6th Cycle Housing Element Update
Revised Final Draft 2025
6th Cycle Update (2023 -2031) City of Del Rey Oaks
April 2025
Final 2025 Clean Copy For Adoption
City of Del Rey Oaks
6th CYCLE HOUSING ELEMENT
Final 2025 Revised Housing Element
Prepared for the City of Del Rey Oaks
for submittal to the
Housing and Community Development Department (HCD)
HCD Finding of Substantial Compliance, July 2, 2025
Clean Copy of April 2025 Track Changes Version to be Considered for Adoption on August 7, 2025
Prepared by Denise Duffy & Associates
Revised 6th Cycle Housing Element Update Table of Contents City of Del Rey Oaks i April 2025
Table of Contents
Chapter 1.0 Introduction .....................................................................................................................1-1 Chapter 2.0 Population and Housing Profile .......................................................................................2-1 Chapter 3.0 Housing Needs and Resources.........................................................................................3-1 Chapter 4.0 Housing Constraints.........................................................................................................4-1 Chapter 5.0 Assessment of Current Programs.....................................................................................5-1 Chapter 6.0 Energy Conservation........................................................................................................6-1 Chapter 7.0 Housing Plan ....................................................................................................................7-1 Chapter 8.0 List of Preparers and References......................................................................................8-1 Figures
Figure 1 Vicinity Map .....................................................................................................................3-6 Figure 2 Zoning Map for the City of Del Rey Oaks.........................................................................3-7 Figure 3 City of Del Rey Oaks General Plan....................................................................................3-8 Figure 4 Updated Available Land Inventory.................................................................................3-11 Tables
Table 2-1 Historical Population Trends, 1990 to 2020 City of Del Rey Oaks....................................2-1 Table 2-2 Del Rey Oaks Ethnicity and Racial Composition, 2017-2020 ...........................................2-2 Table 2-3 Del Rey Oaks Age Profile..................................................................................................2-2 Table 2-4 Del Rey Oaks Population and Future Population Projections, 1990-2040.......................2-3 Table 2-5 Monterey County Cities Household Size, 2000, 2010, & 2020 ........................................2-4 Table 2-6 Del Rey Oaks Households by Type ...................................................................................2-5 Table 2-7 Del Rey Oaks Employment Forecast, 2022.......................................................................2-6 Table 2-8 Del Rey Oaks Employment by Industry, 2020 ..................................................................2-6 Table 2-9a Del Rey Oaks Housing Inventory by Type, 2000-2010 .....................................................2-7 Table 2-9b Del Rey Oaks Housing Inventory by Type, 2010-2020 .....................................................2-8 Table 2-10 Housing Unit Growth by Type (2012-2020) .....................................................................2-8 Table 2-11 Distribution of Units by Tenure and Size, 2020................................................................2-9 Table 2-12 Vacancy Rates in Del Rey Oaks, 2010-2020......................................................................2-9 Table 2-13a Households by Income, 2015 Data Estimates................................................................2-10 Table 2-13b Households by Income, 2020 Data Estimates................................................................2-10 Table 2-14a Household Overpayment, Del Rey Oaks, 2010 ..............................................................2-12 Table 2-14b Household Overpayment, Del Rey Oaks, 2020 ..............................................................2-13 Table 2-15 Householders 65 Years and Over, Del Rey Oaks and Monterey County, 2012-2020 .....2-15 Table 2-16 Householders by Tenure by Age, Del Rey Oaks..............................................................2-15 Table 2-17 Persons with Disabilities Profile for Area Cities (2016-2020).........................................2-16 Table 2-18 Persons with Disabilities in Del Rey Oaks by Age and Type, 2020 .................................2-17 Table 2-19 Developmentally Disabled Residents, by Age, for City of Del Rey Oaks........................2-18 Revised 6th Cycle Housing Element Update Table of Contents City of Del Rey Oaks ii April 2025
Table 2-20 Overcrowding by Tenure, Del Rey Oaks.........................................................................2-19 Table 2-21 Household Size by Tenure, Del Rey Oaks.......................................................................2-20 Table 2-22 Female Headed Households, 2011 ................................................................................2-21 Table 2-23 Homeless Population in Monterey and San Benito Counties, 2021 ..............................2-22 Table 2-24 Homeless Persons by Shelter Status, 2022 ....................................................................2-23 Table 2-25 Del Rey Oaks Housing Stock by Year Constructed..........................................................2-26 Table 2-26 Age of Housing Stock (2016-2020).................................................................................2-27 Table 2-27 Rise in Median Home Prices, 2000, 2010, and 2020 .....................................................2-27 Table 2-28 Housing Sale Prices (2020 and 2022).............................................................................2-28 Table 2-29 Housing Prices – 2020....................................................................................................2-28 Table 2-30 Average Rents in the Del Rey Oaks Area, 2000 to 2020.................................................2-28 Table 2-31a Average Rental Housing Prices (2018) ...........................................................................2-29 Table 2-31b Average Rental Housing Prices (2023) ...........................................................................2-29 Table 2-32 2022 Income Limits for Monterey County .....................................................................2-30 Table 2-33 Maximum Annual Income, Affordability Monthly Housing Costs & Maximum Affordability Sales Price, 2022 ......................................................................2-30 Table 3-1 Regional Housing Need Allocation – 6th Planning Cycle...................................................3-1 Table 3-2 Regional Housing Need Allocation Percentages - 6th Planning Cycle...............................3-2 Table 3-3 Del Rey Oaks’ 6th Cycle Total - Regional Housing Need Determinations (with Carry-over from 4th and 5th Planning Cycles)................................3-3 Table 3-4a Site Inventory.................................................................................................................3-15 Table 3-4b Buffer Sites Inventory – K1 and K2.................................................................................3-20 Table 3-5 ADU Development in the City........................................................................................3-23 Table 3-6 Candidate and Buffer Sites Total Capacity to Meet RHNA.............................................3-24 Table 3-7 Capacity of Vacant and Available Sites by Income Category..........................................3-27 Table 3-8 Quantified Objectives by Income Category and Cycle...................................................3-29 Table 4-1 Existing Development Standards for Residential Zones...................................................4-2 Table 4-2 Zoning Districts Other than Residential Zones.................................................................4-3 Table 4-3 Development Standards for Commercial and Other Residential Zones ..........................4-4 Table 4-3a Affordable Housing Overlay District (AF-OZ) Development Standards………………………….4-5 Table 4-3b Parking Standards ............................................................................................................4-7 Table 4-4 City of Del Rey Oaks Current Fee Schedule....................................................................4-14 Table 4-5 Development Fees Collected by Other Agencies...........................................................4-17 Table 4-6 Interest Rates in 2019 ....................................................................................................4-29 Table 4-7 Disposition of Home Loans (2017).................................................................................4-30 Table 7-1 6th Cycle Quantified Objectives Summary........................................................................7-1 Appendices
Appendix A Affirmatively Furthering Fair Housing (AFFH) Assessment Revised 6th Cycle Housing Element Update Table of Contents City of Del Rey Oaks iii April 2025
Appendix B Public Outreach
B-1 Public Meetings Comments and Written Comments
B-1-1 Public Comment Matrix - Verbal Comments During Workshops and Meetings
B-1-2 Public Comment Matrix - Written Comments and Revisions Made B-2 City Public Outreach List Housing Element Update
Appendix C Compiled Inventory and Supplemental Maps
C-1 Site Inventory Tables
C-1A Potential Additional Areas for Candidate Sites Outside of Former Fort Ord C-2 Supplemental Mapping
C-3 Additional Information Airport Safety Zones
C-4 Del Rey Oaks Munition Response Area
Appendix D Funding Resources and Housing Resources
D-1 Funding Resources
D-2 Housing Resources in Monterey County
Appendix E Assessment of Previous Housing Element
Appendix F City of Del Rey Oaks Housing Element Update Final Environmental Impact Report Materials
F-1 Final EIR Mitigation Monitoring and Reporting Program F-2 Additional Mapping EIR
F-3 EIR Alternatives
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Chapter 1.0
Revised 6th Cycle Housing Element Update Introduction
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CHAPTER 1.0 INTRODUCTION
Under the requirements of State law, every city and county in California must prepare a housing element as part of its general plan. The law recognizes that an adequate supply of affordable housing for all income levels is an essential need for all communities and that all local governments share in the responsibility of implementing solutions to address local and regional housing needs. To that end, all California local governments are required to prepare a housing element that lays out how the community will plan for its housing needs. The housing element is directed by the policy framework of the general plan and attempts to balance needs and values of a community while accomplishing the goals of housing element legislation.
Housing elements are developed to identify and analyze a city’s housing needs; identify various governmental and non-governmental constraints to meeting those needs; establish reasonable goals, objectives and policies based on those needs; and set forth a comprehensive list of actions to achieve the identified goals and objectives. The detailed statutory requirements for preparing a housing element are codified in the California Government Code (sections 65580–65589). By law, a housing element must also be updated on a regular basis to facilitate the improvement and development of housing within a community and must also be reviewed and certified by the State Department of Housing and Community Development (HCD).
The official definition of housing needs is provided by HCD for each city and county within its geographic jurisdiction. The process to update a housing element must include an evaluation of the community's "Regional Housing Needs Allocation" (RHNA), which provides an estimate of the number of housing units that should be provided in the community to meet its share of new households in the region. As the regional planning agency, the Association of Monterey Bay Area Governments (AMBAG), is responsible for allocating the region’s share of the statewide housing need to each jurisdiction based on population projections and regional population.
The City of Del Rey Oaks’ (City) Housing Element is one of the seven State mandated elements of the City’s General Plan. In accordance with State Housing Law, this Housing Element has been prepared for the 6th Planning Cycle Housing Element Update, 2023-2031.
Housing Element Contents
In general, a housing element must at least include the following components:
Existing Needs and Projected Needs Analysis
Existing needs are the number of households overpaying for housing, living in overcrowded conditions, or special housing needs (such as the elderly or homeless). Projected needs analysis looks at the City’s share of regional housing needs established in the RHNA Plan prepared by AMBAG.
Housing element law requires local governments to adequately plan to meet their existing and projected housing needs, including their share of the RHNA. A complete analysis should include a quantification and a descriptive analysis of the specific needs and resources available to address these needs.
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Sites Inventory and Analysis
A sites inventory is a detailed land analysis of available sites including specific properties, parcel size and existing conditions, availability of infrastructure, and an evaluation of suitability and potential development capacity that can be used in addressing the RHNA and/or population growth.
Analysis of Constraints
An analysis of constraints includes an evaluation of land use controls, fees and exactions, permits and processing procedures and its impact on housing development. The housing element must identify and analyze potential and actual governmental constraints to the maintenance, improvement, or development of housing for all income levels, including housing for people with disabilities. The analysis should identify the specific standards and processes of these constraints and evaluate their impact on the supply and affordability of housing. The analysis should determine whether local regulatory standards pose an actual constraint and must also demonstrate local efforts to remove constraints that hinder a jurisdiction from meeting its housing needs.
Housing Programs
Housing programs address various programs to accommodate the locality’s share of RHNA, remove or mitigate governmental constraints, conserve or improve housing stock, and promote fair and equal housing. Programs must include specific action steps the City will take to implement its policies and achieve its goals.
Programs must also include a specific timeframe for
implementation, identify the agencies or officials
responsible for implementation, describe the jurisdiction’s specific role in implementation, and (whenever possible) identify specific, measurable outcomes. This also includes a description of what has been learned based on the analysis of progress and effectiveness of the previous element.
Quantified Objectives
Each jurisdiction must identify specific programs in its housing element that will allow it to implement the stated policies and achieve the stated goals and objectives. An example of a quantified objective may be an estimate of the number of units by income level to be constructed, rehabilitated, and conserved over a planning period.
Organization of this Document
This document is organized into seven sections to address the required contents of a housing element pursuant to state law:
Chapter 1, Introduction, provides the statutory authority for housing elements, the City’s planning framework, and an overview of the public outreach process.
Housing element law requires local
governments to be accountable for
ensuring that projected housing
needs reflected by the RHNA Plan
can be accommodated.
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Chapter 2, Housing and Population Profile, provides an analysis of demographic, social, and housing characteristics; current and future housing needs due to population growth and change; and a variety of information including employment, income, housing costs, special needs housing, and other factors affecting affordable housing in the City and region.
Chapter 3, Housing Needs and Resources, presents the City’s RHNA. This section satisfies the “Existing Needs and Projected Needs Analysis” under required contents above. This section also describes the City’s housing resources and includes a listing and analysis of the City’s vacant and underutilized sites suitable for the development of affordable housing. In addition, this section satisfies the requirements for a “Sites Inventory and Analysis” identified under the “Housing Element Contents” subsection presented above.
Per Housing element law, Chapter 3 identifies how the City’s projected housing needs reflected by the RHNA Plan can be accommodated.
Chapter 4, Housing Constraints, describes how the available land inventory can meet the regional needs and also identifies potential constraints to the development of affordable housing in two categories:
governmental and non-governmental constraints. This section satisfies the requirements for an “Analysis of Constraints” identified under the “Housing Element Contents” subsection presented above. This section also provides a listing of public and non-profit agencies that can serve as resources in the implementation of housing activities in the City.
Chapter 5, Assessment of Current Programs, identifies current programs and references the previous Housing Element. This chapter also includes a matrix that evaluates the progress of programs from the previous Housing Element.
Chapter 6, Energy Conservation, outlines current programs and opportunities for energy conservation for residents of Del Rey Oaks.
Chapter 7, Housing Plan, presents the updated goals, policies, programs, and quantified objectives for the Housing Element update with an implementation timeline, an assigned department or agency, and the expected funding source for each program. This section satisfies the requirements of “Housing Programs” and “Quantified Objectives” identified under the “Housing Element Contents” subsection, as described above.
Appendix A, Affirmatively Further Fair Housing (AFFH) Assessment, presents the assessment of fair housing in the City, including an assessment of fair housing practices, an analysis of the relationship between available sites and high or low resource areas, and actions and programs to affirmatively further fair housing. This analysis also considers issues raised through public comments, local knowledge, and an assessment related to the regional history and physical form of the City of Del Rey Oaks.
Appendix B, Public Outreach, contains a list of community stakeholders, public meetings held, public comments, as well as issues raised through public comments process. Matrices identify primary issues raised, and a summary of changes made in consideration of comments received.
Appendix C, Sites Inventory, contains additional mapping, analysis and assessment of the sites inventory process, as well as constraints mapping and areas of opportunity mapping of sites.
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Appendix D, Funding Resources and Housing Resources, identifies available resources for funding to address City housing needs and housing resources available to residents of the community.
Appendix E, Assessment, reviews past Housing Element program performance and effectiveness meeting the housing needs of the community.
Appendix F, City of Del Rey Oaks Housing Element Update Final Environmental Impact Report Materials, contains documentation and mitigation measures for the potential environmental impacts of the Housing Element.
Data and Methodology
This Housing Element contains a review and analysis of the community's population characteristics and housing stock to better understand the context of local housing in the City. The primary data source for the Housing Element Update is the City of Del Rey Oaks 6th Planning Cycle Housing Element Data Package prepared by HCD staff. Additional data sources include the U.S. Census Bureau (2020 U.S. Census), and available data from the American Community Survey (ACS), California Department of Finance (DOF), California Employment Development Department, and other sources as noted in the document. Mapping tools for identification of Disadvantaged Communities (DACs) were also sourced as part of this documentation research.1
Public Participation
The update to the Housing Element has provided residents and other interested parties with opportunities to review draft documents and proposed policies, and to provide recommendations for consideration by decision-makers pursuant to Government Code section 65583. A broad community commitment is essential to the City’s ability to establish and carry out programs addressing local housing issues.
Accordingly, a key objective of the Housing Element is to increase the public’s awareness of specific housing-related needs and problems of the community, as well as programs that will effectively meet those needs. The adoption of this Housing Element is only one step toward ensuring the provision of suitable housing for all residents of Del Rey Oaks. Continued pursuit of the programs set forth in this Housing Element must take on the form of active participation by both the public and private sectors in a variety of projects addressing local housing needs.
Throughout the process of preparing the Draft Housing Element Update, the public has been provided the opportunity to review draft documents and provide input to ensure all housing concerns in the community have been included and addressed.
Public input was received through a series of workshops conducted in March and May 2023. The Draft Housing Element update meetings were preceded by specific mailings to residents, local businesspersons, representatives of public agencies and non-profit organizations, developers, members of the community and members of the Planning Commission and City Council. These recipients represent a wide range of 1 Review of the sources shows that there are no DACs within the City limits or Sphere of Influence.
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personal experience, incomes, special needs, and professional knowledge of the housing industry and housing availability in the City and surrounding region.
Notices were both emailed and sent through the U.S. mail to individuals, organizations, and public agencies as listed in Appendix B of this document. Notices were also published in the newspaper and posted at various locations within the City and through the City’s social media. In addition, organizations that represent the interests of low-income and special needs households or are otherwise involved in the development of affordable housing, were specifically contacted during the preparation of this Housing Element as specified above. The City also had a Spanish translator in attendance or available upon request to ensure all members of the Del Rey Oaks community could participate in workshops. No surveys were taken for this process. City staff and the consultant were able to engage with the community members through this workshop, outreach via letters, and additional meetings/public workshops.
The following provides an overview of the public workshops and engagement process. Additional materials are included in Appendix B. Appendix B also includeslinks to workshops and meetings, including video links and matrices of comments received from stakeholders during public review, and how each of these comments were addressed in this element.
Overview of Workshops and Meetings
The City’s efforts to involve all economic segments of the community in the Housing Element update process included an initial public workshop conducted on March 16th, 2023, and a March 28th, 2023, noticed City Council hearing. Subsequent workshops took place on May 3rd, 2023, and May 9th, 2023. The Planning Commission also held a special meeting on May 17th, 2023. The following provides an overview of the outreach conducted, presentations, participants and discussion items for these meetings.
March 2023 Public Outreach. At the March meetings, presentations explained the process and timing for a housing element and submittal to the HCD and how the public could get involved.
The March 16th attendees included the full Council, members of the Planning Commission and members of the public.
2 Invitations and notices were sent to all of the recipients noted in Appendix B.3 The presentations included information about the housing element update process, recent updates to State housing law, and the RHNA numbers assigned to the City for the 5th Cycle Housing Element Update and the 6th Cycle Housing Element Update. The consultant provided fact sheets that provided a breakdown of what the Housing Element Update meant for the City. Topics also included available land inventory and use of former Fort Ord lands for meeting RHNA.
2 The March 16th, 2023, Workshop provided a combined discussion of 5th and 6th Cycle and RHNA. 3 A Spanish interpreter was available for all public workshops. No members of the public requested information to be provided in both English and Spanish. The City had a Spanish speaking staff member available to provide information if requested for all hearings and materials.
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During the March 28th, 2023, presentation and public hearing, handouts on the current adopted policies and programs in the Draft Housing Element and information on HCD Affirmatively Furthering Fair Housing (AFFH) were presented. Decision-makers and the community were asked to review the materials presented and to provide input on program amendments during future meetings or other feedback and thoughts about revisions or added programs that would be best for their City. A schedule was presented, and members of the City Council and Planning Commission endorsed completion of the 6th Cycle Housing Element Update and necessary rezoning of sites within the required timeframe. The following issues were brought up in the discussion at the March workshop and subsequent March meeting on the Housing Element:
• The City’s history of drafting the Housing Element and General Plan and available land inventory to meet regional housing needs.
• The type of housing development that
would be needed to meet affordable goals.
• Importance for programs to ensure different
affordable levels of housing be mixed in the
new areas of development.
• The desire for future housing to include
various levels of housing for all income types
in any new development. A community
member expressed concern that the Del Rey Oaks community does not isolate lower-income families in one area when looking at future development.
Questions revolved around what type of zoning density needs to be implemented. Participants were also eager to better understand recent laws involving Housing Elements and timing for completion. Members of the Planning Commission and City Council endorsed continued public participation in the housing element process and involvement of stakeholders.
May 2023 Public Outreach. Subsequent workshops took place on May 3rd, 2023, and May 9th, 2023. City staff and the consultant presented the Housing Element Workshops before the City of Del Rey Oaks City Council, Planning Commission, and members of the public to present information and seek comments on the Housing Element Update. The meetings updated the status for the 6th Cycle Housing Element Update and discussed rezoning to accommodate affordable housing and meet HCD compliance. Specifically, the City was asked to provide direction on land inventory of sites in the 6th Cycle Housing Element Update, particularly related to environmental and other constraints for development and available land in the former Fort Ord area. The City Council and public had questions on the method of rezoning and options for completion of the rezoning on city-owned properties in former Fort Ord and other lands available that may need to be rezoned to accommodate RHNA.
All meeting materials and draft public workshop materials were posted on the City’s website and made available to interested parties, similar to the first public workshop. Mailings and announcements were also sent out, as identified above. A Spanish translator was available if requested to provide translation services; none were requested or needed.
Public participation is essential to effective
housing planning. Throughout the housing
element process, the City has and will
continue to engage the community.
Appendix B identifies comments from
stakeholders and how comments were
addressed in this element.
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The following issues were brought up in the discussion at the two May workshops on the Housing Element:
• The applicability of Accessory Dwelling Units (ADU) to meet RHNA requirements. Participants inquired about the potential opportunities to add ADUs to help comply with the City’s RHNA requirements.
• Participants asked questions about aging in place and showed interest in developing ways to prevent elderly and at-risk residents from experiencing displacement out of the community. • Some participants asked questions pertaining to the requirements to allow residential development on the City’s former Fort Ord property. Participants inquired about adequate areas of cleared land from hazardous materials, and the possible types of housing to meet a disparity of income levels of residents.
• A map of the Monterey Regional Airport Safety Zones was shown during the presentation. One participant asked about the restrictions of the Safety Zones applying to potential residential development sites.
• Programs from the current Housing Element were presented.
The May 3rd, 2023, a public workshop was held via Zoom to provide broader alternatives for participation from the public. Attendees included four City Council members and three Commissioners in addition to community representatives. The May 9th, 2023, public workshop included City Council and Planning Commissioners and was held at City Hall. The consultant conducted a presentation explaining the steps of Draft Housing Element preparation and submittal to the HCD and how the public could get involved.
There were few comments from the community members present, however, the decision-makers present expressed their interest in the ongoing development of the Housing Element Update and were eager to share their thoughts about what could be done to create more housing in Del Rey Oaks. During this workshop, the consultants emphasized the policies and programs contained in the Draft Housing Element and asked to hear feedback on what the community and decision-makers thought was best for their City.
Other presentation topics included available land inventory, including areas of development constraints due to environmental considerations within the City. Topics addressed the limited land area within the City and safety concerns due to airport clear zones, and whether additional housing would also be located in existing commercial areas within the City. The workshops resulted in positive discussion between the City and consultants, who expressed support for policies and programs that resulted in development of housing in the City for all income levels.
Based upon comments, the City included programs addressing mixed-use housing development and conducted more research into potential locations of affordable housing to meet RHNA in the current City limits and the former Fort Ord area. Comments noted the link between universal design to promote aging in place and maintaining diversity of income ranges in the City. Based upon comments from the community, additional emphasis was added to the ADU program, and a program was added related to universal design and AFFH.
Draft programs and policies were then presented at a public meeting at the Planning Commission on May 17th, 2023. One member of the public attended. Existing programs and recommended program revisions Chapter 1.0
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were reviewed during the meeting and subsequent revisions to programs were developed based upon recommendations and input from the Planning Commission as well as previous input from Council members and the public. Programs are detailed in Chapter 7.0. Public outreach materials including meeting materials are available for review on the City’s Housing Element webpage at https://www.delreyoaks.org/commdev/page/housing-element. 4 May 2023 Draft Review and Outreach. Early drafts of existing and proposed programs were made available to the public throughout the development of the Housing Element Update. 5 The Public Review
Draft Housing Element Update was published online on the City’s website and a printed copy was made available at City Hall. Local and regional stakeholders and organizations identified in Appendix B were also notified of the availability of the Draft Housing Element for public review. The 30-day public review period of the Draft Housing Element Update occurred from May 25th to June 26th, 2023. Public comment letters were received from Monterey Peninsula Unified School District (MPUSD) and LandWatch. Portions of the Housing Element Update have been revised after incorporating public recommendations and input. The City’s Planning Commission received an update during the July 12th Planning Commission meeting.
The Housing Element Update was discussed during a meeting with HCD on June 20th, 2023, to receive preliminary input from HCD and to prepare the document for streamlined review during the upcoming HCD 90-day review period. The 5th Cycle Housing Element and the 6th Cycle Sites Inventory was reviewed during a call with HCD on June 23rd, 2023, and discussed residential densities and rezoning. On June 27th, 2023, two HCD staff, the City Manager, and the consultant participated in a field trip within the city boundaries to the visit the Sites Inventory locations, and to get a sense of the local neighborhood character and the potential development constraints within the City. The required Consistency Application for the 6th Cycle Update was submitted to the Monterey County Airport Land Use Commission (ALUC) on June 30th, 2023.
HCD Review Draft July 2023. The July 2023 HCD Review Draft Housing Element was developed after research and outreach to a number of parties and represents the combined efforts of public and interested citizens (including representatives of housing non-profits/organizations), City staff, the City's Planning Commission, the City Council, and the City's consultant. The Housing Element programs were revised to incorporate the above recommendations from workshop participants, Planning Commissioners and City Council based upon the public workshops and the public comments received on the Draft Housing Element (May 2023). HCD comments on the site inventory for 5th Cycle were also considered in this 6th Cycle Housing Element Update.
Refer to Appendix B Public Outreach for identification of comments on the May 26th, 2023, Draft Housing Element and a summary of changes made in consideration of comments received. Public comments received on the May 2023 Draft were posted on the City’s website. The City Planning Commission held a public hearing on July 12th, 2023, to receive additional public comments and consider revisions to the Housing Element Draft programs prior to submittal to HCD. Decision-makers and the community were 4 Also refer to Appendix B, Public Outreach for links to meeting agendas, videos and other meeting materials. 5 Notices were posted online and at City Hall notifying the public of the Planning Commission meeting.
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asked to review the materials presented and to provide input on program amendments or other feedback and thoughts about revisions or added programs.
Per AB 215, the City had at least 10 days from the close of the local review period on June 26th, 2023, to review and consider public comments prior to submittal of the HCD Review Draft to HCD.
The City submitted the 6th Cycle Housing Element Review Draft to HCD on July 20th, 2023, for the required 90-day period. During this review period, the City also conducted a public hearing at the City Council on August 22nd, 2023, to present program revisions and provide the public and decisionmakers with an additional opportunity for public comment.
HCD Review Letter October 2023. The Update was sent to HCD for the required 90-day review on July 20th, 2023. HCD completed the required 90-day review and submitted the review letter to the City on October 18th, 2023. The HCD review letter is available online at https://www.delreyoaks.org/commdev/page/housing-element.
HCD Review Letter February 2024. The adopted December 2023 6th Cycle Housing Element was submitted to HCD on December 14th, 2023, for HCD review. HCD concluded their 60-day review of the adopted Housing Element and submitted their comments to the City on February 12th, 2024. The HCD review letter is available online at https://www.delreyoaks.org/commdev/page/housing-element.
Rezoning. The City held duly noticed public hearings and adopted an affordable housing zoning ordinance and rezoned Sites 1 and 1a on October 24th, 2023. The rezoning was consistent with the requirements listed in the HCD compliance letter for the City’s 5th Cycle Housing Element and also identified in the HCD letters for 6th Cycle to rezone these sites to ensure the City had adequately sized and zoned sites to meet RHNA.
Environmental Compliance. The City prepared a Draft Environmental Impact Report (Draft EIR or DEIR) on the 2023 Draft Housing Element Update, including 5th and 6th Cycle RHNA, per the California Environmental Quality Act (CEQA). The Draft EIR considered implementation of the Housing Element, including rezoning of the former Fort Ord area to allow for development of affordable housing. The Draft EIR was made available for a 45-day public review period, between August 14th and September 27th, 2023.
Public comment letters were received from the California Department of Transportation (Caltrans), State Department of Toxic Substance and Control (DTSC), United States Army Base Realignment and Closure (BRAC), Monterey Salinas Transit (MST), California Native Plant Society (CNPS), and LandWatch. The Final EIR includes responses to public comments received and addressed many of the same public comments related to the environmental constraints contained in the public comment letters received on the 6th Cycle Draft Housing Element. The Final EIR was certified by the City Council through Resolution No. 2023-19 on October 18th, 2023. Please see Public Participation discussion below and Appendix B for additional information on EIR public and responses relevant to this Housing Element Update. Also see Appendix F for EIR materials including the Mitigation Monitoring and Reporting Plan (MMRP), mapping and alternatives presented in the EIR relative to this Housing Element.
Adoption December 2023. The City Council adopted the 6th Cycle Housing Element Update by Resolution 2023-31 on December 13th, 2023. The following timeline provides additional information on the outreach and adoption process.
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Additional Public Outreach and Adoption Process
Additional outreach to seek public input on the 6th Cyle Housing Element Update was conducted in November 2023. A public hearing was held at the Planning Commission on November 8th, 2023, and at the City Council on November 14th, 2023,to present HCD comments and solicit input on program revisions.
The Housing Element Updated Programs and HCD comments were also discussed during a meeting with HCD on October 27th, 2023. The City was able to receive preliminary input from HCD and to prepare the document for revisions. After revisions were made, this November 2023 HCD Housing Element was posted on the City’s website and made available prior to Planning Commission and City Council hearings on December 6th, 2023, and December 13th, 2023. This Housing Element Update 2nd HCD Review Draft (November 2023) was also made available for seven days on the City’s website prior to submittal to HCD, starting on December 5th, 2023.
Housing Element Update November 2023. The City Planning Commission and City Council held public hearings on November 8, November 14, and December 6, 2023. The City Council adopted the 6th Cycle Housing Element Update by Resolution 2023-31 on December 13, 2023, prior to the HCD deadline of December 15, 2023. Upon adoption, the City then provided the Housing Element Update to HCD for consideration of compliance.
City of Del Rey Oaks 6th Cycle Housing Element Adoption and Review Adopted 6th Cycle Housing Element Update and HCD Review 2023 The City Council adopted the 6th Cycle Housing Element Update by Resolution 2023-31 on December 13th, 2023. The adoption was completed prior to the HCD statutory deadline for 6th cycle (December 15th, 2024) and submitted to HCD on December 14th, 2023. The City also complied with AB 215 requirements prior to submittal of the adopted Housing Element. Per HCD requirements, HCD conducted the mandatory HCD 60-day review period. The adopted 6th Cycle Housing Element Update is available on the City’s Housing Element webpage at https://www.delreyoaks.org/commdev/page/housing-element.
Adopted 6th Cycle Housing Element Update HCD Review 2024 HCD concluded their review of the adopted Housing Element and submitted their comments to the City on February 12th, 2024. City staff and the consultant team met with HCD staff to discuss HCD review comments during preparation of this Revised Adopted 6th Cycle Housing Element.
Additional Outreach for the Revised 6th Cycle Housing Element Update 2024 Participation continues in the housing element process in 2024. The City will continue to reach out to HCD and other stakeholders and make revisions as needed to programs per the HCD letter and stakeholder comments. The City held public meetings in March and April 2024 to review the 2024 HCD comment letter on the adopted Housing Element Update, including revisions identified by HCD, and consider draft programs revisions. The City also held a public open house event on May 16th, 2024, to discuss the future of housing and sustainable development in the City and to gather input from the community. City staff and the consultant team were available to receive comments and provide information on the process and Chapter 1.0
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status of the Housing Element. City consultants provided a status report and updated the City Council on recent HCD communications during a September 24th, 2024 public meeting.
Decision makers and the community will provide input on the Revised Adopted 6th Cycle Housing Element during a scheduled workshop on October 30th, 2024. HCD will also provide information review of this document. Additional hearings will be scheduled prior to formal adoption by the City and will include any further review comments by HCD and City revisions.
HCD Review Letter January 2025. The Revised 6th Cycle Housing Element Update (HCD Review Draft September 2024) was publicly posted and submitted to HCD for preliminary review on October 17th, 2024.
HCD concluded their preliminary review of the revised Housing Element from October 2024 to January 2025 and submitted their comments to the City on January 16th, 2025. HCD comments were presented to the City Council during a public hearing on March 25th, 2025. An April 2025 meeting with HCD provided further input on the HCD informal comment letter. Additional public input will consider additional HCD comments and revisions to the Housing Element. The posted revised Housing Element, HCD review letter, and summary of revisions are available online at https://www.delreyoaks.org/commdev/page/housingelement.
How Public Comments were Integrated into this Housing Element. The comments during the public outreach discussed above have been incorporated and addressed in the updated Housing Element, specifically through the AFFH Assessment (Appendix A), the Sites Inventory and Methodology (Appendix C), and Housing Plan (Chapter 7.0) programs. Appendix B-1 and Appendix A also present the various programs and how they address comments and issues raised.
Accessory Dwelling Unit (ADU) Ordinance Review August 2024. HCD concluded their review of the City of Del Rey Oak’s ADU Ordinance No. 308 under State ADU Law and submitted their comments to the City on August 14th, 2024. The City responded to the HCD letter as requested by HCD by September 13th, 2024.
The City plans to amend the ordinance to be compliant with current State law, consistent with Program C.2.
General Plan Consistency
This Housing Element for the City represents the 6th Planning Cycle Housing Element Update and covers the eight-year planning period of December 31st, 2023, through December 31st, 2031.
State law requires that the Housing Element contain a statement of “the means by which consistency will be achieved with other General Plan elements and community goals” (California Government Code, section 65583 [c][7]). There are two aspects of this analysis: 1) an identification of other General Plan goals, policies, and programs that could affect implementation of the Housing Element; and 2) an identification of actions to ensure consistency between the Housing Element and affected parts of other General Plan elements. The Housing Element includes goals, policies, programs, and objectives that are generally consistent with the City’s General Plan. State law requires the preparation of a Housing Element as part of a jurisdiction's General Plan (Government Code section 65302[c]). Specific requirements of the Housing Element are codified in Government Code sections 65580–65589.8. Unlike other General Plan elements, the Housing Element must be updated periodically according to the statutory schedule.
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The Housing Element has been reviewed for consistency with other General Plan elements. Specifically, key housing-related policies in the Land Use Element are reflected in the Housing Element goals and policies. The City’s current General Plan contains several elements with policies related to housing, including Land Use and Circulation. The goals and policies of the Housing Element support the broad vision statements contained in the City’s General Plan, as well as the land use classifications for residential, commercial and open space. Finally, the goals, policies, programs, and objectives established in the Housing Element are primarily consistent with and attempt to implement those set forth in the Land Use Element for land development. The ALUC approved a consistency determination for the 6th Cycle Housing Element Update on October 9th, 2023.6
As General Plan elements are amended over time, the City will review the Housing Element to ensure internal consistency. The Draft Housing Element update process also proposes concurrent amendments to the General Plan and specific changes to the Land Use Element, as well as the potential for new implementing ordinances.7 Upon adoption of the Housing Element Update and the associated amendments to the General Plan, the Housing Element Update consistency will be achieved.
In addition, as the City’s Housing Element is required to be regularly revised pursuant to a statutory schedule, the update process will provide housing and land-use strategies that closely reflect changing local needs, resources, and conditions.8 The City regularly reviews their progress in implementing their General Plan policies in annual progress reports(APRs). The City conducts public meetings at the Planning Commission and City Council annually for the APRs for the General Plan and Housing; the reports are provided to HCD and the Office of Land Use and Climate Innovation (formerly the Office of Planning and Research) on April 1st of each year. At these meetings, General Plan and Housing Element programs and progress towards implementation are reviewed.
The Challenge
The City of Del Rey Oaks has long experienced high housing costs and a lack of access to affordable housing, which significantly impacts low- and moderate-income members of the community. In 2019, the Regional Analysis of Impediments to Fair Housing Access (Regional AI) concluded that low income and moderate-income households have limited opportunities for affordable housing in both the rental and homeownership markets in the City. The 2019 Housing Element Needs Assessment also concluded that the lack of available affordable housing has a significant impact on vulnerable communities, including large families with children, seniors and people with disabilities. 6 The October 9, 2023, ALUC Agenda Packet can be found at this link:
https://www.co.monterey.ca.us/home/showpublisheddocument/126284/638318393324170000 7 The City has reviewed policies in the other elements of the General Plan and has concluded that none of the policies will impede the City’s achievements of, or be inconsistent with, the policies of this Housing Element. Housing Element policies primarily related to housing assistance, housing rehabilitation, equal housing opportunities, residential energy conservation and other topics not directly affected by policies in the other General Plan elements. Furthermore, it has been found that policies contained in the Housing Element will help contribute to the achievement of General Plan policies. 8 Certain other elements of the general plan will be evaluated to determine what changes are needed; it is assumed that the Safety Element must be updated on or before the next adoption of the housing element. The safety and conservation elements of the general plan must include analysis and policies regarding fire and flood hazard management. (Government Code section 65302[g]).
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The lack of access to affordable housing is continuing, and becoming, an increasing challenge in the City and across the region. According to the California Association of Realtors’ 2020 Housing Affordability Update, in 2020, the median price for a single-family home in Monterey County was $830,000, and an average family would need to earn $149,000 a year to afford the monthly housing payment of $3,740. At the same time, the 2020 low-income level for a family of four in Monterey County was $77,500, and the moderate-income level for a family of four was $97,900.
With the recent increase in mortgage rates and limited housing available, the median price for a singlefamily home in 2022 in Monterey County is $843,000, and to afford this house, an average family would need to earn $208,800 a year to cover the housing payment of $5,220. The 2022 income level for a family of four in Monterey County under the low-income category is $91,100, and the moderate-income level for a family of four is $108,100.
9 The median housing price far exceeds what is affordable for low- and moderate-income families in Monterey County and the situation is worsening.
In Del Rey Oaks, the inability to produce new housing units exacerbates the existing housing crisis.
Although the demand for housing is increasing, the lack of available land zoned for residential use and the lack of infrastructure means that the City is unable to increase the supply of housing to meet the new demand. The City is also challenged by its limited land area and neighboring jurisdictions’ boundaries, effectively limiting new growth outside the City limits. This fundamental imbalance results in increasing prices for both rental and ownership housing as the community competes for the limited supply of available housing. In Del Rey Oaks and statewide, it is clear that rising housing costs create a barrier to affordable housing for extremely low, low- and moderate-income community members. 9 HCD provides Median income and Moderate Income. 2022 from https://www.hcd.ca.gov/docs/grants-andfunding/inc2k22.pdf. Also, see https://www.car.org/marketdata/data/haitraditional/.
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CHAPTER 2.0 POPULATION AND HOUSING PROFILE
This Chapter discusses a variety of demographic, economic, housing, and special needs characteristics and trends about Del Rey Oaks’ current and future population. This information provides context for housing planning and helps to identify issues that affect the City’s existing and future housing needs. Primary data sources in this section comes from the City of Del Rey Oaks 6th Planning Cycle Housing Element Data Package prepared by HCD staff, U.S. Census Bureau, the California DOF, and the AMBAG. This Chapter also identifies historical data, trends and information for the City to assist in the compilation of required data for the Affirmatively Further Fair Housing Assessment required for the 6th Cycle. 1 Population Characteristics and Historic Trends
The City was incorporated on September 3rd, 1953, and currently has 1,592 residents in a total area of
1.054 square miles. Del Rey Oaks is in Monterey County (County), located between the cities of Seaside and Monterey and neighboring the Monterey Peninsula Regional Airport. The City is accessible via two major roads, Canyon Del Rey Boulevard and Highway 68.
Table 2-1 shows trends in population since 1990 in Del Rey Oaks. The total population over the past three decades has changed slightly over the years with a peak population of 1,719 in 2017. Overall, the City has experienced a population decrease of approximately 4.7 percent since 1990. Population has continued to decline since 2020; Del Rey Oaks’ population at the start of 2022 was estimated at approximately 1,539.
Table 2-1
Historical Population Trends, 1990 to 2020 City of Del Rey Oaks Year 1990 1993 1997 2000 2002 2008 2010 2014 2017 2020
Population 1,670 1,661 1,608 1,648 1,660 1,599 1,624 1,668 1,719 1,592 Sources: California DOF 1990, 2007, 2012, 2019, and 2020 Ethnicity and Racial Composition
As shown in Table 2-2, according to the 2020 data from the 2016-2020 ACS 5-year estimates (U.S. Census Bureau, 2020), 76.1 percent of the City’s residents reported themselves as White, 6.2 percent reported themselves as Asian, 2.0 percent as Black or African American, and 10.2 percent as Hispanic or Latino. A majority of the Hispanic or Latino population reported themselves as being of Mexican origin (representing 6.3 percent of the total Del Rey Oaks residents). The ethnic mix of Del Rey Oaks has changed since the previous Housing Element Update, as shown in Table 2-2.2 City residents that reported themselves as White declined from 84.8 percent in 2017 to 76.1 in 2020, a 9.2 percent decrease. Residents that reported themselves as Asian increased by 1.2 percent, from 4.2 percent of the Del Rey Oaks population in 2017 to 6.2 percent in 2022.
1 See also Appendix A, Affirmatively Further Fair Housing Assessment. 2 Where previous data from 5th Cycle Housing Element is informative, it is included for comparison.
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Table 2-2
Del Rey Oaks Ethnicity and Racial Composition, 2017 - 2020 Ethnicity/Race 2017 2017 Percent (%) 2020 2020 Percent (%) White 1,319 84.8% 1,155 76.1%
Black or African American 27 1.7% 30 2.0%
American Indian or Alaska
Native 3 0.2% - 0.0%
Asian1 66 4.2% 94 6.2%
Native Hawaiian and Other
Pacific Islander 9 0.6% 5 0.3%
Some Other Race 21 1.4% - 0.0%
Two or More Races 110 7.1% 79 5.2%
TOTAL 1,555 100% 1,518 100%
Hispanic or Latino2 249 16.0% 155 10.2%
Source: U.S. Census Bureau, 2017, 2020 1 Asian, Indian, Chinese, Filipino, Japanese, Korean, or Vietnamese. 2 Mexican, Puerto Rican, Cuban, other Hispanic or Latino.
Note: 2017 data reflects minor differences in the aggregation and reporting of ethnicity and racial composition data compared to 2020 but does not change the conclusions in this report.
The ethnic mix of Del Rey Oaks is significantly different from that of Monterey County as a whole.
Countywide, the Hispanic population was approximately 58 percent in 2017 and 59 percent in 2020.
Age
Approximately 14 percent of Del Rey Oaks’ citizens were under 19 years old according to the 2020 data from the 2016-2020 ACS 5-year estimates (U.S. Census Bureau, 2020). People aged 65 and over account for about 22 percent of the population in 2020, compared to about 13.6 percent in the County as a whole.
Compared to 2017 shown in Table 2-3, there has been an increase in residents aged 20 to 29 and 45 to 54, and a decrease in ages 30 to 44. Residents in their early-to-middle ages may be staying and aging in Del Rey Oaks. The high percentage of age 65 and older residents most likely represents households that have lived and owned homes in Del Rey Oaks for many years. This aging population has policy implications and will impact the housing market, as older households generally have fewer resources to spend on housing and require different types of housing and services, compared to younger households. The average age of the Del Rey Oaks population was 47.1 years in 2017. As seen in Table 2-3 the average age of the increased slightly to 49.4 years. The data on overall and average ages for the City’s population indicates that the City needs to focus on creating additional housing to accommodate its elderly population, while also considering the need to provide housing for young families moving into the City.
Table 2-3
Del Rey Oaks Age Profile
Age Population Percent of Total
Age Profile – 2017 Data
Under 5 115 7.4%
5 to 9 years 57 3.7%
10 to 14 years 52 3.3%
15 to 19 years 61 3.9%
20 to 24 years 72 4.6%
25 to 29 years 127 8.2%
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Table 2-3
Del Rey Oaks Age Profile
Age Population Percent of Total
30 to 44 years 253 16.3%
45 to 54 years 201 12.9%
55 to 59 years 166 10.7%
60 to 64 years 140 9.0%
65 and over 311 20.0%
AVERAGE: 47.1 ---
Age Profile – 2020 Data
Under 5 60 4.0%
5 to 9 years 60 4.0%
10 to 14 years 57 3.8%
15 to 19 years 36 2.4%
20 to 24 years 107 7.1%
25 to 29 years 183 12.06%
30 to 44 years 149 9.8%
45 to 54 years 257 16.9%
55 to 59 years 146 9.6%
60 to 64 years 129 8.5%
65 and over 334 22.0%
AVERAGE: 49.4 ---
Source: U.S. Census Bureau, 2017, 2020
Population Growth
According to data from the U.S. Census, Del Rey Oaks’ population was 1,624 in 2010, a drop of 1.6 percent from the 2000 population of 1,650 persons. During this same period, Monterey County grew by 4.0 percent. The City’s population dropped to 1,592 in 2020. During this same period, Monterey County grew by 5.8 percent. The AMBAG’s 2022 Regional Growth Forecast projects that Monterey County will continue to grow between now and the year 2040. Table 2-4 provides a summary of population growth and AMBAG’s projected population growth. AMBAG is estimating that the Del Rey Oaks population will increase significantly over the next 10 years, in comparison to its minimal increase over the past 20 years.
More specifically, between the years 2000 and 2020, Del Rey Oaks has seen a population increase of just
0.7 percent, while AMBAG is estimating that the population will increase by 34 percent by 2030. This estimate reflects a significant population increase in a relatively short amount of time for a City that has kept a very steady population. The growth forecasts presented by AMBAG during previous population projection cycles have anticipated new employment opportunities and the development of housing in former Fort Ord; however, new housing and employment in the former Fort Ord area of the City has been delayed due to a variety of factors. If this projected growth does occur, it will be critical for the City to prepare for the potential influx of people by developing more housing opportunities.
Table 2-4
Del Rey Oaks Population and Future Population Projections, 1990–2040 1990 2000 2010 2020 2030 (est.) 2040 (est.)
Population 1,661 1,650 1,624 1,662 1,734 2,330
Source: U.S. Census Bureau, 1990, 2000, 2010 and 2020; AMBAG 2022 Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-4 April 2025
Household Size and Type
According to the 2016-2020 American Community Survey (ACS) 5-Year Estimates from the U.S. Census Bureau, 1,518 people (100 percent of the population) lived in households, none lived in noninstitutionalized group quarters, and none were institutionalized. There were 633 households, out of which 89 households (14 percent) had children under the age of 18 living in them. 224 households (35.4 percent) were made up of householders living alone and 105 households (16.6 percent) had someone living alone who was 65 years of age or older. The average household size in 2020 was 2.40 people. There were 384 families (60.7 percent of all households) with an average family size of 3.11 people. Household size is an indicator of overcrowding, so a higher household size would mean there is a trend toward larger families and communities, a decline in household size would mean the population is aging.
