimously accepted the Alisal Vibrancy Plan (AVP) as a strategic planning document. The AVP is an action-oriented, comprehensive strategy for Salinas’ Alisal (East Salinas) neighborhoods. The Plan’s purpose is to communicate the collective vision, goals, and desires of those who live, work, worship, and shop in the Alisal. AVP implementation has been focused on five priority areas: appearance, cleanliness, safety and infrastructure, parks and open space, and economic development.
The establishment of district identity themes, branding, color palette, and commercial corridor façade and public art design guidelines are AVP actions identified by the community to improve appearance in the Alisal. Working collaboratively with the community, staff prepared a Request for Proposals in October 2022 to prepare a district identity master plan for the Alisal. Proposals were received in November 2022. Urban Fields Studios was the selected consultant team and began work on the Alisal District Identity Master Plan in February 2023.
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ADIMP Objectives and Content
The primary objectives of the Alisal District Identity Master Plan (ADIMP) are to further AVP goals, policies and actions related to the community’s identity as a unique cultural, arts and shopping district, and to improve the Alisal commercial corridor appearance through greening, gateway elements, banners and signage and public art. The ADIMP includes individual chapters focusing on the following topics:
1. Introduction
2. Public Realm Design Guidelines
3. Storefront Design Guidelines
4. District Graphic Identity
5. Public Art for the Alisal
6. Implementation
The ADIMP has been written to provide ways for the City of Salinas and the Alisal community to strengthen cultural identity with physical improvements to the district. The Alisal District Identity Master Plan specifically supports investment in amenities with guidelines for a more intentional incorporation of cultural identity and community heritage to strengthen the sense of place for the Alisal.
Intended to be an action-oriented plan, the ADIMP concludes with an Implementation chapter (Chapter 6) that lists actions that can be taken to improve the District Identity of the Alisal. The Implementation Matrix, provided as an attachment to this staff report, aligns recommended actions to AVP Goals, identifies a lead department and/or organization, estimates cost, and provides a timeframe for action; on-going, short-term, or long-term. The estimated cost to implement all short-term actions ranges from $650,000 to $1,550,00. The implementation strategy builds on existing momentum from recent planning efforts, infrastructure and art projects, and successful funding from State and Federal grant program applications. Ultimately, the implementation of public realm improvements throughout the Alisal district will require continued focus from the City and the community to ensure the ADIMP and the Alisal Vibrancy Plan are successfully implemented.
Community Outreach and Engagement
The Alisal’s identity is best defined by its community. Engagement for this project sought to include local artists, business owners, the Alisal Vibrancy Plan (AVP) Implementation Committee, schools, and the general public. The outreach for this project built upon the foundation of community engagement undertaken for the AVP, and focused on what the Alisal District identity could be.
The outreach efforts included:
Focus Groups: Two stakeholder meeting focus groups took place on May 31 and June 6, 2023. They included 15 local artists and the AVP implementation Committee. The purpose Page | 3
of the meetings was to introduce the project and to vet three initial ideas for the graphic identity of the area.
District Graphic Identity Survey: The three initial ideas for the District Graphic Identity were shared with the greater community through an online survey. The survey resulted in 84 responses. Outreach about the survey utilized the City’s website, social media, and notification lists.
Community Events: The survey and the project were shared at nine pop-ups held at the following locations, reaching a total of 278 people:
o Pop-Up #1: Los Abuelitos Senior Apartments (7/20/23) - 22 participants o Pop-Up #2: National Night Out-Closter Park (8/1/23) - 60 participants o Pop-Up #3: Food Bank-Firehouse Recreation Center (8/10/23) - 20 participants o Pop-Up #4: Firehouse Recreation Center (8/15/23) - 12 participants o Pop-Up #5: Everyone’s Harvest Farmers Market (8/23/23) - 30 participants o Pop-Up #6: César Chávez Library (8/24/23) - 20 participants o Pop-Up #7: César Chávez Library (10/5/23) - 5 participants o Pop-Up #8: César Chávez Library (10/10/23) - 4 participants o Pop-Up #9: Ciclovía (10/15/23) - 105 participants
Canvassing at Local Businesses: The team went door to door talking to local businesses owners and tenants to gather input and share ideas and information about upcoming events. Design Workshop: A design workshop was held on September 30, 2023, at the Firehouse Recreation Center that included stations with each of the components of the Alisal District Identity Master Plan (graphic identity, public realm improvements, façade improvement, and public art) displayed for discussion. The consultant team was available to field questions and gather feedback from the community about the ideas for each component.
A total of 42 participants attended the workshop.
Collaboration with Local Organizations: The team worked closely with local community organizations, schools, businesses, and other stakeholders to create awareness of the Alisal District Identity Master Plan.
Multilingual Communication: All materials were provided in both English and Spanish and translators were available for all events.
Public Art Commission: Two presentations were made to the Commission. The first presentation was on August 21, 2023, regarding the Public Art Guidelines for the ADMIP, the second on May 20, 2024, presented the public draft Alisal District Identity Master Plan (ADIMP).
Housing and Land Use Committee: presentation on June 4, 2024, presenting public draft Alisal District Identity Master Plan (ADIMP).
AVP Implementation Committee: presentation on July 9, 2024, presenting public draft Alisal District Identity Master Plan (ADIMP).
Planning Commission: presentation on August 7, 2024, presenting public draft Alisal District Identity Master Plan (ADIMP).
A summary of the feedback gathered through community engagement was incorporated in context by topic in each chapter of the ADIMP.
Page | 4
Current Alisal Vibrancy Plan Projects:
Although the ADIMP is just being finalized, the City is already moving forward with multiple AVP improvement projects that are incorporating themes identified in the ADIMP. These include:
Temporary trash/recycle vinyl graphic with matte lamination wraps (AMOR Salinas on 10 corrals) along Alisal Street.
Clean California Local Beautification implementation
o Tree planting
o Installation of additional trash/recycle corrals
o Call for photography for installation new banners along East Alisal Street o Upcoming calls for art at:
Closter Park
Skyway Roundabout
Bread Box Recreation Center
Trash/recycle corrals
Next Steps for the Alisal Identity Master Plan (ADIMP)
Following adoption, staff will work with the community to implement the ADIMP recommendations. Implementation will include continued community engagement, as well as consultation with the Planning Commission, Public Art Commission, Housing and Land Use Commission, and City Council.
Establishment of an Alisal Vibrancy Plan Façade Improvement Pilot Program is one of the first implementation actions. The Façade Pilot Program will offer micro-grants and interest-free forgivable loans for qualifying façade improvements, with a goal of assisting businesses along primary commercial corridors in the Alisal Neighborhood. Approval of the Alisal Vibrancy Plan Façade Improvement Pilot Program is also being considered by Council at the November 19, 2024, meeting. Following Council approval, staff anticipates launching the program in December 2024 or January 2025.
CEQA CONSIDERATION:
Not a Project. The City of Salinas has determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CEQA Guidelines Section 15378).
In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.
CALIFORNIA GOVERNMENT CODE §84308 APPLIES:
Page | 5
No.
STRATEGIC PLAN INITIATIVE:
The preparation of the ADIMP furthers the City Council Strategic Plan Goals of Economic Development and Infrastructure and Environmental Sustainability. The ADIMP implements AVP priorities related to corridor appearance, cleanliness, and district branding and identity. The ADIMP will provide a cohesive framework for creating an attractive corridor through greening, gateways at City entry points to the Alisal area, public art including murals, and promoting the Alisal as a cultural shopping district.
DEPARTMENTAL COORDINATION:
Community Development Department staff (Economic Development and Advanced Planning & Project Implementation Divisions) led development of the ADIMP with the support of Public Works and Library and Community Services staff and community stakeholders. The Legal Department also assisted with finalizing the Agreement for Professional Services.
FISCAL AND SUSTAINABILITY IMPACT:
Fund Appropriation Appropriation
Name
Total
Appropriation
Amount for
recommendation
FY 24-25
Operating
Budget Page
Last Budget
Action (Date,
Resolution)
n/a n/a n/a n/a n/a n/a n/a
There is no direct fiscal impact from accepting the Alisal District Identity Master Plan. Continued implementation of the AVP and ADIMP will result in future project costs, which are anticipated to be funded through a combination of grants and the Alisal Vibrancy Plan Implementation CIP 9246.
ATTACHMENTS:
1. Resolution accepting the Alisal District Identity Master Plan (ADIMP) as a strategic planning document.
2. Alisal District Identity Master Plan
3. Implementation Matrix
1 RESOLUTION NO. (N.C.S.)
A RESOLUTION OF THE CITY COUNCIL OF SALINAS ACCEPTING THE ALISAL
DISTRICT IDENTITY MASTER PLAN (ADIMP) AS A STRATEGIC PLANNING
DOCUMENT
WHEREAS, in November 2019, the City Council unanimously accepted the Alisal Vibrancy Plan (AVP) as a strategic planning document. The AVP is an action-oriented, comprehensive strategy for Salinas’ Alisal (East Salinas) neighborhoods. The Plan’s purpose is to communicate the collective vision, goals and desires of those who live, work, worship, and shop in the Alisal; and
WHEREAS, the establishment of district identity themes, branding, color palette, and commercial corridor, façade and public art design guidelines are AVP actions identified by the community to improve commercial corridor appearance in the Alisal; and WHEREAS, a primary objective of developing an Alisal District Identity Master Plan (ADIMP) is to further AVP goals, policies and actions related to the community’s identity as a unique cultural, arts and shopping district and improving the Alisal commercial corridor appearance through greening, gateway elements, banners and signage and public art; and WHEREAS, on February 21, 2023, the City entered into a professional services agreement with Urban Fields Studio for the preparation of an Alisal District Identity Master Plan; and WHEREAS, between February of 2023 and May of 2024, the City and Urban Fields Studio worked collaboratively with stakeholders and the broader Alsial community to develop a District Identity Master Plan that establishes district identity themes, branding, color palettes, and commercial corridor façade and public art design guidelines; and WHEREAS, the City provided a public comment period for the Draft Alsial District Identity Master Plan between May and August 2024, which included presentations to the Public Art Commission, Housing and Land Use Commission, AVP Implementation Committee, and the Planning Commission; and
WHEREAS, the Draft Alisal District Identity Master Plan has been updated to reflect comments received during the public comment period and the Final Alisal District Identity Master Plan was presented to City Council for consideration on November 19, 2024; and WHEREAS, this action is not a project as defined by the California Environmental Quality Act (CEQA) Section 15061 (b) (3) as there is no possibility that the action may have a significant effect on the environment. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.
NOW, THEREFORE, BE IT RESOLVED that the Salinas City Council accepts the Alisal District Identity Master Plan as a strategic planning document. 2 PASSED AND APPROVED this 19th day of November, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED:
______________________________
Kimbley Craig, Mayor
ATTEST:
_________________________
Patricia M. Barajas, City Clerk
Alisal District
Identity
Master Plan
A L I S A L V I B R A N C Y P L A N
Public Draft October 2024
City of Salinas
Alisal District
Identity
Master Plan
ALISAL VIBRANCY PLAN
P u b l i c D r a f t O c t o b e r 2 0 2 4
City of Salinas
CITY OF SALINAS Alisal District Identity Master Plan
Contents
1. Introduction ............................................................................ 7
1.1. The Alisal..................................................................................7
1.2. District Identity......................................................................9
1.3. The Alisal Vibrancy Plan...................................................10
1.4. Community Engagement................................................14
1.5. The Alisal District Identity Master Plan........................17
2. Public Realm Design Guidelines....................................... 19
2.1. Past and Current Planning Efforts.................................19
2.2. Identity Zones......................................................................21
2.3. The Pueblo: “El Corazón” ................................................ 25
2.4. The Core: “El Cuerpo”........................................................41
2.5. The Green Braid: “Las Venas Verdes” ...........................57
2.6. Street Tree Network ...........................................................73
3. Storefront Design Guidelines............................................ 77
3.1 Storefront Character in the Alisal. ..................................77
3.2 Façade Improvement Program ..................................... 78
3.3 Storefront Design Guidelines ......................................... 84
3.4 Signage Design Guidelines ............................................. 89
3.5 Exterior Color Standards .................................................. 94
4. District Graphic Identity ...........................................................99
4.1. What is Graphic Identity?........................................................99
4.2. Graphic Identity Concepts ...................................................100
4.3 Community Survey..................................................................106
4.4 Graphic Design Pilot Project.................................................107
5. Public Art for the Alisal ...........................................................109
5.1. City of Salinas Public Art Policies ......................................109
5.2. Public Art Funds....................................................................... 112
5.3. Curatorial Framework............................................................ 113
5.4. Public Art Forms ...................................................................... 115
5.5. Public Site Selection.................................................................117
5.6. Top 6 Public Art Projects....................................................... 118
5.7. Process for Managing and Maintaining Public Art......120
5.8. Art Selection Considerations...............................................123
5.9. Maintenance and Conservation.........................................124
6. Implementation ........................................................................127
6.1. Implementation Strategy ...................................................... 127
6.2. Implementation Table ..........................................................132 5 CITY OF SALINAS Alisal District Identity Master Plan
The Alisal District Identity Master Plan (ADIMP)
offers guidelines for the East Salinas community
to strengthen the district’s identity. These include
streetscape improvements, open space improvements,
façade improvements, graphic identity, and public art.
Introduction 1
1.1. THE ALISAL
The Alisal neighborhood of Salinas first
began as its own entity housing migrants
from the Dust Bowl as an unincorporated
part of Monterey County. It was named
after a grove of sycamore trees that were
native to the region. In 1963, the Alisal was
annexed into the City of Salinas. The term
“Alisal” or “The Alisal” can have multiple
meanings. For some, it is used when
referring to East Salinas, for others it is the
East Alisal Corridor, or Alisal High School.
In this plan, Alisal is used interchangeably
with East Salinas.
The Alisal is a distinctive neighborhood
within Salinas, with a place in Californian
history with agriculture, migration, and
settlement of Mexicans, Latin Americans,
Chicanos, Filipinos, Okies and other
cultures. The Alisal neighborhood is a core
part of the greater Salinas Valley, which is
known as the “Salad Bowl of the World” due
to its major role in the production of lettuce
and other crops.
The ADIMP aims to strengthen both the
cultural identity and physical identity of the
neighborhood to better match the cultural
richness, community spirit, and diversity of
the area.
7 CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 1.1: PLACES WHERE DISTRICT IDENTITY IS EXHIBITED District identity is made up of multiple impressions about a district’s people, culture, and values from components (such as those identified in the image above) within the built environment.
8 CITY OF SALINAS Alisal District Identity Master Plan
INTRODUCTION
1.2. DISTRICT IDENTITY
The identity of a neighborhood, or district,
is a shared concept that has to do with
collective perception and memory in urban
spaces. District identity is a multifaceted
concept that considers both tangible and
intangible elements that make a district
special and distinguish it from other areas.
District identity is seen through the unique
characteristics of physical places. The
sense of place may be hard to detect if
characteristics seem disconnected. To
increase the sense of place, unique things
in the district should be highlighted and
at the same time, some things should be
made consistent so that being “in the Alisal”
is perceivable.
District identity is found in the public
realm, which includes the streetscape and
public gathering places. District identity
projects include physical improvements
that are experienced on a day-to-day basis
such as branding on banners and signage,
street furniture (e.g. trash cans, benches),
landscaping (e.g. planters, street trees), and
public art. District identity may also include
temporal events and activities.
This plan focuses on enhancements to
physical spaces, buildings, and places
based on an understanding that district
identity is not static and continually
evolves to reflect the community (or else it
gets left behind).
The district has multiple varying
identities that range from abstract to
representational, with references to the past
to aspirations for the future. This plan does
not suggest what the identity of the Alisal
is; rather, it proposes ideas that could help
bring cohesion to the district in an additive
way, while maintaining the character that
exists.
The ADIMP provides a framework
for intentional investment in the
Alisal neighborhood and recognizes
that residents, business owners, and
community members are the ones who
know the area best and have already made
significant investments in the Alisal.
The suggestions provided in this Plan are
based on community input about how to
strengthen district identity for the Alisal
neighborhood. It includes concrete ideas
on how to showcase the identity but allows
a variety of content to define the identity of
the area. The plan also suggests a process
for implementing district identity-related
improvements.
“Districts are the relatively
large city areas which the
observer can mentally go
inside of, and which have
some common character.…
The characteristics that
determine districts are
thematic continuities which
may consist of an endless
variety of components.”
- Kevin Lynch, Image of the
City
9 CITY OF SALINAS Alisal District Identity Master Plan
City of Salinas
Alisal
V I B R A N C Y P L A N - F i n a l C o p y |
February 2020
1.3. THE ALISAL VIBRANCY PLAN
The Alisal District Identity Master Plan (ADIMP) is part of the implementation of the Alisal Vibrancy Plan (AVP), an action oriented, comprehensive strategy for Salinas’ Alisal neighborhood which was completed in November 2019.
The AVP is a resident-driven plan that communicates the collective vision for community created solutions for strengthening the neighborhood (see Figure 1.2). The AVP includes a road map of specific actions and policies to foster a healthier and environmentally sustainable place and is the impetus for the ADIMP.
1.3.1 AVP HIGHLIGHTS
The following quotes were selected from the AVP to highlight the importance of district identity for the Alisal neighborhood.
AVP Purpose
The intent of the Alisal Vibrancy Plan is to reflect and celebrate this unique identity, providing planning guidance that is driven by the Alisal community and focused on its particular needs and special character. The Alisal Vibrancy Plan aims to alleviate and reverse the neglect and underinvestment that the community has faced for decades both pre- and post-annexation into the City.
AVP Principle “A Community to Celebrate”
A city that celebrates, promotes, preserves and honors the diversity, history, art, and culture of its community:
• Promote the rich diversity and culture of Salinas through art, music, festivals, parades, and other community events.
• Celebrate the City’s history, the architecture of its buildings, the diverse cultures of its people, and its rich immigrant history.
• Foster a sense of place by encouraging community driven transformation, initiating themed districts, and by building upon existing neighborhood identity.
AVP Challenge
Alisal’s cultural identity is not strongly reflected in the built environment. Current building color, architecture, landscaping and pedestrian amenities, and the lack of central plaza or community gathering space do not represent the community’s heritage and Latino cultural identity.
10 CITY OF SALINAS Alisal District Identity Master Plan
INTRODUCTION
15 Figure 1.1 Alisal Vibrancy Plan Area
FIGURE 1.2: ALISAL VIBRANCY PLAN AREA
11 CITY OF SALINAS Alisal District Identity Master Plan Volunteers painting a mandala on Alisal Street during Ciclovia (2017) with the Urban Arts Collaborative. (Photo by Jay Dunn/The Salinas Californian)
1.3.2 AVP GOALS
The ADIMP addresses selected AVP goals found in the Land Use Chapter (4), Economic and Workforce Development Chapter (6), Health and Safety (7), Transportation and Infrastructure Chapter (8), and Youth, Art, Parks, Recreation & Enrichment Chapter (9) relevant to strengthening district identity:
• Goal LU5: Activate Urban Community Spaces within the Alisal • Goal LU6: Integrate public and semi-public uses into the neighborhood fabric and facilitate shared use of space
• Goal LU7: Promote the Culture, Art, Identity, and History of the Alisal Community Through Context and Place-Sensitive Design • Goal ED 1. Improve the appearance and cleanliness of the Alisal’s Commercial Corridors
• Goal ED 3. Promote the Alisal’s District Identity as a Unique Cultural, Arts, and Shopping Destination
• Goal ED 4. Build strong relationships between the City and business/commercial property owners
• Goal HS 1: Ensure that streets, parks, and public spaces in the Alisal are safe
• Goal HS 2: Create beautiful active public spaces that support social interaction, active lifestyles, and cultural celebration • Goal TI 1: Design and Maintain Safe Streets
• Goal TI 3: Provide high functioning infrastructure and attractive streets with pedestrian amenities
• Goal YAP 4. Prioritize Arts and Culture Investments to Support Creativity, Expression, and Beauty for the Alisal Community • Goal YAP5: Support Recreational, Education, and Social Needs with New and Existing Community Facilities
• Goal YAP 6. Create and Support a Diverse, Well-Maintained, and Culturally Relevant Network of Parks and Gathering Spaces 12 CITY OF SALINAS Alisal District Identity Master Plan
INTRODUCTION
Ev
General
• LU 7.1 Reflect Identity Through Design
of the Built Environment
Public Realm
• ED 1.4.a - Build corridor maintenance
capacity of community and business
organizations
• HS 3.1.d - Launch an “I Heart Salinas”
Campaign
• TI 2.1.f Implement Complete Streets
Improvements
• TI 3.2 Make sidewalks more inviting for
pedestrians.
• TI 3.3 Increase Street Tree Coverage
throughout the Alisal
Graphic Identity
• ED 3.1.a - Develop a district identity
theme that enhance the character of
the Alisal in a consistent manner that
reflects its history and culture.
• ED 3.1.b - Use social media to promote
branding and district identity pride
• ED 3.2.c - Create gateway signage,
banners, and murals
AVP implementation tasks that are addressed by the ADIMP:
Storefront Design
• ED 1.2 - Establish Tailored Design
Guidelines to Improve Appearance,
Create District Identity, and Increase
Safety
• ED 1.2.a - Expand current design
guidelines.
• ED 1.3.a - Establish a Façade
Improvement Program
• ED 2.1.g Promote Available Business
Assistance Services
• LU 7.1.g. Require special building
design.
Public Art
• Goal YAP 4.2. Support culturally
relevant public art and events that offer
all Alisal residents the opportunity to
experience art
• Goal YAP 4.4 Promote the Alisal as
Salinas’ Arts and Culture District
• ED 1.2c - Promote Art in PrivatelyOwned Spaces
1.3.3 AVP IMPLEMENTATION
The AVP establishes the commitment of
the City of Salinas to provide additional
resources to the area, which was
historically disinvested. The AVP is
supported by a City of Salinas budget
allocation of $4.5 million dollars (through
2023) with more potential funding in future
years.
The AVP budget includes allocation
for appearance, cleanliness, safety/
infrastructure, parks & open space,
economic development, and
unprogrammed funds.
The ADIMP is funded by allocations
to improve the appearance of Alisal’s
commercial corridors and the
following projects: ADIMP, branding,
Alisal Streetscape Master Plan ,Clean
California Alisal Vibrancy Neighborhood
Beautification, Alisal Greening,
Beautification, and Safety Project, AVP
Vision Mural, CCLGP Alisal Greening,
Beautification and Safety Project.
The ADIMP addresses a number of
implementation tasks that have to do with
the Public Realm (Chapter 2), Graphic
Identity (Chapter 3), Storefront Design
(Chapter 4), and Public Art (Chapter 5).
The implementation of the ADIMP is
summarized in Chapter 6.
13 CITY OF SALINAS Alisal District Identity Master Plan
1.4. COMMUNITY
ENGAGEMENT
The Alisal District Identity is best defined
by its community. Engagement for this
project sought to include local artists,
business owners, the Alisal Vibrancy Plan
(AVP) Implementation Committee, schools,
and the general public. The outreach for
this project built upon the foundation of
community engagement undertaken for
the AVP, and focused on what the Alisal
District identity could be.
The outreach efforts included:
• Focus Groups: Two stakeholder
meeting focus groups took place
on May 31 and June 6, 2023. They
included 15 local artists and the
AVP implementation Committee.
The purpose of the meetings was to
introduce the project and to vet three
initial ideas for the District Graphic
Identity of the area.
• District Graphic Identity Survey:
The three initial ideas for the District
Graphic Identity were shared with
the greater community through an
online survey. The survey resulted
in 84 responses. Outreach about the
survey utilized the City’s websites,
social media, and notification lists.
• Community Events: The survey and
the project were shared at nine popups held at the following locations, reaching a total of 278 people:
• Pop-Up #1: Los Abuelitos Senior
Apartments (7/20/23) - 22
participants
• Pop-Up #2: National Night
Out-Closter Park (8/1/23) - 60
participants
• Pop-Up #3: Food Bank-Firehouse
Recreation Center (8/10/23) - 20
participants
• Pop-Up #4: Firehouse Recreation
Center (8/15/23) - 12 participants
• Pop-Up #5: Everyone’s Harvest
Farmers Market (8/23/23) - 30
participants
• Pop-Up #6: César Chávez Library
(8/24/23) - 20 participants
• Pop-Up #7: César Chávez Library
(10/5/23) - 5 participants
• Pop-Up #8: César Chávez Library
(10/10/23) - 4 participants
• Pop-Up #9: Ciclovía (10/15/23) -
105 participants
• Canvassing at Local Businesses: The
team went door to door talking to
local businesses owners and tenants
to gather input and also share ideas
and information about upcoming
events.
• Design Workshop: A design
workshop was held on September
30, 2023, at the Firehouse Recreation
Center that included stations with
each of the components of the
ADIMP (graphic identity, public realm
improvements, Façade improvement,
and public art) displayed for
discussion. The consultant team was
available to field questions and gather
feedback from the community about
the ideas for each component. A
total of 42 participants attended the
workshop.
• Collaboration with Local
Organizations: The team worked
closely with local community
organizations, schools, businesses,
and other stakeholders to create
awareness of the ADIMP.
• Multilingual Communication: All
materials were provided in both
English and Spanish and translators
were available for all events.
The feedback gathered through
community engagement is provided
in subsequent chapters of the ADIMP
on District Graphic Identity (branding),
Storefront Improvements, and Public Art.
14 CITY OF SALINAS Alisal District Identity Master Plan
INTRODUCTION
The team walked door to door to gather input and share information about the project with local businesses in the Alisal.
Three initial ideas for District Graphic Identity were shared with the greater community through an online survey in multilingual formats.
A design workshop was held on September 30, 2023 that included discussion and feedback about corridor improvement ideas, Façade improvement, and public art. 15 CITY OF SALINAS Alisal District Identity Master Plan The way the street looks, feels, and functions is fundamental to everybody’s experience of the district.
Signs and logos, like the Alisal Union School District sign, provide a graphic identity for the area. (Photo of mural from the Alisal union School District) Public art in the form of murals tells the story of the community. Small businesses serve the community and invite people to the area. The way shops look is a contributor to the impression of the area.
16 CITY OF SALINAS Alisal District Identity Master Plan
INTRODUCTION
1.5. THE ALISAL DISTRICT
IDENTITY MASTER PLAN
The Alisal District Identity Master Plan
(ADIMP) has been written to provide
ways for the City of Salinas and the Alisal
community to strengthen cultural identity
with physical improvements to the
district. The ADIMP project is a part of the
implementation of the Alisal Vibrancy Plan.
A district identity master plan is a
strategic document that outlines a vision
and framework for the development
and enhancement of a specific
district’s identity. The ADIMP includes
considerations for urban design through
streetscape improvements, storefront
improvements, branding, and public art
enhancements that each contribute a part
to the overall character and identity of the
district.
District identity is made visible in many
components of the built environment.
The identity of the neighborhood is seen
and experienced on public sidewalks and
streets. Physical improvements should
support the experience of walking,
biking, riding a bus or driving in the
area and strengthen the identity of the
neighborhood.
Identity is created through repeating
identifiers like street signs, logos, and
other applications of graphic design and
branding. Identity is also created through
unique features with public art. Murals,
signs, and plaques are forms for storytelling
in the physical environment. Cultural
identity is a part of both the public and
private realm. The experience of being in
the Alisal brings together all that you can
see, from signs on businesses, storefront
colors, to street trees, benches, bus stops,
banners on street lights, bike racks, and
more.
This ADIMP supports investment in
amenities with guidelines for a more
intentional incorporation of cultural
identity and community heritage to
strengthen the sense of place for the Alisal.
The following chapters will address the
Public Realm (Chapter 2), Façade Design
Guidelines (Chapter 3), District Graphic
Identity (Chapter 4), and Public Art (Chapter
5). It ends with an Implementation chapter
(Chapter 6) that lists actions that can be
taken over the next few years to improve
the District Identity of the Alisal.
WHAT CAN DISTRICT
IDENTITY DO?
Improve Livability: The
experience of a neighborhood
can be made more enjoyable.
Strengthen Neighborhood
Pride: The visibility of
neighborhood values, culture,
and people can create a sense
of pride.
Increase Economic Activity:
Local business and industries
in the Alisal can benefit from a
more unified identity to attract
customers and opportunities
outside of the area.
Improve Architecture and
Urban Design: The buildings
and spaces between them
contribute to the visual
identity of a district.
Highlight the Natural
Environment: The landscape
and ecology of the area
contribute to the distinct
identity of the area.
17 CITY OF SALINAS Alisal District Identity Master Plan 18 CITY OF SALINAS Alisal District Identity Master Plan Opposite page: Coloring pages of the
streetscape from the Alisal District Identity
Design Workshop.
The public realm is an integral part of community life, and the identity of a district. The Alisal community
deserves an enhanced, activated, and safe public
realm where they can come together to celebrate their
heritage, share stories, and connect with nature.
Public Realm Design
Guidelines
2.1. PAST AND CURRENT
PLANNING EFFORTS
The public realm design guidelines
presented in this chapter build upon years
of community engagement, to envision
a more vibrant built environment that
reflects the diversity and vibrancy of the
predominantly Latinx Alisal neighborhood.
The majority of past and current planning
efforts have focused on a specific aspect
of the public realm improvements;
such as traffic collisions, bikeways, safe
routes to school, creek restoration, urban
greening, urban forestry management,
and other planning topics. These studies
and initiatives are referenced throughout
this chapter, however the district identity
master plan approach provides a new
opportunity to take a holistic view of the
Alisal and bring together diverse elements
into a cohesive public realm framework.
This is the next step toward establishing
the Alisal Vibrancy Plan (AVP) community
vision as a built reality: an enhanced public
realm that serves the Alisal community, and
resonates with its unique cultural identity
and heritage.
19 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.1
DISTRICT IDENTITY ZONES AND FOCUS AREAS
: THE PUEBLO FOCUS AREAS
: THE CORE FOCUS AREAS
: THE GREEN BRAID FOCUS AREAS
: PRIMARY CORRIDORS
: PRIMARY GATEWAYS
: SECONDARY GATEWAYS
20 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
2.2. IDENTITY ZONES
The Alisal has a rich history reflected in the
diverse and vibrant community that lives
there today. With the goal to create better
representation of its cultural identity within
the public realm, there had to be a multilayered approach.
Within the district itself, there are four
primary commercial corridors - East
Alisal Street, East Market Street, Sanborn
Road, and Williams Road - that connect
a range of different land use types and
distinct neighborhoods. Through research
and conversations with members of the
community, it became clear that the
layers of Alisal’s cultural identity do not
necessarily align to these corridors.
The identity of the Alisal is guided by the
concentration of land use typologies,
historical growth patterns and ecological
systems and is expressed through three
sub-zones:
• The Pueblo
• The Core
• The Green Braid
Prioritizing a human-centered expression
of the district public realm network,
these zones are further defined through
a corporeal lens. The metaphor of the
human body resonated with community
participants, and highlights the nature of
the district as an interconnected, living,
and constantly evolving entity.
The Pueblo is El Corazón, the “heart” of
the district and the center of activity, is
based on Alisal’s historic downtown. This
zone focuses on the original commercial
center and references the past, while
establishing a gateway to the district. This
zone promotes community activation and
gathering in the public realm.
The Core is El Cuerpo, the “body” of the
district, and includes neighborhoods,
community services, and schools. This
zone incorporates the majority of Alisal’s
acreage, and celebrates the community-led
organizations that are active today as well
as the stories at the core to Alisal’s identity.
The Green Braid are Las Venas Verdes, the
“green veins” that form a planted network
throughout the entire district. This zone
highlights Alisal’s natural systems, and
strives to reconnect the community to their
environment and to a resilient future.
Collectively the three zones form one
cohesive district while each embodies
distinct aspects of Alisal’s multi-layered
identity - past, present, and future.
Each identity zone is described with a set
of key design principles and supporting
toolkits to define the primary elements
within the public realm.
WHAT IS THE PUBLIC
REALM?
Public realm is the fabric that
connects our communities. The
types of spaces that constitute the
public realm are streets, sidewalks,
parks, plazas, and any other
publicly accessible open space.
Collectively, these spaces are
a significant asset within the
district but can be overlooked,
underutilized, or unbalanced
in how they support different
community user groups.
This chapter considers
opportunities and actions for how
Alisal’s public realm can better
serve its entire community.
To do so, specific elements -
paving, crosswalks, seating,
shelter, gateways, bike racks, trash
receptacles, signage, lighting,
and planting - can be utilized to
express Alisal’s district identity
and create a vibrant public realm.
21 CITY OF SALINAS Alisal District Identity Master Plan
THE PUEBLO IDENTITY ZONE
East Market Street Gateway
A gateway that welcomes residents and
visitors alike to the Pueblo zone, this
represents both Alisal’s unique cultural
heritage and the vision for the district’s
future.
THE PUEBLO IDENTITY ZONE
East Alisal Street + Sanborn Road
Intersection
The focal point of the Pueblo zone and
commercial center, this intersection
presents an opportunity for expanded
public realm and pedestrian activation.
THE CORE IDENTITY ZONE
North Sanborn Road at the Bread Box
Already underway, this enhanced public
realm project demonstrates the values of
the Core zone to promote community
gathering, comfort, and safety.
FIGURE 2.2 FOCUS AREAS VIGNETTES
To complement the toolkits, each identity zone is represented by two focus area studies, or “vignettes.” These are rendered in vibrant colors to evoke the character, and feeling of the space rather than precise physical realities. The selected colors are coded to align to the specific zone in which they occur, and are used to highlight both opportunities within the existing conditions and actions that could be to taken to express an aspect of Alisal’s cultural heritage and community priorities. Overall, this collage representation of the public realm aims to invite the community to participate in the process. 22 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
THE CORE IDENTITY ZONE
Williams Road at César Chávez Library
The introduction of a unique streetscape
approach is consistent with safety
priorities and funding, while expanding
neighborhood-serving spaces in the Core.
THE GREEN BRAID IDENTITY ZONE
East Market Street at Division Street Site
The restoration of this site provides
much needed green space to the Alisal
community and encourages connection to
the natural context of the Green Braid.
THE GREEN BRAID IDENTITY ZONE
East Alisal Street Multi-Use Path
The expansion of the multi-modal network
along the Green Braid promotes an active
lifestyle, and encourages engagement with
the agricultural context around the Alisal.
Across all vignettes, planting is intentionally rendered more realistically to emphasize the transformative effect on the public realm.
Currently underway, the Alisal District Streetscape Master Plan will be refining these vignette studies into developed and engineered concept plans for each of the four primary corridors. This will be the next step towards the transformation of Alisal’s public realm. 23 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.3 MAPPING OF THE HISTORIC LAYERS OF THE ALISAL Historic overlays demonstrate the early growth patterns of the Alisal around waterways, the railroad, and primary corridors to form the basis of the Pueblo identity zone.
24 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
Collection of historic imagery from the Alisal. (a.) Alisal Street 1935 (Photo By: Monterey County Historical Society); (b) Filipino workers thinning lettuce (Photo By: Dorothea Lange); (c) Salinan Indians (Photo By: Allison Herrera); (d) Labor strike 1974 (Photo By: Monterey County Historical Society) b.
a. c. d.
f. g.
e. h.
Site photos of East Alisal Street today, where it continues to serve as the commercial core with restaurants (e) (Photo By: SWA), markets (f) (Photo By: SWA), and vendors (g) (Photo By: SWA). The public realm is also activated by community events such as Ciclovia (h) (Photo By: Jay Dunn).
2.3. THE PUEBLO:
“EL CORAZÓN”
The Pueblo identity zone is based in the
history of the Alisal.
Before it was annexed by the City of Salinas
in 1963, the Alisal was already a thriving
community with an incredibly rich history.
This extraordinarily fertile landscape was
originally home to the Salinan tribe, was a
destination during the Dust Bowl era and
part of the United Farm Workers (UFW)
movement. The community has grown
through generations of immigrants from
many cultures over the years, resulting in a
unique cultural identity.
With the town originally built out from
Alisal Street, the extents of this identity
zone are therefore around E Alisal St and E
Market St -“the Old Pueblo of the Alisal...” -
Luis (Xago) Juarez, The Californian.
This historic downtown core of Alisal
and its original commercial street, is still
reflected in the predominant land use
within the zone. Support for the local
businesses, enhancements to the public
realm, and increased activation will make
the Pueblo the vibrant heart of the district
once again.
25 CITY OF SALINAS Alisal District Identity Master Plan
2.3.1. DESIGN PRINCIPLES
The following design principles draw
from the goals and priorities of the Alisal
Vibrancy Plan (AVP) to support the vision
for the Pueblo as the heart of the Alisal.
1. Create Gateways to Mark Key
Entrances and Welcome Visitors and
Residents to the Heart of the Alisal
District (LU 7.1e)
It is believed that the Pueblo zone should
include the future Alisal Marketplace. As
such, it is important to locate primary
gateways where East Market Street and East
Alisal Street emerge from below the railroad
tracks. This demonstrates a clear transition
from Downtown Salinas, and welcomes
visitors to the Alisal.
2. Promote the Identity and History of
the Alisal Community at the Heart of
a Unique, Cultural, Arts and Shopping
Destination (ED 3)
Public realm improvements that are part
of the Alisal Streetscape Master Plan on
East Market Street and East Alisal Street
will widen sidewalks to create a pleasant
pedestrian retail experience, encourage
gathering, and provide opportunities for
outdoor dining. The incorporation of
Alisal’s cultural identity into features of
the streetscape will make the Pueblo a
destination.
3. Enhance the Public Realm with Colors
and Materials that Draw from Cultures
in the Heart of the Alisal (LU 7.1a + b)
The representation of Alisal’s unique
identity will primarily be accomplished
through the adoption of material toolkits
that reference cultural traditions and
embrace vibrant colors.
These accent materials can be
implemented strategically to highlight
key aspects of Alisal’s history, while
maintaining a durable and resilient public
realm as the background canvas.
2.3.2. FOCUS AREAS
Within the Pueblo zone, several focus
areas have been identified at destinations
within the district that are either an
existing, or future, center of activity for the
community. These focus areas are located
along the primary district corridors, and
present opportunities for gateways and
enhanced community gathering space.
Investment in the public realm at these
locations has a high potential for impact,
and will be explored further in the
following vignettes.
26 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.4
THE PUEBLO IDENTITY ZONE FOCUS AREAS
: FOCUS AREAS
: PRIMARY CORRIDORS
E ALISAL ST (RAILROAD TO E LAUREL DR)
E MARKET ST (RAILROAD TO WILLIAMS RD)
: PRIMARY GATEWAYS
: SECONDARY GATEWAYS
: INTERSECTIONS
27 CITY OF SALINAS Alisal District Identity Master Plan E Alisal St
N Sanborn Rd
E Market St
Williams Rd
KEY MAP
East Market Street Gateway
The first focus area is identified as a
primary location on East Market Street, as
one enters the future Alisal Marketplace
zone. This location marks the historic
extents of the Alisal district, when the
railroad tracks formed its primary edge
before the construction of Highway 101.
By identifying this as a focus area, it
emphasizes the importance of reclaiming
the Alisal Marketplace area as part of the
Alisal itself, and as part of the Pueblo.
The AVP also highlights the Alisal
Marketplace as an important opportunity
site with future plans to redevelop this
nearly 75 acre zone. The public realm
enhancements will be essential to the
success of this redevelopment project in
creating a vibrant, safe, pedestrian-oriented
community.
While the complete build out of the
Marketplace is a long-term undertaking,
establishing this gateway in the near term
has the potential to shift community
perception to begin to consider this area as
an integral part of the Alisal district.
This monument signage project also
presents an opportunity for local artists to
directly collaborate on the Alisal district
graphic identity (see chapters 4-5).
While one primary gateway location
is represented here, there are many
secondary gateways that may be
highlighted through planting and other
public art initiatives. For example, the City
has received Caltrans Beautification funds
to facilitate these improvements at new
roundabouts on East Alisal Street.
PRIMARY GATEWAYS
The Alisal currently lacks clear
identification as one enters the
district from Downtown Salinas.
The precedent above is an
example of a style that’s typical
in many Mexican towns, and was
preferred by the community for
its overlap with public art.
Additionally, planting selection
at gateways should make a
statement. It is an opportunity
to highlight the origins of the
Pueblo, for example with oaks and
native grasses.
28 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.5 EAST MARKET STREET GATEWAY - FOCUS AREA VISION Gateway that welcomes visitors and residents to the heart of the Alisal District. 29 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.6 EAST MARKET STREET GATEWAY - FOCUS AREA OPPORTUNITIES Opportunities within the existing public realm condition include wide travel lanes, under-utilized center island, and lack of signage or other sense of entry into the Alisal. 30 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.7 EAST MARKET STREET GATEWAY - FOCUS AREA ACTIONS Actions within the public realm could include the installation of gateway signage, increased planting, and enhanced conditions for pedestrians and bicyclists. 31 CITY OF SALINAS Alisal District Identity Master Plan E Alisal St
N Sanborn Rd
E Market St Williams Rd
East Alisal Street + Sanborn Road
Intersection
If the Pueblo is the heart of the Alisal
district, then this focus area highlights the
heart of the Pueblo. Located where the two
major district corridors, East Alisal Street
and Sanborn Road intersect, there is great
potential for this to be an important hub of
community activity.
Increased gathering space at the back
of walk could be utilized by the street
vendors who are already using the underutilized edges of the parking lots along this part of the East Alisal corridor. With
the implementation of accent features and
amenities, this would also provide an ideal
place for informal community pop ups.
KEY MAP
COLLABORATION WITH
PUBLIC ART
Accent features within the public
realm present opportunities to
collaborate with local artists to
create something that is truly
unique to the Alisal.
The example above is of a custom
tree grate on Valencia Street in
San Francisco. Elements such as
this represent a functional form
of public art, and can uniquely
convey the district identity.
Prioritizing certain moments along the
corridor is a cost effective way to increase
the vibrancy of the public realm, and create
a sense of place. In turn, the increased
pedestrian traffic would support the
success of the commercial businesses up
and down East Alisal Street.
Adjacent to this particular intersection, the
AVP also identified a potential opportunity
for a public-private partnership with the
FoodsCo and/or Cardenas Market owners.
Such a collaboration could initially be more
of a temporary pop-up plaza on existing
parking lots, with the possibility to expand
the public realm further over time.
This opportunity site would be the ideal
location for central gathering plaza, at the
heart of the Pueblo.
32 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.8 EAST ALISAL STREET & NORTH SANBORN ROAD INTERSECTION - FOCUS AREA VISION Enhance the public realm with colors and materials that draw from the cultures in the heart of the Alisal. 33 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.9 EAST ALISAL STREET & NORTH SANBORN ROAD INTERSECTION - FOCUS AREA OPPORTUNITIES Opportunities at this focus area include large areas of under-utilized parking lots, wide travel lanes, and the absence of pedestrian-oriented site furnishing. 34 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.10 EAST ALISAL STREET & NORTH SANBORN ROAD INTERSECTION - FOCUS AREA ACTIONS Actions at this focus area could include special paving, accent site furnishing, additional planting, and enhanced conditions for pedestrians and bicyclists. 35 CITY OF SALINAS Alisal District Identity Master Plan City standard gray sidewalk pedestrian paving.
(Photo by: Gerenme)
City standard crosswalks in most locations.
(Photo by: Entienou)
Accent paving graphics should be strategically
implemented. (Photo by: SWA)
Temporary or semi-permanent intersection treatments.
(Photo by: SWA).
PEDESTRIAN PAVING
The majority of pedestrian paving will be
city standard gray for ease of maintenance.
As an accent paving type for the Pueblo
however, a stenciled concrete pattern is
recommended to enhance sidewalks at
key intersections and focal points. This
application is easier to implement than
mosaics, or other insets, while still creating
an opportunity for unique paving patterns.
CROSSWALKS + INTERSECTIONS
Pedestrian safety is critical to ensuring a
vibrant commercial district, and crosswalks
and intersections should be designed with
care. Standard crosswalks in most cases
are sufficient, however key intersections
could be highlighted with a graphic - either
temporarily on semi-permanently. Paint
and stamped concrete are the two most
and common applications.
2.3.3. TOOLKITS
Selection of materials and products
that represent Alisal’s identity is key to
placemaking within the public realm, and
the creation of spaces that encourage
gathering and activation.
The toolkits on this spread provide
recommendations for each of the public
realm improvement categories: paving, site
furnishing, and planting.
City standard materials and infrastructure
are included here and should be utilized
throughout most of the district to ensure
some level of consistency for the City
maintenance staff. Accent materials,
colors, and furnishing elements that
evoke the identity of the Alisal should also
be considered at important location of
activation and gathering.
Bright colors unique to the Pueblo
contribute to the vibrancy of the public
realm and should be informed by the
graphic identity (chapter 4). Additionally,
these accent moments - paving patterns,
temporary intersection artwork, seat walls,
banners, etc. - all present opportunities for
local artists to contribute to collective Alisal
district identity.
36 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
Mosaic face of wall with concrete seat top minimizes
maintenance. Painted mural is another art possibility.
(Photo by: SWA)
Standard bike rack product to match Main Street.
Color options could reflect the Alisal graphic identity. (Photo by: SWA)
Caltrans standard cobra head for vehicular lighting.
(Photo by: SWA)
Bright colored planters, ex: the ‘Bloc’ series by Vestre. (Photo by: Vestre)
Trash receptacle art example from Downtown Salinas.
(Photo by: SWA)
Pedestrian light poles with banners to match Main Street. (Photo by: SWA)
ACCENT SEATING, PLANTERS
One of the best ways to create special
moments within the public realm is
through accent site furnishing. In addition
to standard benches, the Pueblo should
consider seat walls with mosaics at primary
gathering spaces along the corridors.
Colorful planters should also be considered,
intermixed with seating to provide buffers
and introduce more planting.
BIKE RACKS, TRASH RECEPTACLES
City standard bike racks and trash
receptacles should be installed with greater
frequency, particularly within the Pueblo
commercial identity zone.
The trash receptacle art program that has
been successful in Downtown Salinas will
also be extended to the Alisal, featuring
local art and the district graphic identity.
LIGHTING
Vehicular cobra head lighting will remain
on the Alisal corridors, however the poles
themselves could be painted to highlight
the district graphic identity colors.
Within the Pueblo, pedestrian light poles
should also be added with the capacity to
have banners. These too can be a standard
product that is painted a unique color.
37 CITY OF SALINAS Alisal District Identity Master Plan Example: Foxtail Agave (Agave attenuata)
(Photo by: Able Nursery)
Example: Fountain Grass (Pennisetum alopecuroides)
(Photo by: Kohoutava)
Example: Blue Glow Agave (Agave ‘Blue Glow)
(Photo by: Pinterest - Agave Blue Glow)
Example: Blue Fescue (Festuca glauca)
(Photo by: Gardener Direct)
SUCCULENTS, AGAVES
Succulents and agaves have a sculptural
form, and can be placed strategically within
the landscape for a more iconic planting
design.
These specimens should be considered at
the gateways to the Pueblo, as well as at
roundabouts and other key intersections.
GRASSES
Grasses in the Pueblo represent the native
grassland that greeted immigrants fleeing
the Dust Bowl and arriving in the Alisal.
Given this historical reference, grasses are
also recommended at district gateways,
where they will serve as a contrast to the
succulents and agaves.
In addition to the paving and site
furnishing toolkits, the plant selection will
also differentiate the Pueblo from the other
zones and reinforce its unique identity.
All final plant selection should take
maintenance into consideration, as well
as the suitability of a species for the given
context. The plants recommended here are
all drought tolerant, and either native or
climate adapted to this region.* No known
invasive plants should be specified under
any circumstances, and water intensive
plantings should be avoided. This includes
lawn unless specifically utilized for active
recreation.
A diversity of planting species and textures
have been selected for the Pueblo to
represent the diverse variety of cultures
that have contributed to Alisal’s identity,
and are expressed in the community today.
* Proposed landscape planting selections
should be compatible with Salinas (Sunset
Western Garden Climate Zone 15). The
landscaping and irrigation also need to be
compatible with Zoning Code requirements
(Division 4. Landscaping and Irrigation).
38 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
• Foxtail Agave (Agave attenuata)
• Blue Glow Agave (Agave ‘Blue Glow’)
• Spider Aloe (Aloe x spinosissima)
• Coral Aloe (Aloe Striata)
• Kangaroo Paws (Anigozanthos spp.)
• Bougainvillea spp.
• Rock Purslane (Calandrinia grandiflora)
• California Lilac (Ceanothus spp.)
