Salinas planning commission reviews general plan and zoning-code update, flags West Area parking and tentative-map reviews

The Salinas Planning Commission met Oct. 1, 2025, for a study session on a proposed 2040 general plan, related zoning-code updates and a public engagement plan; staff said a consultant will draft much of the zoning code and that tentative subdivision maps for the West Area are expected to come before the commission in the coming months. Chairperson McKelvey Day opened the meeting and staff presented the planning-documents hierarchy, the three-phase approach to the zoning-code work and outreach steps.

The session focused on how the general plan (a long-range 20-to-30-year policy document) fits above specific plans and municipal ordinances, and on the sequence staff proposes for bringing the zoning code into compliance with state law, aligning it with the adopted general plan, then pursuing any broader overhaul. Jonathan Morrison, senior planner, summarized the schedule and materials and pointed commissioners to an adapted Institute for Local Government training series used in staff materials.

Why it matters: staff emphasized that the general plan will set policy direction that the zoning code must implement and that state housing laws and other state requirements already force more frequent updates. Successful alignment affects future subdivision approvals, design standards and developers’ expectations.

Staff described a three-phase zoning-code process: phase 1 to update code language for state-law compliance; phase 2 to make the code consistent with the adopted general plan and manage a transition so development can proceed; and phase 3 for a possible major overhaul and community visioning. Lisa Prenton, community development director, said the work will be “transparent” and involve the planning commission through regular review. “We’re starting the first phase,” Prenton said.

Consultant role and outreach: staff said the hired consultant (PlaceWorks was referenced in the presentation materials) will produce draft code text, with staff and the planning commission reviewing drafts at multiple steps. Staff proposed a mix of outreach measures: a technical advisory group or working group of frequent code users (architects, developers, other stakeholders), larger public workshops and digital tools such as surveys and pop-ups.

West Area, tentative maps and parking: commissioners asked how new subdivisions in the West Area will address parking and street widths. Staff said the specific plans for the West, Central and East areas remain based on the 2002 general plan’s new‑urbanism approach, which emphasizes narrower streets and walkable blocks. Courtney Grossman, planning manager, and other staff said developers are submitting tentative maps now and that those maps are under review for completeness. Grossman said standards in the specific plans (street sections, lot widths, setbacks) are being examined during that review and that developers may request waivers under state density-bonus and flexibility provisions. “We might see actions coming forward for the planning commission, which are titled as waivers,” Grossman said, adding that waivers could allow narrower lots than originally envisioned.

Staff described likely design features in some new subdivisions: single-family detached homes with garages (interior dimension often about 20 feet by 20 feet), limited front-yard driveways on some designs, and use of alleys or reduced aprons in others. Staff warned that exact product types (for example, whether three-car garages will be included) have not been finalized and will depend on individual project plans. Commissioners asked that these design choices be returned to the commission during consistency review; staff said tentative maps and subsequent consistency review will be brought to the commission and that recommendations from the commission will go to city council for final approval of tentative maps.

Questions and concerns raised: Commissioners emphasized parking as a pressing neighborhood issue and asked how the city will reconcile narrower‑street designs with currently crowded curb parking in some neighborhoods. Staff and commissioners noted two related points: (1) a housing shortage and shared housing arrangements are part of the local vehicle-demand picture, and (2) changing lot and street design may affect on‑street parking availability. Commissioner Meeks and Commissioner Rakimora urged staff to flag how proposed standards would affect on-street parking and affordability.

Process and next steps: staff said the commission will see zoning-code materials and proposed map consistency reviews in stages, that the general-plan draft will be released for public review, and that the consultant-authored drafts will be reviewed by staff and the commission. Staff said a consolidated public engagement effort—workshops, a technical advisory group, pop-ups and digital outreach—will run through the phases. A city council role was noted: council will have ultimate approval authority and staff intends to provide quarterly updates and additional study sessions for council as adoption approaches.

No formal actions or votes were taken at the Oct. 1 meeting because the commission did not have a quorum for consent items; staff said the minutes approval (consent item 25-426) will be continued. The general-plan steering committee has not yet been reconvened; staff said they will reform the committee when a mock review draft is available. Staff estimated that tentative West Area maps will reach the commission in the next few months for completeness and consistency review.

The presentation and the question-and-answer period produced specific items that the commission requested staff to return with, including tentative-map consistency reviews, any requested waivers from the specific-plan standards, and clearer detail on parking/driveway and lot-width implications for neighborhoods.

Ending: Staff closed the study session and noted the next planning commission meeting is scheduled for Oct. 15; with a small attendance at this Oct. 1 meeting, staff asked commissioners to plan for participation at upcoming sessions where project maps and code changes will be reviewed more substantively.