Table 2-5 shows the average household sizes from 2000, 2010, and 2020 in Del Rey Oaks and nearby cities in Monterey County and the County average. Based on this data, Del Rey Oaks’ average household size is lower than the County average, but larger than the cities of Carmel, Sand City, Monterey, Pacific Grove and Sand City. Of the peninsula cities, only Marina and Seaside have larger average household sizes.
Table 2-5
Monterey County Cities Household Size, 2000, 2010, & 2020 City/County 2000 2010 2020
Del Rey Oaks 2.34 2.32 2.40
Carmel 1.79 1.78 1.97
Marina 2.79 2.75 2.70
Monterey 2.13 2.08 2.10
Pacific Grove 2.10 2.09 2.18
Salinas 3.66 3.66 3.74
Sand City 2.46 2.27 1.98
Seaside 3.21 3.16 3.06
Monterey County 3.14 3.20 3.25
Source: U.S. Census Bureau, 2000, 2010, 2020
For the purpose of looking at housing supply and demand, it is helpful to translate information from population figures into household data. According to U.S. Census data, in 2020 there were 633 total households. The average 2020 household size in Del Rey Oaks was 2.40 persons per household, an increase from 2.32 in 2010 (see Table 2-5). As previously mentioned, this means that Del Rey Oaks’ population is trending towards a younger demographic with larger families. This is important information because a trend towards a younger demographic with larger families means the City should be aware of a growing need for family housing and related services such as daycare. As noted in the City’s previous housing element, although there is an increase in the average household size, the City must also ensure that adequate housing is available for its aging population, which is comprised of the post-World War II baby boomer generation. This generation has always had a much larger population compared to other generations, having implications for healthcare and the economy; therefore, the City needs to plan how they should house these elderly people. As of now, this age cohort mostly resides in single-family homes, but as they require more assistance as they age, more options for assisted living and housing may be warranted. See discussion under Elderly/Seniors below.
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As shown in Table 2-6, Del Rey Oaks, Married Couple Households have decreased, and Female-Headed Households have increased in the City between 2017 and 2020.
Del Rey Oaks amended the Title 17 Zoning Ordinance to revise the definition of Family in 2022. 3 The
previous Zoning Ordinance definition was outdated and in need of amendment. Past views of “traditional” definition of family was a housekeeping unit composed of people related by blood, marriage or adoption.
This previous definition excludes a number of households such as long-term partners who have been living together for decades but are not legally married, single parents raising a foster child and others, such as individuals with disabilities who share housing so they can have the support they need to live in the community. Family is defined as “an individual or two or more persons who are related by blood or marriage; or otherwise live together in a dwelling unit.” Table 2-6
Del Rey Oaks Households by Type
Household Type Number of
Households Percent of Total Households
2017 Household Data
Married Couple Households 334 53.3
Female-Headed Households 34 5.4
Non-Family Households∗ 239 38.1
Total Households 627 100
Average Household Size 2.80 --
2020 Household Data
Married Couple Households 301 47.6
Female-Headed Households 42 6.7
Non-Family Households∗ 249 39.3
Total Households 633 100
Average Household Size 2.40 --
Source: U.S. Census Bureau, 2017, 2020
Note: Non-Family Households are defined by the U.S. Census as households that include either householder who live alone or householder who is 65 years and over.
Employment
AMBAG’s 2022 Regional Growth Forecast reported that there were 748 jobs in Del Rey Oaks in 2020. Over the course of the next 25 years AMBAG estimates a 12 percent increase in jobs in Del Rey Oaks. See Table 2-7 for a full employment forecast for Del Rey Oaks up to 2040. Because of the increase in available jobs in Del Rey Oaks, there will be an increase in the population leading to a need for more housing. Although Del Rey Oaks is one of the smaller cities in Monterey County, AMBAG is predicting there will be a higher percentage of available jobs in its jurisdiction compared to the rest of the County. Although many people in Monterey County live and work in different cities, Del Rey Oaks (as well as other cities in the County) would still need to ensure that they are providing sufficient housing units to accommodate its population growth projections. This is why AMBAG completed its RHNA, which allocated each City’s need for housing of various income levels. Each city in Monterey County must do its fair share to accommodate the 3 City of Del Rey Oaks Resolution 2022-02, December 2022 Chapter 2.0
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inevitable rise in population for the community to develop, while ensuring no groups are left out based on income, age or race.
According to the 2020 data from the 2016-2020 ACS 5-year estimates (U.S. Census Bureau, 2020), the total employed population was 748 persons as seen in Table 2-7.
Table 2-7
Del Rey Oaks Employment Forecast, 2022
Change 2015-2040
Jurisdiction 2015 2020 2025 2030 2035 2040 Numeric Percent Del Rey Oaks 705 748 753 774 794 815 129 18%
Monterey
County 225,268 243,015 245,054 249,613 253,918 258,553 38,169 17% Source: AMBAG, 2022
Table 2-8 also shows other various industries and their employment rates for both Del Rey Oaks and Monterey County as a whole. In 2020, the majority of people who worked in Del Rey Oaks were employed in both the educational services, and health care and social assistance industry, comprising 29.6 percent of the total employed population, compared to about 20 percent of Monterey County’s residents in the same category. There were no Del Rey Oaks residents employed in the agricultural, forestry, fishing, hunting, or mining industries, compared to a 16 percent total for Monterey County’s workforce according to the data in Table 2-8.
Table 2-8
Del Rey Oaks Employment by Industry, 2020
Employment by Industry City of Del Rey Oaks Monterey County Estimate Percent Estimate Percent
Civilian employed population 16 years and over 796 100% 188,734 100% Agriculture, forestry, fishing and hunting, and
mining 0 0.0% 29,975 15.9%
Construction 44 5.5% 12,524 6.6%
Manufacturing 34 4.3% 10,219 5.4%
Wholesale trade 6 0.8% 4,587 2.4%
Retail Trade 55 6.9% 18,535 9.8%
Transportation and warehousing, and utilities 18 2.3% 7,143 3.8% Information 22 2.8% 2,593 1.4%
Finance and insurance, and real estate and
rental and leasing 36 4.5% 7,073 3.7%
Professional, scientific, and management, and
administrative and waste 122 15.3% 18,766 9.9%
Educational services, health care and social
assistance 236 29.6% 38,246 20.3%
Arts, entertainment, recreation, and
accommodation and food services 96 12.1% 21,063 11.2%
Other services, except public administration 49 6.2% 8,087 4.3% Public administration 78 9.8% 9,923 5.3%
Source: U.S. Census Bureau, 2020
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Housing Inventory
A housing stock is generally comprised of three categories: single-family dwelling units, multi-family dwelling units, and other types of units such as mobile homes, as described below:
Alternatives to Single-Family Housing. New housing alternatives often evolve in the market when the traditional housing supply cannot meet the needs of all segments of the population.
Condominiums. Condominiums have been offered as a moderately priced, low-maintenance housing alternative for single, retired persons, “empty nesters,” and urban professionals. This type of housing has enabled a larger segment of the population to achieve home ownership. However, monthly fees for exterior maintenance, management, and other common services often increase monthly costs, negating some of the savings derived from the relatively lower selling price of certain condominiums. Other than the Oaks, an approximately 150 condominium unit complex, there are no other known condominiums in the Del Rey Oaks City limits.
Mobile Homes/Manufactured Housing. Mobile homes are a relatively inexpensive housing alternative since they are prefabricated, and they require less on-site labor than construction of a conventional house.
Buyers of mobile homes include the elderly as well as working-class families and individuals who choose this alternative over traditional single-family residences. There are no mobile home parks currently within Del Rey Oaks City limits.
4 Manufactured and factory-built homes are another option for inexpensive housing.
Table 2-9a gives the breakdown of housing units by type as reported in 2000 and 2010; this table indicates the mix of units in the reporting years 2000 and 2010 remained relatively unchanged.
Table 2-9a
Del Rey Oaks Housing Inventory by Type, 2000-2010
Type of Unit 2000 % Change / 2000-2010 2010
Single-Family
Detached 567 3% 568
Attached 25 0% 25
Multi-family
2 to 4 units 23 -17% 19
5+ units 109 2% 111
Mobile Homes/Other1 3 -100% 0
Source: U.S. Census Bureau, 2000 and 2010; HCD, n.d.
Note: the U.S. Census defines a unit as a house, apartment, or mobile home. Condominiums fall under the definition of multifamily unit according to the U.S. Census Bureau. The 150-unit Oaks condominium complex is considered a multi-family use by the City; this table identifies the information reported in the U.S. Census. 1 The City of Del Rey Oaks reports that there are no mobile homes within City limits.
Table 2-9b gives the breakdown of housing units by type as reported in 2010 and 2020; this table indicates a small increase in single-family attached dwellings and 2-to-4-unit multi-family dwellings, and a decrease in 5+ units multi-family dwellings in the mix of housing units in the reporting years 2010 and 2020.
Between 2000 shown in Table 2-9a and 2020 shown in Table 2-9b, there has been a decrease in large 4 U.S. Census data shows there were three mobile homes and trailers within Del Rey Oaks in 2000 (although a March 2003 housing inventory conducted by the City did not reveal any mobile/manufactured homes).
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multi-family units and a slight increase in single-family detached units. Overall, the City has not had any real increases in new housing types.
Table 2-9b
Del Rey Oaks Housing Inventory by Type, 2010-2020
Type of Unit 2010 % Change / 2010-2020 2020
Single-Family
Detached 568 1.2% 575
Attached 25 56% 39
Multi-family
2 to 4 units 19 21.1% 23
5+ units 111 -30.6% 77
Mobile Homes/Other1 0 0% 0
Source: U.S. Census Bureau, 2010 and 2020
Note: the U.S. Census defines a unit as a house, apartment, or mobile home. Condominiums fall under the definition of multifamily unit according to the U.S. Census Bureau. The 150-unit Oaks condominium complex is considered a multi-family use by the City; this table identifies the information reported in the U.S. Census. 1 The City of Del Rey Oaks reports that there are no mobile homes within City limits.
More recent data for the 2012-2020 reporting years (see Table 2-10) indicates about 86 percent of all housing units in Del Rey Oaks were single-family, compared to 70 percent of units in Monterey County.
Overall, compared to other neighboring cities, Del Rey Oaks has a higher proportion of single-family units and lower proportion of multi-family housing (U.S. Census Bureau, 2020).5 Table 2-10
Housing Unit Growth by Type (2012-2020)
Unit Type
2012-2016 2016-2020
Number of Units Percent of
Total
Number of
Units
Percent of
Total
Del Rey Oaks
Single-Family 607 82.4% 614 86.0%
Detached 571 77.5% 575 80.5%
Attached 36 4.9% 39 5.5%
Multi-Family 121 16.4% 100 14.0%
2-4 Units 19 2.6% 23 3.2%
5+ Units 102 13.8% 77 10.8%
Mobile Homes, Boat, RV, Van, etc. 9 1.2% 0 0.0%
Total 737 100.0% 714 100.0%
Monterey County
Single-Family 96,749 69.0% 98,637 69.5%
Detached 87,859 62.7% 89,380 63.0%
Attached 8,890 6.3% 9,257 6.5%
Multi-Family 37,324 26.6% 36,658 25.8%
2-4 Units 12,278 8.8% 12,953 9.1%
5+ Units 25,046 17.9% 23,705 16.7%
Mobile Homes, Boat, RV, Van, etc. 6,096 4.3% 6,615 4.7% Total 140,169 100% 141,910 100%
Sources: U.S. Census Bureau, 2017 and 2020
5 In Seaside about 72 percent of all units were single-family units; Monterey (51 percent) had slightly lower proportions of singlefamily units and higher proportions of multi-family housing.
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-9 April 2025
Size of Units
The size of units (i.e., the number of bedrooms a unit contains) is an important factor in describing the housing supply. Table 2-11 summarizes the distribution of unit sizes between owner-occupied housing and renter-occupied housing in the 2020 data from the 2016-2020 ACS 5-year estimates (U.S. Census Bureau, 2020). Renter-occupied housing was a smaller portion of the housing stock. The vast majority of housing units contained two or three bedrooms.
Table 2-11
Distribution of Units by Tenure and Size, 2020
Size of Unit Owner-Occupied Renter-Occupied
Studios 3 0
1-Bedroom Units 13 12
2 or 3-Bedroom Units 377 150
4-Bedroom+ Units 72 6
TOTAL 465 168
Source: U.S. Census Bureau, 2020
Vacancy Rates
The vacancy rate indicates the approximate percentage of units that are vacant and for sale or rent at any one time. The vacancy rate measures the overall housing availability in a community and is an indicator of how for-sale and rental housing units are meeting the current demand for housing. A low vacancy rate may indicate that households are having difficulty finding housing that is affordable, leading to overcrowding or households having to pay more than they can afford. A vacancy rate of 5 percent for rental housing and 2 percent for ownership housing is generally considered healthy and suggests that there is a balance between the demand and supply of housing (City of Monterey Housing Element, 2018).
Table 2-12 compares the City’s vacancy rate over time. The 2010 Census indicates an overall vacancy rate of 4.5 percent, with a rental vacancy rate of 2.6 percent and an owner-occupied unit vacancy rate of 1.9 percent. The 2020 Census also indicated an overall vacancy rate of 4.5 percent, with a rental vacancy rate of 4.5 percent and an owner-occupied unit vacancy rate of 0 percent. The City has gone from a 2 percent vacancy rate in 1990 to a zero-vacancy rate for ownership housing in 2020, indicating an unhealthy balance of available supply for home ownership.
Table 2-12
Vacancy Rates in Del Rey Oaks, 2010–2020
2010 2020
Owner-Occupied 517 465
Renter-Occupied 184 168
Vacancy Rate (overall) 4.5% 4.5%
Homeowner 1.9% 0.0%
Rental 2.6% 4.5%
Source: U.S. Census Bureau, 1990, 2000, 2010 and 2020
Households by Income Level
For the purposes of the Housing Element, the State Department of Housing and Community Development (HCD) has established five income groups based on Area Median Income (AMI): Extremely Low Income Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-10 April 2025
(up to 30% of AMI), Very Low Income (31%-50% of AMI), Low Income (51%-80% of AMI), Moderate Income (81%-120% AMI) and Above Moderate Income (>120% AMI). Pursuant to State law (Assembly Bill [AB] 2634), the City must project the number of extremely low-income (30 percent or less of Area of Median Income [AMI]) housing needs based on U.S. Census income distribution or assume 50 percent of the very low-income units as extremely low-income. For the purposes of the Housing Element, the City uses the 50% method.
According to 2015 data from the 2013-2017 ACS 5-year estimates (U.S. Census Bureau, 2017), approximately 24 percent of Del Rey Oaks households were classified as low-income, very low-income or extremely low-income based on their household income and income limits data (i.e., their median household income was below 80 percent, 50 percent and 30 percent, respectively, of the countywide median). In 2015, Monterey County as a whole had 43 percent of their population in the categories of low-, very low-, and extremely low-income compared to Del Rey Oaks’ 24 percent. Table 2-13a and Table 2-13b show the various household income levels in Del Rey Oaks in 2015 and 2020.
Table 2-13a
Households by Income, 2015 Data Estimates
Income Level OwnerHouseholds
RenterHouseholds Total Households Percent
Extremely Low-Income
(0-30%) 25 4 29 4.5%
Very Low-Income (31-
50%) 25 10 35 5.4%
Low-Income (51-80%) 55 35 90 14.0%
Moderate-Income
(>80%) 365 120 485 75.2%
Total 470 170 645 100.0%
Source: HUD, 2015
Pursuant to state and federal regulations, the AMI refers to the median income for the Metropolitan Statistical Area. For the City of Del Rey Oaks, this area refers to Monterey County. The U.S. Department of Housing and Urban Development (HUD) periodically receives “custom tabulations” of Census data from the Census Bureau that are largely not available through standard Census products. The most recent estimates are derived from the 2015-2019 ACS. This dataset, known as the “CHAS” data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for lower income households.
Table 2-13b
Households by Income, 2020 Data Estimates
Income Level OwnerHouseholds
RenterHouseholds Total Households Percent
Extremely Low-Income
(0-30%) 35 4 39 6.1%
Very Low-Income (31-
50%) 30 10 40 6.3%
Low-Income (51-80%) 50 35 85 13.4%
Moderate-Income
(>80%) 350 115 465 73.2%
Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-11 April 2025
Table 2-13b
Households by Income, 2020 Data Estimates
Income Level OwnerHouseholds
RenterHouseholds Total Households Percent
Total 465 170 635 100.0%
Source: HUD, 2023
According to the CHAS data (Table 2-13b), extremely low and very low-income households comprised close to 12.4 percent of all households in Del Rey Oaks. About another 13.4 percent were within the low income (51 percent to 80 percent AMI) category and 73.2 percent of the City’s households were within the moderate/above moderate-income category (greater than 80 percent AMI). The proportion of moderate/above moderate-income households in the City was slightly higher than the County as a whole.
Extremely low-income (or ELI) households in Del Rey Oaks increased between 2015 and 2020 as shown in Tables 2-13a and 2-13b. Renter households in the ELI category remained the same (four in total) while owner-households increased from 25 to 35 in 2020 totals. • Extremely Low-Income: An “extremely low-income” household is one making less than 30 percent of the countywide median income. In 2020, 6.1 percent of total households were classified as extremely low-income in Del Rey Oaks. Extremely low-income households historically have significant housing needs because their limited incomes force them to spend a disproportionate share of their income on housing, while having a very limited choice of housing options. In Monterey County, a household with an income of less than $25,300 would be classified as extremely low-income.
• Very Low-Income: A “very low-income” household is one making between 30 to 50 percent of the countywide median income. In 2020, 6.3 percent of total households were classified as very low-income. Similar to extremely low-income, very low-income households historically have significant housing needs because their limited incomes force them to spend a disproportionate share of their income for housing. In Monterey County, a household with an income of less than $42,150 would be considered very low-income.
• Low-Income: “Low-income” households are those households with incomes between 51 and 80 percent of countywide median income. In 2020, 13.4 percent of total households were lowincome. Low-income households have housing problems similar to very low-income households, with cost burden being the major issue. In Monterey County, a household with an income less than $67,450 would be considered low-income.
• Moderate-Income: The State defines “moderate-income” households as those with incomes between 81 and 120 percent of the countywide median household income. In 2020, 73.2 percent of total households were considered moderate-income households. Moderate-income households do not have the same problems as the previously mentioned categories, but they do face issues like overpaying for housing, but not in such significant numbers as low-income and very low-income households. In Monterey County, a household with an income above $67,450 would be considered moderate-income.
Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-12 April 2025
Overpayment
Households are considered to be overpaying for housing if payment (rent or mortgage) is 30 percent or greater than household income. Table 2-14a, shown below, breaks down the number and percentage of renters and owners paying 30 percent or more for gross rent or housing costs per month in Del Rey Oaks based on 2010 data. In 2010, 83 households in Del Rey Oaks were paying 30 percent or more per month for housing. Additionally, 10.1 percent of households were paying 50 percent or more per month for housing. These statistics are reflective of the lack of affordable housing in Del Rey Oaks, but the issue is not specific to the City itself. According to the 2010 American Housing Survey, 41 percent of California’s
3.2 million low-income renter households paid more than half of their income on rent. In comparison to 2020 (see Table 2-14b), 93 low-income households in Del Rey Oaks were paying 30 percent or more per month for housing, and 13.4 percent of low-income households were paying 50 percent or more per month for housing. Similarly to 2010, there remains a lack of affordable housing in Del Rey Oaks and the state. According to the 2020 data from the 2016-2020 ACS 5-year estimates (U.S. Census Bureau, 2020), 26 percent of California’s 5.8 million renter households paid more than half of their income on rent.
According to HCD, higher share of rent-burdened tenants and over-burdened owners is associated with a higher risk of displacement. Overpayment can contribute to displacement risk and reduce housing mobility, especially for extremely low-, very low-, and lower-income households. Increases in rents in recent years have placed a disproportionate burden on and, in some cases, have displaced lower income residents. Programs in the Housing Element are intended to further fair housing by addressing housing issues and constraints to the development of affordable housing for low-income residents in Del Rey Oaks (see Chapter 7.0 Housing Plan).
Table 2-14a
Household Overpayment
Del Rey Oaks, 2010
Type of
Household
All Occupied Housing Owner-Occupied Housing Renter-Occupied Housing Number % of Total
Housing Number % of Total Housing Number % of Total Housing All Households 685 100.0% 495 64.3% 190 35.7%
Paying More than 50%
Extremely LowIncome 20 2.9% 10 1.5% 10 1.5%
Lower-Income 49 7.2% 35 5.1% 14 2.0%
Paying More than 30%
Lower-Income 83 12.1% 55 8.0% 28 4.1%
Source: HCD, n.d.
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-13 April 2025
Table 2-14b
Household Overpayment
Del Rey Oaks, 2020
Type of
Household
All Occupied Housing Owner-Occupied Housing Renter-Occupied Housing Number % of Total
Housing Number % of Total Housing Number % of Total Housing All Households 635 100.0% 465 73.2% 170 26.8%
Paying More than 50%
Extremely LowIncome 25 3.9% 20 3.1% 4 0.6%
Very LowIncome 10 1.6% 4 0.6% 10 1.6%
Low-Income 50 7.9% 20 3.1% 30 4.7%
Paying More than 30%
Extremely LowIncome 25 3.9% 20 3.1% 4 0.6%
Very Low-Income 14 2.2% 8 1.3% 10 1.6%
Low-Income 54 8.5% 24 3.8% 34 5.4%
Source: HUD User, 2023.
Special Needs Groups
The Housing Element identifies certain special needs groups that may have more difficulty finding decent affordable housing. Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, among other factors. Consequently, certain residents in Del Rey Oaks may experience higher incidences of housing cost burden, overcrowding or other housing problems. Particularly affected are those extremely low-income (ELI) households, as discussed below and in Appendix A, Affirmatively Furthering Fair Housing Assessment.
Categories of households in Del Rey Oaks that have been identified as having special housing needs include the following:
6 • Students,
• the elderly,
• people with disabilities,
• overcrowded households,
• large families,
• single parents, and
• the homeless.
Farmworkers are a special needs group due to regional concerns and difficulty affordable housing.
Special Needs groups are further discussed below and in Appendix A, Affirmatively Further Fair Housing Assessment.
6 There have been no identified farmworkers or agricultural uses in the City. More discussion on regional farmworkers is provided below, however.
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-14 April 2025
Resources, programs, and services for special needs groups and other residents are further described in Chapter 7.0, Appendix A, Affirmatively Further Fair Housing Assessment, and Appendix D-2 Housing Resources in Monterey County. In 6th Cycle, the City is targeting and adding programs which are expected to create more incentives and remove current barriers to housing for special needs, including Housing for Extremely Low Income and Special Needs Households (Programs B.2, D.2, D.3, D.4, D.6, and D.10).
Additionally, see below for discussion of the background and profile of the City related to special needs, including persons with disabilities, large households, extremely low-income households, and farmworkers. Appendix D-2 provides a list of housing resources in Monterey County. These resources include contacts for rental assistance, support services for children and adults with developmental disabilities, senior citizen and family low-income housing, farmworker housing, and support services for people seeking mental health treatment. Appendix D-2 also offers resources for legal services relating to housing and resources for rental, eviction and emergency assistance. In addition to Appendix A and Appendix D-2, specific resources to assist with housing and services for the City’s special needs groups are identified below. Appendix A Affirmatively Further Fair Housing Assessment provides more specific information on the available resources for the special needs groups identified, as well as an analysis of resources and proposed programs to address the magnitude of need for persons with disabilities, large households, extremely low-income (ELI) households, and farmworkers. Also, see the following overview discussion. Programs that will directly impact extremely low-income and low-income households include developer requirements and incentives for affordable housing development, expanding fair housing choice by promoting housing opportunities and removing impediments to fair housing and implementing a suite of programs which emphasize the provision of multifamily housing and non-traditional housing types to provide a variety of housing types to meet the needs of special needs, including Programs identified on Table A25, Programs Affirmatively Furthering Fair Housing.
The Elderly/Seniors
Senior citizens are considered a special needs group because of their limited income, health care costs, and disabilities. Elderly persons over the age of 62 represented 18.5 percent of the total population in Del Rey Oaks in 2012. Because of their limited income status, the elderly often have a difficult time securing affordable housing and/or maintaining their existing housing units. According to the 2010 U.S. Census Bureau there were 206 persons living in Del Rey Oaks over the age of 65, or 12.7 percent of the City’s population, as seen in Table 2-15. In 2020, elderly persons over the age of 65 represented 6.8 percent of the total population (334 persons) in Del Rey Oaks. While many of the elderly in Del Rey Oaks bought their homes 30 or 40 years ago, they may be relatively unaffected by the high cost of housing, but living on a fixed income makes them particularly affected by the high cost of home repairs and healthcare and the high cost of living in Monterey County.
Various portions of the Housing Element describe characteristics of the elderly population, the extent of its needs for subsidized housing, senior living facilities developed especially for this group, and City provisions to accommodate its needs. According to the ACS (U.S. Census Bureau, 2020), as shown in Table 2-15, the number of households with householders 65 years and over in Del Rey Oaks has grown from 167 in 2012 (25.3 percent) to 249 (39.3 percent) in 2020. Monterey County’s households with householders 65 years and over in 2020 was 33,939 (26.5 percent).
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-15 April 2025
Table 2-15
Householders 65 Years and Over
Del Rey Oaks and Monterey County, 2012-2020
Jurisdiction 2012
Number 2012 Percent 2020 Number 2020 Percent
Del Rey Oaks 167 25.3 249 39.3
Monterey County 25,384 20.3 33,939 26.5
Source: HCD, n.d., U.S. Census Bureau, 2020
The number of younger householders decreased between 2012 and 2020. In 2012, there were 494 householders 64 years old and under and 384 in 2020 as shown in Table 2-16. As shown in Table 2-16 below, in 2020, there were approximately 230 owner-occupied elderly households age 65 or older within the City (36.3 percent). There were 19 (three percent) renter-occupied elderly households 65 years and over in Del Rey Oaks in 2020. This indicates that the majority of elderly people in Del Rey Oaks are homeowners rather than renters, which may have implications for “over-housing,” which means that these elderly people are living alone in three- or four-bedroom homes with limited mobility and special housing needs. As residents grow older, elderly households can encounter challenges in maintaining quality housing, enjoying a high quality-of-life, and the ability to age-in-place in their homes.
The City’s growing senior population points to specialized housing types and social services needs dedicated to the special needs of this group. Programs in the Housing Element are intended to further fair housing by addressing housing issues and constraints to housing for the elderly population in Del Rey Oaks (see Chapter 7.0 Housing Plan).
Resources: While there are no specific senior housing projects in the City, there are projects in nearby Seaside and Monterey. One housing development in Seaside (Villa del Monte) has 80 rental units that are restricted for seniors. The Housing Authority of the County of Monterey (HACM) also coordinates and administers Section 8 rental assistance on behalf of the City. For those seniors needing transportation assistance, Monterey-Salinas Transit (MST) runs a Taxi Voucher Program that provides taxi vouchers to qualifying seniors (65 years or older and residents of participating Cities, including Del Rey Oaks)7 . The
voucher program is available for rides for seniors through City Hall.
Table 2-16
Householders by Tenure by Age
Del Rey Oaks
Householders’ Age Owners Renters Total
2012
15-24 years 0 10 10
25-34 years 21 58 79
35-64 years 299 106 405
65-74 years 60 10 70
75+ years 89 8 97
Total 469 192 661
2020
7 An elderly resident may obtain up to 10 vouchers per calendar month; one voucher is good for a single one-way trip up to the value of $17.00 (a rider is responsible for anything over the $17.00 metered amount and a $3.00 copayment). Taxi sharing is encouraged, with only one taxi voucher required for a shared ride. https://www.mstmobility.org/taxi-vouchers.htm Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-16 April 2025
Table 2-16
Householders by Tenure by Age
Del Rey Oaks
Householders’ Age Owners Renters Total
15-24 years 0 0 0
25-34 years 14 20 34
35-64 years 221 129 350
65-74 years 136 17 153
75+ years 94 2 96
Total 465 168 633
Sources: U.S. Census Bureau, 2012, 2020
People with Disabilities
The Americans with Disabilities Act (ADA) defines a disability as a “physical or mental impairment that substantially limits one or more major life activities.” People with disabilities have special needs meaning that many may earn very low incomes, have higher health care costs, and are often dependent on supportive services. To maintain independent living, disabled persons may also need housing assistance.
Special housing needs for persons with disabilities fall into two general categories: physical design to address mobility impairments and in-home social, educational, and medical support to address developmental and mental impairments. As described in the 5th Cycle Housing Element Update, 11 percent of the City’s population had one or more disabilities compared to about nine percent of the Monterey County population, and similar proportions in Salinas (eight percent), Seaside (10 percent), and Monterey (10 percent). In 2020, shown in Table 2-17, 12.7 percent of the City’s population had one or more disabilities compared to 8.5 percent of the Monterey County population. Similar proportions are present in Salinas (7.5 percent), Seaside (11.3 percent), and Monterey (7.7 percent).
Table 2-17
Persons with Disabilities Profile for Area Cities (2016-2020) Hearing
Disability
Vision
Disability
Cognitive
Disability
Ambulatory
Disability
Self-Care
Disability
Independent
Living
Disability
Total
Disabilities
Disabilities
to Total
Population
Monterey 984 336 630 1,156 558 878 2,315 7.66%
Salinas 2,727 2,676 3,689 5,416 2,851 4,056 12,315 7.53% Seaside 1,106 623 1,410 1,934 866 1,291 3,646 11.26%
Del Rey
Oaks 54 22 85 66 15 42 202 12.69%
Sand City 11 3 11 15 0 4 37 11.38%
Monterey
County 10,654 6,591 11,196 17,616 7,810 13,188 37,082 8.45 Source: U.S. Census Bureau, 2020
The City had an estimated 202 adult persons living with a range of disabilitiesin 2020. Table 2-18 identifies age of population by disability type within the City in 2020, respectively. For people with disabilities, specialized needs include certain social services, disabled access throughout the City, and housing units with handicapped access and other modifications.
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-17 April 2025
Table 2-18
Persons with Disabilities in Del Rey Oaks by Age and Type, 2020 Disability Type Under 18
Years
Ages 18 to
64 Ages 65 and
Over Total
With a Hearing Difficulty 22 17 37 76
With a Vision Difficulty 0 17 5 22
With a Cognitive Difficulty 3 59 26 88
With an Ambulatory Difficulty 0 36 30 66
With a Self-Care Difficulty 0 4 11 15
With an Independent Living Difficulty -- 25 17 42
Total 25 158 126 309
Source: U.S. Census Bureau, 2020
Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended State housing element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities. This analysis should include an estimate of the number of persons with developmental disabilities, an assessment of the housing need, and a discussion of potential resources.
According to Section 4512 of the Welfare and Institutions Code a “Developmental disability” means a disability that originates before an individual attains 18 years of age, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include intellectual disability, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability but shall not include other handicapping conditions that are solely physical in nature.
Many persons with developmental disabilities can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community-based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The San Andreas Regional Center is one of 21 regional centers in the State that provides point of entry to services for people with developmental disabilities and serves Monterey County. The center is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.
Residents with disabilities can encounter challenges to finding affordable housing opportunities or maintaining sufficient housing, especially residents that age into their elder years. Programs in the Housing Element are intended to further fair housing by addressing housing issues and constraints to the persons with disabilities in Del Rey Oaks (see Chapter 7.0 Housing Plan and Appendix A, Affirmatively Further Fair Housing Assessment). Program D.3 discusses ensuring reasonable accommodations are Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-18 April 2025
provided and Program D.9 discusses drafting a Reasonable Accommodation Ordinance. Additionally, Program B.2 states that the City will actively promote housing assistance services.
Resources: There are no state-licensed care facilities in the City of Del Rey Oaks. Per the California Department of Social Services, Community Care Licensing Division reports, there are four state-licensed care facilities in Seaside, three residential care facilities for the elderly, and one adult residential facility.
The San Andreas Regional Center (SARC) is a community-based, private nonprofit corporation funded by the State of California to serve people with developmental disabilities as required by the Lanterman Developmental Disabilities Services Act (aka Lanterman Act). The Lanterman Act is part of California law that sets out the rights and responsibilities of persons with developmental disabilities. SARC is one of 21 regional centers throughout California and serves individuals and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. The Regional Center provides diagnosis and assessment of eligibility and helps plan, access, coordinate, and monitor the services, and supports that are needed because of a developmental disability8
. For those people living with disabilities, transportation to and from needed medical appointments is vital. The MST Taxi Voucher Program discussed above is available to those with disabilities and can be accessed through City Hall.
Per Tables 2-18, there are over 300 people with an identified disability living in the City; Table 2-19 identifies the population of people in the City with developmental disabilities. People with disabilities are not only in need of affordable housing but accessibly designed housing that can offer greater mobility and longer opportunity for independence, particularly as the population ages. Unfortunately, the need outweighs availability in the area’s tight housing market.
Table 2-19
Developmentally Disabled Residents, by Age, for City of Del Rey Oaks 5-64 Years Percent of Total City
Population with Disabilities 65+ Years Percent of Total City Population with Disabilities 44 11.43% 59 15.32%
Source: HCD, n.d.
Overcrowded Households
Although there is more than one way of defining overcrowded housing units, the definition used in the Housing Element is 1.01 or more persons per room, the same definition used in the 2000, 2010, and 2020 U.S. Census. It should be noted that kitchenettes, strip or Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half-rooms, utility rooms, unfinished attics, basements, or other spaces for storage are not defined as “rooms” for U.S. Census purposes.
Overcrowded households are usually a reflection of the lack of affordable housing available. Families that cannot afford suitably sized housing units are often forced to live in housing that is too small for their needs, which may result in poor physical condition of the dwelling unit. Table 2-20 shows overcrowding by tenure for the City of Del Rey Oaks in 2012 and 2020. In 2012 Owner-Occupied overcrowding (OO) was less than Renter-Occupied overcrowding (RO), with OO overcrowding at 2.0 percent and RO overcrowding 8 City of Seaside Housing Element Technical Appendices: https://seaside2040.com/wp-content/uploads/2024/03/Seaside-2023- 2031-Tech-App_Adopted_for-HCD_March2024.pdf
Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-19 April 2025
at 5.0 percent. In 2020 Owner-Occupied overcrowding (OO) is less than Renter-Occupied overcrowding (RO), with OO overcrowding at 0.0 percent and RO overcrowding at 5.4 percent. This table shows that overcrowding does not seem to be a major issue for the City of Del Rey Oaks right now, but with the estimated influx of people coming to Del Rey Oaks in the next 10 years, overcrowding could become a more pressing issue unless more housing is developed. Lack of affordable housing can contribute to overcrowded households, especially for lower-income residents. Overcrowding Programs in the Housing Element are intended to further fair housing by addressing housing issues and constraints to the development of additional affordable housing in Del Rey Oaks to reduce overcrowding (see Chapter 7.0 Housing Plan).
Table 2-20
Overcrowding by Tenure
Del Rey Oaks
OO Number OO Percent RO Number RO Percent
2012 Overcrowding Data
Occupied Housing Units 469 71.0% 192 29.0%
Occupants per room
0.50 or Less 393 84% 99 52%
0.51 to 1.00 68 14% 83 43%
1.01 to 1.50 8 2% 0 0%
1.51 to 2.00 0 0% 10 5%
2020 Overcrowding Data
Occupied Housing Units 465 73.5% 168 26.5%
Occupants per room
0.50 or Less 370 79.6% 115 68.5%
0.51 to 1.00 95 20.4% 44 26.2%
1.01 to 1.50 0 0% 9 5.4%
1.51 to 2.00 0 0% 0 0%
Sources: HCD, n.d., U.S. Census Bureau, 2022
Large Households/Families
Large families are defined as those families containing five or more persons. Income is a major factor that constrains the ability of families to obtain adequate housing. Larger units are more expensive and most of the units with three or more bedrooms are single-family units instead of multi-family rental units.
Because of this, many large families are forced to live in overcrowded homes. Large families are recognized as a group with special needs based on the limited availability of adequately sized affordable housing units.
Countywide, data from the 2016-2020 ACS (U.S. Census Bureau, 2020) indicates that large households represented about 6.6 percent of the households, a slight decrease from 8.9 percent from the 2010 U.S.
Census.
Table 2-21 below identifies large households by tenure for Del Rey Oaks for the year 2011. In 2011, 5.8 percent of owner-occupied households in Del Rey Oaks had five persons or more compared to 6.8 percent of renter-occupied households with five persons or more. Overall, 8.9 percent of households have five or more persons. In 2020, 5.4 percent of owner-occupied households in Del Rey Oaks had five persons or more compared to 10.1 percent of renter-occupied households with five persons or more, and 6.6 percent Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-20 April 2025
of households have five or more persons as shown in Table 2-21. Similar to overcrowding, this issue is not major at the moment, but if no housing is developed in the next 10 years, then large families will have to deal with overcrowding due to the lack of large family affordable housing. An important indicator of housing availability and affordability is based on how many renter-occupied households are overcrowded, compared to owner-occupied households. As seen in Table 2-21, the rate of overcrowded renter-occupied households is larger than that of owner-occupied households being overcrowded, meaning there is a lack of affordable housing available in Del Rey Oaks in 2011 and 2020. Households with large families can experience similar problems to overcrowded households. Programs in the Housing Element are intended to further fair housing by addressing housing issues and constraints to the development of additional affordable housing for large families in Del Rey Oaks (see Chapter 7.0 Housing Plan). Programs such as Program E.5 address the needs of large families along with several other special needs groups.
Resources: Large households in the City can benefit from general programs and services for lower and moderate-income households, including the Housing Authority of the County of Monterey Housing Choice Voucher program, and various community and social services provided by nonprofit organizations in the region. Appendix D-2 includes contact information for community and social services resources provided by nonprofit organizations. More specifically, Appendix D-2 references the largest non-profit housing developers in Monterey County, which include CHISPA, Inc., Mid-Peninsula Housing Corporation, Eden Housing, Interim, and Habitat for Humanity Monterey County. Table A22 in Appendix A also provides information on how each of these organizations address the magnitude of housing need and the special needs populations they serve.
Table 2-21
Household Size by Tenure
Del Rey Oaks
1 Person 2–4 Persons 5+ Persons Total
Number % Number % Number % Number %
2011 Household Size
Owner 117 24.9 325 69.3 27 5.8 469 100
Renter 29 15.1 131 27.9 32 6.8 192 100
Total 146 22.1 456 69.0 59 8.9 661 100
Source: HCD, n.d.
2020 Household Size
Owner 168 36.1 272 58.5 25 5.4 465 100
Renter 56 33.3 95 56.6 17 10.1 168 100
Total 224 35.4 367 58.0 42 6.6 633 100
Sources: HCD n.d., U.S. Census Bureau, 2020
Female-Headed Households
Single parents often require special consideration or assistance as a result of their lower income, the high cost of childcare, the need for supportive services, and the need for affordable housing. As a result, many single-parent families are faced with limited housing choices. In Del Rey Oaks, there were 30 femaleheaded family households with children under 18 years of age (4.3 percent of all households) in 2000. As shown in Table 2-22, in 2011, there were 35 female-headed family households and seven of these with children under 18 years of age (1.52 percent of all households). In 2020, there were 42 female-headed family households and 17 of these with children under 18 years of age (2.69 percent of all households) as Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-21 April 2025
shown in Table 2-22. Because of the increased financial and emotional burden that female-headed households carry, they often have difficulty finding adequate and affordable housing for themselves and their children. The housing needs of a single-parent-headed household range from affordability of a home to availability of nearby services, such as licensed day care to support individual parents who work.
Special needs groups, including female-headed households, can encounter difficulties in finding affordable housing opportunities. Programs in the Housing Element are intended to further fair housing and prioritize the inclusion of female-headed households and female-headed households with children to find adequate and affordable housing in Del Rey Oaks (see Chapter 7.0 Housing Plan). Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, health care, and other necessities. Resources can provide needed basic and supportive services to address the needs of the families.
Resources: Single-parent households in the City can benefit from general programs and services for lower and moderate-income households, including the HACM Housing Choice Voucher program, and various community and social services provided by nonprofit organizations in the region. Monterey County Department of Social Services, Community Benefits Branch, provides temporary public assistance benefits and services to assist eligible residents of Monterey County to meet basic needs. Programs include Temporary Cash Assistance for Needy Families (TANF) (cash aid), General Assistance, Medi-Cal, CalFresh, and CalWORKs. Eligibility for these public benefits is based upon income and resource levels. Monterey Peninsula Unified School District Family Resource Center serves families and children including clothing, school supplies, and referral to other community resources to remove barriers to education.
Table 2-22 shows the comparison between female-headed householders in Del Rey Oaks and Monterey County from the 2011 and 2020 ACS (U.S. Census Bureau, 2020).
Table 2-22
Female Headed Households, 2011
Female Headed Households (2011) Monterey County Del Rey Oaks City Householder Type Number Percent Number Percent
2011 Female-Headed Household Size
Female Headed Householders 15,727 17.46% 35 7.58%
Female Heads with Own Children 10,839 12.04% 7 1.52%
Female Heads without Children 4,888 5.43% 28 6.06%
Total Householders 90,051 100.00% 462 100.00%
Female Headed Householders Under the
Poverty Level 3,958 4.40% 3 0.65%
Total families Under the Poverty Level 10,277 11.41% 3 0.65% 2020 Female-Headed Household Size
Female Headed Householders 15,986 17.20% 42 10.94%
Female Heads with Own Children 9,914 10.67% 17 4.43%
Female Heads without Children 6,072 6.53% 25 6.51%
Total Householders 92,948 100.00% 384 100.00%
Female Headed Householders Under the
Poverty Level 3,756 4.04% 0 0.0%
Total families Under the Poverty Level 8,196 8.82% 7 1.82% Sources: HCD n.d., U.S. Census Bureau, 2020
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-22 April 2025
The Homeless
Homelessness represents housing needs that are not met by traditional housing stock. Homeless persons are occasionally evident within the community, although it is difficult to determine the homeless population or classify a homeless person as a resident of one community. Table 2-23 shows the homeless population in Monterey County.
Table 2-23
Homeless Population in Monterey and San Benito Counties, 2021 Persons without children1 Persons with children2
Total Homeless 315 363
Total Sheltered 315 363
Total Unsheltered -
3 -3
Source: US Dept of HUD, 2022. 1 This category includes single adults, adult couples with no children, and groups of adults. 2 This category includes households with one adult and at least one child under age 18. 3 In 2021, HUD gave communities the option to cancel or modify the unsheltered survey portion of their counts based on the potential risk of COVID-19 transmission associated with conducting an in -person survey. As a result, HUD has excluded the unsheltered population sub-totals and all unsheltered sub-population data for this reporting period. Readers are cautioned that the unsheltered and total homeless counts reported here may be missing data.
The 2022 Monterey County Homeless Report recently published provides the homeless population by jurisdiction and area. To count homeless persons, a Point-in-Time Census (PIT) was conducted on two consecutive days. The count of homeless individuals staying at a shelter was conducted the night of January 27th, 2022, and the count of unsheltered individuals was conducted in the early morning of January 27th and 28th, 2022. The 2021 unsheltered PIT was postponed to the end of January 2022 due to COVID-19 safety concerns. The 2022 PIT count was also conducted during the Omicron COVID-19 surge which challenged outreach efforts. The PIT count identifies homeless persons by shelter status (sheltered or unsheltered). Table 2-24 below identifies homeless persons by shelter status in Del Rey Oaks and Monterey County from 2015, 2017, 2019, and 2022.
9 The Department of Housing and Urban Development
defines unsheltered homeless persons as those with a primary nighttime residence that is a public or private place, not designed for, or ordinarily used, as a regular sleeping accommodation for human beings, including a car park, abandoned building, bus or train station, airport, or camping ground.
Three types of facilities provide shelter for homeless individuals and families: emergency shelters, transitional housing, and permanent housing.
• Emergency Shelter: housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. • Transitional Housing: a residence that provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services. • Permanent Supportive Housing: refers to housing that is affordable, service-enriched, and allows formerly homeless clients to live at the facility on an indefinite basis. 9 According to the 2000 U.S. Census Bureau, there were no homeless persons in Del Rey Oaks in 2000. (Applied Survey Research, 2002)
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-23 April 2025
All persons identified as homeless in Del Rey Oaks would be considered unsheltered by this definition within the City, as the City does not have a publicly or privately operated homeless shelter. There are no shelter beds in the City. The nearest homeless shelters to Del Rey Oaks are Casa de Noche Buena operated by Community Human Services, and Frederiksen House operated by Salvation Army. The shelters are located approximately 0.75 miles away in the City of Seaside.10 Within Monterey County, 66 percent of homeless individuals were unsheltered, and 34 percent resided in shelters (emergency shelters or transitional housing). Although Del Rey Oaks contains a small unhoused/homeless population compared to Monterey County, it is important to provide programs to provide shelter for homeless individuals and families including emergency shelter, transitional housing, and permanent supportive housing. Programs in the Housing Element are intended to further fair housing and reduce constraints to the development of facilities to provide shelter for homeless individuals and families including emergency shelter, transitional housing, and permanent supportive housing (see Chapter 7.0 Housing Plan).
Table 2-24
Homeless Persons by Shelter Status, 2022
Jurisdiction
Unsheltered Sheltered
2015 2017 2019 2022 Net
Change 2015 2017 2019 2022 Net Change
Del Rey Oaks 55 111 0 2 -96% 0 0 0 0 --
Monterey County
Total 1,630 2,113 1,830 1,357 -17% 678 724 592 690 2%
Source: Applied Survey Research 2015, 2017, 2019, and 2022.
Note: The 2017 Monterey County Homeless Census was conducted as a “blitz count.” Those who appeared to be homeless were included in the count, followed by an in-person survey.
A Homeless Survey was conducted in the weeks following the PIT Homeless Count to collect basic demographic details and information including service needs and utilization. Surveys were administered between January 29th and March 31st, 2022, to a randomized sample of individuals and families currently experiencing homelessness.
The primary cause of a person’s inability to obtain or retain housing can be difficult to pinpoint, as it is often the result of multiple compounding causes. An inability to secure adequate housing can also lead to an inability to address or obtain other basic needs, such as healthcare and adequate nutrition. In Monterey County, 50 percent of survey respondents reported financial issues such as job loss and eviction as the primary cause of their homelessness.
Individuals experiencing homelessness can face significant barriers to obtaining permanent housing.