• White valerian (Centranthus ruber)
• Rock Rose (Cistus purpureus)
• Fairy Iris (Dietes grandiflora)
• California Poppy (Eschscholzia
californica)
• Blue Fescue (Festuca glauca)
• Atlas Fescue (Festuca mairei)
• Sun Rose (Helianthemum ‘Henfield
Brilliant’)
• Conebushes (Leucadendron spp.)
• Pink Muhly Grass (Muhlenbergia
capillaris)
• Fountain Grass (Pennisetum
alopecuroides)
• Autumn Joy Stonecrop (Sedum ‘Autumn
Joy’)
• Blue Chalksticks (Senecio mandraliscae)
• Wooly Bluecurls (Trichostema lanatum)
• Adam’s Needle (Yucca filamentosa)
Example: Spider Aloe (Aloe x spinosissima)
(Photo by: DiaPlant)
Example: California Poppy (Eschscholzia californica)
(Photo by: Paul Drobot)
Example: Sun Rose (Helianthemum ‘Henfield Brilliant)
(Photo by: Darcy Daniels)
Example: Woolly Bluecurls (Trichostema lanatum)
(Photo by: Ruth Hager)
BOLD COLORS
As the activated heart of the district, the
planting within the Pueblo should be
vibrant as well, with bold and bright colors.
This can be achieved through a diversity
of plant types and forms. Seasonality
should also be taken into consideration
when specifying a plant for its flower color.
Palettes should strive for year round color
to the extent possible.
CALIFORNIA NATIVES
Flowering California natives can contribute
to the vibrancy of the streetscape, while
also providing valuable ecological benefits
for pollinators, and for overall regional
biodiversity.
Evergreen California natives should
be incorporated as well to serve as a
consistent backdrop to any perennials.
FIGURE 2.11 SELECTION OF RECOMMENDED PLANT
SPECIES FOR THE PUEBLO IDENTITY ZONE
39 CITY OF SALINAS Alisal District Identity Master Plan
CICLOVIA
FIGURE 2.12 MAPPING OF COMMUNITY GROUPS + STORIES
Stories of the Alisal that were shared and discovered through research are overlaid on the district in this map, forming the basis of the Core identity zone.
Ciclovía
40 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
2.4. THE CORE: “EL CUERPO”
The Core identity zone incorporates a large
majority of Alisal district, and represents
the community itself. The focus is on
celebrating the richness of stories and
community-led organizations that are
integral to the Alisal identity.
The Alisal Vibrancy Plan Community
Vision states: “We are Alisal. We are an
attractive, welcoming, united, clean and
safe community that celebrates cultural
diversity using family spaces...We foster
healthy and prosperous living that benefits
the generations of today and tomorrow.
We are Alisal.”
The intent of this zone is to support the
Alisal community vision. The predominant
land uses within the Core include
neighborhood serving retail, a variety of
residential types, schools, clinics, libraries,
and recreation centers.
This is the fabric of day-to-day life in the
Alisal and the public realm provides a place
for these community groups and initiatives
to come together, to share their stories.
Examples of the vast range of community programs and initiatives that demonstrate the commitment that residents of the Alisal have to their district. (a) Milpa Collective (Photo By: Milpa Collective); (b) B12 Live! Podcast (Photo By:
Spotify); (c) Iya: The Ex’celen Remember e.Voces de nuestra Comunidad (Photo By: IYA); (d) Rest in power Joe Kapp (Photo By: Luis Alejo); (e) Matsui nursery
a.
b.
d.
f.
e.
c.
41 CITY OF SALINAS Alisal District Identity Master Plan
2.4.1. DESIGN PRINCIPLES
The following design principles draw
from the goals and priorities of the
Alisal Vibrancy Plan (AVP) to maximize
community benefits and create a
comfortable public realm within the Core.
1. Activate Urban Community Spaces to
Support the Recreational, Educational,
and Social Needs for All (LU 5, YAP 5)
The Core zone is characterized by its
abundance of community serving spaces
and destinations, including schools, parks,
clinics, and more. An enhanced public
realm improves access for the community,
and allows the adjacent public spaces to be
further activated with supportive uses.
2. Integrate Public and Semi-Public Uses
Into the Neighborhood Fabric and
Facilitate Shared Use of Space for All.
(LU 6)
Enhanced streetscapes with amenities
and an emphasis on safety, will encourage
neighborhood and family life to extend
out into the public realm. The intent is for
these spaces to better serve the Alisal as a
whole, so that the community’s sense of
ownership and investment includes the
public right-of-way.
3. Beautify and ‘Green’ Public
Streetscapes with an Emphasis on
Comfort and Ensuring a Healthy and
Safe Alisal for All (LU 5.5, HS 1)
The characteristics of the public realm
within the Core should emphasize comfort
and safety. This includes the street design
itself, the material and site furnishing
selection, as well as the plant palette.
Collectively these will make for a public
realm that supports healthy community
living.
2.4.2. FOCUS AREAS
The focus areas within the Core zone are
located at existing spaces for community
gathering and recreation. The public realm
at these locations should be activated and
expanded to provide spaces for the Alisal
community to come together.
The Bread Box Recreation Center,
Firehouse Recreation Center, and the César
Chávez Library are all located along the
primary corridors of the Alisal district.
Prioritizing improvements at these
community-serving locations would allow
their uses to extend into the public realm,
and improve the pedestrian experience for
visitors as demonstrated in the following
vignettes.
42 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.13
THE CORE IDENTITY ZONE FOCUS AREAS
: FOCUS AREAS
: PRIMARY CORRIDORS
N SANBORN RD (HWY 101 TO DEL MONTE AVE)
WILLIAMS RD (E ALISAL ST TO DEL MONTE AVE)
: PRIMARY GATEWAYS
: SECONDARY GATEWAYS
: INTERSECTIONS
43 CITY OF SALINAS Alisal District Identity Master Plan
KEY MAP
N Sanborn Rd
Williams Rd
E Alisal St
E Market St
North Sanborn Road at the Bread Box
The Bread Box Recreation Center was
identified as an important existing
destination for the Alisal community.
Its location on North Sanborn Road, a high
volume corridor with wide right-of-way,
makes it challenging for the Center to
engage with the public realm.
The introduction of both a planted median
and planted buffers at back of curb, have
the dual benefit of encouraging slower
traffic speeds and improving the comfort
for pedestrians accessing the Bread Box
from nearby schools and homes. Further
study of the roadway and crosswalk
configuration is included as part of the
Alisal District Streetscape Master Plan.
Meanwhile, in order to encourage
gathering, this would be a priority location
for the addition of streetscape furnishing
and amenities such as seating and lighting.
These efforts are already underway as part
of the Alisal Greening, Beautification, and
Safety project (see sidebar).
With an enhanced public realm, there
would be opportunities for programs from
the Bread Box to activate the sidewalk,
create a shared community space, and
increase visibility of the Center itself.
Mural art (chapter 5) and other façade
improvements (chapter 3) should also be
considered in coordination with these
recommendations for the public realm.
ALISAL GREENING,
BEAUTIFICATION, AND
SAFETY PROJECT
The City received Clean California
grant funding in 2022 for a series
of public realm enhancements
across the Alisal.
Specifically, at the Bread Box,
improvements include new
trees to fill empty tree wells, the
addition of a new transit shelter
and other site furnishing, and
permeable unit pavers to define
the newly created community
space. The project was completed
in 2024.
44 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.14 NORTH SANBORN ROAD AT THE BREAD BOX - FOCUS AREA VISION Activate urban community spaces to support the recreational, educational, and social needs for All. 45 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.15 NORTH SANBORN ROAD AT THE BREAD BOX - FOCUS AREA OPPORTUNITIES Opportunities within the existing public realm condition include wide travel lanes, empty tree wells, and a lack of street presence for this important community center. 46 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.16 NORTH SANBORN ROAD AT THE BREAD BOX - FOCUS AREA ACTIONS Actions within the public realm could include the introduction of a planted median, improved pedestrian crossing, and expanded gathering space with amenities. 47 CITY OF SALINAS Alisal District Identity Master Plan Williams Road at César Chávez Library
Williams Road is an important corridor
that connects the Pueblo to many of the
Core neighborhoods, as well as Alisal High
School just outside of the master plan study
area. With wide lanes, and high speed
traffic, there are significant safety concerns
along this corridor today.
In response to these challenges, the City
has received grant funds (see sidebar) for
a number of safety countermeasures to be
applied to Williams Road. Fundamentally,
there is a shift to prioritizing the pedestrian
and other active transportation modes.
While Williams Road will continue to
be an important arterial corridor, the
recommendations for public realm
improvements aim to also create a safe and
comfortable route for students and others
to traverse this corridor.
Working within the grant parameters,
the wide, protected median represented
here would be heavily planted and feature
the type of central pedestrian path that is
characteristic of Latin America. Isolated
from vehicles, with reduced crossing
frequency and distances, this creates a
real neighborhood feeling, where the
community can come to exercise and
socialize in this unique space.
Pedestrians would be able to utilize this
central median to access a variety of
destinations along Williams Road, such as
César Chávez Library. With a rich history
of its own, the library is another invaluable
community space for the Alisal residents
and youth in particular.
There are additional opportunities for
expanding the public realm in this location,
to provide a more welcoming frontage for
the library and support the extension of
programming outdoors.
SAFE STREETS AND
ROADS FOR ALL
(SS4A) GRANT
Building on the outcome of the
AVP and the Vision Zero Action
Plan, the City pursued SS4A
grant funding for Williams Road
to improve traffic safety, reduce
vehicle speeds, and improve
bicycle and pedestrian safety.
The City was awarded $16
Million in 2023 to implement
safety counter measures such
as road diet lane reduction,
median, buffered bike and
pedestrian space, and streetscape
improvements.
N Sanborn Rd
Williams Rd
E Alisal St
E Market St
KEY MAP
48 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.17 WILLIAMS ROAD AT CÉSAR CHÁVEZ LIBRARY - FOCUS AREA VISION Beautify and ‘green’ public streetscapes with an emphasis on comfort and ensuring a healthy and safe Alisal for All. 49 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.18 WILLIAMS ROAD AT CÉSAR CHÁVEZ LIBRARY - FOCUS AREA OPPORTUNITIES Opportunities within the existing condition include wide travel lanes, lack of street trees, and limited site furnishing elements in the public realm. 50 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.19 WILLIAMS ROAD AT CÉSAR CHÁVEZ LIBRARY - FOCUS AREA ACTIONS Actions within the public realm could include a planted pedestrian-oriented median, narrower travel lanes, and back of walk activation at the library. 51 CITY OF SALINAS Alisal District Identity Master Plan CROSSWALKS + BUFFERS
Pedestrian comfort is dependent on safe
street crossings and separation from
cars. Standard crosswalks in most cases
are sufficient, but at key community
destinations, they could be enhanced with
paint or stamped concrete. Additionally,
planted medians and buffers along
sidewalks should be implemented in the
Core to encourage slower vehicular speeds.
Example of an enhanced crosswalk and median to
reduce crossing distance and improve visibility.
(Photo by: SWA)
Dedicated site furnishing zone with unit pavers.
(Photo by: SWA)
Planted medians / buffers provide comfort and shade.
(Photo by: AAUPC)
PEDESTRIAN PAVING
The majority of pedestrian paving will be
city standard gray for ease of maintenance.
At key focus areas with a concentration of
streetscape amenities, accent paving can
be used to differentiate a dedicated site
furnishing zone separate from the path of
travel. This can be created using pavers,
brick, or a permeable material such as
stabilized gravel or granitecrete.
2.4.3. TOOLKITS
With safety and comfort as the primary
design drivers for the Core, the following
toolkits contain recommendations for
softer materials and planting selections.
Some public realm elements, such as
seating, bike racks, trash receptacles and
planted buffers should be implemented
throughout the zone.
Meanwhile, the more specialty elements
such as market lighting and dedicated
amenity zones should be more strategically
placed at focus areas, and other community
centers, recreational, or support facilities.
In a district like the Alisal, with high density
neighborhoods and multi-generational
homes, the public realm can become
an extension of everyday life. Material
selection and application should therefore
seek to promote the safety and comfort of
this shared living space.
The community responded positively to
this notion of softness, and emphasized
the need infrastructure improvements that
promote safety within the public realm.
There was a desire for site furnishing
options that suggested the opportunity
to socialize, and the addition of more
planting.
City standard gray sidewalk pedestrian paving.
(Photo by: Gerenme)
52 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
MIXTURE OF SEATING TYPES
Standard benches should be installed
throughout the Core area to allow
moments of respite. At focus areas, and
other community gathering spaces,
a mixture of seating types should be
considered to serve different user
groups. For example, clustered seating
to encourage socializing or picnic tables
where the public realm is expanded.
Alisal standard bench could be installed with greater
frequency. (Photo by: SWA)
Picnic table, ex. ‘Kong’ series picnic set by Vestre,
softened by the wood material while still durable.
(Photo by SWA)
Accent market lighting across public sidewalk.
(Photo by: SWA)
BIKE RACKS, TRASH RECEPTACLES
City standard bike racks and trash
receptacles should be installed with greater
frequency throughout the neighborhoods,
near transit stops and on walking routes.
The trash receptacle art program that has
been successful in Downtown Salinas
should be extended to the Alisal, featuring
local art and the district graphic identity.
LIGHTING
Vehicular cobra head lighting will remain
on the Alisal corridors, however the poles
themselves could be painted to highlight
the district graphic identity colors.
Where programming could extend into the
public realm from an adjacent community
center, specialty market lighting should be
considered to activate and improve safety.
Standard bike rack product to match Main Street.
Color options could reflect the Alisal graphic identity. (Photo by: SWA)
Caltrans standard cobra head for vehicular lighting.
(Photo by: SWA)
Trash receptacle art example from Downtown Salinas.
(Photo by: SWA)
53 CITY OF SALINAS Alisal District Identity Master Plan
TEXTURES
Primarily soft planting species are
recommended for the Core palette. Within
this selection, however, a diversity of
textures and plant types can be used to
create contrast and visual interest year
round.
AROMATICS
Plant specimens that have strong
aromatics from either leaves, or flowers, is
a great way to engage the sense of smell.
Many California natives, such as those in
the Lamiaceae family, are good candidates.
Flowering plants, like jasmine, that have
a strong smell at nighttime are also
recommended.
Throughout the Alisal, increased planting
within the public realm would significantly
benefit community health and quality of
life.
As noted, planted medians and buffers can
facilitate the pedestrian experience and
promote walking by creating a separation
from cars, while also encouraging slower
travel speeds.
Additionally, increased planting reduces
the impacts of the urban heat island effect,
mitigates stormwater runoff, and creates
a healthier environment for all Alisal
residents.
In the Core in particular, understory
planting recommendations emphasize
the theme of comfort. Additionally, the
plant selections* aim to improve the
community’s connection to nature by
engaging with all of the senses.
* Proposed landscape planting selections
should be compatible with Salinas (Sunset
Western Garden Climate Zone 15). The
landscaping and irrigation also need to be
compatible with Zoning Code requirements
(Division 4. Landscaping and Irrigation).
Example: Diamond Heights Ceanothus (Ceanothus
griseus var. horizontalis ‘Diamond Heights’)
Example: Star Jasmine (Trachelospermum
jasminoides)
Example: Island Bush Poppy (Dendromecon harfordii) Example: Rosemary (Rosmarinus spp.) 54 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
EDIBLES
The planting toolkit for the Core also
includes shrubs that produce edible fruits.
While not necessarily agriculturally
significant plants, these reference
traditional gathering practices and can
provide an unexpected dimension to the
public realm. Particularly for the younger
generation of pedestrians.
POLLINATORS
Planting with pollinators in mind increases
the biodiversity benefits of the public
realm. Many plant species can be selected
from to support bees, birds, and butterflies.
The presence of pollinators can transform
the streetscape from a static environment,
to a living landscape for the whole
community to enjoy.
Example: Beach Strawberry (Fragaria chiloensis) Example: Coneflower (Echinacea purpurea) Example: Peach Sorbet Blueberry (Vaccinium
corymbosum)
Example: Cedros Island Verbena (Verbena lilacina ‘de
la Mina’)
FIGURE 2.20 SELECTION OF RECOMMENDED PLANT
SPECIES FOR THE CORE IDENTITY ZONE
• Butterfly Bush (Buddleja davidii)
• Natal Plum (Carissa macrocarpa)
• Diamond Heights Ceanothus
(Ceanothus griseus va. horizontalis
‘Diamond Heights’)
• Breath of Heaven (Coleonema pulchrum
‘Sunset Gold’)
• Island Bush Poppy (Dendromecon
harfordii)
• Coneflower (Echinacea purpurea)
• Beach Strawberry (Fragaria chiloensis)
• Blue Oat Grass (Helictotrichon
sempervirens)
• Lantana (Lantana montevidensis)
• Lavender (Lavandula angustifolia)
• Beardstongue (Pentemon ‘Alice
Hindley’)
• Jerusalem Sage (Phlomis fruticosa)
• Red Flowering Currant (Ribes
sanguineum)
• Rosemary (Rosmarinus spp.)
• Mexican Sage (Salvia mexicana)
• Salvia spp.
• Star Jasmine (Trachelospermum
jasminoides)
• Nasturtium (Tropaeolum majus)
• Peach Sorbet Blueberry (Vaccinium
corymbosum)
55 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.21
MAPPING OF NATURAL SYSTEMS IN THE ALISAL
Natural systems and context form the basis of the
Green Braid identity zone.
: AGRICULTURAL LAND
: PARKS AND OPEN SPACE
: WATER BODIES
: FLOODPLAIN
: TREES
xxx
56 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
2.5. THE GREEN BRAID:
“LAS VENAS VERDES”
The Green Braid highlights the natural
systems of the Alisal and strives to
reconnect the district to its environment.
Known for its agriculture industry, the
Salinas Valley is an incredibly fertile
landscape and the Alisal itself is situated at
the confluence of two watersheds. Fremont
Peak in the Gabilan Range maintains
a strong presence as it overlooks the
district and serves as a landmark. While
many of the natural waterways have been
channelized or neglected, they are seen to
reappear with heavy rain and flood events.
Within the community, there are
restoration efforts underway to repair the
riparian corridors, and in the process,
connect people to the land. The Green
Braid does not follow the primary vehicular
corridors of the district, but rather the local
watersheds (Chávez Park subwatershed,
Natividad Creek, Carr Lake) and their
tributaries that extend through the district.
The natural and agricultural environment around the Alisal, and the community engaged in the restoration and reclamation of these spaces. (a) Gabilan (Fremont) Peak; (b) Community Garden; (c) Upper Carr Lake Clean Up; (d) Community Garden; (e) Natividad Creek Salinas (Photos by Mark Anderson) e.
d.
c.
b.
a.
57 CITY OF SALINAS Alisal District Identity Master Plan
2.5.1. DESIGN PRINCIPLES
The following design principles draw
from the goals and priorities of the
Alisal Vibrancy Plan as well as the Urban
Greening Plan to promote increased
connectivity with the natural environment
within the Green Braid.
1. Integrate the natural environment
with the built environment. (UGP 2)
Highlighting the natural waterways
through the Alisal District supports the
community engagement directly with their
natural environment within the urban
public realm.“This intrinsic value of nature
to human health cannot be overstated”
(Urban Greening Plan) and these places
of connection create the opportunity for
those benefits to occur.
2. Create Beautiful and Active Public
Spaces that Support Active Lifestyles.
(HS 2)
A Green Braid suggests a system of
complete streets, trails and multi-use path
connections throughout the Alisal district
that encourage active recreation. Where
parks can be integrated, gathering spaces
for the community are also created within
this natural network.
3. Increase the Urban Canopy. (UGP 4)
An expanded overhead tree canopy, forms
the other aspect of this green network.
The urban tree canopy, as discussed further
in the following section, has a vast array of
benefits for the community. Expanding this
natural resource for the Alisal district is key
to the Green Braid concept.
2.5.2. FOCUS AREAS
The Green Braid zone attempts to connect,
and embrace the broader natural systems
that surround the Alisal district.
The focus areas highlight locations where
there are opportunities to tap into Alisal’s
this environmental context. Each were
identified as places where there is space to
create and enhance a larger public park, or
to expand additional trail connections.
These focus areas are less directly tied
to the primary vehicular corridors,
however these design principles should
be considered throughout the district.
This is the idea of the “braid,” crossing
between the two open space systems that
frame the district. Improvements at the
streetscape level can facilitate the feeling
of a continuous network, and creation of a
greener, more connected Alisal .
58 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.22
THE GREEN BRAID IDENTITY ZONE FOCUS AREAS
: FOCUS AREAS
: PRIMARY CORRIDORS
E ALISAL ST (WILLIAMS RD TO BARDIN RD
NATIVIDAD CREEK WATERSHED CORRIDOR
: PRIMARY GATEWAYS
: SECONDARY GATEWAYS
: INTERSECTIONS
59 CITY OF SALINAS Alisal District Identity Master Plan N Sanborn Rd
Williams Rd
E Alisal St
E Market St
KEY MAP
East Market Street at Division Street Site
A tributary to Natividad Creek daylights just
north of East Market Street, alongside the
Division Street Site identified in the AVP. In
its present condition of neglect, this canal
is hardly noteworthy, however it presents
a unique opportunity to highlight one of
the Alisal’s waterways in the center of the
district.
The Division Street Site is a collection of
parcels identified for future redevelopment
in the AVP, with phase one planned to be a
mixed use project with affordable housing,
an office building, and a public park.
The recommendations of this focus area
are for the future park to engage directly
with this tributary through a design that
opens up the drainage canal for greater
public access, and improved visibility. The
creation of a public park alongside this
natural corridor epitomizes the goals of
the Green Braid to connect community to
nature.
Enhancing this riparian corridor could also
increase biodiversity potential, facilitate
the management of stormwater runoff,
create much needed open space for the
community, and provide an opportunity
for environmental education within the
urban context. Several regional efforts to
restore creeks are already underway, and
could be partners for these improvements.
The waterway ultimately connects back
to Natividad Creek via the César Chávez
Community Park and is an opportunity
for a multi-use path connection, as noted
in the AVP. The Division Street Site is an
important connection within the park
system and as part of the Master Trail Plan.
CREEKS OF SALINAS
The Habitat Stewardship Project
of Monterey Bay (HSPMB)
has worked for 24+ years on
restoration efforts in the Natividad
Creek corridor.
This Creeks of Salinas project is
“bringing ‘nature to people and
people to nature’.” (CSUMB).
Efforts have returned native
species with over 500,000 new
plantings. The recommendation
for planting the areas in the Green
Braid is to continue this approach.
60 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.23 EAST MARKET STREET AT DIVISION STREET SITE - FOCUS AREA VISION Integrate the natural environment with the built environment. 61 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.24 EAST MARKET STREET AT DIVISION STREET SITE - FOCUS AREA OPPORTUNITIES Opportunities within the existing condition include the vacant parcel, obstructed views to the creek, and lack of informational signage. 62 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.25 EAST MARKET STREET AT DIVISION STREET SITE - FOCUS AREA ACTIONS Actions within the public realm could include the creation of a creekside park, sidewalk improvements with additional street trees, and graphic signage with ecological information.
63 CITY OF SALINAS Alisal District Identity Master Plan N Sanborn Rd
Williams Rd
E Alisal St
E Market St
KEY MAP
East Alisal Street Multi-Use Path
The eastern segment of East Alisal Street
has a very different character than the
portion within the Pueblo identity zone.
At the edge of the district, it is bordered
on one side by single family homes and
on the other by a golf course, USDA
agricultural fields, and Hartnell College.
Recently completed nearby public realm
improvements near the College have
included a multi-use path, however
these segments do not yet form a
continuous connection to the heart of
the Alisal.
The recommendation is for this multiuse path to be continued along the full length of East Alisal Street beginning
at the intersection with Williams Road
and John Street. This is consistent with
Salinas’ Active Transportation Plan (ATP)
(see sidebar) which has identified the
importance of East Alisal Street as a bike
route within the city network.
In addition to the multi-use path,
reduction of drive lane width could
also reallocate some of the public realm
space to create a planted buffer and
space for street trees. This creates a more
pleasant route for pedestrians as well
as bikes, encouraging people to choose
alternative modes to driving.
Lastly, the proximity to adjacent
agricultural fields promotes a stronger
connection to the agricultural fields that
surround the district and support the
Alisal.
SALINAS ACTIVE
TRANSPORTATION PLAN
(ATP)
The Active Transportation Plan (ATP)
and Trail Master Plan projects, adopted
September 2024, developed a series
of recommendations to enhance the
walking, biking, and trail networks of
the City of Salinas.
Based on an analysis of collision
data, six priority corridors have been
identified to develop detailed design
alternatives and pursue ATP funding
sources. These include John Street and
Laurel Drive as they enter the Alisal.
64 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.26 EAST ALISAL STREET MULTI-USE PATH - FOCUS AREA VISION Create beautiful and active public spaces that support active lifestyles. 65 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.27 EAST ALISAL STREET MULTI-USE PATH - FOCUS AREA OPPORTUNITIES Opportunities within the existing condition include wide travel lanes and a substantial shoulder. 66 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 2.28 EAST ALISAL STREET MULTI-USE PATH - FOCUS AREA ACTIONS Actions within the public realm could include the addition of street trees, and the creation of a multi-use path. 67 CITY OF SALINAS Alisal District Identity Master Plan
PEDESTRIAN PAVING, TRAILS
The majority of pedestrian paving areas
within the Green Braid would be trails
and multi-use paths with some larger
hardscape areas within public parks.
Typical trail sections and materials are
recommended for ease of maintenance.
But where possible in more natural areas,
permeable paving should be considered.
MULTI-USE PATHS
Where multi-use paths are installed
within the Green Braid, basic amenities
are recommended to ensure safe use,
and planted buffers from vehicular traffic
should be implemented. Multi-use path
system amenities could include benches,
bike racks, water stations, trash receptacles,
lighting, signage, and shade structures.
Concrete or asphalt paths and trails would be typical.
(Photo by: Gettysburg Daily)
Shade and seating amenities along multi-use path.
(Photo by: Three Rivers Park District)
Stabilized ADA compliant permeable paving preferred
where feasible. (Photo by: Landscape Discount)
Buffered condition where bike path is located along
corridor. (Photo by: Cherie Walkowiak)
2.5.3. TOOLKITS
Material and product selection within the
Green Braid zone should be reflective of the
more natural focus and environment.
Even where Green Braid paths cross the
urban fabric of the Alisal, an emphasis
on natural materials can reinforce the
community’s connection to their natural
environment.
Low carbon and local material selection
should be emphasized whenever possible.
A light touch is recommended, with
minimal disruption to soil and slope
stability. Particularly within the waterways
of Alisal, all improvements should also
be cognizant of any potential negative
impacts to the natural systems.
To encourage the community to engage
with these natural spaces more, amenities
and signage will also be critical to improve
the safety and visibility of these areas.
68 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
INTERACTIVE SEATING
The community was very supportive of
more unique, interactive furnishing within
the Green Braid zone. Natural materials are
recommended to fit into the environment,
and further support the connection
between people and nature. These should
include wood and natural stone if possible,
and be configured to encourage people to
linger in the natural environment.
INTERPRETIVE SIGNAGE
The spaces within the Green Braid
present an important opportunity for
environmental education.
Increased informational signage should
be considered to inform users about the
natural systems in the Alisal, and the efforts
underway to restore them.
Gabion retaining and seat wall with integrated bench.
(Photo by: SWA)
Caltrans standard cobra head for vehicular lighting.
(Photo by: SWA)
Durable wood seating, ex. ‘Rough & Ready Drifter
Structure’ by Streetlife. (Photo by: SWA)
Interpretative signage along trail.
(Photo by: Heine Jones)
Botanical markers can also educate users about native
ecology. (Photo by: SWA)
Bollard lighting options are appropriate along trails.
(Photo by: Michael Quinn)
LIGHTING
Vehicular cobra head lighting will remain
on the Alisal corridors, however the poles
themselves could be painted to highlight
the district graphic identity colors.
Where trails and paths go through more
natural areas, bollards are recommended.
Solar powered fixtures could be considered
where there isn’t electrical infrastructure.
69 CITY OF SALINAS Alisal District Identity Master Plan
RIPARIAN RESTORATION
Planting within riparian corridors should
follow the restoration efforts already
underway. Creeks of Salinas and others can
be engaged as partners, to share lessons
learned and recommendations.
Within the riparian zone, selection of
native plants help to stabilize and support
banks along restored waterways.
Example: Creeping Wild Rye (Elymus triticoides)
(Photo by: Jim Morefield)
Example: Berkeley Sedge (Carex divulsa)
(Photo by: El Nativo Growers, Inc.)
Example: Douglas Iris (Iris douglasiana) (Photo by:
Vira Natura)
Example: Dwarf Coyotebrush (Baccharis pilularis
‘Pigeon Point’) (Photo by: Oregon State University)
The concept of the Green Braid aims to
further restore the ecological systems of
the Alisal, and encourage the community
to engage more directly with their natural
environment.
The plant species selection* should
therefore be composed of native
specimens, particularly those that support
the critical watershed ecosystems. Native
plants also play an important role in the
creation of important habitat within an
otherwise urban environment.
While maintenance is always an important
consideration, this zone presents an
opportunity for more biodiverse plantings
than a typical streetscape. This too
will promote a rich, high-functioning
ecosystem within the Alisal district.
* Proposed landscape planting selections
should be compatible with Salinas (Sunset
Western Garden Climate Zone 15). The
landscaping and irrigation also need to be
compatible with Zoning Code requirements
(Division 4. Landscaping and Irrigation).
70 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
BIORETENTION
In addition to waterway restoration,
bioretention planters within the Green
Braid and throughout the Alisal district
are also critically important to stormwater
runoff management. Plant species for these
areas should be selected for their hardiness
and ability to withstand inundation. All
plants should meet any local stormwater
design compliance requirements as well.
CALIFORNIA NATIVES
With all planting within the Green Braid,
California natives should be prioritized.
Plant species that are adapted, or will be
more adapted to the future climate may
also be good to consider. Known invasive
species must be avoided.
Example: Cape Rush (Chondropetalum tectorum)
(Photo by: Vertgrow Landscaping)
Example: White Yarrow (Achillea millefolium) (Photo
by: The Watershed Nursery)
Example: California Fuschia (Epilobium canum)
(Photo by: Lana Shulga)
Example: Sea Lavender (Limonium platyphyllum)
(Photo by: Normans/Jacobs)
FIGURE 2.29 SELECTION OF RECOMMENDED PLANT
SPECIES FOR THE GREEN BRAID IDENTITY ZONE
• White Yarrow (Achillea millefolium)
• Dwarf Coyotebrush (Baccharis pilularis
‘Pigeon Point’)
• Blue Grama (Bouteloua gracilis)
• Berkeley Sedge (Carex divulsa)
• Cape Rush (Chondropetalum tectorum)
• Elegant Clarkia (Clarkia unguiculata)
• California Aster (Corethrogyne
filaginifolia)
• Sticky Monkey-Flower (Diplacus
aurantiacus)
• Blue Wildrye (Elymus glaucus)
• Creeping Wild Rye (Elymus triticoides)
• California Fuschia (Epilobium canum)
• California Fescue(Festuca californica)
• Blue Oat Grass (Helictotrichon
sempervirens)
• Douglas Iris (Iris douglasiana)
• Sea Lavender (Limonium platyphyllum)
• Coyote Mint (Monardella villosa)
• California Goldenrod (Solidago velutina
ssp. californica)
71 CITY OF SALINAS Alisal District Identity Master Plan FIGURE 2.30
MAPPING OF STREET TREE NETWORK
Overlaid on the street network of the Alisal district,
street trees can define hierarchy and connections.
: LOCAL STREETS / COLLECTORS
: CORRIDORS (ARTERIALS)
: PRIMARY GATEWAYS
: SECONDARY GATEWAYS
: INTERSECTIONS
72 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
2.6. STREET TREE NETWORK
Street trees are integral to an activated,
comfortable, and dynamic public realm:
• Trees contribute to place identity
through a unique form, or characteristic
trait.
• Trees provide shade and reduce the
impacts of the urban heat island effect.
• Trees buffer pedestrian spaces and
storefronts from vehicular corridors.
• Trees provide visual relief, and
encourage slower driving speeds
through the district.
• Trees express seasonality with their
flowering and changing leaf colors.
• Trees improve the overall air quality and
community health.
While, the three district identity zones
each contain distinctive characteristics
and priorities, the street tree network is the
connective fabric that extends across the
entire Alisal district.
Within a given zone or corridor, street trees
are recommended based on the specific
function required by different streetscape
typologies. These are to be further refined
by the Alisal District Streetscape Master
Plan, however these recommendations
shall form the basis of that effort.
Concurrent to this project, the city of
Salinas has conducted an Urban Forest
Management Plan effort. This report,
prepared by Dudek, analyzes the benefits of
trees in an urban environment, the status
of the City’s urban forest, and future risks
as a result of the changing climate. The
report includes important management
and policy considerations as well as a list of
recommended species for the expansion of
the urban forest in Salinas.
All of the selected species recommended
for the Alisal district are consistent with the
Urban Forest Management Plan findings.
FIGURE 2.31 SELECTION OF RECOMMENDED TREE
SPECIES FOR THE STREET TREE NETWORK
• California Buckeye (Aesculus
californica)
• California Alder (Alnus rhombifolia)
• Marina Strawberry Tree (Arbutus
‘Marina’)
• Golden Medallian (Cassia leptophylla)
• Western Redbud (Cercis occidentalis)
• Desert Willow (Chilopsis linearis)
• Jacaranda (Jacaranda mimosifolia)
• Crape Myrtle (Lagerstroemia ‘Muskogee’)
• New Zealand Christmas Tree
(Metrosideros excelsus)
• Torrey Pine (Pinus torreyana)
• Red Push Pistache (Pistacia chinensis
‘Red Push’)
• Mexican Sycamore (Platanus mexicana)
• Coast Live Oak (Quercus agrifolia)
• Engelman Oak (Quercus engelmannii)
• Cork Oak (Quercus suber)
• Elderberry (Sambucus racemosa)
• Tipu (Tipuana tipu)
• Water Gum (Tristaniaopis laurina)
• Emerald Sunshine Elm (Ulmus davidiana
var. japonica ‘Emerald Sunshine’)
73 CITY OF SALINAS Alisal District Identity Master Plan
FLOWERING
Smaller flowering trees should also be
considered throughout neighborhoods,
and in other streetscape locations where
space could be more limited.
These species create visual interest
throughout the district and express
seasonality.
Example: Marina Strawberry Tree (Arbutus ‘Marina’)
(Photo on right by Robert Perry, on left by Caragh
Nursuries)
Example: Jacaranda (Jacaranda mimosifolia)
(Photo on right by Fast Growing Trees, on lef by Miwa)
Example: Golden Medallion Tree (Cassia leptophylla)
(Photo on right by SFMTA, on left by PTL Life)
GATEWAYS
Trees with strong identity and an iconic
form should be planted at gateways and
other key intersections.
These could include specimen native oaks
or pines, and flowering trees, which require
more space to express their full form. At
these locations, larger box sizes could be
considered for day one impact.
Example: Coast Live Oak (Quercus agrifolia) (Photo on
right by Ron Denham, on left by Eric Hunt)
CANOPY TREES
Along the length of a given corridor, street
trees should be selected to maximize
canopy size for shading the sidewalk.
Utilities and spatial constraints will further
influence the selection, but fast growth,
compatibility with sidewalk infrastructure,
and durability are the most important traits.
These trees will be the backbone of the
network, and should represent a healthy
diversity of species.
Example: Mexican Sycamore (Platanus mexicana)
(Photo on right by Laura Le, left by Reddit/Perdita)
Example: Cork Oak (Quercus suber) (Photo on right by
Pat Trimble, on left by: David Gress)
74 PUBLIC REALM DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
RIPARIAN
Similarly, riparian conditions should be
planted with tree species that would be
naturally occurring in a waterway setting.
The Alisal itself is named after the groves
of alders that once occupied the landscape.
Replanting of these trees provides the
opportunity to tell that story.
TRAILS
Trail systems and multi-use paths through
Alisal’s natural corridors should emphasize
native tree species to the extent possible.
Many California native trees are better
suited to this type of environment than
a conventional street tree setting, and
therefore will be more likely to thrive.
FALL COLOR
The community expressed a strong
preference for street trees with fall color as
the most vivid expression of seasonality.
These deciduous trees can also be planted
along the lengths of key corridors, as they
too will provide shade during the hottest
months. Additionally, they could effectively
define a specific zone within the district.
Example: Elderberry (Sambucus racemosa)
(Photo on right by Josh Williams, on left by El Nativo
Growers, Inc.)
Example: Western Redbud (Cercis occidentalis)
(Photos by Arbor Day Foundation)
Example:Emerald Sunshine Elm (Ulmus davidiana var.
japonica ‘Emerald Sunshine’) (Photos by Urban Forest
Nursery)
Example: California Alder (Alnus rhombifolia) (Photo
on right by Palm Bob, top left by Evgeniya, bottom left by Vista Concept)
Example: California Buckeye (Aesculus californica)
(Photo on right by Garden in the Hills, on left by
Eugene Zelenko)
Example: Chinese Pistache (Pistacia chinensis ‘Red
Push’) (Phot on right by Water - Use it Wisely, on left by Planting Tree)
75 CITY OF SALINAS Alisal District Identity Master Plan 76 CITY OF SALINAS Alisal District Identity Master Plan Opposite page: A collection of existing
storefronts in the Alisal neighborhood.
Storefronts are a big part of the district’s
identity and visitor’s experience. (Photos by
Urban Field)
3.1 STOREFRONT CHARACTER IN
THE ALISAL
The collection of storefronts in the Alisal
exhibit a range of architectural expression that
make it hard to identify as a cohesive place. Yet
it is a unique place with its own character that
should allow for personalization in creating
authentic character.
Small businesses along the business corridors
of the Alisal are encouraged to individually
improve the appearance and cleanliness
of the corridors through upgrades to their
storefronts. To help with that, the City
of Salinas is implementing a Façade
Improvement Program. This program
assists small business with funding to
improve the appearance and functionality
of storefronts along major corridors in
the Alisal. The program funding has the
potential to be a catalytic investment in the
neighborhood.
The first half of this chapter introduces
the Façade Improvement Program, and
the second half of this chapter provides
Storefront Design Guidelines, applicable to
all businesses, regardless of participation in
the Façade Improvement Program.
The storefronts along commercial corridors are
a significant part of the district’s identity. These
privately owned and operated businesses are a wellused asset to the greater community and a core element of the Alisal’s identity.
Storefront Design
Guidelines 3
77 CITY OF SALINAS Alisal District Identity Master Plan BEFORE
AFTER
The Alisal Vibrancy Plan
(AVP) identified goals,
policies to improve the
appearance and cleanliness
of Alisal corridors. $600,000
in funding has been granted
to re-establish the façade
improvement program
that incentivizes property
owners and merchants to
improve their storefronts.
An example of Façade improvements that can achieve
through painting and signage enhancements. (Photos
by the City of Santa Cruz Economic Development
Office)
3.2 FAÇADE IMPROVEMENT
PROGRAM
The Façade improvement Program assists
small businesses with funding to improve
the appearance and functionality of
storefronts along major corridors in the
Alisal.
The program funding has the potential
to be a catalytic investment in the
neighborhood and increase foot traffic in
the business corridors.
The program would help improve the
perception of Alisal’s business corridors
and revitalize the district with simple
improvements like paint and signage.
Inspiration
To develop the program, staff researched
the former Salinas Redevelopment Agency
Façade Improvement Program and other
jurisdictions to identify best practices and
successful program models.
Cities researched included Gilroy,
Escondido, Santa Cruz, and Long Beach.
Staff worked with representatives from
Grow America (formerly the National
Development Council) and vetted program
concepts with the Salinas United Business
Association (SUBA) and with the Small
Business and Economic Recovery Task
Force, which includes representatives from
SUBA, Salinas Chamber of Commerce,
Central Coast Small Business Development
Center, El Pajáro CDC, Salinas City Center
Improvement Association and small
business owners.
3.2.1 FAÇADE IMPROVEMENT
PROGRAM OBJECTIVE AND
GOALS
Objective
The objective of the façade improvement
program is to encourage the retention of
existing businesses, increasing property
values, tenant stability, and lease rates for
commercial properties. The investment
in storefronts has a transformative impact
on the appearance, economic vitality, and
community pride of a neighborhood or
commercial district. The enhancement of
storefronts is an opportunity to express the
unique character of the neighborhood and
invite a positive impression.
Goals
The goals for the Façade Improvement
Program address District Identity, Business
Improvements and Safety.
78 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
BUSINESS IMPROVEMENT GOALS
There are also business improvement goals
for the façade improvement program,
including:
• Stimulating Economic Development: A
well-maintained and visually appealing
commercial district can attract more
customers and businesses. As a result,
a façade improvement program can
stimulate economic development by
making the area more desirable for
investment and commerce.
• Increasing Business Attraction
and Retention: A visually appealing
storefront can attract customers
and help businesses thrive. Façade
improvements can contribute to the
retention of existing businesses and
attract new ones.
• Increase in Property Values: The
improvement of building Façades can
contribute to an overall increase in
property values in a community. This is
beneficial for property owners and can
lead to a positive economic impact for
the entire neighborhood.
• Equity: The goal is to make the program
as accessible as possible to all businesses
in need.
DISTRICT IDENTITY GOALS
The goals for the façade improvement
program are to strengthen the perceived
identity of the neighborhood by:
• Strengthening Authentic Character:
Improvements should allow
individuality and cultural expression that
genuinely reflects the tenants and the
neighborhood identity. It is important
that the unique, authentic, non-generic
character of the Alisal is retained and
enhanced. Design guidelines presented
in this chapter provide flexibility for
expression.
• Making Community Pride more Visible:
A well-maintained and aesthetically
pleasing environment can instill a sense
of pride among residents. Community
members are more likely to engage in
the upkeep of their surroundings when
they see positive changes occurring.
• Enhancing Aesthetics: One of the
primary goals is to improve the visual
appeal of buildings. This can involve
repairs, repainting, and architectural
enhancements that contribute to a
more attractive streetscape. Many of
the buildings are aging and investment
in Façade improvements are an
opportunity to express district identity.
SAFETY GOALS
The façade improvement program can also
address more practical matters, such as:
• Public Safety: Improving the visibility
and condition of building façades can
contribute to public safety by creating
well-lit and well-maintained spaces. This
can deter criminal activity and enhance
the overall sense of security.
• Compliance with Codes and Standards:
Façade improvement programs are
an opportunity for building owners to
bring their properties into compliance
with current building codes and safety
standards. Minor improvements can
be made without more extensive
compliance, though the scope of
improvement should include necessary
safety requirements.
79 CITY OF SALINAS Alisal District Identity Master Plan
3.2.2 FAÇADE IMPROVEMENT
PROGRAM ADMINISTRATION
The Community Development Department
is charged with administrating the façade
improvement program and will start with
a pilot program. Staff will advertise the
program, collect applications, announce
awards, and track selected winners.
Applicable Business Corridors
The Façade Improvement Program will
provide financial assistance for enhancing
the physical appearance of storefronts
along the corridors within the Alisal along
E. Alisal Street, E. Market Street, Sanborn
Road and Williams Road between E. Alisal
Street and Bardin Road. The collective
improvement of these business corridors
will improve the economic vitality of area.
Applicable Business Types
Storefront design guidelines were written
primarily for existing small shops on the
major retail corridors of the Alisal, but can
also apply to existing franchised businesses
of larger corporations (e.g. CVS, Mi Pueblo,
La Princesa, Food Co, Starbucks, and Bank
of America).
ELIGIBLE IMPROVEMENTS
Program funds are reserved for the
improvement of existing building exteriors
rather than simple routine maintenance.
Grant proceeds must be used for labor
and materials directly related to the façade
improvements. The types of improvements
that will be considered for the program
include:
Non-architectural improvements
• Signage removal, repair, or replacement
• Storefront window improvements for
transparency, such as the removal of
gates, bars, or metal covering windows.
• Repair, replacement, or installation of
awnings
• Exterior painting
• Murals
• Anti-graffiti window coating and paints
• Security lighting
Architectural improvements
• Repair, refurbishment, replacement or
installation of window or doors
• Exterior wall and parapet repair
(including siding, new elements, and
architectural details)
• Enhancement of historic features
INELIGIBLE IMPROVEMENTS
The policies around improvement
eligibility may evolve after the pilot
program, but these items are generally
ineligible for improvement program funds:
• Tools may not be purchased with grant
funds, but tool rental is allowable
• Vacant lot improvements are ineligible
for the façade improvement funds
• Parking lot improvements are ineligible
for the façade improvement funds
• Improvements to the streetscape in
front of businesses will be addressed
by a separate streetscape improvement
project and not covered by façade
improvement funds. However, adding
permanent landscaping, street trees, and
outdoor dining is encouraged where
appropriate
• Improvements related to compliance
for ADA or energy are not eligible for
façade improvement funds, but are still
necessary when required
80 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 3.1: STOREFRONT IMPROVEMENTS PROGRAM TABLE
Relative Cost
Included in Façade
Improvement
Program?
Notes about
Existing
Applicable
Standards
Permits
Required
Signs &
Awnings
Exterior
Painting
Exterior
Improvements
Sidewalk
Outdoor
Dining
Murals Landscaping Building
Compliance
$-$$ $ $ $-$$ $$ $ $-$$$
Encouraged
but not eligible
Required but
not eligible
Encouraged
but not eligible
Sign
Permit
Master Sign
Plan (for
multiple
signs)
See Sign
Ordinance
Standards
(Sec. 37-50.530)
Standards for
exterior building
color apply to
building exterior,
roof and awnings
Transparency,
energy and
accessibility
standards apply
Building
compliance is
required.
See Public
Art Ordinance
Standards
(Sec. 5-01.)
Must be
coordinated
with future
Streetscape
Design
Standards
Currently only
part of the pilot
program in
Downtown
Building
Permit
Site Plan
Review
No Permit
Required
Outdoor
Dining Permit
Sidewalk
Encroachment
Permit
Maintenance
Plan and
Agreement
Site Plan Review
and Permit
Site Plan Review
Maintenance
Plan and
Agreement
81 CITY OF SALINAS Alisal District Identity Master Plan Interested applicants should contact City staff to set up an Informational Meeting about façade improvement grants
and loans. (These meetings can occur after typical business hours, if requested).
If there is a desire to move forward, the applicant can hire a local designer with a Design Assistance Grant to help complete an application for a Façade Improvement Loan.
City Staff reviews the applications with the business owner, discuss the scope of work, determine timeline and review the remaining process for the loan.
Funds will be reserved upon approval of a completed
application, including scope of work and timeline. At that time an agreement will be signed between the applicant
and City to reserve the funds and make a match.
After Planning Approval and Building Permit Approval are completed, half the funds can be awarded so that the work can begin.
After the work is completed, receipts for the remaining amount need to be submitted to receive the grant funds in full.
PROCESS OF OBTAINING A GRANT OR LOAN
The process for obtaining a façade improvement grant
has been streamlined to make it more accessible. The
before and after photos above are from the
Gloucester Community Foundation in Gloucester, VA.
BEFORE
AFTER
82 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
3.2.3 FAÇADE IMPROVEMENT
PROGRAM PILOT PROGRAM
Façade Improvement Funds
The Community Development Department
appropriated $600,000 from the Alisal
Vibrancy Plan Implementation budget
for a limited period to fund the Façade
Improvement Grant Pilot Program.
The Façade Improvement Program
incentivizes existing and new businesses
with improvements to their tenant building
façades. The program benefits include both
property owners and prospective tenants
by improving curb appeal.
The pilot includes grants for:
• Façade improvement of nonarchitectural improvements and architectural improvements
• Architectural Design Services
Façade improvement grant funds will
be awarded on a first come, first served
basis for qualifying projects. Continuation
of the program is subject to sufficient
funding as appropriated by the Salinas
City Council. Details about the program
are being developed by the Community
Development Department.
Façade Improvement Program Feedback
Feedback from business owners brought up
the following issues that should be considered
as the program continues to evolve:
• It is hard for small businesses to keep their
storefronts updated. Small businesses
owners spend most of their time keeping
their businesses operating. However, the
collective improvement of businesses along
the corridor can make a big difference in
attracting customers to the area
• There are financial challenges to making
storefront improvements. Neighborhood
businesses generally operate on a tight
margin, so it is a challenge to self-fund
improvements and possibly a challenge to
match loans. The evolution of the façade
improvement program should consider the
fiscal capacity of the community and should
seek more funding when it is available or
consider how to make loans available with a
smaller requirement to match
• Coordination with landlords may be
needed. Tenant improvements take
discussion and negotiation amongst the
tenants and landlords. Where it is helpful,
City Staff can help tenants coordinate with
landlords
• The process of obtaining approval
seems daunting. Storefront
improvement applicants may not
have the experience to design
solutions, solve the technical
aspects to meet current building
requirements, and navigate the
permitting process. While staff
in the Community Development
Department can help clarify the
current rules and requirements for
business improvements, there is
likely more assistance that is needed
to complete an application for the
grant and/or the necessary permits to
make improvements
3.2.4 DESIGN ASSISTANCE
There are many people in the
community that can assist small
businesses improve storefronts. Local
architects, designers, color consultants,
landscape designers, engineers, and
contractors can help small business
owners, landlords, and operators
with the process. These professionals
can help small businesses navigate
the technical aspects of storefront
improvements, improve the overall
design (and incorporate district identity
and cultural expression), help with
the process of obtaining permits, and
increase the chances of implementing
changes.
