RESOLUTION NO. (N.C.S.)
A RESOLUTION OF THE CITY OF SALINAS CITY COUNCIL APPROVING A 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 SIGN AREA FOR A FORMER TWO-STORY SEARS STORE LOCATED AT THE NORTHRIDGE MALL SHOPPING CENTER AT 1100 NORTHRIDGE MALL IN THE COMMERCIAL RETAIL (CR) ZONING DISTRICT (PUD 2026-001)
WHEREAS, on August 19, 2026, the Salinas Planning Commission, at the request of the Monterey Signs, Incorporation, Applicant on behalf of Ethan Conrad Properties, Property Owner, held a duly noticed public hearing to consider Planned Unit Development Permit 2026-001, a Fifth Amendment to Planned Unit Development Permit 2014-001 modify Condition No. 12 of Planned Unit Development Permit 2024-001 (Amendment to increase the maximum allowed wall sign area from 131.78 square-feet to 287 square-feet for a proposed 25,797 square-foot Burlington tenant and increase the deviation of the maximum allowed 675.48 square-feet of sign area from 811.63 square-feet to 966.85 square-feet in connection with a previous approval to create multiple tenants within the former two-story 137,366 square-foot Sears store 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, 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 2026-001, and approved Resolution No. 2026-08 recommending that the City Council approve Planned Unit Development Permit 2026-001; and WHEREAS, on September 15, 2026, 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 approves Planned Unit Development Permit 2026-001; 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:
The project has been found to be a Class 11 Categorical Exemption pursuant to Section 15311 of the California Environmental Quality Act (CEQA) Guidelines; The project has been determined to be exempt from the California Environmental Quality Act under Section 15311(a) (Accessory Structures) of the CEQA Guidelines because the proposal is for the construction of an on-premise sign for an existing commercial facility (Northridge Mall Shopping Center).
For the Planned Unit Development Permit:
That the proposed 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 subject site is located in the CR (Commercial Retail) District. One of the purposes of this 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 increase in maximum allowed sign area would be in accord with the Zoning Code and the purposes of the CR District.
3. The Planned Unit Development and the proposed conditions under which it would be operated or maintained are consistent with the Salinas General Plan and would 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 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 because the proposed increase in maximum allowed sign area is for an existing building located within the shopping center.
Per a Hardship Study, the Applicant is requesting the increase in sign area of the Burlington tenant spaces for the following two (2) reasons Proportionate to Area: The display of the Burlington sign shown at a restriction of 135.8 square-feet is not proportionate to the façade upon which it will be placed. Per the Hardship Study, the proposed revised wall sign with increased sign area would be proportionate to the façade, has correct use of negative space, and achieves aesthetic balance; and Lack of Visibility and Presence: The line of site to the building frontage is set back approximately 500 feet from North Main Street. The “Burlington” portion of the identity is composed of 90% lower case letters, creating a significant amount of unused active sign area. In addition, there are no other signage opportunities, including ground signs to provide readability of the major tenant to travelers. Per the above referenced Hardship Study, the proposed additional square footage would add increased readability and opportunity to feature the presence of Burlington to travelers.
As per a tenant study submitted as a part of the Hardship Study, five (5) of the seven (7) other referenced wall signs at the Northridge Mall Shopping Center exceed the maximum allowed wall sign area. 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 site area exceeds two-acres in size and the proposed sign and increase in sign area could be considered reasonable and necessary.
Allowing the proposed increase in the deviation of maximum allowed sign area from 811.63 square feet (20% increase over the maximum allowed 675.48 square-feet) to 966.85 square feet (43% increase) would not be detrimental to the surrounding neighborhood, because the proposed sign is located 500-feet from North Main Street.
4. The Planned Unit Development does not represent an exception to the standards of this Chapter but rather an alternative resulting in equal or superior design in comparison to development, which strictly complies with base district property regulations.
Specific conditions of approval as described above are included in the draft Planned Unit Development Amendment to ensure that the project complies with the requirements of the Salinas Zoning Code, such as the obtaining of Sign Permits from the City of Salinas.
BE IT FURTHER RESOLVED that the Salinas City Council approves the following modifications to Condition No. 12 of Planned Unit Development Permit 2024-001 (changes 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
(Gold’s Gym)
South elevation
37-feet, 11-inches (37’ – 11”)
47.39 sf. (37’ - 11” x 1.25)
None proposed
PASSED AND APPROVED this 15th day of September 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED
_________________________________
Dennis Donohue, Mayor
ATTEST
________________________
Patricia M. Soratos, City Clerk
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