SALINAS PLANNING COMMISSION
RESOLUTTON NO. 2026-004
RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED UNIT DEVELOPMENT PERMIT 2025-OO3 (PUD 2025-OO3) AND CONDITIONAL USE PERIvIIT 202s-025 (CUP 202s-02s); REQUEST To CONSTRUCT 88 AFFORDABLE MULTIFAMILY HOUSING UNITS WITH A 4,335 SQUARE FOOT DAYCARE CENTER LOCATED AT 2()O CASENTINI STREET IN THE RESIDENTIAL HIGH DENSITY (R-H.2.I.F) FLOOD OVERLAY ZONING DISTRICT
WHEREAS, on May 29,2025, Aarcn Barger from Milestone Housing Group on behalf ol Housing Authority of the County ol Monterey, Property Owner, submitted Planned lJnit Development Permit 2025-003 amending Planned Unit Development (PUD 1992-006) and a Conditional Use Permit 2025-025 to the Community Development Department requesting approval to construct 88 affordable multifamily residential units and construct and operate a 4,335 square foot daycare center, located at 200 Casentini Street in the Residential High Density (R-H-
2.1-F) Flood Overlay Zoning District (Assessor's Parcel Number 003- 161-030-000); and WHEREAS, on April 26,2026, a Public Hearing Notice for the May 6,2026, Planning Commission meeting was published in the Monterey Herald; and WHEREAS, on lday 6,2026,before the Salinas Planning Commission, a continuance was granted to the next regular scheduled meeting of M ay 20,2026, for PUD 1992'006 and CUP 2025' 025; and
WHEREAS, on May 20, 2026, before the Salinas Planning Commission held a duly noticed public hearing to consider Planned Unit Development (PUD 2025-003) Conditional []se Permit (CUP 2025-025); and
WHEREAS, the Planning Commission weighed the evidence presented at said public hearing, including the Staff Report which is on file at the Community Development Department together with the record of environmental review; and
NOW, THEREFORE, BE IT RESOLVED by the Salinas Planning Commission recommends the City council find the project exempt pursuant to Sections 15165, 15303 and 15332 ofthe CEQA Guidelines and approve PUD 2025-003 and CUP 2025-025; and BE IT FURTHER RESOLVED that the Salinas the Planning Commission hereby recommends that the City Council adopts the hndings as the basis for its determinalion, and that the fbregoing recitations are true and correct, and are included herein by reference as findings:
WHEREAS, on April 24, 2026, a Public Hearing Notice for May 6, 2026, Planning Commission meeting for PUD 1992-006 and CUP 2025-025 was mailed to all property owners located within 300-leet of the subject property and posted in public places including the Permit Center and City Hall Rotunda; and
Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-025
Iror the Planned Unit Development Permit:
l. The location of the planned unit developmenl is in accord with lhe objectives of this Zoning Code and the purposes of the districl in which lhe site is located; The site is currently zoned Residential High Density, per Salinas Municipal Code (SMC) Section 17-30.140, Residential high density district general purpose is to:
(a) Provide appropriately located areas for high density and multifamily dwellings consistent with the general plan and with standards of public health and safety established by the Municipal Code;
(b) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, inappropriate population density, trallic congestion. and other adverse environmental impacts; (c) Promote development of affordable housing, housing for qualifoing residents, and dal care facilities by providing a density bonus for projects, which meet state and/or city density bonus requirements;
(d) Achieve design compatibitity through the use of site development regulations and design standards;
(e) Protect adjoining low and medium density residential districts from excessive noise or loss of sun, light. quiet, and privacy resulting from proximity to multifamily dwellings; (t) Provide sites lor public and semipublic land uses needed to complement residential development or requiring a residential environment;
(g) Ensure the provision of public services and facilities needed to accommodate planned population densities;
(h) Encourage attractive and interesting residential streetscapes and high-density developments that are pedestrian-oriented and reflect traditional residential design principles; and
(i) Promote safe residential neighborhoods through the incorporation of crime prevention through environmental design (CPTED) features in dwelling and site design; () The additional purposes ofeach R-H district are as follows:
(l) R-H-2.1: to provide for high density multifamily dwelling units where the minimum density is more than fifteen dwelling units per net acre and the maximum density is not more than twenty dwelling units per net acre without density bonus.
The proposed multifhmily and daycare project achieves the general purpose as identified in the Residential High Density district as described above and demonstrated through the project plans (Exhibit B). The R-H-2.1 zoning district allows a maximum density of 20 dwelling units per acre.
Based on the 4.59-acre site area, the project could accommodate approximately 92 dwelling units without utilizing a density bonus.
Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-025
A portion ofthe site is in the Flood Overlay District. The purpose ofthe flood (F) overlay district regulations is to:
(a) Protect development from flood-related hazards;
(b) Protect public health, safety, and general welfare by regulation of development within flood-prone areas;
(c) Control the alteration of natural floodplains, stream channels, and natwal protective barriers, which help accommodate or channel floodwaters; (d) Control filling, grading, dredging, and other development which may alter drainage patterns and/or increase flood damage;
(e) Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas; (f) Control the cumulative effect ofdevelopment in flood-prone areas that can increase flood heights and velocity, erosion, downstream impacts, and otherwise contribute to flood loss; and
(g) Enhance water quality and groundwater recharge by identifoing areas where resources can be placed for this purpose, such as floodplains or other areas, in accordance with the requirements of the latest adopted edition of the city's National Pollutant Discharge Elimination System (NPDES) permit requirements.
All new development within the Flood Overlay District shall comply with the requirements and development regulations of ('ltupter 9. Arlicle VI: Flood Damage Prevention in conjunction with the current Catifomia Building Standards Code.
The R-H-2.1 zoning district allows a maximum density of 20 dwelling units per acre. Based on the
4.59-acre site area, the project could accommodate approximately 92 dwelling units without utilizing a density bonus. The proposed multifamily residential dwellings and daycare achieve the general purpose as identified in the Residential High-Density districl as described above. The proposed project supports General Plan policies promoting higher-density residential development, affordable housing and efficient land use pattems. This has been demonstrated through the project plans.
Development Regulation Compliance Table
MFR: Multifamily Residential
DC=Daycare Center
Development
Regulation
Standard
Daycare (DC)
/Multi-Family
Residence
(MFR)
Existing Proposed
Daycare
(DC)/Multi-
Family
Residence
(MFR)
Remarks
Daycare
(DC)/Multi-
Famill'
(MFR)
Use Classification Vacant Lot
Development
Regulation
Standard
Daycare (DC)
/Multi-Family
Residence
(MFR)
Existing Proposcd
Daycare
(DC)/Multi-
Family
Residence
(MFR)
Remarks
Daycare
(DC)/Multi-
Family
(MFR)
Lot Area Per Dwelling
Unit Minimum (s.l'. )
MFR- 2.100 s.f.
mlnlntunl
MFR- 2,425
s.f. minimum
4.59-acre
(199,e40
s.f./88 units
:2,212 s.f .)
MFR-ln
Compliance
Lot Yard Minimum
(ft.)
l5' Vacant Lot MFR over
100'
DC - 15'
MFR-ln
Compliance
DC In
Compliance
t0' Vacant LoI l0' MFR- ln
Compliance
Rear Yard -
Minimum (ft.)
Vacant Lot 4l' MFR- In
Compliance
Height Maximum (f1.) 45'. Vacant Lot DC -19',- 6"
MFR 33'
DC- In
Compliance
MFR In
Compliance
Nonresidential FAR
Maximum (%)
MFR- .04 Vacant Lot 03 MFR - In
Compliance
Distance
Structures
(ft.)
Between
Minimum
20' MFR- 5' pcr
story
MFR- l5'-35' MFR In
Compliance
Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-025
Interior Side Yard
Minimum (ft.)
l0'
Planning Commission Resolution
Planned Unit Development Perm ir 2025-003 and Conditional Use Permit 2025-025
Development
Regulation
Standard
Daycare (DC)
/Multi-Family
Residence
(MrR)
Existing Proposed
Daycare
(DC)/Mutti-
Family
Rcsidence
(MFR)
Remarks
Daycare
(DC)/Multi-
Family
(MFR)
Landscaping - Minimum
(Percent oflot Area l0%o
for overall site & 5%
Parking Lot)
Provide
landscaping
plans per
Sections 37-
50.690 & 37-
30.180 (r)
Zoning Code
Vacant Lot Proposed
Landscape
Overall Site
39o/o
Parking Lot
Area 18o/o
In
Compliance
Driveway Length
Minimum (ft.)