83 CITY OF SALINAS Alisal District Identity Master Plan Each business contributes to the authentic cultural expression of the Alisal neighborhood. Currently, the collection of storefront design seems eclectic and inconsistent. A more coherent district identity can be achieved by following design guidelines in this chapter and standards in the zoning code when making storefront improvements. (Photo by Urban Field).
3.3 STOREFRONT DESIGN
GUIDELINES
The purpose of creating storefront
design guidelines is to bring consistency
to the Alisal business districts and
elevate the identity and attractiveness of
neighborhood as a shopping destination.
Design can also improve the appearance
of each individual storefront, the customer
experience for each business, and the
durability of the building.
Storefront design guidelines focus
on cultural expression and customer
experience with signage, color, exterior
walls, windows, security, shade, lighting,
and outdoor spaces.
Neighborhood/Cultural Authenticity vs.
Generic Design
The aesthetics of local, small businesses are
a critical part of the Alisal district’s identity.
The Alisal is a unique place with cultural
significance in the community’s daily life.
Each business contributes to the cultural
expression of the Alisal with the goods that
are serve the cultures of the neighborhood,
the names of family members on the
signage, and with design that attracts the
local market.
However, the appearance of storefronts on
the corridor seem to have inconsistency
with each other and with the greater City
of Salinas. Small businesses typically
adapt older buildings to new uses and big
businesses apply their standard design
without any flourishes. The experience
of the business district as a whole from a
visitors perspective is that it is both eclectic
amongst the smaller businesses and plain
for the bigger businesses.
Yet, the desire for more consistency
does not mean that design of storefronts
should be regulated to look the same.
Buildings should stand out from each other
otherwise they begin to look generic and
indistinguishable from other places.
The design guidelines in this chapter
were written with the intension to strike a
balance between encouraging authenticity
and allowing authentic expression to
thrive, and providing a baseline for
consistency with the ability to design with
personalization.
The enhancement of storefronts is
an opportunity to express the unique
character of the neighborhood and invite a
positive impression.
84 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
Minimize the visibility of security by using window
security film and lighting. (Photo by nj_datenight on
Instagram)
Consider providing customer amenities such as
outdoor seating and landscaping. (Mi Casa Grill, El
Cerrito, CA, photo by Urban Field).
3.3.1 EXISTING STOREFRONT DESIGN
STANDARDS
The City of Salinas has existing design
standards that apply to façade improvements.
See City codes for full details. For reference,
here is a non-exhaustive list of applicable
standards and permits:
• Lighting standards and types
• Awnings and Canopies standards. A
building permit is also needed for awnings
and canopies
• Standards and procedures for murals on
private property that follow City Code Sec.
5-01. Public Art Program
• Outdoor dining standards (currently only
applicable in the Downtown Salinas Area)
to obtain a Sidewalk Cafe Encroachment
Permit. It is a recommendation to allow
outdoor dining standards to apply citywide
3.3.2 ADDITIONAL STOREFRONT
DESIGN GUIDELINES
Design for multi-tenant buildings
• Use neutral colors for the non-tenant
surfaces. Allow tenants to use vibrant
colors to draw attention to individual
shops
• Use separated canopies to maintain
individual tenant identities
• Enhance the difference between tenants
by using the same base color with some
differentiated highlighted colors for
each tenant
Design for activation:
• Support a pedestrian-friendly
environment with windows and
landscaping that faces the sidewalk.
Design façades facing the major and
residential streets to be inviting and
conducive to pedestrian activity
• Use clear or spectrally selective glazing
such as Low-E glass so that customers
can easily see into the store
85 CITY OF SALINAS Alisal District Identity Master Plan Module could be
expressed with a
dividing feature
Storefront and
canopy zone
by tenant
Unifying elements distinct from the tenant
storefronts can be used across the building to
create a coherent sense of place.
Storefront system
should be consistent
in type but may vary in
layout.
Canopy may
extend across
façade modules
The building
base should be
expressed in
quality finishes
and durable
materials
Primary Signage
Zone
FIGURE 3.6: MULTI-TENANT BUILDING STOREFRONT DESIGN
86 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
These colorful planters and plants add an attractive
feature for pedestrians and serve to beautify the front of a small business with plants at this business in
the Mission (photo by Xueer lu and Kelly Waldron of
Mission Local).
Minimize the appearance of security:
• Use window security films instead of
security bars, and remove security bars
where possible. Window security films
are affordable and are engineered to be
tear resistant and strengthen glass to
prevent break-ins
• When necessary for security, use rolldown grille type in lieu of roll-down door. Open slat-type roll-down grilles
are more transparent than opaque grilles
• Locate the horizontal and vertical
grille tracks to fit within the storefront
opening, and without protruding
beyond the surface of the wall
• Locate building entrances so they are
accessible to the largest number of
pedestrians
• Design building storefronts to allow for
transparency between the inside and the
outside and minimize the presence of
blind corners
• Orient façade detailing and highest
quality materials closest to the
customer’s pathway
• Incorporate display window lighting
and lighter interior colors to illuminate
storefronts at night and to enhance
natural lighting during the day
• Use coordinated design to illuminate
architectural features, entries, sidewalks,
parking, signage and alleys
• Choose materials that are resistant
to wear along sidewalks and at the
storefront entry
Design for pedestrians:
Provide comfortable and safe pathways for
pedestrians.
• Keep entryways, sidewalks, exterior
walls and public rights-of-way clear
of for-sale items. These items present
safety hazards
• Consider providing customer
amenities, such as outdoor seating in
the form of benches, chairs and tables
• Consider installing simple canvas
awnings with a valance face not to
exceed ten (10) inches over windows
and entries
• Do not conceal building features such
as pilasters/transom windows with
awnings/canopies
• Consider using planters instead of
fences
• Fencing the front of the storefront is
highly discouraged
• If needed, use decorative fencing or a
short seat wall that is less than 3 feet
high with a landscaped buffer Add and care for landscaping:
• Install permanent landscaping
and irrigation systems for any new
landscaping
• Remove tired landscape elements.
87 CITY OF SALINAS Alisal District Identity Master Plan Improve the appearance of blank walls on side streets
with murals, like this example from the Lake Street
Council’s Building Improvement Grant Program,
Minneapolis, MN.
Façade improvements based on
the storefront design guidelines
help bring consistency to
the Alisal business districts
and elevate the identity and
attractiveness of neighborhood
as a shopping destination.
BEFORE
AFTER
Treatment of façades facing adjacent
neighborhoods
• Treat building façades facing
residential streets and parking lots with
architectural detail and emphasis similar
to façades facing major streets
• Where the parking areas are located
across a public alley, treat the entire
building façade facing the alley with
the similar architectural details and
emphasis found in the main street
building façade
• Where off-street parking occurs,
adequate complementary lighting
should be provided
Treatment of façades facing side streets
• Improve the appearance of blank walls
on the sides of buildings by wrapping
architectural details from the front
façade around the corner, adding
murals, or vertical landscaping
• Organize non-architectural building
elements such as mechanical louvers
and ventilation grilles to fit within the
overall building design and away from
the front façade as much as possible
• Locate satellite dishes, antennas, and
mechanical structures in the rear roof
spaces away from public view
• Screen trash areas with an enclosure or
permanent landscaping
88 STOREFRONT DESIGN GUIDELINES
CITY OF SALINAS Alisal District Identity Master Plan
3.4 SIGNAGE DESIGN
GUIDELINES
3.4.1 SIGNAGE AND DISTRICT
IDENTITY
Signs are a welcoming feature for visitors
and represent a sense of pride for residents.
Signage in the Alisal is highly diverse in
shape and format, which is generally a good
thing for district identity.
For small businesses, signage is an
important design element that can be used
to create a dramatic presence even when the
building structure is simple or unadorned.
Signs contribute significantly to the visual
identity of neighborhoods, often expressing
social, political, cultural and economic
values of the people who live and work there.
Signage is a direct message to visitors
and locals alike about who is in the
neighborhood. Signs often include family
names, district names, and words in the
languages of the community.
This is especially visible on hand painted
signs, where signage can be a form
of commercial art. Painted signs have
distinctive, original fonts and artwork that
add a human touch to the commercial
environment.
The variety of fonts, names, and languages on
small businesses help create a sense of place and
distinctively Alisal identity. (Photo by Urban Field)
Franchisees of chain businesses, which are a significant part of the business district, should also consider adding something unique to the standard corporate design to
distinguish the identity of the Alisal district. (Photo by Taco Bell Corp.)
3.4.2 EXISTING SIGNAGE DESIGN
STANDARDS
The City of Salinas has existing signage
design standards that apply to façade
improvements.
• Sign Regulations can be found in
Zoning Code Section 37-50.530.
Regulations address the placement, size,
materials, and messages on signage
• Signage Sign Permits and Master Sign
Plans are required. See the Commercial
Exterior Signs Checklist
• Highlight: Window transparency
requirements apply. (Typically a 25%
maximum for covering windows with
signage)
This plan recommends potential
amendments to signage standards to
enhance district identity.
• Incorporate local culture into national
chain signage. Encourage franchisees
of national chains to feature unique
elements drawn from local examples
in the neighborhood to highlight local
cultural distinctiveness.
ͦ Encourage historic references
ͦ Encourage references to
neighborhood features
89 CITY OF SALINAS Alisal District Identity Master Plan •
The lettering includes a simple set of colors that are
complementary to the color of the building. (Photo by
La Otra Taqueria Escuela, Los Angeles, CA)
This window signage leaves space around the edges
and places text at the pedestrian eye-level. (Photo by
La Otra Taqueria Escuela, Los Angeles, CA)
• Encourage more special signs. Design
signage that attracts people to take
photos of it to show that they are in the
Alisal
• Allow for more signage types - like
neon. Amend the sign ordinance to
allow currently restricted signage types,
like neon, to enhance all business
districts
• Design Review exceptions. Consider
allowing exceptions to the sign
ordinance through a design review
process for unique signage to be
included
Potential investment in a new landmark
sign.
In business districts there is typically a
marquis sign that serves as a landmark.
This is sometimes part of a theater or
bowling alley, but could be a part of any
business.
Currently, there are few landmark signs
that acknowledge “East Salinas” or the
“Alisal” as a the common name of business
district. More landmark signs with the
names of the district attached could help
reinforce the visibility of the district name.
The City could potentially invest in new
landmark signage through Public Art
Funding.
3.4.3 SIGNAGE DESIGN GUIDELINES
The goals for signage design are to:
• Convey sign messaging clearly and
legibly
• Complement signage with their
surroundings
• Locate and design signage so that it
doesn’t visually compete with others
• Design signage to be weather resistant
and durable
Architecturally integrate signage
Signs should be architecturally integrated
with their surroundings in terms of size,
shape, color, texture, and lighting so that
they are complementary to the overall
design of the building and are not in visual
competition with other signs in the area.
Select signage materials that create a
sense of uniqueness and quality:
• Hand painted signs are encouraged
• Painted signage on windows
following the maximum transparency
requirements is allowable
• Avoid vinyl signage. Replace vinyl
signage where possible
• Using cast or fabricated metal
dimensional graphics for letters
(individual standing letters) and logos
are encouraged
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This metal sign includes cutout letters and internal
lighting with LED lighting to save energy. (Photo by
Gary Dollar).
Individual standing letters up lit in front of a textured exterior background create a dramatic effect. (Photo by Jaime Navarro)
It is preferred that external lighting illuminates building signage, rather than internally lit dimensional signage. (Photo by Besito Mexican Restaurant, Huntingdon,
NY).
Design signs for legibility:
• Use contrasting colors to the
background that the signage is placed
against
• Tip: The use of a light colored letter
against a dark background lends to it
seeming larger. Light letters tend to
come forward, where dark letters tend
to recede
• Create balance between text and
graphics.
ͦ Leave space around the edges
ͦ 30% to 40% of the sign should avoid
text or graphics for legibility
ͦ Keep the border width and distance
from the edge proportional to the
size of the sign. Larger signs should
have wider borders spaced further
from the edge of the sign
Signage Colors:
• Use a simple set of colors. It is
recommended that 1-3 colors are
highly effective for signage.
• Some colors are not complementary.
Pay attention to how contrasting
colors on the sign itself can impair
legibility. Use the ADA guidance on
colors as a reference
• Design signage to complement
exterior paint colors
Signage Lighting:
• Use external or halo lighting
to illuminate building signage
and storefront signage in lieu of
individually lit dimensional or
channel letters
• Be aware of glare on signage when
illuminated. While light backgrounds
on signage is visible, they can create
glare when lit
• With internally illuminated channel
letters, use an LED type lighting
source in lieu of fluorescent lighting
91 CITY OF SALINAS Alisal District Identity Master Plan Primary Signage
is oriented to
the street.
Secondary
Signage is
oriented to
pedestrians
Window Graphics
can not cover
more than 25% of
the window.
FIGURE 3.2: SIGNAGE TYPES
Design signs to be read at different
speeds. • Think about viewing distance. Design
signage so it can be read from the
street in a moving vehicle. Also, design
signage that is oriented to someone
walking down the street. ͦ Primary signage refers to signage on the exterior of the building
facing the street. Primary signs
are those that are seen from the
greatest distances, and often by cars
traveling at higher speeds. Primary
signage is typically viewed for a
short length of time and must make
a positive impact quickly.
ͦ Secondary signage includes vertical
blade signs that are aimed at the
vehicle or pedestrian. Pedestrian
signs are viewed for a greater period
time and can contribute to the
customer experience. The quality
of the sign fabrication can convey
the quality of store products or
experience being offered.
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ADA colors are chosen for color blind people to easily
read. A high contrast is preferred.
Primary Signage Design
• Keep the sign content simple. Too much
text is difficult to read from a car or at
a distance. Use only a few words and
focus on the business name and brand.
• Use building colors strategically to focus
the customer’s attention on the signage
and service. Use colors to draw the eye
into the most important features.
• Distinctive fonts should be both creative
and easy to read from a distance. Bold
fonts against a simple backdrop are the
most effective.
• Visibility of signs at night must compete
with many light sources - focus
attention on the letters in the sign name,
avoid white light boxes that create glare
for drivers
• Avoid visual clutter - give the business
name visual space from other signs and
façade elements that may compete for
the customer’s attention.
Secondary Signage Design
• Pedestrian signs are most effectively
mounted perpendicular to the flow of
foot traffic and below 12 feet in height.
• An 8-foot clearance should be preserved
if the sign is mounted above a sidewalk.
• Pedestrian signs can be smaller - 12-18
inches in height to 24 inches in length.
• Window signs should reflect the fonts
and colors used on the primary sign but
can include additional detail such as
services or specialties provided.
• Pedestrian signs should not obscure
visibility into the store. Avoid putting
up banners or advertisements over the
storefront window.
• Avoid visual clutter - be selective
about how many signs are used at the
pedestrian level. It is better to attract
customers into the store to view the
products inside the store rather than out
on the sidewalk.
Storefront Transparency
• Clear the amount of signage to clarify
the identity of the shop.
• Limit the number of signs, posters, fliers
or other non-permanent messaging on
a storefront.
• Window signs, whether temporary or
permanent, shouldn’t take up more than
25% of the window area. This allows for
transparency into the business.
• Put the best merchandise behind the
window instead of temporary signage,
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FIGURE 3.3: BUILDING COLORS
Base Color
Secondary Accent Color
Primary Accent Color
Secondary Color
Use colors to focus attention on signage and
architectural features such as trim, awnings, and
building accents.
3.5 EXTERIOR COLOR
STANDARDS
3.5.1 EXISTING STANDARDS
The City of Salinas has existing exterior
color standards that apply to façade
improvements.
Color standards apply to the building
exterior color, roof, awnings, and finer
exterior details, such as roof flashing, rain
gutters, downspouts, vents and other roof
protrusions.
Existing Color Standards require subdued
colors on the body of a structure with
bright or bold colors generally limited
to architectural details and window and
door trim.
Existing Color standards discourage
garish or overly bold colors. Colors
shall have a compatible color scheme
(including the roof color). Figure 3.4
shows how colors comply with the
existing standards using base and accent
colors.
The predominant architecture along the
corridors of the Alisal is typically minimal,
but can be brought to life with more color
and decoration. Figure 3.5 show how
bolder base colors can be used to express
culture and are still compatible as a set.
3.5.2 COLOR COMBINATIONS
Base Colors
The base color should apply to the majority
of the building. Using a neutral base allows
accents and features to stand out. Choose a
base color that has some neutrality to it.
• Allow the natural color of materials such
as stone or brick to dominate the majority
of façade surface as its base color
• The color does not have to be tan or
beige.
• Neutral base colors are less prone to
fading and can cover most of the building
cost effectively.
Secondary Colors and Accent Colors
Secondary colors and accent colors focus
attention and should be used strategically.
However, if there are too many accent
colors, or if colors are too strong or
distracting, the view of the business can be
overpowered by color.
• Complimentary vibrant colors can be
used on architectural features such as
trim, awnings, and building accents.
• Consider contrasting light and dark tones
of a similar color family
• Reserve vibrant colors for use as an
accent which can be more easily
repainted on a frequent basis.
• Consider using the accent color scheme
that coordinates with façade colors.
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FIGURE 3.4: COLOR COMBINATIONS
Base Color
Accent Color
Secondary Color
Base Color
Accent Color
Secondary Color
Base Color
Accent Colors
Secondary Color
Base Color
Accent Colors
Secondary Color
Base Color
Primary Accent Color
Secondary Color
Base Color
Primary Accent Color
Secondary Color
95 CITY OF SALINAS Alisal District Identity Master Plan The dark background with bright pink font provide
good contrast and clear legibility.(Photo by La
Michoacana Purépecha).
The decorative paint around the sign is effective
in drawing the eye to it. (Photo by Lynn Trimble,
Hyperallergic).
The bright colors on this façade are an expression of
culture. (Photo by Urban Field)
Bright pinks, oranges, and yellows can be pleasing if
used in a complimentary manner amongst neighbors.
(Photo by Urban Field)
Bold Base Colors
The expression of Mexican, Latinx, and
Hispanic culture includes vibrant bright
colors in contrast to subdued, earth tones,
beige, and neutral tones.
Because colors are an important part of
cultural expression, it is recommended
that the requirements for exterior colors be
amended to allow a wider variety of colors.
A wider range of deeper and darker tones
of base colors are commonly found as
attractive contributions to successful
commercial districts.
The set of colors in Figure 3.5 serve as a
preliminary set of pre-approved compatible
bolder colors combinations. This set serves
as a reference for exceptions to the existing
Color Ordinance.
The color ordinance should be amended
to include the color combinations that
are reflective of desired neighborhood
character.
96 STOREFRONT DESIGN GUIDELINES
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Base Color
Accent Colors
Secondary Color
Base Color
Accent Colors
Secondary Color
Base Color
Accent Colors
Secondary Color
Base Color
Primary Accent Color
Secondary Color
Base Color
Accent Colors
Secondary Color
Base Color
Accent Colors
Secondary Color
FIGURE 3.5: BOLD BASE COLOR COMBINATIONS
97 CITY OF SALINAS Alisal District Identity Master Plan 98 CITY OF SALINAS Alisal District Identity Master Plan Opposite Page: This is an example mock-up
of posters for the application of one of three
concepts developed as a pilot for the Alisal
District Graphic Identity. When effectively
applied, the use of a graphic identity helps
to strengthen the visibility of a place to the
community outside the area, and reflect a
sense of pride to those within it.
Neighborhood brands have been used by districts all
over the world to describe themselves and distinguish
their identity from others in the area. The process
unearths the essence of a place, which is often multilayered.
District Graphic
Identity
The purpose of creating a district graphic
identity is to help communicate the unique
qualities and strengths of a community to
the rest of the world. While effective district
identities create external awareness, they
still need to be authentic and inclusive to
have meaning. Sometimes a neighborhood
brand is hard to distill into one thing. For
that reason the community identity needs
to have some structure but be allowed
to evolve. This chapter documents a
community exercise in choosing a district
graphic identity and a framework for
implementing and evolving it.
4.1. WHAT IS GRAPHIC
IDENTITY?
A graphic identity system typically includes
a logo, a family of colors, fonts, and
sometimes repetitive elements such as
patterns that can be applied to add another
layer of specificity.
This system can be applied to a wide range
of places in the public streetscape—on
buildings, on bridges, on utility boxes, as
signs, as part of installations, and on street
banners. It should be applied in a consistent
manner within the district to make it clear
that you are in “The Alisal.”
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CITY OF SALINAS Alisal District Identity Master Plan
4.2. GRAPHIC IDENTITY
CONCEPTS
4.2.1. DESIGN INTENT BEHIND
GRAPHIC IDENTITY CONCEPTS
The development of district graphic themes
identified some of the core values from the
Alisal Vibrancy Plan (AVP). Specifically, the
Vision Salinas Core Value of “an inclusive,
diverse, and welcoming city where all
people can thrive”.
The core values are important, and also
somewhat abstract. It was understood
that there were many things that the
community values and many different
stories to highlight from the past while
not excluding visions for the future. The
graphic identity options proposed were
designed to frame community artwork,
quotes, and images that are representative
of community expression.
The intention behind each of the options
was to create a “platform” or “vessel” to
incorporate multiple narratives and visibly
elevate community pride, while also
providing some consistent elements to tie
the graphic identity together.
4.2.2. GRAPHIC IDENTITY CONTENT
With a framework set, the next step will
be to continually consider what the
community contributes to make it their
own. The definition of Alisal is not fixed,
and there are multiple opportunities for
people in the community to define it.
• Past: There are a lot of different cultures
that have been part of Alisal’s past.
The history of the Alisal area includes
Indigenous Ohlone Costanoan Esselen,
Filipino field laborers, Latinos, Braceros,
Okies, Japanese flower growers, Chinese
and Korean merchants, and people from
multiple cultures. There are many stories
that can inspire the district identity.
• Present: There is a thriving agricultural
community in Alisal and great artists,
important figures, and events that could
be highlighted. References to the fields,
greenery, surrounding mountains, and
nature are also representative of Alisal as
a setting and place.
• Future: Messages of hope and narratives
about future aspirations can also fill the
“frames” created by the Graphic Identity.
Most importantly, the graphic identity
needs to reflect a sense of pride.
To be effective, and in recognition
of the future iterations of district
graphic identity, the following
guidelines were identified:
• The colors should be bright and
vibrant
• The colors should be distinctive
from local high school colors.
• The font should be legible, unique,
and distinct from other font logos.
• The text should be in English and
Spanish.
• The internal graphics and ideas
should be changed routinely.
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4.2.3. DISTRICT LOGO CONCEPTS FIGURE 4.1: DIGITAL LOGO CONCEPTS Concept 1: Building Blocks
One block is just a block. Multiple blocks and you
have structure, strength, and protection. Many
blocks and you have a neighborhood, a community.
The Alisal is a rich tapestry, woven together from the
diverse people and vibrant cultures. The blocks, in
all their various forms and combinations, symbolize
these different facets of the community.
Concept 2: The Grove
“Alisal” doesn’t just mean “alder tree” in Spanish
but a grove of them. A place where alder trees
are abundant and grow together. Just like the
thriving community of people in the Alisal. The
logo represents a grove of trees as seen from above.
The sunburst at its center speaks to the power and
strength in numbers. In community. The “A” of
“ALISAL” represents a tree/individual. These trees/
individuals come together to form the “grove”—a
symbol of strength, pride, natural beauty, and
stability.
Concept 3: Facets
This option amplifies the wonderfully diverse and
multi-dimensional layers—culture, history, ideas,
and spirit—of the Alisal. A mosaic identity made
of, for, and by the multifaceted community—
specifically a monogram “A” that has a threedimensional quality and reflects the many layers of the community’s personality and spirit.
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CITY OF SALINAS Alisal District Identity Master Plan
4.2.4. GRAPHIC IDENTITY
APPLICATIONS
The graphic identity can be applied
to banners, as a gateway symbol, and
designed as part of posters that share the
quotes and stories of the community,
photos of people, and art created by the
community.
Graphic identity can also be integrated
into posters, worn on t-shirts and hats, and
made into stickers.
Banners are a powerful way to identify the neighborhood and could include event-related information or feature local artists.
Signs at key neighborhood entry points could proudly identify the Alisal as a gateway symbol.
FIGURE 4.2: STREET BANNERS
FIGURE 4.3: GATEWAY SIGNAGE
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FIGURE 4.4: CONCEPT 1 - BUILDING BLOCKS
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CITY OF SALINAS Alisal District Identity Master Plan
FIGURE 4.5: CONCEPT 2 - THE GROVE
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FIGURE 4.6: CONCEPT 3 - FACETS
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CITY OF SALINAS Alisal District Identity Master Plan
The graphic design concepts for district identity were shared widely through an online survey, at the design workshop, and at numerous pop-ups. There were three options to choose from. The image above is from the design workshop (Photo: Urban Field).
4.3 COMMUNITY SURVEY
In order to elicit what the community
wanted, the project team created three
concepts based on various elements of the
Alisal’s history and community to test ideas
and gather feedback. The three options
are shown on the opposite page. The
graphic identity for the Alisal was vetted
through a survey, in focus groups, and
during a design workshop. The feedback
mostly favored Option 1, but also included
elements of option 2 and 3.
The results showed that Concept 1
resonated most with the community
because of its multi-cultural appeal, “papel
picado look,” and lively colors. Concept
3 was also liked for its vibrant colors.
Concept 2 appealed to those who liked the
references to nature and simplified look.
The refinement of Concept 1 is shown here as an initial neighborhood graphic. While this is the second iteration of the graphic, it is anticipated that the graphic may evolve over time.
FIGURE 4.7: REFINED CONCEPT 1
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Trash receptacles are also highly visible at the pedestrian level. The pilot project (Spring 2024) demonstrated how the graphic identity and branding could be applied.
Street banners in a variety of colors can enliven the streetscape and create a sense of place. Street banners are a powerful way to identify the neighborhood and are intended to feature the photography of local artists.
4.4. GRAPHIC DESIGN PILOT
PROJECTS
To demonstrate this proof of concept,
Concept 1 was developed further to
respond to comments and applied to trash
enclosures on major corridors in the Alisal.
In addition, a call for art is being developed
for photography for banners along the E.
Alisal Street Corridor. It is important to
note that graphic identity can evolve over
time and that there are many opportunities
for the community to contribute to the
expression of the graphic identity.
Branding Standards
A set of Alisal Graphic Identity Standards
were created on a website (https://live.
standards.site/alisalgraphicidentity). The
standards provide graphic design guidance
for the elements of the Alisal brand (logo,
color, pattern, typography). The website
details how elements work together to
establish the brand and is where the logo
and patterns can be downloaded.
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CITY OF SALINAS Alisal District Identity Master Plan
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CITY OF SALINAS Alisal District Identity Master Plan
Opposite page: Here is an example of public
art in the Alisal neighborhood. This mural is
located beneath Highway 101 overpass along
East Alisal Street in Salinas. (Photo by Jay
Dunn, The Salinas Californian)
Public art is a way for the Alisal community to express its values, culture, and identity. The stories that public art can tell highlight the history of the area, its people, and define its identity.
Public Art for
the Alisal
5.1. CITY OF SALINAS PUBLIC
ART POLICIES
The City of Salinas is a community with
many local artists. The process for selecting
public art is relatively young. Public Art in
the City of Salinas is overseen by the Public
Art Commission which was established
soon after the City Council approved a
Public Art Program Ordinance (Chapter
5. Article 1 Public Art Program) in 2017. A
strategic plan for Public Art was adopted in
2020, which is known as the Salinas Public
Art Master Plan (PAMP). The PAMP lays the
groundwork for public art over the next
10 years and provides the overall vision,
goals, and policies that define the process,
roles and responsibilities, artist selection,
and guidelines for public investment,
maintenance and upkeep for public art.
City staff from the Library & Community
Services Department and the Community
Development Department administrate the
program.
Local artists (directly living in the Alisal)
contribute significantly to the cultural
vibrancy and identity of the community by
telling the neighborhood story through art.
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CITY OF SALINAS Alisal District Identity Master Plan
PUBLIC ARTS
MASTER PLAN
VISION (PAMP)
The City of Salinas will
reflect on its rich history
while looking toward
the future through
bold, visionary art. The
public art program will
foster unity, inclusivity
and intergenerational
connection through the
celebration of the City’s
diverse, hardworking,
and culturally vibrant
community. Public art
in Salinas will serve to
inspire and support
residents, especially the
youth, through positive,
meaningful messages and
the creation of opportunity.
Fundamentally, public art
will solidify Salinas as an
exciting place to live as well
as a destination for arts and
culture.
It was revealed in public outreach that there
are challenges that both artists and staff
face with public art implementation.
These include: • The feeling that there are limited
opportunities to participate in art
projects
• Unfamiliarity with the application
process
• Limited funding for art projects • The need to refine/streamline the internal and formal process at the City
level
• Challenges with large scale, public art
installations, the durability of materials,
and upkeep of public art, once installed
The program is still young, but has now
received a bigger commitment of annual
funding and will grow in the near future.
The ideas in this chapter take a few steps
(out of many) to suggest ways to bring
more public art to strengthen the identity
of the Alisal. .
5.1.1. PAMP PUBLIC ART PROGRAM
GOALS
It is important to build off of the PAMP
Goals to: • Establish a legacy of arts and culture
in the community for the current
generation of residents as well as those
to come.
• Strive for a geographically equitable
distribution of visual and performing
arts.
• Utilize art as an avenue for bringing
people together and honoring the
stories of the land and people of
Salinas, especially those that have been
historically underrepresented.
• Establish a high standard for creative
and technical excellence.
• Support the growth of a broader arts
and culture movement throughout the
City and encourage unity within the arts
community.
• Utilize art as a tool for promoting
community and economic
development.
• Develop an art program that is receptive
to new ideas and has the capacity to
evolve over time.
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The funds for multiple murals on freeway infrastructure came from the Caltrans Clean California Program. Future funding from the City of Salinas will add to greater collection of public art in the Alisal. These two complementary murals on East Market Street feature a young girl sitting with a blue and polka dot toy horse next to the river (top) and a woman with her life-size blue and polka dot horse (bottom), telling the story of the past and its connection to the present and future. (Photos by Luis Alejo)
5.1.2. ALISAL DISTRICT PUBLIC ART
GOALS
To strengthen district identity, the goal is
to assemble a collection of public art in the
Alisal that:
• Creates a visual impact.
• Highlights aspects that make the Alisal
unique.
• Develops a sense of pride and ownership
over public spaces.
• Represents historically excluded
communities.
• Frames the multiple identities of the
Alisal Community.
• Tells meaningful stories forging more
mutual understanding.
• Showcases the talent of local artists from
the Alisal.
• Works with local Alisal art and culture
groups, programs, and spaces.
• Provides an opportunity for youth
involvement, education, and personal
growth for the community.
• Has a positive and transformative effect
on Alisal’s vitality and neighborhood
environment.
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CITY OF SALINAS Alisal District Identity Master Plan
There are many opportunities to promote positive connections and honor the past, present, and future of the East Salinas community through public art. The stories are abundant, like this Día de los Muertos ofrenda in the Alisal. (Photo by City of Salinas).
5.2. PUBLIC ART FUNDS
City of Salinas. The Municipal Art Fund was
initially funded solely by a 0.5% reserve of
capital improvement projects (CIP). In 2023, the
City Council began a new annual designation
of $100,000 and increased the percentage of
completed CIP from 0.5% to 1% to give public art
ongoing support into the future.1 Funding supports
visual and performing arts and includes permanent
art as well as events. This investment will be
essential to building the collection of public art in
the City of Salinas and cultural offerings.
Other Public Agencies.
It is important to acknowledge investment in
public art in the Alisal from outside the area
through programs by other levels of government
and resources. For example, Caltrans procured the
services of the Arts Council for Monterey County,
which is a 503(c) nonprofit, to facilitate the selection of artists and mural design for the Clean California
State Beautification Program. These two entities
have a funding structure and public art selection
process that is separate from the City of Salinas.
Private Funds.
Public Art can also be funded privately through
commissions, purchase, or donation in the public
realm. Even if a piece of art is funded privately, the
location and installation of public art must follow
the City Municipal Code and be considered by the
Public Art Commission.
1 At the February 2024 Public Art Commission meeting,
the Library and Community Services department gave an
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5.3. CURATORIAL FRAMEWORK
The PAMP provides a curatorial framework
for evaluating public art projects, that
includes the following:
1. Emphasize time and place; art should
consider the past, present, and future of
Salinas.
2. Consider aspects that make Salinas
unique, including its strong agricultural
presence, youthful and diverse
population, and the juxtaposition of its
urban nature and rural context.
3. Promote positive values, including
connection, diversity, education,
family, and safety.
4. Provide an opportunity for telling
meaningful stories and promoting
mutual understanding.
5. Showcase the talent and creativity of
Salinas by focusing on local artists,
while employing visiting artists where
appropriate.
To enhance the curatorial framework for
the Alisal, the following list includes topranked ideas preferred by the community for what public art should represent.
Values • Hard working • Close knit • Generosity • Creativity • Family • Future thinkers A mix of various cultures • Diversity/ Multi-ethnic • A place for everyone • Mexican Americans • Filipinos • Japanese • Chinese • Okies Immigrant Pride • Farm workers • Salinas’ rich labor history • Street vendors • United Farm Workers history Stories about places • Hebbron Heights • The former old pueblo of the Alisal • Closter Park • Carr Lake Stories about people • Joe Kapp “The Toughest Chicano” • Musicians • Historic figures like William Hartnell, James Bardin, etc.
• Famous Boxers • Low Rider History
The Environment • Salinas Valley (and Mountains) • Agriculture, Farm Fields, Salad bowl of the world
• Nature • Monarch Butterflies • Animals, Eagles
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This mural on East Alisal Street was created 15 years ago by Jesús León and Arturo Bolaños. La Neta Murals’ artists Arsenio Baca, Sea Sevilla, Avelino Sanher, Gerardo Zambrano and Natalia Corazza restored the murals to their original state and added murals to wrap the previously unpainted areas of the underpass with original mural themes. The mural restoration and additional murals were funded by the CalTrans, Clean California Murals Project. (Photo by Luis Alejo). 114
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Some public realm
improvement projects
can be an opportunity for
community building.
This example of a mosaic mural
above was created by volunteers at
Hogan Middle School in Vallejo, CA.
The community worked to design
and install the mosaic as part of an
educational opportunity.
5.4. PUBLIC ART FORMS
District Identity is experienced through
permanent art installations in the public
realm. There are many possible types of
art that can be featured to express District
Identity, including: • Murals: A growing collection of murals can be found on public and private
buildings and structures throughout the
Alisal neighborhood. Murals in public
view involve an existing process for
approval and installation. Refer to the
zoning code or ask the Community
Development Department for guidance.
• Decorative mosaics: Mosaic ceramic
walls are an opportunity, like murals, to
decorate public and private buildings
and structures, as floor treatment, wall
treatment, or in decorative ways (e.g. on
bench seating) in public spaces. While
this is an opportunity for public art,
maintenance of decorative mosaics is
currently a concern at the City.
• District/Gateway Signs: A decorative
sign that spells out “Alisal” could be
used to establish district identity in the
neighborhood. These could be placed
at the entrances or in the center of the
neighborhood. A series of landmarks
or decorative signs could also unite
gateways to the area and define the
limits of the Alisal/ East Salinas area.
• Landmark Sculptures: A landmark
structure (or series of landmarks) could
be located next to a major street corridor
to help orientation within the district.
• Banners: Public art could be displayed
on banners along streets.
• Painted Utility Boxes: Efforts to paint
utility boxes found along Alisal corridors,
should continue in new locations or
refresh existing ones. Using the boxes to
reinforce a repeating graphic is one way
create a sense of unity for a corridor.
• Graphics on Garbage Cans: The panels
on City standard garbage cans could be
replaced as needed to serve as a canvas
for public art. Panels can either be
painted directly or wrapped with artwork
to make public art visible along streets at
the pedestrian level
• Plaques or monuments: Plaques or
monuments that tell the story of the
neighborhood could be integrated into
the landscape, buildings, or stand on
their own.
• Performance Stages: Consideration
should be given to potential event
spaces or stages in public spaces to host
performing arts.
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Sanchez
Elementary
Martin Luther King
Jr.
Academy
Bard Blades
School
Cesar E. Chavez
Elementary
La Paz
Middle
School
Alisal
High School
Fremont
Elementary
Bardin
Elementary
Hartnell College
Los Padres
Elementary
El Sausal
Middle School
Frank Paul
Elementary
School
Sherwood
Elementary
School
Sanborn Rd
Sanborn Rd
Williams Rd
E Alisal St
E Alisal St
E Market St
Highway 101
Railroad Tracks
Closter Park
Laurel
Heights Park
Cesar Chavez Park
Natividad Creek Park
Upper Carr
Lake
Salinas Fairways
Golf Course Gene
Robertson
Park
Potential Locations
for Public Art
FIGURE 5.1: POTENTIAL LOCATIONS FOR PUBLIC ART
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5.5. PUBLIC SITE SELECTION
The potential locations for public art
projects in the Alisal could include some
sites under City purview, and others that
are not. The places suggested from public
outreach included:
Bridges
• Train Tracks at E. Front and E. Market
Street
• Train Tracks at E. Alisal Street
Gateways
• E. Alisal Street at Griffin Street and/or
Kern Street
• Market at Kern Street and/or Merced
Street
• John Street between Griffin Street and S.
Wood Street
• Wood Street at Highway 101 off ramp
• Market Street at Highway 101 off ramp
• S. Sanborn Road at Fairview Avenue
• E. Alisal Street and S. Sanborn Road
• E. Laurel Drive at Upper Carr Lake and/or
Sanborn Road.
Historic places or landmarks
• Bread Box Recreation Center
• César Chávez Library
• Firehouse Recreation Center
Along roadways
• E. Market Street
• E. Alisal Street
• N. Sanborn Road
• Williams Road
• E. Laurel Drive
Medians or traffic islands
• E. Alisal Street and Skyway Blvd.
Open spaces / Public Parks
• Carr Lake
• Natividad Creek Park
• César Chávez Community Park
• La Paz Park
• Closter Park
At local schools
At the discretion of the Salinas Unified
School District and other public
institutions.
Community centers, like the Bread Box Recreation Center, are desirable locations for public art projects. (Photo by City of Salinas)
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5.6. TOP 6 OPPORTUNITIES
FOR PUBLIC ART
The Alisal District Identity Master Plan
(ADIMP) recommends the following six
opportunities to be considered for funding.
1. District/Gateway Signage: This project
could include multiple large free-standing
letters that spell ALISAL located at district
gateways and in central places that are
frequently visited and easily viewed. The
location of the sign should also consider
photos of people standing in front of the
lettering.
A gateway sign, like the example (top) for Puebla could also be created at the heart of the Alisal. (Photo: Adobe Stock)
2. Trash Panel Art: This pilot project could
be established as a recurring project for
artwork to be applied to panels of trash
cans renewed on a regular basis.
Trash panel art can serve as a pedestrian-level canvas for public art and culture. The Alisal program could follow build on a program for trash panel art in Downtown Salinas.
(Photo by the City of Salinas)
3. Street Banners: This project could
enliven the streetscape on a recurring
basis as artwork on banners are refreshed.
Street banners are an opportunity for emerging artists to be involved with temporary public art. The City of Mississauga’s program is shown (bottom left). (Photo by Tori Lambermont) 118
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4. Utility Box Painting: This project should
follow streetscape improvements to
refresh existing utility boxes and decorate
any new streetscape infrastructure.
Utility boxes (bottom left) can also serve as a pedestrian-level canvas for public art. (“City Life” utility box at Water and River Streets, Santa Cruz, photo by Ted Silveira)
5. Wall Art/Murals: A call for art for mural
projects should be made on a regular
recurring basis to create a network of
murals throughout the district. Public
feedback suggested the enhancement
of walls in visible locations could use
durable paints or mosaic as mediums for
the mural. A protective coat should also
be applied for anti-graffiti purposes.
A series of murals could be a recurring art project throughout the Alisal. The mural pictured (top left) is on the back wall of the Monterey County Health Department on E. Alisal Street. (Photo:
Urban Field)
6. Monuments: Monument sculptures in
unique forms can highlight local history
and also serve as a new recognizable
district feature for wayfinding and
orientation. Monument projects could
be installed in multiple locations
throughout the district.
Monuments, with memorable themes, could also be used as landmarks throughout the neighborhood. The sculpture “Hat in Three Stages of Landing” (right) is located in Sherwood Park, Salinas, CA (Photo by Claes Oldenberg).
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5.7. PROCESS FOR MANAGING
AND MAINTAINING PUBLIC
ART
5.7.1 PRIVATELY-FUNDED ART ON
PRIVATE PROPERTY
The process to gain approval for privatelyfunded art on private property involves multiple stakeholders and must include
Site Plan and Development Review
Applications.
The applications require:
• Permission from the land owner on
which public art is installed
• An artists statement on how the artist
was selected and the artist’s experience
with public art installation
• A design statement including how the
design was selected and a sketch of the
design
• A scaled plan of where the public art will
be located to provide a sense of how big
the public art project will be
City Staff in the Community Development
Department can advise on how to submit
an application.
Once applications are submitted, City
Staff will review before presenting it to the
Public Art Commission.
5.7.2 CITY STAFF’S ROLE IN
STRENGTHENING DISTRICT
IDENTITY THROUGH PUBLIC ART
City staff from Library and Community
Services and the Community Development
Department are both involved in the
adminstration of public art.
In order to meet the goals of the PAMP and
to strengthen district identity, staff will:
• Maintain a recommended list of public
art projects by location, including a
general time frame for prioritization and
preliminary costs
• Manage proposals for privately funded
art projects and donations of art that are
visible in public spaces
• Issue and managing Calls for Art for
City-funded projects
• Screen applications to ensure art
contributes to the overall district identity
in a coherent way
• Strive to choose art based on equity
and diversity in ethnicity, gender,
geographical location/origin, subject
matter, scale, medium, and style
elements
• Check how art integrates with the
site where it will be located and the
immediate environment around it
• Verify the originality or the artwork and
copyright infringement laws
• Review the design of the art piece
and how it complies with the Public
Art ordinance. (For example, art can
not include words or text, symbols,
regulatory markings, or disorienting
patterns. Refer to the Public Art Code for
more information)
• Consider how the art is installed and
maintained. Ensure the durability of the
materials and installation
• Evaluate the proposed budget to
complete the project and allocation of
budget to ongoing maintenance
• Assist with outreach on public art
• Present proposals for public art to the
Public Art Commission
• Manage agreements for approved public
art projects
The selection of future artwork involves the greater Alisal community. Outreach, like this pop-up, is an essential
part of choosing public art. (Photo by City of Salinas) 120
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5.7.5 ARTIST SELECTION PROCESS
The selection of artists and artwork is laid
out in the Public Art Master Plan (PAMP).
Refer to Art in Public Places Policies &
Procedures Manual and the City’s municode
for more information.
Depending on the funding source, artist
selection may be conducted with other
agencies outside the City of Salinas.
Here are some of the criteria that is used to
select artists for projects within the City of
Salinas’ purview:
• Consideration of the origin of the art of
the residence of the artist, with preference
to Salinas-based artists; however, this is
followed in order by art which originates
in and artists who reside within Monterey
County and the Tri-County area
• Representation of a broad variety of tastes
within the community and the provision
of a balanced inventory of public art
to insure a variety of style, design, and
media throughout the community that
will be representative of the eclectic tastes
of the community
• Experience of the artist in working on
comparable projects
5.7.3 PUBLIC COMMENT IN THE
PUBLIC ART PROCESS
The selection of public art involves the
general public. During selection periods,
the concepts for Public Art are made
available for public comment with public
notice, through viewing mock-ups on
site, through online surveys, and at public
meetings.
5.7.4 PUBLIC ARTS COMMISSION
ROLE IN STRENGTHENING
DISTRICT IDENTITY THROUGH
PUBLIC ART
The role of the Public Arts Commission is
to:
• Encourage high quality public art that
meets the goals of the PAMP and the
ADIMP
• Pursue ongoing grants and partnership
opportunities
• Review proposals and public comments
collected about proposed projects
• Consider which public art projects to
pursue, given public funds available
• Recommend public art for approval to
the City Council The selection of future artwork is based on a variety of factors including relevance to the goals and vision of
the community and the ability of the work to anchor
and activate public space. The mural pictured above is
one of three from the Clean California Murals Project.
It is located on Sanborn Road on the Highway 101
overpass. (Photo by Luis Alejo)
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5.7.6 SUPPORT FOR LOCAL ARTISTS
Local artists are an integral part of how
the district identity of the Alisal is defined,
visualized, and expressed. It is also a goal of
the AVP to support and engage small, large,
and entrepreneurial businesses. To support
local artists, funding has been appropriated
to create the Salinas Based Artist Grants
Pilot Program. The pilot program will
provide financial assistance and technical
support to Salinas-based artists who are
selected through the request for proposals
(RFP) process for upcoming Clean
California Grant for the Alisal Greening and
Beautification Project’s related public art
opportunities.
The outreach process revealed that
the regulatory complexities of publicly
funded projects can result in a barrier to
participation of local artists. Additionally
up-front costs can pose a challenge
to emerging artists who may not have
existing financial reserves to cover project
costs upfront.
The pilot program will include:
• Advising applicants on the process of
gaining public art project approval
• Encouraging local artists to submit
proposals in response to RFPs
• Developing resources to support
applicants in the application processes
• Holding technical advisory meetings
before RFPs
The artist and art selection process involves many
parties and steps. Local artists are integral to the
district identity of the Alisal neighborhood. To better support emerging artists, staff will provide advice and guidance.
(Above, artist Diana Renteria of the Urban Arts
Collaborative works on a design at the 2016 Ciclovia
event in East Salinas. Photo by J Dunn, https://www.
storiesfromsalinas.org/urban-arts-collaborative)
5.7.7 CREATING MORE
OPPORTUNITIES WITH
RECURRING ART PROJECTS
In order to provide as many opportunities
as possible to emerging artists, a program
can be created to identify public art projects
that could be funded on a recurring basis
(repeated annually or seasonally).
Projects like street banners, wraps for trash
receptacles, and utility boxes could be
recurring art projects that are funded on a
repeated basis.
Recurring art programs provide valuable
opportunities for training emerging artists
or those unfamiliar with the public-art
commissioning process. These projects
could help new, local artists build a
portfolio before being considered for larger
permanent public art works.
Recurring art projects should be limited
to emerging, local artists that have not
received public funding before.
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5.8. ART SELECTION
CONSIDERATIONS
Here are some questions that local artists
and the Public Art Commission selection
committee should consider when
preparing a proposal.
COMPLIANCE
Does the artwork comply with the City of
Salinas Public Art Program requirements ?
Specifically, in terms of NOT using:
• Words or text (including artists
signatures)
• Symbols or icons such as flags, logos,
symbols, anatomy, or commercial
symbols
• Markings that look like regulatory
signs
CULTURAL RELEVANCE
• Is the artwork relevant to the Alisal’s
values, culture, and people?
• How closely does the proposed artwork
meet the goals and vision of the
community?
ACTIVATION
• How does the project serve to anchor
and activate public space?
• Is the size and mass of the project
appropriately scaled for the site?
• Are there adjacent features that could
overwhelm or compete with the scale of
the project? Features could include the
scale of the site or adjacent architecture,
large retail signage, billboards, etc.
• Is the project located near high levels of
pedestrian traffic and circulation paths?
Does the project enhance the pedestrian
streetscape experience?
DISTRIBUTING PUBLIC ART
THROUGHOUT THE ALISAL
• Does the placement of this project
meet the goal of fairly and equitably
distributing public art throughout the
district?
CONSTRUCTIBILITY AND
MAINTENANCE
• Can the project be built and installed as
proposed?
• Is there enough expertise and
experience to successfully implement
the project? What kind of maintenance
does the project require?