These barriers can range from housing affordability and availability to accessing the economic and social supports (e.g., increased income, rental assistance, and case management) needed to secure and maintain permanent housing. The most common response (71 percent) was “can’t afford rent” when asked what prevented them from obtaining housing, suggesting housing affordability and poverty issues as key obstacles. The second most common response (56 percent) reported a lack of job or not enough income, and 35 percent said they had no money for moving costs. Survey respondents were asked if they have received a housing voucher of any kind in the last 12 months, 10 percent of all respondents revealed 10 Source: Coalition of Homeless Services Providers (https://homeless.chsp.org/services/i-need-shelter/) Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-24 April 2025
they had, although only 21 percent of those respondents reported that they were able to successfully use the housing voucher.
As reported by Applied Survey Research (ASR), the biggest obstacles to obtaining permanent housing for the homeless in Monterey County were inability to afford rent (71 percent), lack of a job/income (56 percent), and lack of money for moving costs (35 percent).
Resources: HACM has a housing voucher program specifically for homeless/housing unstable residents called the Emergency Housing Voucher (EHV). HACM has dedicated Housing Navigator staff. Housing navigation services are available to individuals experiencing housing instability or homelessness, often in conjunction with case management. Organizations offering housing navigation include:
• Community Health Engagement (831) 770-1700
• Housing Resource Center (831) 424-9186
• Central Coast Center for Independent Living (831) 757-2968 Monterey Peninsula Unified School District Family Resource Center provides support for homeless children and families within the Monterey Peninsula Unified School District including clothing, school supplies, and referral to other community resources to remove barriers to education.
Additional resources in the region for those experiencing homelessness are available on a community basis online and can be found at https://www.cityofsalinas.org/Residents/Community/HousingCommunity-Development/Homeless-Services11.
Programs in the Housing Element will further fair housing and include working with community organizations that provide shelter for homeless individuals and families and adding programs specific to combat homelessness (see Chapter 7.0, Housing Plan). The City programs are expected to create more incentives and remove current barriers to housing for homeless persons and those with special needs, including Housing for ELI and Special Needs Households (Programs B.2, D.2, D.3, D.4, D.6, and D.10).
Farmworkers
There is no agricultural land use in the general vicinity of Del Rey Oaks. Unlike the City of Salinas, further inland and approximately 15 miles northeast, Del Rey Oaks is not an agricultural center. According to the 2016-2020 ACS five-year estimates (U.S. Census Bureau, 2020), no one identified themselves as working in the “Agriculture, Forestry, Fishing and Hunting and Mining” industry within the City of Del Rey Oaks.
The majority of residents are employed not by agricultural interests, but by arts, entertainment, recreation, accommodation and food services (12 percent); professional, scientific, management, administrative, and waste management services (15 percent), and education, health, and social services (30 percent) industries (see Table 2-8). Additionally, the 2018 Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley found that an additional 45,560 units of farmworker housing are needed to address farmworker household overcrowding. The Study also found an immediate need for 11 Source: City of Seaside Table App. 27 at https://seaside2040.com/wp-content/uploads/2024/03/Seaside-2023-2031-TechApp_Adopted_for-HCD_March2024.pdf Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-25 April 2025
5,372 units of permanent, subsidized, affordable housing for farmworkers. 12 Monterey County recently
adopted an amendment to the County code to allow for agricultural employee housing as an agricultural use on land zoned for agriculture. The County farmland closest to the City is located seven miles to the northwest on Reservation Road. In the region, Salinas and other valley communities contain the majority of farm workers.
There are no conditions on the development of farmworker housing in Del Rey Oaks because farmworker housing is not differentiated from multi-family housing or dwelling groups. The City has no specific policies with regard to farmworker housing other than through the allowances for multi-family housing, due to the lack of demand within the community.
Resources: While not focused on this community, the City’s affordable housing programs also address the special needs of farm laborers in Del Rey Oaks. Regional resources also include programs under the HACM.
HACM administers the Housing Choice Voucher program within the City and region. In addition, HACM actively pursues affordable housing development, especially farm labor housing, through its developer arm – Monterey County Housing Authority Development Corporation (MCHADC). The housing needs of farmworkers are also addressed in the overall programs for affordability consistent with the California Institute for Rural Studies 2018 report.
Students
Student housing often only produces a temporary housing need based on the duration of the educational institution in which they are enrolled. The City is located in close proximity to Monterey Peninsula College (MPC), Middlebury Institute of International Studies (MIIS), California State University Monterey Bay (CSUMB), Naval Postgraduate School (NPS), Defense Language Institute Foreign Language Center (DLI or DLIFLC). While there are no student housing units affiliated with a university or college in Del Rey Oaks, the City considers students as a special needs group. The region’s college student population is another significant factor affecting housing demand. According to CSUMB, as of 2022, 46 percent of students lived in campus apartments or residence halls, and approximately 54 percent were living off campus, in Seaside and other nearby communities. A large presence of college students puts pressure on the local rental housing market due to their transient housing needs.
Resources: Over 1,300 acres of land and a large existing inventory of buildings, many of them residential, have allowed CSUMB to adopt a strong residential campus policy. CSUMB offers a variety of housing options for its students, including eight residence halls, suites, and apartment-style housing, including housing for students with families in its East Campus Apartments. Additionally, to accommodate an increasing need for student housing, CSUMB’s Promontory Apartments offer upper-division students 176 two- to four-bedroom units of single occupancy and double occupancy rooms (up to 723 new student beds). (City of Seaside Housing Element, Technical Appendices). 12 Wadsworth, G., Villarejo, D., Mines, R., Cummins-Carlisle, I., Wiener, R., Samson, E. California Institute for Rural Studies, Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley, June 2018.
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-26 April 2025
Extremely Low-Income Households
Extremely low income (ELI) households face housing problems related to cost burdens due to an income level that is nearly equivalent to the federal poverty line. According to Table 2-13b, above, Del Rey Oaks has approximately 39 households with incomes at or below 30 percent of the household area median income. The distribution of ELI households by household type and tenure in the City shows the majority of ELI households are owners. Housing the extremely-low-income population can be especially challenging. There is a greater incidence of housing problems for ELI households as the majority of extremely low-income households face a high incidence of housing problems, defined as a cost burden greater than 30 percent of income and overcrowding. Please refer to Appendix A AFFH for a full evaluation of ELI households in Del Rey Oaks.
Resources: HACM coordinates and administers Section 8 rental assistance on behalf of the City. For those ELI households needing transportation assistance, the MST Taxi Voucher Program is a resource for those experiencing transportation issues. Housing navigation services are provided to individuals experiencing housing instability or homelessness, often in conjunction with case management under HACM. Other organizations offering housing navigation are identified in Table A-22.
Housing Age and Condition
Housing age can be an important indicator of housing conditions within a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs.
State and federal housing programs typically consider the age of a community’s housing stock when estimating rehabilitation needs. In general, most homes begin to require major repairs or have significant rehabilitation needs at 30 or 40 years of age. Approximately 65 percent of Del Rey Oaks’ housing stock was constructed before 1960, and over 25 percent between 1970 and 2020 (see Table 2-25).
Table 2-25
Del Rey Oaks Housing Stock by Year Constructed
Before
1960 1960-69 1970-79 1980-89 1990-99 2000 to Present
Number of Units 464 69 56 113 9 3
Percent of Total 65% 9.7% 7.8% 15.8% 1.2% 0.4%
Source: U.S. Census Bureau, 2020
*The U.S. Census Bureau defines a housing unit as a house, apartment, mobile home, a group of rooms, or a single room that is occupied or intended for occupancy as separate living quarters. Condominiums fall under the definition of apartment according to the U.S. Census Bureau. Condominium units in Del Rey Oaks were constructed between 1987-1989 and are not reflected in U.S. Census Bureau data.
The condition of the housing stock is correlated to age, with older units being more likely in need of rehabilitation or repairs. The majority of housing in Del Rey Oaks is in good condition despite the age of the stock. Since 1990, one unit was declared “unlivable,” and one unit needed considerable rehabilitation.
As shown in Table 2-26, data from the 2016-2020 ACS (U.S. Census Bureau, 2020) indicates that the Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-27 April 2025
proportion of older housing units in Del Rey Oaks, Monterey and Seaside is much higher than in neighboring cities and the County as a whole.
In October 2023, the City conducted a windshield survey of all residential buildings to assess need for the rehabilitation of homes, review for signs of needed major repairs or known visible health and safety issues, and to evaluate if any violations of the building code were evident. The windshield survey identified no areas that required rehabilitation, and no units projected to be conserved or rehabilitated during the planning period. As the majority of housing in Del Rey Oaks was constructed before 1960, local knowledge and correspondence with a local contractor raised the issue of old and aging piping in homes.
Rehabilitation identifies conditions and safety from the outside of the structure and is not an issue at this time. The City continues code enforcement, and there are no known areas where code violations pose a threat to life or safety.
Table 2-26
Age of Housing Stock (2016-2020)
Area Total Housing Units % Built After 1979 % Built After 1969 Monterey 13,615 27.1% 49.8%
Salinas 42,675 41.2% 58.9%
Seaside 11,594 28.0% 43.2%
Del Rey Oaks 714 17.5% 25.4%
Sand City 197 64.0% 70.1%
Monterey County 141,910 38.5% 56.8%
Source: U.S. Census Bureau, 2020
Note: Percent built prior to 1969 is inclusive of all built prior to 1979.
Cost of Housing
Home Sales
Table 2-27 provides a summary of median home prices in Del Rey Oaks in 2000, 2010, and 2020 and the increase in prices (U.S. Census Bureau, 2000, 2010 and 2020).
Table 2-27
Rise in Median Home Prices, 2000, 2010, and 2020
2000 2010 2020 % Increase
2000 to 2020
Monterey County $265,800 $566,300 $559,400 110%
City of Del Rey Oaks $312,500 $653,200 $660,300 111%
Source: U.S. Census Bureau, 2000, 2010, and 2020
Like most areas in California, the cost of housing in Monterey County has increased significantly during the past decade. Table 2-28 shows data for median housing sale prices for 2020 and 2022. Also evident is how the cost of homeownership varies quite dramatically within Monterey County depending on the community. Home prices as a whole were on an increasing trend, impacting affordability for Monterey County residents. Comparing Table 2-27 and Table 2-28 emphasizes the severe increase in home prices over the last two decades.
Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-28 April 2025
Table 2-28
Housing Sale Prices (2020 and 2022)
Jurisdiction Units Sold in
2020
Median Sale
Price 2020
Units Sold in
2022
Median Sale
Price 2022 Percent Change
Del Rey Oaks 17 $645,000 22 $865,000 34.1%
Monterey 64 $875,000 106 $1,113,000 27.2%
Salinas 79 $595,000 52 $700,000 17.6%
Seaside 63 $650,000 103 $775,000 19.2%
Source: Redfin, 2023
Note: Home sales data are not available for all communities in Monterey County, either due to community size or limited number of sales.
According to research conducted by DD&A in the course of preparing this update to the housing element, the average sale price for a single-family home, including condominium units, in the City of Del Rey Oaks in 2019 was $569,955 and from 2020-2022 was $770,000 (Table 2-29).13 As of this writing, a total of 59 homes were sold in the City of Del Rey Oaks since the beginning of the 2020 calendar year, compared to the 34 total homes sold in 2018.
Table 2-29
Housing Prices – 2020
City Median Sales Price Median Home Price
Del Rey Oaks $770,000 $660,300
Monterey $1,174,500 $813,600
Seaside $694,500 $539,200
Monterey County $755,000 $559,400
Source: Redfin, 2023 and U.S. Census Bureau, 2020
Rental Costs
Rental prices have also increased significantly in the Del Rey Oaks area; U.S. Censuses of 2000, 2010 and 2020 provided data for rents in Del Rey Oaks, see Table 2-30 below indicating rental increases and costs have steadily increased. Similar to home value prices, availability of affordable rental housing has decreased, and rental prices have increased over the last two decades. This significantly affects lowerincome households as they are typically renters. High rental prices can exacerbate housing challenges such as overcrowding and cost burden if adequate rental stock is not available for households.
Table 2-30
Average Rents in the Del Rey Oaks Area, 2000 to 2020
2000 Units 2010 Units 2020 Units
Less than $500 5 Less than $500 4 Less than $500 5
$500 - $999 39 $500 - $999 15 $500 - $999 0
$1,000 - $1,499 104 $1,000 - $1,499 25 $1,000 - $1,499 0 $1,500 - $1,999 7 $1,500 - $1,999 114 $1,500 - $1,999 15 $2,000 or more 2 $2,000 or more 32 $2,000 or more 145
No Cash Rent 5 No Cash Rent 0 No Rent Paid 3
TOTAL: 162 TOTAL: 190 TOTAL: 165
MEDIAN: N/A MEDIAN: $1,173 MEDIAN: $2,372
Source: U.S. Census Bureau, 2000, 2010 and 2020
13 As of January 18th, 2023
Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-29 April 2025
Table 2-31a and Table 2-31b compare average rental housing prices between 2018 and 2023. Salinas and the County’s unincorporated areas had the lowest average rents.
Table 2-31a
Average Rental Housing Prices (2018)
Studio 1-Bedroom 2-Bedroom 3-Bedroom 4+Bedrooms
Community Studio 1-Bedroom 2-Bedroom 3-Bedroom 4+Bedrooms Monterey $1,289 $1,734 $2,236 $3,015 $4,788
Salinas $850 $1,563 $1,915 $2,618 $2,780
Seaside $1,490 $1,460 $2,030 $3,028 $3,350
Del Rey Oaks $862 $995 $2,537 $2,900 --
Sand City $1,805 -- $2,750 $2,650 --
Sources: Veronica Tam & Associates, 2019; Craigslist, 2018 and 2019 “--” indicates no units of his size were available for rent.
Note: Housing Authority County of Monterey, Payment Standard and Utility Allowance, effective October 1,2018.
Additionally, average rental housing prices have risen severely within the last several years and has created further pressure on housing affordability for low-income residents. For renters that qualify, rental assistance is provided by HACM through their participation in the Housing Choice Voucher (HCV) program.
Compared to the market rents, the amount of this payment standard does not offer financial incentives to most landlords to participate in the program.
Table 2-31b
Average Rental Housing Prices (2023)
Studio 1-Bedroom 2-Bedroom 3-Bedroom 4+Bedrooms
Community Studio 1-Bedroom 2-Bedroom 3-Bedroom 4+Bedrooms Del Rey Oaks -- $1,995 $3,150 $3,500 $5,000
Monterey $1,575 $2,000 $2,845 $4,000 $4,250
Salinas $1,768 $1,890 $2,497 $3,200 $4,517
Seaside $1,495 $1,950 $2,650 $3,500 $3,795
Marina $1,475 $1,845 $2,300 $3,975 $3,950
Source: Zillow, 2023
“--” indicates no units of this size were available for rent.
Note: Housing Authority County of Monterey, Payment Standard and Utility Allowance, effective November 1, 2022.
Housing Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in a community with the maximum affordable housing costs for households at different income levels.
Housing that costs 25 to 33 percent of a household's income is referred to as “affordable housing.” Because household incomes and sizes vary, the price that is considered “affordable” for each household also varies. For example, a large family with one small income can afford a different type of housing than a double-income household with no children. Information on household income by household size is provided each year by the HCD for each county. Income limit data from 2022 for Monterey County is provided in Table 2-32. When compared with households by income level in Table 2-13a and Table 2-13b and overpayment in Table 2-14a and Table 2-14b, data indicates that (1) rental prices are becoming increasingly unaffordable, especially for larger households with very low-incomes; and (2) home ownership is unattainable for most low- and very low-income households without some form of subsidy Chapter 2.0
Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-30 April 2025
in the sales price and/or down payment assistance. As home prices have increased in Del Rey Oaks, it has become increasingly difficult for many households to afford the cost of housing.
Essentially, lower- and moderate-income households in the County have very limited affordable housing opportunities. Few could afford to purchase a home, and most could not afford adequately sized rental units. Housing becomes moderately affordable only when household incomes reach the middle-income level. Programs in the Housing Element are intended to further fair housing and reduce constraints to the development of facilities to provide shelter for homeless individuals and families including emergency shelter, transitional housing, and permanent supportive housing (see Chapter 7.0 Housing Plan).
Table 2-32
2022 Income Limits for Monterey County
Family Size Extremely
Low-Income
Very LowIncome Low-Income Median
Income
ModerateIncome
1 $23,900 $39,800 $63,700 $63,050 $75,650
2 $27,300 $45,550 $72,800 $72,100 $86,500
3 $30,700 $51,200 $81,900 $81,100 $97,300
4 $34,100 $56,850 $91,000 $90,100 $108,100
5 $36,850 $61,400 $98,300 $97,300 $116,756
6 $39,600 $65,950 $105,600 $104,500 $125,400
7 $42,300 $70,500 $112,850 $111,700 $134,050
8 $46,630 $75,050 $120,150 $118,950 $142,700
Source: HCD, 2023
Table 2-33 provides maximum annual income, affordability monthly housing costs and maximum affordability sales price for households in 2022 for comparison purposes.
Table 2-33
Maximum Annual Income, Affordability Monthly Housing Costs & Maximum Affordability Sales Prices, 2022
Income Group HCD Income Limits Maximum Affordable Price Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $23,900 $598 $95,323
Two Person $27,300 $683 $108,884
Three Person $30,700 $768 $122,444
Four Person $34,100 $853 $136,005
Very Low (30-50% AMI)
One Person $39,800 $995 $158,739
Two Person $45,500 $1,138 $181,473
Three Person $51,200 $1,280 $204,207
Four Person $56,850 $1,421 $226,741
Low (50-80% AMI)
One Person $63,700 $1,593 $254,062
Two Person $72,800 $1,820 $290,356
Three Person $81,900 $2,048 $326,651
Four Person $91,000 $2,275 $362,945
Moderate (80-100% AMI)
One Person $75,650 $1,891 $301,723
Two Person $86,500 $2,163 $344,998
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Revised 6th Cycle Housing Element Update Population and Housing Profile City of Del Rey Oaks 2-31 April 2025
Table 2-33
Maximum Annual Income, Affordability Monthly Housing Costs & Maximum Affordability Sales Prices, 2022
Income Group HCD Income Limits Maximum Affordable Price Monthly Rental Ownership
Three Person $97,300 $2,433 $388,072
Four Person $108,100 $2,700 $431,147
Source: SOURCE: California Department of Housing and Community Development, State Income Limits, 2022, Monterey County and City of Sand City 6th Cycle Housing Element, May 2023 Note: Maximum affordable sales prices are based on the following assumptions: 6.42 percent interest rate, 7 30-year fixed loan, and 5 percent down payment.
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Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-1 April 2025
CHAPTER 3.0 HOUSING NEEDS AND RESOURCES
Housing Needs
This Chapter identifies the City of Del Rey Oaks’ share of regional housing needs and analyzes the resources available for the development of housing in the City. This includes an evaluation of the availability of land for potential future residential development, the City’s ability to satisfy its share of the region’s future housing needs, and the financial and administrative resources available to assist in implementing the City’s housing programs. According to California Government Code §65580-65589, the housing element must include an inventory of adequate sites that are zoned and available within the planning period to meet the jurisdiction’s fair share of regional housing needs across all income levels.
Del Rey Oaks’ Share of Regional Housing Needs
The projected housing needs for Del Rey Oaks originate with the HCD. HCD first estimates a statewide need for housing, which is broken down into regions, each of which then has an assigned share of estimated housing needs. AMBAG is the local agency mandated by California Government Code section 65554(a) to distribute the “Fair Share Allocation” of the regional housing need to each jurisdiction in Monterey and Santa Cruz counties. The Fair Share Allocation of housing is a specific number of residential units, in different income categories, assigned by AMBAG to each local jurisdiction in the region including Del Rey Oaks. AMBAG’s allocations are based on an analysis of the following:
• The vacancy rate in each city and the existing need for housing it implies; • The projected growth in the number of households;
• The local and regional distribution of income; and,
• The need for housing generated by local job growth.
The RHNA for the Monterey region was 4,375 housing units for the 2015 to 2023 5th RHNA cycle. The Final Draft October 2022 Regional Growth Forecast Summary forecasts that the Monterey Bay Area (Santa Cruz, San Benito, and Monterey Counties) will add 32,867 new households between 2020 and 2045. For the eight-year time frame covered by this Housing Element Update, Monterey County’s housing need is 20,495 units. All jurisdictions in the Monterey Bay Area received a much larger RHNA this cycle compared to the last cycle, primarily due to changes in state law that led to a considerably higher Regional Housing Needs Determination compared to previous cycles.
Table 3-1 below identifies the RHNA for Del Rey Oaks for the current 6th cycle.
Table 3-1
Regional Housing Need Allocation – 6th Planning Cycle
Jurisdiction
Income Category
Extremely
Low/Very Low Low Moderate Above Moderate Total
Del Rey Oaks 60 38 24 62 184
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Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-2 April 2025
The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very low-income households to above moderate-income households (see Table 3-2). This calculation is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need.
For Del Rey Oaks, the 6th Planning Cycle RHNA is 184 units, a substantial increase from the last cycle. The 6th Cycle RHNA allocation places considerable pressure on jurisdictions across the state. Small cities with little or no population changes are challenged in identifying adequate sites with limited available land, particularly with environmental and other land use constraints impacting developable areas.
Table 3-2
Regional Housing Need Allocation Percentages - 6th Planning Cycle Income Category 6th Cycle
Allocation
Percentage of
Total Units
Very low-income (31-50% of area of median income) 60* 33% Low-income (51-80% of area median income) 38 20%
Moderate-income (81-120% of area median income) 24 13%
Above moderate (over 120% of area median income) 62 34% Total 184 100%
Source: RHNA Determination HCD (AMBAG, 2022)
*Extremely-low income RHNA allocation: 30 units are included in this category.
The City has an RHNA allocation of 60 very low-income units for the 6th Planning Cycle. Pursuant to State law (Assembly Bill [AB] 2634), the City must project the number of extremely low-income (30 percent or less of Area of Median Income [AMI]) housing needs based on U.S. Census income distribution or assume 50 percent of the very low-income units as extremely low-income. The City’s extremely low-income need is assumed to be 30 units for Del Rey Oaks (using the 50% method).
As noted in Table 3-3, the City must also accommodate the carryover from previous 4th and 5th cycle planning periods.
Tables 3-1, 3-2, and 3-3 summarize the housing needs determination for the City representing the number of new housing units that will be needed by income category to meet the City’s “fair share” of the Monterey Bay Area’s regional housing needs in the 6th Cycle. The AMBAG Regional Housing Needs Determination figures for all jurisdictions in the Monterey Bay area can be found on the AMBAG website at http://www.ambag.org.
1 As noted in Table 3-3, the City must also accommodate the carryover from previous 4th and 5th cycle planning periods. During the 5th cycle planning period, the City was required to accommodate a total RHNA allocation of 27 units, as well as 59 unbuilt units that were allocated in the previous 4th cycle period, for a total of 86 units of unaccommodated need carried over to the 6th cycle planning period. 1 Table 3-3 includes the carryover RHNA for 5th Cycle and 4th Cycle shortfall. In October 2023, the City adopted the 5th Cycle Housing Element and completed rezoning that addressed the unaccommodated need from the previous 4th cycle, as well as 5th and 6th planning cycles. The 2023 completed rezoning provides adequate residential zoned area to fully accommodate 4th and 5th cycle carryover, as well as the 184 units from 6th Cycle. Therefore, this Housing Element does not identify a shortfall of adequately rezoned land to accommodate RHNA.
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-3 April 2025
Table 3-3
Del Rey Oaks’ 6th Cycle Total –
Regional Housing Need Determinations
(with Carry-over from 4th and 5th Planning Cycles)
Planning
Cycle
Extremely
Low and
Very LowIncome
LowIncomeModerateIncome
Above
ModerateIncome
TOTAL RHNA BY
PLANNING CYCLE
All Income Levels
6th Planning Cycle 60 38 24 62 184
5th Planning
Cycle* 7 4 5 11 27
4th Planning
Cycle* 34 25 0 0 59
Total 101 67 29 73 270
*Carryover required per HCD for low- and very low-income categories (HCD, 2019) 2007-2014 numbers from 4th Planning Cycle per AMBAG, 2007-2014 RHNA Plan. (AMBAG, 2008) Source: AMBAG RHNA 5th Housing Element Cycle (AMBAG, 2014), AMBAG RHNA 6th Housing Element Cycle (AMBAG, 2022) and RHNA Determination HCD (HCD, 2019)
In combination of previous cycles and 6th cycle, as shown in Table 3-3, the City is planning to meet a total of 270 RHNA (184 from 6th cycle and 86 from 4th and 5th cycles).
Regional Housing Needs Process
Every city and county in the State of California has a legal obligation to respond to its “fair share” of the projected future housing needs in the region in which it is located. Because local jurisdictions are rarely, if ever, involved in the actual construction of housing units, the fair share numbers establish goals that should be used to guide planning and development decision making. Specifically, the numbers establish a gauge to determine whether the City is allocating adequate sites for the development of housing (particularly housing at higher densities to achieve the housing goals for lower-income households).
Beyond this basic evaluation of sites (which must be serviced by necessary infrastructure facilities), the City must review its land use and development policies, regulations, and procedures to determine if any of them are creating unreasonable constraints on housing development to meet its fair share need.
Furthermore, the City must demonstrate that it is actively supporting and facilitating the development of housing that is affordable to lower-income households.
Requirements for Land Inventory
State law requires that the City provide an adequate number of sites to allow for and facilitate production of the City’s regional share of housing. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate sites.” Under State law (California Government Code Section 65583[c][1]), adequate sites are those with appropriate zoning and development standards, with services and facilities, needed to facilitate and encourage the development of a variety of housing for all income levels. The California Department of Housing and Community Development, in its guidelines that interpret State law (Housing Element Questions and Answers, Question #23, Housing Element Site Inventory Guidebook) states that:
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-4 April 2025
“The locality’s sites are adequate if the land inventory demonstrates sufficient realistic capacity at appropriate densities and development standards to permit development of a range of housing types and prices to accommodate the community’s share of the regional housing needs by income level. A two-part analysis is necessary to make this determination.
The locality’s sites are adequate if the land inventory demonstrates:
1) There is realistic development capacity of suitable land, which is or will be served by facilities and infrastructure, accommodate the locality’s total new construction need by income group over the next five years; and,
2) That these available sites appropriately zoned (considering local development standards and land costs) for a variety of housing types (single-family, multi-family, mobile homes, etc.) and at appropriate densities to facilitate the development of housing to meet the locality’s regional housing need by income level category, including the need for very low- and low-income households.” Summary of Del Rey Oaks’ Land Inventory
In considering methods for meeting a jurisdiction’s housing needs, the amount of suitable land available for the development of housing is crucial. There must be sufficient vacant, residentially zoned land within the City limits or areas to be annexed that meets the projected housing needs through the 6th Cycle (or that portion of the City’s housing needs allocation not already satisfied through actual housing construction). A determination of land availability was made from a careful review of Del Rey Oaks’ Land Use Element and Zoning Ordinance in conjunction with a compilation and analysis of suitable vacant sites (consistent with Government Code section 65583.2).
Though State law does not require cities to build additional housing, it does require communities to facilitate new housing production. State housing element law allows local governments to obtain credits toward meeting its RHNA goal in four primary ways: 1) preserve publicly assisted housing that is at risk of converting to non–low-income or market rates; 2) rehabilitate housing projects and place deed restrictions on those projects; 3) construct housing during the planning period; and 4) set aside land at appropriate densities.
For the first option, the City does not have any existing publicly assisted affordable housing projects at risk of conversion. For the second option, there are very few units that would qualify under State guidelines for rehabilitation and preservation. As the City is very small with limited staffing and funding resources, the City would not be able to construct residential projects as proposed under the third approach. Therefore, the City’s strategy for meeting its RHNA relies solely on ensuring that enough vacant land is available to accommodate projected growth and providing appropriate residential densities to meet RHNA. (Please refer to Chapter 7.0, Table 7-1 for Quantified Objectives Summary).
Site(s) Inventory
The following discussion addresses the methodology and results of the housing sites inventory according to the criteria identified above. In addition to assessing the quantity of land available to accommodate Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-5 April 2025
the City’s total housing needs, this section also considers availability of sites to accommodate a variety of housing types suitable for households within a range of income levels and housing needs.
Inventory. The City’s inventory was developed with the use of a combination of resources, including the review of available Geographic Information Systems (GIS) information, updated Assessor’s data, field surveys, and review of the City’s General Plan Land Use Map, Zoning Map and Zoning Ordinance. A vicinity map is included as Figure 1. The City’s General Plan and Zoning Maps are included as Figures 2 and 3.
Assessment of Development Capacity. The development capacity of sites in the housing element should be calculated based on minimum density range or realistic development capacity based on historic records of similar projects built in recent years in the City or region. California Government Code section 65583.2(c) requires, as part of the analysis of available sites, cities to calculate the projected residential development capacity of the sites identified in the Housing Element that can be realistically achieved.
The methodology for determining residential capacity of listed sites was the utilization of the City’s General Plan, Zoning Ordinance as well as consideration of physical constraints to development of the area. The analysis used available data such as GIS data and building permit/entitlement information. The following is an overview of the data used:
• City and County-level parcel GIS data, including General Plan land use designation, zoning district, ownership, existing land use,
• ADU building permits issued,
• Prior housing element site inventories,
• Annual Progress Reports to HCD during the 5th Cycle,
• Zoning Code allowed density, and
• Local data, knowledge, and property owner information.
Estimating Potential Units by Income Category. State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the regional growth. The City is committed to identifying sites and as needed, rezoning sites at appropriate densities as required by law. The State of California, through Assembly Bill 2348 (AB 2348), has established “default” density standards for local jurisdictions. State law assumes that a minimum density standard of 20 units per acre for a suburban community, such as Del Rey Oaks, is adequate for facilitating the production of housing affordable to lower income households. The site inventory analysis uses this state standard.
Adequate Sites. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate sites” to accommodate the RHNA.
Under state law (California Government Code section 65583[c][1]), adequate sites are those with appropriate zoning and development standards, with services and facilities needed to facilitate and encourage the development of a variety of housing for all income levels.
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Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-9 April 2025
Compliance with this requirement is measured by the jurisdiction’s ability to provide adequate land to meet the RHNA. To accomplish this task, State law requires that an adequate sites inventory contain four components. If the sites are underutilized (as opposed to vacant sites), additional analysis is required. • Identify vacant or underutilized parcels. An adequate land inventory consists of a listing and map of properties proposed to accommodate the regional housing needs by parcel number, size, general plan designation, and zoning of each property.
• Analyze site constraints. The site analysis should demonstrate that proposed sites to count toward the RHNA should not have significant environmental or infrastructure constraints that might affect the timing or feasibility of development by the end of the planning period. • Assess development capacity. The development capacity of sites in the housing element should be calculated based on minimum density range or realistic development capacity based on historic records of similar projects built in recent years in the City or region. • Demonstrate that zoning is adequate. Finally, the analysis must demonstrate that the identified zones and densities will facilitate the development of housing for all income levels. In other words, the price and affordability of housing should be correlated to specific zones.
HCD Site Inventory Guidebook further advises that sites are considered suitable for residential development if zoned appropriately and available for residential use during the planning period. If the inventory demonstrates that there are insufficient sites to accommodate the RHNA, the inventory must identify sites for rezoning to be included in a housing element program to identify and make available additional sites to accommodate those housing needs early within the planning period.
The City identified adequate land inventory and provided listing and map of properties proposed to accommodate the regional housing needs by parcel number, size, general plan designation, and zoning of each property.
In the case of Del Rey Oaks, since there are limited areas of residentially zoned lands, the City has also identified lands that were rezoned to accommodate the regional housing needs. In October 2023, the City rezoned two vacant and underutilized City-owned parcels to allow residential uses. These sites (Sites 1 and 1a) are zoned appropriately for residential use and provide adequate land inventory, with infrastructure anticipated to be available during the planning period, to fully accommodate the City’s regional housing needs.
Inventory Results
This section identifies the sites, and then compares this to the City’s future housing needs as determined by AMBAG’s RHNA for 6th Cycle. As part of the 5th Cycle Housing Element Update, both HCD and the City concluded that Sites 1 and 1a were appropriate for meeting site inventory requirements and could accommodate RHNA in the 5th Cycle. Sites 1 and 1a are retained from the 5th Cycle Housing Element to accommodate RHNA in this 6th Cycle. There is adequate land area in Sites 1 and 1a in the former Fort Ord for the City to accommodate its share of regional housing needs for all income groups, per Government Code section 65583[c][1].
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-10 April 2025
In addition, the analysis identifies additional sites not previously considered to accommodate the RHNA.
See Figure 4 and supplemental mapping in Appendix C. Table 3-4a below provides a summary of the selected sites in the site inventory analysis. Table 3-4b provides a summary of additional vacant sites available for provision of RHNA. Appendix C provides further information on resources, services and constraints on the land available within the City for residential development. 2 Sites 1 and 1a: The sites that can accommodate the RHNA are focused on the vacant sites at the former Fort Ord (Sites 1 and 1a from 5th Cycle) and buffer areas on Sites K1 and K2 where there is adequate land available. All sites are planned for development in the City’s General Plan, however, Sites 1 and 1a are the only sites currently zoned for residential use. Sites 1 and 1a have a General Plan and Zoning designation of General Commercial – Neighborhood Commercial with Visitor overlay (GC (C-1-V)). Additionally, in October 2023, the City rezoned these sites to allow residential development on site. 3 Sites 1 and 1a are
large enough to accommodate the City’s RHNA, are City-owned, and the City is currently working with a developer under the Surplus Land Act (SLA) to provide affordable housing. Water and sewer services, as well as other utilities, are planned for all four sites.
Site Inventory AB 686 Assessment
AB 686 requires a jurisdiction’s site inventory to be consistent with its duty to affirmatively further fair housing. State housing law requires jurisdictions to identify sites to meet RHNA obligations in a manner that is consistent with its duty to affirmatively further fair housing. This includes determining sites that are able to achieve fair housing goals, such as combatting housing discrimination, eliminating racial bias, redressing historic patterns of segregation, and lifting barriers that restrict access. Affirmatively furthering fair housing will help foster inclusive communities so that households at all income levels and of all racial/ethnic makeups can enjoy a more equitable distribution of opportunity and proximity to jobs, transit, a high-quality education, and environmental benefits.4 The City of Del Rey Oaks is within three 2020 U.S. Census Tracts (132, 134, 141.09). However, the populated portion of Del Rey Oaks is located within one census tract (tract 134). The opportunity sites in the Sites Inventory are a part of another much larger census tract (tract 141.09) within two other jurisdictions, including non-populated dedicated open space within Monterey County and a populated area 2.5 miles to the north of Del Rey Oaks.
2 Appendix C also includes an additional potential candidate site outside of former Fort Ord (MPUSD Site), in response to a public comment raised during the local public review period. This non-vacant site is owned by a local educational facility and used as administrative and bus facility by the school district. Further information is provided below and in Appendix C1-A. 3 The City completed rezoning on Sites 1 and 1a in 2023 as part of the adoption of the 5th Cycle Housing Element and in compliance with Government Code section 65583.2(h). Sites identified for rezoning to accommodate a lower income RHNA shortfall fulfill the following requirements: permit owner-occupied and rental multifamily uses by right for developments in which 20 percent or more of the units are affordable to lower income households; permit the development of at least 16 units per site; ensure sites permit a minimum of 20 dwelling units per acre and ensure either a) at least 50% of the shortfall of low- and very low-income regional housing need can be accommodated on sites designated for exclusively residential uses, or b) if accommodating more than 50% of the low- and very low-income regional housing need on sites designated for mixed-uses, all sites designated for mixed-uses must allow 100% residential use and require residential use to occupy at least 50 percent of the floor area in a mixeduse project. 4 City of Monterey. Draft AFFH Analysis, 2023.
Site 1
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Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-12 April 2025
Sites 1 and 1a have been selected by the City and cited by HCD as appropriate sites to accommodate the City’s RHNA. It is estimated these city-owned sites are capable of realistically and conservatively accommodating up to 270 units (including 184 units of RHNA allocation for the 6th cycle planning period and 86 units unaccommodated need from 4th and 5th cycles) assuming an area or areas would be subdivided up to 10 acres of development at a density of 20 units/acre consistent with HCD requirements, in a range of housing types and housing at all income groups. The sites are anticipated to include future mixed-use and market rate housing, as described in Chapter 7.0, Housing Plan, Programs, and the previously analyzed full buildout of the former Fort Ord properties.
Per AFFH Sites Inventory requirements, a Housing Element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to promote equitable quality of life throughout the community (e.g., anti-displacement and place-based community revitalization strategies). As discussed in Appendix A Affirmatively Furthering Fair Housing Assessment, due to the tract’s large size, lack of overall development, and low population, it may be difficult to assess the degree to which implementation of the 6th Cycle Housing Element and AFFH Assessment would improve or exacerbate conditions. However, the goals, policies, and programs of the Housing Element and General Plan would continue to affirmatively further fair housing efforts and seek to improve fair housing conditions within the City.
Additional information on AB 686 and affirmatively furthering fair housing in Del Rey Oaks can be found in Appendix A Affirmatively Furthering Fair Housing Assessment of the Housing Element. Table A26 of Appendix A provides an analysis of the parcels within the sites inventory. Additional sites inventory information can be found in Appendix C of the Housing Element.
Future development of former Fort Ord areas is contingent upon removal of potential hazards associated with unexploded ordnance, as well as securing a developer. The City rezoned Sites 1 and 1a to accommodate residential land uses as identified in updated programs included in Chapter 7.0. The continued use of Sites 1 and 1a provides adequate land and reasonable suitability for location of future housing to meet needs under the 6th Cycle RHNA. Sites 1 and 1a have been declared as surplus under the requirements of the Surplus Land Act (SLA). Sites K1, K2, and the Monterey Peninsula Unified School District (MPUSD) site provide additional land area and capacity (buffer) within the City to accommodate RHNA.
While Sites K1 and K2 are currently zoned as commercial/visitor serving, the City rezoned Sites 1 and 1a to allow residential development on site. The following summarizes the key elements of the sites addressed in this chapter. As a means of documenting how these sites can realistically be developed during the planning period, a narrative description of factors supporting development has been prepared for each of the sites. This analysis further details existing conditions, as well as potential interest and requirements for rezoning and development on the sites.
Development Considerations: Environmental and Infrastructure Environmental and infrastructure constraints will need to be addressed prior to developing housing. While the City has not completed development within former Fort Ord, other neighboring jurisdictions have successfully developed within their properties. The primary constraints are environmental and infrastructure considerations that were evaluated and addressed in Chapter 4.0, Housing Constraints.
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-13 April 2025
As noted, there is a residential deed restriction in portions of Sites 1 and all of 1a; however, over 100 acres of land is not restricted and residential is an allowable land use. New programs in Chapter 7.0, Housing Plan, address extension of water and road infrastructure, which are both planned and funded. Other considerations on the former Fort Ord include potential for impacts to biological resources protected under state and federal laws, requiring permits for development.
The City also added Programs C.4 and C.9 which identify programs to implement the infrastructure and utility improvements; this addresses HCD comments and also addresses public comments related to constraints related to water availability. Additional Program C.8 will require the City to continue to work with local, state, and federal agencies to promote the clean-up and reuse of sites in former Fort Ord and to complete actions necessary to remove the residential restriction on portions of the properties. Added Program C.10 commits the City to regularly meet and outreach with the selected developer to provide infrastructure and facilitate affordable housing at the identified sites. There is adequate sewer capacity for the development and buildout. The programs and commitments will ensure there is the necessary infrastructure for meeting RHNA on the former Fort Ord.
As part of the land use inventory, site specific environmental conditions were also evaluated and used to determine site suitability and realistic buildout capacity of each site. There are no known environmental constraints that cannot be mitigated or that would preclude development in the City. The City Housing Element EIR evaluated the entire area of former Fort Ord; this document identifies mitigation and specific actions to address developmental constraints related to biological resources and hazards. The EIR was used in this site inventory analysis to consider environmental constraints and to determine how many residential units can be developed on the site, consistent with Government Code section 65583.2(b)(4).
This inventory found that the existence of environmental hazards or features will not preclude development of the sites identified in the planning period at the projected residential densities/capacities.
Further information on environmental and infrastructure constraints can be found in Chapter 4.0 and in the Certified EIR for the Housing Element Update (October 2023). The Housing Element Final EIR evaluated environmental impacts and provided mitigation for development of these areas. Appendix F of this Housing Element also includes the full mitigation plan, additional figures related to the sites and a section of the EIR summarizing alternatives considered in the Housing Element EIR.
Development Considerations: City Actions
Sites 1 and 1a were the subject of a request for proposal (RFP) and also separately advertised through the requirements of the SLA. The City received three qualified proposals through the RFP process from developers. Interviews were conducted based on the received proposals; however, the process was put on hold during the COVID-19 pandemic. The RFP process was concluded for the SLA with three respondents, two non-profit agencies interested in the preservation of the properties without development of housing. One qualified and experienced affordable housing developer replied to the SLA; the City continues to work with this same developer (City Ventures)5 . On June 25, 2024, the City approved
5 As a part of the ERN, the City shall exclusively negotiate with City Ventures on the proposed site and development. The purpose of the ERN is to achieve a Development Agreement that would establish deal points (e.g., financial agreements and conveyance of the property), but would not obligate the City to grant approvals required for construction of the project. The ERN defines a Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-14 April 2025
an Exclusive Right to Negotiate (ERN) with City Ventures. The ERN includes development milestones and requirements for the development of parcels, including plans for affordable housing. The City does not have an adopted specific plan for the former Fort Ord property, however, Programs C.8, C.9, C.10 and C.4 (see Chapter 7 Housing Plan,) define key milestones for the City to meet for future development of affordable housing on these sites.
Unaccommodated Need from the Prior Planning Period: Per Government Code section 65584, for jurisdictions that did not accommodate their shortfall from the last planning period, the City must complete rezoning efforts within one year of the planning period. Sites 1 and 1a were rezoned for residential use under the Affordable Housing Overlay Zone and the capacity of these sites meet the affordable housing allocation of the prior and current planning period.6 Thus, the City has addressed its unaccommodated need from the prior planning period and has sites with adequate zoning to address the 6th cycle RHNA.
Suitability of Large Sites: Sites larger than ten acres in size are deemed inadequate to accommodate housing for lower-income households unless it is demonstrated, with sufficient evidence, that sites are suitable to accommodate housing for lower-income households. While the site evaluation notes that the larger areas of Sites 1 and 1a range from 18 to over 200 acres, the City is assuming only a portion of these sites would be developed for affordable housing. Each site acreage is identified below in the following tables, with additional description of the acreage. This section also refers to the Housing Element EIR and mitigation measures, which provide further evidence that the vacant properties can be developed during the planning period. Additionally,to address the sites that can be over 10 acres, if developed, an additional program (Program C.7) has been added to Chapter 7.0. This can facilitate development on large sites to accommodate housing for lower- income households.
No Net Loss: The No Net Loss Requirements Law (Government Code § 65863) ensures that assumptions jurisdictions make in Housing Element site inventories match what is actually built. A jurisdiction must make sure it maintains sites that can accommodate both the overall number of units projected and the number of units at each income level. To reduce the likelihood of having to rezone, it is best practice to have 15 to 30+ percent more units listed in the inventory than are required to meet a jurisdiction’s RHNA.7 These extra sites to accommodate RHNA are referred to as buffer sites. A jurisdiction can provide a RHNA buffer in several ways. The most common is including more sites than necessary in the inventory. Other ways to buffer are to be conservative about the capacities of sites in the inventory, be conservative in estimating affordable units on sites (especially those zoned at default densities or above). The City rezoned Sites 1 and 1a for residential use and these sites are capable of fully accommodating RHNA. The City has also assumed a conservative estimate of affordable units on sites (using minimum default negotiation period of six months, with an option for two, three-month extension periods as approved by the City Manager. 6. Per Government Code section 65584, for jurisdictions that did not accommodate their shortfall from the last planning period, the City must complete rezoning efforts within one year of the planning period. In October 2023, the City rezoned Sites 1 and 1a to identify adequate sites to accommodate RHNA.
7 ABAG, 2021. Housing Element Site Inventories: Why Buffers and Excess Capacity Matter. https://abag.ca.gov/sites/default/files/documents/2021-10/RHNA_Buffer_Document_Final.pdf Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-15 April 2025
densities and providing large areas for development, as shown in Table 3-4a) to ensure there is adequate area and excess capacity on identified sites.
Summary of Sites Inventory
The following summarizes the site inventory assessment. Additional tables and mapping are included in Appendix C.
Please note that these tables are summaries of the available sites. The Sites Inventory Electronic Form (standardized form) was completed and submitted separately, per Government Code section 65583.3, subdivision (b).
The HCD form is included as Appendix C. This form and Table A26 of Appendix A Affirmatively Furthering Fair Housing Assessment provide a full parcel listing, with an identification of the anticipated affordability level of the units for each site identified in the sites inventory (Gov. Code, § 65583.2, subd. (c).).
Table 3-4a
Site Inventory
Sites Inventory Analysis Summary – Site 1
Assessor Parcel
Number 031-191-026-000
Property Size 232 acres
Location Former Fort Ord, North of South Boundary Road and East of General Jim Moore Boulevard General Plan
and Zoning
designation
Zoning designation: C-1-V = Neighborhood Commercial With Visitor Overlay and General Plan designation: General Commercial – Neighborhood Commercial with Visitor overlay (GC (C-1-V)).
Rezoning
Required
No; Approved Overlay Zone of adequate area to meet RHNA at minimum densities of 20 units/acre.
Dry Utilities Utilities need to be extended to the site, including Pacific Gas & Electric (PG&E) and Cable, Internet & Phone Service (Comcast or AT&T).
Water and
Sewer
Water and sewer service is planned but would need to be extended from General Jim Moore Boulevard, where the existing MCWD infrastructure water and recycled water lines are planned for extension to serve Site 1. Site 1 and Site 1a have an allocation of 193 AFY of potable water and 230 AFY of recycled (non-potable) water.
Suitability and
availability
Site 1 is a vacant large parcel (232-acre) property that is currently available and has been planned for development in approved City and regional planning documents. Site 1 is owned by the City.
The City issued an RFP for this site and developers continue to express interest in various types of housing and mixed use. Due to previous military use of the site at former Fort Ord, additional approvals from DTSC (Department of Toxic Substances Control) for UXO (Unexploded Ordnances) are required on portions of the property.
Ownership and
Surplus Land
Act
City-owned; declared as surplus under the requirements of the Surplus Land Act. The City has completed the Surplus Land Act process for this property.
Map of sites See Figure 4 and Appendix C
Realistic
capacity
The City has completed rezoning, and there is adequate land within Site 1 for accommodating RHNA. The property would be developed under the Affordable Housing Zoning Overlay District (minimum of 20 units/acre), and use of approximately 10-20 acres, this site could facilitate residential development to satisfy the RHNA. While realistic capacity may be greater, the City is assigning 200 units of capacity which is adequate to meet RHNA. As the City has had no development of housing for over two decades, there are no historical records of similar projects Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-16 April 2025
Table 3-4a
Site Inventory
built in recent years in the City that can be relied upon for identifying capacity. However, recent projects in the former Fort Ord area have achieved this development capacity.
Affordability
Level of Units
There will be a range of various income level housing in the development. This site can meet the RHNA, including affordability levels shown in Tables 3-1 and 3-2. Assigned affordability levels for this site as well as Site 1a are shown on Table 3-7. As these are City-owned sites (Site 1 and Site 1a), the City is estimating affordability but has adequate land to demonstrate ability to meet RHNA affordability requirements at all levels. The City anticipates working with the developer of these sites to determine final affordability percentages within these levels to meet RHNA requirements.
Site Suitability
and
Environmental
Site 1 consists of approximately 232 acres of this currently undeveloped property and contains primarily maritime chaparral and coastal scrub vegetation. The property is relatively hilly, but there are no steep grades or environmental constraints that would preclude development of the sites identified in the planning period at the projected residential densities/capacities. Over 100 acres in the middle portion of the property as shown in Appendix C-4, Figure 3, does not contain residential restriction covenants and is cleared for residential use by DTSC and the Army. The certified 2023 Housing Element Final EIR and MMRP address environmental, biological, and other constraints, and mitigates impacts. Pertinent materials from the EIR are contained in Appendix F.
Access
The property has direct access from South Boundary Road which feeds into General Jim Moore Boulevard and then Canyon Del Rey (Highway 218). Canyon Del Rey connects to State Highway 68, a main highway connecting the Monterey Peninsula cities to the City of Salinas. Canyon Del Rey (Highway 218) also connects directly to State Route 1. General Jim Moore Boulevard provides the major north-south thoroughfare through the former base; this road also travels through the northern section of the City of Seaside and is a major thoroughfare leading to the City of Salinas.
South Boundary Road forms the southern boundary of the site and offers indirect access to State Highway 68.
Site 1: Additional Discussion Site 1, Former Fort Ord Property:
• The former Fort Ord Property is located at the southern boundary of the former Fort Ord military base within the City. The City has been pursuing development to allow both market rate and affordable residential uses on the site.
• The large area of available land in Site 1 ensures adequate land area to meet RHNA needs for affordable housing, including 5th Planning Cycle and 4th Planning Cycle carry over. o The City has taken a number of actions to allow development on the site over the past decades.
The project may be developed in phases, concurrent with governmental approvals and infrastructure development. Background materials that more fully describe background on planned development entitlements including the following: The adopted Redevelopment Plan, Report on the Plan, and CEQA documentation.
o The City General Plan and Certified EIR.
o The Fort Ord Reuse Plan and Certified EIR.
o 2019 Housing Element Initial Study/Negative Declaration. o City of Del Rey Oaks Housing Element Update EIR, considering both 5th and 6th Cycle RHNA on Sites 1 and 1a. Certified Final EIR and adopted MMRP with full mitigation measures to address environmental biological and hazards are included in Appendix F. • Sites 1 and 1a will be served by local water, sewer and dry utilities. Planned infrastructure would be available and sufficiently accessible to support housing development within the 6th Cycle Planning period to allow development to occur. The extension of electricity, gas, high speed fiber, sanitary sewer and potable water pipelines and the reconstruction of South Boundary Road are all planned in conjunction with the development of the former Fort Ord property. The City is overseeing the reconstruction of South Boundary Road and construction is anticipated in 2025/26. Future delivery of water, sewer and utilities is Chapter 3.0
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Table 3-4a
Site Inventory
dependent on funding availability to extend the infrastructure to serve these sites (See below and Chapter
4.0).
• The Marina Coast Water District (MCWD), which is responsible for providing water service to the property will design water pipeline concurrently with the road design and construction. The property has an existing water allotment from the MCWD in accordance with MCWD’s 2020 Urban Water Management Plan. A Water Supply Assessment was adopted for the property by MCWD identifying uses and water availability to the site although this would need to be updated by MCWD. Water service and extension are planned in the 2023 MCWD CIP which will extend water lines from General Jim Moore Boulevard to the South Boundary Road.
• As part of the former Fort Ord military base, portions of the property had UXO that have since been removed by the Army. In accordance with regulatory restrictions, additional environmental insurance and additional clearance by regulatory agencies as well as restrictive covenants on use of the site are required consistent with the State requirements. The City has obtained environmental insurance for the Del Rey Oaks site. A large portion of Site 1 is cleared for residential use. • The City’s former Redevelopment Plan specifies up to 200 residential units on this former Fort Ord site. • The City amended the General Plan and Zoning Ordinance to apply an overlay zone designation on the site. . A City Rezoning and General Plan Amendment to allow residential land uses was completed in October 2023. The City is currently working with a developer under an ERN for the development of this parcel and Site 1a. The ERN also includes requirements for development of plans and construction of affordable housing.
Sites Inventory Analysis Summary – Site 1a
Assessor Parcel
Number 031-191-028-000
Property Size 11.8 acres
Location Former Fort Ord, South of South Boundary Road and East of General Jim Moore Boulevard General Plan and
Zoning
designation
Zoning designation: C-1-V = Neighborhood Commercial With Visitor Overlay and General Plan designation: GC(C-1-V). The City approved rezoning of this site to allow residential land use similar to Site 1 above. This property is City-owned.
Dry Utilities Utilities would need to be extended to the site, including for Pacific Gas & Electric (PG&E) and Cable, Internet & Phone Service (Comcast or AT&T).
Water and
Sewer
Water and sewer service is planned but would need to be extended from General Jim Moore Boulevard, where the existing MCWD infrastructure water and recycled water lines are planned for extension to serve Site 1a. Site 1 and Site 1a have an allocation of 193 AFY of potable water and 230 AFY of recycled (non-potable) water.
Suitability and
availability
Site 1a consists of 11.8 acres within the former Fort Ord in the City limits of Del Rey Oaks. It is currently vacant land and available for development with almost 10 acre-feet of water assigned to this site.
Ownership and
Surplus Land Act City-owned; declared as surplus under the requirements of the Surplus Land Act.
Map of sites See Figure 4 and Appendix C
Realistic capacity
Assuming a density range for medium density, a realistic development capacity on this site is 72 units. This is based on assumption of developable property of approximately 3.6 acres within upper portion of the 11.8-acre property (outside the steeply sloping area of the site). The capacity considers development of infrastructure, roadways, open space and driveway requirements for a similar size property) and a zoning density of 20 units per acre per the Affordable Housing Overlay Zone. There are no historical records of similar projects built in recent years in the City, but other jurisdictions have successfully developed in this density range and higher in former Fort Ord.
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Table 3-4a
Site Inventory
Affordability
Level of Units
There will be a range of various income level housing in the development, similar to Site 1. There is enough realistic capacity to meet RHNA needs at this site in combination with Site 1. Assigned affordability levels for this site as well as Site 1a are shown on Table 3-7. As these are City-owned sites (Site 1 and Site 1a), the City is estimating affordability but has adequate land to demonstrate ability to meet RHNA affordability requirements at all levels. The City anticipates working with the developer of these sites to determine final affordability percentages within these levels.
Access The property has direct access from South Boundary Road which feeds into General Jim Moore Boulevard and then Canyon Del Rey (Highway 218).
Site 1a: Discussion of Available Residential Development on City-Owned Portion of Site 1a, south of South Boundary Road (Connected Parcel to Former Fort Ord Property within City of Del Rey Oaks):
• This site is identified on Figure 4 as Site 1a, and ownership is retained by the City. This site is also within the former Fort Ord property but is not part of the area that is planned for development on the north side of South Boundary Road.
• A City Rezoning and General Plan Amendment to allow affordable residential land uses was completed in October 2023.
• The parcel is approximately 11.8 acres of vacant land. Nearby properties in Del Rey Oaks are the Frog Pond Wetland Preserve to the west, which is owned by Monterey Peninsula Regional Parks District (MPRPD).
This parcel also borders the City of Monterey to the south. • The steep grade on the southern portion of this site represents a major development constraint. • Water and sewer are available on General Jim Moore. Future extension of services would need to be extended to South Boundary Road. The property is vacant and currently there is no water or sewer service on-site. Environmental issues include steep grades in portions of the site. The area along South Boundary Road could accommodate higher density housing.
• Services and other factors are similar to the discussion above for Site 1; however, this site is smaller and is not being considered by the City for a development agreement with a developer. • Future delivery of water and utilities is anticipated to extend the infrastructure to serve these sites. The site is within MCWD’s Capital Improvement Program (2019-2023) to allow for water and sewer extension.
The City is also overseeing the South Boundary Road improvements which are expected to be constructed in 2025/2026 timeframe. The construction has been delayed due to a lawsuit filed on the roadway project that was recently settled.
• The City is currently working with a developer under an ERN for the development of this parcel and Site 1.
Vacant Land Inventory and Ability to Meet RHNA
State law requires that local governments zone sufficient vacant land for residential use at standards and densities appropriate to meet housing needs of all economic segments, as identified above; sites should also have available public facilities and services.
Prior to rezoning Sites 1 and 1a for affordable housing, the City faced a shortage of vacant land designated for residential development. The City has also been facing long-term water service and availability constraints affecting provision of affordable housing. The City has considered former Fort Ord, particularly City-owned Sites 1 and 1a, for development for decades. Until recently, former Fort Ord sites were zoned solely for commercial, recreational, and visitor serving uses . Rezoning to allow for residential uses had been contemplated in previous drafts of the Housing Element, and the rezoning was completed in October 2023 on Sites 1 and 1a to allow for affordable housing.
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The City has confirmed that including Sites 1 and 1a are suitable and viable for provision of housing sites to meet the RHNA allocation. Sites K1 and K2 are additional sites for provision of RHNA. While extension of infrastructure is needed to serve these sites, extension is planned in the MCWD Capital Improvement Program (2019-2023) and can be completed to allow for development within the 6th cycle period. The City is also overseeing the South Boundary Road improvements which are expected to be constructed in the 2025/2026 timeframe.
Additional Buffer Sites to Address No Net Loss
To address No Net Loss, the City has identified buffer sites to ensure RHNA can be met in compliance with No Net Loss requirements. Per requirements, if affordable housing development is below the residential capacity needed to accommodate RHNA during the planning period, buffer sites would be required to accommodate the allocation to provide flexibility and remain in compliance with state law.
To ensure adequate land is available throughout the planning cycle, and per the requirements of No Net Loss, additional buffer sites are included in this site inventory; these are Sites K1 and K2, the MPUSD site, and ADU opportunities as detailed below8. Site K1 is currently zoned Neighborhood Commercial (C-1) and Neighborhood Commercial with Visitor Overlay (C-1-V), and Site K2 is currently zoned Neighborhood Commercial with Visitor Overlay (C-1-V). The MPUSD-owned site is zoned as Monterey Schools Service Center (C-1-V).
9 Buffer Sites K1 and K2:
Site K1 is approximately 20 acres and borders General Jim Moore Boulevard, where water and recycled water lines are in place from Marina Coast Water District. Site K2 has an entitlement for 210 RV spaces and ancillary facilities on approximately 54 acres. As shown in Appendix C, and presented below in Table 3-4b, the City’s vacant land site inventory also identifies privately held sites K1 and K2, as additional sites if needed.
8 If it is determined that the City no longer has sufficient capacity to meet the allocation, the City must identify additional sites (and rezone to accommodate the potential shortfall, if necessary) within 180 days after approval of the new development. 9 The County of Monterey issued a special permit to MPUSD, and the City did not rezone the parcel when it was annexed to the City.
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Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-20 April 2025
Table 3-4b
Buffer Sites Inventory – K1 and K2
Buffer Sites Inventory Analysis Summary –– Site K1
Assessor Parcel
Number 031-191-024-000
Property Size 20-acre parcel size, 3-5 acres to be used for residential Location Former Fort Ord, North of South Boundary Road and directly east of General Jim Moore Boulevard General Plan and
Zoning
designation
Zoning designation: C-1-V = Neighborhood Commercial With Visitor Overlay and General Plan designation: GC(C-1-V). The City would need to designate this site to allow residential land use.
Dry Utilities Utilities need to be extended to the site, including Pacific Gas & Electric (PG&E) and Cable, Internet & Phone Service (Comcast or AT&T).
Water and
Sewer
Water and sewer service is planned but would need to be extended from General Jim Moore Boulevard, where the existing MCWD infrastructure water and recycled water lines are planned for extension to serve Site K1.
Suitability and
availability
Site K1 is comprised of one parcel, encompassing a total of 20 acres within the former Fort Ord in the City limits of Del Rey Oaks. It is currently vacant land and available for development with an assumed water demand of almost 10 acre-feet of water assigned to this site.
Ownership This property is in private ownership.
Map of sites See Figure 4 and Appendix C
Realistic capacity
Assuming a density range for medium density, a realistic development capacity on this site is 60 -100 units. This is based on assumption of a portion of the property for use as mixed-use, approximately 3 to 5 acres within the 20 acres property and an affordable housing overlay zoning minimum density of 20 units per acre. There are no historical records of similar projects built in recent years in the City, but other jurisdictions have successfully developed in this density range and higher the area.
Affordability
Level of Units
There will be a range of various income level housing in the development, similar to Sites 1 and 1a. It is assumed the property owner may want to have affordability levels at a moderate-income.
Access The property has direct access from General Jim Moore Boulevard.
Buffer Site K1: Discussion of Available Residential Development K1, east of General Jim Moore (former Fort Ord Property within City of Del Rey Oaks):
• This site is also within the former Fort Ord property but is not part of the RFP for the City-owned development area of Site 1.
• Rezoning and General Plan Amendment would be required to allow residential land uses. • The parcel is vacant.
• Water and sewer are available on General Jim Moore.
• This site is nearest to existing MCWD water and existing development. • The site is likely best suited for Mixed Use.
• As part of the former Fort Ord military base, portions of the property had unexploded ordinances (UXO) that have since been removed by the Army. In accordance with regulatory restrictions, additional environmental insurance and additional clearance by regulatory agencies as well as restrictive covenants on use of the site are required consistent with the State requirements for use as residential. • Future delivery of water and utilities is dependent on funding availability to extend the infrastructure to serve these sites, including sewer and water.
Buffer Sites Inventory Analysis Summary –– Site K2
Assessor Parcel
Number 031-191-025-000
Property Size 53.81 acres overall, a portion to be used for residential Location Former Fort Ord, Northeast of South Boundary Road Chapter 3.0
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Table 3-4b
Buffer Sites Inventory – K1 and K2
General Plan
and Zoning
designation
Zoning designation: C-1-V = Neighborhood Commercial With Visitor Overlay and General Plan designation: GC(C-1-V). The City would need to designate a portion of this site to allow residential land use similar to Site K1 above.
Dry Utilities Utilities need to be extended to the site, including for Pacific Gas & Electric (PG&E) and Cable, Internet & Phone Service (Comcast or AT&T).
Water and
Sewer
Water and sewer service is planned but would need to be extended from General Jim Moore Boulevard, where the existing MCWD infrastructure water and recycled water lines are planned for extension to serve Site K2.
Suitability and
availability
Site K2 is comprised of one parcel, encompassing a total of 53.81 acres within the former Fort Ord in the City limits of Del Rey Oaks. It is currently vacant land and available for development with almost 50 acre-feet of water entitlement assigned to the site by the City when the owners purchased the property. A portion of the property would be available for park model or smallcottage units at an affordable level; the analysis assumes 2 acres of land for this use.
Ownership This property is in private ownership (same owner as K1).
Map of sites See Figure 4 and Appendix C
Realistic
capacity
The site is entitled for a 210-unit visitor-serving RV development, with approximately 4,000 square feet assigned to each RV space. Assuming a portion of these approved spaces, consistent with the developers’ requirements, the assigned capacity on this site is 20 low-income units and 40 moderate income units for a total of 60 units. This is based on the assumption that a portion of the property would remain in use for visitor serving within the property. Per the requirements above, an affordable housing overlay zoning minimum density of 20 units per acre on a portion of the 53.81-acre site would be assigned. There are no historical records of similar projects built in recent years in the City, but other jurisdictions have successfully developed in this density range and higher in the area.
Affordability
Level of Units The property owner indicated preference to have affordability levels at a moderate-income.
Access The property is accessed from South Boundary Road.
Buffer Site K2: Discussion of Available Residential Development K2, north of South Boundary Road (former Fort Ord Property within City of Del Rey Oaks):
• This site is also within the former Fort Ord property but unlike the other areas, this site is approved and entitled for a 210-RV project. A portion of this approved project area can be used for meeting RHNA. • A City Rezoning and General Plan Amendment would be required to allow residential land uses. • Water and sewer are available on General Jim Moore; this site is furthest from existing MCWD water and existing development.
• The property owner has expressed interest in continuing discussions and providing a mix of residential units on this site.
• As part of the former Fort Ord military base, portions of the property had UXO that have since been removed by the Army. In accordance with regulatory restrictions, additional environmental insurance and additional clearance by regulatory agencies as well as restrictive covenants on use of the site are required consistent with the State requirements for use as residential. • Future delivery of water and utilities is dependent on funding availability to extend the infrastructure to serve these sites, including sewer and water.
Other Considerations and Potential Candidate Buffer Sites Other sites outside the former Fort Ord have been considered during previous Housing Element Updates.
There are no vacant sites over 2 acres in size that are zoned residential. Previous site inventory for 5th cycle identified limited land area, steep slopes, environmental resources, and infrastructure limitations Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-22 April 2025
for the area outside former Fort Ord for vacant land.
10 Additional restrictions are associated with the local airport safety zones precluding residential uses and densities that would provide adequate land area to meet RHNA. Additional non-vacant sites for development also require revisions to zoning and general plan land uses to allow residential uses, with the exception of accessory dwelling units addressed below.
Additional constraints to development include the restrictions due to safety due to the location of the Monterey Peninsula Regional Airport; however, the residential zoned areas within Del Rey Oaks where ADUs would be built are located outside the restricted zones per the Airport Land Use Commission (ALUC) maps. Appendix C includes mapping showing the location of the safety zones and a summary table identifying the restrictions within the City.
Potential Candidate Site (Non-Vacant Site) Outside of Former Fort Ord During the public comment period for the Draft Housing Element, two comment letters were received.
The local school district, MPUSD requested that the City consider a program to provide employee housing for District employees consistent with AB 2295. AB 2295 allows a school district or county office of education that meets certain criteria to utilize its surplus property to provide affordable housing to its employees. The City Planning Commission considered this request during a meeting held on July 12, 2023, and added a program that would provide for a Preferential Housing Ordinance consistent with AB 2295 (see Program B.7). This site is considered an additional available site within the City that can be used as an opportunity site, should the MPUSD move forward with affordable housing development. See Appendix C for area mapping.
MPUSD Buffer Site: The MPUSD site is approximately 10 acres of land currently owned and used by MPUSD as a vehicle storage, office and bus facility, parking and board meeting room by MPUSD. The parcel is bordered by vacant land and a City of Monterey vehicle maintenance facility to the north, Highway 218/Canyon Del Rey Boulevard to the west, undeveloped land to the east, and Monterey-Salinas Transit (MST) office to the south. All utilities exist onsite. The site is accessed via Del Rey Gardens Drive directly off Highway 218/Canyon Del Rey Boulevard. A portion of this site (approximately 2.5 to 3 acres) is within the Airport Influence Area (AIA) for the Monterey Peninsula Airport. The AIA designation is outside the ALUC airport safety zones restricting certain densities of residential use. The remainder of the site is within the Inner Turning Zone (ITZ) Airport Safety Zones of the Monterey Regional Airport Land Use Compatibility Plan.
Appendix C provides mapping, constraints, and background information on the MPUSD property within the City. This site is considered an additional potential candidate site; the site is not needed to meet RHNA as discussed above. As shown in Appendix C, the potential site is outside of former Fort Ord and is within the CalAm service area and under the CDO.11 However, the parcel can be redeveloped under the current restrictions through reduction of existing water uses on the site. Alternatively, if planned water sources become available during the current planning cycle, and the CDO is lifted, the site would be available for employee housing, subject to the needs of the MPUSD. As a non-vacant site owned by a school district, 10 Property located outside of the ALUC Runway and Turning Safety Zones was also considered. The Moose Lodge 876 site was assessed but removed from consideration per email correspondence with the City Manager and the property owner. 11 The addition of this site is also responsive to the second comment letter, requesting that sites outside the former Fort Ord be considered to meet RHNA. Further information is provided in Appendix C1-A and Program B.7.
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opportunities for expediting permitting for workforce housing for MPUSD employees. Program B.7 supports development of housing opportunities for teachers and educational employees under the requirements of AB 2295. The MPUSD site would qualify under AB 2295 for provision of workforce housing on sites owned by a local education agency.
Accessory Dwelling Units: A total of 12 ADU building permits were issued since mid-May 2020 . There were three in 2020, two each in 2021 and 2022 and three in 2023 and three as of May 2024 as shown in Table 3-5. This provides a history of ADU development of an average of three ADUs permitted annually over the previous four years (May 2020 to May 2024).
It is important to note that the City ADU ordinance was adopted in 2021. The use of ADUs would not require any zoning amendments. The ADUs currently being built are during an existing moratorium on water expansion and thus, it is reasonable to expect when restrictions are lifted, additional ADU development will occur.
12 The previous Housing Element noted that there were several milestones that needed to be reached before water would become available for ADUs, including completion of the Pure Water Monterey (PWM) Groundwater Replenishment Expansion Project as well as, or, approval of permits and construction of the Monterey Peninsula Water Supply Project (MPWSP). The PWM Expansion Project is planned for construction and full operation in 2024/25. The MPWSP Project desalinization facility was recently approved at a smaller capacity by the California Coastal Commission. It is reasonable and documented that at least one of these planned water sources will come available during the current planning period and that additional water will become available for ADU development under the MPWMD allocation program.13 However, for purposes of projection of ADU development to meet RHNA, this Housing Element assigns a conservative annual production consistent with historical trends.
Table 3-5
ADU Development in the City
Year Total Permits Issued Final In Process ADUs JADUs
2020 3 3 3
2021 2 2 2
2022 2 2 1 1
2023 3 2 1 3
2024 3 3 2 1
Total 12
Source: City of Del Rey Oaks Building Records 2024
Thus, this site inventory assumes 20 units of ADU development in the 6th planning cycle at an annual average production of 2.5 units per year. Sites outside the former Fort Ord within the City assume that additional water under the MPWMD allocation program can be provided or that an additional water source is approved, and water can be provided to the CalAm service area within the City. The assumption of realistic capacity of 20 units of ADU development in the 6th planning Cycle is conservative considering 12 As presented in Chapter 4.0. a major constraint on development is the CDO for water hookups within the CalAm Service area and the MPWMD, which limits any increase in water use. 13 MPWMD, Dave Stoldt, General Manager, 2024.
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that recent ADU activity has been robust. Per the City of Del Rey Oaks, building permit tracker, a total of six ADUs were permitted in 2023 and in the first five months of 2024 alone.
Data for ADUs is monitored and reported quarterly at the City as well as in an annual report; data reported for the remainder of 2024 supports the assumption of an average production of 2.5 units per year and affirms the realistic capacity of 20 ADUs throughout the planning cycle.
Buffer Through ADU Development in this Planning Cycle: ADUs under this site inventory can accommodate additional affordable housing and are considered as potential buffers; ADUs are not used to meet RHNA for the City’s 6th Cycle. The documented history of ADU development in the City reinforces the City’s projection for development of ADUs in the 6th Cycle. In addition to estimating that ADUs will be produced at the same rate or greater throughout the eight-year planning period, the City will be conducting further efforts to facilitate ADU production (Program C.2). These efforts are further described below.
The City adopted an ADU Ordinance consistent with current State law in 2021. The City also proposes to amend the ordinance to be compliant with current State law, consistent with Program C.2 which will facilitate ADU production under these guidelines. In addition, under Program C.2, the City will provide incentives such as waivers or reduction of development fees, expediting permit processing, provide information to eligible property owners, and explore the availability of standardized plans for ADUs/JDUs.
Furthermore, the City will monitor ADU production and affordability throughout the planning period and implement additional action if target ADU numbers are not being met.
Capacity of Available Sites. HCD’s Sites Inventory Guidebook (2020) recommends jurisdictions create a buffer of at least 15 to 30 percent more capacity than required, especially for capacity to accommodate the lower income RHNA. Table 3-6 below documents a buffer of 197 percent more capacity than required.
The City has identified a total realistic capacity of 532 units available based upon candidate and buffer sites in the Housing Element inventory. The City has a 6th Cycle RHNA requirement of 270 units (including carryover throughout the entire planning cycle). Candidate Sites 1 and 1a have an identified capacity of 272 units, not including the capacity for the Buffer sites.
Table 3-6
Candidate and Buffer Sites Total Capacity to Meet RHNA
Site
Census
Tract and
Blocks
Geographic
Area APN Zoned for Residential
Realistic
Capacity
Acreage
And Vacant
Non- Vacant
Candidate Sites
1 Tract 141.09
Block 4019
Former Fort Ord
North of South
Boundary Road
031-191-026-000 Yes 200
232 acres
Vacant
1a
Tract 132
Block 1016
Former Fort Ord
North of South
Boundary Road
031-191-028-000 Yes 72
11.8 acres
Vacant
Total Capacity Candidate Sites 272
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-25 April 2025
Table 3-6
Candidate and Buffer Sites Total Capacity to Meet RHNA
Site
Census
Tract and
Blocks
Geographic
Area APN Zoned for Residential
Realistic
Capacity
Acreage
And Vacant
Non- Vacant
Buffer Sites
K1 Tract 141.09
Block 4019
Former Fort Ord
Western Area
031-191-024-000
Commercial
/Visitor 100
20 acres
Vacant
K2 Tract 141.09
Block 4019
Former Fort Ord
Eastern Area
031-191-025-000
Commercial
/Visitor 60
53.81 acres
Vacant
MPUS
D
Tract 132
Block 1016
Eastern City
(developed)
North of Canyon
Del Rey
259-011-059-000
Commercial
/Visitor
Educational
14 90
10.21 acres
Non-Vacant
ADUs City wide
Citywide/ in
Western City
(developed)
Multiple Yes 20 Non-Vacant
Total Capacity Buffer Sites 270
Total Combined Capacity to Meet RHNA Requirement of 270
542
The City has a 6th Cycle RHNA of 270 (including Carryover 4th and 5th Cycles) and has double the capacity of units based upon candidate and buffer sites. (542 total combined capacity minus RHNA requirement of 270 units is a difference of 272 units).
Home Sharing. Home sharing partners those who have space in their home with those who need an affordable place to live, turning existing housing stock into a new affordable housing option. Home sharing meets the housing needs of low, very low, and extremely low-income people. Home sharing is included in Del Rey Oaks’ housing element as part of the policies and practices the City employs to promote housing options for those at every income level, including those at the lowest income levels. While home sharing may not create RHNA-recognized units, it can help meet the growing need for housing, especially in communities that have residents who are considered “house rich, cash poor.”15 Del Rey Oaks supports the Home Match Monterey home sharing program as a part of a collection of policies, programs, and practices for addressing the housing needs of those at the lowest income levels including seniors, students, those living with disabilities, those at risk of homelessness, and female head of households. Under Program B.8, the City will promote home sharing as a resource to provide further affordable housing opportunities in Del Rey Oaks.
14 The MPUSD-owned site is zoned as Monterey Schools Service Center (C-1-V); however, the County of Monterey issued a special permit to MPUSD, and the City did not rezone the parcel when it was annexed to the City. 15 HCD, 2014. Housing Element Policy Best Practices Version 1.0. https://www.hcd.ca.gov/community-development/buildingblocks/docs/housing_element_policy_best_practicesv1022114.pdf Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-26 April 2025
Pipeline Projects. According to HCD Guidance, projects that have been approved, permitted, or received a Certificate of Occupancy during the projection period (June 30, 2023 – December 15, 2031) can be counted toward the 2023-31 cycle RHNA. There are no pipeline projects within the City. Of the ADUs identified above, three were permitted and finalized in 2023 and three are in the plan check process and likely will receive final approval for occupancy within 2024.
Conclusion
The purpose of the site inventory is to identify and analyze specific sites that are available and suitable for residential development from 2023-2031 in order to accommodate the City’s assigned 184 housing units for the 6th cycle. The City does not build the housing but creates the programs and policies to plan for where it should go and how many units could be on potential sites. See Appendix C for a complete and detailed description of all sites included in the City’s inventory of vacant and available housing sites.
Table 3-6 Candidate and Buffer Sites Total Capacity to Meet RHNA and Table 3-7 Surplus Capacity of Vacant and Available Sites by Income Category, summarize the City’s sites inventory for the 2023-2031 planning period. The analysis conducted indicates there is combined capacity of more than 272 units in Sites 1 and 1a, and a similar realistic capacity of 270 units in all of the buffer areas combined, including Sites K1 and K2, MPUSD site and ADUs. This is a conservate estimate of realistic capacity which is more than adequate to meet RHNA in all income categories and provide almost double the RHNA requirement in the buffer candidate sites.
Per Table 3-6 and Table 3-7, the sites identified in this report are sufficient to accommodate approximately over 200 percent of the City’s Regional Housing Needs Allocation for the 6th cycle planning period (184 units) as well as the carryover from 4th and 5th cycle.
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-27 April 2025
16 Extremely Low-Income households are 50% of Very Low Income. 17 Extremely Low-Income households are 50% of Very Low Income.
Table 3-7
Surplus Capacity of Vacant and Available Sites by Income Category Housing
Resource
Extremely Low16
and Very LowIncome Capacity
Lower Income
Capacity
Moderate
Income Capacity
Above
ModerateIncome Capacity
(Net)
Total Capacity
Site 1 50 47 29 74 200
Site 1a 30 20 22 - 72
K1 30 30 30 10 100
K2 - 20 40 - 60
MPUSD 30 30 20 10 90
ADUs 6 6 6 2 20
Total Capacity 146 153 147 96 542
Capacity of Vacant and Available Sites By Income Category Compared to RHNA 6th Cycle:
Requirements of
RHNA for 6th Cycle 60 38 24 62 184
Total Capacity
Above Minus
RHNA 6th
146 minus
RHNA of 60
153 minus
RHNA of 38
147 minus
RHNA of 24
96 minus
RHNA of 62
Total 542 available
minus RHNA of
184=
Equals Total
Surplus Capacity
for 6th Cycle by
Income Category
=86 =115 =123 =34 Total Surplus
Capacity=358
The above identifies the available surplus capacity in the City after meeting 6th Cycle RHNA, without the 4th and 5th cycle carryover; the table below demonstrates available capacity to also meet 4/5th carryover. The total capacity remaining is 272 units, as demonstrated below.
Surplus Capacity of Vacant and Available Sites Compared to RHNA by Income Category Housing Resource
Extremely Low17
and Very LowIncome Capacity
Lower Income
Capacity
Moderate Income
Capacity
Above ModerateIncome Capacity
(Net)
Total Capacity
Total Surplus
Capacity for 6th
Cycle by Income
Category
=86 =115 =123 =34 =358
Minus RHNA
Carryover 4th/5th -41 -29 -5 -11 -86
Equals Available
Total Surplus
Capacity 45 86 118 23 272
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-28 April 2025
The City is working toward meeting its requirement for needed affordable housing through development of City-owned Sites 1 and 1a and has potential for use of Sites K1 and K2 (if needed) where water is not constrained by a restriction for water hookups and where suitable vacant land is available, as identified in the Land Use Inventory and evaluated herein. Sites K1 and K2 would require rezoning; however, Sites 1 and 1a have been rezoned for residential use under the Affordable Housing Overlay Zone. 18 The combined realistic capacity of all of these sites would be more than enough to accommodate the 98 Low-Income and Very Low-Income unit portion of the 6th Cycle RHNA and carryover from previous cycles.
Additionally, the City has identified additional programs to ensure adequate zoning for these sites and also proposing mixed use zoning, and programs to ensure development at realistic capacity can be completed within the planning cycle, as discussed above. Sites 1 and 1a have been rezoned for residential use with implementation of the Affordable Housing Overlay Zone and these sites have the capacity to meet 6th Cycle RHNA.
The City shall continue to use the Sites 1 and 1a appropriate zoning to ensure adequate sites are available (as defined by Government Code section 65583) to accommodate the City’s RHNA for all income categories throughout the planning period.
The City shall also monitor housing development city‐wide on an ongoing basis to ensure the sites identified are developed at densities appropriate for fulfilling its RHNA requirement for the 6th Cycle.
Should a project be approved on a site with a lower density than that identified in the 6th Cycle Housing Element, the City will assess its continued ability to accommodate the RHNA. Should a project result in a shortfall in sites, the City will address the No Net Loss requirements by identifying additional sites to replenish the candidate sites inventory in accordance with State law within 180 days19. Program A.4 requires the City to monitor the development of residential capacity to ensure the City contains an adequate site inventory to meet the City’s RHNA obligations throughout the planning cycle.
Additional sites K1, K2, the MPUSD site and ADUs have been identified as buffers to accommodate RHNA and ensure compliance with Government Code section 65863.
Tables 3-4, 3-6 and Table 3-7 indicate that the City will have more than adequate inventory of sites available to continue to accommodate its lower-income RHNA obligation during the 6th cycle planning period. Table 3-6 underscores there is more than adequate acreage of residentially zoned land with a conservative realistic capacity assigned to ensure land is available throughout the planning cycle.
Quantified Objectives
California Government Code section 65583(b) requires that housing elements contain quantified objectives for the maintenance, preservation, and construction of housing. The quantified objectives shown in Table 3-8 set a target goal for the City to strive for, based on needs, available resources, and 18 This zoning ordinance was adopted on October 24, 2023. 19 The “No Net Loss” provisions of state Planning and Zoning Law (Government Code § 65863) provide that if housing developments are approved on identified inventory sites with fewer lower income units than projected in the Housing Element, the City must demonstrate that it still has enough sites designated to accommodate the City’s remaining need for lower income housing. If insufficient sites remain, the City must within 180 days identify and “make available” additional sites to accommodate the City’s RHNA at that income level.
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-29 April 2025
constraints identified in this Housing Element. The quantified objectives establish estimates of housing units by income category that can be constructed, rehabilitated, and conserved over the 2023-2031 planning period. As shown on this table, and presented in the analysis above, the City of Del Rey Oaks is relying primarily on new construction capacity to meet RHNA. 20 Table 3-8 shows the objectives by income category and with carryover for the City.
Table 3-8
6th Cycle Quantified Objectives by Income Category and Cycle Showing 4th and 5th Cycle Carryover
Income
Category
Carryover
4th/5th
Cycle
Allocation 6th
Cycle*
Combined Total Allocation
RHNA
Total Units By Housing
Type
Objective:
New
Construction
Objective:
Rehabilitation By Income
Category
By Income
Category
Extremely
low income:
15 to 30% of
AMI and Very
Low (0-50%
of AMI)
41 60 101 101 1
Low (51-80%
of AMI) 29 38 67 67 1
Moderate
(81-120% of
AMI)
5 24 29 29 0
Above
Moderate
(more than
120% of AMI)
11 62 73 73 0
Total Units 86 184 270 270 2
270 New Construction
Plus 2 Rehabilitation equals 272
Combined Total Objective With New Construction And Rehabilitation 272 Notes:1. The new construction objective is equal to Sites 1 and 1a realistic and conservative capacity estimates.
Recent zoning amendments provide for residential use for these sites at minimum 20 units/acre under the Affordable Zoning Overlay Zone, as discussed in Chapter 2.0.
2. Includes RHNA shortfall from previous cycles.
3. Total Capacity is a realistic and conservative estimate of housing unit accommodation.
4. ADUs are used as buffers and not to meet RHNA. Refer to Table 3-7 and discussion of ADUs in this chapter.
5. Extremely Low-Income households are 50% of Very Low Income.
Source: RHNA Determination HCD (AMBAG, 2022)
20 The table primarily includes quantified objectives for new construction and includes two units for rehabilitation during the planning period per Program E.1. This low number is because the City does not have any at-risk units or units in need of rehabilitation. The City also has identified programs with quantified outcomes related to rehabilitation and conservation as shown in Chapter 7.0. Although not shown in Table 3-8, quantified conservation and rehabilitation objectives and anticipated outcomes are shown in Program E.1 (Assist in Rehabilitating Housing) and Program E.2 (Continue Code Enforcement).
As shown above, proposed ADU opportunities are not counted toward RHNA as ADUs are used as additional buffers for meeting City RHNA.
Rehabilitation and Conservation: The City employs various strategies to promote repair programs, and code enforcement including Programs E.1 and E.2 within this Housing Element, and other programs to promote tenant stability in Chapter 7.0.
Chapter 3.0
Revised 6th Cycle Housing Element Update Housing Needs and Resources City of Del Rey Oaks 3-30 April 2025
Additional information is identified below supporting the analysis in this Chapter.
Supplemental Information
Appendix C provides supplementary information on the sites that have been identified to accommodate housing in the 6th cycle. This information provides more site-specific environmental conditions and was evaluated and used to determine site suitability and realistic buildout capacity of each site. • Appendix C-1 provides additional information and a summary of constraints for the vacant former Fort Ord sites. The tables include descriptions of the site, surrounding land uses, constraints and restrictions, and housing capacity.
• Appendix C-1A provides mapping for the MPUSD site (a non-vacant site that has been selected as a potential buffer site). This site is considered an additional available site within the City that can be used as an opportunity site, should the MPUSD move forward with affordable housing development; the 6th cycle housing element includes a program that would provide for a Preferential Housing Ordinance consistent with AB 2295 (see Program B.7). • Appendix C-2 provides additional mapping and the property legal description for the identified vacant former Fort Ord sites, as well as a parcel map of lots over 8,000 sq ft in size. • Appendix C-3 provides a map of the Monterey County ALUCP Airport Safety Zones for the City and vacant former Fort Ord sites, as well as a table of the restrictions and conditions of the Airport Safety Zones within Del Rey Oaks. Additionally, Appendix C-3 includes the policy language of Section 4.2.2.3 Infill Development of the ALUCP.
• Appendix C-4 provides a descriptive history of the cleanup actions in the Munitions Response Area of former Fort Ord within Del Rey Oaks, describes actions that will need to be undertaken in order to lift deed restrictions on residential uses in areas of the former Fort Ord sites, and includes maps of the Munitions Response Area and Area of Residential Restriction in the former Fort Ord sites.
• Appendix F includes excerpts from the Housing Element Final EIR, including information on the environmental impacts evaluated and the mitigation measures for development of these areas.
The inclusion of this information in the inventory analysis supports the conclusion reached in this Housing Element that the existence of environmental hazards or features would not preclude development of the sites identified in the planning period at the projected residential densities/capacities.
Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-1 April 2025
CHAPTER 4.0 HOUSING CONSTRAINTS
Governmental Constraints
Governmental constraints are potential and actual policies, standards, requirements, fees, or actions imposed by the various levels of government on development that serve to ensure public safety and welfare with respect to housing construction and land use issues. Federal and State programs and agencies play a role in the imposition of non-local governmental constraints and are beyond the influence of local government; therefore, they cannot be effectively addressed in this document.
As governmental actions can constrain development and affordability of housing, State law requires the housing element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code section 65583(c)(3)). Requirements for Housing Elements must include analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for persons of all income levels and, also, include an analysis of potential constraints to development of housing for persons with disabilities.
The discussion below provides background and understanding of the City’s land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The City’s primary regulations affecting residential development and housing affordability include the Land Use Element of its General Plan, Zoning Ordinance and the City’s processing procedures, standards, and fees related to development.
As with other cities, Del Rey Oaks’ development standards and requirements are intended to protect the long-term health, safety, and welfare of the community. In general, Del Rey Oaks’ development standards and requirements are comparable to many other communities in the Monterey Bay area—particularly communities where high growth rates have raised concerns about the impacts of development on community livability. However, the policies of the Del Rey Oaks General Plan have been developed to try and balance concerns about community livability with the recognized need in the community for affordable housing development for persons of all income levels.
Land Use Controls
Locally imposed land use and building requirements can affect the type, appearance, and cost of housing built in Del Rey Oaks. These local requirements include zoning standards, development fees, parking requirements, subdivision design standards, and design review. Other building and design requirements imposed by Del Rey Oaks follow State laws such as the Uniform Building Code, Subdivision Map Act, and energy requirements.
Pursuant to section 65583 of the Government Code, the City is tasked with allowing for the development of an array of housing types that are suitable for all economic segments of the community. The Housing Element must describe how the City’s Municipal Code allows for different types of housing and related uses to meet the needs of its residents. Housing types and related uses include single-family dwellings, duplexes, day nurseries, mobile homes, boardinghouses, multiple-unit dwellings, condominiums, Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-2 April 2025
accessory dwelling units, and single-room occupancy units. The following discussion addresses relevant land use controls including development standards on the variety of housing types under the City’s General Plan and Zoning Codes. The presentation of development standards is followed by an analysis of potential governmental constraints and programs to address them.
Development Standards
The Del Rey Oaks General Plan and Zoning Ordinance provide for a range of housing types and densities.
Table 4-1 summarizes current residential zoning standards. Tables 4-2 and 4-3, below, identify zoning district densities and standards in other zoning districts, respectively. The City provides for residential uses in commercial zones under the Commercial (C), Special Treatment (ST) and Design (D) zoning districts, as shown in Tables 4-2 and 4-3, below. Parking requirements under each zoning district are shown in each table and further presented in Table 4-3, below.
Table 4-1
Existing Development Standards for Residential Zones
Single Family Residential
Districts (R-1) 1
Multiple Family Residential Districts
(R-2)
Permitted Uses
One- and two-family dwellings,
schools, public parks and playgrounds,
home occupations, libraries,
institutions, health clinics, and
nurseries /greenhouses, libraries,
clinics, and nurseries/greenhouses
with accessory buildings and uses on
the same lot with any of the
aforementioned uses.
Two-family dwellings, dwelling groups, twofamily flats, multiple family dwellings, hotels, clubs, lodges; automobile courts,
automobile camps, and similar uses2
; all
uses permitted in R-1 Districts.
Conditional Uses Short-Term Rentals shall be permitted, after obtaining a Short-Term Rental License issued by the City Clerk.
3 Lot Requirements
Density
1-2 single family dwelling units per
lot plus auxiliary unit allowed in lots
sizes over 8,000 square feet. (sq. ft.)
2+ per lot depending on lot size.
Lot Size (min.) 6,000 sq. ft. 6,000 sq. ft.
Building Coverage 900 sq. ft. minimum (min.) 60% max
Yard Requirements
Front (min. in feet) 20 ft.4 20 ft.4
Side (min. in feet) Not less than 10% of the lot width
but not less than 6 ft.5
6 ft., except add 2 ft. for each story
beyond the second story.
Rear Not less than 20% of the depth of
the lot, to a maximum depth of 20 ft. Not less than 15 ft.
Height Requirements
Building Height (max.) 30 ft.6 35 ft.
Number of Stories (max.) 1.5 3
Additional Regulations
Garage (min.) 288 sq. ft. N/A
Parking
One space for each family unit; one
space for each two guest rooms.
Current code identifies one
additional on-site parking space for
an “Auxiliary Housing Unit”.
One garage space for each family unit.
Source: City of Del Rey Oaks Zoning Ordinance, as amended.
Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-3 April 2025
Table 4-1
Existing Development Standards for Residential Zones
Single Family Residential
Districts (R-1) 1
Multiple Family Residential Districts
(R-2) 1 See below for discussion of the City’s adopted accessory dwelling unit ordinance (Chapter 17.70 Accessory Dwelling Units) and parking requirements. See also:
https://library.municode.com/ca/del_rey_oaks/codes/municipal_code?nodeId=TIT17ZO_CH17.70ACDWUN 2 Subject to securing a use permit for any use for which a use permit is required in an R-1 District. 3 Provided that in case a building line for the street upon which the lot faces is established by the street and highway plan of the master plan of the city, then the front yard shall have a depth of not less than that specified thereby. 4 Exceptions allowed subject to obtaining a conditional use permit from the Planning Commission. 5 Exceptions provided per code based upon lot size, layout and location. 6 Except as otherwise permitted.
As noted above, the R-1 and R-2 districts are permitted but require a special use permit. The City will amend the zoning code to clarify that this permit refers to a design permit and not a separate use permit or conditional use permit.
Accessory buildings or accessory structures are permitted at the time of home construction. See analysis below on needed clarifications and revisions to the City Zoning Code regarding clarifying the permit requirements and language .
The City considers definition of accessory structures as non-residential buildings. These are not ADUs; ADUs do not require a discretionary permit.
There are no open space development standards in any residential zones. Additionally, other land use designations unassociated with residential zoning also allow residential uses. The D district allows residential use at 5 to 18 units per acre and flexible design standards. Per the identified development standards, residential uses are allowed in commercial districts as well as D and ST special districts. The zoning designations of C, C-1, ST, and D allowing for residential uses expands the ability for housing in a number of land use designations. Table 4-2 below identifies those zoning districts other than specified residential districts that allow residential development as a conditional use in other primary districts within the City.
Table 4-2
Zoning Districts Other than Residential Zones
Residential
Use/Densities D Zoning C Zoning C-1 Zoning ST Zoning
(5-18 units per
acre)
Conditional
Use Not Specified Not Specified Not Specified
Residential-Single
Family
Conditional
Use
All uses permitted in any
R District,
1 development
standards must be
consistent with the
residential zone.
Conditional Use,
development
standards must be
consistent with the
residential zone.
Permitted
Use
ResidentialCondominiumConditional
Use
All uses permitted in any
R District,
1 development
standards must be
consistent with the
residential zone.
Not Specified,
although development
standards must be
consistent with the
residential zone.
Conditional
Use
1 Except automobile camps and similar uses
Note: Per Zoning Code, D Zoning. 17.16.030 - Conditional uses. No uses are permitted in the “D” zone without a use permit. The following uses are permitted in the “D” zone subject to first securing a conditional use permit: 1. Commoninterest subdivisions (including condominiums and planned development townhouses) exceeding a density of five units per gross acre to a maximum density of 18 units per gross acre designed to provide an optimum of open space and similar amenities which will enhance the living qualities of the development and will promote, insofar as compatible with the intensity of land use, a suitable environment for family life.
Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-4 April 2025
As identified above, the Del Rey Oaks General Plan and Zoning Ordinance provide for a range of housing types and densities in residential and non-residential zones as well. Table 4-3 summarizes current zones that allow residential uses, including commercial zones that would be typically considered non-residential.
Table 4-3 identifies the zoning standards as well as the permitted uses for these zones.
Table 4-3
Development Standards for Commercial and Other Residential Zones Design (D)
Overlay District Commercial (C)
Neighborhood
Commercial
(C-1)
Special Treatment
(ST)
Permitted Uses
Uses subject to
securing a use
permit.
1 Commercial use,
residential, retail and
wholesale businesses,
automobile camps2
,
power-driven
machinery, outdoor
advertising
signage/structures.
Restricted
Commercial
Use, business
and professional
offices.
Single-Family
Residential and
“multiple residences
to the designated
density”; Agricultural
Use.
Lot Requirements
Density (if
applicable)
5 units per gross
acre to a maximum
of 18 units.
- -
Multiple density per
the ST zone or as
approved in ST use
permit approval.
Lot Size (min.) 14,000 sq. ft. N/A 10,000 sq. ft. 5 acres Building Coverage 50% max N/A N/A Max determined by
density designation.
Yard Requirements
Front (min. in feet) 20 ft. N/A 35 ft. N/A
Side (min. in feet)
7 ft., except add 2
ft. for each story
beyond the first
story.
3 20 ft 4 10 ft.
10 ft. along property
line adjoining
another ownership.
Rear 15 ft.5 10 ft.4 15 ft.
20 ft. along rear
property line
adjacent to another
ownership.
Height Standards
Building Height
(max.) 35 ft. 35 ft. 30 ft. N/A
Number of Stories
(max.) 3.5 stories 6 3 stories 2 stories6 N/A
Parking Regulations
Parking
1.75 spaces for
each studio, one
bedroom and twobedroom dwelling
unit; 2 spaces for
each dwelling unit
of three bedrooms
or larger.
N/A
1 space for each
single family and
detached guest
house dwelling
unit.
1.75 spaces for each
studio, one bedroom
and two-bedroom
dwelling unit; not
less than 2 spaces for
each dwelling unit of
three bedrooms or
larger.
Source: City of Del Rey Oaks Zoning Ordinance, as amended 1,2 Subject to securing a use permit in each case.
Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-5 April 2025
Table 4-3
Development Standards for Commercial and Other Residential Zones Design (D)
Overlay District Commercial (C)
Neighborhood
Commercial
(C-1)
Special Treatment
(ST)
3 Where any multiple dwelling or dwelling group is arranged so as to have a rear entry opening into a side yard, said side yard shall be no less than 9 ft. and the side yard upon which said dwelling fronts shall be not less than 20 ft. 4 In cases of C District property bordering an R District. 5 Except as otherwise provided for accessory buildings. 6 No accessory building shall exceed either 15 ft. or one story in height. Accessory structures are non-residential buildings accessory to the use. These are not ADUs. (Height limit is 16 ft. for ADUs).
Affordable Housing Overlay Zone
The City amended the Municipal Code adding an Affordable Housing Overlay Zone (AH-OZ) and rezoning property in former Fort Ord in October 2023. The new zoning district establishes land use and development standards to guide the future development of the overlay zone designated sites. The purpose of the zone is to “facilitate the provision of affordable housing units through the construction of new affordable units within land not currently zoned for residential uses.” The overlay zone applies to the parcels in the area of South Boundary Road, north and south of South Boundary Road and east of General Jim Moore Boulevard, specifically to the City-owned properties (Sites 1 and 1a in former Fort Ord area, as depicted on Figure 4). The Affordable Housing Overlay development standards are shown in Table 4-3a.
Table 4-3a
Affordable Housing Overlay District (AF-OZ) Development Standards Permitted Uses Affordable residential housing subject to design permit and regulations Purpose and Definition
The purpose of the Affordable Housing Overlay Zone (AH-OZ) is to facilitate the provision of affordable housing units through the construction of new affordable units within land not currently zoned for residential uses.
Density/Lot Requirements
Residential
Density 20 units/acre minimum to 25 units/acre maximum
Lot Size (Minimum) Minimum: 2 acres (43,560 square feet per acre) Usable open space
(minimum) 150 square feet per unit
Building Coverage 50% maximum
Front Yard (min. in feet) 20 ft.
Side Yard (min. in feet) 7 ft., except add 2 ft. for each story beyond the first story. Multi-dwellings require additional side yard (9 ft.) when grouped homes use rear entryways.
Rear Yard 15 ft.
Building Height (max.) 35 ft.
Number of Stories (max.) 3 stories
Parking 1 space for each studio; 1.75 for one bedroom and two-bedroom dwelling unit; 2 spaces for each dwelling unit of three bedrooms or larger Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-6 April 2025
The AH-OZ overlay zone is intended to provide the opportunity and means for the City to meet its regional fair share allotment of affordable units and encourage the provision of affordable housing. “Overlay zone” means an additional zoning district as shown on the zoning map that prescribes special regulations to a parcel in combination with the base zoning district. In addition to development standards, income restrictions requirements of this zone require, at a minimum, 50 percent of income-restricted affordable units (25 percent of the total project units) must be affordable to low, very low, and extremely low-income households. No use permit is required for the AH-OZ overlay zone, however, there must be a minimum of 20 units per acre, among other provisions of Government Code section 65583.2, subdivisions (h) and (i)1 .
Under this zone, there is not a discretionary permit requirement or use permit and all applicable provisions of Government Code section apply. Design Review is required, provided review and approval is consistent with the requirements of the Housing Accountability Act (Government Code section 65589.5).
Accessory Dwelling Units
State law provides for the development of Accessory Dwelling Units (ADUs) on a lot in any zone that allows residential or mixed use as a primary use; and provides for Junior ADUs (JADUs) on any lot with a single dwelling unit. The City adopted an ADU Ordinance (October 26, 2021) under Section 17.70 of the Zoning Code. The ADU Ordinance implements the various state laws related to the development of ADUs. Under Section 17.70.020, an ADU is defined as a residential dwelling unit (detached or attached) with complete, independent living facilities (kitchen and bathroom) located on the same lot as a primary dwelling unit.
Per the code, the maximum floor area for a studio or one-bedroom ADU is 1,000 square feet and 1,200 square feet for two-bedrooms or more. In situations where an existing accessory structure is being converted to an ADU, an additional 150 square feet are allowed for expansion beyond the physical dimensions of the ADU, limited to providing ingress and egress only. A JADU is a smaller dwelling unit (500 square feet maximum in size) that is developed within a single dwelling unit on a single dwelling unit lot that has a separate entrance, efficiency kitchen, and access to a bathroom either within the JADU or shared with the primary dwelling unit2
. As noted in ADU discussion and analysis on the following pages, the City is in the process of amending the ADU Ordinance to make current with more recent legislation enacted in 2024. As such, definitions and regulations in the 2021 City Ordinance cited will be amended.
ADUs do not require a discretionary permit and are allowed by right with the issuance of a building permit.
The ADU Ordinance implements a streamlined, ministerial review procedure for ADUs, outlines objective design standards in accordance with State Law and ensures reduced parking standards applicable to ADUs.
ADUs and JADUs shall not be rented for a period of less than 30 days. 1 Under these requirements, the City must permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval; the site must accommodate a minimum of 16 units per site at the minimum density of 20 units per acre; at least 50 percent of the lowerincome need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all the very low- and low-income housing need, if those sites: allow 100 percent residential use, and require residential use to occupy 50 percent of the total floor area of a mixed-use project. 2 Section 17.70.020 of the City’s Zoning Ordinance and Section 65852.22 and Section 66333 of the California Government Code.
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The provision of ADUs and JADUs within the City can:
• Provide a greater balance of housing options and affordability to meet the City’s housing goals; • Provide more affordable housing options for seniors and lower-income individuals to remain in the community;
• Provide independent accommodations for extended family or caregivers to live on the same premises;
• Provide the opportunity for supplemental rental income to homeowners; and • Help to reduce local vehicle miles of travel (VMT) and meet Climate Action Plan goals by accommodating a greater variety of housing options in close proximity to services and employers within the community.
The City allows ADUs in all zones that allow residential uses. The ordinance does not specify ADUs as allowable uses in nonresidential zones e.g., mixed-used and commercial. However, as noted above in Tables 4-2 and 4-3, residential uses are allowable uses in commercial and non-residential zones.
Program C.2 proposes amendment to the ADU Ordinance to be consistent with recent state law after HCD completes their proposed ADU Ordinance compliance review. HCD concluded their review of the ADU Ordinance and submitted their comments to the City on August 14, 2024. The City will amend the ordinance to be compliant with current State law, consistent with Program C.2. The City will also amend the ADU Ordinance to clarify ADUs would be allowed in nonresidential zones e.g., mixed-use and commercial.
Parking
In addition to the development standards identified above, Del Rey Oaks requires a certain number of parking spaces to be provided for each new residential unit. The Zoning Ordinance establishes parking standards for each type of facility in a zone in accordance with the regulations of Section 1129B of Title 24, California Code of Regulations. As described in the Table 4-1 and Table 4-3, above, and in Chapter
17.36 General Use Regulations of the Zoning Ordinance, garage or parking spaces are provided as follows:
1. One garage space for each family unit in any multiple dwelling, apartment, dwelling group, duplex, automobile court or dwelling in any district;
2. One garage space for each two guest rooms in any hotel, rooming house or boarding house;
3. Garage or parking space for other uses allowed in any R district as determined and set forth by the planning commission in approving the use permit for any such use.
The parking requirements for each type of residential unit are summarized in Table 4-3b.
Table 4-3b
Parking Standards
Unit Type/Land Use
Designation Parking Spaces Required for Residential Uses R-1: Single Family
Residential Districts
1 space for each family unit and 1 space for every two guest rooms. 1 additional on-site space for an ADU.
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Table 4-3b
Parking Standards
Unit Type/Land Use
Designation Parking Spaces Required for Residential Uses R-2: Multiple-Family
Residential Districts
1 garage space for each family unit (Applies to apartment, dwelling group, duplex, automobile court, or dwelling in any district).
1 garage space for each two guest rooms in any hotel, rooming house, or boarding house.
D: Design Overlay
District
1.75 spaces per studio, one bedroom dwelling units, and two-bedroom dwelling units.
2 spaces for each dwelling unit with three or more bedrooms. 1 parking space for each dwelling unit shall be in a garage or carport.
C-1: Neighborhood
Commercial
1 space for each single family and detached guest house dwelling unit. 1 space for each living or sleeping unit and 2 spaces for every 50 rooms for hotels, motels, motor hotels, and boatels.
ST: Special Treatment
1.75 spaces for each studio, one bedroom dwelling unit, and two-bedroom dwelling unit.
2 spaces for dwelling units containing three or more bedrooms. 1 parking space for each dwelling unit shall be in a garage or carport.
No curbside parking shall be permitted (except for interspersed parking bays as approved by the planning commission).
ADU 1 space on-site shall be provided for each ADU per unit or bedroom, whichever is less.
AF-OZ- Affordable
Housing Element
Overlay Zone
1 space for each studio,
1.75 for one bedroom and two-bedroom dwelling unit; 2 spaces for each dwelling unit of three bedrooms or larger
The City currently requires smaller bedroom units including studios and one-bedrooms to provide 1.75 spaces per unit and these units are also required to have one garage space. The December 2023 Element was revised to reduce the parking requirements for smaller bedroom units. Per HCD, “Additionally, the element included an analysis of the garage requirements indicating that it can be a constraint on the development of multifamily housing. HCD generally finds garage requirements as a constraint to development. As such, the element should include or modify programs specifically committing to removing the garage requirements for multifamily development.” See Program C.3 which would modify the garage requirements for multifamily development to reduce constraints on housing development.
Del Rey Oaks’ Zoning Ordinance Chapter 17.70.050 provides parking requirements for ADUs. In addition to on-site parking required for the primary dwelling unit, one on-site parking space shall be provided for each ADU per unit or bedroom, whichever is less. On-site parking spaces for ADUs may be covered or uncovered, may be tandem, and may be located within the front, side, or rear setback areas unless there is a specific site or regional condition related to fire or life safety that would make parking in setback areas unsafe. Where a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU, or converted to an ADU, the local agency shall not require that those off-street parking spaces for the primary unit be replaced.
On-site parking is not required for JADUs. No on-site parking is required for an ADU in the following cases, per the City’s ADU Ordinance (Chapter 17.70.050):
• The ADU is located within one-half mile walking distance of public transit.
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• The ADU is constructed within the primary residence or within an accessory structure. • On-street parking permits are required but not offered to the occupant of the ADU. • A car-share vehicle pick-up/drop-off location is located within one block of the ADU.
Processing and Permit Procedures
State law requires the housing element to analyze permitting processing, specifically to address procedures that hinder the construction of a locality's share of the regional housing need. The following addresses the City’s permit process and timeframes for development of residential housing and project permitting.
Ministerial Projects
Ministerial projects include non-structural residential and commercial improvements and demolition of existing buildings.
Discretionary Projects
Discretionary permits within the City of Del Rey Oaks include: (a) zoning permits, as required, for buildings and structures erected, constructed, repaired, or moved within or into any district; (b) special use permits, issued (i) for any use as specified by the Zoning Ordinance, public utility, service, or building in any district, (ii) for removal of minerals and natural resources in any district, and (iii) to classify as a conforming use any institutional use existing in any district at the time of the establishment of that district; (c) variances; (d) home occupation use permits; and (e) design review permits.
Discretionary Permits for Residential Uses: Within the R-1 and R-2 districts, several uses require the approval of a special use permit. In the R-1 district, one and two-family dwellings, schools, libraries, churches, institutions, clinics for treatment of human ailments, nurseries, greenhouses, and auxiliary (second or accessory) units all require a use permit. In the R-1 district, one and two-family dwellings are identified as permitted uses but the language then states allowed uses “subject to securing a use permit in each case”. In the R-2 district, two-family dwellings, dwelling groups, two-family flats, multiple family dwellings are considered permitted uses, however, these uses also require a use permit in the R-2 district.
In addition, automobile courts, automobile camps, and similar uses also require a use permit in the R-2 district.
3 The City has not had an application for a new single-family home duplex or multi-family development in the R-1 residential zoning district for ten years and over two decades for the R-2 district.
The City proposes a comprehensive zoning ordinance review and amendment that will amend the zoning code to clarify that permitted uses do not require a conditional use permit or special use. The City understands this special permit reference is to the design review process and is not a reference to a conditional use permit. The City will address this as part of their Comprehensive Zoning Ordinance Update 3Per the Zoning Code Definitions: “Automobile camp means land or premises which is used or intended to be used, let or rented for occupancy by campers traveling by automobile or otherwise or for occupancy by or for trailers or movable dwellings, rooms or sleeping quarters of any kind. Automobile court means a group of two or more detached or semi-detached buildings containing guestrooms or apartments provided in connection therewith; which group is designated and used primarily for the accommodation of automobile travelers. See Del Rey Oaks Zoning Ordinance accessible at:
https://library.municode.com/ca/del_rey_oaks/codes/code_of_ordinances Chapter 4.0
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(Program C.3). This amendment will help reduce potential confusion and constraints to housing development.
Development Review Process and Timing: All City processing is completed consistent with the Permit Streamlining Act. Processing times for development review vary, based on the size of the project and the extent of environmental review required, and can range from one to two months for a minor permit, to six months to more than one year if an EIR is required.
The review and entitlement processes are initiated by the submission of preliminary project plans to the City staff for review and recommendation. If the permit is simple (such as a building permit with design review), the City staff at the front counter would hand out an application form and typically move to a hearing or action soon after submittal of required plans and documents. With a use permit or other such request, the applicant prepares and submits required materials. Within 30 days of initial submission, the City or contracting planning staff would prepare a preliminary staff review document and provide a copy of said document to applicants. Applicants typically respond to the preliminary staff review with the submission of additional plans and applications as necessary; then the City would schedule projects for review by the Planning Commission for consideration or approval (assuming that the project is exempt from environmental review).
If the environmental review of the project can be accomplished without the processing of an EIR or other CEQA documentation (Exemption, Negative Declaration, or Mitigated Negative Declaration), public hearing(s) are scheduled and held by the Planning Commission and, if necessary, by the City Council. The entire process is about 90 to 120 days if turnaround time by the applicant is reasonable (two to three weeks). The need for City Council action on a project approval (or an action otherwise related to a project) would add one to two months to the process. The need to prepare required environmental studies (Exemption, Negative Declaration, or Mitigated Negative Declaration) would typically add two or three months to the process. In the event that an EIR is required, an additional six months to one year of processing time would apply to the project.
Approval Process Overview: Per the Zoning Ordinance, the City’s design review board considers plans, architectural plans, and color material designations in all developments in residential districts which require (1) a variance; (2) a use permit; or (3) a building permit for a new building/structure or remodel that involves structural changes pursuant to Section 17.56.030 of the Del Rey Oaks Zoning Ordinance.
These discretionary approvals also require public noticing. Findings are required only if there is a variance and/or a use permit and are otherwise not required for design review. Per the City of Del Rey Oaks, most conditional use permits need Planning Commission approval and do not need to have findings. If required, per the City Zoning Code, findings are as follows: “The findings of the planning commission, except as otherwise provided in this section, need include only that the establishment, maintenance and/or conducting of the use for which the use permit is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort, convenience, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare or injurious to property or improvements in the neighborhood” (City of Del Rey Oaks Zoning Code Section 17.04.080). The City’s design guidelines process allows for flexibility for designs and approaches under which applicants can develop their projects. Multi-family residential Chapter 4.0
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development requires a conditional use permit in the City’s current Zoning Ordinance in commercial districts and design review is conducted during this process. The City has not received any applications for multi-family development primarily due to the limitation of available vacant land and severe water constraints. Design review process and application forms are available for review on the City’s website at https://www.delreyoaks.org/. The City’s design review and application forms are designed to be simple and easy to complete. City processing procedures are intended to keep decisions on projects within a reasonable timetable.
Zoning, Development Standards and Processing Analysis
Discretionary Permit Analysis
Requirements for a use permit for housing identified as an allowable use is considered a constraint to development of affordable housing. As the City has not had a new home built in the last ten years, this item has not yet been considered. As part of Programs C.1 and C.3, and to mitigate constraints that would impact development of affordable housing, the City is undertaking a Zoning Ordinance comprehensive update. Per Programs C.1 and C.3, site improvement standards and development procedures will be reviewed and, revised to ensure that such standards and procedures do not unnecessarily constrain the development, conservation, and rehabilitation of affordable housing.
In addition to the areas proposed revisions in the Zoning Ordinance to mitigate constraints identified in this section, the City will revise the zoning code to clarify no use permits are required for the allowable uses in the zoning code for residential uses in R-1 zone. There are no remaining areas of vacant land in the R-2 zone within the City limits, however, this zoning designation will also need a similar revision.
The City recently approved rezoning to allow residential uses in Sites 1 and 1a, with requirement for objective design review but no conditional use permit or use permit. The City review of the zoning ordinance will also review and amend ordinance requirements for conditional use permits for multifamily housing in zones that are intended to permit multifamily housing. Design permits may be required using objective design standards as discussed below.
Design Review Considerations
During the development of the 6th Cycle Housing Element programs, the City conducted an early evaluation of the design review guidelines and determined that a program to adopt objective development standards was needed. While the City found that the process was completed in a timely manner, and approval procedures and decision-making were not found to be subjective, there is subjective language in the Zoning Ordinance that could be seen as potential constraints.
The City is proposing a program to require revisions to the design review guidelines to ensure current language would not pose a future impact on housing supply and affordability due to subjective standards and language. The current findings in particular pose a potential constraint by requiring multifamily housing to meet subjective findings. The City is proposing Program D.8 to adopt objective standards and guidelines; this will address outdated findings to help improve development certainty and mitigate cost impacts.
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ADU Analysis
The City implements a ministerial approval procedure for ADUs. (As noted above, the R-1 and R-2 districts require a special use permit for accessory structures, which is required at the time of home construction.
The City considers definition of accessory structures as non-residential buildings, and these are not ADUs.) The City permits ADUs without any type of discretionary permits. The City’s ADU ordinance was adopted in 2021, and the requirements for ADUs have since been amended. The City has sent their existing ADU Ordinance for compliance review; comments were received by the City from HCD on August 14, 2024. The ADU Ordinance adopted by the City contains several references to code sections that were deleted by SB 477, effective March 25, 2024, after the ordinance was approved. The City Council reviewed the City response letter on September 24, 2024. The City is working with HCD on required changes to the ADU Ordinance and updates to meet State law.
Program C.2 proposes an amendment to the ADU Ordinance to be consistent with more recent state law after HCD review. This program also proposes the City will also amend the ADU Ordinance to clarify ADUs would be allowed in nonresidential zones e.g., mixed-used and commercial. Other amendments to the ADU Ordinance include the following items, consistent with HCD law and revisions requested:
• Update definitions and City ADU and JADU requirements per State law. • Add information to specify permit processing and limitation on requirements for design review. • Reference communication requirements during the application process. • Amend the ordinance to comply with design and height standards including second story units. • Revise language regarding ADU and JADU permit applications. • Add and clarify parking exceptions.
ADU Parking Analysis
Consistent with the revisions noted by HCD upon their review, the City has found the following items should also be added to the ADU Ordinance in the Del Rey Oaks Municipal Code to comply with State ADU law. Amendments to the ordinance will include parking exceptions for ADUs, including:
• Guest parking spaces shall not be required for an ADU under any circumstances (66322). • For ADUs in non-residential zones, parking areas would also be excluded from development (65852.2).
• An ordinance shall not require additional parking as a permit condition (66334(a)). • No parking is required if the ADU is located within an architecturally and historically significant historic district.
• No on-site parking is required for an ADU when a permit application for an ADU is submitted with a permit application to create a new single-family unit or new multi-family unit on the same lot.
Parking Analysis: Table 4-3b above identifies parking requirements for residential uses. Typically, the cost associated with parking construction (particularly covered parking) can be viewed as a constraint to Chapter 4.0
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affordable housing development, particularly for multi- family housing. The City’s parking requirements are designed to accommodate vehicle ownership rates associated with different residential uses.
However, Table 4-3b above identifies 1.75 spaces for each studio or one-bedroom dwelling unit. Requiring smaller bedroom types to provide 1.75 parking spaces is considered a constraint. Chapter 7.0 includes a program committing to reducing parking requirements for smaller bedroom types (e.g., one space per one-bedroom unit). Additionally, guest parking requirements (one space per unit) may be constraining to multi-family development. The City will review these parking standards as part of the comprehensive Zoning Ordinance update per Program C.3.
New state law requires additional reductions in parking requirements if the project is located close to public transportation. Per AB 2097, cities cannot impose a minimum automobile parking requirement on most development projects located within a half-mile radius of a major transit stop. Most of the city is not located within ½ mile from major transit stops4
.
To address potential constraints on development from parking requirements noted above, the City will review parking requirements for garage/covered parking for multifamily as a potential constraint on development as part of the comprehensive Zoning Ordinance Update.
Processing Time Analysis: Processing and application requirements do not form a constraint to provision of adequate housing. Although the City is small and has limited staffing, the City staff has a record of moving permits through the process with time periods typically shorter than comparable jurisdictions with much larger staff and resources. Design review has not been a constraint to processing or development.
The review is focused on design and not additional standards. At all times, the City is compliant with the Permit Streamlining Act in its application review, processing and approval timeframes.
The City does not often process projects requiring compliance with CEQA but maintains responsibility as Lead Agency under CEQA. Environmental compliance documentation uses CEQA tiering approach to reduce timeframes for compliance. In the recent experience of City processing and approving the Housing Element Update EIR, the City certified the EIR within eight months of the notice of preparation and within four months of submitting the 6th Cycle Housing Element Update to HCD. This document provides for tiering for future development to reduce constraints for affordable housing by reducing costs and time.
This tiering approach is consistent with the recommendations of public comments requesting expedited processing under CEQA. In addition to using tiering and previously approved CEQA documents, in all cases, the City reviews project applications and determines if an exemption or environmental clearance is available that would timing requirements, including streamlining determinations.
Approval Times and Lesser Density Requests: The City has had no requests to develop housing at densities below those identified in the allowable densities identified. As noted previously, no single-family home or residential development applications have been submitted to the City in the last decade or longer. Therefore, there is no history of length of time between receiving approval for a housing development and submittal of an application for building permits. With the small size of the City, 4Per Appendix A, Affirmatively Furthering Fair Housing Assessment and Figure A15, Del Rey Oaks has zero High Quality Transit Stops in the city and only a small area of the western portion of the city is within 1/2 mile of a High-Quality Transit Area.
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processing for the building permits that are issued (i.e., for ADUs or structural home improvements) is efficient and timely.
Building Codes
Building Codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical improvements. The Del Rey Oaks Building Department contracts with an experienced inspector to provide plan checks and inspections. The Del Rey Oaks Building Department enforces the currently Uniform Building Code and the California amendments, as established by the State, and has little control over these standards. Building Code enforcement is conducted through scheduled inspections of new construction, remodeling, and rehabilitation projects, and upon resale or transfer of ownership of residential property. Inspections are also conducted in response to public complaints or an inspector's observation that construction is occurring without proper permits. Local enforcement of these codes does notsignificantly add to the cost of housing in Del Rey Oaks. There are no local amendments to the Uniform Building Code.
Site Improvements and Building Requirements
At present, public facilities in Del Rey Oaks are adequate to meet the needs of existing and projected growth in the community. Although building codes can increase the cost of development, they provide a key mechanism for the City to protect the health, safety, and welfare of its citizens. Code enforcement is carried out by the City’s building inspector.
There are no identified off-site improvements other than the provision of utilities to the site. Each unit, principal and auxiliary second units, (such as a guest house) must be provided with separate utility hookups and meters, and no occupancy of the unit shall take place until all utilities are provided. 5 Fees and Exactions
Table 4-4 summarizes the average fees for both single-family and multi-family units in Del Rey Oaks. Fees include the following: planning and environmental review; building permits; use permits; grading permits; and permits for electrical, mechanical, and plumbing, among others. The school impact fee is levied by the Monterey Peninsula Unified School District and is not levied by the City.
Table 4-4
City of Del Rey Oaks Current Fee Schedule
Department Fee
Planning Department
Architectural Review Committee Review:
Commercial
Major New commercial $1,990
Minor Commercial additions, remodels, exterior tenant
improvements, etc. $620
Residential
Major New one or two-story buildings, or second-story additions $840 Minor One-story additions, exterior alterations to one-story buildings or one-story of a two-story $200
5 Chapter 17.70 of the Zoning Code implements the various state laws related to the development of accessory dwelling units.
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Table 4-4
City of Del Rey Oaks Current Fee Schedule
Department Fee
Architectural Review Committee Sign Review:
Major Large monument signs, multiple freestanding signs, pole signs, internally illuminated signs $680
Minor All signs not included above $120
Architectural Review/Solar Panels No Fee
Appeal Fees
Appeals of Planning Commission Decisions to City Council $370 Appeals of Staff Decisions/Home Occupation Permits $170 Environmental Review
Environmental Impact Report Contract price + 17%
Environmental Initial Study Leading to a Negative Declaration (Excludes Fish and Game Fee and technical studies) $3,570 Environmental Exemption $100
Use Permits
Master Projects requiring environmental review and/or multiple permits $4,000 deposit
Major Commercial, industrial, multi-family $2,990
Minor Single-family residential uses $820
Permits
Home Occupation (Business) Permit due every year $150
Home Occupational Use Permit Application Fee $10
Permit Extension $780
Reopen Permit $850
Special Permits (Temporary use) $280
Special Sign Permit (Temporary window/banner sign) $170 Investigative fee for work without permit(s) Cost of the permit Missed Inspections or work not complete $95/hour
Electrical/Plumbing/Mechanical Permit $125
Grading Permit Fee $120
Tree Removal/Significant Alteration Permit $50
Residential Property Inspections Reports - Single Family Dwelling $250 Duplicate Job Card $25
Variance Permit
Master Multiple variances for commercial, multi-family or industrial projects $1,410
Major One variance (coverage, height, parking adjustments) for commercial, multi-family or industrial sites $980
Minor One variance - residential fences, setbacks, parking, etc. $820 Engineering
Encroachment Permit (Residential) $250
Encroachment Permit (Commercial) $300 plus 2% of cost of public improvements requires plan check
Street Opening Permit (Residential) $250
Street Opening Permit (Commercial) $300 plus 2% of cost of public improvements requires plan check
Driveway, Curb, Gutter, Sidewalk Permit $150
Construction Activity Road Impact Fee 1% of the sum of the building permit's project valuation
Storm Water Review & Inspection Fee $250 plus $95/hour for plan review & inspection
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Table 4-4
City of Del Rey Oaks Current Fee Schedule
Department Fee
Zoning Permits
R-1 District $100
D District (Condo.) $100
Hotel/motel/multi-family $200
1-7 units $925
8-36 units $125/unit
>36 units Negotiated fee for cost of planning
service
Commercial & Industrial
<15,000 square feet $500+140 K/sf
>15,000 square feet Negotiated fee for cost of service
Additional meetings $400
Reclassification or Rezoning
Major text alterations of existing sections $1,500 Deposit/cost of service Minor text addition of new section $1,000/1st section charged +$300 for each additional section
Standard Subdivision Map
Tentative $1,800+$100/lot
Exceptions $700/lot w/exceptions
Minor $1,600
Exceptions $700/lot w/exceptions
Additional meetings for minor text amendments $120
Final Map
Processing $750+$60/lot
Parcel Map $600 per map
Lot Line Adjustment $1,000
General Plan Amendment
Minor Text alterations of existing sections Contract Cost plus 10% Major Text addition of new sections Contract Cost plus 15% Development Agreements
Consultant fee, plus 30% of consultant fees to cover normal staff costs, plus 15% of consultant fee as a contingency fund to cover unanticipated costs, plus duplication. These fees shall be considered advances, and should the actual cost be less than the fee advanced, the excess shall be returned to the applicant; should the actual cost be more than the fee advanced; the difference shall be paid by the applicant.
Applicant shall, in addition to those fees listed in this fee schedule, pay the actual cost of legal advertising.
It is the City policy and requirement that processing of development or planning projects be fully cost recoverable. Application fees are intended to reimburse the City for minimal costs incurred for the normal or routine amount of time necessary to process applicant's requests. If additional or other unusual time in required on a particular project, then the developer/applicant will be charged for these additional costs to the City, plus a 30% administrative overhead fee.
Table 4-4 is the current City’s fee schedule and is available on the City’s website available at:
https://www.delreyoaks.org.
City Fees and Exactions Summary Analysis: The City’s fees are reasonable and consistently lower than neighboring or similar jurisdictions. The City fee schedule cited above is current and made available at the City Hall and also on City’s website. City fees and regional fees noted below do not pose a constraint to provision of affordable housing. Del Rey Oaks is a small, nearly built-out city; the staff is very small, and the workload of City staff is high. However, the City has been able to respond to all applications in a timely Chapter 4.0
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manner as noted above and staffing is supplemented with contract planners for larger projects. City staffing, fees, and processing time are not considered a constraint to development of housing based upon the history of response of the City on projects overall, the reasonableness of fees identified, the limited exactions for development, and the short time for projects to be processed as discussed above.
Regional Fees
Table 4-5 provides an estimate of development fees that are collected by other agencies for residential development within the City. Table 4-4 identifies the City imposed fees. Currently, the City does not charge any City-wide development impact fees on new residential development. However, there are regional agency fees depending on the area and development.
Table 4-5
Development Fees Collected by Other Agencies
Utility Type Provider Name Single-Family
Project1
Multi-family
Project2
Affordable
Project3
Water
Monterey Peninsula Water Management
District (MPWMD)
$6,194
($210 + $273/
fixture unit)
$108,318
($210 + $273/
fixture unit)
$1,166
($210 + $137/
fixture unit)
California American Water Company (Cal-Am) $5,000 Actual cost $3,000 Marina Coast Water District (MCWD) $4,526 $81,468 $4,526 Sewer Monterey One Water (M1W) $3,506 $63,099 $1,800
Marina Coast Water District (MCWD) $2,333 $41,994 $1,000 School Monterey Peninsula Unified School District
(MPUSD)
$6,720
($3.36/sq. ft.)
$4,032
($3.36/sq. ft.)
$6,720
($3.36/sq. ft.)
Transportation Transportation Agency for Monterey County (TAMC) $4,291 $54,239 $2,0511
Assumptions:
1. Single-family development based on 2,000 square feet.
2. Multi-family development based on 1,200 square feet at 18 units.
3. Affordable cost per equivalent development unit (edu), 400 square feet garage per unit is used for Building Permit Fees Estimation; in order to meet Affordable Standards for sewer, units must have maximum 7 fixture units (1 bathroom, no dishwasher or clothes washer). Traditional residential has 22 fixture units (2 bathrooms, dishwasher, clothes washer).
4. TAMC fees (https://www.tamcmonterey.org/development-impact-fees) shown are for single-family unit, for 18 apartment units, and for a moderate-income condominium unit.
For example, the Transportation Agency for Monterey County (TAMC) established a Regional Development Impact Fee (RDIF) program to address required mitigation for traffic impacts. Del Rey Oaks is within Zone 3 of the RDIF program, serving the Greater Monterey Peninsula Planning Area. In Zone 3, fees were $481 per trip (2022). The City recognizes the regional fees are imposed to recover or address regional infrastructure; while not within the City’s control, the fees are appropriately charged for infrastructure provided. All other jurisdictions have comparable regional fees. The City complies with the new transparency requirements for posting all zoning, development standards and fees on the City’s website. The full set of City fees identified above is the current City’s fee schedule and is available on the City’s website.
Although development and permitting fees add to the cost of new residential development, the fees currently charged by Del Rey Oaks are in line with or lower than fees charged in neighboring cities. The pro-rata share of fees are based on comparable information provided by area cities. It is estimated that Chapter 4.0
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on average, fees for a single-family residence or for a multifamily unit constitute no more than ten percent of the building valuation (excluding land cost).
Overall Fee Summary Analysis: Fees that are considered above include various impact fees (water, sewer, school, etc.,) as part of fee estimate in Table 4-5, above. Combined with City fees in Table 4-4, fees for a single-family residence or for a multifamily unit constitute no more than ten percent of the building valuation (excluding land cost) and including all water, sewer, and school fees.
Manufactured Homes
Per Government Code section 65852.3, the installation of manufactured homes is allowed as a by-right use, subject to design standards, on lots zoned for single-family dwellings. Homes constructed in a controlled factory environment and that adhere to federal construction codes are known as manufactured homes. Following construction, these single- family structures are moved to the home site and set up. The degree of assembly to be completed on the home site depends on the manufacturer, but manufactured homes are typically delivered as panels or sections.
Compliance with Requirements for Manufactured Housing
The City complies with all state law in relation to manufactured homes. No constraint to development of manufactured housing is evident in City code or processing. The City does not have any development standards, code or processing requirements under that directly or indirectly impact the provision of manufactured homes, as documented above. Manufactured homes are allowed by-right on lots zoned for single family dwellings; manufactured homes on a permanent foundation are allowed in the same manner as single-family homes. Compliance with this requirement cannot be demonstrated by past practice, as there have been no requests for manufactured housing for the previous decade. However, City Manager and City Building Inspector both confirmed compliance with this existing law.
Locally Adopted Ordinances
The governmental constraints section of the housing element must also include analysis of any locally adopted ordinance such as an inclusionary or short-term rental ordinance that directly impacts the cost and supply of residential development.
The City of Del Rey Oaks has a short-term rental ordinance that isin place to ensure that full-time residents are not adversely affected by short-term renters. Thisregulation states that generation of noise, vibration, glare, odors or other effects that unreasonably interfere with any person’s reasonable enjoyment of their residence shall not be allowed. The City also requires fees to pay for the short-term rental license, which is administered by the City Manager and must be renewed annually. There are currently three properties available for short-term rentals on the popular website, VRBO.com, in Del Rey Oaks. The small number of short-term rentals in the City are not significant enough to directly impact the cost and supply of residential development. The City does not have an inclusionary housing ordinance and complies with State Density Bonus laws.
Del Rey Oaks has no other requirements related to growth that would preclude the City from meeting its regional housing needs. The City does have local amendments to the California Building Code; however, Chapter 4.0
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these amendments refer to extension of building permits due to factors outside of the applicants’ control.
They essentially give the applicants more leeway to try and promote housing development, so it would not block the development within the City. The City has no other requirements and does not have any growth controls.
Locally Adopted Ordinances Summary Analysis:
The City of Del Rey Oaks Zoning Ordinance accommodates a range of housing types, both conventional and non-conventional, in the community. Permitted housing types include single-family residences (including manufactured homes), multi-family housing, ADUs, secondary dwellings, mobile homes, and live-work housing. The City does not have any locally adopted ordinances that directly impact the cost and supply or residential development (e.g., inclusionary requirements, short term rentals, growth controls), as documented above.
Constraints on Development
The following identifies current City regulations and analyzes the constraint; follow up programs and adherence to State requirements that can mitigate these identified restrictions. • Current Regulations: The City does not impose undue constraints or fees that would limit or constrain affordable housing. New development of housing is constrained by external forces within the City area (the very limiting water allocation system for individual homes within the City under MPWMD). The entire region within MPWMD has severe limitation on water availability and therefore causes constraint and limits development of residential or commercial lands in the City.
Due to the Monterey Peninsula's limited water resources, the City does not have water credits available for allocation. All private property development that requires a water permit is limited to the water credits associated with the specific site. The Monterey Peninsula's water agencies and providers are diligently pursuing the development of new water sources and projects to deliver water to jurisdictions. The timing of when additional water will be available for allocation to individual properties is uncertain at this time. The City has and will continue to work with other peninsula jurisdictions, Cal Am, and the MPWMD to help advance future water supply allocation and delivery to the City.
• Consistency with State Law: The City’s Zoning Ordinance is not current on State law in reference to density bonuses. The City is reviewing its Zoning Ordinance for this and other provisions of recent updates to State statutes to ensure the City is meeting all new state law. (See Chapter 7.0 Housing Plan). In any case, communities either adopt their own ordinance in compliance with new State law, or State law preempts local ordinances. The City proposes a program to ensure consistency with State law and compliance with requirements for Density Bonuses. (Refer to Program B.5, Chapter 7.0 Housing Plan6
.)
6 The 5th Cycle Housing Element proposed adoption of a Density Bonus Ordinance consistent with state law. The City did not complete adoption of the Density Bonus Ordinance.
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City Development Standards and Zoning for Special Housing Needs Housing Accessibility for the Persons with Disabilities Housing elements are required to analyze potential and actual governmental constraints to the development of housing for persons with disabilities, demonstrate efforts to remove identified government constraints, and include programs to accommodate housing designed for disabled persons.
As noted in the Special Needs section of the Housing Needs Assessment Report, persons with disabilities have a number of housing needs related to accessibility of dwelling units; access to transportation; employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive services. The Land Use Element of the General Plan does not restrict the siting of special need housing.
The City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility.
Zoning and Land Use
State and federal laws encourage an inclusive living environment where persons of all walks of life, with or without special needs, have the opportunity to find suitable housing. The Del Rey Oaks Zoning Ordinance (Chapter 17.08 through 17.40) permits a range of housing types suitable to special needs groups with and without the approval of a special use permit. As part of the update of the housing element in 2019 and 2022, the City conducted a review of its zoning laws, policies and practices for compliance with fair housing laws. This constraints analysis examines the City of Del Rey Oaks zoning provisions, building codes, and permitting processes or procedures. The City has not identified any zoning or other land-use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals.
Mitigating Constraints City Development Standards/Zoning Code The following discussion provides examples of the ways in which the City facilitates housing for persons with disabilities through its regulatory and permitting processes. Also included are areas where the City is proposing programs or methods to ensure accessibility is not hampered by zoning or regulations. Chapter
7.0 Housing Plan of this Housing Element also proposes specific actions and implementation schedules to remove any potential impediments on persons with disabilities.
Efforts to Remove Regulatory Constraints for Persons with Disabilities The City does not impose additional zoning, building code, or permitting procedures on small group homes other than those allowed by State law. The State has removed any City discretion for review of small group homes for persons with disabilities. There are no City initiated constraints on housing for persons with disabilities caused or controlled by the City. The City does not restrict occupancy of unrelated individuals in group homes and does not define family by limiting numbers or other requirements or enforce a definition in its zoning ordinance. Small group homes are permitted without regard to distances between such uses or the number of uses in any part of the City. The General Plan Land Use Element and designations do not restrict the siting of special needs housing. The City’s Zoning Ordinance definesfamily in a barrier free definition, per state law, and, hence, does not appear to restrict access. However, per Chapter 4.0
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HCD comment letter the City has added a requirement under Program C.3 to confirm definition is per State Law, and if not, to amend the definition of family to be consistent with the barrier free definition cited in the HCD letter.
Reasonable Accommodation
Under State and Federal law, local governments are required to “reasonably accommodate” housing for persons with disabilities when exercising planning and zoning powers. Jurisdictions must grant variances and zoning changes, if necessary, to make new construction or rehabilitation of housing for persons with disabilities feasible but are not required to fundamentally alter their Zoning Ordinance. The City currently processes requests for reasonable accommodation for disabled persons via a variance, only if required.
Typically, due to the small size and community, the requests are handled over the counter and through the City staff and building inspector (contract position). Variances to accommodate requests such as special structures or appurtenances (i.e., access ramps or lifts) needed by persons with physical disabilities are not typical. While variances to standards and applications may be handled through an administrative procedure, the standard used to evaluate such deviations conflicts with laws applicable to housing for persons with disabilities.
While City Staff takes into consideration the provisions of the California Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants modifications and deviations from the Zoning Code to accommodate the needs of persons with disabilities, the City does not have a Reasonable Accommodation Ordinance. The element includes a program (see Chapter 7.0, Program D.9) to establish a written and administrative reasonable accommodation procedure in the zoning code for providing exception for housing for persons with disabilities in zoning and land use. The procedure will specify eligibility, standards and regulations covered by the reasonable accommodation procedure, and extent of relaxation provided, consistent with State law7 .
• The City implements and enforces Chapter 11, 1998 California Code. The City provides information to all interested parties regarding accommodations in zoning, permit processes, and application of building codes for housing for persons with disabilities. • The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements. Such retrofitting is permitted under Chapter 11, 1998 version of the California Code. Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.
• This Housing Element includes Programs D.2 and D.9 in Chapter 7.0 for the City to adopt and process Reasonable Accommodation requests through an administrative review process. 7 The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities.
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The City shall work to revise its Zoning Ordinance based upon the following findings, to better facilitate and encourage the development of housing for persons with disabilities:
• Section 17.36.010 allows porches, outside stairways, or terraces to extend up to three ft. into any required side yard. This section does not specifically reference ramps needed for accessibility by disabled persons; however, ramps up to 30 inches in height are allowed without a building permit or administrative approval. Finally, the element includes Program D.3 to amend zoning and clarify at Section 17.36.010 of the zoning ordinance that retrofitted access ramps are permitted in setback areas. Allowing ramps as a permitted encroachment into required front and rear yards will ensure accessibility for persons with disabilities. • Parking standards for housing for disabled persons are the same as all for residential development. Tables 4-1 to 4-3 provide parking requirements for the City. This Housing Element includes Program D.3 to reduce the parking requirement for affordable housing projects, including for senior housing and disabled housing; this program was included in the previous Housing Element. Chapter 7.0 of this Housing Element 2023-2031 carries this policy forward.
Building Permits and Processing
The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. The City’s requirements for building permits and inspections are the same as for other residential projects and are designed to be straightforward and not burdensome to the applicant. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.
The City does not impose special occupancy permit requirements or business licenses for the establishment or retrofitting of structures for residential use by persons with disabilities. If structural improvements were required for an existing group home, a building permit would be required. If a new structure was proposed for use as a group home, design review would be required as for any other new residential structure. The City design review process has not been used to deny or substantially modify a housing project for persons with disabilities to the point where it is no longer feasible. All residential projects in the City require the same level of design review.
Building Codes
The City provides reasonable accommodation for persons with disabilities in the enforcement of building codes and the issuance of building permits through its flexible approaches to retrofitting or converting existing buildings and construction of new buildings that meet the shelter needs of persons with disabilities. The Del Rey Oaks Building Department enforces the currently required Uniform Building Code and the California amendments, as established by the State. The City’s building code requires new residential construction to comply with ADA requirements. State law requires buildings consisting of three or more units to incorporate design features, including: 1) adaptive design features for the interior of the unit; 2) accessible public and common use portions; and 3) sufficiently wider doors to allow wheelchair access. These codes apply to all jurisdictions and are enforced by federal and state agencies.
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Universal Design Element
The City has not adopted a universal design ordinance governing construction or modification of homes using design principles that allow individuals to remain in those homes as their physical needs and capabilities change. The City has added the development of a Universal Design Element as Program D.7 (see Chapter 7.0) during this planning period. The City will refer to the HCD website to develop guidelines and a model ordinance consistent with the principles of universal design.
Emergency Shelters, Transitional and Supportive Housing Emergency Shelters
The analysis must also address meeting the needs of supportive housing, transitional housing, and emergency shelters. In accordance with existing law, transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone (Gov. Code, section 65583, [a][5]).
State law requires that all communities allow for the siting of an emergency shelter for homeless persons.
An emergency shelter is a facility that houses persons on a short-term basis who are either homeless or recovering from domestic violence. California Health and Safety Code (section 50801) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” In effect since January 1, 2008, Senate Bill (SB) 2 requires the City to allow emergency shelters without any discretionary action in at least one zone that is appropriate for permanent emergency shelters (e.g., with commercial uses compatible with residential or light industrial zones in transition), regardless of its demonstrated need (Cedillo, 2007). The goal of SB 2 was to ensure that local governments are sharing the responsibility of providing opportunities for the development of emergency shelters. To that end, the legislation also requires that the City demonstrate site capacity in the zone identified to be appropriate for the development of emergency shelters. The City updated its Zoning Ordinance to allow emergency shelters as permitted use in the C-1 district (Chapter
17.24 and Chapter 17.80 of the City of Del Rey Oaks Zoning Ordinance).
Emergency Shelters Discretionary Action and Parking Requirements Emergency shelter parking requirements must comply with AB 139/Government Code section 65583, subdivision (a)(4)(A) which generally limits parking requirements to the amount need for staff or include a program to comply with this requirement. In compliance with AB 139, the City of Del Rey Oaks Zoning Ordinance, Chapter 17.80, stipulates that parking facilities will be designed to allow one space per staff member of the emergency shelter. Additionally, a minimum of four bicycle spaces must be provided.
According to the Del Rey Oaks Zoning Ordinance, Chapter 17.80, emergency shelter facilities shall provide parking spaces on the basis of one spot per employee, and at least four bicycle parking spaces shall be provided. The City is consistent with Section 65583(a)(4) of the California Government Code.
AB 2339 and City Compliance: As of March 31, 2023, AB 2339 (2022) is now applicable to the City and must be addressed in the element.
8 AB 2339 (2022) specifies how cities and counties plan for emergency 8 HCD, 2022. https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/ab2339-notice.pdf.
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shelters and ensure sufficient and suitable capacity. AB 2339 is a statute amending State Housing Element Law regarding identification of sites for emergency shelters. The amendments, specifically to government code section 65583, subdivision (a)(4), are as follows:
• The definition of “emergency shelters” now includes other interim interventions including navigation centers, bridge housing, and respite/recuperative care. • Emergency shelters with zoning designations allowing shelters as a permitted use without a conditional use or other discretionary permit must also allow residential use. Local governments must demonstrate the adequacy of sites designated to accommodate emergency shelters, specifically they must identify these shelters are near amenities and services for those experiencing homelessness.
• Provides a calculation methodology for determining the sufficiency of sites available to accommodate emergency shelters in the identified zoning designation. Requires analysis of any adopted written objective standards for potential government constraints. • Local government owned properties may be included if the analysis demonstrates that these sites will be made available for emergency shelters during the planning period, are suitable for residential use, and are located near amenities that serve people experiencing homelessness.
Analysis AB 2339 City Compliance for Emergency Shelters: The City’s compliance with AB 2339 is discussed below, applicable zoning, appropriateness of sites available, and capacity to accommodate emergency shelters.
• Zoning: The City amended its Zoning Ordinance to allow for the emergency shelters in the City’s C-1 zoning district without discretionary action consistent with State law. Per the requirements of AB 2339, emergency shelters are permitted in the C-1 zone without discretionary action under the existing ordinance. The C-1 zone also allows for residential uses, per zoning code Chapter
17.24, and there is ample area of C-1 zoned lands available as vacant or underutilized land for provision of emergency shelters. All uses permitted in any R District without regard to securing any use permit, are permitted in C districts (Chapter 17.20.020.1 of the City of Del Rey Oaks Zoning Ordinance). No use permit is required for emergency shelters under the current ordinance in the commercial district.
• Suitability/Appropriate Sites: The City contains approximately 111 acres of land designated as C1 zoned parcels, not including former Fort Ord area. All areas are within a mile of transit stops and community services. The area of the C-1 District and parcels contain adequate area, parking, nearby transit, and are located within close proximity of services. The small size of the City ensures the sites provide adequate opportunity (walkable to transit stops and nearby services).
These areas of the City are within and adjacent to Canyon Del Rey Boulevard, near the city’s main transit route with bus stops near or directly adjacent. Sites are not vacant; however, existing uses would not impede additional development. Properties are underutilized with large areas; buildings include general office or commercial uses in this zone and have public utilities and services appropriate for habitation. There are several grocery stores within 1 mile of the City, including the Safeway located within the City boundaries. The nearest library is the Seaside Branch Chapter 4.0
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Library of the Monterey County Library system, located 0.4 miles from the City. There are several healthcare facilities within 1 mile of the City, particularly in the Ryan Ranch Office Park located to the southeast.
• Additional Capacity: In addition, vacant Sites 1 and 1a. Sites 1 and 1a have been declared as surplus properties under the requirements of the Surplus Land Act and provide additional sites outside the City center for future development. AB2339 allows the inclusion of City owned property if these sites meet the established requirements. While the available C-1 zoned properties have more than adequate area, capacity and availability, the former Fort Ord site can also provide emergency shelters. These sites are currently zoned as commercial/visitor serving with a residential development overlay. These sites total over 240 acres of vacant land that has been planned for development in approved City and regional planning documents. There is additional adequate development capacity on these properties. • Conclusion: Together with the acreage currently zones for C-1 in the developed City, the City of Del Rey Oaks has proven capacity and suitability for provision of emergency shelters, consistent with AB2339.
Required Updates: Currently, Chapter 17.80 of the City of Del Rey Oaks Zoning Ordinance does not include the above updated elements as laid out in AB 2339. Specifically, the City’s definition of emergency shelters as stated in Chapter 17.80.020 has not been expanded to include ‘other interim interventions including navigation centers, bridge housing, and respite/recuperative care.’ Chapter 17.80 of the zoning ordinance will be updated as needed for AB 2339 consistency. Amendments to require that zoning allowing emergency shelters also allow mixed uses that permit residential development and amend the definition of “emergency shelters” to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.. Refer to Program D.4.
Transitional and Supportive Housing
“Transitional housing” and “transitional housing development” mean buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months (Health and Safety Code Section 50675.2). Transitional housing is typically housing for individuals or families who are transitioning to permanent housing, or for youth who are moving out of the foster care system. Residents of transitional housing are usually connected to rehabilitative services. “Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to on- or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (Health and Safety Code Section 50675.14). “Permanent supportive housing” refers to housing that is affordable, service-enriched, and allows formerly homeless clients to live at the facility on an indefinite basis.
State law requires the consideration of both supportive and transitional housing as residential uses that must only be subject to the same restrictions that apply to similar housing types in the same zone. In Chapter 4.0
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addition, AB 2162 (2018) requires supportive housing to be a use by right in zones where multi-family and mixed- uses are permitted if the development meets certain requirements. The Zoning Ordinance does not identify zones that will allow the development of supportive or transitional housing. Both transitional and supportive housing types must be explicitly permitted in the Zoning Code pursuant to State law.
Currently, transitional housing may be permitted as a conditional use in the commercial and residential multi-family districts.
9 Program C.3 in Chapter 7.0 proposes to establish both supportive and transitional housing uses by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses pursuant to Government Code section 65651, and to establish a permit process that is only subject to those restrictions which apply to other residential uses of the same type in the same zoning district. The implementation program will result in a revision to the Zoning Ordinance to bring it into consistency with State law. Specifically, the revised program(s) commits the City to allowing group homes of seven or more in any zone that permits residential uses and only subject to those restrictions that apply to similar residential uses.
Single-Room Occupancy (SRO)
The U.S. Department of Housing and Urban Development (HUD) defines a Single Room Occupancy Unit (SRO) as a residential property that includes multiple single room dwelling units. Each unit is for occupancy by a single eligible individual. The unit need not, but may, contain food preparation or sanitary facilities, or both. SRO units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Currently, the City’s Zoning Ordinance does not contain provisions for SRO housing. AB 2634 mandates that local jurisdictions address provisions for extremely low-income households, including single room occupancy units, which the City seeks to address via amending an existing program in the previous Housing Element.
The City will amend the Zoning Code to accommodate special needs housing, which would include consideration of amendments to address single room occupancy units in residential zones pursuant to State law (see Chapter 7.0 Housing Plan).
Employee Housing
The California Employee Housing Act requires that housing for six or fewer employees be treated as a regular residential use. The Employee Housing Act further defines housing for agricultural workers consisting of 36 beds or 12 units should be treated as an agricultural use and permitted where agricultural uses are permitted. However, the City has no agricultural zones and does not allow for agricultural uses within any zoning designations. The City is still subject to the employee housing requirements of the Employee Housing Act. As part of the comprehensive Zoning Ordinance update, the City will amend the 9 Currently, transitional housing would be allowed with a use permit in the R-1 district (two-family dwellings), and in the R-2 district (dwelling groups and multiple dwellings) without a use permit, and in the C-1 districts with a use permit (dwelling groups, multiple dwellings, public or quasi-public uses appropriate to the C-1 zone, and any other use not specifically defined, all with a use permit). However, the City’s zoning regulations do not explicitly identify transitional and supportive housing as allowable uses in the City’s residential or commercial zones. Programs in this Element are proposed to allow these housing types as an allowed use in one or more of the zoning districts. (See Chapter 7.0 Housing Plan).
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Zoning Ordinance by the end of 2025 to include provisions for housing per the requirements of the California Employee Housing Act.
Assisted Units at Risk of Conversion to Market Rates
Section 65583(a)(8) of the State Government Code requires the analysis of and a program for preserving assisted housing developments that are eligible to change to market rate housing during the next 10 years and to adequately plan for preventing or minimizing tenant displacement and reduction in the local affordable housing stock. Within the City of Del Rey Oaks, there are no assisted housing developments; therefore, there is no risk of conversion of assisted housing units to market rate units.
Mitigating Constraints City Development Standards/Zoning Code Based upon this review of the City’s standards, the following amendments will be considered (see Chapter
7.0 Housing Plan in this Housing Element for further discussion):
1) Support efforts of public and private groups providing housing for the elderly and disabled, including assistance with obtaining permits, or where appropriate, waiving City fees or regulatory requirements.
2) Conduct a review of the Zoning Ordinance for special needs housing and remove any additional identified constraints to ensure that reasonable accommodations are provided with regard to special needs housing.
3) Amend the Zoning Ordinance to ensure that transitional and supportive housing is allowed in the same way other residential uses are allowed in all zoning districts allowing residential uses. 4) Amend the Zoning Ordinance to conditionally permit SRO housing in the C-1 zone. Consistent with the California Employee Housing Act, amend the Zoning Ordinance to update standard that requires that housing for six or fewer employees be treated as a regular residential use, or as otherwise consistent with State law under the California Employee Housing Act. 5) Review the emergency shelter standards under Chapter 17.80 of the Zoning Ordinance and update ordinance requirements consistent with updated elements identified above in AB 2339.
Program C.3 describes actions the City will take to amend the zoning code to allow Transitional and Supportive Housing and extremely low- income units that may include single room occupancy units.
Programs D.2, D.3, and D.9 includes actions the City will take to amend the Municipal Code to accommodate special needs housing, which will include consideration of amendments to address single room occupancy units in residential zones pursuant to State law.
Overall Programs. The City in Chapter 7.0 commits to conduct a comprehensive review of the Zoning Ordinance to ensure that housing types for disabled are not excluded from residential zones, most notably low-density or single-family zones, which can constrain the availability of housing choices for persons with disabilities. Requiring these housing types to obtain a special permits and potentially subjecting housing for persons with disabilities to higher discretionary standards is generally considered a constraint.
Additional Zoning Code revisions are noted on previous pages (Zoning, Development Standards and Processing Analysis) and in the programs of Chapter 7.0 Housing Plan.
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Non-Governmental Constraints
State law requires Housing Elements to analyze potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land and the cost of construction. Non-governmental constraints are those generated by the private sector and which are beyond the control of local governments. Some of the impacts of non-governmental or market constraints can be offset to a minimal extent by local governmental actions, but usually the effects are very localized and have little influence on the total housing need within the jurisdiction or market area. In addition to environmental constraints, such as water supply, non-governmental constraints to affordable housing in Del Rey Oaks consist of three major factors: price of land, availability of financing, and cost of construction.
The major barrier to providing housing for all economic segments of the community concerns the nature of the housing market itself. The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. State law requires that the housing element contain a general assessment of these constraints. The primary market constraints to the development of new housing are the costs of constructing and purchasing new housing. These costs can be broken down into three categories: land, construction, and financing. The City has a limited ability to influence these factors.
Land costs are impacted by the number of adequate sites that are available. Regional demand and costs have a great impact on land costs. Construction and financing costs are also determined at the regional, State, and national levels by a variety of private and public actions that are not controlled by the City. The following paragraphs briefly summarize these components of the local market and the statewide market.
Financing Costs and Availability
Financing costs are subject to fluctuations of national economic policies and conditions. The cost of money for site preparation and construction is a very important determinant of the initial cost to the purchaser.
Mortgage rates have an even more dramatic effect on the cost of housing to the homebuyer and on the cost of constructing rental units. Interest rates are ultimately passed on to the renter by the apartment owner. Recent interest rates have been low enough to allow an increase in building activity regionally; however, a significant portion of the population has still been precluded from participation in the market.
There is always a concern that interest rates will increase again during future years and that such increases may result in a slowing of construction activity.
Fluctuating interest rates can have a particularly dramatic effect on the building industry when mortgage rates increase between the start of construction and the completion of a project. Following several years of historically low interest rates, as shown in Table 4-6, interest rates have risen substantially. Interest rates on typical home loans are shown for 2019.
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Table 4-6
Interest Rates in 2019
Product Interest Rate Annual Percentage Rate (APR)
Conforming and Federal Housing Administration (FHA) Loans 30-Year Fixed Rate 3.625% 3.748%
15-Year Fixed Rate 3.125% 3.306%
7/1 ARM 3.250% 3.881%
5/1 ARM FHA 3.250% 3.994%
Jumbo Loans – Amounts that exceed conforming loan limits 30-Year Fixed-Rate Jumbo 3.625% 3.678%
15-Year Fixed-Rate Jumbo 3.250% 3.326%
7/1 Adjustable-Rate Mortgage (ARM) Jumbo 2.875% 3.650%
Notes: Conforming loan is for no more than $417,000. A jumbo loan is greater than $417,000. Source: www.wellsfargo.com, August 19, 2019.
Recent increases in mortgage rates have reduced affordability for homes in the City and region. According to the California Association of Realtors’ 2020 Housing Affordability Update, the median price for a singlefamily home in Monterey County is $830,000 and the average family would need to earn $149,600 a year to afford the monthly housing payment of $3,740. The average income level for low-income families of four in Monterey County is $77,500, and the moderate-income level for a family of four is $97,900. The price of housing and obtaining permanent financing for qualified homebuyers pose two major constraints. .
Interest rates declined overall from late 2018 until early 2022. Recently, interest rates have increased significantly, with a sharp increase starting in January 2022 as seen in the illustration above.
The availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan applications for home purchases, improvements andrefinancing. Table 4-7 summarizes the disposition of Chapter 4.0
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loan applications submitted to financial institutions in 2017 (the most recent HMDA data available) for home purchase, refinance, and home improvement loans in Del Rey Oaks and Monterey.
Table 4-7
Disposition of Home Loans (2017)
Loan Type Total Applicants Percent Approved Percent DeniedPercent Other Del Rey Oaks
Government-Backed Purchase 4 50.0% 0.0% 50.0%
Conventional Purchase 16 87.5% 0.0% 12.5%
Refinance 47 63.8% 12.8% 23.4%
Home Improvement 7 57.1% 14.3% 28.6%
Total 74 67.6% 9.5% 23.0%
Monterey
Government-Backed Purchase 49 65.3% 12.2% 22.4%
Conventional Purchase 422 73.2% 7.8% 19.0%
Refinance 599 57.3% 18.9% 23.9%
Home Improvement 70 70.0% 15.7% 14.3%
Total 1,140 64.3% 14.3% 21.4%
Price of Land
Land costs in Del Rey Oaks are higher than most of California and lower than other coastal communities in the County and neighboring counties. The price of housing in the City has risen since the late 1970s at a much faster rate than household income. Contributing factors are the costs of land, materials, labor, financing, fees and associated development requirements, sales commissions, and profits. The City is almost entirely built out other than the former Fort Ord land area. Other than Fort Ord land, which is currently owned by the City, residential development potential would involve infill of the limited remaining vacant land. An internet search for vacant residential lots for sale in the City identified one parcel in 2017 of approximately 4,000 square feet sold for under $125,000. A more recent search of land in the adjacent City of Seaside identified one 2,000 square foot parcel sold for $235,000 in 2019. Recent research shows a 9,845 square foot vacant property offered for sale in the City of Del Rey Oaks for $400,000.
Measures to reduce land costs, which are traditionally available to local governments, include the use of Community Development Block Grant (CDBG) and the use of government-owned surplus lands for housing projects. These measures generally benefit the construction of assisted, low-income housing.
Construction Costs
Construction costs vary widely depending on the type of structure being built. For instance, the total construction cost of a multi-family structure will cost significantly more than a single-family home, though the cost of each unit in the multi-family structure will generally cost less due to economies ofscale. The range also depends on the type of builder, size of the house, and materials used to build the home. Due to limited construction in the City of Del Rey Oaks for new housing, construction cost data for the City of Monterey is reported herein. Per Building Division data, the average single-family home construction cost was approximately $350 per square foot and multi-family was $250 per square foot (without land costs) in 2015 (City of Monterey, 2016).
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Hazards
Large portions of the former Fort Ord base contain hazardous and toxic waste sites as well as unexploded ordnance. The entire former military base was placed on the National Priorities List of Hazardous Waste Sites (i.e., Superfund List) in 1990 as a result of contamination of certain subsurface aquifers from a municipal waste landfill. Since then, many contaminated sites on the former base have been remediated and approved for transfer to local jurisdictions by the Environmental Protection Agency (EPA). The portion of the former Fort Ord that lies within the Del Rey Oaks City limits contains hazardous and toxic waste (i.e., unexploded ordnance). As part of the former Fort Ord military base, portions of the property had unexploded ordnance that has been removed by the U.S. Army. Base Realignment and Closure (BRAC) cleanup team in association with the DTSC (Department of Toxic Substances Control). DTSC must approve the use of the site for residential purposes. The redevelopment area within the City limits at Fort Ord was designated for commercial/hotel development consistent with the Fort Ord BRP. The additional assignment of residential designation in this particular area is constrained by the former use as a military range and related unexploded ordnance issues.
Unexploded Ordnance
In 1993, the Army began investigating sites where munitions and explosives of concern (MEC) were suspected to be present. Sites were characterized during Remedial Investigations (RI) and the cleanup alternatives were evaluated in a Feasibility Study (FS). Unexploded ordnance and explosives (OE) or MEC still exist at locations throughout the former military base. Extensive surveys have been conducted by the U.S. Army to investigate suspected areas of OE/MEC, and removal activities are ongoing. Extensive cleanup has been conducted, particularly in the area of the former Fort Ord, and the State of California has approved the transfer of the entirety of the portion of the former Fort Ord within City limits to the City for all uses approved by the City General Plan currently. Additionally, a major portion of the interior of Site 1 is cleared for residential use. Additional lifting of covenants and restrictions in portions of the former Fort Ord is required to be approved by the State DTSC prior to provision of residential use. Mapping in Appendix C-4 identifies the area without the deed restriction for residential use.
A deed restriction or “Covenant to Restrict Use of the Property (CRUP)” was placed onto the former Fort Ord site providing residential use of the property is not currently authorized and would require additional approvals prior to authorization of this area for residential use. Public comments raised concerns that the restrictions on former Fort Ord lands would preclude development of affordable housing. While there is a current restriction against residential use in portions of the project areas, a large middle-portion of former Parcel E29a (within Site 1, as shown in Figures 3.9-3 and 3.9-4 of the Draft EIR) provide adequate area (over 100 acres) for residential use without current covenant restrictions against residential zoning.
For the remainder of the property, restrictions against residential use would require Former Fort Ord site regulators, DTSC and US EPA, to confirm that the risk of exposure to hazardous materials can be reduced through active removal actions. This occurs in concert with public education, continuing land use controls (such as the grading and excavation ordinance under DRO Municipal Code Chapter 15.48) and continued active agency oversight and involvement in any MEC actions at the Former Fort Ord site.
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The City and Army BRAC office are working to modify federal deed restriction to remove the residential use restriction as described in the Record of Decision (ROD). 10 BRAC is a federal program allowing the DoD
to reorganize their base structure and military resources within the U.S. as necessary following authorization from Congress. As a part of the program, the BRAC Cleanup Team works closely with DTSC to clean up a former army property, such as former Fort Ord.
Additionally, mitigation measures in the Final EIR, Section 3.9 Hazards and Hazardous Materials require that before any residential use is allowed on the area containing restrictions, DTSC and US Army and EPA shall approve removal actions and confirm that the risk of exposure to hazardous materials can be appropriately reduced through active MEC removal actions in concert with public education, continuing land use controls (such as the grading and excavation ordinance under DRO Municipal Code Chapter
15.48) and continued active agency oversight and involvement in any MEC actions at the Former Fort Ord site.
The removal of MEC has been undertaken by the Army for over two decades, and neighboring jurisdictions had similar restrictions until activities were completed to clear land uses, including residential restrictions.
On October 18, 2023, the City adopted a Mitigation Monitoring and Reporting Plan (MMRP) along with certification of the Final EIR (Resolution 2023-19). The MMRP requires implementation of Mitigation Measure 3.9-1:
Prior to approval of residential development plans on the project area, environmental agencies, including the Army, and the state lead regulatory agency, DTSC, shall confirm that the clearances to be conducted and those conducted to date together with approved remedial actions, as required, will be sufficient to allow the Former Fort Ord site to be developed for residential reuse.
Residential use for the specified areas identified herein will be prohibited until the landowner provides advance notification to the Army, USEPA, and DTSC of theirintent to change a designated area’s use to residential, and until DTSC concurs that residential use is appropriate. DTSC’s evaluation may consider the Residential Protocol or further site evaluation incorporating new information (e.g., geophysical mapping, site development).
The above mitigation along with the City of Del Rey Oaks grading and excavation ordinance are applied to all areas and ground disturbance activities located within the former Fort Ord. This ordinance, in addition to other agreements with DTSC and the Army, provides measures, including munitions identification training for construction workers, and other protocols in the event munitions are uncovered during construction. DTSC has indicated these measures are adequate to ensure public health and the environment are safeguarded from munitions related hazards in the area unrestricted by covenants against residential use.
Areas with residential restrictions on them require additional remedial action to allow the restrictions to be removed. The City has included an additional program to focus the efforts to remove the residential 10 The comment notes that the Army has been conducting investigation and cleanup activities at the former Fort Ord location under the Comprehensive Environmental Response, Compensation, and Liability Act (also known as CERCLA or Superfund) since 1990, with the oversight of the U.S. Environmental Protection Agency (USEPA) and the State of California. Hazardous Materials and Residential Development within Former Fort Ord.
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restriction on a portion of the Sites 1 and 1a, with specified actions to lift those convents which pose a potential constraint. The program commits the City to remediation of these sites and other efforts to facilitate development within these areas. However, since there is over 100 acres of City-owned land with no residential restriction, and now zoned for residential use under the Affordable Housing Overlay Zone adopted by the City, this identified hazard does not pose a major constraint to meeting RHNA for the City.
Water Supply and Constraints
In Del Rey Oaks, the primary environmental constraints are a lack of an adequate water supply, environmental hazards located on the former Fort Ord, and the presence of significant biological resources in the riparian area of Canyon Del Rey Creek, the Frog Pond area and portions of the former Fort Ord portion of the community.
Water Supply
Two water suppliers, Marina Coast Water District (MCWD) and California-American Water (Cal-Am), serve the City. The withdrawal of water from the Salinas Valley Groundwater Basin, and distribution of that water on the former Fort Ord, is under the jurisdiction of the MCWD and the Monterey County Water Resources Agency (MCWRA).
Water Supply on the Monterey Peninsula, Cal-Am. The majority of the City of Del Rey Oaks, with the exception of the proposed project area within the former Fort Ord area, is under Cal-Am’s operation and supply. Cal-Am is a privately owned and operated water company with a system capacity regulated by the MPWMD. Cal-Am draws from Carmel River surface water, alluvial ground water in the Carmel Valley, and Seaside coastal ground water to supply customer needs. Oversight of the underlying Seaside Groundwater Basin is the responsibility of the MPWMD and the Seaside Basin Water Master. Historically, the Monterey Peninsula’s greatest environmental constraint has been water shortages that limit residential development. The MPWMD is responsible for water being allocated to jurisdictions within its district, through a water allocation credit system allocated by jurisdictions. Del Rey Oaks has no remaining water available within the allocation system to the City. Cal-Am is under a Cease-and-Desist Order (CDO) and no new water connections are allowed within their service boundaries, which includes Del Rey Oaks, until a new source of water supply is implemented, and the water allocation system is amended by MPWMD to their jurisdictions.
Specifically, water service by Cal-Am is constrained by State Water Resources Control Board (SWRCB) Order WR 95-10, which determined that in 1995 Cal-Am unlawfully diverted approximately 70 percent of their supply from the Carmel River. Order 95-10 requires any new water supply is to be used to reduce diversions from the Carmel River prior to allowing new users. SWRCB issued another CDO to Cal-Am in 2008 to further restrict water use. The 2008 order limits the placement of new water meters to service new development. Further updates to the CDO in 2016 did not relieve the water constraints. The amended CDO in 2016 established a reduction in diversions over time and required that Cal Am “diligently implement actions to terminate its unlawful diversions from the Carmel River and shall terminate all unlawful diversions from the river no later than December 31, 2021.” The last illegal diversion was terminated in compliance with the SWRCB 1995 order, but the region remains subject to the order until a new water supply has been in operation for a number of years. Until the order is lifted, there is no Chapter 4.0
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additional public water supply available to serve new development and no new water meters can be installed.
The MPWMD has the ability to tax and raise capital required to finance public works projects to augment the existing water supply. The MPWMD has permit authority over the creation or expansion of water distribution systems. As noted, water rights are issued by the SWRCB Division of Water Rights and specify diversion limits on the Carmel River. The current SWRCB CDO does not allow use of any additional water from the Carmel River system and also mandates severe cutbacks on use of this source as a supply for the Cal-Am system. Several efforts to conserve and research new water sources are underway to try and address the CDO. There are major water supply projects planned that will create and expand three water supply sources for the Monterey Peninsula to reduce regional demand on groundwater and the Carmel River. The overall Monterey Peninsula Water Supply Project (MPWSP) involves several major components – the Cal-Am desalination facility consolidated with other water infrastructure serving the area, including a water recycling project (Pure Water Monterey) purchased from the former Monterey Regional Water Pollution Control Agency (MPWPCA), now Monterey One Water (M1W) and an Aquifer Storage and Recovery wells project.
Water Supply Projects. M1W, in conjunction with the MPWMD completed construction of the Pure Water Monterey Groundwater Replenishment (PWM/GWR) Project which provides purified recycled water for groundwater replenishment. The water supply objective is to reduce reliance on water supplies from the Carmel River in order to assist in lifting the SWRCB CDO. The PWM/GWR project water would be used to reduce water drawn from wells on the Carmel River owned by Cal-Am. The MPWMD and M1W are also planning for an Expanded PWM/GWR Project to expand the capacity of the advanced water purification facility and increase injection capabilities to the PWM project. Cal-Am already relies on the current capacity of PWM which produces 3,500-acre feet per year (AFY) of water, but without the PWM expansion, projected to add another 2,250-acre feet per year by 2025, water remains limited on the Monterey Peninsula. PWM would deliver purified recycled water for groundwater replenishment, domestic delivery to Monterey Peninsula urban water customers and treated water for Salinas Valley irrigation11.
Cal-Am is also moving forward with its planned MPWSP consisting of slant intake wells, a 6.4 million gallon per-day (MGD), desalination project and related facilities to supply water to the Monterey Peninsula. The MPWSP project received California Public Utilities Commission (CPUC) approval in September 2018 and conditional Coastal Commission approval in 2022 for a phased, reduced desalination facility of 4.8 MGD. 12 Additionally, Cal-Am anticipates that a second pipeline for an existing groundwater storage project, the 11 Water is also allocated to MCWD as further discussed in this document. 12 The California Coastal Commission approved a Coastal Development Permit on November 17, 2022, to allow Cal-Am to construct and operate a desalination facility, a well field, water transmission pipelines, pump station, and other related infrastructure. The desalination facility, part of the overall MPWSP, would provide potable water for customers in Cal-Am’s service area in the Monterey Peninsula, which have experienced decades including periods of water shortages resulting from drought, over pumping of water resources, seawater intrusion, and water supply projects that were never able to be approved and constructed. Per the Commission approval, the desalination facility would produce 4.8 MGD per year (~5,372 acre-feet) and in the future, would be able to produce up to 6.4 MGD. This increase would be allowed only if there was a demonstrated need for the additional water supply and operation of the 4.8 MGD facility demonstrates local groundwater supplies and nearby wetlands are protected.
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Aquifer Storage and Recovery (ASR) Project, will allow for additional lawful diversions from the Carmel River in wet years. If approvals are obtained, Cal-Am would not be penalized for continued Carmel River diversions up to 7,990 AFY so long as permitting and construction milestones for the water supply and diversion projects are met (Seaside Housing Element, October 2023).
Upon implementation, the MPWSP and an PWM/GWR Project can provide needed water supply for future housing development in the Monterey Peninsula and former Fort Ord. Unfortunately, until a new supply is available and the CDO is lifted by the SWRCB, MPWMD’s allocation program will continue to prohibit the addition of new unit fixtures or new units without an available additional City allocation for such expansion of uses or fixtures within the MPWMD and Cal-Am service area. Until then, any additional fixtures required for the development and construction of residential units that results in increased water use within the City, including auxiliary (accessory) dwelling units are under a moratorium until additional allocation is available to the City of Del Rey Oaks. These existing water supply constraints severely limit production of additional housing on developable land in the City within the MPWMD boundaries. While the City has no water to allocate to new uses in the City within their MPWMD allocation until water projects are implemented are available and the CDO is lifted, there is water assigned for redevelopment of the former Fort Ord area of Del Rey Oaks within the MCWD jurisdiction.13 Water Supply on former Fort Ord from MCWD. Water from the MCWD comes from two sources, groundwater and recycled water. The MCWD withdraws groundwater for delivery to all of the jurisdictions in the former Fort Ord area. The withdrawal of water from the Salinas Valley Groundwater Basin, and distribution of that water on the former Fort Ord, is under the jurisdiction of the MCWD and the MCWRA.
Through an agreement between the MCWRA and the U.S. Army (now transferred to the MCWD), 6,600- AFY of water is available from the Salinas Valley Groundwater Basin (SVGB) for uses on the former Fort Ord within specified allocation quantities assigned to each jurisdiction, and provided that such provisions of water do not aggravate or accelerate the existing seawater intrusion in the SVGB. Water not sourced through the SVGB is also available from the PWM GWR project assigned to MCWD to serve former Fort Ord.
Public comments raised concerns over increased groundwater pumping leading to a significant impact on the SVGB. As addressed in the Housing Element Update certified EIR, there are currently allowable uses under the Del Rey Oaks General Plan and Zoning. The City General Plan, City Redevelopment Plan, and FORA Reuse Plan already provide for development planned in these areas under current water constraints. The Regional Housing Needs Allocation (RHNA) 6th Cycle allocates 184 affordable residential units to the City with a much larger land use planning and zoning development area and density of development than what is currently under consideration for the proposed Fort Ord housing development.
The City currently has an agreement with MCWD for water service and has water assigned for redevelopment of the former Fort Ord area of Del Rey Oaks within the MCWD jurisdiction.14 This is 13 The portion of Del Rey Oaks within the boundaries of the former Fort Ord is within the jurisdiction of the MCWD. 14 Under the Base Reuse Plan adopted by FORA in 1997, each jurisdiction was allocated a water supply that could be used for development. A Settlement Agreement between LandWatch Monterey County, Keep Fort Ord Wild, and the Marina Coast Water District and its Board of Directors, dated September 17, 2018, provides that “Pursuant to contractual rights to recycled water, MCWD is entitled to 1,427 AFY of advanced treated water from the Pure Water Monterey Project for use within the former Fort Ord. The first 600 AFY of that advanced treatment water (ATW) is projected to replace and offset existing groundwater irrigation Chapter 4.0
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reserved for projects within its City limits at the former Fort Ord and is assigned to former Fort Ord by MCWD on a first-come, first-served basis. The New Ord Community Water Services Agreement dated July 1, 2020, is the service agreement that recognizes 6,600 AFY of groundwater for use on Fort Ord lands. As stated by MCWD via email correspondence:
“It is the District’s service commitment to DRO. This provides the backbone to future service and the Infrastructure Agreements that follow which carry within them the water allocation from MCWD’s ledger on DROs behalf (the ‘will serve’). At entitlement,the City’s approves commitment of its water allocation for a development and MCWDs books that against the FORA allocations. So, in short, DRO has a block of water to spend (treated and recycled) and with this agreement we are committed to deliver that water.”
Public comments raised the issue of a limit on new residential development of 6,160 residential units in the former Fort Ord. MCWD notes “The 6,160 is a ’New Residential’ commitment that was created by FORA and given force by Settlement and relates only to the Groundwater supplied for the Ord Community (aka 6,600 AFY). The 6,160 is first, come first serve. It does not limit Commercial, Municipal, or Industrial.
Other residential development is contingent on our ability to find the necessary alternative water sources.” As noted, therefore, the 6,160 residential development number relates to water withdrawn from the Salinas Valley Groundwater Basin. Del Rey Oaks also has water not subject to the 6,160 residential number, specifically stated above, that is both treated and recycled. The City has a water agreement in place and a “Can and Will Serve” letter from MCWD. MCWD confirms that these agreements commit the District to deliver this non-SVGB water. As such, this delivery would not be subject limitations on residential capacity and would not impact the basin as these additional sources of water (such as desalination or purified recycled water) are not drawn from the basin.
Additionally, there is still available residential capacity under the residential unit count. CSUMB Master Plan Final EIR (May 2022), Del Rey Oaks Housing Element Final EIR (November 2023), Seaside Campus Town Final EIR (February 2020) and Campus Town Water Supply Assessment (2022) are used as additional resources for information on water supply and availability on a cumulative basis. The Del Rey Oaks Housing Element Final EIR (2023) is cited below:
The City’s General Plan provides the City Redevelopment Plan and FORA Reuse Plan, which has accounted for future development in the former Fort Ord areas. Both the Draft and Final EIR for the City’s 5th Cycle Housing Element use the MCWD 2020 Urban Water Management Plan (UWMP) projections, which account for a water demand of 6,610 AFY in the Ord Community service area over the next 20 years, to the year 2040. By 2040, the total Ord Community allocated groundwater supply of 6,600 AFY is projected to fall short of the estimated demand of 6,610 AFY by 10 AFY.
However, by 2035, the allocated supply would be sufficient to meet the estimated demand of uses and to provide ATW for uses within yet-to-be-built residential developments thereby eliminating the use of groundwater for non-potable uses for those new units.” MCWD also committed to provide a future, water supply for new residential uses in Fort Ord beyond the 6,160 of total new residential units within the former Fort Ord in accordance with Fort Ord Reuse Plan Section
3.11.5.4(b)(2) of the FORA’s Development and Resource Management Plan. (The agreement noted the number may be "amended from time to time by FORA, and subject to the Groundwater Sustainability Plan for the Monterey Subbasin as approved by the California Department of Water Resources.” While FORA is disbanded, the MCWD UWMP updates and monitors the available water supply and housing units developed.
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6,108 AFY.15 Furthermore, the Housing Element EIR analyzed the baseline conditions with or without a Housing Element Update. This analysis assumed development and future water use would occur under the existing approved and adopted plans and EIRs at a much higher density, intensity and water demand than for the rezoning project to meet RHNA.16 Commenters on the Housing Element and local EIRs have questioned how jurisdictions can assure consistency with the 6,160-unit cap and specifically whether housing projects can be approved.
Responses in the Final EIR for Campus Town (2022) are referenced as a source, and also addressed in the City’s Housing Element EIR (2023).FORA’s Development Resource Management Plan includes a Residential Development Program and New Residential Unit Limit that generally limit total new residential development at the former Fort Ord. The Residential Development Program projects 10,816 residential units, of which 6,160 are projected to be new units. The New Residential Unit Limit generally restricts total new residential units within the former Fort Ord to 6,160 units. The FORA Capital Improvement Program (CIP) for Fiscal Year 2019-20 through 2028- 29 indicates that there are 4,665 new residential units entitled, leaving a remaining capacity of 1,495 new residential units (FORA 2019a). FORA’s Development and Resource Management Plan also includes an Industrial and Commercial Job Creation Program, which provides that, when the estimated jobs within the former Fort Ord reach 18,000, the Residential Development Program shall be eliminated. Accordingly, the FORA CIP for Fiscal Year 2019-20 through 2028-29 provides that the new residential unit limit is 6,160 until 18,000 new jobs are created on Fort Ord lands.
This 6,160-unit limit does not include existing and replacement residences, which total 1,813 units, for a total of 7,973 units allowed in Fort Ord (not including the POM Annex or CSUMB Housing) (FORA 2019a). Therefore, there is a remaining capacity of 1,495 new residential units as of May 3, 2019 (6,160-unit limit minus 4,665 new units entitled equals 1,495 units remaining; this calculation conservatively includes buildout of the Cypress Knolls project, despite that it is no longer reasonably foreseeable).”
Per more recent information, updated from the FORA 2019 CIP, buildout numbers and remaining units are reduced by almost half. The Campus Town EIR referenced above identifies a project (Cypress Knolls) of 712 residential units which is included in this count, although not considered a foreseeable project.
Thus, there is reasonable information that the City can accommodate residential units to meet RHNA from MCWD groundwater sources within the 6,160 residential count. As such, the City considered the concerns raised by comments that Del Rey Oaks may not be able to provide any residential housing units to accommodate RHNA in the Final EIR and adoption of the 5th and 6th Cycle Housing Elements in 2023.
Comments further stated rezoning should not be allowed on Sites 1 and 1a, nor should a housing element be approved which uses the former Fort Ord lands for meeting RHNA. Rezoning has been completed for the Del Rey Oaks Sites 1 and 1a with the accompanying EIR. Consistent with other EIRs, Master Plans and buildout assessments in the former Fort Ord area, the City found adequate capacity under the former residential cap. Additionally, as noted above, MCWD has other sources of water either in development 15 City of Del Rey Oaks (2023). Draft Environmental Impact Report for the Housing Element Update. https://www.delreyoaks.org/media/7656
16 City of Del Rey Oaks (2023). Final Environmental Impact Report for the Housing Element Update. https://www.delreyoaks.org/media/7641
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or available for water sources to serve the City that would not include source water from SVGB. These additional supplies and sources are discussed below.
The MCWD is working towards developing new sources of water supply to meet projected demand increases due to redevelopment within the Ord Community, as well as taking actions to address groundwater wells impacted by seawater intrusion. Pursuant to state law, MCWD has prepared an UWMP and adopted an updated 2020 UWMP in 2021. The 2020 UWMP projects a water demand of 6,610 AFY in the Ord Community service area over the next 20 years, to the year 2040. While sufficient production capacity exists to meet the projected demand within MCWD’s service area, MCWD and MCWRA are taking steps to address seawater intrusion to ensure long-term water supplies of adequate water quality in the Marina-Ord Area of the Monterey Subbasin where MCWD’s wells are located (MCWD 2021). • MCWD has secured and is exploring new alternative water sources to augment groundwater supplies, including recycled water from the PWM Project. Under the MCWD and M1W Pure Water Delivery Supply Project Agreement, the District is allocated 600 AFY of initial recycled water supply from Phase 1 of the Pure Water Monterey project, with an additional of 827 AFY as part of Phase
2. Thus, the total allocation is 1,427 AFY. This supply will be treated at the Advanced Water Treatment Facility (AWTF) at the M1W regional wastewater treatment plant. A pump station will deliver the District’s allocated supply to the transmission and distribution system17. • MCWD has also identified a groundwater injection barrier as a potential project for mitigating seawater intrusion and protecting the groundwater aquifer. This project is currently in the conceptual phase and would potentially include the expansion of the AWTF, a new AWTF booster pump station, pipelines from the transmission facilities to the injection site, and multiple monitoring wells.
• MCWD also has an existing desalination treatment plant that was placed into operation in January 1997. At total capacity, it can produce 300,000 gallons per day of potable water. MCWD desalination plant is currently offline; however, the District is actively looking into rehabilitating the facility to bring back online in the future. MCWD also has two major water supply projects not using source groundwater: (i) reclaimed wastewater, and (ii) desalinated water. These project sources make up the approved Regional Urban Water Augmentation Project (RUWAP)18. • MCWD has also completed construction of transmission mains to deliver PWM advanced treated water for both groundwater injection and for urban irrigation.
Adequate Water to Meet RHNA: The City has a can and will serve letter from MCWD for development on the former Fort Ord, which is a commitment to serve the area. Del Rey Oaks also has a water agreement in place that commits MCWD to deliver water. As discussed in the City’s Housing Element Final EIR, “water use to meet the RHNA would result in the addition of 86 residential units under 5th Cycle and 184 residential units in the 6th Cycle, for a combined 270 residential units. Water demand for the near-term 17 https://mcwd.org/docs/engr_files/Master_Plans/MCWD_RecycledWaterMP_FinalDraft_040720.pdf 18 Under the RUWAP, MCWD initially receives up to 600 AFY of advanced treated water for urban irrigation use. In later phases, MCWD’s share would increase to 1,427 AFY, which was the amount of non-potable demand in the Ord Community analyzed in the RUWAP EIR. The RUWAP EIR also includes a 1,500 AFY desalination facility for the MCWD to serve the former Fort Ord. The facility was sized to provide 1,200 AFY of new supply to the former Fort Ord Community and 300 AFY to Central Marina.
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development (5th Cycle) would total approximately 17.2 AFY and 36.8 AFY for 6th Cycle, assuming a residential unit water demand of 0.20 AFY per unit. This is a small, incremental increase in demand for potable water sourced from MCWD groundwater wells, or other sources. This potable water demand is also well below the City’s groundwater allocation of 242 AFY for potable water. The City owned sites (Site 1 and Site 1a) rezoned for residential have an allocation of 193 AFY of potable water and 230 AFY of recycled (non-potable) water. Former Fort Ord lands owned by Monterey Peninsula Properties, LLC (or MPP) (Sites K1 and Site K2) includes a water allocation of 50 AFY, transferred through a Disposition Development Agreement (DDA) on July 10, 2014.
Land Use Considerations: The sites inventory identifies sites located in properties that are currently vacant; however, the sites are zoned for development for commercial, hotel and urban uses. Information below summarizes the current allowable densities for commercial zoning under the adopted General Plan and Zoning of over half a million square feet of development as well as 526 hotel units, as follows:
Total Office Park/Conference Center 419,000 sf
Total Residential/Hotel 526 units
Golf Acreage 155 Acres
Total Commercial/Retail 83,500 sf
Source: Table 3.11-3 in the Draft EIR, Section 3.11 Land Use and Planning, and Del Rey Oaks General Plan Update Final EIR, Section 3.11 Draft EIR Housing Element Update Sites being considered for RHNA were evaluated as developable areas in the City General Plan EIR, FORA Reuse Plan EIR and the Redevelopment Plan ISMND. The former Fort Ord area is not a new area of development but does provide for a new use: affordable housing. The City’s Certified Housing Element EIR (October 2023) reviews the impacts of providing affordable housing in an area planned for over 500,000 square feet of development and allowing a new use of affordable residential use not currently allowed under the General Plan or zoning. The rezoning facilitated by the adoption of the 6th Cycle Housing Element would meet affordable housing requirements under State law and be located on land already planned for large-scale development and also implements actions by HCD to comply with applicable state laws to allow the City to achieve compliance with its Housing Element, consistent with HCD requirements. (See HCD Letter March 2020).
Development Approvals for Former Fort Ord. Development on the former Fort Ord will need to undergo an environmental review, as there are potential impacts surrounding groundwater, traffic, and noise.
Residential development for the City sites on Former Ford Ord will require rezoning, general plan amendments, and permit approvals for full development of these sites. As part of the Housing Element Update process, the City approved General Plan and Zoning Amendments to allow housing on Sites 1 and 1a to meet RHNA. These approvals added a new Affordable Housing Overlay zoning district and land use and development standards to guide the future development of the overlay zone designated sites.
City-Water Conservation Policies and Support of Water Augmentation Programs The City has been and continues to be supportive of water supply augmentation programs and projects.
Such support is reflected by General Plan policy, which commits the City to supporting water resource programs, including desalinization and reclamation, to accommodate citywide growth permitted under Chapter 4.0
Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-40 April 2025
the General Plan. Beyond this, the City has endeavored to maximize the level of development and new uses consistent with its available water allocations. The City has established progressive water conservation policies and programs through its 1997 General Plan and requirements under the MPWMD.
All new construction requires to install low-flow or ultra-low-flow water fixtures and plumbing and to use drought-tolerant landscaping. The City has policies in the General Plan to promote water conservation. It also has policies to mandate working with appropriate agencies to increase available potable water supply for residential and other uses, and policies that promote the use of reclaimed water for areas with large areas of turf. MCWD regulations also require that water used for irrigation of commercial landscape areas be from a recycled water supply if one is available (or becomes available) adjacent to the project site.
Project plans indicate provisions for the use of recycled wastewater for irrigation when a supply of recycled water becomes available.
Chapter 727, Statutes of 2005 (SB 1087) establishes processes to ensure the effective implementation of Government Code section 65589.7. This statute requires local governments to provide a copy of the adopted housing element to water and sewer providers. In addition, water and sewer providers must grant priority for service allocations to proposed developments that include housing units in the affordable to lower-income household categories. Chapter 727 was enacted to improve the effectiveness of the law in facilitating housing development for lower-income families and workers. For local governments, Chapter 727 requires all cities and counties to deliver housing element updates to water and sewer service providers within a month after adoption. The City will continue its participation with the appropriate water authorities and support the expansion and completion of water supply projects (see Chapter 7.0, Housing Plan).
Airport
The Monterey Airport Comprehensive Land Use Plan (ACLUP) identifies land use compatibility and noise measures in the airport planning area. Section 65302.3 of the Government Code requires that the General Plan must be consistent with airport land use plans. The plan identifies safety and noise considerations and appropriate mitigation measures for areas surrounding the airfield. Due to the requirement of consistency, the provisions of this plan can impact both the development of housing and the cost of residential development in the form of siting restrictions on new housing development and the inclusion of noise attenuation features. At present, no vacant residential sites exist within the largely built-out portion of the City in areas identified as noise or safety impact areas by the Airport Comprehensive Land Use Plan with the exception of the Moose Lodge property. However, a large portion of the City lies east of Canyon Del Rey Boulevard and Highway 218 lies within safety zones which preclude future development. The Monterey Airport Land Use Commission (ALUC) staff has recommended the previous Housing Element Update (5th Cycle) was consistent with the ACLUP citing the locations of Sites 1 and 1a of former Fort Ord. The ALUC determined that the Draft 6th Cycle Housing is consistent with the ACLUP citing the locations of Sites 1 and 1a of former Fort Ord.
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Revised 6th Cycle Housing Element Update Housing Constraints City of Del Rey Oaks 4-41 April 2025
Flood Hazards
The City’s flood hazards are addressed in Chapter 15.44 - Flood Damage Prevention in the Zoning Code.19 This ordinance is to ensure development is appropriately sited and constructed to avoid hazards. The regulations are intended to protect human life and health and ensure that development within the areas of potential flooding will not obstruct flood flow, be designed to reduce the need for construction of flood control facilities, will locate any new habitable areas at or above the base flood elevation (BFE), and will minimize the cost of damage to property owners. Because these provisions are intended to protect the public health and safety, the processes accompanied with permitting are not considered a constraint.
Biological Resources – Former Fort Ord
The adopted 1997 Fort Ord BRP set aside approximately 20,000 of the 28,000 acres of the former Fort Ord as protected habitat (16,000 acres) and open space recreational uses. In the City, the greater portion of such protected habitat is located in the vicinity of the former Fort Ord lands owned by either the U.S.
Army or the MPRPD. The long-term protection of these sensitive habitats and the federally listed species they support has been addressed by the Final Installation-Wide Multi-Species Habitat Management Plan for Former Fort Ord (U.S. Army Corps of Engineers, April 1977), a document referred to as the “HMP.” The HMP was prepared to assess impacts on vegetation and wildlife resources and provide mitigation for their loss associated with the disposal and reuse of former Fort Ord (ACOE, 1997). The recipients of former Fort Ord lands, including the California Department of Parks and Recreation (State Parks), California State University, Monterey Bay (CSUMB), the County of Monterey, and the Cities of Del Rey Oaks, Marina, and Seaside, are required to implement HMP requirements in accordance with the deed covenants.
Biological impacts within development parcels to special-status species addressed in the HMP are considered addressed when project implementation is in compliance with the HMP and 2017 Programmatic BO. If Del Rey Oaks or other recipients of former Fort Ord land are not in compliance with the HMP and 2017 Programmatic BO, mitigation measures are applied to reduce construction-related impacts through a combination of education, protective measures during construction, monitoring, and invasive species control. Federal and State regulations require environmental review of proposed discretionary projects and costs for achieving permits and for fees also add to the cost of housing.
Infrastructure
Development on existing undeveloped land requires the provision of new infrastructure systems, including new drainage system, water lines, sewer lines, streets, and other infrastructure. These upgrades will add to development costs, which could reduce the construction feasibility of units affordable to lower income households without subsidy.
Water: The upgrade of the local water distribution to serve the former Fort Ord is part of the MCWD’s ongoing Capital Improvements Program (CIP). The City has a can and will serve letter from MCWD for provision of water service to former Fort Ord. The discussion above clarifies that the City has water capacity for the former Fort Ord sites for development of full buildout of the General Plan for commercial 19 Del Rey Oaks Zoning Code. Available at:
https://library.municode.com/ca/del_rey_oaks/codes/municipal_code?nodeId=TIT15BUCO_CH15.44FLDAPR_15.44.060BAESAR SPFLHA
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and hotel uses. The City approved residential housing under their affordable housing overlay zone; the water capacity can be used for a combination of affordable housing and allowable commercial uses, up to the available water from MCWD, as noted above.
Sewer: Sewer service is provided by the Seaside County Sanitation District, a Monterey County Special District, which serves the cities of Seaside, Del Rey Oaks, and Sand City. Within former Fort Ord, sewer service is also provided by the MCWD. The Regional Wastewater Treatment Plant is owned and operated by M1W and has capacity to meet the wastewater treatment demands that would be generated from the development and growth planned for the General Plan. Expansion of the collection system would occur with extension of road and water service lines.
Roadways: Canyon Del Rey Boulevard, South Boundary Road and General Jim Moore serve the City of Del Rey Oaks and former Fort Ord. South Boundary Road is planned and funded for expansion and road improvements in 2025/2026.
Environmental/Infrastructure Constraints Summary Analysis Overcoming environmental and infrastructure constraints can add significantly to the cost of developing housing. In the City, like other neighboring jurisdictions, the primary environmental constraints are lack of an adequate water supply, environmental hazards located on the former Fort Ord, and potential for impacts to biological resources protected under state and federal laws, often requiring costly permits for development. The environmental constraints are described above and fully evaluated in the Certified EIR for the Housing Element Update (October 2023). There are no known environmental constraints that cannot be mitigated or that would preclude development in the City. The City Housing Element EIR identifies mitigation and specific actions to address developmental constraints related to biological and hazards. The City has also added and expanded Program C.4 which identifies a program to implement the infrastructure improvements; this addresses HCD comments and also addresses public comments related to constraints related to water availability. As noted above, there is adequate sewer capacity for the development and buildout. The programs and commitments will ensure there is the necessary infrastructure for meeting RHNA on the former Fort Ord.
Mitigation of Non-Governmental Constraints
Per State law, the element must identify local efforts to address non-governmental constraints that create a gap in the jurisdiction’s ability to meet RHNA by income category (Gov. Code, section 65583, [a][6]). The housing element analysis above identified funding available to provide for housing and water constraints as the most severe non-governmental constraint to provision of affordable housing.
Water Availability
Water availability for affordable housing development differs between existing urbanized area of the City and former Fort Ord area, as there are two water purveyors and areas of the City. Based upon this review and analysis in this section, the primary constraint to housing development in the existing urban area of the City is water. Water severely limits the addition of new residential development or accessory units within the City. The development of affordable housing, secondary (ADUs) and special needs housing are constrained by water availability under the existing CDO and MPWMD allocation in this area. Proposed Chapter 4.0
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ADUs within Cal-Am’s service area either must have existing water credits or must wait until SWRCB lifts the existing CDO on Cal-Am for development. The City assumes a small number of ADU units over the 6th Cycle period, consistent with the history of development of ADU’s within the City under the CDO. Under this approach, individual homeowners relocate existing water fixtures in their homes to accommodate increased fixtures, but maintain the existing allocation per MPWMD regulations. The Housing Element provides policies and programs to assist in water development to the extent possible, though water availability is a larger regional issue mostly outside of the City’s control. More specifically, Chapter 7 discusses Programs C.4 and C.9, which contain actions and timelines for securing potable water to meet housing needs.
There are several milestones that need to be reached before water can come available including completion of the Expansion of the PWM GWR and an approval of a new allocation of water for the City by MPWMD as well as, or, approval of permits and construction of the MPWSP.
Water availability within the MCWD area (former Fort Ord) is not constrained by a CDO and restriction on new water meters as is the CalAm service area within the MPWMD. Funding is needed for extension of infrastructure to allow for water delivery to the inventory sites to meet RHNA, however. Chapter 7, Programs C.4 and C.9, contain actions and timelines for securing potable water to meet housing needs.
The City will continue to explore the potential for sites to be developed with affordable housing units to meet the City’s RHNA, given the City’s water constraints. Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households in accordance with state law (Gov. Code, § 65589.7.) The State and local authorities overseeing water provision are MCWD and MPWMD for local water management and the SWRCB who has oversight on the current moratorium on water hook-ups. Since the State and the water agencies and districts that allocate water are in control of state and local water requirements, the City is not able to grant priority for water and sewer providers for affordable housing in order to demonstrate compliance with these requirements. Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to proposed development that includes housing affordable to lower-income households. The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households unless specific written findings are made. The City will work with water and sewer service providers to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households per Gov. Code, § 65589.7. The City will also continue to coordinate with the water service providers to ensure available water capacity for affordable housing developments and priority water service provision to the City to meet RHNA.
Funding Resources
The other primary non-governmental constraint is the high cost of housing as discussed above. In 2020, the median property value in Del Rey Oaks, CA was $660,300, and the homeownership rate was 73.5%. 20 The Housing Element provides policies and programs to address home ownership and assistance to 20 Data USA, https://datausa.io/profile/geo/del-rey-oaks-ca Chapter 4.0
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address this issue. Funding resources that address affordability and offer programs for home ownership and rental options are also included as Appendix D of this document.
Fees
Although governmental fees do contribute to the total cost of housing development, the extent to which these costs are passed on to the consumer depends on the price sensitivity of each housing type and the ability of housing developers to absorb such cost increases and still maintain acceptable profit margins.
Where increased costs cannot be absorbed by the consumer or developer, housing production will decline. In “price-sensitive” markets, such as that for affordable housing, when increased costs cannot be absorbed by the developer or products modified to compensate the developer, affordable housing is not built. Government Code Section 66020 requires that planning and permit processing fees do not exceed the reasonable cost of providing the service, unless approved by the voters; agencies collecting fees must provide project applicants with a statement of amounts and purposes of all fees at the time of fee imposition or project approval. Table 4-4 presents the 2019 permit processing, planning/zoning, and building fees for the City, and is the current fee schedule for the City. Government Code Section 66000 et seq. (Mitigation Fee Act) sets forth procedural requirements for adopting and collecting capital facilities fees and exactions, and requires they be supported by a report establishing the relationship between the amount of any capital facilities fee and the use for which it is collected. The City does not currently have an impact fee schedule adopted in accordance with the nexus requirements of the Government Code.
Termination Notice Requirements
State law (Government Code Section 65863.10) requires notice by owners who want to terminate their rental restrictions (Section 8 and federally assisted mortgages), whose restrictions expire (tax credit projects), or who want to sell an assisted property. The law applies to projects with low-income rental restrictions, including (1) all types of project-based Section 8 developments; (2) projects with mortgages financed through the Section 221(d)(3) Below Market Interest Rate Program (BMIR), Section 236, Section 202 programs or Section 515; and (3) projects that have received an allocation of tax credits under Section
42. At the time of this writing, there are no known assisted multi-family housing units or owners indicating they are considering termination of rental restrictions or conversion of restricted units to market-rate units within the City.
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Revised 6th Cycle Housing Element Update Assessment of Current Programs City of Del Rey Oaks 5-1 April 2025
CHAPTER 5.0 ASSESSMENT OF CURRENT PROGRAMS
State Housing Element law requires an evaluation of the achievements of the City’s housing goals, policies, and programs adopted in the 5th Cycle Housing Element. There are many factors that affect the success or apparent failure of a policy or program, including what the City has done and what other agencies or groups have done to implement the program. Other factors affecting program success include the effects of the economy in general, decreasing availability of State and Federal funding for new below market-rate housing, constraints such as lack of water supply, or lack of opportunity to implement the program due to small and constrained staff and City resources.
The City Council adopted the 5th Cycle Housing Element on December 17, 2019; the approval was subsequently challenged in a legal suit from a local community organization. Progress on program development was hampered due to the legal challenge to the adoption, staff changes at the City, staffing constraints due to the small size of the City and workload, and by the pandemic during the 5th Cycle.
However, some of the City’s key 5th Cycle Housing Element programs were successfully completed or include effective ongoing City efforts. During 5th Cycle, the City was able to adopt an Emergency Shelter Ordinance, amend the zoning ordinance to update the definition of family, adopt and implement the ADU ordinance, continue outreach to its residents, and move forward with a zoning overlay zone for provision of affordable housing to meet the RHNA. On October 24, 2023, the City amended the Municipal Code adding an Affordable Housing Overlay Zone (AH-OZ) and rezoning Sites 1 and 1a to accommodate the 4th and 5th Cycle RHNA shortfall and the 6th Cycle RHNA sites. The AH-OZ overlay zone is intended to provide the opportunity and means for the City to meet its regional fair share allotment of affordable units and encourage the provision of affordable housing. The City approved General Plan and Zoning Amendments to allow housing on Sites 1 and 1a and to add a new Affordable Housing Overlay zoning district and establish land use and development standards to guide the future development of the overlay zone designated sites.
Effectiveness in Addressing Special Needs
Implementation of Program A.1, 5th Cycle, alone will provide additional resources to allow for affordable housing and generate more opportunities for housing that can accommodate special needs groups. The City approval of an EIR for rezoning action was also a major accomplishment under 5th Cycle and will be applicable for 6th Cycle. The rezoning action for Sites 1 and 1a, described in the certified EIR, addresses special needs housing by removing barriers to housing development for special needs populations in an area previously planned only for commercial and visitor serving uses. As noted in the Housing Element Update 6th Cycle Sites Inventory (Chapter 3.0 and Appendix C), the built-out nature of the City and no access to water allocations within the 5th Cycle planning period has limited available housing since 2015 for those with special needs, with the exception of ADUs. Residential and affordable housing rezoning in the area of the City planned for development removes a major constraint to the City’s housing development. Additionally, the existing programs have been substantially strengthened, and new programs added to further housing opportunities for special needs populations in 6th Cycle. The City is continuing to work with HCD to amend and expand programs to address special needs. Additionally, Chapter 5.0
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various existing programs are recommended to be continued with modifications to improve effectiveness based on the housing needs assessment (Chapter 3.0 and Appendix C), housing constraints analysis (Chapter 4.0), and/or reflect State law or other programmatic changes since the last Housing Element adoption.
With limited funding and staffing, the City addressed the housing needs of special needs populations by removing constraints to the development of lower income units in adopting amendments to the Zoning Ordinance. During the 5th Cycle planning period, the amendments to the Zoning Ordinance also resulted in continued outreach to its residents including multiple hearings and meetings on housing element programs and opportunities. These modifications and programs are specific to assisting the City in providing affordable housing for those experiencing homelessness, the elderly and disabled, as well as the special needs groups identified. Acknowledging the inadequacy of the limited City resources available to implement all City programs, the City applied for and received funding under Regional Early Action Planning (REAP) 2.0 to address implementation of 5th Cycle programs. In 6th Cycle, the City is targeting and adding programs which are expected to create more incentives and remove current barriers to housing for special needs, including Housing for Extremely Low Income and Special Needs Households (Programs B.2, D.2, D.3, D.4, D.6, and D.10).
A full evaluation of the City’s current housing policies and progress in program implementation is included as Appendix E.
Appendix E documents the implementation status of the current Housing Element programs. The completed chart in the appendix assesses accomplishments of each program and provides an overview of which programs were successful and should be continued, and which programs were ineffective and should be eliminated or modified. As shown in Appendix E, the majority of the programs are shown to be continued but modified to provide more specificity on timeline, objectives and actions.
Note: This section should be read in conjunction with the full assessment and matrix provided in Appendix E of this document.
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Revised 6th Cycle Housing Element Update Energy Conservation City of Del Rey Oaks 6-1 April 2025
CHAPTER 6.0 ENERGY CONSERVATION
Housing elements are required to identify opportunities for energy conservation. Energy costs are an increasingly significant portion of housing costs. Effective energy conservation systems can assure that capital and carrying costs of energy-saving techniques and devices do not exceed energy savings, thus making a house less affordable. In addition to the energy-saving programs discussed below, state and federal requirements increase cost-effectiveness of buildings and energy use. State residential building standards establish energy performance criteria for new residential buildings (Title 24 of the California Administrative Code). State and federal appliance standards also require manufacturers to produce and sell energy-consuming appliances according to specified performance criteria.
Encouraging more energy efficiency in Del Rey Oaks provides important benefits for residents and local businesses. Energy conservation also helps minimize the percentage of income a household must dedicate to energy and reduces the use of nonrenewable resources. In 2022, the California Building Standards integrated a final version of the new building code, CALGreen, parts of which became mandatory on January 1, 2023. CALGreen exists alongside the latest edition of Title 24 which took effect on January 1, 2023. CALGreen includes provisions to ensure the reduction of water use by 20 percent, improve indoor air quality, divert 50 percent of new construction waste from landfills, and inspect energy systems (i.e., heat furnace, air conditioner, mechanical equipment) for nonresidential buildings over 10,000 sq. ft. to make sure that they are working according to design.
Currently, Del Rey Oaks encourages energy conservation through the enforcement of statewide energy standards (current building standards and Title 24) to ensure that new residential units meet a minimum level of energy efficiency. The City is enrolled in PG&E's Solar Choice program; as a result, 100 percent of power consumption for City Government buildings is from solar power. In 2020, the City installed photovoltaic solar panels at City Hall to reduce the City’s power bill while continuing to maximize use of renewable energy.
In early 2021, the City began service with Central Coast Community Energy (3CE, formerly Monterey Bay Community Power (MBCP)), a cooperative Community Choice Aggregation (CCA) that provides energy from renewable sources to residents, businesses, and the City. 3CE provides carbon-free electricity to residents and businesses. Starting in 2018, all PG&E customers within Monterey, San Benito, and Santa Cruz Counties were automatically enrolled in 3CE. The City joined 3CE in May 2019 and services began in early 2021.
Subsidies and Incentive Programs for Household Energy Conservation The following are some of the many programs available to assist persons and households with energy conservation measures.
The U.S. Department of Energy – The U.S. Department of Energy has a program oriented toward assisting low-income persons with energy efficiency. Under the Low-Income Heating Energy Assistance Program (LIHEAP), there are three separate programs including the Weatherization Program that provides assistance to qualifying households to replace inefficient appliances such as refrigerators, electrical water Chapter 6.0
Revised 6th Cycle Housing Element Update Energy Conservation City of Del Rey Oaks 6-2 April 2025
heaters, and microwaves with efficient appliances. The program also assists with attic insulation, weather stripping, and home repairs to make a home more energy efficient.
California Weatherization Assistance Program (DOE WAP) – The DOE WAP program provides weatherization and other energy efficiency services to low-income households. Groups served by this program include seniors, those with disabilities and families with children. Services provided include attic insulation, energy efficient refrigerators, energy-efficient furnaces, weather stripping, caulking, low-flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration.
California Alternative Rates for Energy/Family Electric Rate Assistance Program (CARE/FERA) – Lowincome customers that are enrolled in the CARE/FERA program receive a 20 percent discount on their electric and natural gas bills and are not billed in higher rate tiers. CARE is funded through a rate surcharge paid by all other utility customers.
Pacific Gas & Electric (PG&E) – PG&E offers a variety of energy conservation services for residents and provides several other energy assistance programs for lower-income households. These programs include Energy Watch Partnerships, Better Together Giving Program and Energy Savings Assistance Program, described below:
• The Energy Watch Partnerships program helps residents lower their energy bills and promote cleaner energy production. Through this program, PG&E has extended the reach of effectiveness of energy efficiency programs and provided information about demand response programs, renewable energy, and self-generation opportunities.
• The Better Together Giving Program gives millions of dollars each year to non-profit organizations to support services including environmental and energy sustainability. Projects include residential and community solar energy distribution projects, public education projects, and energy efficiency programs. The goal is to ensure that most of the funding assists underserved communities, which includes low-income households, people with disabilities, and seniors. • PG&E also offers rebates for energy-efficient home appliances and remodeling. Rebates are available for cooling and heating equipment, lighting, seasonal appliances, and remodeling (cool roofs, insulation, water heaters). These opportunities are available to all income levels and housing types.
• The energy Savings Program provides free attic insulation, weather-stripping and caulking, water heater blankets, energy-efficient lightbulbs, replacement of appliances and low-flow showerheads for low-income households. The PG&E “walk-through audit” provides a comprehensive assessment of energy.
PG&E also participates in several other energy assistance programs for lower income households, which help qualified homeowners and renters conserve energy and control electricity costs. These programs include the CARE Program and the Relief for Energy Assistance through Community Help (REACH) Program:
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• The CARE Program described above provides a 20 percent monthly discount on gas and electric rates to income-qualified households, certain non-profits, facilities housing agricultural employees, homeless shelters, hospices and other qualified non-profit group living facilities. • The REACH Program provides one-time energy assistance to customers who have no other way to pay their energy bill. The intent of REACH is to assist low-income customers, particularly the elderly, disabled, sick, working poor and the unemployed, who experience severe hardships and are unable to pay for their necessary energy needs.
Property Assessed Clean Energy (PACE) – Monterey County participates in the CaliforniaFIRST program which is a Property Assessed Clean Energy (PACE) Program. PACE helps homeowners pay for water and energy efficiency projects. PACE allows property owners to finance the installation of improvements on homes or businesses through the issuance of a municipal bond and pay the amount back as a line item on their property tax bill. The CaliforniaFIRST Program is a program of the California Statewide Communities Development Authority (CSCDA), a joint powers authority co-sponsored by the California State Association of Counties and the League of California Cities, and is administered by Renewable Funding.
Central Coast Clean Energy (3CE) – 3CE is recognized as a Community Choice Aggregator providing a higher percentage of renewable or carbon-free electricity at lower rates, supporting low-income rate payers, and finding local renewable energy projects. 3CE partners with PG&E to procure and provide energy from renewable sources to Monterey County. Additionally, 3CE is offering a program that allows for the construction of power generation facilities in member jurisdictions to bring power to areas not currently served by PG&E.
Energy Conservation Design for New Residential Developments There are several relatively simple and yet proven community design techniques that can significantly improve not only the energy efficiency of a home but can contribute to the livability and quality of a home and neighborhood. Increasing energy efficiency results in lower costs to homeowners and renters for utilities. Some of these design features include the following:
• Street and Subdivision Patterns for Maximum Solar Access. Residential streets laid out in an east/west alignment maximize southern exposure for typical residential lots. Orientation of homes on such lots with the broadest portions of the walls and roof facing south (whether in the front or rear) can admit the maximum amount of sunlight into the building to increase the exposure to solar radiation and provide warmth for the home in the winter months. The use of passive solar construction techniques that require proper solar orientation, appropriate levels of thermal mass, south facing windows and moderate insulation levels also provides a better opportunity to create a “grid” of streets that, in turn, help to interconnect a community, making it more pedestrian- and neighbor-friendly.
• Home Design and Construction. Beyond subdivision design and careful siting of new homes, there are a number of building design features that can maximize energy efficiency and improve comfort within the home. Building materials, appliances, fixtures and energy sources can be selected to minimize energy demand and greenhouse gas emissions. Energy loss and gain can be Chapter 6.0
Revised 6th Cycle Housing Element Update Energy Conservation City of Del Rey Oaks 6-4 April 2025
minimized through the use of higher insulation levels in place of thermal mass or energy conserving window orientation and installation of high R-value wall and ceiling insulation (over and beyond the minimum required by the Building Code) and use of minimal glass on east and west exposures. Locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core and garages along the north face can also be used as an energy saving construction technique. Making the main entrance a small, enclosed space that creates an air lock between the building and its exterior, and orienting the entrance away from winds or using a windbreak to reduce the wind velocity against the entrance. The addition of adequately sized roof overhangs or eaves can reduce solar and heat gain in the summer while allowing low winter sunlight to enter the home. The energy demand for water heating can be reduced through the use of recirculating systems for centralized hot water distribution or point-of-use hot water heating systems for more distant locations. The recycling of construction and demolition materials should continue to be required, and the reuse of such materials as part of new development could be encouraged. • Trees on Residential Lots to Assist in Heating and Cooling. Careful placement of deciduous trees on a residential lot can greatly enhance energy efficiency. By placing large-canopy deciduous trees proximate to the broadest part of a home, the summer shading from the trees can dramatically cool the residence by as much as 10 to 15 degrees. In the winter, when deciduous trees are dormant and leafless, maximum solar access is provided on the home. Use of low water plant materials and less lawn on residential lots also contributes to resource conservation. • Energy Efficiency Beyond the Residence. In addition to the simple residential design techniques for energy efficiency, Del Rey Oaks can broaden energy conservation and livability goals by requiring the placement of new homes in close, walkable proximity to retail and other commercial land uses, thus reducing dependence on air polluting autos for short distance vehicle trips.
Similarly, new multi-family housing should be clustered and placed near schools, commercial services, and public transit.
Other Factors
Del Rey Oaks Municipal Code Section 10.24.060 identifies and encourages trip reduction and contains requirements for trip reduction plans for residential development. With respect to future development, water supply is a significant potential constraint on growth in and around the City.
Water conservation is a key element of the City’s and their water provider’s and management agency’s strategy to meet projected water demand. The MPWMD and MCWD offer several programs and incentives, including rebates, to help reduce water use. MCWD’s Water Conservation Ordinance and Water Shortage Contingency Plan as well other programs for water conservation are located on their website: https://www.mcwd.org/index.html. MPWMD’s website identifies the requirements for water use and offers advice and programs for water conservation at https://www.montereywaterinfo.org/.
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Other Requirements
The City distributed the 5th and 6th Cycle Housing Element to water and sewer providers, emphasizing requirements of Government Code Section 65589.7 to prioritize allocations to lower income housing.
Conclusion
Utility-related costs can directly affect the affordability of housing in California. However, Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires adoption of an “energy budget.” In turn, the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations.
Site Planning techniques, the use of landscaping and the layout of new developments can also reduce energy consumption associated with residential development through reductions in heating and cooling needs, opportunities to use non-motorized methods of transportation and reductions in energy inputs to the development of housing.
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Chapter 7.0
Revised 6th Cycle Housing Element Update Housing Plan
City of Del Rey Oaks 7-1 April/May 2025
CHAPTER 7.0 HOUSING PLAN
Housing Goals, Policies and Programs
Under California law, the housing element must include the community's goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing. This Housing Element contains five goal statements the City has identified to address major housing related issues facing the community. The following goals, policies, and programs are identified to meet the City’s unique and specific position in the regional housing market while meeting the community demands of a growing community and changing housing market.
The Housing Plan is organized into two sections: Goals and Policies, and Housing Programs. A goal is a higher-level statement that addresses the general nature and intent of the City’s housing objectives.
Under each goal statement, policies are also identified which provide guidance and expand upon the City’s goals. The Housing Programs section describes specific actions, procedures, or strategies the City will take to carry out the identified goals and policies. This section also specifies the primary entity responsible for program implementation and the timeframe for accomplishment and monitoring for the actions. Based on the goals, policies, and programs outlined in the Housing Element and findings from the Housing Needs Assessment, the following objectives represent a reasonable expectation of the number of new housing units that can be developed, rehabilitated, or conserved/preserved for the 6th Cycle Planning Period (Table 7-1).
Table 7-1
6th Cycle Quantified Objectives Summary
Income
Category
Allocation by
Cycle* Totals by
Income
Category
New
Construction Rehabilitation Conservation/Preservation
Total New Units By
Housing Type 4th/5th
Cycle
Shortfall
6th
Cycle
Very Low (0-
50% of AMI) 41 60 101 101 0 0 101
**
Combined
Low and
Very Low =
168
Low (51-80%
of AMI) 29 38 67 67 0 0 67
Moderate
(81-120% of
AMI)
5 24 29 29 0 0 29 Combined
Moderate/
Above
Moderate =
92 Above
Moderate
(more than
120% of AMI)
11 62 73 73 0 2 0 73
Total Units
New
construction
86 184 270 270*** 0 2 0 270
TOTAL UNITS W/REHABILITATION 270 2 272
*4th Planning Cycle affordable housing shortfall requirement applies to very low- and low-income only. ** Total very low and low-income; Extremely Low Income is 50% of Very Low or 50-51 units. *** Includes 20 ADUs.
Source: HCD Projected Housing Needs – Regional Housing Needs Allocation (HCD, AMBAG 2022) Chapter 7.0
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Goals and Policies
Housing Opportunities
GOAL A: THE CITY WILL PROVIDE ADEQUATE SITES TO BUILD NEW HOUSING UNITS FOR ALL INCOME LEVELS AND TO MEET THE CITY’S FAIR SHARE OF HOUSING NEEDS.
The City wants to facilitate a wide range of housing types to ensure there is adequate supply to meet the current and future needs of the City. By maintaining a balanced inventory of housing types including sizes, price and style, the City will ensure that adequate supply is available to meet existing and future housing needs. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. This goal will ensure the provision of adequate sites that will allow for development of a variety of affordable housing in a safe and sustainable environment for all residents of the City, consistent with the City’s housing allocation adopted by the AMBAG.
Policies
A.1 Development of Underutilized Sites: The City shall ensure adequate vacant land and underutilized sites suitably zoned and prepared for residential development and/or redevelopment are available to meet the City’s housing need as identified by AMBAG.
A.2 Diversity of Housing Types that Meet City and Regional Housing Needs: The City shall implement land use policies that allow for a range of residential densities and housing types, prices, ownership, and size, including low-density single family uses, live-work units, and units in mixeduse developments.
A.3 Affordable Housing: The City shall promote the development of housing affordable to lower- and moderate-income households by pursuing State and federal funding sources for affordable housing projects. Where possible, the City shall partner with existing non-profit and for-profit corporations that are interested and able to construct and manage very low- and low-income households in the City.
A.4 New Sources of Infrastructure Financing: The City shall continue to seek new sources of financing for necessary infrastructure improvements for new development to facilitate new housing development.
Affordable Housing
GOAL B: THE CITY WILL ENCOURAGE THE PROVISION OF A WIDE RANGE OF HOUSING BY
LOCATION, TYPE OF UNIT, AND PRICE TO MEET THE EXISTING AND FUTURE HOUSING NEEDS IN THE CITY.
The City is committed to providing adequate housing to meet the needs of extremely low-, very low-, lowand moderate-income households. In order to do this, the City has identified a number of policies and programs ranging from seeking funding from varied sources, thereby increasing the opportunities for the development of affordable housing units, to working with non-profit and for-profit developers in the production of affordable for-sale and rental housing. Recognizing that homeownership plays a significant Chapter 7.0
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role in establishing strong neighborhoods and a sense of community pride, the City also supports programs that make purchasing a home a realistic option for lower-income households.
Policies
B.1 Adoption of Inclusionary Housing Ordinance: The City shall safeguard availability of affordable housing to moderate-, low-, very low-, and extremely low-income households through the adoption of Inclusionary and Affordable Housing Requirements.
B.2 Homeownership Housing: The City shall encourage the development of ownership housing and assist tenants to become homeowners within the parameters of federal and state housing laws.
B.3 Provide Incentives for Affordable Housing: The City shall promote the use of density bonuses and other incentives to facilitate the development of new housing for extremely low-, very low-, and low-income households.
B.4 Affordable Rentals: The City shall identify and solicit redevelopment funds as well as federal and State financial assistance for the construction of rental housing units and for rent subsidies for very-low-income and low-income households.
Remove Constraints
GOAL C: THE CITY WILL WORK TO REMOVE GOVERNMENTAL AND NON-GOVERNMENTAL CONSTRAINTS TO HOUSING DEVELOPMENT.
Pursuant to State law, the City is obligated to address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. Removing constraints on housing development can help address housing needs in the City by expediting construction and lowering development costs.
Policies
C.1 Flexible Development Standards: The City shall continue to improve and streamline the project review process by periodically evaluating and ensuring that zoning provision, City site improvement standards, development review procedures, entitlements procedures, and development fees do not unreasonably constrain the development, conservation, and rehabilitation of housing. Should constraints be identified, actions such as amendments to policies and procedures may be implemented to reduce or eliminate those constraints.
C.2 Reduce or Eliminate Non-Governmental Constraints: The City shall monitor non-governmental constraints, such as interest rates, construction costs, water availability, and others, through consultation with developers, lenders and other entities directly involved in the provision of housing. Should constraints be identified, actions such as amendments to policies and procedures may be implemented to reduce or eliminate those constraints.
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Equal Housing Opportunities
GOAL D: THE CITY WILL PROMOTE EQUAL HOUSING OPPORTUNITIES FOR ALL PERSONS.
The City recognizes the importance of extending equal housing opportunities for all persons, regardless of regardless of race, religion, sex, family status, marital status, ancestry, national origin, color, age, physical or mental disability, sexual orientation, source of income, or any other arbitrary factor.
The City has many residents who have special housing needs. State law requires the housing element to address the needs of specific “special needs” groups, including seniors, persons with disabilities, large families with children, female-headed households, and people who are homeless. Meeting the needs of these residents requires a broad range of strategies for housing and other services. This section also addresses student and faculty housing.
Policies
D.1 Fair Housing Services: The City shall support efforts to eliminate housing discrimination on the basis of race, gender, color, religion, age, marital status, offspring, or disability. The City shall ensure compliance with federal, State, and local Fair Housing and anti-discrimination laws and ordinances. Federal, State, and local Fair Housing laws make it illegal to discriminate against any person because of race, color, religion, gender, disability, familial status, national origin, ancestry, marital status, sexual orientation, source of income, or age in the rental or sale, financing, advertising, appraisal, provision of real estate brokerage services, etc., and land-use practices.
D.2 Reasonable Accommodation: The City shall encourage provision of an adequate supply of suitable housing to meet the needs of people with disabilities. The City will continue to implement a reasonable accommodation process for persons with disabilities to request exceptions or modifications of zoning, permit processing, and building regulations to ensure housing is accessible. The City will require incorporation of ADA and California Title 24 Disabled Access Regulations into new construction.
D.3 Housing for Seniors: The City shall support housing programs that increase the ability of senior households to remain in their homes or neighborhoods, and if necessary, to locate other suitable affordable housing to rent or purchase.
D.4 Family Housing: The City shall facilitate and encourage the development of larger rental and ownership units for families with children, including lower- and moderate-income families, and the provision of services such as childcare and after-school care when feasible.
D.5 Student and Single-Room Occupancy Housing: The City shall facilitate and encourage the development of rental and ownership units for families with children, including lower- and moderate-income families, and the provision of services such as childcare and after-school care when feasible.
D.6 Support Organizations Serving the Homeless Community: The City shall support the efforts of nonprofit and community organizations that provide emergency shelter and other assistance for the homeless population, including alcohol and drug recovery programs.
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Quality Housing Opportunities
GOAL E: THE CITY WILL CONTINUE TO CONSERVE AND IMPROVE THE CONDITION OF THE
EXISTING HOUSING STOCK TO ENSURE THE SAFETY, WELFARE, AND AFFORDABILITY OF RESIDENTS.
Conserving and improving the housing stock helps maintain investment in the community and keeps existing housing affordable. Many factors can contribute to the deterioration of residential units including quality of workmanship, age, type of construction, and location. Preventing these problems from occurring and addressing them when they do occur protects the safety and welfare of residents and assists in meeting housing needs throughout the City. As a majority of the City’s housing stock is over 30 years old, it is important to maintain residential units and keep them from deterioration. The City will focus its efforts on rehabilitation, code enforcement, preservation of quality of family home and will take a proactive approach to conserving the current housing stock.
Policies
E.1 Residential Rehabilitation: The City shall assist lower-income households whose housing units are in need of rehabilitation to ensure the safety and habitability of housing units and the quality of residential neighborhoods.
E.2 Code Enforcement: The City shall promote the continued maintenance of the City’s existing housing stock and residential neighborhoods through enforcement of adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing units.
E.3 Preserve Quality Single Family Housing and Rental Stock: As single family and rental stocks deteriorate, the City shall preserve the existing single-family housing, especially those singlefamily and rental units occupied by lower-income households.
E.4 Sustainable Housing Design: The City shall improve affordability by promoting the incorporation of energy efficient practices into residential design.
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Housing Programs
Housing Opportunities
GOAL A: THE CITY WILL PROVIDE ADEQUATE SITES TO BUILD NEW HOUSING UNITS FOR ALL INCOME LEVELS AND TO MEET THE CITY’S FAIR SHARE OF HOUSING NEEDS.
Program A.1 Accommodate the City’s RHNA
The City will provide a range of types of housing units and prices to meet the total 184 units of regional housing allocation needs (RHNA) for Del Rey Oaks and the unaccommodated needs (86 units) from prior planning periods.
The City will provide for an adequate number of units to meet the very low- and low-income categories and for development of moderate and above-moderate income categories within the RHNA and including the 4th and 5th cycle unaccommodated need. The City has adequate residentially zoned land with minimum density of 20-25 units per acre to fully address the 6th Cycle RHNA and the unaccommodated need from previous cycles as shown on Table 7-1. The City will use Sites 1 and 1a owned by the City, and if needed, also buffer sites K1 and K2 (privately owned). The City will ensure sufficient property is available in the former Fort Ord to achieve this goal throughout the planning cycle. The Housing Element Site Inventory finds that this density can feasibly be developed on these sites. Rezoning completed in October 2023 ensures the City has adequate land, appropriately zoned, that can also meet the requirements of Government Code section 65583.2(h) and (i). Provisions of Government Code section 65583.2, subdivisions (h) and (i), are identified as follows:
• permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval;
• accommodate a minimum of 16 units per site;
• require a minimum density of 20 units per acre; and
• at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all the very low- and lowincome housing need, if those sites: allow 100 percent residential use, and • require residential use to occupy 50 percent of the total floor area of a mixed-use project.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • The City completed rezoning to allow residential development to meet RHNA for 6th Cycle and previous cycles in October 2023. The RHNA 6th Cycle
2023-2031
Income Group
Very Low Low Moderate
Above
Moderate
Total
Del Rey Oaks 60 38 24 62 184
Chapter 7.0
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City shall monitor the inventory of residentially zoned sites to ensure land remains available to meet the City’s RHNA obligations by income level. An annual monitoring report shall confirm the site availability and be provided to the City Council and HCD. (See also No Net Loss Program A.4 below).Report to City Council to confirm adequate area is available for meeting RHNA on a regular basis; report due by end of first quarter yearly.
• Provide first report to City Council and HCD in in Annual Progress Report due on April 1, 2025, and annually through the planning cycle.
Geographic Target: Citywide
Source of Funding General Fund
Program A.2 Develop Mixed Use Zoning Designation
The City will seek to identify potential areas for mixed use, both in the former Fort Ord areas and in commercial sites defined by the City, where a mixed-use designation would be appropriate, working with developers, property owners, the community and the Planning Commission and City Council. Sites will be selected based upon availability of land without resource constraints or limitations due to airport land use conflict, with available water service and utilities. Densities shall be a minimum 20-25 units per acre with at least 50% of the square footage of development dedicated to residential uses. Underlying land uses can be commercial or visitor serving areas; zoning will be amended to permit residential uses as well as mixed uses at higher intensities than currently allowed in commercial zones and to allow mixed use in visitorserving designation zones. Note: not needed to meet RHNA for 6th Cycle per the analysis in Chapter 3.0.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Objective: Promote housing mobility and increase housing choices and affordability in mixed-use neighborhoods.
• Present Report for Mixed Use areas for Zoning Overlay to Planning Commission and City Council in first quarter 2025 for 6th Cycle. • The report shall consider all areas within former Fort Ord, including buffer sites K1 and K2, as well as the MPUSD property and underutilized commercial zones in the City.
• Submit Final report on available sites for mixed use designation provide direction to staff to identify sites to commit for appropriate zoning designation to allow multi-family /mixed use by mid-2025. • Complete any required rezoning of sites by end of 2026.Approve a mixed-use housing project during the first half of the planning period at residential densities of at least 20-25 units per acre. Project shall include a minimum of 25 to 30 housing units with 20% of the total project units set aside for affordable housing, beyond the RHNA allocation.
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• By 2026, develop incentives for mixed-use development projects proposed at densities deemed affordable to lower income households, on underutilized commercial zones within the City and the MPUSD site. Incentives may include density/intensity bonus, fee waivers, or expedited processing.
Geographic target: Underutilized commercial zones within the developed City, including areas within Census Tract 134, Blocks 1001 and 1008 (the developed commercial area of Calle de Oaks and the MPUSD property. The areas of underutilized commercial property in the City can provide housing affordable to lower income households beyond the RHNA. Additional areas are Former Fort Ord, including buffer sites K1 and K2 and the MPUSD site.
Source of Funding General Fund
Program A.3 Small Lot Residential in New Subdivisions
The City shall amend the General Plan and Zoning Ordinance to allow small lot Planned Unit Developments (PUD) consisting of individual lots that utilize Traditional Neighborhood Design (TND) techniques for development of cottage or small bungalow-type homes. Further, provide an overlay or PUD ordinance for projects if needed to allow for privately maintained common open space and mixed housing types.
Note: not needed to meet RHNA for 6th Cycle.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Amend General Plan and Zoning Ordinance to allow small lot Planned Unit Development (PUD) in zones where residential use is permitted. • By end of 2025, identify 5 sites for small lot PUD with a capacity of at least 5 total housing units.
• Outreach annually to owners of identified sites to determine interest and feasibility.
• Quantified Objective: Identification of 5 sites with adequate capacity for 5 housing units by the end of 2025, beginning of 2026. Meet with interested owners by 2027 to advance infrastructure, site planning and development applications to achieve housing unit target.
Geographic Target: Citywide and focused on areas within the developed City that can accommodate development of at least five units.
Source of Funding General Fund
Program A.4 Monitoring of Residential Capacity (No Net Loss) The City shall monitor the development of residential and mixed-use sites included in the inventory to ensure an adequate inventory continues to be available to meet the City’s RHNA obligations by income level, consistent with the No Net Loss requirements in Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to Chapter 7.0
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accommodate the remaining RHNA by income level, the City will ensure adequate capacity is provided in existing City limits to accommodate the RHNA.
The City shall work with applicants of development of Sites 1 and 1a identified in the Sites Inventory to meet RHNA. The City shall coordinate with applicants on a monthly basis to process and approve entitlements and support funding applications for needed infrastructure. The City Manager will monitor the progress made on these sites in the inventory and if entitlements are extended such that development would not occur within the planning period, or other conditions are found that will preclude development in the planning period, the City shall recalculate the capacity on the sites according to the methodology used in the sites inventory chapter. If determined that the City no longer has sufficient capacity to meet the RHNA by the end of 2027, the City will identify additional sites identified as buffer areas in this Housing Element within 180 days, including Sites K1 and K2.
Responsible Agency City Manager, Planning Department
Timeline and Objective • By the end of 2025, establish a formal procedure to comply with SB 166 (No Net Loss). If additional sites (such as additional sites in the former Fort Ord identified as buffer areas in the City’s Housing Element) are required to replenish the sites inventory, the sites shall be rezoned within 180 days when a shortfall in RHNA capacity is identified.
• Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the City is not on track to meet its 270 affordable housing unit goal for the 8-year RHNA cycle by 2027 (i.e., 270 affordable units built or in process by 2027), the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, within six months, if sufficient progress toward this quantified objective is not being met.
Quantified Objective: Maintain 270 units through entire RHNA Cycle (101 very low, 67 low, 29 moderate, 73 above moderate income) and provide 270 housing opportunities affordable to lower income households by January 2031.
Geographic Target: Former Fort Ord sites K1 and K2 and Citywide.
Source of Funding General Fund
Affordable Housing
GOAL B: THE CITY WILL ENCOURAGE THE PROVISION OF A WIDE RANGE OF HOUSING BY
LOCATION, TYPE OF UNIT, AND PRICE TO MEET THE EXISTING AND FUTURE HOUSING NEEDS IN THE CITY.
Chapter 7.0
Revised 6th Cycle Housing Element Update Housing Plan
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Program B.1 Develop Inclusionary and Affordable Housing Requirements The City will require new residential development or redevelopment in the City to provide affordable housing to meet the City’s RHNA requirements as identified in the AMBAG RHNA. The City will continue to pursue development opportunities of the former Fort Ord properties and will include affordable housing requirements in a disposition & development agreement to achieve this objective. The City will also consider development of an inclusionary housing policy option to determine if this method will better facilitate the City objective to achieve a variety of housing types and opportunities for very low, low- and moderate-income households. The City will assess and analyze a variety of inclusionary housing programs, standards, requirements, and regulations to determine the best course of action. Utilizing either or both options, the City will determine the appropriateness and application of inclusionary policies, and adopt policies, programs, or regulations that will produce housing opportunities for affordable to very low, low, and moderate-income households. Any regulations shall provide additional detail and address development of rental and for-sale housing affordable to very low, low- and moderate-income households, as well as the applicability of this requirement and its alternatives to the City shall require affordable housing for new development at a minimum of 20% affordability.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • The City will assess and analyze a variety of inclusionary housing programs, standards, and requirements in 2025. The City will compare options and provide a report to the City Council by the end of 2025, beginning of 2026.
• The City will consider options and take action on the report by either adoption of an inclusionary housing policy or drafting a developer agreement template language for provision of required inclusionary housing for new development at a minimum of 20% affordability. • By the end of 2025, the City will require development agreements or adopt an inclusionary housing policy to ensure development of housing projects include 20% affordability at a minimum with the objective of creating 270 affordable housing units to meet RHNA by 2031 and to expand housing mobility opportunities and increase availability of affordable housing.
• Quantified Objective: Seek to identify inclusionary housing opportunities and develop and adopt either a development agreement or an inclusionary housing policy requiring inclusionary housing for new development at a minimum of 20% affordability.
The City shall require all future development to comply with a development agreement or inclusionary housing policy.
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The City shall facilitate the development of 270 units across all income levels, with at least 20% affordability. Development Agreements shall identify the affordability levels to meet and or go above RHNA requirements.
The objective of this program is to facilitate increased housing mobility and affordability for new development proposed in the City. The City shall review progress by the end 2025 and annually, to ensure the capacity of the inventory is sufficient to meet the City's RHNA obligations for all income categories.
Geographic Target: City-wide, focusing on City-owned Sites 1 and 1a where development is slated to occur.
Source of Funding General Fund
Program B.2 Facilitate Affordable Housing for All Income Levels The City will support housing for low-income, extremely low-income, and moderate-income households and persons with disabilities (including developmental disabilities). The City will actively seek to participate in and promote housing assistance service provided by such agencies as the Monterey County Housing Authority and the U.S. Department of Housing and Urban Development.
As opportunities arise, new funding sources for lower-income housing will be sought from available nonprofit, local, State, and federal programs. Planning and entitlements should consider how to position an affordable project to qualify for future grant applications.
The City will also work with developers to facilitate affordable housing development. Specifically, as funding permits, the City will provide gap financing to leverage State, federal, and other public affordable funding sources. Gap financing will focus on rental housing units affordable to lower-income households, farmworkers, and households with special needs (such as seniors and disabled, including people with developmental disabilities, students, overcrowded households, large families, single parents, homeless).
To the extent feasible, the City will also ensure a portion of the affordable housing units created will be available to extremely low-income households.
Responsible Agency City Hall, City Manager’s Office
Timeline and Objective • Actively seek funding opportunities to increase the supply of affordable housing for lower income households. Analyze sites owned by the City to identify those that could be suitable to support affordable housing by 2025. Seek to leverage these funds with federal, state, and County HOME funds to increase the amount of affordable housing on housing strategy sites.
• Work with developers of housing strategy sites and non-profit developers to identify opportunities to increase the percentage of affordable housing by encouraging developers to apply for available funds and utilize other creative mechanisms by 2025. (Ongoing work with developers; report on funding biannually to City Council) Chapter 7.0
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• By first quarter 2026 and ongoing thereafter: To address regional farmworker housing needs, the City will identify specific development opportunities areas and farmworker housing
developers and proactively outreach to them annually.
Informational materials will also be made available at City Hall to identify farmworker housing opportunities from other agencies.
Also, see Program D.10.
• Develop materials for residents who may be seeking tenants for their ADUs, which will be provided to ADU applicants at the time they apply for a building permit or ADU permit. These affirmative marketing materials will include contact information for housing service providers (such as the home share programs) and non-profit housing organizations that serve lower income tenants in the surrounding region. Interested residents can use these materials to find prospective tenants in a larger market area beyond the City of Del Rey Oak city limits, including residents of all races, ethnicities, ages, and abilities.
Quantified Objective: Seek four funding opportunities to encourage affordable housing during the 6th Cycle Planning period. • Facilitate the construction of at least 20 ADUs over the planning cycle. Geographic Target: Citywide
Source of Funding General Fund
Program B.3 Utilize Housing Choice Vouchers and Affordable Housing Outreach The Housing Authority of Monterey County (HAMC) which administers the Housing Choice Voucher (HCV) Program for Del Rey Oaks and throughout Monterey County provides rental subsidies to very low-income individuals and families, disabled, and elderly households that spend more than 30 percent of their gross income on housing. To help overcome the reluctance of many landlords to sign HCV agreements, the City shall work with the Housing Authority to offer incentives to property owners that sign HCV agreements.
Since HCV assistance is portable, the number of vouchers used in the city will vary over time, however it is the City’s objective to increase the number of households participating in the program from current levels. The City will provide information on fair housing resources on its website, including links to fair housing services. Other outreach measures to be implemented include posting regulations regarding housing discrimination, as well as phone contacts, at City Hall and periodically.
The City will also provide a referral process for any person who believes they have been denied access to housing because of their race, sex, marital status, ancestry, national origin, color, familial status or disability. In the event a complaint is received, the City will refer the party to a fair housing service provider for follow up and work with the complainant to resolve the issue.
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Responsible Agency City Hall, City Manager’s Office
Timeline and Objective • The City, working with the HAMC, shall provide information and incentives to property owners to encourage them to sign HCV agreements with the HAMC. In 2025, the City Manager will work with HAMC to develop a list of developers and outreach to applicable property owners and developers to increase participation in the HCV program.
• Informational pamphlets will be secured through HAMC and websites on the HCV program. The information will be made available at City Hall in English and Spanish regarding the voucher program and a notice posted in the City’s Acorn Newsletter by 2026. • The number of applications received will depend upon how many property owners apply for HCV agreements with the HAMC and City.
Overall, we need to put together a scope change and get that into you along with an estimate of the application fee for the County, etc.
This program could provide rental assistance to at least two or three renters per year. Program B.3 promotes HCV in all areas but is targeted to areas of existing single-family housing to increase use of vouchers in these households.
Quantified Objective: Expand HVC usage by three renters or property owners per year, with the first full active year being 2026.
Geographic Target: Areas with existing single-family housing, located in Census Tract 134, Blocks 1003, 1004, 1005, 1006, 1010, 1011, 1012, 1013, and 1014 which are primarily single-family housing and Census Blocks 1000, 1001, and. Additional focus includes: Areas where Multi Family housing will be developed per the Sites Inventory and Buffer sites or is in place, such as Census Blocks 1002 and 1008.
Source of Funding Staff time, HAMC, and private owners/developers Program B.4 Preferential Housing for Del Rey Oaks Residents and Workers To the extent that such policy can be legally implemented, the City shall consider adoption of a new ordinance in compliance with the Fair Housing Law, requiring that all newly constructed inclusionary dwelling units for below-market-rate income, moderate-income, and lower-income households within the City, and all first-time homebuyer programs, be provided on a preferential basis to Del Rey Oaks residents and workers.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Confirm if policy can be legally implemented by end of 2025.
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• Adopt a Preferential Housing Ordinance by the fourth quarter of 2025.
Geographic Target: Citywide
Source of Funding General Fund, Developer Fund
Program B.5 Develop a Density Bonus Ordinance Consistent with State Law Government Code section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law. State Density Bonus Law requires a local jurisdiction to grant an increase in density, if requested by a developer, for providing affordable housing as part of a development project.
Key provisions of the law include incremental density bonuses that correspond to the percentage of housing set aside as affordable units. The City shall develop and adopt a Density Bonus Ordinance consistent with the current Government Code and State Density Bonus Law. Once passed, the City will review any future amendments to State Density Bonus law to ensure that its local ordinance remains consistent with State law. Once passed the City shall commit to consider requests under State Density Bonus Law (including requests for incentives, concessions, waivers, and parking reductions) so that projects that qualify are not prevented from developing at the densities to which they are entitled.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Adopt a City Density Bonus Ordinance, consistent with Government Code and State Density Bonus Law, by fourth quarter 2025.
Geographic Target: Citywide
Source of Funding Staff Time
Program B.6 Facilitate Affordable Rental Units
The City will apply for low interest loans, grants, and rent subsidies through the U.S. Department of Housing and Urban Development, the California Housing Finance Agency, Farmers Home Administration, and the HCD. The City will apply for at least one funding opportunity every other year within the 6th Cycle Planning period. In addition, the City will provide funding through use of tax increment funding for a housing fund as such funds are available.
Responsible Agency City Council
Timeline and Objective • Research available funds to assist in the construction of affordable units (and accessory dwelling units) to low-income and very lowincome households (anticipated to start seeking funding opportunities beginning 2024).
• The City will file 4 funding applications during the 6th Cycle Planning period.
Geographic Target: Citywide
Source of Funding Staff time; State, federal, and regional grants; and private property owners/developers
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Program B.7 Preferential Housing for Teachers and Local Educational Employees Government Code section 65914.7 (AB 2295) considers housing development projects on property owned by a local educational agency to be an allowable use of the property, provided certain criteria are met. AB 2295 allows a school district or county office of education that meets certain criteria to utilize its surplus property to provide affordable housing to its employees. This program seeks to provide needed housing for teachers and other employees of the local educational agency. If qualifying parcels are identified within the city in accordance with AB 2295, the City shall adopt a streamlined ministerial permitting policy for workforce housing on sites owned by a local education agency to support housing opportunities for teachers and educational employees, consistent with AB 2295.
In order for a project to qualify for this program, the ordinance shall specify that the project shall meet all requirements of AB 2295, including but not limited to:
• The project is on an infill site as defined by AB 2295; • The project qualifies as an allowable use under AB 2295; • The project meets the density and height standards applicable under AB 2295; and • The project meets other objective development standards applicable under AB 2995.
The project shall not be sited in an environmentally sensitive area, require demolition of deed-restricted affordable units or rent-controlled units, or historic structures, will not use a mobile home site, and does not require subdivision.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • If a local educational agency identifies a qualifying parcel within the City on which they intend to develop housing, City will adopt a Preferential Housing Ordinance consistent with AB 2295 by end of 2025.
• Annually communicate with school district to assess interest in pursuing housing per AB 2295.
• If MPUSD expresses willingness to consider their parcel for development, the City will offer assistance with planning and permitting and processing of the application. Specific actions may include reduced permit fees, expediting processing and other related actions.
• If an application is submitted, the City will meet quarterly with MPUSD to help advance site planning and development applications.
Quantified Objective: Identify at least one qualifying parcel within the City in 2025. MPUSD site is identified in an opportunity site that can achieve up to 90 affordable units; the quantified objective is 30 affordable housing units by 2029.
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Geographic Target: The City will focus on the only local educational agencyowned parcel (MPUSD-owned) within the City.
Source of Funding Staff time; local education agency property owners/developers Program B.8 Home Sharing Program
City will research and apprise residents about shared housing programs by providing information at the public counter and online, and include an article in the City Newsletter Acorn in 2025. The City will also meet at least one non-profit home-sharing service in 2025 to discuss shared opportunities and cooperation to assist with matching tenants with existing homeowners. The City shall publicize and take other actions as necessary (e.g., facilitate presentations at City Hall, post information on the City website, etc.) at least annually.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Proactively meet at least one non-profit home-sharing service (Home Match Monterey) in 2025 to discuss shared opportunities in the City. • Provide information and available informational brochures advertising shared housing program Home Match Monterey at City Hall and on the City’s website.
• Provide article in the Acorn newsletter in 2025 and also post on the City’s website.
Quantified Objectives: Have at least four households participating in a nonprofit managed home sharing program enabling them to reside in the City by 2030.
Geographic Target: Citywide
Source of Funding Staff time; Home Match Monterey; private owners; General Fund Remove Constraints
GOAL C: THE CITY WILL WORK TO REMOVE GOVERNMENTAL AND NON-GOVERNMENTAL CONSTRAINTS TO HOUSING DEVELOPMENT.
Program C.1 Support efforts of public and private groups providing housing for the elderly and disabled, including assistance with obtaining permits and permit streamlining consistent with SB 35, or where appropriate, waiving City fees or regulatory requirements.
The City will continue to find opportunities to streamline the permitting process to remove unnecessary barriers, without compromising public health, safety and community character. In order to do this, as part of the City’s Zoning Ordinance update, site improvement standards and development procedures will be reviewed and, as needed, revised to ensure that such standards and procedures do not unnecessarily constrain the development, conservation, and rehabilitation of affordable housing. This Zoning Ordinance update will ensure compliance with SB 35 which allows streamlined approval processes in municipalities not meeting the RHNA. The City shall establish written procedures to comply with California Government Chapter 7.0
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Code Section 65913.4 and publish those procedures for the public, as appropriate, to comply with the requirements of Senate Bill 35 (SB 35), Chapter 366 Statutes 2017. These requirements apply at any point in time when the City does not meet the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for Housing Element progress and reporting on RHNA.
The City shall process development projects with at least 50 percent affordable units through a streamlined permit process set forth in State law. All projects covered by SB 35 are subject to objective development standards. However, qualifying projects cannot be subject to discretionary review or public hearings; and in many cases, the City cannot require parking. Reduced parking requirements would be established consistent with the requirements of SB 35 for qualified streamlining projects.
Actions:
• Establish SB 35 procedures and provide information online.
Responsible Agency City Planning and Building Departments Timeline and Objective • Review, and draft City Zoning Ordinance revisions by the end of 2025. • Implement program by first quarter 2026.
Source of Funding General Fund
Program C.2 Encourage the Construction of Accessory Dwelling Units A major constraint on housing in the City is affordability. ADUs help meet the City’s needs for housing that is affordable by providing a housing resource for seniors and low- and moderate-income households. The City will continue to review and update the ADU Ordinance to be compliant with updated State regulations that promote the development of ADUs. The City will also monitor ADU production and affordability throughout the course of the planning period and, if the City is not meeting target numbers anticipated in the housing element, implement additional actions. Specific actions to be taken include:
• The City will encourage the construction of ADUs by providing incentives such as waiver or reduction of development fees and expedited permit processing for ADU applications. Further, information to all eligible property owners concerning the City’s ADU approval process will be provided at City Hall. In addition, the City will make standardized plans for ADUs or JDUs available, with the intent of providing additional information to interested homeowners. • Annual reporting will be conducted to ensure that ADUs are being developed at a rate that will result in 20 additional ADUs by the end of 2031. Annually, by January 31st of each year, City staff will monitor and report on the production and affordability of ADUs and the progress made according to the assumptions in the Housing Element projection. The City’s annual production numbers assume an average of 2.5 ADUs within the planning cycle. • If not achieved after four years, the City will take alternative actions within six months of the midterm 4-year (i.e., including additional incentives) if not meeting the assumptions.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • City staff shall give an annual report to Planning Commission and City Council on the number of new ADUs that are being built and report Chapter 7.0
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this information to HCD each year by April 1st of each year, starting in 2025.
• By third quarter 2025, revise the ADU zoning ordinance to ensure compliance with current state standards and requirements. The revised ADU Ordinance shall allow ADUs in all zones that allow residential and non-residential zones e.g., mixed-uses and commercial consistent with ADU state law.
• By 2026, to encourage the construction of ADUs, the City will offer incentives such as waiver of fees, reduction of development fees and expedited permit processing for ADU applications. The City tracks all ADUs and provides this information annually. The City will also conduct outreach to ADU permit recipients to understand the need for and encourage development of ADUs as part of the permit process annually.
• By end of 2025, and throughout the planning cycle, the City will prioritize ADU applications and provide expedited permit processing for ADU applications. Further information to all eligible property owners concerning the City’s ADU approval process will be provided at City Hall by first quarter of 2026. In addition, the City shall research and make standardized plans for ADUs/JDUs available by first quarter 2026, with the intent of providing additional information to interested homeowners.
• Information detailing the requirements of the City’s ADU Ordinance, and incentives for developing ADUs including permit waiver or reduction of development fees and expedited permit processing, shall be readily available at the City Hall and shall be included on the City’s website and in the City newsletter by the start of the second quarter 2025.
• As part of the annual review, the City will review their ADU and JADU development progress to evaluate if production estimates are being achieved. If ADUs are not being permitted as assumed in the Housing Element, the City will take action within 6 months of completion of the ADU review to ensure that adequate capacity at each income level is maintained to meet the City’s RHNA needs.
• Prior to the mid-term (4 year) review, if actual performance is not in line with projections, the City will review and take action as needed by first quarter 2028 to ensure compliance with “no-net loss” provisions of State law. The City shall develop and adopt Incentives that would promote ADUs and reduce constraints to their Chapter 7.0
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development. These shall include reduced or no fees, additional homeowner or applicant assistance tools by end of 2025, developing information packets for ADU construction, targeted advertising of ADU construction opportunities, and pursuing funding opportunities by end of 2026.
• At the mid-term (4 year) annual review, if the review shows that annual ADU production is less than anticipated in the Housing Element projection, the City Planning Commission will hold a public hearing to recommend changes to further reduce development constraints on ADUs. The degree of additional actions shall be consistent with the degree of the gap in production and affordability. • As an alternative action if not meeting the target number, and if ADUs are needed to meet RHNA targets, the City shall identify alternative sites and rezoning if additional actions are considered need to meet the ADU target. (Note: rezoning would be an alternative action if ADUs are needed to meet RHNA; ADUs are considered buffers for RHNA per this Housing Element).
Quantified Objective: Development of a minimum of 3 ADUs/JADUs annually for low, and moderate-income levels, consistent with ADU development in the City, throughout the planning cycle.
Geographic Target: Citywide; on Census Blocks: 1000, 1001, 1003, 1004, 1005, 1006, 1007, 1010, 1011, 1012, 1013, 1014, which all have existing singlefamily housing.
Source of Funding Staff time
Program C.3 Mitigating Constraints (City Regulations)
Based upon this review of the City’s standards, the following additional Zoning Ordinance amendments will be considered, and zoning ordinance amended, as required to be consistent with state law in the following:
Actions:
• Amend the Zoning Ordinance to include language on density bonuses to comply with State requirements.
• Amend Zoning Ordinance to ensure that transitional and supportive housing is allowed in the same way other residential uses are allowed in all zoning districts allowing residential uses. • Amend the Zoning Ordinance to conditionally permit SRO housing in the C-1 (Commercial) zone. • Consistent with the California Employee Housing Act, amend the Zoning Ordinance to update standard that requires that housing for six or fewer employees be treated as a regular residential use.
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• The City shall amend its definition of “Family” to remove limitations and ensure that the definition is in compliance with state law and inclusive in its definition.
The City will address additional amendments related to other impediments or constraintsto development of affordable housing identified in this report. These will be completed as part of a comprehensive zoning ordinance review and update, and include revisions to design review standards and findings, permit requirements for multi-family housing and parking requirements.
Actions:
• Adopt zoning ordinance amendments to include density bonus ordinance, transitional and supportive housing ordinance, update of standards for employee housing to be treated as a regular residential use and revise definition of family; all the above should be done to comply with State and in compliance with State law.
• Complete comprehensive review of zoning ordinance including design review, use permit requirements and parking requirements that constrain development. • The City will revise the zoning ordinance to replace or remove the conditional use requirements approval procedure with a process that does not act as a constraint on housing. • The City will remove constraints to development, including conditional use requirements for multi-family housing, in zones intended to permit multi-family housing. • The City will revise parking standards. The City commits to reducing parking requirements for smaller bedroom types (e.g., one space per one-bedroom unit) and modifying or removing the requirement for garages in multifamily development.
Responsible Agency Planning Department, City Council, Planning Commission, and City Hall Timeline and Objective • Complete comprehensive review of zoning ordinance amendments related to design review standards and findings, use permit requirements for housing and parking requirements second quarter 2025.
• Amend the zoning ordinance to remove conditional use requirements for multi-family housing in zones intended to permit multi-family housing by end of second quarter of 2026.
• Adopt required parking amendments to the Zoning Ordinance.
Amend zoning ordinance to reduce parking requirements for smaller bedroom types (e.g., one space per one-bedroom unit) in first quarter 2025. Provide a report to City Council by first quarter of 2026 on other City parking requirements and assessment of impacts of parking requirements on development of affordable housing and multi-family housing. Reduce or modify parking requirements related to garages for multi-family housing by end of 2027.
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• Provide the definition of family in the Zoning Ordinance to HCD to review for language of inclusivity per State law. If revisions are needed per the direction and review, amend the Zoning Ordinance definition of “Family” as needed to remove limitations and ensure that the definition is in compliance with state law and inclusive in its definition by the end of 2025.
• Amend the Zoning Ordinance by the end of 2025 to ensure that transitional and supportive housing is allowed in the same way other residential uses are allowed in all zoning districts allowing residential uses; to conditionally permit SRO housing in the C-1 (Commercial) zone; to update standard that requires that housing for six or fewer employees be treated as a regular residential use consistent with the California Employee Housing Act.
• Complete comprehensive review of Zoning Ordinance amendments related to design review standards and findings, use permit requirements for housing, and other constraints to development of housing by end of 2029.
• Adopt required amendments to the Zoning Ordinance by the end of 2030.
Geographic Target: Citywide
Source of Funding General Fund
Program C.4 Ensure the Availability of an Adequate Water Supply to Serve the Long-Term Housing Needs of the City
A major constraint to development within the City is the water supply. While the City has an agreement with MCWD for provision of water service, actions are needed to assure supply for former Fort Ord to meet water demands for RHNA development and support new sources of water supply that may become available during the planning period Citywide to continue ADU advancement.
Actions:
• The City will continue to work with the MPWMD, MCWD, M1W and other appropriate agencies through meetings and consultation to seek securement of sufficient water resources to meet the expected needs of projected housing development, and for the agencies to prioritize available water supply to meet affordable housing needs of the City. • Support efforts of MPWMD to request that the State Water Resources Control Board suspend or revise the Cease-and-Desist Order to allow new water hookups for housing projects. • The City will formalize required agreement and water entitlements to ensure priority for water for former Fort Ord to secure water entitlement to facilitate development of 270 new housing units by 2031 to meet RHNA.
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• Continue to provide City representative on Board of M1W and MPWMD to promote water provision as a priority for affordable housing. Provide the Draft Housing Element to the local water and service providers for the City in accordance with State law (AB 1087).
Responsible Agency City Council
Timeline and Objective • Participate in two annual meetings with MPWMD, MCWD, M1W and other appropriate agencies by the end of 2031 and throughout 6th Cycle.
• Request MPWMD and MCWD provide annual updates to the City Manager on completion of water projects and provision of water for affordable housing for the City.
• Pursuant to AB 1087, annually work with MPWMD to establish a procedure to prioritize water allocation for developments that include units set aside as affordable housing for lower income households, including affordable housing within larger, mixed-use developments and larger residential subdivisions.
• Send adopted Housing Element to MWD, MPWMD and Cal-Am by end of Q1 2024.
• Formalize any additional MCWD agreements and priority for water for former Fort Ord to secure water entitlement by mid-2025 to facilitate development of 270 new housing units by 2031 to meet RHNA.
Formally request MCWD prepare a Water Supply Assessment (WSA) and grant an entitlement to water through an approved Water Supply Verification authorization for Sites 1 and 1a consistent with the potable and non-potable water allocation. The total allocation of potable water on all former Fort Ord lands is 242 acre-feet per year (AFY). Sites 1 and 1a have a potable allocation of 193 AFY for the City owned sites (Site 1 and Site 1a) and 230 AFY of recycled (non-potable) water. See also Program C.9.
• Develop funding source and requirements to provide water lines from General Jim Moore to Site 1 and Site 1a to serve potable water for housing in former Fort Ord by beginning of 2026.
• Annually monitor MCWD water supply and entitlements in Fort Ord and provide alternative sites rezoning if necessary if additional water supply is needed from allocation of other sites (Buffer sites K1 and K2, are privately owned with a water allocation of 50 AFY). If an adequate water supply cannot be provided within the MCWD service district for Sites 1 and 1a, the City shall commit to rezoning the additional buffer Chapter 7.0
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sites identified in the Housing Element Chapter 3.0 within six (6) months.
Source of Funding General Fund
Program C.5 Adopt Safety Element Update and Environmental Justice Element SB 1035 requires that the City to revise and update the safety element to identify flood hazards and address the risk of fire in certain lands; and upon each revision of the housing element, to review and, if necessary, revise the safety element to identify new information relating to flood and fire hazards that was not previously available during the previous revision of the safety element.
Actions:
• The City will revise and update the Safety Element and adopt the update within 12 months two years of final adoption of the 6th Cycle compliant Housing Element. SB 1000 (2018) requires that the City include an environmental justice component to the General Plan during the 6th Cycle update of the City’s Housing Element.
• The City will adopt a separate Environmental Justice Element within three years 12 months of final adoption of the 6th Cycle compliant Housing Element.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • As funds are available, adopt a Safety Element Update and Environmental Justice Element, consistent with Government Code and State Law, by end of third quarter and start of fourth quarter 2026.
Source of Funding General Fund
Program C.6 Evaluate Fees for Development Projects
Planning permit and development impact fees are used to cover the costs and expenses incurred by or on behalf of the City in connection with planning applications and development of property. Fees help cover the public costs related to development projects, including time that staff spend on reviewing development proposals.
Actions:
• To support the development of higher-density housing, the City will review the City of Del Rey Oaks Fee Schedule to reduce fees for affordable housing units. • The City wishes to encourage additional creation of smaller residential units to serve their aging senior and single person households.
• To incentivize development of smaller units, the City will revise their fee program for affordable units and assess building and permit fees per square footage per unit, assuming such fees are reduced from normal fees and consistent with State law.
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Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Evaluate and review the City of Del Rey Oaks Fee Schedule to ensure that the fees appropriately support feasible development of smaller housing units by mid-2024.
• Revise affordable housing fees by amending fee ordinance for smaller units. Study and adopt revised fee update by fourth quarter 2025.
Source of Funding General Fund
Program C.7: Development of Large Lots
The City shall adopt a program to facilitate the development of lots larger than ten acres, particularly for the development of affordable housing units. This includes, but is not limited to, streamlining parcellation of these large sites and providing technical assistance to property owners and developers seeking to develop a parcel over ten acres. The City shall provide information on this program online and promote it as an option when meeting with potential developers and property owners. The City shall also communicate the goal of integration of future affordable housing design and location with future marketrate housing when meeting with potential developers and considering future design of development.
Actions:
• Provide technical assistance materials and post information on the City website. • Adopt and implement a program to facilitate the development of lots larger than ten acres.
Responsible Agency City Hall, Planning & Building Departments Timeline and Objective • Provide technical assistance materials and post information on the City website by third quarter 2026.
• Adopt and implement the program by end of 2027.
Source of Funding Staff time, General Fund
Program C.8: Require Remediation Prior to Development
The Environmental Impact Report (EIR) identified specific mitigation actions to address biological constraints and hazards on former Fort Ord sites that require additional remediation and lifting of restrictions prior to development. This program commits the City to implementing the mitigation measures as identified in the EIR and continuing to work with the appropriate local, state, and federal agencies to promote the clean-up and reuse of contaminated sites in former Fort Ord to protect human and environmental health and complete the following actions necessary to remove the residential restriction on portions of the properties.
Actions:
• Require property owners to comply with state and federal requirements for site remediation as a condition for redevelopment on contaminated sites.
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• In collaboration with other government agencies, work with Department of Toxic Substance Control (DTSC) to prioritize the remediation of city and non-city-owned property to protect human and environmental health.
• Develop updated Remedial Action Plan and gain acceptance by governmental agencies of requirements for clean-up.
Responsible Agency City Hall, Planning & Building Departments, City Council, Planning Commission Timeline and Objective • Prior to development, obtain approval to allow residential development plans on the project area.
• By end of Quarter 4 2024: City shall notify DTSC of its intent to change a designated area’s use to residential and meet with DTSC and the Army.
• Annually: Meet regularly (at least three times per year) with the environmental agencies requiring clearance such as the Army, and the state lead regulatory agency, DTSC to address remediation and clean up requirements.
• By end of Quarter 4 2025: The City shall hire a remediation and clearance consultant to start preparation of an action plan with the objective of development of a draft remedial action plan that is acceptable to these agencies. The Plan must be approved by DTSC.
The consultant shall develop a roadmap for the required approvals. • By end of Quarter 3 2026: Obtain clearance and confirm that the hazard mitigation plans are in place and clearances have been conducted and those conducted to date together with approved remedial actions, as required, will be sufficient to allow the Former Fort Ord site to be developed for residential reuse.
• Per Mitigation Measure 3.9.1, EIR, Residential use for the specified areas identified herein will be prohibited until the landowner provides advance notification to the Army, EPA, and DTSC of its intent to change a designated area’s use to residential, and until DTSC concurs that residential use is appropriate. DTSC’s evaluation may consider the Residential Protocol or further site evaluation incorporating new information (e.g., geophysical mapping, site development).
Objective: to meet RHNA obligations by end of 2031
Source of Funding Staff time, General Fund
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Program C.9 Commit to Extension of Needed Infrastructure and Utilities. (See also Program C.4 for water infrastructure commitments and timelines.)
A major constraint to development within the City is availability of infrastructure and road improvements to serve the identified sites for affordable housing, Sites 1 and 1a in former Fort Ord. This program commits the City to work with utilities, service providers, developers, agencies, and City government to ensure adequate provision of infrastructure to these sites within the timeframe of this 6th cycle to ensure water and wastewater service, roadway capacity and utilities are provided to the sites. The City will investigate available low-interest loans, subsidies, and grants from federal and state agencies to provide funding sources. Subject to development funding, federal or other available funding, the City will look to provide services extended to the former Fort Ord to meet development of the RHNA by 2030.
Responsible Agency City Manager, Planning Department, City Council, Planning Commission.
Timeline and Objective • By end of Quarter 3 2025: Develop draft funding options for water, wastewater service provision extension.
• By end of 2025: Formalize required agreement and water entitlements to ensure priority for water for former Fort Ord to secure water entitlement to facilitate development of 270 new housing units by 2031 to meet RHNA. See also Program C.4.
• By 2026: Develop funding source and requirements to extend water and wastewater lines from General Jim Moore to Site 1 and Site 1a to serve potable water for housing in former Fort Ord.
• By end of 2026, identify funding sources and apply for funds in order to complete infrastructure improvements by the end of 2027. • By 2026: Complete required environmental documentation and civil engineering for South Boundary Road improvements to serve future development access from General Jim Moore to Site 1 and Site 1a to enable housing (270 affordable units) in former Fort Ord. • Ongoing: Report annually by April 1 of each year to HCD on progress in demonstrating available capacity and access for roadway, water, and sewer service completion during the planning period.
Source of Funding General Fund
Program C.10 Work with Developer of Former Fort Ord Sites 1 and 1a (See also Program C.9 and B.2).
This program commits the City to continued outreach to the selected developer of Sites 1 and 1a.
Specifically, the City will outreach to the selected developer and meet on a regular basis, to further the development of affordable housing on these sites.
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Responsible Agency City Manager, Planning Department, City Council, Planning Commission.
Timeline and Objective • Meet regularly with developers to achieve a comprehensive development plan and explore methods of financing for the development of Sites 1 and 1a in the former Fort Ord.
• The City will hire an economic consultant by 2026; the developers, City and consultants will research grants, EIFD and CFD funding and other creative mechanisms for funding infrastructure and development.
Commitments and funding mechanisms will be included in any developer/City agreement for development rights.
• The City will also provide incentives to the selected developer including fee waivers, priority processing, and other appropriate methods for assistance in developing projects with affordable housing units. • Geographic Targeting: Sites identified in the Sites Inventory and on the former Fort Ord.
Source of Funding General Fund
Equal Housing Opportunities
GOAL D: THE CITY WILL PROMOTE EQUAL HOUSING OPPORTUNITIES FOR ALL PERSONS.
Program D.1 Promote Fair Housing by Providing Educational and Referral Materials The City will continue to provide Fair Housing education and outreach, making information available in multiple languages, and refer persons with fair housing questions to the Housing Authority, Department of Equal Housing and Employment, and California Rural Legal Assistance on an as-needed basis. The City will make information about fair housing services available at City offices and on the City’s website.
Actions:
• The City will continue to promote fair housing practices, refer fair housing complaints appropriately, and raise awareness of such services.
• The City will advertise available services through the City’s newsletters, website, email blasts, direct connection as well as handouts at City Hall and other public kiosks. • Fair Housing Outreach and Affirmative Marketing to increase mobility and equal housing opportunities: The City will provide information on fair housing resources on its website, including links to fair housing services. Other outreach measures to be implemented include posting regulations regarding housing discrimination, as well as phone contacts, at City Hall and periodically.(See Programs B-.2, C-.3, D-.1)
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Responsible Agency City Hall, Planning & Building Departments Timeline and Objective • Provide Fair housing education materials at City Hall in English and Spanish, post information on the City website by first quarter 2024. • Provide information in City newsletter annually.
• Work with HACM and ECHO Fair Housing to implement an outreach program that informs households about housing and services available to all residents. Meet with HACM and other relevant agencies annually. • Participate in two fair housing outreach events annually. • Assist two to four persons annually to assist in fair housing issuesincluding directing them to fair housing services and housing providers.
Source of Funding Staff time, General Fund
Program D.2 Provide Opportunity for and Encourage the Development of Adequate Housing for the City’s Special Needs Groups.
The City shall facilitate the provision of housing for the elderly and disabled, including developmental disabilities, and other special needs by modifying the Zoning Ordinance to allow group homes of seven or more in any zone that permits residential uses and only subject to those restrictions that apply to similar residential uses. The zoning code will also be amended to remove constraints that subject potential persons with disabilities to special regulations such as the number of persons, parking requirements, special permits.
The City shall also support the efforts of public and private groups to provide housing for the elderly and disabled. Such support may include staff assistance in obtaining permits or financing, or, where appropriate, the waiver of City fees or regulatory requirements, some combination of these, or other tangible measures of support.
Responsible Agency Planning Department, City Council, and Planning Commission Timeline and Objective • The City will update the Zoning Ordinance by the end of 2025, to address Special Needs Groups. It will aim to identify at least one residential project by 2026 that is targeted for seniors and/or persons with mobility impairments, farmworkers, or other special needs groups. Also see Program B.2 and D.10.
• The City will monitor these programs through annual reports to the City Council, with the first annual report by the end of 2025. • Objective: 25 units for ELI households and persons with special needs during the planning period.
Source of Funding Staff Time, General Fund, and State and federal programs designated specifically for special needs groups
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Program D.3 Special Needs Housing for Disabled Persons
The City shall amend the Zoning Ordinance to ensure that future projects incorporate accessible design.
Specifically, the zoning ordinance will be amended to:
1) Require new multi-family development to be in compliance with Title 24 of the California Code of Regulations;
2) Commit to allow group homes of seven or more in any zone that permits residential uses and only subject to those restrictions that apply to similar residential uses. Eliminate restrictions on occupancy standards for group homes consistent with State law and Program D.2; and 3) Allow reduced parking standards for all transitional housing and homeless shelters, for agerestricted housing (regardless of affordability), and for persons with disabilities. 4) The Code will also be amended to remove constraints that subject potential persons with disabilities to special regulations such as the number of persons, parking requirements, special permits.
The zoning code will be further reviewed to identify and remove any additional constraints and ensure that reasonable accommodations are provided with regard to housing designed for persons with disabilities. This update will expressly allow exceptions to zoning and development standards including, but not limited to, ramps as a permitted encroachment into required front and rear yards in order to ensure accessibility for persons with disabilities.
See also Program D.9, below, to adopt a Reasonable Accommodation Ordinance.
Responsible Agency Planning Department, City Council, and Planning Commission Timeline and Objective • Review zoning code and report to City Council on needed updates to address State law to address Special Needs Groups by third quarter 2025. • Amendments to Zoning Code specific to this program shall be adopted by end of 2026.
Source of Funding Staff Time, General Fund
Program D.4 Support Programs to Reduce Homelessness
The City amended its Zoning Ordinance to allow for the emergency shelters in the City’s C-1 zoning district without discretionary action consistent with State law. The City found that the C-1 district sites provided adequate opportunity (within a mile of transit stops and community services) and that there were adequate areas in zone C-1 available as vacant or underutilized land that may be used for emergency shelters. The City shall update Chapter 17.80 of the City’s Zoning Ordinance to include all the necessary requirements of AB2339, which include requiring that zoning for emergency shelters also must allow mixed-uses permitting residential development.
By April 1st annually, as a part of the Housing Element Annual Progress Report, the City will monitor and report on availability of the sites to continue to confirm there is adequate capacity and sites which are suitable for the development of emergency shelters.
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To the extent that funds are available, the City will provide financial support to sponsor or assist emergency shelter facilities, inside City limits or outside within a reasonable proximity to the City, as well as encourage or support facilities by providing grants, or low-cost loans, to operating agencies. The City will amend the City ordinance to expand the definition of Emergency Shelters, per AB 2339, to confirm the definition of “emergency shelters” includes other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.
Responsible Agency City Council and Planning Commission Timeline and Objective • Report annually by April 1st on homeless count and provision of adequate area for homeless shelters in the City. Research available funding for facilities if applicable.
• By end of 2025, the City will amend the City Ordinance to expand the definition of Emergency Shelters, per AB 2339.
Geographic Target: Citywide
Source of Funding State and federal programs designated specifically for special needs groups Program D.5 Develop written process for continued compliance with AB 101 The City shall continue to comply with the requirements of AB 101 and develop a written process to adhere to the statutory requirements in accordance with state law. AB 101 requires a Low Barrier Navigation Center (LBNC) be a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses if it meets specified requirements, including:
• Access to permanent housing.
• Use of a coordinated entry system (i.e., Homeless Management Information System). • Use of Housing First according to Welfare and Institutions Code section 8255. (Gov. Code section 65662.)
A LBNC is defined as a Housing First, low barrier, temporary, service-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. Low barrier includes best practices to reduce barriers to entry, such as allowing partners, pets, storage of personal items, and privacy. (Gov. Code section 65660).
Responsible Agency Planning Department, City Council and Planning Commission Timeline and Objective • Continue to comply with AB 101 (ongoing). • Develop written compliance process for AB 101 compliance by the end of third quarter 2025.
Source of Funding General Fund
Program D.6 Develop written process for continued compliance with AB 2162 The City shall continue to comply with the requirements of state law AB 2162 (Chapter 753, statutes of 2018) and will develop a written process to adhere to the statutory requirements in accordance with state law. AB 2162 streamlines and expedites the approval of supportive housing to better address the need of Chapter 7.0
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Californians experiencing homelessness. Specifically, AB 2162 requires supportive housing to be a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. The legislation requires a local government to approve, within statutory timelines, a supportive housing development that complies with specified criteria.
Responsible Agency Planning Department, City Council, Planning Commission Timeline and Objective • Continue to comply with AB 2162 (ongoing). • Develop a written compliance process for AB 2162 by fourth quarter 2025.
Source of Funding General Fund
Program D.7 Adopt Universal Design Element for New Development Universal design is used to govern construction of homes by using design principles that allow individuals to remain in those homes as their physical needs and capabilities change. • The City shall research principles of universal design for application for new development, particularly for senior housing or housing for those with disabilities. • The City shall prepare a report for the Planning Commission and City Council identifying principles of universal design,successful application in other jurisdictions, the HCD model ordinance and the process for application of an ordinance.
• Upon endorsement of Planning Commission and City Council, the City shall develop a written process specific to the City of Del Rey Oaks and prepare guidelines and a model ordinance consistent with the principles of universal design.
Responsible Agency Planning Department, City Council and Planning Commission Timeline and Objective • Research and provide written report by end of second quarter 2026. • Develop written process for Universal Design and adopt Universal Design Element Guidelines and Ordinance by end of 2026.
Quantified Objective: Employ guidelines of Universal Design in new construction to assist ten persons with special needs during the planning period.
Source of Funding General Fund
Program D.8 Develop Objective Design and Development Standards Housing Accountability Act SB 330 and SB 35, enacted to address the State-wide housing shortage, requires cities to review residential developments based on “objective” standards, such as specific and defined design requirements, rather than on subjective standards. This program commits the City to comply with state law requiring that decisions on residential projects be based on objective design standards.
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• The City shall review the Zoning Code, and design guidelines to ensure that development standards and design guidelines are clear and objective for multiple family and mixed-use residential development.
• The City shall prepare a report for the Planning Commission and City Council identifying principles of objective design standards, successful application in other jurisdictions, HCD model ordinance and the process for application of an ordinance.
• The City shall also develop and adopt objective design standards for multiple family and mixeduse residential development.
Responsible Agency Planning Department, City Council and Planning Commission Timeline and Objective • Research and provide written report by end of fourth quarter 2025, beginning of first quarter 2026.
• Develop Objective Design and Development Standards for multifamily and mixed-use residential development and approve amendment to Zoning Code by second quarter 2026.
Source of Funding General Fund
Program D.9 Reasonable Accommodation
In compliance with Government Code Section 65583, the City shall remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities.
Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities. While City Staff takes into consideration the provisions of the California Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants modifications and deviations from the Zoning Code to accommodate the needs of persons with disabilities, the City does not have a Reasonable Accommodation Ordinance.
Action: Specific actions the City will undertake to pursue this effort include:
• Draft a Reasonable Accommodation Ordinance.
• Ensure Reasonable Accommodations findings are in accordance with applicable fair housing laws by sending draft ordinance for review and approval by HCD prior to adoption. • Adopt a Reasonable Accommodation Ordinance by end of 2024.
Responsible Agency Planning Department, City Council and Planning Commission Timeline and Objective • Draft and adopt a Reasonable Accommodation Ordinance by end of 2025.
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Quantified Objective: Process three (3) requests for Reasonable Accommodation annually.
Geographic Target: Citywide
Source of Funding General Fund
Program D.10: Assist in the Development of Housing for Extremely Low Income (ELI) Households (HCD Version)
The City desires to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households and persons with special needs (elderly, disabled/developmentally disabled, large households, female- headed households, the unhoused, and farmworkers).
Assist in the development or redevelopment of one or more properties for housing for those with special needs, including housing affordable to extremely low-income households.
Actions: Specific actions the City will undertake to pursue this effort include:
• Conduct outreach to and coordinate with non-profit housing developers to facilitate housing for farmworkers, special needs populations (such as students, seniors/elderly, people with disabilities, overcrowded households, large families, single parents, homeless), including housing affordable to extremely low-income households through discussions regarding potential incentives, programs, financial support, etc. (see also Program D.2); • Direct outreach to religious institution property owners or operators to inform them about AB 1851 and any other regulations that encourage housing development on these properties; • Actively assist and support developers with funding applications to support the development of housing for special needs populations, including extremely low-income housing; • Grant incentives and concessions to housing developments that include units for any special needs populations, farmworkers, and housing units affordable to extremely low-income households (e.g., State density bonus law provisions);
• Outreach efforts for this program will cross-over with efforts and objectives of the other Special Needs programs of this section with the aim to increase housing for all special needs populations. • By first quarter 2026 and ongoing thereafter: To address regional farmworker housing needs, the City will identify specific development opportunities areas and farmworker housing developers and proactively outreach to them annually. Informational materials will also be made available at City Hall to identify farmworker housing opportunities from other agencies. Also, see Program B.2.
Responsible Agency Planning Department, City Council and Planning Commission Timeline and Objective • Outreach to non-profit developers and religious institution properties by January 2025 and biannually thereafter.
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• Annually review and report starting in April 2025 and report biannually by April 1st during Annual Progress Report evaluation thereafter.
Quantified Objective: Outreach to 2 non-profit developers and institutional properties in 2025 and 2 every other year through the planning cycle.
Develop 20-25 units of housing units for extremely low-income households, farmworkers, or special needs populations by the end of the planning period.
Geographic Target: Citywide.
Source of Funding General Fund
Quality Housing Opportunities
GOAL E: THE CITY WILL CONTINUE TO CONSERVE AND IMPROVE THE CONDITION OF THE
EXISTING HOUSING STOCK TO ENSURE THE SAFETY, WELFARE, AND AFFORDABILITY OF RESIDENTS.
Program E.1 Assist in Rehabilitating Housing
The City will investigate available low-interest loans, subsidies, and grants from federal and State agencies to provide rehabilitation funds. As funding becomes available, the City shall provide grants and/or low interest, deferred, and/or forgivable loans for building code violations, health and safety issues, essential repairs, upgrades of major component systems, and modifications to accommodate disabilities.
Rehabilitation funds will be available to low-income homeowners and to owners of rental units that rent to low-income households. Subject to federal or other available funding the City will look to assist an average of two to four households (ranging from single-family, multi-family, and mobile homes), dependent on need.
Responsible Agency City Council and Manager
Timeline and Objective Quantified Objective: Apply for funding by 2027 and access funding by 2028.
Continue to apply for funding on an ongoing basis through 2031 end of 6th cycle. Assist two to four households by the end of 2030.
Geographic Target: Citywide
Source of Funding Loans, subsidies, and grants and tax increment funding Program E.2 Continue Code Enforcement
The City will continue to perform code enforcement for areas or homes with building code violations posing life and/or safety risks to occupants and/or significant property maintenance concerns and ensure that such violations are adequately abated. When violations are cited, enforcement officers will provide a list of potential funding sources to homeowners.
Responsible Agency Police Department
Timeline and Objective • Ongoing: Continue to implement code enforcement efforts in the targeted areas with concentrated issues of code violations.
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Geographic Target: Citywide
Source of Funding General Fund
Program E.3 Energy Conservation and Energy Efficient Opportunities The City will promote subsidy and incentive programs for energy conservation available to residents.
Some of these programs include PG&E’s rebates, 3CE’s rebates, Energy Watch Partnerships, and Energy Savings Assistance Program; CARE/FERA program, and the CaliforniaFIRST program. The City will promote these programs in their newsletter and on their website.
Responsible Agency City Hall, Planning Department, and Building Department Timeline and Objective • Information detailing energy conservation programs shall be provided at the City Hall and shall be included on the City’s website and updated at least once per year.
• Energy conservation programs targeted to low-income households shall be promoted in the City newsletter at least once per year and available at the City Hall.
Quantified Objective: Complete annually by December of each year.
Geographic Target: Citywide
Source of Funding General Fund
Program E.4 Annual Report
Provide an Annual Report to the City Council and Planning Commission that describes (1) implementation of Housing Element programs to date, (2) the amount and type of housing activity as related to the Housing Element’s goals, policies, and programs, and (3) an updated summary of the City’s housing needs.
The Annual Report will address the requirements of Government Code Section 65400. Submit this report to the California Department of Housing and Community Development within 30 days after review by the City Council.
Responsible Agency City Hall, Planning Department, and Building Department Timeline and Objective • Information detailing housing needs and progress shall be included on the City’s website and updated at least once per year prior to submittal to HCD.
Quantified Objective: Complete annually by April 1 of each year.
Geographic Target: Citywide
Source of Funding General Fund
Program E.5 Affirmatively Further Fair Housing By Providing Equal Housing Opportunities For All Existing And Future Del Rey Oaks Residents
The City will affirmatively further fair housing by providing equal housing opportunities for all existing and future Del Rey Oaks residents through the following methods: Enhance housing mobility strategies.
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and medium resource areas. Improve place-based strategies to encourage community conservation and revitalization including preservation of existing housing.
The population of Del Rey Oaks includes special needs groups, which require a variety of unit sizes to serve needs that are not currently addressed within the City. These issues include:
• Seniors. A growing cohort of seniors in the City indicates a potential need for specialized housing types and social services dedicated to seniors. According to the ACS (U.S. Census Bureau, 2020), the number of households with householders 65 years and over in Del Rey Oaks has grown from 167 in 2012 (25.3 percent) to 249 (39.3 percent) in 2020. Monterey County’s households with householders 65 years and over in 2020 was 33,939 (26.5 percent). • Persons with Disabilities. The population of Del Rey Oaks with a disability is 12.7 percent, similar or slightly higher than neighboring communities. As the population ages, the City may need to consider future care and services for the aging population and people with disabilities. It is generally understood that the need for housing for people with disabilities outweighs the availability of adequate housing units. Outreach, and the adoption and implementation of universal design methods can increase the number of units available to people with disabilities and aging populations, provide housing mobility and reduce displacement. • Large Households. In 2020, 5.4 percent of owner-occupied households in Del Rey Oaks had five persons or more compared to 10.1 percent of renter-occupied households with five persons or more. This issue is not major at the moment, but with limited new housing development and increasing pricing, large families will have to deal with overcrowding due to the lack of large family affordable housing. Rental unit sizes available for rent in Del Rey Oaks do not currently serve large families. In order to better serve this population, it is important to develop affordable housing that can accommodate large families with three (3) or more bedrooms and reduce barriers to affordable housing construction, and to consider incentives to encourage units suitable for larger households.
• Female-Headed Households. As of 2020, female-headed households represent approximately 6.7 percent of total households in Del Rey Oaks. As a goal of affirmatively furthering fair housing, methods to prioritize the inclusion of female-headed households and female-headed households with children to find adequate and affordable housing will be sought. • Homelessness. Although Del Rey Oaks contains a small unhoused/homeless population compared to Monterey County, it is important to consider allowing types of facilities to provide shelter for homeless individuals and families including emergency shelter, transitional housing, and permanent supportive housing.
• Farmworkers. Although there have been no identified farmworkers or agricultural uses in Del Rey Oaks, there is a need for regional farmworker housing to address household overcrowding in Monterey County. Outreach, assistance, and opportunities for affordable housing can also address the special needs of farmworkers.
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Fair Housing Outreach and Affirmative Marketing to increase mobility and equal housing opportunities:
The City will provide information on fair housing resources on its website, including links to fair housing services. Other outreach measures to be implemented include posting regulations regarding housing discrimination, as well as phone contacts, at City Hall and periodically.(See Programs B-.2, C-.3, D-.1) The City will affirmatively further fair housing by providing equal housing opportunities for all existing and future Del Rey Oaks residents through the following methods:
• Leverage City-owned land for the development of affordable housing projects and provide a mix of densities, affordability and housing types to encourage diversity within the community. • Encourage new housing choices and affordability in high resource areas through reduced development fees, increased incentives for development of ADUs and other housing choices within the City.
• Encourage development and use of ADUs as a strategy to encourage affordable housing within the City. ADU’s can serve the aging population of the City and reduce displacement.
The objective of these programs is to expand housing mobility opportunities and increase availability of affordable housing for special needs groups and all income categories. • Programs A.1, B.1, and B.2 ensure very low, low, moderate, above moderate income, and inclusionary housing opportunities are made available in the City to improve housing mobility and to accommodate the City’s RHNA.
• Program A.2 provides for a Mixed-Use Zoning Designation to increase opportunities for a wide variety of housing and increase housing mobility, which enables residents to locate housing outside of traditionally lower- and moderate-income neighborhoods. Program A.2 expands housing opportunities advancing mixed-use development at densities deemed affordable to lower income households on underutilized commercial zones within the City. • Program A.3 reduces lot size constraints and promotes opportunities for smaller housing at higher densities.
• Program A.4 monitors development of residential and mixed-use sites to ensure there is adequate capacity and No Net Loss for affordable housing.
• Program B.3 expands use of housing vouchers in the City by providing information about local fair housing resources, entities, or assistance on the City website. The City will work with HACM as the fair housing services organization to explore ways to expand services and outreach in the City to reduce constraints and increases mobility for very low-income, disabled, and elderly costburden households, reducing displacement. • Program B.4 incentivizes housing opportunities for Del Rey Oaks residents and workers. • Program B.5 promotes opportunities for density bonus provisions.
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• Program B.6 facilitates affordable rental units through funding opportunities. B.2 helps to provide gap financing to leverage public affordable funding sources, focusing rental housing units affordable to lower-income households and households with special needs (such as seniors and disabled, including people with developmental disabilities). • Program B.7 promotes housing opportunities for teachers and local educational employees. • Program B.8 promotes a home sharing program and resources to improve housing mobility and to encourage additional housing opportunities through utilizing existing residential units in the City.
• