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
__________________________________________________________________________________________________________________ Planned Unit Development Permit No. 2026-001
PLANNED UNIT DEVELOPMENT PERMIT NO. 2026-001
(Fifth 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 September 15, 2026, 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. 2026-001 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: Monterey Signs, Incorporated
PROPERTY OWNER: Ethan Conrad Properties
FOR: Planned Unit Development Amendment to increase maximum allowed wall sign area for a proposed 25,797 square-foot Burlington tenant from 131.78 square-feet to 287 square-feet within the two-story 137,366 square-foot former Sears store located at the Northridge Mall Shopping Center.
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 15311(a) (Accessory Structures) on September 15, 2026.
EXPIRATION DATE: None, once properly established.
RIGHT TO OPERATE/DEVELOP
Fifth Amendment to Planned Unit Development Permit 2014-001 to modify Condition No. 12 of Planned Unit Development Permit 2024-001 to increase maximum allowed wall sign area for a proposed 25,797 square-foot Burlington tenant from 131.78 square-feet to 287 square-feet within the two-story 137,366 square-foot former Sears store located at the Northridge Mall Shopping Center 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” – Original Exterior Elevations (Sheet A401) Exhibit “H” – Enlarged Exterior Elevation (Sheet A404)
Exhibit “I” – Material Color Board (Sheet A406)
Exhibit “J” – Eastern Elevation Signage Area (Sheet A407) Exhibit “K” – Construction Details (Sheet A600)
Exhibit “L” – Exterior Sign Update dated July 1, 2026
Exhibit “M” – Planning Submittal Section 1
Exhibit “N” – Sign Type: A (Sheet 1)
Exhibit “O” - Sign Type: A (Sheet 2)
Exhibit “P” - Sign Type: A (Sheet 3)
Exhibit “Q” – Section II – Hardship Study
Exhibit “R” – Hardship Study (Sheet 1)
Exhibit “S” – Hardship Study (Sheet 2)
Exhibit “T” – Tenant Photo Study (Sheet 3)
Exhibit “U” – Tenant Photo Study (Sheet 4)
Exhibit “V” – Tenant Photo Study (Sheet 5)
Exhibit “W” – Building review comments dated April 22, 2026 MODIFICATION TO PLANNED UNIT DEVELOPMENT PERMIT 2024-001 Condition No. 12 of Planned Unit Development Permit 2024-001 (PUD 2024-001) shall be modified as follows (changed in underline/strikethrough); “12. This PUD authorizes a deviation in the maximum allowed sign area for a total of 811.63 966.85 square-feet of sign area per the table below: (136.15 291.37 square-feet increase to the maximum allowed 675.48 square-feet (20.2%) (43%)). 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”)
sf.
1. 287 sf. wall sign (33’ - 10” x 8’-6”)
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’ - 11” x 1.25)
None proposed
All remaining terms and conditions of Planned Unit Development Permits 1978-008 (PUD 1978-008) and 2014-001 (PUD 2014-001), including the First Amendment to PUD 2014-001 (PUD 2018-001), the Second Amendment to PUD 2014-001 (PUD 2022-001), and the Third Amendment to PUD 2014-001 (PUD 2024-001) shall remain in full force and effect.
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.
MAINTENANCE
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.
PERMIT NOT TO SUPERSEDE OTHER REQUIRED LICENSING OR PERMITS 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.
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
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
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.
PERMIT VALIDATION
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
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.
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.
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.
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
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 2026-001 was approved by action of the Salinas City Council on September 15, 2026, and shall become effective immediately:
Effective Date: September 15, 2026 ________________________________ Lisa Brinton
Community Development Department Director
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:_______________ ___________________________
Jon Mata
Monterey Signs, Incorporated, 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 _________________________________
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