The view of artwork at night and its ability to withstand weather are two of the practical considerations about the physical needs of the artwork that are an important part of the art selection process. Using the right materials during installation and a plan for maintenance are essential to the longevity of public art. (Photo by City of Salinas) 123
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5.9. MAINTENANCE AND
CONSERVATION
Maintenance and conservation of public
art are critical aspects of ensuring the
longevity, integrity, and aesthetic appeal of
artworks displayed in public spaces.
5.9.1. PUBLIC ART MAINTENANCE
MANUAL
Part of the annual public art plan funding
for 2025 will go to creating an “Art in Public
Places and Procedures Manual” which will
include a survey of the existing municipal
art collection such as sculptures, murals,
installations, and other forms and their
condition. Artwork is often exposed to
environmental elements, wear and tear,
and potential vandalism. The survey is one
step towards a plan for maintenance and
conservation at the City level.
Future public art funds should continue
to support best practices to preserve the
cultural and artistic value of completed
artwork for the enjoyment of the
community.
5.9.1. PROJECT MAINTENANCE
PLANS AS PART OF PUBLIC ART
PROPOSALS
Maintenance is a required part of every
public art project proposal. Ongoing
maintenance and conservation of public
artwork is incorporated through an
agreement between the City and Artist, so
that the Public Art Program and the City do
not become burdened with the possibility
that a work of art will fall into disrepair,
damaged, or vandalized. Public Art in the
community should look well cared for to
contribute to the cultural vibrancy and
identity of their surroundings.
Project maintenance plans typically
address the following questions:
• How will the project withstand public
intervention?
• How will the project age in the
outdoor environment?
• How does the project need to
accommodate the constraints of the
existing physical site?
• Does the project block windows or
entrance ways, or obstruct normal
pedestrian circulation?
The preparation of a maintenance program
may require mentorship from Public
Works, trades people, and other artists.
It may take collective knowledge of how
materials weather and which exterior
finishes are appropriate for outdoor use or
resistant to graffiti or vandalism. If damage
should occur, the plan should address how
to repair or remove it, if damaged beyond
repair per PAMP policies.
This mural is peeling because a primer was not used
before applying exterior grade paint and sealant. The
mural was restored by Evergreene Architectural Arts
(Photo by Brooke Beare.)
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5.9.2. MAINTENANCE PLAN
COMPONENTS
The Maintenance Plan for proposals of
public art should consider the following
items:
Responsible parties for maintenance
• Identify responsible parties for
maintenance
• Schedule regular inspections to identify
signs of deterioration, damage, or
vandalism to the surface, foundation, or
structural components of the piece
• Seek guidance from professional
conservators or restoration specialists
for more intricate conservation work
• Follow industry standards and ethical
practices in conservation
Cleaning and Maintenance Techniques
• Provide a statement regarding the
materials from which the project is
fabricated
• Include instructions on the appropriate
cleaning methods based on the
materials used in the artwork and which
cleaning practices to avoid that might
cause harm to the artwork
• Establish an emergency response plan
to address immediate threats such
as vandalism, accidents, or natural
disasters with procedures to mitigate
damage
Documentation
• Maintain documentation, including
photographs and written records, to
track the condition of the artwork over
time
• Document interventions or conservation
work performed
Budget and Funding:
• Allocate sufficient resources in the
budget for ongoing maintenance and
conservation efforts
• Explore grant opportunities and
partnerships to support conservation
projects
Protective Coatings
• Apply protective coatings to artworks to
shield them from environmental factors,
UV radiation, and pollutants
• Ensure that coatings are compatible with
the artwork’s materials
Vandalism Prevention
• Design the artwork to be hardened to
vandalism using anti-graffiti coatings or
secured mosaic tiling
• Implement strategies to prevent
vandalism, such as increased lighting,
surveillance, or community engagement
initiatives
• Engage the community in the
preservation efforts by raising awareness
about the value of public art and the
need for its care
• Encourage community members to
report any issues or concerns
• Repair vandalized components promptly
Secure Mounting and Foundations for
Sculptures and Free Standing Monuments
• Ensure secure and stable mounting or
foundations to prevent structural issues.
• Regularly inspect mounts or foundations
for signs of wear or damage
Removing Art
• Outline the conditions that warrant the
removal of the art piece from public
space
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maintenance plan should be put in place when
ublic art and improvements are proposed to maintain
nd restore public art if vandalized. (Photo by City of
alinas)
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Opposite page: A scene from the installation of a
Clean California mural at the Market Street Highway
Underpass. (Photo by the City of Salinas)
This chapter summarizes the next steps needed to
implement the Alisal District Identity Master Plan.
Implementation 6
6.1. IMPLEMENTATION
STRATEGY
The implementation of improvements
throughout the Alisal district will
be a long-term undertaking that
involves many different parties and
funding sources. The recommended
implementation actions for the ADIMP,
built on the goals of the AVP, are
summarized in this chapter. The actions
address streetscape improvements,
plaza and parks, design standards, public
policy modifications, investment in
corridor branding, future BID Funding
initiatives, and future private landowner
investments. Some actions are ongoing,
while others can be realized in the short
term; a few will require the cooperation of
key stakeholders on their own timeframe,
while others will be seen in the long-term.
6.1.1. INITIAL IMPLEMENTATION
ACTIONS
Progress is underway on several initial
implementation actions, including pilot
programs, to ensure the community sees
benefits to the public realm in a shorter
timeframe, while the city works toward
securing funds for larger investments in
focus areas and corridors.
A few of the initial implementation actions
were funded by a Clean California State
Beautifcation Program Grant for Greening,
Beautifcation, and Safety. These have resulted
in projects for public realm improvements at
the Bread Box (see chapter 2), tree planting
on East Alisal Street, and a pilot program that
wrap trash cans with district branding.
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Initial implementation actions include:
• Initiation of the Trash Can Artwork
“Wrap” program to bring public art to the
streetscape
Empty tree wells on East Alisal Street will soon be filled with new trees with the Clean California program funding. (Photo by SWA)
Paint and banners can lift up the public realm. The example above shows the improvement of streetlight poles before and after new paint and banners. (Photo from the City of Brisbane) The ongoing maintenance of district appearance involves the community through clean ups and beautification programs. (Photo by Mark Anderson)
The Clean California grant will fund the pilot of district branding to wrap street furniture, like these trash receptacles in Downtown Salinas, on major corridors in the Alisal. (Photo by SWA)
District branding can be reinforced with banners and posters throughout the Alisal neighborhood, like these examples from Vancouver, BC, Canada. (Photo from Be Heard Vancouver,
Vancouver’s Downtown Association)
District identity can found in temporary public art, like the sidewalk chalk designs drawn in intersections during events like Cyclovia. (Photo from City of Salinas)
DISTRICT IDENTITY IMPLEMENTATION ACTIONS
• Ongoing Public Art Events using Public
Art Funding
• Initiation of the Street Banner program
to brand major corridors
• New paint for light poles to refresh and
enliven the stre
• Initiation of a program to plant trees in
empty tree wells
• Implementation of Community Clean
Up Programs at Carr Lake and Natividad
Creek
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6.1.2. STREETSCAPE
IMPROVEMENTS
The four primary corridors that define
the Alisal district are East Alisal Street,
East Market Street, Sanborn Road, and
Williams Road. Investments in corridor
improvements require a significant public
investment, and can involve complex
utility coordination.
Funds are needed for the design,
construction, maintenance, and activation
of the streetscape.
The design and construction of streetscape
improvements will likely come from
a grant. Streetscape improvements
concepts for each of the corridors are
being developed in the Alisal Streetscape
Master Plan. The concept-level streetscape
improvement plans will be used to secure
grant funding for future implementation.
The maintenance and activation of
streetscape will require an a organization
(such as a Business Improvement District)
to manage ongoing operations. This
may also include corridor branding and
business district promotion.
1. Williams Road Streetscape
Utilize Grant Funding Recieved
2. E Alisal Streetscape
Activate the Heart of the Alisal
3. N Sanborn Streetscape
Improve District Connections
4. E Market Streetscape
Expand the Heart of the Alisal
5. E Alisal Streetscape
Extend Multi-Use Path Along Edge
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6.1.3. PARKS AND PLAZAS
Central gathering places, such as a park
or plazas, and gateway signs for the Alisal
District are recommended to strengthen
the district identity for the area.
There are four plaza and park projects that
address the three focus areas in the ADIMP
(described in Chapter 2).
1. North Sanborn Road at the Bread Box
Activation + Gathering Place
2. East Alisal and Market Street Gateways
Graphic Identity / Public Art
3. East Alisal Street + Sanborn Road
Intersection + Central Plaza
4. East Market Street at Division Street
Site
Creek Restoration + Public Park
Temporary Open Spaces and Plazas within
the district are also possible.
Each of these new community space
and would require design, construction,
maintenance, and activation.
Given the limited public funds, private
investment or public-private partnerships
through an a organization (such as a
Business Improvement District) will be
necessary to fund the implementation of
community spaces.
FIGURE 6.1: FOCUS AREAS
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6.1.4. PUBLIC POLICY INITIATIVES
FOR PRIVATE INVESTMENTS
Over the long term, private investment will
incrementally improve privately held public
spaces, storefronts, and landscaping. The
city can make internal improvements to
incentivize public investment by honing
public policy, creating special programs
and guidance, streamlining administrative
processes, amongst many other options.
City staff can continue work on:
• Code Enforcement
• Streamlining Business and Regulatory
Processes for commercial building
improvements
• Façade Improvement Program
• Public Art Management Program
• Private Mural Guidelines
To further district identity goals, City staff
can further develop:
• Localized Design Standards
• Commercial Design Standards
• Outdoor Dining Design Standards
• CPTED (Crime Prevention) Architectural
Design Standards
• Landmark Architecture Design
Standards
• Franchise Business Commercial Design
Standards
6.2. IMPLEMENTATION TABLE
The remainder of this chapter includes a
list of implementation actions summarized
in the table.
For each action, the table references:
• AVP Goals that tie to the action
• The department or organization that
leads the action and others that may be
involved
• An estimated cost for budgeting
purposes. The estimated cost is based on
rough order-of-magnitude assumptions
based on comparable projects at time of
publication. Where applicable, actions
that are funded or can be addressed
through staff time are noted
• A timeframe. This broad timeframe will
state whether the action is ongoing,
short-term, or long term. Short-term
actions assume it is possible to address
the item in 1-2 years
The table provides an overview as a tool
for stakeholders to use when considering
future prioritization.
Some implementation actions are
addressed in the ADIMP and others by
City departments. In some cases, funding
is needed to work with consultants to
complete these items.
6.1.5. FORMATION OF A BUSINESS
IMPROVEMENT DISTRICT
One of the most impactful implementation
actions is the formation of a business
improvement district (BID) or propertybased improvement district (PBID) to evolve SUBA and the Business
Improvement Area (BIA).
BIDs can greatly improve the appearance
and functionality of a business district.
Commercial areas throughout the nation
have created business improvement
districts for economic development,
district beautification, security, and event
programming.
BID/PBIDs can take many different forms.
The first steps to forming a BID/PBID is a
feasibility study that would help determine
the form of the organization. The structure
of the BID make a big difference in the
BID’s success and how city funds, grant
funding, and fees collected from merchants
and landlords are used.
The formation and administration of a BID
or PBID is needed for the implementation
actions that are recommended in this plan.
131
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
A. Public Works Funding Initiatives for Streetscapes
Transportation and Infrastructure
Priority: Support sidewalk
maintenance and connectivity.
A.1 Streetscape Plan: Complete on-going
Alisal District Streetscape Master Plan.
This project is in process and to be
completed by end of 2024, early 2025.
Public Works,
Community
Development
Funded Ongoing
TI 2.1.e – Implement Complete
Streets Improvements.
ED 1.4.a – Build Corridor
Maintenance Capacity of
Community and Business
Organizations
A.2 Streetscape Funding:
• Make streetscape improvements
following the Alisal Streetscape Master
Plan
• Purchase and install colorful accent
seating, planters, bike racks, trash
receptacles, and street lights
• Utilize the Clean California Grant to
plant new street trees
• Pursue new funding to implement the
Alisal Streetscape Master Plan project
for new construction, replacement
infrastructure, and maintenance. New
funding could include grants like the
“Clean California Grant”
Public Works,
Community
Development
Staff Time Short Term
ED 1.4 – Evaluate Potential
Revenue Streams to Support
Consistent Corridor
Maintenance.
(More detail on exploring
Business Improvement District
Funding solutions in section F)
A.3 Collect Funds for Streetscape
Maintenance:
• City staff to identify and improve
the collection of obligated funds
for streetscape maintenance with
outreach
• Utilize funds for planting,
maintaining and activating sidewalks,
public spaces
Public Works Staff Time Short Term
132
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
TI 3.3 – Increase Street Tree
Coverage Throughout The
Alisal.
LU 7.1.j Use Durable and
Sustainable Plants and Materials
in New Public Spaces.
A.4 Plant trees following the Alisal
Streetscape Master Plan
• Implement Adopt-A-Tree and AdoptA-Block program
• Recruit community organizations
and individuals to participate with an
public awareness campaign
• Coordinate streetscape improvements
with Adopt-A-Tree Participants
Public Works,
Urban Forest
Division and
Economic
Development
Staff and
Volunteer
Time
Short Term
TI 1.2.b – Complete Sidewalk
Network and Keep Sidewalks in
Good Repair.
LU 5.5 Beautify and ‘Green’
Public Streetscapes Throughout
the Alisal with Wider Sidewalks,
Street Trees, and Green
Infrastructure.
GOAL ED 1. Improve the
Appearance and Cleanliness
of the Alisal’s Commercial
Corridors.
A.5 Implement the Alisal Streetscape Master
Plan Project.
Economic
Development
and Public
Works
Refer to
costs in
the Alisal
Streetscape
Master Plan
Short Term
A.6 Williams Road Streetscape
Improvements Design and Construction
A.7 N. Sanborn Streetscape: Improve the
visibility of district connections to help
unify the district core.
A.8 E. Alisal Streetscape: Activate the Heart of
the Alisal at E. Alisal Street and Sanborn
Road with streetscape improvements
that strengthen the business corridor
and extend the multi-use path along the
edge of E. Alisal Street.
A.9 E. Market Streetscape: Expand the
heart of the Alisal with streetscape
improvements that strengthen the
business corridor and relate to the
district identity along the E. Alisal Street
business corridor.
133
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
B. Public Works Funding Initiatives for Plazas and Parks *All project costs have been estimated based on recent cost/square foot pricing available for comparable projects within the NorthernCentral California region. The rough order of magnitude (ROM) range provided indicates a lower and higher level of amenities and material finishes, for each project type.
YAP 6.3 – Implement Regular
Maintenance of Parks and
Gathering Spaces in the Alisal.
B.1 Plazas and Parks Clean Up: City Staff to
identify and distribute obligated funding
for Park and Plaza maintenance, support
and programs for clean up, such as the
“Amor Salinas” and the Ambassador
program, led by community.
Public Works,
Community
Development
Staff and
volunteer
time
Ongoing
LU 5.6 Take Advantage of
Opportunities for Temporary
Open Spaces and Plazas.
B.2 Temporary Open Spaces: City to fund
temporary open spaces, including
design, implementation, maintenance
and removal.
Public Works,
Community
Development
$36,000 to
$270,000*
Short Term
YAP 6.1 – Develop Parks and
Gathering Spaces that are
Family-Friendly and Safe for
the Community.
B.3 Plazas and Parks in Focus Area Priority
1: Activate the gathering place on N.
Sanborn Road at the Bread Box
Public Works,
Community
Development
Funded
by Clean
California
Grant
Ongoing
LU 7.1 Reflect Identity
Through Design of the Built
Environment
B.4 Plazas and Parks in Focus Area Priority 2:
Design and construct an E. Market Street
Gateway feature with District Identity
and Public Art.
Public Works,
Community
Development
$100,000 to
$300,000*
Short Term
ED 3.2.a - Create a Central
Meeting Place as the Corazon
of Alisal.
B.5 Plazas and Parks in Focus Area Priority 3:
Design and construct a new central plaza
near the intersection of E. Alisal Street
and Sanborn Road
Public Works,
Community
Development
$3,000,000
to
$6,000,000*
Long-Term
134
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
LU 5.4 Encourage a Diversity
of Public Open Spaces in the
Alisal.
B.6 Plazas and Parks in Focus Area Priority 4:
Design and construct a new community
space next to the creek and improve the
public park at the Division Street Site.
Public Works,
Community
Development
$1,200,000
to
$4,000,000*
LongTerm
ED 3.2 – Create New and
Improved Existing Public
Spaces Along Alisal’s
Commercial Corridors.
B.7 Privately-held Public Space Program:
Identify privately held public space
opportunities and potential incentives to
encourage private development of public
spaces.
Community
Development
Staff Time Long Term
LU 7.3.b Revise Parking
Location and Design Standards
to Orient Buildings to the Street
and Add Nature to the Built
Environment.
B.8 Private Commercial Landscaping:
Encourage beautification of storefronts
with planters and planting on business
properties beyond public right of way to
complement future landscape. Encourage
the transformation of surface parking lots
and shared parking to better utilize land
for new gathering spaces.
Community
Development
Staff Time Long Term
GOAL YAP 6. Create and
Support a Diverse, Well
Maintained, and Culturally
Relevant Network of Parks and
Gathering Spaces.
B.9 Build Future Plazas and Parks: Utilize
existing public land or purchase new land
for public parks. Publicly fund the design,
and construction of future parks
Public Works,
Community
Development
$2,000,000
to
$5,000,000*
Long Term
Subtotal Short Term Project Costs for Plazas and Parks
Subtotal Long Term Project Costs for Plazas and Parks
$136,000-$570,000
$6,200,000-$15,000,000
*All project costs have been estimated based on recent cost/square foot pricing available for comparable projects within the NorthernCentral California region. The rough order of magnitude (ROM) range provided indicates a lower and higher level of amenities and material finishes, for each project type.
135
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
C. Public Policy Initiatives for Design Standards
LU 7.1.b Encourage Use of
Building Forms, Colors, and
Materials that Draw from the
Cultures in the Alisal
LU 7.1.c Work Closely with
Alisal Businesses and Residents
to Create Specific Design
Guidelines for Commercial
Corridors.
LU 7.2.g Signs and Awnings.
LU 7.2.h Commercial
Landscaping.
C1 Corridor Specific, Localized Design
Standards: Create criteria that integrates
the cultural design influences of the local
population into the architectural form,
building color, and signage.
• Revise the City code for design
standards to provide objective
design standard for the use of
bold and primary colors and allow
brighter, culturally relevant colors for
commercial buildings. Meanwhile,
reference colors that are shown as
guidelines in Chapter 3
• Allow neon signage in commercial
districts outside of downtown
• Encourage private business owners to
invest in commercial landscaping with
planters and planting along storefronts
to complement the future streetscape
Community
Development,
Business
Owners/
Landlords,
City Council
Included
as part of
the ADIMP
+ Staff
Time
needed
for policy
changes
Short Term
136
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
LU 7.2 Promote Best Practices in
Urban Design and Development
LU 7.2.b Horizontal and Vertical
Articulation.
LU 7.2.d Building Setback.
C.2 Commercial Design Standards: Review
and update existing City standards to
allow flexibility for businesses to reflect
cultural identity and respond to dynamic
trends in retail.
• Reduce existing style-based design
standards so that local businesses can
more fully express their culture and
authenticity as a local business and
more easily adapt to retail trends
• Encourage a limited amount of
variation in treatment of storefront
design between storefronts of
different businesses through
architectural details and materials to
differentiate buildings and tenants
from one another and create variety
• Maintain consistency amongst
tenants of the same building or
amongst businesses along the same
block with signage, primary color
tones, or through the treatment of
landscaping to create a connection
between neighbors and the greater
commercial corridor
• Continue to require new commercial
buildings locate at the street edge on
major corridors to reinforce the street
wall, except where public spaces for
gathering are provided
Community
Development
Included
as part of
the ADIMP
Ongoing
137
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
LU 7.1.i Promote and Facilitate
Outdoor Dining.
C.3 Outdoor Dining Design Standards: Apply
the standards for outdoor dining for
Downtown, and modify if necessary, to
apply citywide.
Community
Development
Staff Time Short Term
LU 7.1.d Incorporate Crime
Prevention Through
Environmental Design (CPTED)
Principles Into Guidelines and
Development Regulations.
C.4 CPTED (Crime Prevention) Architecture
Design Standards: Create criteria that
requires removal of bars and signs of
defense, increases storefront visibility,
and requires beautification criteria in
front of stores.
Community
Development
$50,000* Short Term
LU 7.1.g Require Special Building
Design.
C.5 Landmark Architecture Design
Standards: Create criteria that requires
architecture at key intersections to be
designed with distinctive, landmark
architectural features and signage.
• Encourage new development at
intersection corners to include a
special feature with public art, a blade
sign, or a taller architectural feature to
serve as a landmark at the intersection
Community
Development
$50,000* Short Term
LU 7.2.f Building Details. C.6 Franchise Business Commercial Design Standards: Develop Standards to require
Franchise Businesses to adjust their
prototypical store design to reflect local
character and cultural influences.
Community
Development
$25,000* Short Term
Subtotal Design Standards Short Term Project Costs $125,000 *Budget is based on consultant fees to produce targeted amendments to existing standards (C.4, C.5, C.6) 138
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization
Estimated
Cost Time Frame
D. Public Policy Modifications
LU 7.2.e Commercial/Mixed-Use
Ground-Floor Windows.
D.1 Code Enforcement for Storefront
Transparency: Dedicate staff time to
enforce code on storefront transparency.
Community
Development
Staff Time Ongoing
ED 1.3 – Incentivize Owners
and Merchants to Invest in
Property Maintenance and
Improvements.
ED 1.3.a – Establish a Façade
Improvement Program.
ED 1.3.b – Identify Blighted
Properties to Benefit From
Façade Program.
ED 4.2.b – Provide Education
and Outreach About Business
Requirements.
D.2 Establish a Façade Improvement
Program: Create program to enable
investment in Alisal commercial
storefronts.
• Identify and Prioritize specific
properties where investment will
create significant impact
• Support discussions between tenants
and landlords about investment in
storefront improvements
• Encourage businesses to hire local
designers with grants to assist
small business applying for Façade
Improvement Loans
• Educate small business owners
and local designers on regulatory
process, permits, licensing, and which
agencies are responsible for what
services for storefront improvements
Community
Development
Pilot has
been
funded
[$600,000]
+ Staff
Time
Ongoing
ED 4.1 – Continue Streamlining
and Simplifying the Business
Licensing and Permitting
Process.
ED 4.1.a – Simplify Regulatory
Processes.
D.3 Simplify and Streamline Business
Licensing and Regulatory Process
to improve storefronts: Provide
Informational handouts, reduce steps /
regulations / permits to make storefront
improvements.
Community
Development
Included
as part of
ADIMP
+ Staff
Time
Ongoing
139
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization Estimated Cost Time Frame
Priority: Expand artsbased partnerships and
programming.
D.4 Create a Public Art Management
Program: Create and maintain a
standing meeting to coordinate public
art initiatives spanning Planning,
Library and Community Services, and
Community Development
Library and
Community
Services,
Community
Development,
Public Works
Staff Time Ongoing
Priority: Expand artsbased partnerships and
programming.
D.5 Expand eligibility of Public Art
Commission candidates: Remove
criteria requiring candidates to be a
“Practicing Art Professional” in order to
avoid potential conflicts of interest.
City Council Staff Time Short Term
YAP 4.1.a - Create the Alisal Arts
Action Plan.
D.6 Create the Alisal Arts Action Plan: Create
and maintain a master list that identifies
and prioritizes public art projects with
a time-frame for implementation. This
list can be used to communicate and
monitor progress and implementation.
Library and
Community
Services
Staff Time Ongoing
YAP 4.1.c Increase arts and
culture funding.
D.7 Public Art Maintenance: Budget a
portion of the recurring Public Art
Ordinance Funding for maintenance of
existing art.
Library and
Community
Services,
Public Arts
Commission
and City
Council
To be
determined
by City
Council
Short Term
140
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization Estimated Cost Time Frame
GOAL YAP 4. Prioritize Arts
and Culture Investments to
Support Creativity, Expression,
and Beauty for the Alisal
Community.
D.8 Establish a Recurring Public Art Program. Library and Community
Services
Staff Time Short Term
D.9 Amend Public Art Ordinance to limit
recurring public art projects to new, local
artists.
City Council Staff Time Short Term
D.10 Create an Application Assistance
Program for Artists that are interested
in applying to Calls for Art, Requests for
Proposals (that require qualifications)
and Community Grants.
Library and
Community
Services
Funded
($150,000
allocated) +
Staff Time
Ongoing
LU 7.1.a Encourage Murals and
Other Artwork on Public and
Private Development.
D.11 Create a handout for putting up a mural
on the side of a business. Streamline and
clarify the process that includes Site Plan
Review.
Library and
Community
Services,
Community
Development
Staff Time Ongoing
ED 1.2.c – Promote Art in
Privately-Owned Spaces.
D.12 Create a program to encourage the
creation of more murals on blank
business walls. Actively identify locations
for places that can enhance the visibility
of district identity and encourage
businesses to install murals with
application assistance and potentially
funding through a future source.
Library and
Community
Services,
Community
Development
Staff Time Short Term
141
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization Estimated Cost Time Frame
E. Investment in Corridor Branding
LU 7.1.c Work Closely with
Alisal Businesses and Residents
to Create Branding for
Commercial Corridors.
E.1 Further develop District Branding based
on ADIMP templates: More work can
be done to work with Alisal businesses
and residents to continue to adapt and
personalize corridor branding. Budget to
find a local artist or graphic designer or a
consultant art direction with community
artists.
Community
Development
$25,000
+ Staff Time
Ongoing
ED 3.1.a – Develop a District
Identity Theme
ED 3.1.c – Promote Alisal
Businesses.
LU 7.1 Reflect Identity
Through Design of the Built
Environment
E.2 Implement District Branded Banners and
Trash Enclosures: Continue to identify
places where district branding could be
applied. If pilot program is successful,
implement the next phase.
Create a Recurring Street Light Banner
and Trash Corral Art Program
Community
Development,
Library and
Community
Services
$15,000
+ Staff Time
Ongoing
ED 3.1.b – Use Social Media to
Promote Branding and District
Identity and Pride.
E.3 Implement District Social Media
Campaign: Promote using social media.
Note: the development of the brand
included a brand guide that should be
widely shared to establish consistency in
brand usage.
Community
Development
$50-80,000
for creation
of the
campaign
$5-8,000 to
update
Short Term
LU 7.1.f Develop Wayfinding
Signs to Guide the Public in
the District and Promote Local
Businesses and Attractions.
E.4 Implement new Wayfinding Signage
using District Branding. Install
environmental graphics with district
branding improving wayfinding and
business promotion.
Community
Development
$180,000-
$275,000 to
design
Short Term
142
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization Estimated Cost Time Frame
LU 7.1.e Create Gateways to
Mark Key Entrances to the
Alisal.
ED 3.2.c - Create Gateway
Signage, Banners, and Murals.
E.5 Fund District Gateway Signs: Prioritize
funding for new public art project that
creates District Gateway signs. Budget
for community artwork and a sculptural
gateway sign.
Community
Development,
Public Works,
Library and
Community
Services
$20,000 to
$400,000
Seek private
partners
to sponsor
murals.
Short Term
Subtotal Corridor Branding Short Term Project Costs $300,000 to $750,000 143
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions
Department/
Organization Estimated Cost Time Frame
F. Future BID Funding Initiatives
ED 1.4 – Evaluate Potential
Revenue Streams to Support
Consistent Corridor
Maintenance.
F.1 Consultant led Feasibility Study:
Consultant team determines if a BID
or NPO could realize the support
of the private sector stakeholders
and annual revenue generation to
create a meaningful difference in the
maintenance, safety, and promotion of
the district.
Economic
Development,
Community
Development
Local
Businesses
City Council
$40,000 to
$50,000
Short Term
F.2 Consultant led BID / Non-Profit
Organization Implementation - Design
BID Funding Structure
Economic
Development
$50,000 Short Term
F.3 City-administered BID with merchants
providing volunteer services.
Economic
Development
and Local
Businesses
$250,000 to
$400,000
Near Term
F.4 Self administered BID Annual Operating
Budget
BID $1,000,000
to $1,500,000
Long Term
Subtotal BID Funding Costs Short Term
City-Administered BID Annual Operating Budget, Near-Term Self-Administered BID Annual Operating Budget, Long-Term $90,000 to $100,000
$250,000 to $400,000
$1,000,000 to $1,500,000
144
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal District identity Master Plan (ADIMP)Implementation Actions Estimated Cost Summary of Estimated Costs
A Subtotal Project costs for Streetscape See Alisal Streetscape Master Plan
B Subtotal Short Term Project Costs for Plazas and Parks Subtotal Long Term Project Costs for Plazas and Parks
$136,000-$570,000
$6,200,000-$15,000,000
C Subtotal Design Standards Short Term Project Costs $125,000 D Subtotal Public Policy Modifications Staff Time and TBD E Subtotal Corridor Branding Short Term Project Costs $300,000 to $750,000 F Subtotal BID Funding Costs Short Term
City Administered Annual BID Operating Budget, Near-Term City Administered Annual BID Operating Budget, Long-Term $90,000 to $100,000
$250,000 to $400,000
$1,000,000 to $1,500,000
TOTAL SHORT TERM FUNDING $650,00 to $1,550,000
145
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame A. Public Works Funding Initiatives for StreetscapesTransportation and Infrastructure Priority: Support sidewalk maintenance and connectivity.
A.1 Streetscape Plan: Complete on-going
Alisal District Streetscape Master Plan. This project is in process and to be completed by end of 2024, early 2025.
Public Works, Community Development
Funded Ongoing
TI 2.1.e – Implement Complete Streets Improvements.ED 1.4.a – Build Corridor Maintenance Capacity of Community and Business Organizations A.2 Streetscape Funding:
• Make streetscape improvements
following the Alisal Streetscape Master Plan
• Purchase and install colorful accent
seating, planters, bike racks, trash receptacles, and street lights • Utilize the Clean California Grant to
plant new street trees
• Pursue new funding to implement the
Alisal Streetscape Master Plan project for new construction, replacement infrastructure, and maintenance. New funding could include grants like the “Clean California Grant” Public Works, Community Development
Staff Time Short Term
ED 1.4 – Evaluate Potential Revenue Streams to Support Consistent Corridor Maintenance.(More detail on exploring Business Improvement District Funding solutions in section F) A.3 Collect Funds for Streetscape
Maintenance: • City staff to identify and improve
the collection of obligated funds for streetscape maintenance with outreach • Utilize funds for planting,
maintaining and activating sidewalks, public spaces
Public Works Staff Time Short Term
132
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame TI 3.3 – Increase Street Tree Coverage Throughout The Alisal.LU 7.1.j Use Durable and Sustainable Plants and Materials in New Public Spaces.
A.4 Plant trees following the Alisal
Streetscape Master Plan • Implement Adopt-A-Tree and AdoptA-Block program• Recruit community organizations and individuals to participate with an public awareness campaign • Coordinate streetscape improvements
with Adopt-A-Tree Participants
Public Works, Urban Forest Division and Economic Development Staff and Volunteer Time
Short Term
TI 1.2.b – Complete Sidewalk Network and Keep Sidewalks in Good Repair.LU 5.5 Beautify and ‘Green’ Public Streetscapes Throughout the Alisal with Wider Sidewalks, Street Trees, and Green Infrastructure.GOAL ED 1. Improve the Appearance and Cleanliness of the Alisal’s Commercial Corridors.
A.5 Implement the Alisal Streetscape Master
Plan Project.
Economic Development and Public Works
Refer to costs in the Alisal Streetscape Master Plan
Short Term
A.6 Williams Road Streetscape
Improvements Design and Construction
A.7 N. Sanborn Streetscape: Improve the
visibility of district connections to help unify the district core.
A.8 E. Alisal Streetscape: Activate the Heart of
the Alisal at E. Alisal Street and Sanborn Road with streetscape improvements that strengthen the business corridor and extend the multi-use path along the edge of E. Alisal Street.
A.9 E. Market Streetscape: Expand the
heart of the Alisal with streetscape improvements that strengthen the business corridor and relate to the district identity along the E. Alisal Street business corridor. 133
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame B. Public Works Funding Initiatives for Plazas and Parks*All project costs have been estimated based on recent cost/square foot pricing available for comparable projects within the NorthernCentral California region. The rough order of magnitude (ROM) range provided indicates a lower and higher level of amenities and material finishes, for each project type.YAP 6.3 – Implement Regular Maintenance of Parks and Gathering Spaces in the Alisal.
B.1 Plazas and Parks Clean Up: City Staff to
identify and distribute obligated funding for Park and Plaza maintenance, support and programs for clean up, such as the “Amor Salinas” and the Ambassador program, led by community.
Public Works, Community Development
Staff and volunteer time
Ongoing
LU 5.6 Take Advantage of Opportunities for Temporary Open Spaces and Plazas.
B.2 Temporary Open Spaces: City to fund
temporary open spaces, including design, implementation, maintenance and removal.
Public Works, Community Development
$36,000 to $270,000*
Short Term
YAP 6.1 – Develop Parks and Gathering Spaces that are Family-Friendly and Safe for the Community.
B.3 Plazas and Parks in Focus Area Priority
1: Activate the gathering place on N. Sanborn Road at the Bread Box Public Works, Community Development
Funded by Clean California Grant
Ongoing
LU 7.1 Reflect Identity Through Design of the Built Environment B.4 Plazas and Parks in Focus Area Priority 2:
Design and construct an E. Market Street Gateway feature with District Identity and Public Art.
Public Works, Community Development
$100000 to $300,000*
Short Term
ED 3.2.a - Create a Central Meeting Place as the Corazon of Alisal.
B.5 Plazas and Parks in Focus Area Priority 3:
Design and construct a new central plaza near the intersection of E. Alisal Street and Sanborn Road Public Works, Community Development
$3,000,000 to $6,000,000*
Long-Term
134
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame LU 5.4 Encourage a Diversity of Public Open Spaces in the Alisal.
B.6 Plazas and Parks in Focus Area Priority 4:
Design and construct a new community space next to the creek and improve the public park at the Division Street Site.
Public Works, Community Development
$1,200,000 to $4,000,000*
LongTerm
ED 3.2 – Create New and Improved Existing Public Spaces Along Alisal’s Commercial Corridors.
B.7 Privately-held Public Space Program:
Identify privately held public space opportunities and potential incentives to encourage private development of public spaces.
Community Development
Staff Time Long Term
LU 7.3.b Revise Parking Location and Design Standards to Orient Buildings to the Street and Add Nature to the Built Environment.
B.8 Private Commercial Landscaping:
Encourage beautification of storefronts with planters and planting on business properties beyond public right of way to complement future landscape. Encourage the transformation of surface parking lots and shared parking to better utilize land for new gathering spaces.
Community Development
Staff Time Long Term
GOAL YAP 6. Create and Support a Diverse, Well Maintained, and Culturally Relevant Network of Parks and Gathering Spaces.
B.9 Build Future Plazas and Parks: Utilize
existing public land or purchase new land for public parks. Publicly fund the design, and construction of future parks Public Works, Community Development
$2,000,000 to $5,000,000*
Long Term
Subtotal Short Term Project Costs for Plazas and ParksSubtotal Long Term Project Costs for Plazas and Parks $136,000-$570,000$6,200,000-$15,000,000
*All project costs have been estimated based on recent cost/square foot pricing available for comparable projects within the NorthernCentral California region. The rough order of magnitude (ROM) range provided indicates a lower and higher level of amenities and material finishes, for each project type.
135
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame C. Public Policy Initiatives for Design StandardsLU 7.1.b Encourage Use of Building Forms, Colors, and Materials that Draw from the Cultures in the AlisalLU 7.1.c Work Closely with Alisal Businesses and Residents to Create Specific Design Guidelines for Commercial Corridors.LU 7.2.g Signs and Awnings.LU 7.2.h Commercial Landscaping.
C1 Corridor Specific, Localized Design
Standards: Create criteria that integrates the cultural design influences of the local population into the architectural form, building color, and signage.• Revise the City code for design standards to provide objective design standard for the use of bold and primary colors and allow brighter, culturally relevant colors for commercial buildings. Meanwhile, reference colors that are shown as guidelines in Chapter 3 • Allow neon signage in commercial
districts outside of downtown
• Encourage private business owners to
invest in commercial landscaping with planters and planting along storefronts to complement the future streetscape Community Development, Business Owners/Landlords,City Council Included as part of the ADIMP + Staff Time needed for policy changes Short Term
136
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame LU 7.2 Promote Best Practices in Urban Design and DevelopmentLU 7.2.b Horizontal and Vertical Articulation.LU 7.2.d Building Setback.
C.2 Commercial Design Standards: Review
and update existing City standards to allow flexibility for businesses to reflect cultural identity and respond to dynamic trends in retail. • Reduce existing style-based design standards so that local businesses can more fully express their culture and authenticity as a local business and more easily adapt to retail trends • Encourage a limited amount of
variation in treatment of storefront design between storefronts of different businesses through architectural details and materials to differentiate buildings and tenants from one another and create variety • Maintain consistency amongst
tenants of the same building or amongst businesses along the same block with signage, primary color tones, or through the treatment of landscaping to create a connection between neighbors and the greater commercial corridor • Continue to require new commercial
buildings locate at the street edge on major corridors to reinforce the street wall, except where public spaces for gathering are provided Community Development
Included as part of the ADIMP
Ongoing
137
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame LU 7.1.i Promote and Facilitate Outdoor Dining.
C.3 Outdoor Dining Design Standards: Apply
the standards for outdoor dining for Downtown, and modify if necessary, to apply citywide.
Community Development
Staff Time Short Term
LU 7.1.d Incorporate Crime Prevention Through Environmental Design (CPTED) Principles Into Guidelines and Development Regulations.
C.4 CPTED (Crime Prevention) Architecture
Design Standards: Create criteria that requires removal of bars and signs of defense, increases storefront visibility, and requires beautification criteria in front of stores.
Community Development
$50,000* Short Term
LU 7.1.g Require Special Building Design.
C.5 Landmark Architecture Design
Standards: Create criteria that requires architecture at key intersections to be designed with distinctive, landmark architectural features and signage. • Encourage new development at intersection corners to include a special feature with public art, a blade sign, or a taller architectural feature to serve as a landmark at the intersection Community Development
$50,000* Short Term
LU 7.2.f Building Details. C.6 Franchise Business Commercial Design Standards: Develop Standards to require Franchise Businesses to adjust their prototypical store design to reflect local character and cultural influences.
Community Development
$25,000* Short Term
Subtotal Design Standards Short Term Project Costs $125,000*Budget is based on consultant fees to produce targeted amendments to existing standards (C.4, C.5, C.6) 138
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame D. Public Policy ModificationsLU 7.2.e Commercial/Mixed-Use Ground-Floor Windows.
D.1 Code Enforcement for Storefront
Transparency: Dedicate staff time to enforce code on storefront transparency.
Community Development
Staff Time Ongoing
ED 1.3 – Incentivize Owners and Merchants to Invest in Property Maintenance and Improvements.ED 1.3.a – Establish a Façade Improvement Program.ED 1.3.b – Identify Blighted Properties to Benefit From Façade Program.ED 4.2.b – Provide Education and Outreach About Business Requirements.
D.2 Establish a Façade Improvement
Program: Create program to enable investment in Alisal commercial storefronts. • Identify and Prioritize specific properties where investment will create significant impact • Support discussions between tenants
and landlords about investment in storefront improvements • Encourage businesses to hire local
designers with grants to assist small business applying for Façade Improvement Loans • Educate small business owners
and local designers on regulatory process, permits, licensing, and which agencies are responsible for what services for storefront improvements Community Development
Pilot has been funded[$600,000]+ Staff Time
Ongoing
ED 4.1 – Continue Streamlining and Simplifying the Business Licensing and Permitting Process.ED 4.1.a – Simplify Regulatory Processes.
D.3 Simplify and Streamline Business
Licensing and Regulatory Process to improve storefronts: Provide Informational handouts, reduce steps / regulations / permits to make storefront improvements.
Community Development
Included as part of ADIMP+ Staff Time
Ongoing
139
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame Priority: Expand artsbased partnerships and programming.
D.4 Create a Public Art Management
Program: Create and maintain a standing meeting to coordinate public art initiatives spanning Planning, Library and Community Services, and Community Development Library and Community Services, Community Development, Public Works Staff Time Ongoing
Priority: Expand artsbased partnerships and programming.
D.5 Expand eligibility of Public Art
Commission candidates: Remove criteria requiring candidates to be a “Practicing Art Professional” in order to avoid potential conflicts of interest.
City Council Staff Time Short Term
YAP 4.1.a - Create the Alisal Arts Action Plan.
D.6 Create the Alisal Arts Action Plan: Create
and maintain a master list that identifies and prioritizes public art projects with a time-frame for implementation. This list can be used to communicate and monitor progress and implementation.
Library and Community Services
Staff Time Ongoing
YAP 4.1.c Increase arts and culture funding.
D.7 Public Art Maintenance: Budget a
portion of the recurring Public Art Ordinance Funding for maintenance of existing art.
Library and Community Services, Public Arts Commission and City Council To be determined by City Council
Short Term
140
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame GOAL YAP 4. Prioritize Arts and Culture Investments to Support Creativity, Expression, and Beauty for the Alisal Community.
D.8 Establish a Recurring Public Art Program. Library and Community Services
Staff Time Short Term
D.9 Amend Public Art Ordinance to limit
recurring public art projects to new, local artists.
City Council Staff Time Short Term
D.10 Create an Application Assistance
Program for Artists that are interested in applying to Calls for Art, Requests for Proposals (that require qualifications) and Community Grants.
Library and Community Services
Funded ($150,000 allocated) + Staff Time
Ongoing
LU 7.1.a Encourage Murals and Other Artwork on Public and Private Development.
D.11 Create a handout for putting up a mural
on the side of a business. Streamline and clarify the process that includes Site Plan Review.
Library and Community Services, Community Development
Staff Time Ongoing
ED 1.2.c – Promote Art in Privately-Owned Spaces.
D.12 Create a program to encourage the
creation of more murals on blank business walls. Actively identify locations for places that can enhance the visibility of district identity and encourage businesses to install murals with application assistance and potentially funding through a future source.
Library and Community Services, Community Development
Staff Time Short Term
141
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame E. Investment in Corridor BrandingLU 7.1.c Work Closely with Alisal Businesses and Residents to Create Branding for Commercial Corridors.
E.1 Further develop District Branding based
on ADIMP templates: More work can be done to work with Alisal businesses and residents to continue to adapt and personalize corridor branding. Budget to find a local artist or graphic designer or a consultant art direction with community artists.
Community Development
$25,000 + Staff Time
Ongoing
ED 3.1.a – Develop a District Identity ThemeED 3.1.c – Promote Alisal Businesses.LU 7.1 Reflect Identity Through Design of the Built Environment E.2 Implement District Branded Banners and
Trash Enclosures: Continue to identify places where district branding could be applied. If pilot program is successful, implement the next phase.Create a Recurring Street Light Banner and Trash Corral Art Program Community Development, Library and Community Services
$15,000+ Staff Time
Ongoing
ED 3.1.b – Use Social Media to Promote Branding and District Identity and Pride.
E.3 Implement District Social Media
Campaign: Promote using social media. Note: the development of the brand included a brand guide that should be widely shared to establish consistency in brand usage.
Community Development
$50-80,000 for creation of the campaign$5-8,000 to update Short Term
LU 7.1.f Develop Wayfinding Signs to Guide the Public in the District and Promote Local Businesses and Attractions.
E.4 Implement new Wayfinding Signage
using District Branding. Install environmental graphics with district branding improving wayfinding and business promotion.
Community Development
$180,000-$275,000 to design
Short Term
142
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame LU 7.1.e Create Gateways to Mark Key Entrances to the Alisal.ED 3.2.c - Create Gateway Signage, Banners, and Murals.
E.5 Fund District Gateway Signs: Prioritize
funding for new public art project that creates District Gateway signs. Budget for community artwork and a sculptural gateway sign.
Community Development, Public Works, Library and Community Services $20,000 to $400,000Seek private partners to sponsor murals.
Short Term
Subtotal Corridor Branding Short Term Project Costs $300,000 to $750,000 143
CITY OF SALINAS Alisal District Identity Master Plan
Alisal Vibrancy Plan (AVP) Goals Alisal District identity Master Plan (ADIMP) Implementation Actions Department/ Organization Estimated Cost Time Frame F. Future BID Funding InitiativesED 1.4 – Evaluate Potential Revenue Streams to Support Consistent Corridor Maintenance.
F.1 Consultant led Feasibility Study:
Consultant team determines if a BID or NPO could realize the support of the private sector stakeholders and annual revenue generation to create a meaningful difference in the maintenance, safety, and promotion of the district.
Economic Development, Community DevelopmentLocal BusinessesCity Council $40,000 to $50,000
Short Term
F.2 Consultant led BID / Non-Profit
Organization Implementation - Design BID Funding Structure Economic Development
$50,000 Short Term
F.3 City-administered BID with merchants
providing volunteer services.
Economic Development and Local Businesses
$250,000 to $400,000
Near Term
F.4 Self administered BID Annual Operating
Budget
BID $1,000,000
to $1,500,000
Long Term
Subtotal BID Funding Costs Short TermCity-Administered BID Annual Operating Budget, Near-TermSelf-Administered BID Annual Operating Budget, Long-Term $90,000 to $100,000$250,000 to $400,000$1,000,000 to $1,500,000 144
IMPLEMENTATION
CITY OF SALINAS Alisal District Identity Master Plan
Alisal District identity Master Plan (ADIMP)Implementation Actions Estimated Cost Summary of Estimated CostsA Subtotal Project costs for Streetscape See Alisal Streetscape Master Plan
B Subtotal Short Term Project Costs for Plazas and Parks Subtotal Long Term Project Costs for Plazas and Parks
$136,000-$570,000$6,200,000-$15,000,000
C Subtotal Design Standards Short Term Project Costs $125,000D Subtotal Public Policy Modifications Staff Time and TBDE Subtotal Corridor Branding Short Term Project Costs $300,000 to $750,000F Subtotal BID Funding Costs Short Term City Administered Annual BID Operating Budget, Near-TermCity Administered Annual BID Operating Budget, Long-Term $90,000 to $100,000$250,000 to $400,000$1,000,000 to $1,500,000 TOTAL SHORT TERM FUNDING $650,00 to $1,550,000
145
City Council
Draft Alisal District Identity Master Plan
November 19, 2024
Oscar Resendiz, Associate Planner
Grant Leonard, Planning Manager
Jane Lin, Urban Field
Alisal District Identity Master
Plan (ADIMP) Summary
• Conceptual Design for District Identity
themes and branding
• Public Art Guidelines and Plan Outline
• Commercial Corridor Design Concepts
• Commercial Façade Improvement
Program Guidelines and Toolkit
• Probable cost and recommended
phasing for implementation and
maintenance
ADIMP Contents
Public Realm
Design Guidelines
Storefront Design
Guidelines
District Graphic
Identity
Public Art for the
Alisal
Implementation
ADIMP Process
District Identity Theme
ADIMP Branding
• District Identity Theme developed
• Pilot project rolled out as part of
Trash Corral Art Program
• Next up: Street Light Banners
• Future: Wayfinding signage,
landmark/gateway signage, greater
application of district branding
ADIMP Identity Zones
Clean California Beautification Grant ($2,1479,958)
(ends June 2025)
● Alisal Greening, Beautification, and Safety
Project
● Bread Box Recreation Center Improvements
● Mural at Closter Park on the Boxing Gym
● Skyway Roundabout
● Trash Corrals
Other projects:
● East Alisal Street Multi-Use Path (part of
Active Transportation Plan)
● Alisal Streetscape Master Plan
● Facade Improvement Grants
ADIMP Related Public Realm
Improvement Projects
Put into action:
● In June, $150,000 allocated in an Application Assistance Program for Artists to help with local artists apply for Calls for Art and Community Grants
● Creation of a Public Art Management Program.
Management by Library and Community Services,
Community Development, and Public Works on a
Master list of Public Art Projects
● Clean California Calls for Art
● More funding for art projects - such as Call for Art/ Photography for district branding
Public Art & Local Artists
Commercial Corridor
Improvements
Improvement Benefits
● Prosperity: Economic Development
● Safety: Clean and Safety
● Vibrancy: Investment in Placemaking
○ Events
○ Marketing & Branding
● Creativity: Public Art, Cultural
Expression
Find out what’s right for the Alisal. Study
the feasibility of Business Improvement
District Funding Initiatives
Facade Improvement Program
$600,000 Funded Pilot Program to
incentivize owners and merchants
to invest in property maintenance
and improvements.
