Council introduces Almond Acres ordinance after environmental review; VMT remains significant

The Soledad City Council on Tuesday introduced an ordinance to advance the Almond Acres housing project while acknowledging a significant and unavoidable vehicle‑miles‑traveled impact identified in its environmental review.

Planning staff presented the proposed vesting tentative map and planned unit development (Ordinance No. 781) for a 12.48‑acre infill site that would create 55 single‑family homes and a dedicated 12‑unit parcel for 100% affordable multifamily housing. Ariana, the project planner, told the council the planning commission voted to recommend certification of the focused environmental impact report and approval of the entitlements, and staff scheduled final adoption for July 1.

The project team, developer Mike Nino of Nino Homes, said the subdivision retains an existing mobile‑home park and anticipates grading this fall with vertical construction beginning in 2029 if approvals proceed and market conditions allow. “We pretty much have a very similar presentation…we project to be in the spring of 2029,” Nino said in his brief remarks about timing and past projects the developer has completed.

The city’s environmental consultant concluded most environmental impacts for the project could be mitigated to less‑than‑significant levels, but that the VMT analysis showed a remaining, significant and unavoidable impact. The report explained Soledad’s small‑city context and commuter patterns make VMT thresholds difficult to meet. The consultant said the planned multifamily units reduce trips per unit relative to detached single‑family homes, but not enough to avoid the state threshold.

Councilmembers pressed staff and the consultant on what the VMT finding means in practice and what mitigation is feasible. City staff said the project includes design and off‑site circulation measures — e.g., crosswalks, stop signs, potential turning‑lane adjustments and pedestrian connections — and that a formal Statement of Overriding Considerations would weigh the public benefits of housing (including 12 affordable units) against the unavoidable VMT effect.

Neighbors and community stakeholders raised site‑specific concerns. Judy Jones, a resident of a nearby mobile‑home park, supported the project’s connectivity improvements but urged a direct, safe pedestrian route to the community center and pool. Joe Esposio asked about the perimeter barrier between the multifamily parcel and the mobile‑home park; staff and Chispa, the affordable‑housing partner, confirmed the design calls for a standard six‑foot residential fence and said Chispa maintains and secures its properties. A written comment from resident Jake Martinez Perry urged the council not to delay and argued the subdivision is an appropriate infill location near schools and parks.

Council voted to introduce Ordinance No. 781 by title only, the procedural first reading required before final action. The ordinance introduction does not adopt entitlements tonight; the matter returns to council on July 1 for further action and possible adoption, when any conditions and final mitigation language will be finalized.

What’s next: The council will consider certification of the focused EIR, adoption of CEQA findings including the Statement of Overriding Considerations, and final ordinance adoption at its July 1 meeting. Until then, the ordinance introduction gives the developer and staff authority to complete required follow‑up design and environmental tasks.