20' Vacant [,ol 32' DC- ln
Compliance
Driveway Width
Maximum (ft.)
24' Vacant Lot DC-24'
Off-Street Parking
Minimum (spaces)
A82097 Vacant Lo1 Project
Proposed 1 52
Parking Stalls
(64 tandem
parking stalls
subject to
Density Bonus
Waiver)
Site is located
within % mile
of bus stop
pursuant to
A82097.
Therefore.
provided
parking is
considered
optional.
44.000 s.1-. Vacant Lot 27.305 s.f. Density
Bonus
Waiver
provides 13
dwelling
units.
4-bedroom Requirement
( l0% of total unit count)
Vacant Lot Nonc Density Bonus
Waiver provides
l5 units of l-3
bedroom mix.
Recycling and Solid
Waste
Required for 5
or more
residential units
Trash
Enclosure
Proposed
In
Compliance
DC-Meets
Standard
Open Space (500 s.f. per
dwelling unit)
88 units
( l0% off 88 is
approx. 9 units)
Vacant Lot
Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-025
2. The plonned unit development ond the proposed condilions under which it would be developed or mainlained arc consistent with lhe Salinos general plan, applicable specilic plon, ond olher plans and policies adopted by the Salinas city council and will not be detrimenlal to the puhlic heallh, safety, or welfare of persons residing or working in or adjacent lo lhe planned unit development, nor detrimental lo properties or improvements in the vicinity or lo the general welfare of the city; and
The site is designated as Residential High Density by the 2002 Salinas General Plan. Per the General Plan, Residential High Density land use provides for the development of multifamily dwellings units and daycare centers. The proposed project is consistent with the Ceneral Plan Goals and Policies. Located on an infill site, the project would help maintain a compact City.
Neighboring properties consist of similar zoning designations (R-H-2.1) and uses.
Pursuant to Govemment Code Section 65863 (State No Net Loss Law), the City is required to analyze the effect that the proposed development would have on the City's ability to accommodate the State's Regional Housing Needs Allocation (RHNA), as the subject site is included the 2023- 2031 Housing Element to provide credit toward the RHNA. A key consideration for General Plan consistency is determining if the project provides the allocated number of affordable units to the project site identified in the Housing Element. The 2023-2031 Housing Element identified 67 moderate income units for the Third Phase vacant site. The proposed project would add 2l units to RHNA capacity and the provision of l0 extremely low, 53 very low and 24 low-income units.
The project seeks on-going rental subsidies in the form ofProjeclBased Section 8 Vouchers from the Housing Authority of the County of Monterey in addition to tax exempt bond financing and low-income housing tax credits.
The project site is located adjacent to Natividad Creek. Pursuant to General Plan Implementation Program COS-I7, development within t00 feet of any stream (including Reclamation Ditch No. 1665) shall not occur except for passive recreational uses unless a biotic resources study prepared by the City Planner or his/her designee demonstrates that the implementation of altemative mitigation measures will result in a comparable or better level of mitigation than the provision of the 100-foot selback or that no riparian or wetland resources are identified outside the area ofthe improved ditch.
A Biological Survey Report was prepared on behalf of the City Planner November 24,2025. by Harris & Associates. The Biological Survey Report concluded that no impacts on aquatic resources are anticipated, since no aquatic resources are on site. The cement-lined channel of Natividad Creek is not within the project footprint, and no direct or indirect impacts are anticipated because of project development.
3. The planned unil development does not represenl an exception to the standards of lhis Zoning Code bul rather on alternative resuking in an equal or superior design in comparison to development, which slrictly complies with base districl property development regulations.
Pursuant to Section 37-30.180, the site is subject to the Residential High Density Development Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-O25
Regulations and design standards requirements. These standards ensure the highest level ofdesign quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. The standards are also inlended to promote higher density development that is pedestrian-oriented, saf'e, and reflects traditional neighborhood design principles. Section 37-30.180 requires review including but not limited to, siting, size, configuration, colors, and materials to ensure that the development will blend with the site and the surrounding neighborhood. City staff has reviewed the proposal and determined that the development has been appropriately sited and designed and the development meets all required site development standards in the R-H-2.1 zoning district.
Colors and materials at the site are consistent with the surrounding area and neighborhood character. The Meditenanean/Spanish-influenced multifamily architectural style with traditional components including materials such as stucco, stone veneer, rooftile and metal railing. Proposed colors include earthtone palettes such as tan, brown, taupe and dark bronze which are consistent with Section 37-30.080(dX9) which demonstrates the compatibility in the architectural details and exterior colors reinforce and enhance the architectural form and style ofthe structure. Furthermore, the Applicant proposed 39% of the overall site to be landscaped, well over the 10% landscaping requirement.
For the Conditional Use Permit:
l, The proposed localion of the use is in accordance wilh the objectives of lhe Salinas General Plan, lhis Zoning Code and lhe purposes of lhe district in which the site is located; The project site is designated Residential High Density under the City's General Plan and is located on an infill parcel. This is also identified as part ofFigure LU-l in the City ofSalinas General Plan Land Use Map. Per the General Plan, Residential High Density promotes daycare centers and provide public and semipublic land uses needed to complement residential development. The proposed daycare center building conforms to Community Design Element Policy CD-2.3. which requires infi[ development to be consistent with the scale and character ofexisting neighborhoods.
Per Section 37-10.280, daycare centers are defined as facilities approved and licensed by the State, other than family care homes, that provide nonmedical care on less than 24-hour basis, including infant centers, preschools, extended daycare facilities, adult daycare facilities, and elderly daycare facilities (excludes residential care facilities, residential service facilities, interim housing. or convalescent hospitals/nursing homes). Per Sections 37-30.110 and 37-40.310, the proposed development of a daycare center is subject to the Conditional Use Permit process in the R-H-2.1 zoning district.
The Applicant has requested several Density Bonus waivers pursuant to Zoning Code Section 37-
60.980(a) to include reduction in open space, waiving the four-bedroom requirement and providing tandem parking to satisfu on-site parking requirements. Fu(her discussions are incorporated under the Site Plan Review application.
Planning Commission Resolution
Planned Unit Development Permit 2025-003 and Conditional Use Permit 2025-025
2. The proposed localion of the conditional use and lhe proposed conditions under which il would be operated or maintained are consislent with the Salinas Generol Plan and will nol be detrimenlal lo the public health, sofety, or welfare ofpersons residing or working in or adjacent lo lhe neighborhood of such usq ,tor delrimenlal to properties or improvements in the vicinity or the general welfare of lhe City of Salinas; and
The proposed development is surrounded by existing residential and public and semipublic uses.
The proposed daycare center building would not be detrimental to the public health, safety and general welfare of the people of the City, because the design and scale is compatible with the varied designs ofthe adjacent buildings and is not expected to be in conflict with the surrounding neighborhood. Further, the proposed development is in conformance with the developmenl regulations of the R-H-2. I - zoning district per Section 37-30. 140. 3, The proposed conditional use will comply wilh the provisions of the Salinas Zoning Code, including any specific conditions requiredfor the proposed use.
Conditions ofapproval have been recommended for this permit to ensure that, when implemented, the project will conform and comply with the provisions ofthe Salinas Zoning Code. For example, a condition ofapproval requires that it is licensed by the State with limited operational hours.
THIS IS TO CERTIFY that the foregoing is a full, true, and colrect copy of a Resolution ofthe Planning Commission ofthe City of Salinas, that said Resolution was passed and approved by the affirmative and majority vote of said Planning Commission at a meeting held on May 29, 2024, and that said Resolution has not been modified, amended, or rescinded, and is now in full force and effect.
SALINAS PLANNING COMMISSION
Courtney
Secretary
Grossman
PASSED AND APPROVED this 20th day of May 2026,by the following vote:
AYES: Chairperson McKelvey-Daye, Commissioners Mora, Flores, Pumell and Rocamora NOES: None
ABSTAIN: None
ABSENT: Commissioners Gutierrez and Wruck
Date: 5/za' '