Includes education and outreach
about business requirements,
support for hiring local designers to
help applicants.
Implementation
● Actions related to AVP Goals
● Lead department or
organization
● Rough order of magnitude
cost for budgeting purposes
● Timeframe: Ongoing, Short
term (1-2 years), or Long
Term
● Continued community
engagement
Adopt a resolution accepting the Alisal
District Identity Master Plan (ADIMP) as a
strategic planning document.
Recommended Action
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-648, Version: 1
Alisal Vibrancy Plan (AVP) Commercial Facade Improvement Pilot Program Approve a Resolution the implementation of the Alisal Vibrancy Plan Facade Improvement Pilot Program in an amount not to exceed $600,000, including the issuance of microgrants for an amount not to exceed $7,500 and interest-free forgivable loans for an amount not to exceed $20,000 for eligible Program expenses; and authorizing the City Manager, or designee, to execute Program agreements; and staff to make administrative changes to the draft Program Guidelines.
City of Salinas Page 1 of 1 Printed on 11/14/2024
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CITY OF SALINAS
COUNCIL STAFF REPORT
DATE: NOVEMBER 19, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: LISA BRINTON, DIRECTOR
THROUGH: GRANT LEONARD, PLANNING MANAGER
BY: OSCAR RESENDIZ, ASSOCIATE PLANNER
CRYSTAL CASILLAS, COMMUNITY DEVELOPMENT
ANALYST – LIMITED TERM
TITLE: ALISAL VIBRANCY PLAN (AVP) COMMERCIAL FAÇADE
IMPROVEMENT PILOT PROGRAM
RECOMMENDED MOTION:
Motion to approve a Resolution authorizing:
1) the implementation of the Alisal Vibrancy Plan (AVP) Facade Improvement Pilot Program (Program) in an amount not to exceed $600,000, including the issuance of microgrants for an amount not to exceed $7,500 and interest-free forgivable loans for an amount not to exceed $20,000 for eligible Program expenses; and
2) the City Manager, or designee, to execute Program agreements; and 3) staff to make administrative changes to the draft Program Guidelines.
EXECUTIVE SUMMARY:
The AVP Facade Improvement Pilot Program (Program) will offer micro-grants and interest-free forgivable loans for qualifying façade improvements, with a goal of assisting businesses along primary commercial corridors in the Alisal Neighborhood. The Program is part of the City’s ongoing efforts to implement the Alisal Vibrancy Plan and is funded with $600,000 from the Alisal Vibrancy Plan CIP 9246.
BACKGROUND:
The Alisal Vibrancy Plan (AVP), adopted in 2020, outlines a strategic approach to improving the visual appeal and increasing business attraction and retention and property values of the Alisal corridors through storefront beautification. In May 2022, the City Council unanimously accepted the Alisal Vibrancy Plan (AVP) Economic Development Pilot Programs. As part of this initiative, Page | 2
the AVP Commercial Façade Improvement Pilot Program was proposed with an appropriation of $600,000 to incentivize property owners and merchants to enhance their storefronts. Work on the AVP Facade Improvement Pilot Program was paused in 2023 to complete the Alisal District Identity Master Plan, which includes a detailed discussion about storefront improvements in the Alisal neighborhood. With completion of the Alisal District Identity Master Plan, the City is prepared to move forward with the AVP Facade Improvement Pilot Program.
The AVP Commercial Façade Improvement Pilot Program was developed to encourage investment in façade enhancements with economic development, public safety, and code compliance requirements in mind. City staff, with support from Grow America, did extensive research to ensure the Program is based on universal best practices, while meeting the unique needs of the Alisal business community. Eligible improvements include:
exterior painting and wall repairs
security lighting
signage
installation of awnings
replacement of windows and doors
The Program is focused on the main commercial corridors of the Alisal Neighborhood:
East Alisal Street,
East Market Street
Sanborn Road
Williams Road between East Alisal Street and Bardin Road Recognizing that businesses have varying levels of need, the Program includes both micro-grants, less than $7,500, and interest-free forgivable loans up $20,000. Funding will be disbursed on a first-come, first-served basis. Loans will be forgiven at a rate of 33.3% annually over three years and monitored for 5 years. Recognizing the financial strains many businesses face, particularly post-pandemic, staff is committed to exploring options for facilitating upfront payments in a form of microgrants for small improvements or covering permit fees for large scale projects, thus easing the financial burden on applicants.
The AVP Implementation Plan and Budget presented to City Council in October 2021 and the Alisal Vibrancy Plan (AVP) Economic Development Pilot Programs presented in May 2022 were incorporated into the FY 2023-2024 Budget through an appropriation of $600,000 in CIP 9426 to develop Micro-Grant and Loan Programs. With authorization to implement the Program and issue funds, staff anticipates being able to assist 30-40 businesses along Alisal’s primary commercial corridors. Following Council approval, staff will continue to refine the Program Guidelines, with the goal of launching the Program in December 2024 or January 2025.
CEQA CONSIDERATION:
The City of Salinas has determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CEQA Guidelines Section 15378). In addition, CEQA Guidelines Section 15061 includes the general rule that CEQA applies only to activities Page | 3
which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Because the proposed action and this matter have no potential to cause any effect on the environment, or because it falls within a category of activities excluded as projects pursuant to CEQA Guidelines section 15378, this matter is not a project. Because the matter does not cause a direct or foreseeable indirect physical change on or in the environment, this matter is not a project. Any subsequent discretionary projects resulting from this action will be assessed for CEQA applicability.
CALIFORNIA GOVERNMENT CODE §84308 APPLIES:
No.
STRATEGIC PLAN INITIATIVE:
AVP implementation is one of the Economic Development strategies identified in the City Council 2022-2025 Strategic Goals and strategic initiatives. The short-term actions identified in the AVP Implementation Plan build off the focus areas of the East Alisal Corridor and Economic Development. The proposed pilot Program will support small and entrepreneurial business to grow and thrive.
DEPARTMENTAL COORDINATION:
The Community Development Department’s Advanced Planning and Project Implementation (APPI) Division led AVP preparation and are leading coordination of Plan implementation, including development of the two economic development pilot Programs. APPI coordinated Program development with the Small Business and Economic Recovery Task Force (SUBA, Salinas Chamber of Commerce, Central Coast Small Business Development Center, El Pajáro CDC, Salinas City Center, and Small Business owners) and representatives from Grow America formerly known as the National Development Council (NDC).
FISCAL AND SUSTAINABILITY IMPACT:
Funding for this Program is from the Alisal Vibrancy Plan (CIP 9246) which was appropriated as part of the FY 2023-2024 Budget intended to support the recovery of small businesses in the Alisal Neighborhood Revitalization Strategy Area.
Fund Appropriation Appropriation
Name
Total
Appropriation
Amount for
recommendation
FY 24-25
Operating
Budget Page
Last Budget
Action (Date,
Resolution)*
5800 30.9246-
69.1060
Financial
Assistance AVP
Commercial
Façade Impvt
$600,000 $600,000 n/a 6/13/23, 22685
ATTACHMENTS:
1. Resolution
2. Draft Program Guidelines
RESOLUTION NO. _______ (N.C.S.)
A RESOLUTION APPROVING THE ALISAL VIBRANCY PLAN COMMERCIAL FAÇADE PILOT PROGRAM
WHEREAS, the Alisal Vibrancy Plan aims to enhance the appearance and cleanliness of the Alisal Neighborhood commercial corridors, emphasizing storefront beautification to foster community pride and economic vitality; and
WHEREAS, the AVP outlines a strategic approach to improving the visual appeal, increasing business attraction and retention, and enhancing property values in the Alisal corridors; and
WHEREAS, in May 2022, the Salinas City Council unanimously accepted the Alisal Vibrancy Plan (AVP) Economic Development Pilot Programs; and WHEREAS, as part of this initiative, the AVP Commercial Façade Improvement Pilot Program was proposed with a budget of $600,000 to incentivize property owners and merchants to enhance their storefronts; and
WHEREAS, this program will offer micro-grants and interest-free forgivable loans for qualifying façade improvements, such as exterior painting, wall repairs, security lighting, signage, and the installation of awnings, windows, and new doors with a goal of assisting businesses along E. Alisal Street, E. Market Street, Sanborn Road, and Williams Rd between E. Alisal Street and Bardin Rd; and
WHEREAS, recognizing the financial strains many businesses face, particularly post COVID-19 pandemic, staff is committed to exploring options for covering upfront payments in the form of microgrants for small improvements or permit fees for large-scale projects; and WHEREAS, this initiative aligns with the recently completed Alisal District Identity Master Plan (ADIMP), providing a comprehensive framework for revitalizing the district, including storefront design guidelines and color palettes; and WHEREAS, the City of Salinas has determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CEQA Guidelines Section 15378).
NOW, THEREFORE, BE IT RESOLVED that the Salinas City Council authorizes the implementation of the Alisal Vibrancy Plan (AVP) Facade Improvement Pilot Program (Program) in an amount not to exceed $600,000, including the issuance of microgrants for an amount not to exceed $7,500 and interest-free forgivable loans for an amount not to exceed $20,000 for eligible Program expenses; and
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Salinas City Council authorizes the City Manager, or designee, to execute Program agreements; and NOW, THEREFORE, BE IT FURTHER RESOLVED that the Salinas City Council authorizes staff to make administrative changes to the draft program guidelines.
PASSED AND APPROVED this 19th day of November 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED:
_______________________
Kimbley Craig, Mayor
ATTEST:
_________________________
Patricia M. Barajas, City Clerk
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
PROGRAM INTRODUCTION
The Alisal Vibrancy Plan (AVP) Commercial Facade Pilot Program is designed to help local business and property owners improve the storefront appearance along the commercial corridors within E. Alisal Street, E. Market Street, Sanborn Road and Williams Road between E. Alisal Street and Bardin Road. To encourage economic vitality and commercial viability of storefront businesses. The program funding has the potential to be a catalytic investment in the neighborhood and increase foot traffic in the business corridors of the E. Alisal and help improve the perception of Alisal’s business corridors and revitalize the district with simple improvements like paint and signage.
The objective of the Alisal Vibrancy Plan (AVP) Commercial Facade Pilot Program is to encourage the retention of existing businesses, increasing property values, tenant stability, and lease rates for commercial properties.
The investment in storefronts has a transformative impact on the appearance, economic vitality, and community pride of a neighborhood or commercial district. The enhancement of storefronts is an opportunity to express the unique character of the neighborhood and invite a positive impression.
The Alisal Vibrancy Plan (AVP) Commercial Façade Pilot Program will be awarded on a first come, first served basis to eligible applicants whose projects meet the façade improvement eligibility criteria described below.
Projects may include certain exterior façade improvements to first floor commercial storefront retail, restaurants, or service businesses.
PROGRAM GOALS
District Identity Goals
The goals for the façade improvement program are to strengthen the perceived identity of the neighborhood by:
Strengthening Authentic Character: Improvements should allow individuality and cultural expression that genuinely reflects the tenants and the neighborhood identity. It is important that the unique, authentic, non-generic character of the Alisal is retained and enhanced. Design guidelines presented in this chapter provide flexibility for expression.
Making Community Pride more Visible: A well-maintained and aesthetically pleasing environment can instill a sense of pride among residents. Community members are more likely to engage in the upkeep of their surroundings when they see positive changes occurring. Enhancing Aesthetics: One of the primary goals is to improve the visual appeal of buildings. This can involve repairs, repainting, and architectural enhancements that contribute to a more attractive streetscape. Many of the buildings are aging and investment in Façade improvements are an opportunity to express district identity.
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
Business Improvement Goals
There are also business improvement goals for the façade improvement program, including:
Stimulating Economic Development: A well-maintained and visually appealing commercial district can attract more customers and businesses. As a result, a façade improvement program can stimulate economic development by making the area more desirable for investment and commerce. Increasing Business Attraction and Retention: A visually appealing storefront can attract customers and help businesses thrive. Façade improvements can contribute to the retention of existing businesses and attract new ones.
Increasing in Property Values: The improvement of building Façades can contribute to an overall increase in property values in a community. This is beneficial for property owners and can lead to a positive economic impact for the entire neighborhood.
Safety Goals
The façade improvement program can also address more practical matters, such as:
Public Safety: Improving the visibility and condition of building façades can contribute to public safety by creating well-lit and well-maintained spaces. This can deter criminal activity and enhance the overall sense of security.
Compliance with Codes and Standards: Façade improvement programs are an opportunity for building owners to bring their properties into compliance with current building codes and safety standards. Minor improvements can be made without more extensive compliance, though the scope of improvement should include necessary safety requirements. Equity: The goal is to make the program as accessible to all businesses in need as possible.
PROGRAM ELIGIBILITY AND FUNDING
Applicable Business Corridors
The Pilot Program will provide financial assistance for enhancing the physical appearance of storefronts along the corridors within the Alisal along E. Alisal Street, E. Market Street, Sanborn Road and Williams Rd between E. Alisal and Bardin Rd. The collective improvement of these business corridors will improve the economic vitality of Alisal Vibrancy Plan area.
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
Applicant Eligibility
Applicants must meet the following eligibility criteria:
1. A commercial storefront property in the Alisal Vibrancy Plan Area serving a retail use, food service use, or personal service use (Service businesses may include personal and pet care services (barber shops, beauty salons, nail salons, pet grooming, etc.), repair services (auto, furniture, electronics, etc.), laundry and dry-cleaning services, caterers, hotels, and fitness centers); and
2. The applicant is a City of Salinas small business owner or City of Salinas commercial property owner.
The business/tenant must have a City of Salinas business license for at least 1-year and there must be no active violations on the building and/or business.
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
Eligible Improvements
Program funds are reserved for the improvement of building exteriors rather than simple routine maintenance.
Grant proceeds must be used for labor and materials directly related to the façade improvements. The types of improvements that will be considered for the program include:
Removal of gates, bars, or metal covering windows.
Anti-graffiti window coating
Security lighting
Exterior mandatory Title 24 energy upgrades
Exterior painting (including public art/ murals)
Exterior wall repair (including siding, new elements, and architectural details) Signage removal, repair, or replacement
Repair, replacement, or installation of awnings, windows, doors. Installation of new entry doors that meet ADA accessibility requirements. Installation of display windows
Ineligible Improvements
Tools may not be purchased with grant funds, but tool rental is allowable. Vacant lot improvements are ineligible for the façade improvement program. Parking lot improvements are ineligible for the façade improvement program.
Funding
The Community Development Department appropriated $600,000 from the Alisal Vibrancy Plan Implementation budget for pilot program. The Façade Improvement Program incentivizes existing business and property owners with improvements to their tenant building storefronts and is a tool to support the improvement of vacant commercial spaces by improving curb appeal. The program includes the following element:
Façade Improvements: The E. Alisal Corridor Façade Improvements Pilot Program will provide microgrants up to $7,500 or a forgivable loan of up to $20,000, see table 1.
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
Table 1: Façade Improvement Tiers
Tiers Type of Facade Improvements Maximum Amount
Reimbursable
Micro-grant
City permit fees (covered upfront with
grant)
Non-Architectural Improvements:
Awnings, parapets, new signs, sign
removal, storefront window displays,
Painting (including public art/mural)
Up to $7,500
Forgivable
Loan
City permit fees (covered upfront with
loan)
Improvements eligible in micro-grant tier, and
Architectural improvements: Window or door
refurbishment / replacement, historic features
Up to $20,000
Reimbursement
Micro-Grant
Façade Improvements micro-grants are reimbursable (with the exception of costs incurred by the city permit fees). Grant funds will be issued to Grantees through reimbursement based upon an approved scope of work, including cost estimate(s), and issued City permit(s), if required, associated with each grant application approved. Grantees will need to be prepared to cover any and all façade improvement costs that exceed the $7,500 being reimbursed by the City for the agreed upon grant amount.
The maximum grant value will not exceed $7,500.
Forgivable Loan
Acceptance of the forgivable loan mandates the businessto remain open, operational, and in working condition at the approved location for at least three (3) years. If the business does not remain open, operational and in the same location, the business or property owner will be responsible for repayment of the forgivable loan amount and will be subject to a 33.3% discount per year. In other words, a business that fails to remain open after year one, must repay 66.6% of the forgivable loan; after year 2, the business must repay 33.3% of the forgivable loan; after year 3, the business is no longer financially obligated to repay its debt.
Loan recipients are required to enter into an agreement with the City to maintain the improvements for an ongoing consistent basis of three years. The Forgivable Loan and Maintenance Agreement is transferable should there be a change of ownership or business. The property owner or new tenants would be required to assume the loan and maintenance agreements for the remaining term. The loan recipient shall be held
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
responsible for Program requirements until evidence of new business ownership and a new fully executed Forgivable Loan and Maintenance Agreement is filed with the City.
The maximum forgivable loan value will not exceed $20,000.
APPLICATION AND REVIEW PROCESS
The Façade Improvements Grant Pilot Program is a limited period program. Grants will be awarded on a first come, first served basis to eligible applicants whose projects meet the façade improvement eligibility criteria.
Applications will be accepted through December XX, XXXX (or until grant funds are exhausted). 1) Review Program guidelines. Review the guidelines and application form, available online at www.CityofSalinas.org, to understand the program goals, eligibility criteria, and process. 2) Submit a completed application. Property owner and/or business owner must submit the following to the City staff. The application will include:
• Applicant information, site information, and an acknowledgement / signature; • If applicant is a tenant, application must include the property owner’s signature; Project information and scope of work details;
• Vendor/contractor estimates;
• Photos or drawings of existing conditions.
• Copy of the applicant’s business license.
• Form W-9 (current within the last year)
• Additional attachments as identified in the checklist of items to be included for the architectural services.
• Estimates must reflect California prevailing wage requirements (Prevailing Wage FAQ).
3) City staff will review applications. A committee of internal staff will review applications and follow up with applicants to discuss the scope of work. Staff may approve, disapprove, or approve with conditions. Staff will advise grantees on the permitting requirements once review is complete. Program applications will be reviewed on a first come, first serve basis, and evaluated based on the fulfillment of the program goals. 4) Selection of grantees and contract. Once the grant is awarded, the grantee must enter into an agreement with the City of Salinas to carry out the work as described in the final approved scope of work.
5) Grantee to secure necessary Permits. If planning or building approval is required, the grantee is responsible for submitting project plans to the respective divisions. When a planning permit is required, project plans must be prepared by a licensed architect. When a building permit is required, plans must meet all Code requirements through the Building Division. See Table 2:
Facade Improvement Permit Matrix for additional details on permits required. 6) Complete the work. After receiving all required approvals and permits, the grantee shall complete the improvements within six (6) months or within the timeline designated within
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
the agreement. The applicant is responsible for contacting City staff to request an extension if necessary (an extension is not guaranteed). All permits must have completed final inspections prior to reimbursement.
7) Standard reimbursement request process. Grantee must submit all documentation as required within 30- days of project completion or planning/building permit approval.
Documents for reimbursement include proof of payment, such as invoices and receipts. The request for reimbursement will need to include an itemized list of all expenses and corresponding receipts or proof of payment as documentation for any and all expenses and must follow the schedule outlined in the Grant contract.
PREVAILING WAGE
Use of public funds may trigger prevailing wage requirements per the California Department of Industrial Relations (DIR). Prevailing Wage is the basic hourly rate paid on public works projects to a majority of workers engaged in a particular craft, classification or type of work within the locality and in the nearest labor market area (if a majority of such workers are paid at a single rate).
Prevailing wages shall be paid when the total construction cost is $15,000 or more. Where the total project cost is $15,000 or more, all estimates and payments for construction and installation of façade improvements shall include prevailing wages and shall otherwise comply with the provisions of Sections 1773.8, 1775, 1776, 1777.5, 1777.6 and 1813 of the California Labor Code and all other applicable laws and regulations with respect to prevailing wages.
Where prevailing wage is triggered, in accordance with Labor Code section 1720 et seq., prevailing wages shall be paid for all façade improvements; use of volunteer labor is not allowed. California wage schedules are available from DIR. Participants in the program are responsible for ensuring that the improvements are in compliance with the Prevailing Wage Law, and all projects are registered with the Department of Industrial Relations.
Frequently Asked Questions – Prevailing Wage (dir.ca.gov)
THE ALISAL VIBRANCY PLAN (AVP) COMMERCIAL
FAÇADE PILOT PROGRAM
City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-655, Version: 1
Minutes
Approve minutes of October 22, 2024.
City of Salinas Page 1 of 1 Printed on 11/14/2024
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City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-657, Version: 1
Minutes
Ratify approval of minutes for calendar year 2023 and 2022.
City of Salinas Page 1 of 1 Printed on 11/14/2024
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City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-672, Version: 1
Financial Claims
Approve financial claims report.
City of Salinas Page 1 of 1 Printed on 11/14/2024
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Number Date Status Payee Name
Transaction
Amount
479291 11/07/2024 Open Alejandro Rodriguez $414.00
479292 11/07/2024 Open Ana Jacinto $1,579.84
479293 11/07/2024 Open Angel Gonzalez $96.00
479294 11/07/2024 Open Arjie Fernandez Laranjo $304.45
479295 11/07/2024 Open Brianna Michelle Wilcox $332.50
479296 11/07/2024 Open Bryan McKinley $96.00
479297 11/07/2024 Open Carlos Manuel Rios $95.00
479298 11/07/2024 Open Eric Rodriguez $95.00
479299 11/07/2024 Open Francisco Brambila $130.25
479300 11/07/2024 Open Gabriel Gonzalez $341.25
479301 11/07/2024 Open Gerardo Magana $414.00
479302 11/07/2024 Open Grant Writing USA $1,980.00
479303 11/07/2024 Open Guadalupe Rodriguez $204.50
479304 11/07/2024 Open Jason Gates $96.00
479305 11/07/2024 Open Jose Andrew Sandoval $154.99
479306 11/07/2024 Open Monica Flores-Ponce $304.45
479307 11/07/2024 Open Nicholas Thomas Luciano $297.75
479308 11/07/2024 Open Robert Wayman $204.50
479309 11/07/2024 Open Sean Valenzuela $51.58
479310 11/07/2024 Open Sergio Ponce $604.04
479311 11/07/2024 Open Sophia Rome $371.63
479312 11/07/2024 Open South Bay Regional Public Safety $490.00 479313 11/07/2024 Open Tonya Erickson $414.00
479314 11/07/2024 Open Vincent Carl Montgomery Sr $304.45 479315 11/07/2024 Open Yanine Velazquez $414.00
479316 11/07/2024 Open 1515 Constitution LLC dba Creekbridge Crossings $2,675.00 479317 11/07/2024 Open 1701 Independence, LLC dba Creekbridge Apartments $2,300.00 479318 11/07/2024 Open 2NDNATURE, LLC $10,911.75
479319 11/07/2024 Open A and B Fire Protection and Safety Inc. $3,329.00 479320 11/07/2024 Open A.W. Rogers Hawley $3,200.00
479321 11/07/2024 Open A.W. Rogers Hawley $2,950.00
479322 11/07/2024 Open A.W. Rogers Hawley $1,000.00
479323 11/07/2024 Open Accounting Service Center Dispersing Office $2,500.00 479324 11/07/2024 Open Ace Hardware $232.40
479325 11/07/2024 Open Ace High Designs, Inc. $27.31
479326 11/07/2024 Open Agile Occupational Medicine PC $3,223.00 479327 11/07/2024 Open Alhambra and Sierra Spring DS Waters of America LP $112.37 479328 11/07/2024 Open Alhambra and Sierra Spring DS Waters of America LP $53.95 479329 11/07/2024 Open Alhambra and Sierra Spring DS Waters of America LP $334.26 479330 11/07/2024 Open Alisal Union School District $44,000.00 479331 11/07/2024 Open All Pets Hospital $440.08
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 user: Josephine Fernandez Pages: 1 of 6 Thursday, November 14, 2024 Number Date Status Payee Name
Transaction
Amount
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 479332 11/07/2024 Open Amazon.Com $80.85
479333 11/07/2024 Open American Supply Company $4,268.80 479334 11/07/2024 Open Amsoil Inc $881.87
479335 11/07/2024 Open Asap Alisal Signs And Printing $948.28 479336 11/07/2024 Open Ashley T. Martinez dba California Public Relations $7,875.00 479337 11/07/2024 Open AT and T $32,978.91
479338 11/07/2024 Open Auto Center Imported Cars Inc dba My Nissan Kia $704.86 479339 11/07/2024 Open AutoZone West Inc $248.63
479340 11/07/2024 Open Axon Enterprise, Inc. $9,911.64
479341 11/07/2024 Open Bautista Management, LLC $3,200.00 479342 11/07/2024 Open Bear Electrical Solutions, LLC $6,000.00 479343 11/07/2024 Open BFS Landscape Architects $1,470.00 479344 11/07/2024 Open BlueTriton Brands Inc dba ReadyRefresh $130.81 479345 11/07/2024 Open BN Motorsports, Inc dba Ben's Motorcycle Works $858.91 479346 11/07/2024 Open BrightView Landscape Services, Inc $2,475.19 479347 11/07/2024 Open Brodart Company $190.43
479348 11/07/2024 Open CAL FIRE $980.00
479349 11/07/2024 Open California Water Service $1,219.62 479350 11/07/2024 Open Cameron Murphy $500.00
479351 11/07/2024 Open Catholic Charities of the Diocese of Monterey $14,778.99 479352 11/07/2024 Open CDW Government LLC $8,889.63
479353 11/07/2024 Open Central Coast Center For Independent $5,694.70 479354 11/07/2024 Open Cintas $1,773.34
479355 11/07/2024 Open City of Watsonville $37.50
479356 11/07/2024 Open Coast Automotive Warehouse Inc $483.55 479357 11/07/2024 Open Coast Counties Truck & Equipment Co dba Coast Coun $129.46 479358 11/07/2024 Open Coastal Paving & Excavating, Inc $30,153.57 479359 11/07/2024 Open Comcast $2,853.44
479360 11/07/2024 Open Comcast (Business) $373.27
479361 11/07/2024 Open Comcast (Business) $58.66
479362 11/07/2024 Open CONCERN $6,119.16
479363 11/07/2024 Open CSC Of Salinas $35.64
479364 11/07/2024 Open CSG Consultants $1,935.00
479365 11/07/2024 Open CSG Consultants $10,701.73
479366 11/07/2024 Open Dataflow Business Systems Inc $20,191.62 479367 11/07/2024 Open Department Of Justice $1,112.00
479368 11/07/2024 Open Don Chapin Inc $900.00
479369 11/07/2024 Open Downtown Streets, Inc $35,176.91 479370 11/07/2024 Open Eden Housing Inc $20,081.21
479371 11/07/2024 Open El Charrito Corporation $128.31
479372 11/07/2024 Open Emmanuel Trujillo $2,740.00
user: Josephine Fernandez Pages: 2 of 6 Thursday, November 14, 2024 Number Date Status Payee Name
Transaction
Amount
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 479373 11/07/2024 Open Fastenal Company $229.27
479374 11/07/2024 Open Fed Ex $15.95
479375 11/07/2024 Open Ferguson US Holdings Inc dba Ferguson Enterprises $914.27 479376 11/07/2024 Open First Alarm Security & Patrol Inc dba An Allied Un $5,208.16 479377 11/07/2024 Open Forensic Pieces, Inc $2,700.00
479378 11/07/2024 Open Francesca Singh Separale Property Trust $4,300.00 479379 11/07/2024 Open Genuine Parts Company dba NAPA Auto Parts $161.31 479380 11/07/2024 Open Geraldine Villa $4,050.00
479381 11/07/2024 Open Glasswork by Design $220.00
479382 11/07/2024 Open Granite Rock Co $6,173.32
479383 11/07/2024 Open Green Rubber Kennedy Ag $448.66
479384 11/07/2024 Open Heather A Hardee dba Hardee Polygraph Services $2,250.00 479385 11/07/2024 Open Heidi Niggemeyer $487.26
479386 11/07/2024 Open Hemi's Landscaping and Concrete Inc $7,500.00 479387 11/07/2024 Open Herc Rentals Inc. $5,798.61
479388 11/07/2024 Open Holden, Whitelaw & Associates, Inc dba Pacific App $3,300.00 479389 11/07/2024 Open Hydro Turf $185.18
479390 11/07/2024 Open iHeart Communications Inc dba iHeartMedia, TTWN Me $4,000.00 479391 11/07/2024 Open Ingram Book Company $6,802.73
479392 11/07/2024 Open Interstate Battery System Inc $305.79 479393 11/07/2024 Open Jesse And Evan Inc dba La Plaza Bakery $82.00 479394 11/07/2024 Open Johnson Associates $301.45
479395 11/07/2024 Open Jorge Alberto Espinoza dba Pop Kettle Corn $180.00 479396 11/07/2024 Open Jose Luis Corral dba Salinas Pizza $199.70 479397 11/07/2024 Open Julie Sylvia Figueroa Gonzalez dba c/o Steinbeck $3,450.00 479398 11/07/2024 Open Karina Velasquez Santa Cruz $3,427.00 479399 11/07/2024 Open Karla's Janitorial & Suppliers, LLC $3,050.00 479400 11/07/2024 Open Katherine Linnane $500.00
479401 11/07/2024 Open Kimball Midwest $2,021.14
479402 11/07/2024 Open Kimley Horn And Assoc Inc $7,910.38 479403 11/07/2024 Open L.N. Curtis & Sons $1,868.18
479404 11/07/2024 Open Liebert Cassidy Whitmore $1,804.00 479405 11/07/2024 Open Life Assist $1,151.54
479406 11/07/2024 Open Luis Enrique Perez $2,300.00
479407 11/07/2024 Open LV44 LP $2,295.00
479408 11/07/2024 Open Magnet Forensics, LLC $12,996.00 479409 11/07/2024 Open Marina 706, L.P. dba Terracina at the Dunes $800.00 479410 11/07/2024 Open Matthew G Norton Co dba NWB Salinas LLC $384.70 479411 11/07/2024 Open Matthew G Norton Co dba NWB Salinas LLC $261.95 479412 11/07/2024 Open Matthew G Norton Co dba NWB Salinas LLC $108.68 479413 11/07/2024 Open Matthew Nelson $1,000.00
user: Josephine Fernandez Pages: 3 of 6 Thursday, November 14, 2024 Number Date Status Payee Name
Transaction
Amount
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 479414 11/07/2024 Open Metropolitan Transportation Commission $3,500.00 479415 11/07/2024 Open Midwest Tape, LLC dba Midwest Tape $333.10 479416 11/07/2024 Open Miovision Technologies Inc $9,687.29 479417 11/07/2024 Open MNS Engineers, Inc $440.00
479418 11/07/2024 Open Monterey County Health Department $2,002,500.00 479419 11/07/2024 Open Monterey County Health Department $215.00 479420 11/07/2024 Open Monterey County Health Department $920.00 479421 11/07/2024 Open MP 21 Soledad Street, L.P. $1,142.00 479422 11/07/2024 Open MP 21 Soledad Street, L.P. $300.00 479423 11/07/2024 Open MP Express, Inc $214.99
479424 11/07/2024 Open NPG of Monterey-Salinas CA LLC dba KION NION KMUV $4,160.00 479425 11/07/2024 Open Office Depot Business Service Division $970.37 479426 11/07/2024 Open Operation Freedom Paws $572.00
479427 11/07/2024 Open Overhead Door Company Of Salinas $5,905.00 479428 11/07/2024 Open Pacific Gas and Electric Company $7,372.38 479429 11/07/2024 Open Pacific Grove Property Management $3,499.00 479430 11/07/2024 Open Pacific Truck Parts Inc $223.75
479431 11/07/2024 Open Partners For Peace $26,485.75
479432 11/07/2024 Open Peninsula Messenger, LLC $225.00 479433 11/07/2024 Open Petsmart $212.96
479434 11/07/2024 Open PJ Trucking Academy LLC $5,800.00 479435 11/07/2024 Open Playaway Products LLC $1,669.42
479436 11/07/2024 Open PLM Lender Services Inc $431.25
479437 11/07/2024 Open Precision K9 LLC $2,300.00
479438 11/07/2024 Open Quality Water Enterprises Inc dba Culligan Water $540.90 479439 11/07/2024 Open RDO Equipment Company $2,201.57
479440 11/07/2024 Open Regional Government Services $75.00 479441 11/07/2024 Open Rexel USA, Inc dba Platt Electric Supply $564.30 479442 11/07/2024 Open Rik Sagin $2,000.00
479443 11/07/2024 Open Roadline Products Inc USA $1,212.24 479444 11/07/2024 Open Ronnie G. Rehn dba Smokey Key Service $496.54 479445 11/07/2024 Open Salinas Northpoint Apartments, LLC $2,650.00 479446 11/07/2024 Open Salinas Urgent Care Doctors On Duty $593.00 479447 11/07/2024 Open Salvatore Tringali $2,780.00
479448 11/07/2024 Open Same Day Shred $30.00
479449 11/07/2024 Open San Lorenzo Lumber $277.48
479450 11/07/2024 Open Serological Research Institute $12,000.00 479451 11/07/2024 Open Shatto Rentals Inc $4,300.00
479452 11/07/2024 Open Signa LLC $587.22
479453 11/07/2024 Open Smith and Enright Landscaping $141,462.79 479454 11/07/2024 Open State of California Dept of Industrial Relations $225.00 user: Josephine Fernandez Pages: 4 of 6 Thursday, November 14, 2024 Number Date Status Payee Name
Transaction
Amount
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 479455 11/07/2024 Open State of California Dept of Industrial Relations $225.00 479456 11/07/2024 Open State of California Dept of Industrial Relations $225.00 479457 11/07/2024 Open State of California Dept of Industrial Relations $125.00 479458 11/07/2024 Open Stephanie Morales-Bravo Petty Cash Custodian $10.72 479459 11/07/2024 Open Sterling Management dba Sterling Property Manageme $1,945.00 479460 11/07/2024 Open Stommel Inc dba Lehr $2,765.56
479461 11/07/2024 Open Sturdy Oil Company $5,631.30
479462 11/07/2024 Open Summit Uniforms, LLC dba Summit Uniforms $352.19 479463 11/07/2024 Open SWA Group Inc $51,358.48
479464 11/07/2024 Open TALX UC Express $1,003.94
479465 11/07/2024 Open Tammy Gams $1,000.00
479466 11/07/2024 Open Target Pest Control $703.00
479467 11/07/2024 Open TEF Architecture & Interior Design, Inc dba TEF De $1,500.00 479468 11/07/2024 Open Tehama Golf Club LLC $400.00
479469 11/07/2024 Open The Ed Jones Company, Incorporated $791.44 479470 11/07/2024 Open The Sherwin-Williams Co $150.19
479471 11/07/2024 Open Tiffanys Body Shop $19,991.22
479472 11/07/2024 Open Tri County Fire Protection $70.00 479473 11/07/2024 Open U.S. Bank National Association ND $14,747.45 479474 11/07/2024 Open Valley Fabrication Inc $15.90
479475 11/07/2024 Open Vegetable Growers Supply Company $260.22 479476 11/07/2024 Open Verizon Wireless $633.88
479477 11/07/2024 Open Verizon Wireless $272.82
479478 11/07/2024 Open Verizon Wireless $2,154.01
479479 11/07/2024 Open Verizon Wireless $3,464.56
479480 11/07/2024 Open Veronica Tam And Associates Inc $1,610.00 479481 11/07/2024 Open Vestis Group, Inc dba Vestis Services, LLC $37.56 479482 11/07/2024 Open W W Grainger Inc $938.69
479483 11/07/2024 Open Wallace Group A California Corporation $67,918.81 479484 11/07/2024 Open Walmart c/o Capitol One $140.93
479485 11/07/2024 Open WCDJR LLC dba Watsonville Chrysler Dodge Jeep Ram $1,708.23 479486 11/07/2024 Open Wilbur-Ellis Company $16,723.02
479487 11/07/2024 Open Willdan Engineering $25,040.00
479488 11/07/2024 Open William R Lewis dba Cypress Landing Apartments $500.00 479489 11/07/2024 Open Yesenia Contreras $4,000.00
479490 11/14/2024 Open Andrea Nicole Mendoza $261.20
479491 11/14/2024 Open Cameron Mitchell $295.00
479492 11/14/2024 Open Darlenne Topacio Birrueta $73.97 479493 11/14/2024 Open Eduardo Bejarano $295.00
479494 11/14/2024 Open Estefania Vargas $324.76
479495 11/14/2024 Open Eulalio Villegas $295.00
user: Josephine Fernandez Pages: 5 of 6 Thursday, November 14, 2024 Number Date Status Payee Name
Transaction
Amount
General Account - General Account
Check
City of Salinas
Payment Register
From Payment Date: 11/6/2024 - To Payment Date: 11/14/2024 479496 11/14/2024 Open Evan Adams $295.00
479497 11/14/2024 Open Isidoro Medrano $295.00
479498 11/14/2024 Open Jose Fletes $95.00
479499 11/14/2024 Open Justin Heckman $295.00
479500 11/14/2024 Open Lucila Aguilar Ayala $673.56
479501 11/14/2024 Open Nicolas Reyes $295.00
479502 11/14/2024 Open Patricia Penaloza $73.97
479503 11/14/2024 Open Raul Rosales $296.37
479504 11/14/2024 Open Ruben Sanchez $295.00
479505 11/14/2024 Open Susanne Crichton $113.35
479506 11/14/2024 Open Sylvia Enriquez $73.97
479507 11/14/2024 Open Victor Cortina $295.00
$2,911,623.59
General Account - General Account Totals
Type Check Totals:
user: Josephine Fernandez Pages: 6 of 6 Thursday, November 14, 2024 City of Salinas
Legislation Text
200 Lincoln Ave., Salinas,
CA 93901
www.cityofsalinas.org
File #: ID#24-570, Version: 1
Fourth Amendment to Permanent Local Housing Allocation 5-Year Plan and Allocation of Funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for Four Projects Approve a Resolution authorizing the submission of Fourth Amendment to the Permanent Local Housing Allocation 5-Year Plan; and the allocation of $390,000 in PLHA funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for the development of three Accessory Dwelling Units located at 138 Carr Avenue, 617 Fremont Street, and 615 Fremont Street; and the allocation of $645,000 in PLHA funds to CHISPA for the acquisition of the 98 Kip Drive property for the development of a 100% affordable senior housing project; and authorizing the City Manager, or its designee, to negotiate and execute agreements and related covenant documents and all other applicable forms, conditional commitment letters, grant-related documents, and all subsequent amendments as needed.
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CITY OF SALINAS
COUNCIL STAFF REPORT
DATE: NOVEMBER 19, 2024
DEPARTMENT: COMMUNITY DEVELOPMENT
FROM: LISA BRINTON, COMMUNITY DEVELOPMENT DIRECTOR
THROUGH: VINCENT MONTGOMERY, PLANNING MANAGER
BY: LUIS OCHOA, SR. COMMUNITY DEVELOPMENT ANALYST
MONICA FLORES-PONCE, COMMUNITY DEVELOPMENT
ANALYST
DAVID VIGIL, ADMINISTRATIVE ANALYST
TITLE: FOURTH AMENDMENT TO PERMANENT LOCAL HOUSING
ALLOCATION 5-YEAR PLAN AND ALLOCATION OF FUNDS TO
COMMUNITY HOUSING IMPROVEMENT SYSTEMS AND
PLANNING ASSOCIATION INC. (CHISPA) FOR FOUR
PROJECTS
RECOMMENDED MOTION:
A motion to approve a Resolution authorizing:
1. the submission of Fourth Amendment (Amendment) to the Permanent Local Housing Allocation (PLHA) 5-Year Plan; and
2. the allocation of $390,000 in PLHA funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for the development of three Accessory Dwelling Units (ADUs) located at 138 Carr Avenue, 617 Fremont Street, and 615 Fremont Street; and
3. the allocation of $645,000 in PLHA funds to CHISPA for the acquisition of the 98 Kip Drive property for the development of a 100% affordable senior housing project; and
4. the City Manager, or its designee, to negotiate and execute agreements and related covenant documents and all other applicable forms, conditional commitment letters, grant-related documents, and all subsequent amendments as needed.
EXECUTIVE SUMMARY:
In June 2021, the City of Salinas (City) and the California Department of Housing and Community Development (HCD) established a Standard Agreement for the PLHA Program, allowing up to $6,041,082 over five years to address housing needs. The City is proposing amendments to its 5- Year Plan (Plan) to allocate $390,000 for three ADU projects and $645,000 for acquiring a property at 98 Kip Drive for a 100% affordable senior housing development, both through Page | 2
CHISPA. Additionally, the Amendment will include a 40% allocation of funds towards homeownership opportunities for years three, four, and five. HCD requires a 10-day public notice for any amendments to the PLHA Plan. Public notice for the fourth amendment was initiated on November 8, 2024, and it closes with a public hearing at City Council on November 19, 2024.
BACKGROUND:
The PLHA program supports local governments in housing-related projects. Salinas has received various allocations since the plan’s approval, with flexibility to adjust funding as needed. The proposed amendments will address low-income multifamily rental units and ADU production while meeting the new 40% allocation requirement towards homeownership opportunities.
The Amendment seeks to adjust percentages in years three, four, and five to continue the commitment of funding towards the development of low-income multifamily rental units, ADUs, and homeownership opportunities. Tables 1 and 2 below illustrate the proposed Amendment.
Table 1: Current PLHA 5-Year Plan Allocation
Activity Description Percent Budget Per Year
1 2 3 4 5
Program Administration 5% 5% 5% 5% 5%
Affordable Housing Development 75% 0% 70% 40% 55%
ADU Production 0% 10% 0% 10% 10%
Matching Funds to LHTF 0% 0% 0% 0% 0%
Homeless Services Assistance 20% 85% 25% 45% 30%
Totals 100% 100% 100% 100% 100%
Table 2: Proposed Amendment to PLHA 5-Year Plan Allocation Activity Description Percent Budget Per Year
1 2 3 4 5
Program Administration 5% 5% 5% 5% 5%
Affordable Housing Development 75% 0% 41% 55% 55%
ADU Production 0% 10% 14% 0% 0%
Matching Funds to LHTF 0% 0% 0% 0% 0%
Homeless Services Assistance 20% 85% 0% 0% 0%
Homeownership Opportunities 0% 0% 40% 40% 40%
Totals 100% 100% 100% 100% 100%
The Amendment will allocate $390,000 in PLHA funds to CHISPA to develop three ADUs.
CHISPA will use the funds for predevelopment and construction costs. The proposed ADUs will be located at: 138 Carr Avenue, 615 Fremont Street, and 617 Fremont Street. The ADUs will be rented to households up to Moderate Income.
On January 23, 2024, City Council had approved a resolution authorizing the commitment of $640,000 from year three PLHA funding to support CHISPA with the acquisition of the land for a planned 100% affordable senior housing project located at 98 Kip Drive. The City wants to increase the PLHA funding to $645,000 for the 36-unit development.
Page | 3
These items were presented at the Housing and Land Use Committee on November 5, 2024.
Committee members present unanimously supported Council’s approval of the Amendment. By committing PLHA funding from years two and three to CHISPA for these projects, it will ensure the City is compliant with the PLHA expenditure deadlines.
CEQA CONSIDERATION:
The City of Salinas has determined that the proposed action is not a project as defined by the California Environmental Quality Act (CEQA) (CEQA Guidelines Section 15378).
CALIFORNIA GOVERNMENT CODE §84308 APPLIES:
No.
STRATEGIC PLAN INITIATIVE:
The allocation of years two and three of PLHA funding to CHISPA for the acquisition 98 Kip Drive and the construction of three ADUs supports the City of Salinas 2022-2025 Strategic Plan Goals and Strategies of Housing/Affordable Housing by supporting the production of ADUs and affordable housing development for seniors.
DEPARTMENTAL COORDINATION:
This agenda item is administered by the CDD’s Housing and Community Development Division in consultation with the City Attorney and Finance Department. The City also collaborated with HCD, Goldfarb and Lipman, and CHISPA on this agenda item.
FISCAL AND SUSTAINABILITY IMPACT:
There will be no impact on the General Fund. The allocated funds for this potential property acquisition are from State grant funds awarded to the City.
Fund Appropriation Appropriation
Name
Total
Appropriation
Amount for
recommendation
FY 24-25
Operating
Budget Page
Last Budget
Action (Date,
Resolution)
2951 30.3240-
69.1351
Financial Assistance –
Multi Family Housing
$3,322,776.95 $1,035,000 N/A 05/14/2024,
22974
ATTACHMENTS:
Resolution – City
Resolution – State
HCD Amendment Application
138 Carr Ave. – Funding Agreement and Covenant Documents 615 Fremont St. – Funding Agreement and Covenant Documents 617 Fremont St. – Funding Agreement and Covenant Documents 98 Kip Dr. – Funding Agreement and Covenant Documents
1 RESOLUTION NO. (N.C.S.)
A RESOLUTION OF THE CITY OF SALINAS CITY COUNCIL AUTHORIZING THE AMENDMENT NO. FOUR TO PERMANENT LOCAL HOUSING ALLOCATION 5-YEAR
PLAN AND ALLOCATION OF FUNDS TO CHISPA FOR FOUR PROJECTS WHEREAS, in June 2021, HCD approved the City’s Permanent Local Housing Allocation (PLHA) 5-Year Plan (Plan), with a potential award of $6,041,082 over the five-year period; and WHEREAS, the City intends to amend its 5-Year Plan to reallocate allocated percentages of funds among selected eligible actives for years three and four to recognize and fulfill the City’s prior commitment to the development of Accessory Dwelling Units (ADUs) and to continue the commitment of funding towards the development of low-income multifamily rental units; and WHEREAS, HCD requires a 10-day comment period for the amendment and the City published a notice on November 8, 2024 in the Monterey Herald newspaper with a public comment period ending on November 19, 2024; and
WHEREAS, the City intends to allocate $390,000 in PLHA funds to Community Housing Improvement Systems and Planning Association Inc. (CHISPA) for the Development of three ADUs located at 138 Carr Avenue, 615 Fremont Street, and 617 Fremont Street; and WHEREAS, on January 23, 2024, City Council approved a resolution authorizing the commitment of $640,000 from 2021 PLHA funding to support CHISPA with the acquisition of land for a planned 100% affordable senior housing project located at 98 Kip Drive; and WHEREAS, the City intends to increase the PLHA funding to $645,000 to CHISPA for the acquisition of 98 Kip Drive; and
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby authorizes City to submit a fourth amendment to the PLHA 5-Year Plan; and BE IT FURTHER RESOLVED that the Salinas City Council authorizes the allocation of $390,000 in PLHA funds to CHISPA for the development of three ADUs located at 138 Carr Avenue, 615 Fremont Street, and 617 Fremont Street; and BE IT FURTHER RESOLVED that the Salinas City Council authorizes the allocation of $645,000 in PLHA funds to CHISPA for the acquisition of the 98 Kip Drive property for the development of a 100% affordable senior housing project; and BE IT FURTHER RESOLVED that the Salinas City Council authorizes the City Manager, or its designee, to negotiate and execute agreements and related covenant documents and all other applicable forms, conditional commitment letters, grant-related documents, and all subsequent amendments as needed.
PASSED AND APPROVED this 19
th day of November 2024, by the following vote:
2 AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED:
Kimbley Craig, Mayor
ATTEST:
Patricia M. Barajas, City Clerk
1 Resolution Number: ________
City of Salinas
AUTHORIZING RESOLUTION OF CITY OF SALINAS
AUTHORIZING THE APPLICATION AND AMENDING THE PLHA PLAN FOR THE
PERMANENT LOCAL HOUSING ALLOCATION PROGRAM
A necessary quorum and majority of the Council members of City of Salinas, a municipality (“Applicant”) hereby consents to, adopts and ratifies the following resolution:
A. WHEREAS, the Department is authorized to provide up to $296 million under the SB 2 Permanent Local Housing Allocation Program Formula Component from the Building Homes and Jobs Trust Fund for assistance to Cities and Counties (as described in Health and Safety Code section 50470 et seq. (Chapter 364, Statutes of 2017 (SB 2)).
B. WHEREAS, the State of California (the “State”), Department of Housing and Community Development (“Department”) issued a Notice of Funding Availability (“NOFA”) dated 10/15/2024 under the Permanent Local Housing Allocation (PLHA) Program;
C. WHEREAS, the City of Salinas is an eligible Local government who has applied for program funds to administer one or more eligible activities, or a Local or Regional Housing Trust Fund to whom an eligible Local government delegated its PLHA formula allocation.
D. WHEREAS, the Department may approve funding allocations for PLHA Program, subject to the terms and conditions of the Guidelines, NOFA, Program requirements, the Standard Agreement, and other contracts between the Department and PLHA grant recipients;
NOW THEREFORE BE IT RESOLVED THAT:
1. If Applicant receives a grant of PLHA funds from the Department pursuant to the above referenced PLHA NOFA, it represents and certifies that it will use all such funds in a manner consistent and in compliance with all applicable state and federal statutes, rules, regulations, and laws, including without limitation all rules and laws regarding the PLHA Program, as well as any and all contracts Applicant may have with the Department.
2 2. Applicant is hereby authorized and directed to receive a PLHA grant, in an amount not to exceed the five-year estimate of the PLHA formula allocations, as stated in Appendix B of the current NOFA $6,041,082 in accordance with all applicable rules and laws.
3. Applicant hereby agrees to use the PLHA funds for eligible activities as approved by the Department and in accordance with all Program requirements, Guidelines, other rules, and laws, as well as in a manner consistent and in compliance with the Standard Agreement and other contracts between the Applicant and the Department.
4. Pursuant to Sections 302(c)(4) and 302(c)(5) of the Guidelines, Applicant’s PLHA Plan Amendment for the 2020-2023 Allocations is attached to this resolution, and Applicant hereby adopts this PLHA Plan Amendment and certifies compliance with all public notice, public comment, and public hearing requirements in accordance with the Guidelines.
5. If applicable: Applicant certifies that it was delegated by to submit an application on its behalf and administer the PLHA grant award for the formula allocation of PLHA funds, pursuant to Guidelines Section 300(c) and 300(d), and the legally binding agreement between the recipient of the PLHA funds and the Applicant is submitted with the PLHA application.
6. If applicable: Applicant certifies that it has or will subgrant some or all of its PLHA funds to another entity or entities. Pursuant to Guidelines Section 302(c)(3), “entity” means a housing developer or program operator, but does not mean an administering Local government to whom a Local government may delegate its PLHA allocation.
7. If applicable: Applicant certifies that its selection process of these subgrantees was or will be accessible to the public and avoided or shall avoid any conflicts of interest.
8. If applicable: Pursuant to Applicant’s certification in this resolution, the PLHA funds will be expended only for eligible Activities and consistent with all program requirements.
9. If applicable: Applicant certifies that, if funds are used for the acquisition, construction or rehabilitation of for-sale housing projects or units within for-sale housing projects, the grantee shall record a deed restriction against the property that will ensure compliance with one of the requirements stated in Guidelines Section 302(c)(6)(A), (B) and (C).
10.If applicable: Applicant certifies that, if funds are used for the development of an Affordable Rental Housing Development, the Local government shall make PLHA assistance in the form of a low-interest, deferred loan to the Sponsor of the Project, and such loan shall be evidenced through a Promissory Note secured by a Deed of Trust and a Regulatory Agreement shall restrict occupancy and rents in accordance with a Local government-approved underwriting of the Project for a term of at least 55 years.
3 11.Applicant shall be subject to the terms and conditions as specified in the Standard Agreement, the PLHA Program Guidelines and any other applicable SB 2 Guidelines published by the Department.
12.The City Manager, or its designee, is authorized to execute the PLHA Program Application, the PLHA Standard Agreement and any subsequent amendments or modifications thereto, as well as any other documents which are related to the Program or the PLHA grant awarded to Applicant, as the Department may deem appropriate.
PASSED AND ADOPTED at a regular meeting of the City of Salinas this 19th day of, November 2024, by the following vote:
AYES:
ABSTENTIONS:
NOES:
ABSENT:
Signature of Approving Officer:
Kimbley Craig, Mayor
CERTIFICATE OF THE ATTESTING OFFICER
The undersigned, Officer of Patricia M. Barajas does hereby attest and certify that the attached Resolution is a true, full and correct copy of a resolution duly adopted at a meeting of the City of Salinas which was duly convened and held on the date stated thereon, and that said document has not been amended, modified, repealed, or rescinded since its date of adoption and is in full force and effect as of the date hereof.
ATTEST:
Signature of Attesting Officer
Print Name and Title of Attesting Officer
Allocation Years New & Streamlined
Submission Deadline
5-Year Plan Amendment
Submission Deadline
Year 1 (2019) n/a n/a
Year 2 (2020) n/a n/a
Year 3 (2021) 02/28/2025 06/30/2025
Year 4 (2022) 02/28/2026 06/30/2026
Year 5 (2023) 02/28/2027 06/30/2027
Website: Permanent Local Housing Allocation Program (PLHA) Tomiquia Moss, Secretary
Department of Housing and Community Development
Gustavo Velasquez, Director
Program Design and Implementation, PLHA Program
651 Bannon Street, Sacramento, CA 95811
Email: [email protected]
Business, Consumer Services and Housing Agency
Permanent Local Housing Allocation (PLHA) Formula
Allocation
Notice of Funding Availability (NOFA) October 15, 2024
2024 Application for 5-Year Plan Amendment
State of California
Gavin Newsom, Governor
DRAFT
End of Document
DRAFT
Disclosure of Application (California Public Records Act Statutes of 1968 Chapter 1473): Information provided in the application will become a public record available for review by the public, pursuant to the California Public Records Act Statutes of 1968 Chapter 1473. As such, any materials provided will be disclosable to any person making a request under this Act. The Department cautions Applicants to use discretion in providing information not specifically requested, including but not limited to, bank accounts, personal phone numbers and home addresses. By providing this information to the Department, the Applicant is waiving any claim of confidentiality and consents to the disclosure of submitted material upon request."
X Reuse Plan Program Income Reuse Plan describing how repaid loans or accrued interest will be used for eligible activities in Section 301.
Not
Applicable
X Executed Application Provide a copy of the signed application. Signature can be typed into the Excel workbook, PDF with Docusigned signature or PDF with wet ink signature in blue ink preferred. Included X Applicant Delegation
Agreement Legally binding agreement between Delegating and Administering Local Governments. Not Applicable
X Plan Adoption Reso
§302(c)(4)(D) Evidence that the Plan was authorized and adopted by resolution by the Local jurisdiction and that the public had an adequate opportunity to review and comment on its content.
PLHA webpage for Plan Adoption Resolution Document , located under our Forms tab.
Included
X
Application and Adopting the
PLHA Plan (2021-2023
Allocations) Reso
Pursuant to section 302(c)(4) of the Guidelines, Applicant’s PLHA Plan for 2021-2023 allocations is attached to this resolution, and Applicant certifies compliance with all public notice, comment, and hearing requirements in accordance with the Guidelines.
Included
X App1 TIN Provide a signed Gov't TIN Form Included
Threshold
Requireme Electronic File Name Document Description Included? General Instructions (Additional instructions and guidance are given throughout the Formula Allocation Application in "red" text and in cell comments.
Guideline references are made with "§" and the corresponding guideline section number. "Yellow" cells are for Sponsor input. Failure to provide the required attachments and documentation may disqualify your application from consideration. An Applicant must submit a complete application and other documents consistent with the deadlines stated in this NOFA. Applications submitted in response to this NOFA must meet the threshold requirements set forth in this section and in PLHA Guidelines Section 302.
Required attachments are indicated in "orange" throughout the Streamline Application. Failure to provide the required attachments and documentation may disqualify your application from consideration. Electronically attached files must use the naming convention in the PLHA Application. For Example: "App1 Tin" or "Reuse Plan".
Threshold items are indicated in "blue" cells.
"Red" shaded cells indicate the Sponsor has failed to meet a requirement of the program. Cells in the worksheet shaded in "red" indicate that the Applicant has failed to meet the minimum required.
Sponsor must complete the following worksheets in the PLHA Formula Allocation Application.
Formula Allocation Application
Urban County
Checklist
Applications must be on the Department’s forms and cannot be altered or modified by the Applicant. Excel forms must be in Excel format and 'save as' .xls or .xlsx.
Do not 'save as' .xlsm or .pdf format. For application errors please fill out the Application Support worksheet and email the entire workbook to Application Support for application errors at [email protected].
Instructions Rev. 10/10/24
When opening this file, a yellow banner at the top may appear with a button that says "Enable Content". It is essential that you click this box so that the macros are enabled. Enabling macros is necessary for full worksheet functionality. Macros do not work with Microsoft's Excel version for Apple Mac.
Applications must be submitted electronically to the Department’s HCD Portal Sign In website. To receive an award of CY 2021 funds, applicants are required to submit an application and demonstrate a fully compliant Housing Element and submittal of the applicable Annual Progress Report(s) no later than February 28, 2025.
All CY 2021 funds must be awarded by June 30, 2025 or they will revert to the Housing Rehabilitation Loan Fund per statute.
This NOFA will remain open to eligible applicants through June 30, 2027.
PLHA Page 1 Instructions & Checklist
DRAFT
§301(a)(3) Matching portions of funds placed into Local or Regional Housing Trust Funds. No §301(a)(4) Matching portions of funds available through the Low- and Moderate-Income Housing Asset Fund pursuant to subdivision (d) of HSC Section 34176. No §301(a)(5) Capitalized Reserves for services connected to the preservation and creation of new permanent supportive housing. No §301(a) Eligible activities are limited to the following: Select below:
§301(a)(1) The predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential live-work, rental housing that is affordable to Extremely low-,Very low-, Low-, or Moderate-income households, including necessary operating subsidies. Yes §301(a)(2) The predevelopment, development, acquisition, rehabilitation, and preservation of affordable rental and ownership housing, including Accessory Dwelling Units (ADUs), that meets the needs of a growing workforce earning up to 120 percent of AMI, or 150 percent of AMI in high-cost areas. ADUs shall be available for occupancy for a term of no less than 30 days.
Yes
§301(a)(9) Homeownership opportunities, including, but not limited to, down payment assistance. Yes §301(a)(6) Assisting persons who are experiencing or At-risk of homelessness, including, but not limited to, providing rapid re-housing, rental assistance, supportive/case management services that allow people to obtain and retain housing, operating and capital costs for navigation centers and emergency shelters, and the new construction, rehabilitation, and preservation of permanent and transitional housing.
No
§301(a)(7) Accessibility modifications in Lower-income Owner-occupied housing. No §301(a)(8) Efforts to acquire and rehabilitate foreclosed or vacant homes and apartments. No File Name: Gov TIN Provide a signed Gov't TIN Form Uploaded to HCD? Yes File Name: Applicant Delegation Agreement Legally binding agreement between Delegating and Administering Local Governments (sample provided—just click on icon in row 19, column AH) Uploaded to HCD? N/A File Name:
Application and/or Adopting the
PLHA Plan (2020-2023
Allocations) Reso
Pursuant to section 302(c)(4) of the Guidelines, Applicant’s PLHA Plan for 2020-2023 allocations is attached to this resolution, and Applicant certifies compliance with all public notice, comment, and hearing requirements in accordance with the Guidelines.
Yes Uploaded to
HCD? Yes
Zip Code: 93901
§300(d) Is Applicant delegated by another Local government to administer on its behalf its formula allocation of program funds? No §300(d) If Applicant answered "Yes" above, has the Applicant attached the legally binding agreement required by §300(c) and (d)?
A sample agreement can be
found by double clicking on the
icon to the right
N/A
Address: 65 West Alisal Street City: Salinas State: CA
Zip Code: 93901
Contact Name: Lisa Brinton Title: Community Development Director Contact Email: [email protected] Contact Phone: 831-758-7387 Address: 200 Lincoln Avenue City: Salinas State: CA
County: Monterey
Auth Rep Name: René Mendez Title: City Manager Auth Rep. Email: [email protected] Phone: 831-758-7381 City: Salinas State: CA Zip: 93901
Yes
Instructions: If the Local Government Recipient of the PLHA Formula Allocation delegated its PLHA formula allocation to a Local Housing Trust Fund or to another Local Government, the Applicant (for which information is required below) is the Local Housing Trust Fund or administering Local Government. The PLHA award will be made to the Applicant (upon meeting threshold requirements) and the Applicant is responsible for meeting all program requirements throughout the term of the Standard Agreement.
The 302(c)(4) Plan template worksheet requires first choosing one or more of the Eligible Activities listed below. If "Yes" is clicked, the 302(c)(4) Plan worksheet opens a series of questions about what precise activities are planned. Some specific activities, such as providing downpayment assistance to lower-income households for acquisition of an affordable home, could be included under either Activity 2 or 9. Please only choose one of those Activities; don't list the downpayment assistance under both Activities.
Please note that 40% of each allocation you are requesting to amend with this application MUST be allocated to an activity that supports Homeownership in accordance with the NOFA. Ownership activities are 2,3,4,7,8,9 (activities 2,3,4, & 8 will only count as ownership if the funds will go towards ownership sub activities as opposed to rental housing sub activities including ADU's) If the PLHA funds are used for the same Activity but for different Area Median Income (AMI) level, select the highest AMI level the Activity will serve (you can always go lower than what is listed but you may not serve higher than what is listed without completing a plan amendment in the future).
For each year (2021-2023), allocations must equal 100% annually including the allowable administrative costs of up to 5%. §300 Eligible Applicants
§300(a) and (b) Eligible Applicants for the Entitlement and Non-Entitlement formula component described in Section §100(b)(1) and (2) are limited to the metropolitan cities and urban counties allocated a grant for the federal fiscal year 2017 pursuant to the federal CDBG formula specified in 42 USC, Section §5306 and Non-entitlement local governments.
Applicant: City of Salinas
Address: 200 Lincoln Avenue
2023 PLHA Formula Allocation Amount: n/a 2022 Allowable Local Admin (5%): n/a Admin requested? Yes §301 Eligible Activities
PLHA Formula - Amendment for years 2021, 2022, 2023 Rev. 10/10/24 Eligible Applicant Type: Entitlement
Local Government Recipient of PLHA Formula Allocation: Salinas 2022 PLHA Formula Allocation Amount: n/a 2021 Allowable Local Admin (5%): n/a Admin requested? Yes 2021 PLHA Formula Allocation Amount: n/a 2020 Allowable Local Admin (5%): n/a Admin requested? PLHA Page 1 Formula Allocation Application
DRAFT
§301(a)(10) Fiscal incentives made by a county to a city within the county to incentivize approval of one or more affordable housing Projects, or matching funds invested by a county in an affordable housing development Project in a city within the county, provided that the city has made an equal or greater investment in the Project. The county fiscal incentives shall be in the form of a grant or low-interest loan to an affordable housing Project. Matching funds investments by both the county and the city also shall be a grant or low-interest deferred loan to the affordable housing Project.
No
PLHA Page 2 Formula Allocation Application
DRAFT
0 §302(c)(4)(E)(iii) A description of major steps/actions and a proposed schedule for the implementation and completion of each Affordable Rental and Ownership Housing project. §302(c)(4)(E)(ii) Projected Number of Households
Served 3
§302(c)(4)(E)(iv) Period of Affordability for the
Proposed Activity (55 years required for rental
housing projects)
20 TOTAL
§302(c)(4)(E)(ii) Unmet share of the RHNA at the
AMI Level
Note: complete for years 2021, 2022, 2023 only
0 §302(c)(4)(E)(ii) Area Median Income Level
Served 120%
What Percentage of the Percentage Above Will
be Used for Ownership Housing?
§302(c)(4)(E)(i) Percentage of Funds Allocated for
Each Affordable Housing Activity 14%
Type of Affordable Housing Activity
Development of
Accessory
Dwelling Units
Funding Allocation Year 2021
55 Years 55 Years 55 Years
§301(a)(2) The predevelopment, development, acquisition, rehabilitation, and preservation of Affordable rental and ownership housing, including Accessory Dwelling Units (ADUs), that meets the needs of a growing workforce earning up to 120 percent of AMI, or 150 percent of AMI in high-cost areas. ADUs shall be available for occupancy for a term of no less than 30 days.
Complete the table below for each proposed Affordable Rental and Ownership Housing Activity to be funded with 2021-2023 PLHA allocations. If a single Activity will be assisting households at more than one level of Area Median Income, please list the highest AMI to be served. §302(c)(4)(E)(iv) Period of Affordability for the
Proposed Affordable Rental Housing Activity (55
years required for rental housing projects)
55 Years 55 Years 55 Years 55 Years 55 Years 55 Years 55 Years 55 Years 55 Years 55 Years 55 Years §302(c)(4)(E)(ii) Projected Number of Households
Served 40 27 27
TOTAL
§302(c)(4)(E)(ii) Unmet share of the RHNA at the
AMI Level
Note: complete for years 2021, 2022, 2023 only
200 200 200
94 60% 60% 60%
§302(c)(4)(E)(i) Percentage of Funds Allocated for
the Proposed Affordable Rental Housing Activity 41% 55% 55% §302(c)(4)(E)(ii) Area Median Income Level
Served
§302(c)(4) Plan Rev.10/10/2024
§302(c)(4)(A) Describe the manner in which allocated funds will be used for eligible activities.
The City of Salinas (City) will allocate HCD Permanent Local Housing Allocation (PLHA) funds to three (3) activities: 1) providing gap financing for construction of multi-family and senior affordable rental housing projects within the City, targetted to households that are 60% AMI or below; 2) creating an ADU Program which provides loans to non-profit and/or for-profit developers and will be rented to households up to Moderate Income; 3) in year one and two, fund and support the implementaion of the Contniuum of Care's 10 Year Plan to Reduce Homelessness, including rapid rehousing, rental assistance, and supportive case management services to assist in securing and retaining housing; operating and capital costs for the Chinatown Navigation Center and SHARE Center, and new construction, rehabilitation, and preservation of permanent and transitional housing; and 4) creating a program for homeownership opporutnities for first-time homebuyers to include households up to 150% AMI and these homes will be deed restricted for 30 years under the PLHA program. §302(c)(4)(B) Provide a description of the way the Local government will prioritize investments that increase the supply of housing for households with incomes at or below 60 percent of Area Median Income (AMI).
The City will allocate all Activity 1 funding to provide gap financing for construction of multi-family and senior affordable rental housing projects within the City, targetted to households that are 60% AMI or below. There are multiple affordable housing projects in our 5-year pipeline including 835 E Laurel Drive (100% affordable rental Multifamily housing project), Division Street Project is a City owned property (Mixed Use/Multifamily housing), 98 Kip Drive (100% affordable senior housing project), and for 467-479 E. Market St (Mixed Use / Multifamily Housing). All units produced through these projects that may receive PLHA funding will be occupied by households at/or below 60% AMI. Over the next five (5) years, the City anticipates this funding will contribute to the production of at least four (4) affordable housing complexes for Activity 1. All PLHA restricted units will have an affordability restriction of 55 years. The City will prioritize affordable housing projects at 60% AMI or below that are essentially "shovel ready". If multiple projects meet this criteria, the City will conduct a formal Request for Proposals and each application will be rated and ranked similar to the City's HUD HOME Investment Partnership Program.
Type of Affordable Housing Activity
New
Construction of
Affordable Rental
Housing
New
Construction of
Affordable
Rental Housing
New
Construction of
Affordable
Rental Housing
§302(c)(4)(C) Provide a description of how the Plan is consistent with the programs set forth in the Local Government’s Housing Element.
The City's 6th Cycle Housing Element will cover from 2023-2031 and aims to expand the City's affordable housing inventory by the following amounts: extremely/very low (920 units); low (600 units); moderate (1,692 units), and above moderate (3,462 units). Through Program 2 of the Housing Element: Financial Assistance and Gap Financing, the City aims to to provide gap-financing for nonprofit housing developments. For this reason, the City will allocate 75% of the HCD PLHA grant funding in year one (1), 41% in year three (3), 55% in year four (4), and 55% in year five (5). The previously mentioned Division Street project falls wihin the Alisal Neighborhood Revitalization Strategy Area, supporting Action H-5 of the City's Housing Element. Due to the new requirement of a 40% allocation towards homeownership opportunities, the City plans to ammend year three (3), four (4), and five (5), and allolcate 40% of funds towards Activity 9 to create a first-time homebuyer program. Laslty, Policy H-6 encourages the provision of housing and services for individuals experiencing homelessness through the use of state and federal funds. The City is proposing to allolcate 20% in year one (1), and 85% in year two (2).
Activities Detail (Activities Detail (Must make a selection on Formula Allocation Application worksheet under Eligible Activities, §301)) §301(a)(1) The predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential live-work, rental housing that is affordable to extremely low-,very low-, low-, or moderate-income households, including necessary Operating subsidies. §302(c)(4)(E)(i) Provide a detailed and complete description of how allocated funds will be used for each proposed Affordable Rental Housing Activity.
The City will allocate PLHA funding to provide acquisition, predevelopment, rehabilitation, and gap financing for construction of multi-family and senior affordable housing projects targeted to households that are 60% AMI or below. Projects that receive PLHA funds for construction must be "shovel ready" and have already applied for or secured other financing, such as applying to the California Tax Credit Allocation Committee (TCAC) for either 4% or 9% tax credits. If multiple projects meet this criteria, the City will conduct a formal Request for Proposals and each application will be rated and ranked similar to the City's HUD HOME Investment Partnership Program. Qualified projects may be recommended for future years. In addition, the City may use its HUD funding (CDBG, HOME, PIP, and LHTF) to complement the PLHA funding. Any committed PLHA funding willl not be disbursed until all other financing is in place. For Activity 1, gap financing for multi-family or senior housing, the City will allocate 75% of the grant funding in year one (1), 41% in year three (3), 55% in year four (4), and 55% in year five (5).
Complete the table below for each proposed Affordable Rental Housing Activity to be funded with 2021-2023 PLHA allocations. If a single Activity will be assisting households at more than one level of Area Median Income, please list the highest AMI to be served.
Funding Allocation Year 2021 2022 2023
3 600
§302(c)(4)(E)(i) Provide a detailed and complete description of how allocated funds will be used for each proposed Affordable Rental and Ownership Housing Activity.
The City's HCD PLHA Grant Funds will be allocated to non-profit developers for the predevelopment and construction of Accessory Dweeling Units (ADUs) within City limits. The City intends to allocate 10% of year two (2) and 14% of year three (3) to CHISPA for the development of three ADUs which will be rented to housholds up to 120% AMI.
§302(c)(4)(E)(iii) A description of major steps/actions and a proposed schedule for the implementation and completion of the Activity.
The City is developing a Multi-Family Housing Application through which developers will be able to apply for funding. In 2023, the City Coucil approved a $640,000 allocation to CHISPA for the acquisition of a vacant lot to develop a 100% affordable senior housing project. The City is aiming to keep the Sanborn Inn Homekey Project whole and this project will produce a total of 58 units. The City anticipates following the same process established with HUD HOME program funding. The City may also potentially self direct the funds to best fit the needs of the community and upcoming housing projects. Proposals will be evaluated for project readiness.
The City is collaborating with CHISPA, a non-profit developer, to develop three (3) ADU's in the existing rental single family homes that they own. The produced ADU's will be restricted for 20 years and rented to households up to 120% AMI. Providing funding for ADU's for homeowners will not be viable in our community because these projects would be subject to California Prevailing Wages. City residents would be unable to properly manage this requirement and will increase the cost to construct the ADU making it unfeasible. §301(a)(9) Homeownership opportunities, including, but not limited to, down payment assistance. §302(c)(4)(E)(i) Provide a detailed and complete description of how allocated funds will be used for the proposed Activity.
PLHA Page 1 302(c)(4) Plan
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13 §302(c)(4)(E)(iv) Period of Affordability for the
Proposed Activity 30 30 30
The City's HCD PLHA Grant Funds will be used to create a new Homeownership Opportunity Program in the third year of this five-year Plan. The PLHA Homeownership Opportunity Program will be used to establish a loan fund for downpayment assistance on homes within the City's limits. The City is proposing to allocate 40% in year three (3), 40% in year four (4), and 40% in year five (5).
Complete the table below for each proposed Activity to be funded with 2021-2023 PLHA allocations. If a single Activity will be assisting households at more than one level of Area Median Income, please list the highest AMI to be served.
Funding Allocation Year 2021 2022 2023
§302(c)(4)(E)(i) Percentage of Funds Allocated for
the Proposed Activity 40% 40% 40%
Type of Homeowner Assistance Homebuyer
Assistance
Homebuyer
Assistance
Homebuyer
Assistance
What Percentage of the Percentage Above Will
be Used for Ownership Housing? 40% 40% 40%
§302(c)(4)(E)(ii) Area Median Income Level
Served 150% 150% 150% TOTAL
§302(c)(4)(E)(ii) Unmet share of the RHNA at the
AMI Level
Note: complete for years 2021, 2022, 2023 only
1,154 1,154 1,154 3462
§302(c)(4)(E)(iii) A description of major steps/actions and a proposed schedule for the implementation and completion of the Activity. §302(c)(4)(E)(ii) Projected Number of Households
Served 7 3 3
The City of Salinas Community Development Department under the Housing Division is currently collaborating with Grow America to create a first time homebuyer downpayment assistance program following the previously established program with HOME and CDBG funds. The City anticipates revamping this program by June 30, 2025 and start assisting households with their downpayment.
Funds Allocated 95%
Total Percentage of Funds
Allocated for 2021 100% Total Percentage of Funds Allocated for 2022 100% Total Percentage of Funds Allocated for 2023 95% End of Document
File Name: Plan Adoption Reso §302(c)(4)(D) Evidence that the Plan was authorized and adopted by resolution by the Local jurisdiction and that the public had an adequate opportunity to review and comment on its content. Uploaded to HCD? Yes Total Percentage of Funds Allocated Calculator (2021 - 2023) 2021 Allocation 2022 Allocation 2023 Allocation
Admin 5% Admin 5% Admin 0%
Funds Allocated 95% Funds Allocated 95%
PLHA Page 2 302(c)(4) Plan
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App 302(c)(4) Plan 302(C)(4)(E)(i) H29 ADU program will be for rental only. Option does not allow to enter 0% for homeownership opportunity.
Issue # Program
Name & Tab Section Cell# Update/Comment Urgency ADT Status Status Date Organization: City of Salinas Email: [email protected] Contact Phone: 831-758-7489 Application Development Team (ADT) Support Form Rev. 10/10/24 Please complete the "yellow" cells in the form below and email a copy to: [email protected]. A member of the Application Development Team will respond to your request within ASAP.
Full Name: Monica Flores-Ponce Date Requested: 10/31/24 Application Version Date: 10/10/24
PLHA Page 1 Application Support
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LOAN AGREEMENT
PERMANENT LOCAL HOUSING ALLOCATION (PLHA) FUNDS
by and between
THE CITY OF SALINAS
and
COMMUNITY HOUSING IMPROVEMENT SYSTEMS AND PLANNING
ASSOCIATION, INC. (CHISPA)
ACCESSORY DWELLING UNIT
LOAN No. XXXX
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October 17, 2024
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TABLE OF CONTENTS
Page
ARTICLE 1. DEFINITIONS AND EXHIBITS.................................................................... 2 Section 1.1 Definitions. ...................................................................................... 2 Section 1.2 Exhibits. .......................................................................................... 4 ARTICLE 2. PERMANENT LOCAL HOUSING ALLOCATION LOAN PROVISIONS...... 4 Section 2.1 Loan................................................................................................ 5 Section 2.2 Interest. ........................................................................................... 5 Section 2.3 Use of Loan Funds.......................................................................... 5 Section 2.4 Security. .......................................................................................... 5 Section 2.5 Disbursement of Loan Proceeds. .................................................... 5 Section 2.6 Repayment Schedule...................................................................... 7 Section 2.7 PLHA Requirements. ...................................................................... 8 Section 2.8 Subordination.................................................................................. 8 Section 2.9 Non-Recourse................................................................................. 9 ARTICLE 3. CONSTRUCTION OF THE PROJECT........................................................ 9 Section 3.1 Schedule of Performance.............................................................. 10 Section 3.2 Permits and Approvals. ................................................................. 10 Section 3.3 Construction Contract. .................................................................. 10 Section 3.4 Construction Bonds....................................................................... 10 Section 3.5 Commencement of Construction................................................... 10 Section 3.6 Completion of Construction........................................................... 10 Section 3.7 Construction Pursuant to Plans and Laws. ................................... 11 Section 3.8 Equal Opportunity. ........................................................................ 12 Section 3.9 Progress Reports. ......................................................................... 12 Section 3.10 Construction Responsibilities. ....................................................... 12 Section 3.11 Mechanics Liens, Stop Notices, and Notices of Completion. ........ 12 Section 3.12 Inspections.................................................................................... 13 Section 3.13 Approved Project Budget; Revisions to Budget. ........................... 13 ARTICLE 4. LOAN REQUIREMENTS........................................................................... 13 Section 4.1 Applicability. .................................................................................. 13 Section 4.2 Information. ................................................................................... 14 Section 4.3 Records......................................................................................... 14 Section 4.4 Audits............................................................................................ 14 Section 4.5 Information. ................................................................................... 14 Section 4.6 Hazardous Materials. .................................................................... 14 Section 4.7 Maintenance and Damage. ........................................................... 17 Section 4.8 Fees and Taxes. ........................................................................... 17 DRAFT
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Section 4.9 Notice of Litigation......................................................................... 18 Section 4.10 Non-Discrimination........................................................................ 18 Section 4.11 Relocation. .................................................................................... 18 Section 4.12 Insurance Requirements. .............................................................. 19 Section 4.13 Payment of Other Indebtedness; Notice of Defaults. .................... 20 Section 4.14 City Approval of Financing Amendments and Refinancing. .......... 20 Section 4.15 Monitoring Fee. ............................................................................. 20 ARTICLE 5. ASSIGNMENT AND TRANSFERS ........................................................... 21 Section 5.1 Definitions. .................................................................................... 21 Section 5.2 Purpose of Restrictions on Transfer.............................................. 21 Section 5.3 Prohibited Transfers...................................................................... 22 Section 5.4 Permitted Transfers Without Prior City Approval........................... 22 Section 5.5 Permitted Transfers With Prior Approval....................................... 23 ARTICLE 6. REPRESENTATIONS AND WARRANTIES OF BORROWER ................. 23 Section 6.1 Representations and Warranties................................................... 23 ARTICLE 7. DEFAULT AND REMEDIES...................................................................... 25 Section 7.1 Events of Default........................................................................... 25 Section 7.2 Remedies...................................................................................... 26 Section 7.3 Right of Contest. ........................................................................... 27 Section 7.4 Remedies Cumulative................................................................... 27 ARTICLE 8. GENERAL PROVISIONS.......................................................................... 28 Section 8.1 Relationship of Parties. ................................................................. 28 Section 8.2 No Claims. .................................................................................... 28 Section 8.3 Amendments................................................................................. 28 Section 8.4 Indemnification.............................................................................. 28 Section 8.5 Non-Liability of City Officials, Employees and Agents................... 29 Section 8.6 No Third-Party Beneficiaries. ........................................................ 29 Section 8.7 Discretion Retained by City........................................................... 29 Section 8.8 Notices, Demands and Communications. ..................................... 29 Section 8.9 Applicable Law and Venue............................................................ 30 Section 8.10 Parties Bound................................................................................ 30 Section 8.11 Attorneys' Fees. ............................................................................ 30 Section 8.12 Severability. .................................................................................. 30 Section 8.13 Force Majeure............................................................................... 30 Section 8.14 City Approval................................................................................. 31 Section 8.15 Waivers. ........................................................................................ 31 Section 8.16 Title of Parts and Sections. ........................................................... 31 Section 8.17 Entire Understanding of the Parties. ............................................. 31 Section 8.18 Multiple Originals; Counterpart...................................................... 32 DRAFT
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Exhibit A: Legal Description of the Property
Exhibit B: Form of Deed of Trust
Exhibit C: Form of Promissory Note
Exhibit D: Form of Regulatory Agreement
Exhibit E: Approved Project Budget
Exhibit F: Schedule of Performance
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LOAN AGREEMENT
PERMANENT LOCAL HOUSING ALLOCATION (PLHA) FUNDS
ACCESSORY DWELLING UNITS
This Loan Agreement (this "Agreement") is entered into as of November 20, 2024 by and between the City of Salinas, a California charter city and municipal corporation (the "City"), and Community Housing Improvement Systems and Planning Association, Inc., a California nonprofit public benefit corporation (the "Borrower").
RECITALS
A. These Recitals refer to and utilize certain capitalized terms that are defined in Section 1.1 of this Agreement. The Parties intend to refer to those definitions in connection with the use of capitalized terms in these Recitals.
B. On September XX, 2021 the City Council adopted a resolution approving an application to HCD for allocation of $ 1,564, 592 in Permanent Local Housing Allocation Program funds (the "PLHA Program") pursuant to California Health & Safety Code Section 50470 and guidelines promulgated thereunder. Funding to be used for predevelopment costs and construction costs for Accessory Dwelling Units.
C. On November 19, 2024, City Council adopted a resolution approving an amendment to the PLHA five-year plan for years three and four to allocate $233,541 for year three towards funding for predevelopment costs and construction costs for Accessory Dwelling Units.
D. The City and HCD entered into Standard Agreement Number 20-PLHA15793, dated June 21, 2021. Eligible use of funds includes a loan fund for predevelopment and hard construction costs directly associated with construction of new Accessory Dwelling Units within the City limits.
E. On September 9, 2024 the Borrower requested $390,000 of the City's PLHA Programs funds from years two (2020) and three (2021) for the construction of three Accessory Dwelling Unit (ADU) within the garage or second floor of the existing single family home.
F. For this ADU project, it will be located at 138 Carr Avenue Street, the ADU will be located over the attached garage on the Property (the “Project”). The Project will receive one hundred thirty thousand dollars($130,000) in PLHA Funds from year two (2020) and three (2021).
G. On November 19, 2024, the City Council adopted Resolution No. ____allocating one hundred thirty thousand dollars ($130,000) of the City's year two and three of PLHA Program funds to the Project.
H. The City shall loan the designated PLHA Program funds to the Borrower on the condition that the Project be maintained and operated in accordance with Health and Safety Code Section 50470, the regulations promulgated thereunder by HCD, and DRAFT
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in accordance with additional restrictions concerning affordability, operation, and maintenance of the Project, as specified in Loan Documents.
NOW, THEREFORE, the City and the Borrower agree as follows:
ARTICLE 1.
DEFINITIONS AND EXHIBITS
Section 1.1 Definitions.
The following capitalized terms have the meanings set forth in this Section 1.1 wherever used in this Agreement, unless otherwise provided:
(a) “Accessory Dwelling Unit” means an attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with an existing primary residence and complies with the requirements of Government Code Sections 66310 et seq and Salinas Municipal Code Section 37-50.250.
(b) "Agreement" means this Loan Agreement.
(c) "Approved Financing" means all of the following sources of financing acquired by the Borrower and approved by the City for the purpose of financing the construction of the Project, in addition to the Loan:
(i) Central California Alliance for Health;
(ii) CHISPA, In.
(d) "Approved Project Budget" means the proforma Project Budget, including sources and uses of funds, as approved by the City, and attached hereto and incorporated herein as Exhibit E, but which may be amended with the approval of the City as set forth in this Agreement.
(e) "Area Median Income" means the most recent applicable County median family income published by HCD.
(f) "Borrower" means Community Housing Improvement Systems and Planning Association, Inc., a nonprofit public benefit corporation, and its permitted successors and assigns hereunder.
(g) "City" means the City of Salinas, a California charter city and municipal corporation.
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(h) "Control" means (i) direct or indirect management or control of the managing member or members in the case of a limited liability company; (ii) direct or indirect management or control of the managing general partner or general partners in the case of a partnership and (iii) in the case of a corporation (a) boards of directors that overlap by fifty percent (50%) or more of their directors, or (b) direct or indirect control of a majority of the directors.
(i) "County" means the County of Monterey.
(j) ''Deed of Trust" means the Deed of Trust that will encumber the Project to secure repayment of the Loan. The form of the Deed of Trust is attached as Exhibit B.
(k) "Effective Date" means the date set forth in the first paragraph of this Agreement.
(l) "Event of Default" shall have the meaning set forth in Section 7.1 below.
(m) ''Hazardous Materials" shall have the meaning set forth in Section
4.5 below.
(n) "Hazardous Materials Claim" shall have the meaning set forth in Section 4.5 (b) below.
(o) "Hazardous Materials Law" shall have the meaning set forth in Section 4.5(b)
(p) "HCD" means the California Department of Housing and Community Development.
(q) "Loan" means the loan from the City to the Borrower in the total principal amount of one hundred thirty thousand dollars ($130,000). (r) "Loan Documents" shall mean this Agreement, the Promissory Note, the Deed of Trust and the Regulatory Agreement.
(s) "Low Income" means a household with an Annual Household Income that is less than or equal to the maximum income for low income households, adjusted for actual household size, published annually for Monterey County by HCD in Title 25, Section 6932, California Code of Regulations, or successor provision. (t) "Low Income Rent" shall mean the maximum allowable rent for a Low-Income Household pursuant to XX.
(u) "Monitoring Fee" means the fee described in Section 4.14.
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(v) ''Note" means the Promissory Note that will evidence the Borrower's obligation to repay the Loan. The form of the Note is attached is Exhibit C. (w) "Parties" means the City and the Borrower.
(x) "Party" means either the City and the Borrower.
(y) "PLHA Program" shall have the meaning set forth in Recital B. (z) " Project" means the development and new construction of an accessory dwelling unit inside the garage located at 138 Carr Avenue Street in the City of Salinas .
(aa) "Property" means the real property located at in the City of Salinas, County of Monterey, California, more particularly described in the attached Exhibit A. (bb) "Regulatory Agreement" means the Regulatory Agreement and Declaration of Restrictive Covenants between the City and the Borrower to be recorded on the Property pursuant to this Agreement. The Form of the Regulatory Agreement is attached as Exhibit D.
(cc) "Senior Loan" has the meaning set forth in Section 2.7. (dd) "Term" means the term of the Loan, commencing on the Effective Date and continuing for twenty (20) years from the issuance of the Certificate of Occupancy or final inspection for the Project unless earlier terminated pursuant to this Agreement.
(ee) "Transfer" shall have the meaning set forth in Section 5.1 below.
Section 1.2 Exhibits.
The following exhibits are attached to this Agreement and incorporated into this Agreement by this reference:
Exhibit A Legal Description of the Property
Exhibit B Form of Deed of Trust
Exhibit C Form of Note
Exhibit D Form of Regulatory Agreement
Exhibit E Approved Project Budget
Exhibit F Schedule of Performance
ARTICLE 2.
PERMANENT LOCAL HOUSING ALLOCATION LOAN PROVISIONS
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Section 2.1 Loan.
The City shall loan to the Borrower the principal amount of one hundred thirty thousand dollars($130,000). The obligation to repay the Loan shall be evidenced by the Note in the form attached as Exhibit C. The amount of the Loan may be increased if the Borrower demonstrates the need for such increase to the City's satisfaction and only if the City Council of the City approves such increase in its sole and absolute discretion.
Section 2.2 Interest.
(a) Subject to Section 2.2(b), the outstanding principal balance of the Loan shall bear simple interest at the rate of three percent (3%) per annum from the date of disbursement until the Loan is fully paid.
(b) In an Event of Default, interest on the Loan shall begin to accrue, as of the date of the Event of Default and continuing until such time as the Loan funds are repaid in full or the Event of Default is cured, at the default rate of the lesser of ten percent (10%), compounded annually, or the highest rate permitted by law.
Section 2.3 Use of Loan Funds.
(a) The Borrower shall use the Loan funds to pay for predevelopment and construction costs of the Project, consistent with the Approved Project Budget. (b) The Borrower shall not use the Loan funds for any other purpose without the prior written consent of the City.
Section 2.4 Security.
The Borrower shall secure its obligation to repay the Loan, as evidenced by the Note, by executing the Deed of Trust, and recording it as a lien against the Property.
Borrower shall also cause or permit the Regulatory Agreement to be recorded against Borrower’s interest in the Property, in a lien position prior to all Approved Financing.
Section 2.5 Disbursement of Loan Proceeds.
The maximum amount of funds to be disbursed pursuant to this Section 2.5 shall not exceed the principal amount of the Loan. The Loan shall be disbursed in accordance with the following provisions of this Section 2.5, the funds for PLHA year two shall be fully spent by March 31, 2025, while the funds for PLHA year three shall be spent by March 31, 2026. The City shall not be obligated to make any disbursements of the Loan unless the following conditions precedent are satisfied:
(a) There exists no Event of Default nor any act, failure, omission, or condition that would constitute an Event of Default under this Agreement. (b) Borrower has acquired the Property.
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(c) The Borrower has signed, notarized where applicable, and delivered to the City this Agreement, the Promissory Note, the Regulatory Agreement and the Deed of Trust.
(d) The Regulatory Agreement and the Deed of Trust have been recorded against the Property in the official records of the County. (e) Receipt of a written request from the Borrower setting forth the use of funds, the application of other sources of funds and the amount of Loan funds requested, and attached copies of all bills or invoices applicable to the costs incurred. (f) The City has received evidence reasonably satisfactory to the City that the Borrower exists in good standing at the time of the proposed disbursement. (g) The Borrower has delivered to the City a copy of the Borrower's organizational documents and a resolution authorizing the Borrower's execution of this Agreement, the Promissory Note, the Deed of Trust and the Regulatory Agreement, and the transactions contemplated by the Loan Documents.
(h) The Borrower has furnished the City with evidence of the insurance coverage meeting the requirements of Section 4.11 below. (i) A title insurer reasonably acceptable to the City is unconditionally and irrevocably committed to issuing an ALTA Lender's Insurance Policy insuring the priority of the Deed of Trust in the amount of the Loan, subject only to such exceptions and exclusions as may be reasonably acceptable to the City, and containing such endorsements as the City may reasonably require.
(j) The Borrower has certified in writing to the City, and the City has approved such certification and has been provided any documentation reasonably requested by the City supporting such certification, that the undisbursed proceeds of the Loan, together with other funds or firm commitments for funds that the Borrower has obtained in connection with the Project are not less than the amount that is necessary to pay for the construction costs of the Project and to satisfy all of the covenants contained in this Agreement and the Regulatory Agreement.
(k) Borrower has obtained all permits and approvals necessary for the construction of the Project, as required by Section 3.1, and City has received a copy of the building permit required to construct the Project (required for disbursements for construction costs only).
(l) The City has received and approved all contracts that the Borrower has entered or proposed to enter for construction of the Project as required pursuant to Section 3.2 below.
(m) The City has received copies of labor and material (payment) bonds and performance bonds or alternative security as required pursuant to Section
3.3 below.
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(n) Borrower has closed all Approved Financing described in Section
1.1(b)(i), (ii), (iii), (v), (vi), (vii), (viii), (ix) and (x) and is eligible to receive the proceeds thereof, except that Borrower shall be eligible to receive only the first installment of the Tax Credit Funds.
(o) The City has received a written draw request from the Borrower, including certification that the condition set forth in Section 2.5(a) continues to be satisfied, setting forth the proposed uses of funds consistent with the Approved Project Budget, and where applicable, a copy of the bill or invoice covering a cost incurred or to be incurred. When a disbursement is requested to pay any contractor in connection with improvements on the Property, the written request must be accompanied by (i) certification by the Borrower's architect that the work for which disbursement is requested has been completed, and (ii) conditional lien releases and/or mechanics lien title insurance endorsements reasonably acceptable to City. (p) The City shall exercise best efforts to disburse funds within thirty (30) days of receipt of the draw request and satisfaction of applicable disbursement preconditions. Draw requests can be submitted no more often than once a month. The Borrower shall apply all disbursements for the purpose requested and shall directly pay the vendor as set forth on the approved invoice no later than thirty (30) days following receipt of such invoice. The Borrower shall provide the City with a copy of each check and such other documentation reasonably requested by the City to document the use of the Loan for the purposes. All disbursements for hard construction costs shall be subject to a ten percent (10%) retention, with the retention released to the Borrower within sixty (60) days of the recording of a notice of completion by the Borrower.
Notwithstanding any other provisions of this Agreement, the City shall have no further obligation to disburse any portion of the Loan to the Borrower following: (1) termination of this Agreement; or (2) notification by the City to the Borrower of an Event of Default under the terms of this Agreement until such Event of Default is cured.
Section 2.6 Repayment Schedule.
(a) Forgiveness. Provided that: (i) the Borrower is not in default under any Loan Documents, and (ii) the Borrower has continuously operated the Project as affordable housing in compliance with the terms of the Regulatory Agreement and the PLHA Program, no payment will be due under the Note. If the Borrower has complied with the requirements of the Loan Documents (including cure of any Events of Default) during the entire Term of this Agreement, all sums otherwise due under the Note or any other Loan Documents will be forgiven by the City and the Deed of Trust will be reconveyed and released from the Property.
(b) Payment in Full. Unless forgiven pursuant to Section 2.6(a), all outstanding principal and accrued interest on the Loan shall be due in full at the end of the Term, or upon City declaration of Default pursuant to Article 7.
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Section 2.7 PLHA Requirements.
Borrower acknowledges that the Loan comes from the PLHA program. Borrower agrees to comply with all provisions of the PLHA program, Health & Safety Code Section 50470, and the PLHA Guidelines issued by HCD.
Section 2.8 Subordination.
The Deed of Trust and/or Regulatory Agreement may be subordinated to California Housing Finance Agency (CalHFA), (in each case, a "Senior Loan"), but only on condition that all of the following conditions are satisfied or on such other conditions approved in writing by the City:
(a) All of the proceeds of the proposed Senior Loan, less any transaction costs, must be used to provide acquisition, construction and/or permanent financing for the Project.
(b) The proposed lender (each, a "Senior Lender") must be a state or federally chartered financial institution, a nonprofit corporation or a public entity that is not affiliated with Borrower or any of Borrower's affiliates, other than as a depositor or a lender.
(c) Borrower must demonstrate to the City's reasonable satisfaction that subordination of the Deed of Trust and/or Regulatory Agreement is necessary to secure adequate acquisition, construction and/or permanent financing to ensure the viability of the Project, including the operation of the Project as affordable housing, as required by the Loan Documents. To satisfy this requirement, Borrower must provide to the City, in addition to any other information reasonably required by the City, evidence demonstrating that the proposed amount of the Senior Loan is necessary to provide adequate acquisition, construction and/or permanent financing to ensure the viability of the Project, and adequate financing for the Project would not be available without the proposed subordination.
(d) The subordination agreement(s) must be structured to minimize the risk that the Deed of Trust and/or Regulatory Agreement would be extinguished as a result of a foreclosure by the Senior Lender or other holder of the Senior Loan. To satisfy this requirement, the subordination agreement must provide the City with adequate rights to cure any defaults by Borrower, including: (i) providing the City or its successor with copies of any notices of default at the same time and in the same manner as provided to Borrower; and (ii) providing the City with a cure period of at least sixty (60) days to cure any default.
(e) The subordination(s) described in this Section may be effective only during the original term of the Senior Loan and any extension of its term approved in writing by the City.
(f) No subordination may limit the effect of the Deed of Trust and/or Regulatory Agreement before a foreclosure, nor require consent of the holder of the DRAFT
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Senior Loan to exercise of any remedies by the City under the Loan Documents, except as otherwise agreed by City in a written subordination agreement. (g) Upon a determination by the City Manager, or its designee, that the conditions in this Section have been satisfied, the City Manager or his/her designee will be authorized to execute the approved subordination agreement without the necessity of any further action or approval.
(h) In the event there is a foreclosure of the Property, the Regulatory Agreement shall be revived according to its original terms if, during the original Regulatory Agreement term, the owner of record before the foreclosure, or deed in lieu of foreclosure, or any entity that includes the former owner or those with whom the former owner has or had family or business ties, obtains an ownership interest in the Project or Property.
Section 2.9 Non-Recourse.
Except as provided below, the Borrower nor any of its partners shall not have any direct or indirect personal liability for payment of the principal of or interest on, the Note or the performance of the covenants of the Borrower under the Deed of Trust (if any).
The sole recourse of the City with respect to the principal of, or interest on, the Note and defaults by Borrower in the performance of its covenants under the Deed of Trust (if any) shall be to the Property pursuant to the Deed of Trust; provided, however, that nothing contained in the foregoing limitation of liability shall (a) limit or impair the enforcement against all such security for the Note of all the rights and remedies of the City thereunder, or (b) be deemed in any way to impair the right of the City to assert the unpaid principal amount of the Note as demand for money within the meaning and intendment of Section 431.70 of the California Code of Civil Procedure or any successor provision thereto. The foregoing limitation of liability is intended to apply only to the obligation for the repayment of the principal of, and payment of interest on the Note and the performance of the Borrower's obligations under the Deed of Trust, except as hereafter set forth; nothing contained herein is intended to relieve the Borrower of its obligation to indemnify the City under Sections 4.5(c) and 8.4 of this Agreement, or liability for (i) fraud or willful misrepresentation; (ii) the failure to pay taxes, assessments or other charges which may create liens on the Property that are payable or applicable prior to any foreclosure under the Deed of Trust (to the full extent of such taxes, assessments or other charges); (iii) the fair market value of any personal property or fixtures removed or disposed of by Borrower other than in accordance with the Deed of Trust; and (iv) the misappropriation of any proceeds under any insurance policies or awards resulting from condemnation or the exercise of the power of eminent domain or by reason of damage, loss or destruction to any portion of the Property.
ARTICLE 3.
CONSTRUCTION OF THE PROJECT
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Section 3.1 Schedule of Performance.
Borrower shall perform the tasks described in the Schedule of Performance, attached hereto as Exhibit F, no later than the dates set forth in the Schedule of Performance, subject to Section 8.13. The Schedule of Performance may be modified in writing by the City without the need for formal amendment of this Agreement or further approval from the City Council.
Section 3.2 Permits and Approvals.
All permits and approvals necessary for the construction of the Improvements on the Property must be completed no later than December 31, 2024, and issued no later than January 31, 2025, or the City, at its option, and with thirty (30) days' prior written notice to the Borrower and opportunity to cure, may declare Borrower in default hereunder.
Section 3.3 Construction Contract.
Prior to execution of this Agreement, the Borrower submitted to the City for its review and approval for the proposed construction contract for the construction of the Project. All construction work and professional services shall be performed by persons or entities licensed or otherwise authorized to perform the applicable construction work or service in the State of California. The City's approval of the construction contract shall in no way be deemed to constitute approval of or concurrence with any term or condition of the construction contract except as such term or condition may be required by this Agreement.
Section 3.4 Construction Bonds.
Prior to commencement of construction of the Project, the Borrower shall deliver to the City copies of labor and material payment bonds and performance bonds for the construction of the Project each in an amount equal to one hundred percent (100%) of the scheduled cost of the construction. Such bonds shall name the City as a coobligee. In lieu of such bonds, the City may determine, in the City Manager's reasonable discretion, to accept such other security for the Borrower's construction of the Project and the Borrower shall deliver to the City such security prior to the disbursement of any portion of the Loan.
Section 3.5 Commencement of Construction.
Borrower shall cause the commencement of construction of the Project no later than March 2025.
Section 3.6 Completion of Construction.
Borrower shall diligently prosecute construction of the Project to completion, and shall cause the completion of the construction of the Project no later than December DRAFT
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31, 2025. Shall the Borrower need a time extension on the project, the Borrower shall submit a formal letter to the City requesting this time extension.
Section 3.7 Construction Pursuant to Plans and Laws.
(a) Borrower shall construct the Project in conformance with plans and specifications as previously approved by the City. Following the Effective Date, Borrower shall notify the City in a timely manner of any changes in the work required to be performed under this Agreement after the Effective Date, including any additions, changes, or deletions to the plans and specifications approved by the City. A written change order to be processed after the Effective Date must be submitted to the City for its records, but not approval, for any of the following changes, additions, or deletions in work for the Project (l) any change in the work the cost of which exceeds Twenty Five Thousand Dollars ($25,000); or (2) any set of changes in the work the cost of which cumulatively exceeds Fifty Thousand Dollars ($50,000); or (3) any material change in building materials or equipment, specifications, or the structural or architectural design or appearance of the Project as provided for in the plans and specifications approved by the City.
(b) Borrower shall cause all work performed in connection with the Project to be performed in compliance with (i) all applicable laws, ordinances, rules and regulations of federal, state, county or municipal governments or agencies now in force or that may be enacted hereafter, and (ii) all directions, rules and regulations of any Fire Marshal, Health Officer, Building Inspector, or other officer of every governmental agency now having or hereafter acquiring jurisdiction. The work shall proceed only after procurement of each permit, license, or other authorization that may be required by any governmental agency having jurisdiction, and Borrower shall be responsible to the City for the procurement and maintenance thereof, as may be required of Borrower and all entities engaged in work on the Project.
(c) The Borrower shall defend (with counsel reasonably acceptable to the City) the City, its councilmembers, commissioners, officials, employees and agents, against any claim for damages, compensation fines, penalties or other amounts arising out of the failure or alleged failure of any person or entity (including the Borrower, its contractor and subcontractors) to pay prevailing wages as determined pursuant to Labor Code Sections 1720 et seq., to hire apprentices in accordance with Labor Code Sections 1777.5 et seq., or to comply with the other applicable provisions of Labor Code Sections 1720 et seq., 1725.5, 1771, 1771.1, 1771.4, 1776, 1777.5 et seq., 1810-1815 and the implementing regulations of the Department of Industrial Relations or comply with the other applicable provisions of Labor Code or as determined under the federal Davis Bacon Act and its implementing regulations in connection with the construction, pursuant to this Agreement, of the Project or any other work undertaken or in connection with the Property and shall indemnify and hold the City harmless against any damages, compensation, fines, penalties or other amounts resulting from the successful prosecution of such claim. This Section 3.6(c) shall survive the repayment of the Loan, the reconveyance of the Deed of Trust and the expiration of the Term.
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(d) All construction work and professional services shall be performed by persons or entities licensed or otherwise authorized to perform the applicable construction work or service in the State of California.
Section 3.8 Equal Opportunity.
During the construction of the Project there shall be no discrimination on the basis of race, color, creed, religion, age, sex, sexual orientation marital status, national origin, ancestry, or disability in the hiring, firing promoting, or demoting of any person engaged in the construction work.
Section 3.9 Progress Reports.
Until such time as Borrower has completed construction of the Project, as evidenced by the City's final inspection of the construction or certificate of occupancy, Borrower shall provide to City's Planning Manager (Housing Division) or his/her designee, a Quarterly Activity Report, in a form determined by City, so that City may meet its record keeping and reporting requirements. These reports shall be due by the tenth (10th) day of each quarter, and shall reflect the prior quarterly activities. Such Activity Reports shall be completed on the City Data Services (CDS) website at www.citydataservices.net. As required by City and by respective funding sources, Borrower shall maintain adequate records to support the reported statistics regarding beneficiary characteristics and services provided. Such records shall be made available for inspection by City, HCD or designated agents thereof upon request.
Section 3.10 Construction Responsibilities.
(a) It shall be the responsibility of Borrower to coordinate and schedule the work to be performed so that commencement and completion of construction will take place in accordance with this Agreement.
(b) Borrower shall be solely responsible for all aspects of Borrower's conduct in connection with the Project, including (but not limited to) the quality and suitability of the plans and specifications, the supervision of construction work, and the qualifications, financial condition, and performance of all architects, engineers, contractors, subcontractors, suppliers, consultants, and property managers. Any review or inspection undertaken by the City with reference to the Project is solely for the purpose of determining whether Borrower is properly discharging its obligations to the City, and should not be relied upon by Borrower or by any third parties as a warranty or representation by the City as to the quality of the design or of the construction or construction of the Project.
Section 3.11 Mechanics Liens, Stop Notices, and Notices of Completion. (a) If any claim of lien is filed against the Project or a stop notice affecting the Loan is served on the City or any other lender or other third party in connection with the Project, then Borrower shall, within twenty (20) days after such filing or service, either pay and fully discharge the lien or stop notice, effect the release of DRAFT
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such lien or stop notice by delivering to the City a surety bond in sufficient form and amount, or provide the City with other assurance satisfactory to the City that the claim of lien or stop notice will be paid or discharged.
(b) If Borrower fails to discharge any lien, encumbrance, charge, or claim in the manner required in this Section, then in addition to any other right or remedy, the City may (but shall be under no obligation to) discharge such lien, encumbrance, charge, or claim at Borrower's expense. Alternately, the City may require Borrower to immediately deposit with the City the amount necessary to satisfy such lien or claim and any costs, pending resolution thereof. The City may use such deposit to satisfy any claim or lien that is adversely determined against Borrower. (c) Borrower shall file a valid notice of cessation or notice of completion upon cessation of construction on the Project for a continuous period of thirty (30) days or more and take all other reasonable steps to forestall the assertion of claims of lien against the Project. Borrower authorizes the City, but without any obligation, to record any notices of completion or cessation of labor, or any other notice that the City deems necessary or desirable to protect its interest in the Project.
Section 3.12 Inspections.
Borrower shall permit and facilitate, and shall require its contractors to permit and facilitate, observation and inspection of the Project by the City and by public authorities during reasonable business hours for the purposes of determining compliance with this Agreement.
Section 3.13 Approved Project Budget; Revisions to Budget.
As of the Effective Date, the City has approved the Project Budget set forth in the attached Exhibit E. Borrower shall submit any budget modifications to the Approved Project Budget to the City for approval within fifteen (15) days of the date Borrower receives information indicating that actual costs of the Project vary or will vary from the costs shown on the Approved Project Budget. Such budget modifications shall be completed on the City Data Services (CDS) website at www.citydataservices.net. The City's Planning Manager or designee (Housing Division) may authorize a budget revision. Written approval by the Planning Manager or designee (Housing Division) shall be required to amend the Approved Project Budget. This approval can be in the form of a formal letter and/or email communication. Any budget-approved revision shall not authorize any change in amount of the Loan provided under this Agreement.
ARTICLE 4.
LOAN REQUIREMENTS
Section 4.1 Applicability.
The Borrower shall comply with this Article 4 throughout the Term.
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Section 4.2 Information.
The Borrower shall provide any information reasonably requested by the City in connection with the Property and the Project.
Section 4.3 Records.
(a) Borrower shall maintain complete, accurate, and current records pertaining to the Project for a period of ten (10) years after the creation of such records and shall permit any duly authorized representative of the City to inspect and copy records. Such records shall include all invoices, receipts, and other documents related to expenditures from the Loan funds. Records must be kept accurate and current. (b) The City shall notify Borrower of any records it deems insufficient.
Borrower shall have twenty-one (21) calendar days after the receipt of such a notice to correct any deficiency in the records specified by the City in such notice, or if a period longer than twenty-one (21) days is reasonably necessary to correct the deficiency, then Borrower shall begin to correct the deficiency within twenty-one (21) days and correct the deficiency as soon as reasonably possible.
Section 4.4 Audits.
Borrower shall make available for examination at reasonable intervals and during normal business hours to City all books, accounts, reports, files, and other papers or property with respect to all matters covered by this Agreement, and shall permit City to audit, examine, and make excerpts or transcripts from such records. The City may make audits of any conditions relating to this Agreement.
Section 4.5 Information.
Borrower shall provide any information reasonably requested by the City in connection with the Project within thirty (30) calendar days. Borrower understands that the City has reporting and auditing obligations related to the use of the PLHA funds and agrees to cooperate with the City in providing necessary information requested by the City in order for the City to meet such obligations.
Section 4.6 Hazardous Materials.
(a) Borrower shall keep and maintain the Project in compliance with, and shall not cause or permit the Project to be in violation of any federal, state or local laws, ordinances or regulations relating to industrial hygiene or to the environmental conditions on, under or about the Project including, but not limited to, soil and ground water conditions. Borrower shall not use, generate, manufacture, store or dispose of on, under, or about the Project or transport to or from the Project any flammable explosives, radioactive materials, hazardous wastes, toxic substances or related materials, including without limitation, any substances defined as or included in the definition of "hazardous substances," hazardous wastes," "hazardous materials," or "toxic substances" under any applicable federal or state laws or regulations (collectively DRAFT
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referred to hereinafter as "Hazardous Materials") except such of the foregoing as may be customarily used in construction of projects like the Project or kept and used in and about residential property of this type.
(b) Borrower shall immediately advise the City in writing if at any time it receives written notice of (i) any and all enforcement, cleanup, removal or other governmental or regulatory actions instituted, completed or threatened against Borrower or the Project pursuant to any applicable federal, state or local laws, ordinances, or regulations relating to any Hazardous Materials, ("Hazardous Materials Law"); (ii) all claims made or threatened by any third party against Borrower or the Project relating to damage, contribution, cost recovery compensation, loss or injury resulting from any Hazardous Materials (the matters set forth in clauses (i) and (ii) above are hereinafter referred to as "Hazardous Materials Claims"); and (iii) Borrower's discovery of any occurrence or condition on any real property adjoining or in the vicinity of the Project that could cause the Project or any part thereof to be subject to California Health and Safety Code, Sections 25220 et seq. or any regulation adopted in accordance therewith, or to be otherwise subject to any restrictions on the ownership, occupancy, transferability or use of the Project under any Hazardous Materials Law. (c) The City shall have the right to join and participate in, as a party if it so elects, any legal proceedings or actions initiated in connection with any Hazardous Materials Claims and to have its reasonable attorneys' fees in connection therewith paid by Borrower. Borrower shall indemnify and hold harmless the City and its councilmembers, officers, employees, agents, successors and assigns from and against any loss, damage, cost, expense or liability directly or indirectly arising out of or attributable to the use, generation, storage, release, threatened release, discharge, disposal, or presence of Hazardous Materials on, under, or about the Project including without limitation: (i) all foreseeable consequential damages; (ii) the costs of any required or necessary repair, cleanup or detoxification of the Project and the preparation and implementation of any closure, remedial or other required plans; and (iii) all reasonable costs and expenses incurred by the City in connection with clauses (i) and (ii), including but not limited to reasonable attorneys' fees. This obligation to indemnify shall survive termination of this Agreement.
(d) Without the City's prior written consent, which shall not be unreasonably withheld, Borrower shall not take any remedial action in response to the presence of any Hazardous Materials on, under or about the Project, nor enter into any settlement agreement, consent decree, or other compromise in respect to any Hazardous Material Claims, which remedial action, settlement, consent decree or compromise might, in the City's reasonable judgment, impair the value of the City's security hereunder; provided, however, that the City's prior consent shall not be necessary in the event that the presence of Hazardous Materials on, under, or about the Project either poses an immediate threat to the health, safety or welfare of any individual or is of such a nature that an immediate remedial response is necessary and it is not reasonably possible to obtain the City's consent before taking such action, provided that in such event Borrower shall notify the City as soon as practicable of any action so taken. The City agrees not to withhold its consent, where such consent is DRAFT
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required hereunder, if either (i) a particular remedial action is ordered by a court of competent jurisdiction; (ii) Borrower will or may be subjected to civil or criminal sanctions or penalties if it fails to take a required action; (iii) Borrower establishes to the reasonable satisfaction of the City that there is no reasonable alternative to such remedial action which would result in less impairment of the City's security hereunder; or (iv) the action has been agreed to by the City.
(e) Borrower hereby acknowledges and agrees that (i) this Section is intended as the City's written request for information (and Borrower's response) concerning the environmental condition of the Project as required by California Code of Civil Procedure Section 726.5, and (ii) each representation and warranty in this Agreement (together with any indemnity obligation applicable to a breach of any such representation and warranty) with respect to the environmental condition of the Project is intended by the Parties to be an "environmental provision" for purposes of California Code of Civil Procedure Section 736.
(f) In the event that any portion of the Project is determined to be "environmentally impaired" (as that term is defined in California Code of Civil Procedure Section 726.5(e)(3)) or to be an "affected parcel" (as that term is defined in California Code of Civil Procedure Section 726.5(e)(1), then, without otherwise limiting or in any way affecting the City's or the trustee's rights and remedies under the Deed of Trust, the City may elect to exercise its rights under California Code of Civil Procedure Section 726.5(a) to (1) waive its lien on such environmentally impaired or affected portion of the Project and (2) exercise (a) the rights and remedies of an unsecured creditor, including reduction of its claim against the borrower to judgment, and (b) judgment, and (c) any other rights and remedies permitted by law. For purposes of determining the City's right to proceed as an unsecured creditor under California Code of Civil Procedure Section 726.5(a), the Borrower shall be deemed to have willfully permitted or acquiesced in a release or threatened release of hazardous materials, within the meaning of California Code of Civil Procedure Section 726.5(d)(1), if the release or threatened release of hazardous materials was knowingly or negligently caused or contributed to by any lessee, occupant, or user of any portion of the Project and the Borrower knew or should have known of the activity by such lessee, occupant, or user which caused or contributed to the release or threatened release. All costs and expenses, including (but not limited to) attorneys' fees, incurred by the City in connection with any action commenced under this paragraph, including any action required by California Code of Civil Procedure Section 726.5(b) to determine the degree to which the Project is environmentally impaired, plus interest thereon at the lesser of ten percent (10%) or the maximum rate permitted by law, until paid, shall be added to the indebtedness secured by the Deed of Trust and shall be due and payable to the City upon its demand made at any time following the conclusion of such action.
(g) Records demonstrating compliance with applicable relocation requirements, must be retained for at least five (5) years after the date by which eligible persons and/or businesses displaced from the Property have received final payments.
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(h) Borrower shall indemnify, defend (with counsel reasonably chosen by the City), and hold harmless the City against all claims for damages, compensation, fines, penalties, attorneys' fees, relocation payments or other amounts that arise out of relocation obligations to residential tenants, homeowners, or businesses permanently or temporarily displaced by the Project. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement, and shall remain in full force and effect.
Section 4.7 Maintenance and Damage.
(a) During the course of both construction and operation of the Project, Borrower shall maintain the Project in good repair and in a neat, clean and orderly condition. If there arises a condition in contravention of this requirement, and if Borrower or Borrower's limited partner, if any, as the case may be, has not cured such condition within thirty (30) days after receiving a City notice of such a condition, then in addition to any other rights available to the City, the City shall have the right to perform all acts necessary to cure such condition, and to establish or enforce a lien or other encumbrance against the Project.
(b) Subject to the availability of insurance proceeds and the requirements of Senior Lender(s) and Borrower's Investor limited partner, if any, and if economically feasible in the City's reasonable judgment, if any improvement now or in the future on the Property is damaged or destroyed, then Borrower shall, at its cost and expense, diligently undertake to repair or restore such improvement consistent with the plans and specifications approved by the City with such changes as have been approved by the City. Such work or repair shall be commenced no later than the later of one hundred twenty (120) days after the damage or loss occurs or thirty (30) days following receipt of the insurance proceeds, and shall be complete within one (1) year thereafter (or such longer period for the commencement and completion as may be extended by the City in its reasonable discretion). Any insurance proceeds collected for such damage or destruction shall be applied to the cost of such repairs or restoration, provided such insurance proceeds shall be sufficient for such purpose.
Section 4.8 Fees and Taxes.
Borrower shall be solely responsible for payment of all fees, assessments, taxes, charges, and levies imposed by any public authority or utility company with respect to the Property or the Project to the extent owned by Borrower and shall pay such charges prior to delinquency. However, Borrower shall not be required to pay and discharge any such charge so long as (a) the legality thereof is being contested diligently and in good faith and by appropriate proceedings, and (b) if requested by the City, Borrower deposits with the City any funds or other forms of assurance that the City in good faith from time to time determines appropriate to protect the City from the consequences of the contest being unsuccessful.
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Section 4.9 Notice of Litigation.
The Borrower shall promptly notify the City in writing of any litigation materially affecting the Borrower or the Property and the Project and of any claims or disputes that involve a material risk of such litigation.
Section 4.10 Non-Discrimination.
The Borrower covenants by and for itself and its successors and assigns that there shall be no discrimination against or segregation of a person or of a group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955 and Section 12955.2 of the Government Code, nor shall the Borrower or any person claiming under or through the Borrower establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Property and the Project.
With respect to familial status, this Section 4.9 shall not be construed to apply to housing for older persons, as defined in Section 12955.9 of the Government Code. With respect to familial status, nothing in this Section 4.9 shall be construed to affect Sections 51.2, 51.3, 51.4, 51.10, 51.11, and 799.5 of the Civil Code, relating to housing for senior citizens. Subdivision (d) of Section 51 and Section 1360 of the Civil Code and subdivisions (n), (o), and (p) of Section 12955 of the Government Code shall apply to this Section 4.9. The foregoing covenant shall run with the land and shall survive termination of this Agreement. This covenant shall not prevent the Borrower from applying all occupancy standards as set forth in the Regulatory Agreement.
Section 4.11 Relocation.
(a) Borrower Shall be responsible for complying and/or causing compliance with all applicable federal, state and local laws and regulations concerning the displacement and/or relocation of all eligible persons and/or businesses from the Property, including without limitation the requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. 4601, et seq.), and implementing regulations at 49 C.F.R. Part 24; Section 104(d) of the Housing and Community Development Act of 1974 and implementing regulations at 24 C.F.R. 42 et seq.; 24 C.F.R. 92.353; and 24 C.F.R. 570.606; and California Government Code Section 7260 et seq. and implementing regulations at 25 California Code of Regulations Sections 6000 et seq. Borrower is solely responsible for payment of any relocation benefits to any displaced persons and any other obligations associated with complying with such relocation laws.
(b) In the event any eligible persons and/or businesses may be displaced from the Property, Borrower shall submit to the City the relocation plan approved by the Housing Authority of the County of Monterey prior to the funding of the Loan.
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Section 4.12 Insurance Requirements.
The Borrower shall maintain the following insurance coverage throughout the Term of the Loan subject to requirements of any Senior Lender(s) and Borrower's Investor limited partner, if any:
(a) Worker's Compensation insurance to the extent required by law, including Employer's Liability coverage, with limits not less than One Million Dollars ($1,000,000) each accident.
(b) Comprehensive General Liability insurance with limits not less than Two Million Dollars ($2,000,000) each occurrence combined single limit for Bodily Injury and Property Damage, including coverages for Contractual Liability, Personal Injury, Broad Form Property Damage, Products and Completed Operations. (c) Comprehensive Automobile Liability insurance with limits not less than One Million Dollars ($1,000,000) each occurrence combined single limit for Bodily Injury and Property Damage, including coverages for owned, non-owned and hired vehicles, as applicable; provided, however, that if the Borrower does not own or lease vehicles for purposes of this Agreement, then no automobile insurance shall be required.
(d) Property insurance covering the Project, in form appropriate for the nature of such property, covering all risks of loss, but excluding earthquake, for one hundred percent (100%) of the replacement value, with deductible, if any, acceptable to the City, naming the City as a Loss Payee, as its interests may appear. Flood insurance shall be obtained if required by applicable federal regulations. (e) The Borrower shall cause any general contractor or agent working on the Project under direct contract with the Borrower to maintain insurance of the types and in at least the minimum amounts described in subsections (a), (b), and (c) above, and shall require that such insurance shall meet all of the general requirements of subsections (f), (g), and (h) below. Subcontractors working on the Project under indirect contract with the Borrower shall be required to maintain the insurance described in subsections (a), (b), and (c) above. Liability and Comprehensive Automobile Liability insurance to be maintained by such contractors and agents pursuant to this subsection shall name as additional insured the City, its officers, agents, employees and members of the City Council.
(f) The required insurance shall be provided under an occurrence form, and Borrower shall maintain such coverage continuously so long as the Note is outstanding. Should any of the required insurance be provided under a form of coverage that includes an annual aggregate limit or provides that claims investigation or legal defense costs be included in such annual aggregate limit, such annual aggregate limit shall be three times the occurrence limits specified above.
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(g) Comprehensive General Liability, Comprehensive Automobile Liability and Property insurance policies shall be endorsed to name as an additional insured the City, its officers, agents, employees and members of the City Council. (h) All policies and bonds shall be endorsed to provide thirty (30) days prior written notice of cancellation, reduction in coverage, or intent not to renew to the address established for notices to the City.
Section 4.13 Payment of Other Indebtedness; Notice of Defaults.
Borrower shall promptly pay the principal and interest when due on any other indebtedness related to the Project. Borrower shall promptly notify the City in writing of any defaults declared under any other financing for the Project by the lender of such financing.
Section 4.14 City Approval of Financing Amendments and Refinancing.
Borrower shall obtain prior written approval of the City of any material changes in terms, material amendments to loan documents, or refinancing of the Approved Financing, which approval may be withheld by the City upon a determination by the City that any such proposed change, amendment or refinancing will negatively affect the economic feasibility or the affordability of the Project, or the scheduled repayment of the Loan. Failure by the Borrower to obtain prior City approval of changes, amendments or refinancing of the Approved Financing shall be a material default under this Agreement.
Section 4.15 Monitoring Fee.
Throughout the Term, the Borrower shall pay the City an annual fee of $325 , which is 0.25% of the principal amount of the Loan (the "Monitoring Fee"), for monitoring the Borrower's compliance with the Loan Documents, including without limitation the Borrower's compliance with the operation of the Project as affordable housing in compliance with the Regulatory Agreement and with the requirements of the Regulatory Agreement. The Monitoring Fee shall be due each May 1st at the same time that annual payments, if any, are due pursuant to Section 2.6(a). If there are insufficient funds to pay the full Monitoring Fee in any year, the unpaid amount will be deferred and cumulate until funds are available to pay the then-current Monitoring Fee and then to pay, to the extent of available funding, the amounts of any deferred and unpaid Monitoring Fees. Interest shall not be payable on the any deferred Monitoring Fees. The Monitoring Fee is a separate charge to cover the City's costs of monitoring the Borrower's compliance under the Loan Documents and shall not be applied to interest or principal due under the Loan.
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ARTICLE 5.
ASSIGNMENT AND TRANSFERS
Section 5.1 Definitions.
As used in this Article 5, the term ''Transfer" means:
(a) Any total or partial sale, lease, assignment, or other conveyance, or any trust or power, or any transfer in any other mode or form, of or with respect to this Agreement or of any part of or interest in the Project, or any agreement to do any of the foregoing; or
(b) Any total or partial sale, assignment, or other conveyance, or any trust or power, or any transfer in any other mode or form, of, or with respect to, the general or limited partner ownership interests of the Borrower, or any agreement to do any of the foregoing.
Section 5.2 Purpose of Restrictions on Transfer.
This Agreement is entered into solely for the purpose of providing assistance for the Borrower's development of the Property in accordance with the terms of this Agreement and the Regulatory Agreement. The qualifications and identity of the Borrower are of particular concern to the City, in view of:
(a) The importance of the Project to the general welfare of the community;
(b) The public aids that have been made available by law and by the government for the purpose of making such Project possible; (c) The reliance by the City upon the unique qualifications and ability of the Borrower to serve as the catalyst for development of the Property and upon the continuing interest which the Borrower will have in the Project to assure the quality of the use, operation, and maintenance deemed critical by the City in the development of the Property;
(d) The fact that a change in ownership or control of the Borrower of the Project, or of a substantial part thereof, or ally other act or transaction involving or resulting in a significant change in ownership or with respect to the identity of the parties in control of the Borrower or the degree thereof, is for practical purposes a transfer or disposition of the Project; and
(e) The importance to the City of the standards of use, operation, and maintenance of the Project. It is because of the qualifications and identity of the Borrower that the City is entering into this Agreement and that Transfers are permitted only as provided in this Agreement.
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Section 5.3 Prohibited Transfers.
The limitations on Transfers set forth in this Article 5 shall apply throughout the term of the Regulatory Agreement. Except as expressly permitted in this Agreement, the Borrower represents that, except for certain purchase options and a right of first refusal entered into in connection with the syndication of limited partnership interests in the Borrower, it has not made or created, and agrees that it will not make or create or suffer to be made or created, any Transfer, either voluntarily or by operation of law, without the prior written approval of the City.
Any Transfer made in contravention of this Section 5.3 shall at the City's discretion be void and shall be deemed to be an Event of Default under this Agreement, whether or not the Borrower knew of or participated in such Transfer.
Section 5.4 Permitted Transfers Without Prior City Approval.
City consent is not required for the following:
(a) Rental of the Accessory Dwelling Unit by the Borrower in the ordinary course of business and in compliance with the Regulatory Agreement. (b) The granting of temporary or permanent easements or permits to facilitate construction of the Improvements.
(c) Any Transfer for the purpose of obtaining and securing financing, approved by the City in the Approved Project Budget, which is necessary to construct the Project, including the grant of a deed of trust, assignment of rents and security agreement, to secure the necessary funding.
(d) Any Transfer directly resulting from the foreclosure of a deed of trust, or the granting of a deed in lieu of foreclosure under a deed of trust, where the deed of trust secures financing approved by the City in the Approved Project Budget. (e) In the event the managing general partner of the Borrower is removed by the limited partner of the Borrower for cause following default under the Borrower's partnership agreement, the City hereby approves the removal, and in addition, approves the transfer of the general partner interest to a nonprofit corporation that is exempt from federal income taxation pursuant to Section 501(c)(3) of the Code, or a limited liability company, whose sole member is a nonprofit corporation exempt from federal income taxation pursuant to Section 501(c)(3) of the Code, selected by the limited partner and approved by the City in writing, which approval shall not be withheld unreasonably. Notwithstanding the foregoing, the City hereby approves a temporary replacement general partner for up to ninety (90) days that is an affiliate of the limited partner provided that such temporary general partner is a nonprofit corporation that is exempt from federal income taxation pursuant to Section 501(c)(3) of the Code, or a limited liability company, whose sole member is a nonprofit corporation exempt from federal income taxation pursuant to Section 501(c)(3) of the Code.
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Section 5.5 Permitted Transfers With Prior Approval.
Except as permitted under Section 5.4, any Transfer shall be permitted during the Term of this Agreement only after (a) the City, has delivered to the Borrower its prior written approval of such Transfer, which approval may not be unreasonably withheld, and (b) the transferee has assumed the Borrower's future obligations under this Agreement by signing this Agreement or such other reasonable documentation as the City may require. Following completion of construction of the Improvements, the City shall not unreasonably withhold its consent to a proposed Transfer, provided that the City reasonably determines that the proposed transferee is qualified to operate the Project in compliance with the Regulatory Agreement including meeting the following requirements:
(a) the proposed transferee has at least five (5) years' experience operating rental housing developments comparable to the Project; (b) the proposed transferee has no record of loan defaults, maintenance problems, housing or building code violations, or substantiated fair housing complaints at properties it has owned or operated; and (c) the proposed transferee has satisfactory credit.
ARTICLE 6.
REPRESENTATIONS AND WARRANTIES OF BORROWER
Section 6.1 Representations and Warranties.
Borrower hereby represents and warrants to the City as follows:
(a) Organization. Borrower is duly organized, validly existing California limited partnership and is in good standing under the laws of the State of California and has the power and authority to own its property and carry on its business as now being conducted.
(b) Authority of Borrower. Borrower has full power and authority to execute and deliver this Agreement and to make and accept the borrowings contemplated hereunder, to execute and deliver the Loan Documents and all other documents or instruments executed and delivered, or to be executed and delivered, pursuant to this Agreement, and to perform and observe the terms and provisions of all of the above.
(c) Authority of Persons Executing Documents. This Agreement and the Loan Documents and all other documents or instruments executed and delivered, or to be executed and delivered by the Borrower, pursuant to this Agreement have been executed and delivered by persons who are duly authorized to execute and deliver the same for and on behalf of Borrower, and all actions required under Borrower's organizational documents and applicable governing law for the authorization, execution, delivery and performance of this Agreement and the Loan Documents and all other DRAFT
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documents or instruments executed and delivered, or to be executed and delivered, pursuant to this Agreement, have been duly taken (to the extent such actions are required as of the date of execution and delivery of the above-named documents). (d) Valid Binding Agreements. This Agreement and the Loan Documents and all other documents or instruments which have been executed and delivered by the Borrower pursuant to or in connection with this Agreement constitute or, if not yet executed or delivered, will when so executed and delivered constitute, legal, valid and binding obligations of Borrower enforceable by and against it in accordance with their respective terms, subject to bankruptcy, insolvency, reorganization, moratorium, and other similar laws affecting the rights of creditors generally and general principles of equity.
(e) No Breach of Law or Agreement. Neither the execution nor delivery of this Agreement and the Loan Documents by the Borrower or of any other documents or instruments executed and delivered, or to be executed or delivered by the Borrower, pursuant to this Agreement, nor the performance by the Borrower of any provision, condition, covenant or other term hereof or thereof, will conflict with or result in a breach of any statute, rule or regulation, or any judgment, decree or order of any court, board, commission or City whatsoever binding on Borrower, or any provision of the organizational documents of Borrower, or will conflict with or constitute a breach of or a default under any agreement to which Borrower is a party, or will result in the creation or imposition of any lien upon any assets or property of Borrower, other than liens established pursuant hereto.
(f) Compliance With Laws; Consents and Approvals. The construction of the Project will comply with all applicable laws, ordinances, rules and regulations of federal, state and local governments and agencies and with all applicable directions, rules and regulations of the fire marshal, health officer, building inspector and other officers of any such government or City.
(g) Pending Proceedings. Borrower is not in default under any law or regulation or under any order of any court, board, commission or City whatsoever, and there are no claims, actions, suits or proceedings pending or, to the knowledge of Borrower, threatened against or affecting Borrower, or the Project, at law or in equity, before or by any court, board, commission or City whatsoever which might, if determined adversely to Borrower, materially and adversely affect Borrower's ability to repay the Loan or impair the security to be given to the City pursuant hereto. (h) Title to Project. At the time of recordation of the Deed of Trust, Borrower will have good and marketable fee title to the Project and there will exist thereon or with respect thereto no mortgage, lien, pledge or other encumbrance of any character whatsoever other than those liens approved in writing by the City, liens securing any of the Approved Financing or liens for current real property taxes and assessments not yet due and payable.
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(i) Financial Statements. The financial statements of Borrower and other financial data and information furnished by Borrower to the City fairly present the information contained therein. As of the Effective Date, there has not been any adverse, material change in the financial condition of Borrower from that shown by such financial statements and other data and information.
(j) Sufficient Funds. Borrower holds sufficient funds and/or binding commitments for sufficient funds to complete the acquisition of the Project and the construction of Project in accordance with the plans and specifications approved by the City.
ARTICLE 7.
DEFAULT AND REMEDIES
Section 7.1 Events of Default.
Each of the following shall constitute an "Event of Default" by Borrower under this Agreement:
(a) Failure to Construct. Failure of Borrower to commence and complete construction of the Project within the times set forth in Article 3 above; (b) Failure to Make Payment. Failure to repay the principal and any interest on the Loan that is due and payable to the City pursuant to the Loan Documents (subject to any notice and cure periods set forth in the other Loan Documents).
(c) Breach of Covenants. Failure by Borrower to materially perform, comply with, or observe any of the conditions, terms, or covenants of any of the Loan Documents, and such failure having continued uncured for thirty (30) days after receipt of written notice thereof by Borrower from City or, if the breach cannot be cured within thirty (30) days, Borrower shall not be in breach so long as Borrower is diligently undertaking to cure such breach and such breach is cured within ninety (90) days; provided, however, that if a different period or notice requirement is specified under any other subsection of this Article 7, the specific provisions shall control. (d) Default Under Other Loans. Failure to make any payment or perform any of Borrower's covenants, agreements, or obligations under the documents evidencing and securing any loan or financing secured by the Project following expiration of all applicable notice and cure periods.
(e) Insolvency. A court having jurisdiction shall have made or entered any decree or order (i) adjudging Borrower to be bankrupt or insolvent, (ii) approving as properly filed a petition seeking reorganization of Borrower or seeking any arrangement for Borrower or under the bankruptcy law or any other applicable debtor's relief law or statute of the United States or any state or other jurisdiction, (iii) appointing a receiver, trustee, liquidator, or assignee of Borrower in bankruptcy or insolvency or for any of their properties, or (iv) directing the winding up or liquidation of Borrower, if any such DRAFT
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decree or order described in clauses (i) to (iv), inclusive, shall have continued unstayed or undischarged for a period of ninety (90) days; or Borrower shall have admitted in writing its inability to pay its debts as they fall due or shall have voluntarily submitted to or filed a petition seeking any decree or order of the nature described in clauses (i) to (iv), inclusive. The occurrence of any of the Events of Default in this paragraph shall act to accelerate automatically, without the need for any action by the City, the indebtedness evidenced by the Note.
(f) Assignment; Attachment. Borrower shall have assigned its assets for the benefit of its creditors or suffered a sequestration or attachment of or execution on any substantial part of its property, unless the property so assigned, sequestered, attached or executed upon shall have been returned or released within ninety (90) days after such event or, if sooner, prior to sale pursuant to such sequestration, attachment, or execution. The occurrence of any of the Events of Default in this paragraph shall act to accelerate automatically, without the need for any action by the City, the indebtedness evidenced by the Note.
(g) Suspension; Termination. Borrower shall have voluntarily suspended its business for more than sixty (60) consecutive days or, Borrower has dissolved or terminated. The occurrence of any of the Events of Default in this paragraph shall act to accelerate automatically, without the need for any action by the City, the indebtedness evidenced by the Note.
(h) Liens on Property and the Project. There shall be filed any claim of lien (other than liens approved in writing by the City) against the Project or any part thereof, or any interest or right made appurtenant thereto, or the service of any notice to withhold proceeds of the Loan and the continued maintenance of said claim of lien or notice to withhold for a period of twenty (20) days without discharge or satisfaction thereof or provision therefor (including, without limitation, the posting of bonds) satisfactory to the City.
(i) Condemnation. The condemnation, seizure, or appropriation of all or the substantial part of the Property and the Project, except that condemnation by the City shall cause the Loan to accelerate but shall not be an Event of Default. (j) Unauthorized Transfer. Any Transfer other than as permitted by Article 5.
(k) Representation or Warranty Incorrect. Any Borrower
representation or warranty contained in this Agreement, or in any application, financial statement, certificate, or report submitted to the City in connection with any of the Loan Documents, proving to have been incorrect in any material and adverse respect when made.
Section 7.2 Remedies.
The occurrence of any Event of Default hereunder following the expiration of all applicable notice and cure periods (including notice to the Borrower's Investor limited DRAFT
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partner, if any, and the Investor limited partner having an opportunity to cure (but not the obligation) in the same manner as Borrower) will, either at the option of the City or automatically where so specified, relieve the City of any obligation to make or continue the Loan and shall give the City the right to proceed with any and all remedies set forth in this Agreement and the Loan Documents, including but not limited to the following:
(a) Acceleration of Note. The City shall have the right to cause all indebtedness of the Borrower to the City under this Agreement and the Note, together with any accrued interest thereon, to become immediately due and payable. The Borrower waives all right to presentment, demand, protest or notice of protest or dishonor. The City may proceed to enforce payment of the indebtedness and to exercise any or all rights afforded to the City as a creditor and secured party under the law including the Uniform Commercial Code, including foreclosure under the Deed of Trust. The Borrower shall be liable to pay the City on demand all reasonable expenses, costs and fees (including, without limitation, reasonable attorney's fees and expenses) paid or incurred by the City in connection with the collection of the Loan and the preservation, maintenance, protection, sale, or other disposition of the security given for the Loan.
(b) Specific Performance. The City shall have the right to mandamus or other suit, action or proceeding at law or in equity to require Borrower to perform its obligations and covenants under the Loan Documents or to enjoin acts on things which may be unlawful or in violation of the provisions of the Loan Documents. (c) Right to Cure at Borrower's Expense. The City shall have the right (but not the obligation) to cure any monetary default by Borrower under a loan other than the Loan. The Borrower agrees to reimburse the City for any funds advanced by the City to cure a monetary default by Borrower upon demand therefor, together with interest thereon at the lesser of the maximum rate permitted by law or ten percent (10%) per annum from the date of expenditure until the date of reimbursement.
Section 7.3 Right of Contest.
Borrower shall have the right to contest in good faith any claim, demand, levy, or assessment the assertion of which would constitute an Event of Default hereunder. Any such contest shall be prosecuted diligently and in a manner unprejudicial to the City or the rights of the City hereunder.
Section 7.4 Remedies Cumulative.
No right, power, or remedy given to the City by the terms of this Agreement or the Loan Documents is intended to be exclusive of any other right, power, or remedy; and each and every such right, power, or remedy shall be cumulative and in addition to every other right, power, or remedy given to the City by the terms of any such instrument, or by any statute or otherwise against Borrower and any other person.
Neither the failure nor any delay on the part of the City to exercise any such rights and remedies shall operate as a waiver thereof, nor shall any single or partial exercise by DRAFT
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the City of any such right or remedy preclude any other or further exercise of such right or remedy, or any other right or remedy.
ARTICLE 8.
GENERAL PROVISIONS
Section 8.1 Relationship of Parties.
Nothing contained in this Agreement shall be interpreted or understood by any of the Parties, or by any third persons, as creating the relationship of employer and employee, principal and agent, limited or general partnership, or joint venture between the City and Borrower or its agents, employees or contractors, and Borrower shall at all times be deemed an independent contractor and shall be wholly responsible for the manner in which it or its agents, or both, perform the services required of it by the terms of this Agreement. Borrower has and retains the right to exercise full control of employment, direction, compensation, and discharge of all persons assisting in the performance of services under the Agreement. In regard to the purchase, construction, and operation of the Project, Borrower shall be solely responsible for all matters relating to payment of its employees, including compliance with Social Security, withholding, and all other laws and regulations governing such matters, and shall include requirements in each contract that contractors shall be solely responsible for similar matters relating to their employees. Borrower shall be solely responsible for its own acts and those of its agents and employees.
Section 8.2 No Claims.
Nothing contained in this Agreement shall create or justify any claim against the City by any person that Borrower may have employed or with whom Borrower may have contracted relative to the purchase of materials, supplies or equipment, or the furnishing or the performance of any work or services with respect to the purchase, construction, or operation of the Project, and Borrower shall include similar requirements in any contracts entered into for the purchase, construction, or operation of the Project.
Section 8.3 Amendments.
No alteration or variation of the terms of this Agreement shall be valid unless made in writing by the Parties.
Section 8.4 Indemnification.
The Borrower shall indemnify, defend and hold the City, City Council members, officers, employees, agents, successors and assigns harmless against all claims made against it and expenses (including reasonable attorneys' fees) which arise out of or in connection with the purchase of the Project, or the development, construction, marketing and operation of the Project, except to the extent such claim arises from the grossly negligent or willful misconduct of the City. The provisions of this Section 8.4 shall survive the repayment of the Loan, the expiration of the Term, and the reconveyance of the Deed of Trust.
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Section 8.5 Non-Liability of City Officials, Employees and Agents.
No member, official, employee or agent of the City shall be personally liable to Borrower in the event of any default or breach by the City or for any amount which may become due to Borrower or its successor or on any obligation under the terms of this Agreement.
Section 8.6 No Third-Party Beneficiaries.
There shall be no third-party beneficiaries to this Agreement.
Section 8.7 Discretion Retained by City.
The City's execution of this Agreement in no way limits the discretion of the City in the permit and land use approval process in connection with construction of the Project.
Section 8.8 Notices, Demands and Communications.
Formal notices, demands, and communications between the Parties shall be sufficiently given if and shall not be deemed given unless dispatched by registered or certified mail, postage prepaid, return receipt requested, or delivered by express delivery service, return receipt requested, or delivered personally, to the principal office of the Parties as follows:
City: City of Salinas
200 Lincoln Avenue
Salinas, CA 93901
Attention: City Manager
City of Salinas
200 Lincoln Avenue
Salinas, CA 93901
City of Salinas
Attention: City Attorney
Community Development Department, Housing
Division
65 W. Alisal Street, 2nd Floor
Salinas, CA 93901
Attention: Planning Manager
Borrower: CHISPA, Inc.
295 N. Main Street, Suite 100
Salinas, CA 93901
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With a copy to:
Such written notices, demands and communications may be sent in the same manner to such other addresses as the affected Party may from time to time designate by mail as provided in this Section. Copies of such written notices, demands and communications may be sent to the Investor limited partner of the Borrower, if any, by the City only after the Borrower provides the Investor limited partner's name and address in writing to the City. Receipt shall be deemed to have occurred on the date shown on a written receipt as the date of delivery or refusal of delivery (or attempted delivery if undeliverable).
Section 8.9 Applicable Law and Venue.
This Agreement shall be governed by California law. Venue for any legal action under this Agreement shall be Monterey County, California.
Section 8.10 Parties Bound.
Except as otherwise limited herein, the provisions of this Agreement shall be binding upon and inure to the benefit of the Parties and their heirs, executors, administrators, legal representatives, successors, and assigns. This Agreement is intended to run with the land and shall bind Borrower and its successors and assigns in the Property and the Project for the entire Term, and the benefit hereof shall inure to the benefit of the City and its successors and assigns.
Section 8.11 Attorneys' Fees.
If any lawsuit is commenced to enforce any of the terms of this Agreement, the prevailing Party will have the right to recover its reasonable attorneys' fees and costs of suit from the other Party. Attorneys' fees for in-house City Attorney staff, if awarded, shall be calculated at the market rate.
Section 8.12 Severability.
If any term of this Agreement is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of the provisions shall continue in full force and effect unless the rights and obligations of the Parties have been materially altered or abridged by such invalidation, voiding or unenforceability.
Section 8.13 Force Majeure.
In addition to specific provisions of this Agreement, performance by either Party shall not be deemed to be in default where delays or defaults are due to war; insurrection; strikes; lock-outs; riots; floods; earthquakes; fires; quarantine restrictions; court order; or any other similar causes (other than lack of funds of Borrower or Borrower's inability to finance the construction of the Project) beyond the control or DRAFT
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without the fault of the Party claiming an extension of time to perform. An extension of time for any cause will be deemed granted if notice by the Party claiming such extension is sent to the other within ten (10) days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within ten (10) days of receipt of the notice. In no event shall the City be required to agree to cumulative delays in excess of one hundred eighty (180) days.
Section 8.14 City Approval.
Whenever this Agreement calls for City approval, consent, or waiver, the written approval, consent, or waiver of the City Manager, or his or her designee as designated in writing, shall constitute the approval, consent, or waiver of the City, without further authorization required from the City Council. The City hereby authorizes the City Manager, or his or her designee as designated in writing, to deliver such approvals or consents as are required by this Agreement, or to waive requirements under this Agreement, on behalf of the City. Any consents or approvals required under this Agreement shall not be unreasonably withheld or made, except where it is specifically provided that a sole discretion standard applies. The City Manager, or his or her designee as designated in writing, is also hereby authorized to approve, on behalf of the City, requests by Borrower for reasonable extensions of time deadlines set forth in this Agreement. The City shall not unreasonably delay in reviewing and approving or disapproving any proposal by Borrower made in connection with this Agreement.
Section 8.15 Waivers.
Any waiver by the City of any obligation or condition in this Agreement must be in writing. No waiver will be implied from any delay or failure by the City to take action on any breach or default of Borrower or to pursue any remedy allowed under this Agreement or applicable law. Any extension of time granted to Borrower to perform any obligation under this Agreement shall not operate as a waiver or release from any of its obligations under this Agreement. Consent by the City to any act or omission by Borrower shall not be construed to be a consent to any other or subsequent act or omission or to waive the requirement for the City's written consent to future waivers.
Section 8.16 Title of Parts and Sections.
Any titles of the sections or subsections of this Agreement are inserted for convenience of reference only and shall be disregarded in interpreting any part of the Agreement's provisions.
Section 8.17 Entire Understanding of the Parties.
This Agreement constitutes the entire understanding and agreement of the Parties with respect to the Loan.
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Section 8.18 Multiple Originals; Counterpart.
This Agreement may be executed in multiple original counterparts, each of which is deemed to be an original, and all such counterparts shall constitute one and the same instrument.
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WHEREAS, this Agreement has been entered into by the Parties as of the Effective Date.
APPROVED AS TO FORM
By: _____________________
Christopher A. Callihan,
City Attorney
CITY:
CITY OF SALINAS, a California charter city and
municipal corporation
By: __________________________________
René Mendez
City Manager
BORROWER:
Community Housing Improvement Systems and
Planning Association, Inc. (CHISPA), a nonprofit
public benefit corporation
By: ___________________________
Andrew T. Simer, CFO
By: ___________________________
Geoffrey Morgan, President/ CEO
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A–1
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
Real property in the City of Salinas, County of Monterey, State of California, described as follows:
PARCEL 1:
LOT 1 AS SHOWN ON THE MAP OF TRACT NO. 1505, WESLEY OAKS
SUBDIVISION, FILED FOR RECORD
ON MARCH 23, 2010 IN VOLUME 24 OF CITIES AND TOWNS, AT PAGE 24,
MONTEREY COUNTY
RECORDS.
PARCEL 2:
A NON-EXCLUSIVE EASEMENT FOR PRIVATE ROAD PURPOSES OVER THAT
CERTAIN PORTION
DESIGNATED AS "26 FOOT WIDE PRIVATE ROAD EASEMENT", AS SHOWN ON THE MAP OF TRACT NO.
1505, WESLEY OAKS SUBDIVISION, FILED FOR RECORD ON MARCH 23, 2010 IN VOLUME 24 OF CITIES
AND TOWNS, AT PAGE 24, MONTEREY COUNTY RECORDS.
APN: 004-082-002-000
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B–1
EXHIBIT B
FORM OF DEED OF TRUST
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RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Salinas
Community Development Department
Housing Division
65 W. Alisal Street, 2nd Floor
Salinas, California 93901
Exempt from recording fees
(Govt. Code §27383) and from
Documentary Transfer Tax
(Rev. and Taxation Code § 11922)
Loan Number:
APN: 004-082-002-000
DEED OF TRUST WITH ASSIGNMENT OF RENTS,
SECURITY AGREEMENT, AND FIXTURE FILING
(Accessory Dwelling Unit: 138 Carr Avenue, Salinas, CA 93901)
THIS DEED OF TRUST WITH ASSIGNMENT OF RENTS, SECURITY
AGREEMENT, AND FIXTURE FILING ("Deed of Trust") is made as of November 20, 2024 by and among Community Housing Improvement Systems and Planning Association, Inc., a California nonprofit public benefit corporation ("Trustor"), whose address is 295 Main Street, Suite 100 Salinas, CA 93901, First American Title Insurance Company, a California corporation, ("Trustee"), and the City of Salinas, a California charter city and municipal corporation ("Beneficiary").
FOR GOOD AND VALUABLE CONSIDERATION, including the indebtedness herein recited and the trust herein created, the receipt of which is hereby acknowledged, Trustor hereby irrevocably grants, transfers, conveys and assigns to Trustee, IN TRUST, WITH POWER OF SALE, for the benefit and security of Beneficiary, under and subject to the terms and conditions hereinafter set forth, Trustor's fee interest in the property located in the City of Salinas, County of Monterey, State of California, that is described in the attached Exhibit A, incorporated herein by this reference ("Property").
TOGETHER WITH all interest, estates or other claims, both in law and in equity which Trustor now has or may hereafter acquire in the Property and the rents; TOGETHER WITH all easements, rights-of-way and rights used in connection therewith or as a means of access thereto, including (without limiting the generality of the foregoing) all tenements, hereditaments and appurtenances thereof and thereto; TOGETHER WITH any and all buildings and improvements of every kind and DRAFT
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description now or hereafter erected thereon, and all property of Trustor now or hereafter affixed to or placed upon the Property;
TOGETHER WITH all building materials and equipment now or hereafter delivered to said property and intended to be installed therein; TOGETHER WITH all right, title and interest of Trustor, now owned or hereafter acquired, in and to any land lying within the right-of-way of any street, open or proposed, adjoining the Property, and any and all sidewalks, alleys and strips and areas of land adjacent to or used in connection with the Property; adjoining the Property, and any and all sidewalks, alleys and strips and areas of land adjacent to or used in connection with the Property;
TOGETHER WITH all estate, interest, right, title, other claim or demand, of every nature, in and to such property, including the Property, both in law and in equity, including, but not limited to, all deposits made with or other security given by Trustor to utility companies, the proceeds from any or all of such property, including the Property, claims or demands with respect to the proceeds of insurance in effect with respect thereto, which Trustor now has or may hereafter acquire, any and all awards made for the taking by eminent domain or by and proceeding or purchase in lieu thereof of the whole or any part of such property, including without limitation, any awards resulting from a change of grade of streets and awards for severance damages to the extent Beneficiary has an interest in such awards for taking as provided in Paragraph 4.1 herein; and
TOGETHER WITH all of Trustor's interest in all articles of personal property or fixtures now or hereafter attached to or used in and about the building or buildings now erected or hereafter to be erected on the Property which are necessary to the complete and comfortable use and occupancy of such building or buildings for the purposes for which they were or are to be erected, including all other goods and chattels and personal property as are ever used or furnished in operating a building, or the activities conducted therein, similar to the one herein described and referred to, and all renewals or replacements thereof or articles in substitution therefor, whether or not the same are, or shall be attached to said building or buildings in any manner.
All of the foregoing, together with the Property, is herein referred to as the "Security." To have and to hold the Security together with acquittances to Trustee, its successors and assigns forever.
FOR THE PURPOSE OF SECURING THE FOLLOWING OBLIGATIONS (the "Secured Obligations"):
a. Payment of just indebtedness of Trustor to Beneficiary as set forth in the Note (defined in Article 1 below) until paid or cancelled. Subject to forgiveness of the Loan as provided in the Loan Documents, said principal and other payments shall be due and payable as provided in the Note. Said Note and all its terms are incorporated herein by reference, and this conveyance shall secure any and all extensions thereof, DRAFT
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however evidenced; and
b. Payment of any sums advanced by Beneficiary to protect the Security pursuant to the terms and provisions of this Deed of Trust following a breach of Trustor's obligation to advance said sums and the expiration of any applicable cure period, with interest thereon as provided herein; and
c. Performance of every obligation, covenant or agreement of Trustor contained herein and in the Loan Documents (defined in Section 1.2 below).
AND TO PROTECT THE SECURITY OF THIS DEED OF TRUST, TRUSTOR COVENANTS ANDAGREES:
ARTICLE 1. DEFINITIONS
In addition to the terms defined elsewhere in this Deed of Trust, the following terms shall have the following meanings in this Deed of Trust:
Section 1.1. The term "Loan Agreement" means that certain Loan Agreement - Permanent Local Housing Allocation (PLHA) Funds between Trustor and Beneficiary, dated as of the same date as this Deed of Trust, providing for Beneficiary to loan to Trustor One hundred thirty thousand dollars ($130,000) for predevelopment and construction of affordable housing on the Property.
Section 1.2. The term "Loan Documents" means this Deed of Trust, the Note, the Loan Agreement, the Regulatory Agreement, and any other debt, loan, or security instruments between Trustor and Beneficiary relating to the Property.
Section 1.3. The term "Note" means that certain Promissory Note in the amount of One hundred thirty thousand dollars ($130,000) of even date herewith executed by Trustor in favor of Beneficiary, the payment of which is secured by this Deed of Trust. (Copies of the Note are on file with Beneficiary and terms and provisions of the Note are incorporated herein by reference.)
Section 1.4. The term "Principal and Interest" means the aggregate of the amounts required to be paid under the Note.
Section 1.5. The term "Regulatory Agreement" means that certain Regulatory Agreement and Declaration of Restrictive Covenants between Trustor and Beneficiary, dated of even date herewith, restricting the occupancy and rent levels of residential units in the Development to be constructed by Trustor on the Property.
ARTICLE 2. MAINTENANCE AND MODIFICATION OF
THE PROPERTY AND SECURITY
Section 2.1. Maintenance and Modification of the Property by Trustor.
Trustor agrees that at all times prior to full payment of the sum owed under the DRAFT
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Note, Trustor will, at Trustor's own expense, maintain, preserve, and keep the Security or cause the Security to be maintained and preserved in good condition.
Trustor will from time to time make or cause to be made all repairs, replacements, and renewals deemed proper and necessary by it. Beneficiary shall have no responsibility in any of these matters or for the making of improvements or additions to the Security.
Trustor agrees to pay fully and discharge (or cause to be paid fully and discharged) all claims for labor done and for material and services furnished in connection with the Security, diligently to file or procure the filing of a valid notice of cessation upon the event of a cessation of labor on the work or construction on the Security for a continuous period of thirty (30) days or more, and to take all other reasonable steps to forestall the assertion of claims of lien against the Security of any part thereof. Trustor irrevocably appoints, designates and authorizes Beneficiary as its agent (said agency being coupled with an interest) with the authority, but without any obligation, to file for record any notices of completion or cessation of labor or any other like notice that Beneficiary deems necessary or desirable to protect its interest in and to the Security or the Loan Documents; provided, however, that Beneficiary shall exercise its rights as agent of Trustor only in the event that Trustor shall fail to take, or shall fail to diligently continue to take, those actions as hereinbefore provided.
Upon demand by Beneficiary, Trustor shall make or cause to be made such demands or claims, as Beneficiary shall reasonably specify upon laborers, materialmen, subcontractors or other persons who have furnished or claim to have furnished labor, services or materials in connection with the Security. Nothing herein contained shall require Trustor to pay any claims for labor, materials or services which Trustor in good faith disputes and is diligently contesting provided that Trustor shall, within thirty (30) days after the filing of any claim of lien, record in the Office of the Recorder of Monterey County, a surety bond in an amount 1 and 1/2 times the amount of such claim item to protect against a claim of lien.
Section 2.2. Granting of Easements.
Trustor may not grant easements, licenses, rights-of-way or other rights or privileges in the nature of easements with respect to any property or rights included in the Security except those required or desirable for installation and maintenance of public utilities including, without limitation, water, gas, electricity, sewer, telephone and telegraph, or those required by law. As to these exceptions, Beneficiary will grant and/or direct Trustee to grant such easements.
Section 2.3. Assignment of Rents.
As part of the consideration for the indebtedness evidenced by the Note, Trustor hereby absolutely and unconditionally assigns and transfers to Beneficiary all the rents and revenues of the Property including those now due, past due, or to become due by virtue of any lease or other agreement for the occupancy or use of all or any part of the Property, regardless of to whom the rents and revenues of the Property are payable.
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Trustor hereby authorizes Beneficiary or Beneficiary's agents to collect the aforesaid rents and revenues and hereby directs each tenant of the Property to pay such rents to Beneficiary or Beneficiary's agents; provided, however, that prior to written notice given by Beneficiary to Trustor of the breach by Trustor of any covenant or agreement of Trustor in the Loan Documents, Trustor shall collect and receive all rents and revenues of the Property as trustee for the benefit of Beneficiary and Trustor shall apply the rents and revenues so collected to the sums secured by this Deed of Trust with the balance, so long as no such breach has occurred, to the account of Trustor, it being intended by Trustor and Beneficiary that this assignment of rents constitutes an absolute assignment and not an assignment for additional security only. Upon delivery of written notice by Beneficiary to Trustor of the breach by Trustor of any covenant or agreement of Trustor in the Loan Documents, and without the necessity of Beneficiary entering upon and taking and maintaining full control of the Property in person, by agent or by a court-appointed receiver, Beneficiary shall immediately be entitled to possession of all rents and revenues of the Property as specified in this Section 2.3 as the same becomes due and payable, including but not limited to rents then due and unpaid, and all such rents shall immediately upon delivery of such notice be held by Trustor as trustee for the benefit of Beneficiary only; provided, however, that the written notice by Beneficiary to Trustor of the breach by Trustor shall contain a statement that Beneficiary exercises its rights to such rents. Trustor agrees that commencing upon delivery of such written notice of Trustor's breach by Beneficiary to Trustor, each tenant of the Property shall make such rents payable to and pay such rents to Beneficiary or Beneficiary's agents on Beneficiary's written demand to each tenant therefor, delivered to each tenant personally, by mail or by delivering such demand to each rental unit, without any liability on the part of said tenant to inquire further as to the existence of a default by Trustor.
Except for the financing previously approved by the Beneficiary, Trustor hereby covenants that Trustor has not executed any prior assignment of said rents, that Trustor has not performed, and will not perform, any acts or has not executed and will not execute, any instrument which would prevent Beneficiary from exercising its rights under this Section 2.3, and that at the time of execution of this Deed of Trust, there has been no anticipation or prepayment of any of the rents of the Property for more than two (2) months prior to the due dates of such rents. Trustor covenants that Trustor will not hereafter collect or accept payment of any rents of the Property more than two (2) months prior to the due dates of such rents. Trustor further covenants that Trustor will execute and deliver to Beneficiary such further assignments of rents and revenues of the Property as Beneficiary may from time to time request.
Upon Trustor's breach of any covenant or agreement of Trustor in the Loan Documents, Beneficiary may in person, by agent or by a court-appointed receiver, regardless of the adequacy of Beneficiary's security, enter upon and take and maintain full control of the Property in order to perform all acts necessary and appropriate for the operation and maintenance thereof including, but not limited to, the execution, cancellation or modification of leases, the collection of all rents and revenues of the Property, the making of repairs to the Property and the execution or termination of contracts providing for the management or maintenance of the Property, all on such DRAFT
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terms as are deemed best to protect the security of this Deed of Trust. In the event Beneficiary elects to seek the appointment of a receiver for the Property upon Trustor's breach of any covenant or agreement of Trustor in this Deed of Trust, Trustor hereby expressly consents to the appointment of such receiver. Beneficiary or the receiver shall be entitled to receive a reasonable fee for so managing the Property.
All rents and revenues collected subsequent to delivery of written notice by Beneficiary to Trustor of the breach by Trustor of any covenant or agreement of Trustor in the Loan Documents shall be applied first to the costs, if any, of taking control of and managing the Property and collecting the rents, including, but not limited to, attorney's fees, receiver's fees, premiums on receiver's bonds, costs of repairs to the Property, premiums on insurance policies, taxes, assessments and other charges on the Property, and the costs of discharging any obligation or liability of Trustor as lessor or landlord of the Property and then to the sums secured by this Deed of Trust, and thereafter, to subordinate deeds of trust, if any. Beneficiary or the receiver shall have access to the books and records used in the operation and maintenance of the Property and shall be liable to account only for those rents actually received. Beneficiary shall not be liable to Trustor, anyone claiming under or through Trustor or anyone having an interest in the Property by reason of anything done or left undone by Beneficiary under this Section 2.3.
If the rents of the Property are not sufficient to meet the costs, if any, of taking control of and managing the Property and collecting the rents, any funds expended by Beneficiary for such purposes shall become indebtedness of Trustor to Beneficiary secured by this Deed of Trust pursuant to Section 3.3 hereof. Unless Beneficiary and Trustor agree in writing to other terms of payment, such amounts shall be payable upon notice from Beneficiary to Trustor requesting payment thereof and shall bear interest from the date of disbursement at the rate stated in Section 3.3.
Any entering upon and taking and maintaining of control of the Property by Beneficiary or the receiver and any application of rents as provided herein shall not cure or waive any default hereunder or invalidate any other right or remedy of Beneficiary under applicable law or provided herein. This assignment of rents of the Property shall terminate at such time as this Deed of Trust ceases to secure indebtedness held by Beneficiary. The rights of the Beneficiary under this Section 2.3 are subject to the rights of any senior mortgage lender.
ARTICLE 3. TAXES AND INSURANCE; ADVANCES
Section 3.1 Taxes, Other Governmental Charges and Utility Charges.
Trustor shall pay, or cause to be paid, at least fifteen (15) days prior to the date of delinquency, all taxes, assessments, charges and levies imposed by any public authority or utility company which are or may become a lien affecting the Security or any part thereof; provided, however, that Trustor shall not be required to pay and discharge any such tax, assessment, charge or levy so long as (a) the legality thereof shall be promptly and actively contested in good faith and by DRAFT
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appropriate proceedings, and (b) Trustor maintains reserves adequate to pay any liabilities contested pursuant to this Section. With respect to taxes, special assessments or other similar governmental charges, Trustor shall pay such amount in full prior to the attachment of any lien therefor on any part of the Security; provided, however, if such taxes, assessments or charges may be paid in installments, Trustor may pay in such installments. Except as provided in clause of the first sentence of this paragraph, the provisions of this Section shall not be construed to require that Trustor maintain a reserve account, escrow account, impound account or other similar account for the payment of future taxes, assessments, charges and levies.
In the event that Trustor shall fail to pay any of the foregoing items required by this Section to be paid by Trustor, Beneficiary may (but shall be under no obligation to) pay the same, after Beneficiary has notified Trustor of such failure to pay and Trustor fails to fully pay such items within seven (7) business days after receipt of such notice. Any amount so advanced therefor by Beneficiary, together with interest thereon from the date of such advance at the maximum rate permitted by law, shall become an additional obligation of Trustor to Beneficiary and shall be secured hereby, and Trustor agrees to pay all such amounts.
Section 3.2 Provisions Respecting Insurance.
Trustor agrees to provide insurance conforming in all respects to that required under the Loan Documents during the course of construction and following completion, and at all times until all amounts secured by this Deed of Trust have been paid and all other obligations secured hereunder fulfilled, and this Deed of Trust reconveyed.
All such insurance policies and coverages shall be maintained at Trustor's sole cost and expense. Certificates of insurance for all of the above insurance policies, showing the same to be in full force and effect, shall be delivered to Beneficiary upon demand therefor at any time prior to Beneficiary's receipt of the entire Principal and Interest and all amounts secured by this Deed of Trust.
Section 3.3 Advances.
In the event Trustor shall fail to maintain the full insurance coverage required by this Deed of Trust or shall fail to keep the Security in accordance with the Loan Documents, Beneficiary, after at least seven (7) days prior notice to Trustor, may (but shall be under no obligation to) take out the required policies of insurance and pay the premiums on the same or may make such repairs or replacements as are necessary and provide for payment thereof; and all amounts so advanced therefor by Beneficiary shall become an additional obligation of Trustor to Beneficiary (together with interest as set forth below) and shall be secured hereby, which amounts Trustor agrees to pay on the demand of Beneficiary, and if not so paid, shall bear interest from the date of the advance at the lesser of ten percent ( 10%) per annum or the maximum rate permitted by law.
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ARTICLE 4. DAMAGE, DESTRUCTION OR CONDEMNATION
Section 4.1 Awards and Damages.
All judgments, awards of damages, settlements and compensation made in connection with or in lieu of (a) taking of all or any part of or any interest in the Property by or under assertion of the power of eminent domain, (b) any damage to or destruction of the Property or in any part thereof by insured casualty, and (c) any other injury or damage to all or any part of the Property ("Funds") are hereby assigned to and shall be paid to Beneficiary by a check made payable to Beneficiary.
Beneficiary is authorized and empowered (but not required) to collect and receive any Funds and is authorized to apply them in whole or in part upon any indebtedness or obligation secured hereby, in such order and manner, as Beneficiary shall determine at its sole option.
Beneficiary shall be entitled to settle and adjust all claims under insurance policies provided under this Deed of Trust and may deduct and retain from the proceeds of such insurance the amount of all expenses incurred by it in connection with any such settlement or adjustment. All or any part of the amounts so collected and recovered by Beneficiary may be released to Trustor upon such conditions as Beneficiary may impose for rebuilding of the improvements on the Property. Application of all or any part of the Funds collected and received by Beneficiary or the release thereof shall not cure or waive any default under this Deed of Trust. The rights of Beneficiary under this Section are subject to the rights of any senior mortgage lender.
ARTICLE 5. AGREEMENTS AFFECTING THEPROPERTY; FURTHER
ASSURANCES; PAYMENT OF PRINCIPAL AND INTEREST
Section 5.1 Other Agreements Affecting Property.
Trustor shall duly and punctually perform all terms, covenants, conditions and agreements binding upon it under the Loan Documents and any other agreement of any nature whatsoever now or hereafter involving or affecting the Security or any part thereof.
Section 5.2 Agreement to Pay Attorneys' Fees and Expenses.
In the event of any Event of Default (as defined below) hereunder, and if Beneficiary should employ attorneys or incur other expenses for the collection of amounts due or the enforcement of performance or observance of an obligation or agreement on the part of Trustor in this Deed of Trust, Trustor agrees that it will, on demand therefor, pay to Beneficiary the reasonable fees of such attorneys and such other reasonable expenses so incurred by Beneficiary; and any such amounts paid by Beneficiary shall be added to the indebtedness secured by the lien of this Deed of Trust, and shall bear interest from the date such expenses are incurred at the lesser of ten percent (10%) per annum or the maximum rate permitted by law. Attorneys' fees for in-house City Attorney staff of Beneficiary, if awarded, shall be calculated at the market rate.
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Section 5.3 Payment of the Principal and Interest.
Trustor shall pay to Beneficiary the Principal and Interest and any other payments as set forth in the Note in the amounts and by the times set out therein.
Section 5.4 Personal Property.
To the maximum extent permitted by law, the personal property subject to this Deed of Trust shall be deemed to be fixtures and part of the real property and this Deed of Trust shall constitute a fixture filing under the California Commercial Code.
As to any personal property not deemed or permitted to be fixtures, this Deed of Trust shall constitute a security agreement under the California Commercial Code.
Section 5.5 Financing Statement.
Trustor shall execute and deliver to Beneficiary such financing statements pursuant to the appropriate statutes, and any other documents or instruments as are required to convey to Beneficiary a valid perfected security interest in the Security.
Trustor agrees to perform all acts which Beneficiary may reasonably request so as to enable Beneficiary to maintain such valid perfected security interest in the Security in order to secure the payment of the Note in accordance with its terms. Beneficiary is authorized to file a copy of any such financing statement in any jurisdiction(s) as it shall deem appropriate from time to time in order to protect the security interest established pursuant to this instrument. Trustor shall pay all costs of filing such financing statements and any extensions, renewals, amendments, and releases thereof, and shall pay all reasonable costs and expenses of any record searches for financing statements, and releases thereof, as the Beneficiary may reasonably require. Without the prior written consent of the Beneficiary, Trustor shall not create or suffer to be created pursuant to the California Commercial Code any other security interest in the Security, including replacements and additions thereto.
Section 5.6 Operation of the Security.
Trustor shall operate the Security (and, in case of a transfer of a portion of the Security subject to this Deed of Trust, the transferee shall operate such portion of the Security) in full compliance with the Loan Documents.
Section 5.7 Inspection of the Security.
At any and all reasonable times upon a seventy-two (72) hour notice, Beneficiary and its duly authorized agents, attorneys, experts, engineers, accountants and representatives, shall have the right, without payment of charges or fees, to inspect the Security.
Section 5.8 Nondiscrimination.
Trustor herein covenants by and for itself, its heirs, executors, administrators, and assigns, and all persons claiming under or through them, that there shall be no DRAFT
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discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, sexual orientation, marital status, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the Security, nor shall Trustor itself or any person claiming under or through it establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the Security. The foregoing covenants shall run with the land.
ARTICLE 6. HAZARDOUS WASTE
Section 6.1 Compliance with Environmental Laws.
Trustor shall keep and maintain the Property in compliance with, and shall not cause or permit the Property to be in violation of any federal, state or local laws, ordinances or regulations relating to industrial hygiene or to the environmental conditions on, under or about the Property including, but not limited to, soil and ground water conditions. Trustor shall not use, generate, manufacture, store or dispose of on, under, or about the Property or transport to or from the Property any flammable explosives, radioactive materials, hazardous wastes, toxic substances or related materials, including without limitation, any substances defined as or included in the definition of "hazardous substances," hazardous wastes," "hazardous materials," or "toxic substances" under any applicable federal or state laws or regulations (collectively referred to hereinafter as "Hazardous Materials") except such of the foregoing as may be customarily kept and used in and about residential property, and during construction only, such as may be customarily kept and used in the course of the senior rental housing construction.
Section 6.2 Notice to Beneficiary.
Trustor shall immediately advise Beneficiary in writing if at any time it receives written notice of (a) any and all enforcement, cleanup, removal or other governmental or regulatory actions instituted, completed or threatened against Trustor or the Property pursuant to any applicable federal, state or local laws, ordinances, or regulations relating to any Hazardous Materials ("Hazardous Materials Law"); (b) all claims made or threatened by any third party against Trustor or the Property relating to damage, contribution, cost recovery compensation, loss or injury resulting from any Hazardous Materials (the matters set forth in clauses (a) and (b) above hereinafter referred to a "Hazardous Materials Claims"); and (c) Trustor's discovery of any occurrence or condition on any real property adjoining or in the vicinity of the Property that could cause the Property or any part thereof to be subject to a land use restriction pursuant to California Health and Safety Code, Sections 25220 et seq. or any regulation adopted in accordance therewith, or to be otherwise subject to any restrictions on the ownership, occupancy, transferability or use of the Property under any Hazardous Materials Law.
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Section 6.3 Beneficiary Right to Participate; Indemnification of Beneficiary.
Beneficiary shall have the right to join and participate in, as a party if it so elects, any legal proceedings or actions initiated in connection with any Hazardous Materials Claims and to have its reasonable attorneys' fees in connection therewith paid by Trustor. Trustor shall indemnify and hold harmless Beneficiary and its councilmembers, supervisors, directors, officers, employees, agents, successors and assigns from and against any loss, damage, cost, expense or liability directly or indirectly arising out of or attributable to the use, generation, storage, release, threatened release, discharge, disposal, or presence of Hazardous Materials on, under, or about the Property including without limitation: (a) all foreseeable consequential damages; (b) the costs of any required or necessary repair, cleanup or detoxification of the Property and the preparation and implementation of any closure, remedial or other required plans; and (c) all reasonable costs and expenses incurred by Beneficiary in connection with clauses (a) and (b), including but not limited to reasonable attorneys' fees.
Section 6.4 Remedial Action.
Without Beneficiary's prior written consent, which shall not be unreasonably withheld, Trustor shall not take any remedial action in response to the presence of any Hazardous Materials on, under or about the Property, nor enter into any settlement agreement, consent decree, or other compromise in respect to any Hazardous Material Claims, which remedial action, settlement, consent decree or compromise might, in Beneficiary's reasonable judgment, impair the value of Beneficiary's security hereunder; provided, however, that Beneficiary's prior consent shall not be necessary in the event that the presence of Hazardous Materials on, under, or about the Property either poses an immediate threat to the health, safety or welfare of any individual or is of such a nature that an immediate remedial response is necessary and it is not reasonably possible to obtain Beneficiary's consent before taking such action, provided that in such event Trustor shall notify Beneficiary as soon as practicable of any action so taken. Beneficiary agrees not to withhold its consent, where such consent is required hereunder, if either (a) a particular remedial action is ordered by a court of competent jurisdiction, (b) Trustor will or may be subjected to civil or criminal sanctions or penalties if it fails to take a required action; (c) Trustor establishes to the reasonable satisfaction of Beneficiary that there is no reasonable alternative to such remedial action which would result in less impairment of Beneficiary's security hereunder; or (d) the action has been agreed to by Beneficiary.
Section 6.5 Environmental Provision and Impairment.
Trustor hereby acknowledges and agrees that (a) this Article is intended as Beneficiary's written request for information (and Trustor's response) concerning the environmental condition of the Property as required by California Code of Civil Procedure Section 726.5, and (b) each representation and warranty in this Deed of Trust or any of the other Loan Documents (together with any indemnity applicable to a breach of any such representation and warranty) with respect to the environmental condition of the property is intended by Beneficiary and Trustor to be an DRAFT
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"environmental provision" for purposes of California Code of Civil Procedure Section 736.
In the event that any portion of the Property is determined to be "environmentally impaired" (as that term is defined in California Code of Civil Procedure Section 726.5(e)(3)) or to be an "affected parcel" (as that term is defined in California Code of Civil Procedure Section 726.5(e)(1)), then, without otherwise limiting or in any way affecting the Beneficiary's or the Trustee's rights and remedies under this Deed of Trust, the Beneficiary may elect to exercise its rights under California Code of Civil Procedure Section 726.5(a) to (1) waive its lien on such environmentally impaired or affected portion of the Property and (2) exercise (a) the rights and remedies of an unsecured creditor, including reduction of its claim against the Trustor to judgment, and (b) any other rights and remedies permitted by law. For purposes of determining the Beneficiary's right to proceed as an unsecured creditor under California Code of Civil Procedure Section 726.5(a), the Trustor shall be deemed to have willfully permitted or acquiesced in a release or threatened release of hazardous materials, within the meaning of California Code of Civil Procedure Section 726.5(d)(1), if the release or threatened release of hazardous materials was knowingly or negligently caused or contributed to by any lessee, occupant, or user of any portion of the Property and the Trustor knew or should have known of the activity by such lessee, occupant, or user which caused or contributed to the release or threatened release. All costs and expenses, including (but not limited to) attorneys' fees, incurred by the Beneficiary in connection with any action commenced under this paragraph, including any action required by California Code of Civil Procedure Section 726.5(b) to determine the degree to which the Property is environmentally impaired, plus interest thereon at the rate specified in the Note until paid, shall be added to the indebtedness secured by this Deed of Trust and shall be due and payable to the Beneficiary upon its demand made at any time following the conclusion of such action.
The Trustor is aware that California Civil Code Section 2955.5(a) provides as follows: "No lender shall require a borrower, as a condition of receiving or maintaining a loan secured by real property, to provide hazard insurance coverage against risks to the improvements on that real property in an amount exceeding the replacement value of the improvements on the property."
ARTICLE 7. EVENTS OF DEFAULT AND REMEDIES
Section 7.1 Events of Default.
The following shall constitute an "Event of Default" following the expiration of any applicable notice and cure periods: (a) failure to make any payment to be paid by Trustor under the Loan Documents; (b) failure to observe or perform any of Trustor's other covenants, agreements or obligations under the Loan Documents, including, without limitation, the provisions concerning discrimination; or (c) failure to make any payment or perform any of Trustor's other covenants, agreements, or obligations under any other debt instruments or regulatory agreement secured by the Property; which default shall not be cured within the times and in the manner provided therein.
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Section 7.2 Acceleration of Maturity.
If an Event of Default shall have occurred and be continuing, then at the option of Beneficiary, the amount of any payment related to the Event of Default and the unpaid Principal and Interest of the Note shall immediately become due and payable, upon written notice by Beneficiary to Trustor (or automatically where so specified in the Loan Documents), and no omission on the part of Beneficiary to exercise such option when entitled to do so shall be construed as a waiver of such right.
Section 7.3 Beneficiary's Right to Enter and Take Possession.
If an Event of Default shall have occurred and be continuing, Beneficiary may:
(a) Either in person or by agent, with or without bringing any action or proceeding, or by a receiver appointed by a court, and without r security, enter upon the Security and take possession thereof (or any part thereof) and of any of the Security, in its own name or in the name of Trustee, and do any acts which it deems necessary or desirable to preserve the value or marketability of the Property, or part thereof or interest therein, increase the income therefrom or protect the security thereof. The entering upon and taking possession of the Security shall not cure or waive any Event of Default or Notice of Default (as defined below) hereunder or invalidate any act done in response to such Default or pursuant to such Notice of Default and, notwithstanding the continuance in possession of the Security, Beneficiary shall be entitled to exercise every right provided for in this Deed of Trust, or by law upon occurrence of any Event of Default, including the right to exercise the power of sale;
(b) Commence an action to foreclose this Deed of Trust as a mortgage, appoint a receiver, or specifically enforce any of the covenants hereof; (c) Deliver to Trustee a written declaration of default and demand for sale, and a written notice of default and election to cause Trustor's interest in the Security to be sold ("Notice of Default and Election to Sell"), which notice Trustee or Beneficiary shall cause to be duly filed for record in the Official Records of Monterey County; or
(d) Exercise all other rights and remedies provided herein, in the instruments by which Trustor acquires title to any Security, or in any other document or agreement now or hereafter evidencing, creating or securing all or any portion of the obligations secured hereby, or provided by law.
Section 7.4 Foreclosure by Power of Sale.
Should Beneficiary elect to foreclose by exercise of the power of sale herein contained, Beneficiary shall give notice to Trustee ("Notice of Sale") and shall deposit with Trustee this Deed of Trust which is secured hereby (and the deposit of which shall be deemed to constitute evidence that the unpaid Principal and Interest is DRAFT
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immediately due and payable), and such receipts and evidence of any expenditures made that are additionally secured hereby as Trustee may require. (a) Upon receipt of such notice from Beneficiary, Trustee shall cause to be recorded, published and delivered to Trustor such Notice of Default and Election to Sell as then required by law and by this Deed of Trust. Trustee shall, without demand on Trustor, after lapse of such time as may then be required by law and after recordation of such Notice of Default and Election to Sell and after Notice of Sale having been given as required by law, sell the Security, at the time and place of sale fixed by it in said Notice of Sale, whether as a whole or in separate lots or parcels or items as Trustee shall deem expedient and in such order as it may determine unless specified otherwise by Trustor according to California Civil Code Section 2924g(b), at public auction to the highest bidder, for cash in lawful money of the United States payable at the time of sale. Trustee shall deliver to such purchaser or purchasers thereof its good and sufficient deed or deeds conveying the property so sold, but without any covenant or warranty, express or implied. The recitals in such deed or any matters of facts shall be conclusive proof of the truthfulness thereof. Any person, including, without limitation, Trustor, Trustee or Beneficiary, may purchase at such sale, and Trustor hereby covenants to warrant and defend the title of such purchaser or purchasers.
(b) After deducting all reasonable costs, fees and expenses of Trustee, including costs of evidence of title in connection with such sale, Trustee shall apply the proceeds of sale to payment of: (i) the unpaid Principal and Interest under the Note; (ii) all other amounts owed to Beneficiary under the Loan Documents; (iii) all other sums then secured hereby; and the remainder, if any, to Trustor. (c) Trustee may postpone sale of all or any portion of the Property by public announcement at such time and place of sale, and from time to time thereafter, and without further notice make such sale at the time fixed by the last postponement, or may, in its discretion, give a new Notice of Sale.
Section 7.5 Receiver.
If an Event of Default shall have occurred and be continuing, Beneficiary, as a matter of right and without further notice to Trustor or anyone claiming under the Security, and without regard to the then value of the Security or the interest of Trustor therein, shall have the right to apply to any court having jurisdiction to appoint a receiver or receivers of the Security (or a part thereof), and Trustor hereby irrevocably consents to such appointment and waives further notice of any application therefor. Any such receiver or receivers shall have all the usual powers and duties of receivers in like or similar cases, and all the powers and duties of Beneficiary in case of entry as provided herein, and shall continue as such and exercise all such powers until the date of confirmation of sale of the Security, unless such receivership is sooner terminated.
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Section 7.6 Remedies Cumulative.
No right, power or remedy conferred upon or reserved to Beneficiary by this Deed of Trust is intended to be exclusive of any other right, power or remedy, but each and every such right, power and remedy shall be cumulative and concurrent and shall be in addition to any other right, power and remedy given hereunder or now or hereafter existing at law or in equity.
Section 7.7 No Waiver.
(a) No delay or omission of Beneficiary to exercise any right, power or remedy accruing upon any Event of Default shall exhaust or impair any such right, power or remedy, or shall be construed to be a waiver of any such Event of Default or acquiescence therein; and every right, power and remedy given by this Deed of Trust to Beneficiary may be exercised from time to time and as often as may be deemed expeditious by Beneficiary. No consent or waiver, expressed or implied, by Beneficiary to or any breach by Trustor in the performance of the obligations hereunder shall be deemed or construed to be a consent to or waiver of obligations of Trustor hereunder. Failure on the part of Beneficiary to complain of any act or failure to act or to declare an Event of Default, irrespective of how long such failure continues, shall not constitute a waiver by Beneficiary of its right hereunder or impair any rights, power or remedies consequent on any Event of Default by Trustor. (b) If Beneficiary (i) grants forbearance or an extension of time for the payment of any sums secured hereby, (ii) takes other or additional security or the payment of any sums secured hereby, (iii) waives or does not exercise any right granted in the Loan Documents, (iv) releases any part of the Security from the lien of this Deed of Trust, or otherwise changes any of the terms, covenants, conditions or agreements in the Loan Documents, (v) consents to the granting of any easement or other right affecting the Security, or (iv) makes or consents to any agreement subordinating the lien hereof, any such act or omission shall not, except by its express terms, release, discharge, modify, change or affect the original liability under this Deed of Trust, or any other obligation of Trustor or any subsequent purchaser of the Security or any part thereof, or any maker, co-signer, endorser, surety or guarantor (unless expressly released); nor, except by its express terms, shall any such act or omission preclude Beneficiary from exercising any right, power or privilege herein granted or intended to be granted in any Event of Default then made or in any subsequent Event of Default, nor, except as otherwise expressly provided in an instrument or instruments executed by Beneficiary shall the lien of this Deed of Trust be altered thereby.
Section 7.8 Suits to Protect the Security.
Beneficiary shall have power to (a) institute and maintain such suits and proceedings as it may deem expedient to prevent any impairment of the Security and the rights of Beneficiary as may be unlawful or any violation of this Deed of Trust, (b) preserve or protect its interest (as described in this Deed of Trust) in the DRAFT
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Security, and (c) restrain the enforcement of or compliance with any legislation or other governmental enactment, rule or order that may be unconstitutional or otherwise invalid, if the enforcement for compliance with such enactment, rule or order would impair the Security thereunder or be prejudicial to the interest of Beneficiary.
Section 7.9 Trustee May File Proofs of Claim.
In the case of any receivership, insolvency, bankruptcy, reorganization, arrangement, adjustment, composition or other proceedings affecting Trustor, its creditors or its property, Beneficiary, to the extent permitted by law, shall be entitled to file such proofs of claim and other documents as may be necessary or advisable in order to have the claims of Beneficiary allowed in such proceedings and for any additional amount which may become due and payable by Trustor hereunder after such date.
Section 7.10 Waiver.
Trustor waives presentment, demand for payment, notice of dishonor, notice of protest and nonpayment, protest, notice of interest on interest and late charges, and diligence in taking any action to collect any sums owing under the Note or in proceedings against the Security, in connection with the delivery, acceptance, performance, default, endorsement or guaranty of this Deed of Trust.
ARTICLE 8. MISCELLANEOUS
Section 8.1 Amendments.
This instrument cannot be waived, changed, discharged or terminated orally, but only by an instrument in writing signed by Beneficiary and Trustor.
Section 8.2 Reconveyance by Trustee.
Upon written request of Beneficiary stating that all sums secured hereby have been paid or forgiven, and upon surrender of this Deed of Trust to Trustee for cancellation and retention, and upon payment by Trustor of Trustee's reasonable fees, Trustee shall reconvey the Security to Trustor, or to the person(s) legally entitled thereto.
Section 8.3 Notices.
If at any time after the execution of this Deed of Trust it shall become necessary or convenient for one of the parties hereto to serve any notice, demand or communication upon the other party, such notice, demand or communication shall be in writing and shall be served personally or by depositing the same in the registered United States mail, return receipt requested, postage prepaid and (a) if intended for Beneficiary shall be addressed to:
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City of Salinas
65 W. Alisal Street
Salinas, California 93901
Attention: Planning Manager (Housing Division)
With a copy to:
City of Salinas
200 Lincoln Avenue
Salinas, CA 93901
Attention: City Attorney
City of Salinas
200 Lincoln Avenue
Salinas, CA 93901
Attention: City Manager
and (b) if intended for Trustor shall be addressed to:
CHISPA, Inc.
295 Main Street, Suite 100
Salinas, CA 93933
Attn: President / CEO
Any notice, demand or communication shall be deemed given, received, made or communicated on the date personal delivery is effected or, if mailed in the manner herein specified, on the delivery date or date delivery is refused by the addressee, as shown on the return receipt. Either party may change its address at any time by giving written notice of such change to Beneficiary or Trustor as the case may be, in the manner provided herein, at least ten (10) days prior to the date such change is desired to be effective.
Section 8.4 Successors and Joint Trustors.
Where an obligation is created herein binding upon Trustor, the obligation shall also apply to and bind any transferee or successors in interest. Where the terms of the Deed of Trust have the effect of creating an obligation of Trustor and a transferee, such obligation shall be deemed to be a joint and several obligation of Trustor and such transferee. Where Trustor is more than one entity or person, all obligations of Trustor shall be deemed to be a joint and several obligation of each and every entity and person comprising Trustor.
Section 8.5 Captions.
The captions or headings at the beginning of each Section hereof are for the convenience of the parties and are not a part of this Deed of Trust.
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Section 8.6 Invalidity of Certain Provisions.
Every provision of this Deed of Trust is intended to be severable. In the event any term or provision hereof is declared to be illegal or invalid for any reason whatsoever by a court or other body of competent jurisdiction, such illegality or invalidity shall not affect the balance of the terms and provisions hereof, which terms and provisions shall remain binding and enforceable. If the lien of this Deed of Trust is invalid or unenforceable as to any part of the debt, or if the lien is invalid or unenforceable as to any part of the Security, the unsecured or partially secured portion of the debt, and all payments made on the debt, whether voluntary or under foreclosure or other enforcement action or procedure, shall be considered to have been first paid or applied to the full payment of that portion of the debt which is not secured or partially secured by the lien of this Deed of Trust.
Section 8.7 Governing Law.
This Deed of Trust shall be governed by and construed in accordance with the laws of the State of California.
Section 8.8 Gender and Number.
In this Deed of Trust the singular shall include the plural and the masculine shall include the feminine and neuter and vice versa, if the context so requires.
Section 8.9 Deed of Trust, Mortgage.
Any reference in this Deed of Trust to a mortgage shall also refer to a deed of trust and any reference to a deed of trust shall also refer to a mortgage.
Section 8.10Actions.
Trustor agrees to appear in and defend any action or proceeding purporting to affect the Security.
Section 8.11 Substitution of Trustee.
Beneficiary may from time to time substitute a successor or successors to any Trustee named herein or acting hereunder to execute this Trust. Upon such appointment, and without conveyance to the successor trustee, the latter shall be vested with all title, powers, and duties conferred upon any Trustee herein named or acting hereunder. Each such appointment and substitution shall be made by written instrument executed by Beneficiary, containing reference to this Deed of Trust and its place of record, which, when duly recorded in the proper office of the county or counties in which the Property is situated, shall be conclusive proof of proper appointment of the successor trustee.
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Section 8.12 Acceptance by Trustee.
Trustee accepts this Trust when this Deed of Trust, duly executed and acknowledged, is made public record as provided by law. Except as otherwise provided by law Trustee is not obligated to notify any party hereto of pending sale under this Deed of Trust or of any action of proceeding in which Trustor, Beneficiary, or Trustee shall be a party unless brought by Trustee.
[Signature on following page]
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IN WITNESS WHEREOF, Trustor has executed this Deed of Trust as of the day and year first above written.
TRUSTOR:
Community Housing Improvement Systems
and Planning Association, Inc. (CHISPA), a
nonprofit public benefit corporation
By: ___________________________
Andrew T. Simer, CFO
By: ___________________________
Geoffrey Morgan, President/ CEO
[Signature to be notarized]
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1378\14\3846378.1
STATE OF CALIFORNIA )
)
COUNTY OF __________________ )
On ____________________, before me, ___________________________, Notary Public, personally appeared ______________________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify UNDER PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_________________________________
Name: __________________________
Notary Public
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of DRAFT
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1378\14\3846378.1
EXHIBIT A
PROPERTY DESCRIPTION
Real property in the City of Salinas, County of Monterey, State of California, described as follows:
PARCEL 1:
LOT 1 AS SHOWN ON THE MAP OF TRACT NO. 1505, WESLEY OAKS
SUBDIVISION, FILED FOR RECORD
ON MARCH 23, 2010 IN VOLUME 24 OF CITIES AND TOWNS, AT PAGE 24, MONTEREY COUNTY RECORDS.
PARCEL 2:
A NON-EXCLUSIVE EASEMENT FOR PRIVATE ROAD PURPOSES OVER THAT CERTAIN PORTION DESIGNATED AS "26 FOOT WIDE PRIVATE ROAD EASEMENT", AS SHOWN ON THE MAP OF TRACT NO.
1505, WESLEY OAKS SUBDIVISION, FILED FOR RECORD ON MARCH 23, 2010 IN VOLUME 24 OF CITIES AND TOWNS, AT PAGE 24, MONTEREY COUNTY RECORDS.
APN: 004-082-002-000
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C–1
EXHIBIT C
FORM OF PROMISSORY NOTE
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PROMISSORY NOTE SECURED BY DEED OF TRUST
(Accessory Dwelling Unit: 138 Carr Avenue, Salinas, CA 93901) Loan Number: XXX
APN: 004-082-002-000
Loan Amount: $130,000 Salinas, California
October 31, 2024
FOR VALUE RECEIVED, Community Housing Improvement Systems and Planning Association, Inc. (CHISPA), a nonprofit public benefit corporations (the "Borrower''), promises to pay to the CITY OF SALINAS, a charter city and municipal corporation (the "Holder"), the principal sum of one hundred thirty thousand dollars ($130,000) disbursed by the Holder to the Borrower pursuant to that certain Loan Agreement - Permanent Local Housing Allocation (PLHA) Funds, dated as of the same date as this promissory note (the "Note"), as may be amended or implemented from time to time (the "Loan Agreement"), or so much as is disbursed to Borrower, plus interest thereon pursuant to Section 2 below.
i. Borrower's Obligation. This Note evidences the
Borrower's obligation to pay the Holder the principal amount of one hundred thirty thousand dollars ($130,000) (the "Loan"), for the funds loaned to the Borrower by Holder to finance the development of the Property pursuant to the Loan Agreement. All capitalized terms not otherwise defined in this Note shall have the meanings set forth in the Loan Agreement. `
1. Interest. The outstanding principal balance of this Note shall bear simple interest at the rate of three percent (3%) per annum; provided, however, if an Event of Default occurs, interest on the principal balance shall begin to accrue, as of the date of the Event of Default (following expiration of applicable notice and cure periods), and continuing until such time as the Loan funds are repaid in full or the Event of Default is cured, at the default rate of ten percent (10%) compounded annually, or the highest rate permitted by law (whichever is lower).
2. Term and Repayment Requirements.
(a) The term of this Note (the ''Term") shall commence with the date of this Note and shall expire twenty (20) years after the date of issuance of the Certificate of Occupancy for the Project or final inspection for the Project. (b) Provided that: (i) Borrower is not in default under the Loan Agreement or under any Loan Document, and (ii) the Borrower has continuously operated the Project as affordable housing in compliance with the terms of the Regulatory Agreement and the PLHA requirements, no payments will be due under this Note. This includes the deferral of both principal and interest payments for the duration DRAFT
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of the compliance period. If Borrower has complied with the requirements of the Loan Documents (including cure of any Events of Default) during the entire Term of the Loan Agreement, all sums otherwise due under this Note or any other Loan Documents will be forgiven by the Holder. Upon Borrower’s full repayment of the loan or the Holder’s forgiveness of the entire outstanding balance of the Loan, the Holder shall mark this Promissory Note as “Canceled” and shall return this Note to the Borrower. (c) Unless forgiven pursuant to Section 2(b), all outstanding principal and interest on the Loan shall be due in full at the end of the Term, or upon Holder declaration of Default pursuant to Section 6(a).
3. No Assumption. This Note shall not be assumable by the successors and assigns of Borrower without the prior written consent of the Holder, or as set forth in the Loan Agreement.
4. Security. This Note is secured by a Deed of Trust, Assignment of Rents, Security Agreement, and Fixture Filing (the "Deed of Trust") dated as of the same date as this Note, wherein the Borrower is Trustor and the Holder is the Beneficiary, recorded against the Property.
5. Terms of Payment.
(a) All payments due under this Note shall be paid in currency of the United States of America, which at the time of payment is lawful for the payment of public and private debts.
(1) All payments on this Note shall be paid to the
Holder at the following address: City of Salinas, 200 Lincoln Avenue, Salinas, CA 93901; Attention: Finance Department, or to such other place as the Holder may from time to time designate in writing. When submitting a payment, send a copy to the Community Development Department located at 65 W. Alisal Street, Salinas, CA 93901; Attention: Planning Manager (Housing Division).
(b) All payments on this Note shall be without expense to the Holder, and the Borrower agrees to pay all costs and expenses, including re-conveyance fees and reasonable attorney's fees of the Holder, incurred in connection with the payment of this Note and the release of any security hereof.
(c) Notwithstanding any other provision of this Note, or any instrument securing the obligations of the Borrower under this Note, if, for any reason whatsoever, the payment of any sums by the Borrower pursuant to the terms of this Note would result in the payment of interest which would exceed the amount that the Holder may legally charge under the laws of the State of California, then the amount by which payments exceeds the lawful interest rate shall automatically be deducted from the principal balance owing on this Note, so that in no event shall the Borrower be obligated under the terms of this Note to pay any interest which would exceed the lawful rate.
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6. Default.
(a) Any of the following shall constitute an "Event of Default" under this Note:
(i) Any failure to pay, in full, any payment required under this Note when due following written notice by the Holder of such failure and ten (10) days opportunity to cure;
(ii) Any failure in the performance by the Borrower of any other term, condition, provision or covenant set forth in the Loan Documents subject to the applicable notice and cure period set forth therein;
(iii) Title to all or any part of the Property and in the Deed of Trust securing this Note is sold, conveyed, encumbered, alienated, or transferred, except if consented to by Holder or permitted under the Loan Agreement; (iv) In the event Borrower dissolves, terminates, or ceases to function; or
(v) Upon occurrence of an event described under Section 7.1 of the Loan Agreement.
(b) Upon the occurrence of such an Event of Default, the entire unpaid principal balance, together with all interest thereon, and together with all other sums then payable under this Note and the Deed of Trust shall at the option of the Holder become immediately due and payable upon written notice by the Holder to the Borrower without further demand.
(c) The failure to exercise the remedy set forth in subsection 7(b) above or any other remedy provided by law upon the occurrence of one or more of the foregoing Events of Default shall not constitute a waiver of the right to exercise any remedy at any subsequent time in respect to the same or any other Event of Default.
The acceptance by the Holder hereof of any payment which is less than the total of all amounts due and payable at the time of such payment shall not constitute a waiver of the right to exercise any of the foregoing remedies or options at that time or at any subsequent time, or nullify any prior exercise of any such remedy or option, without the express consent of the Holder, except as and to the extent otherwise provided by law.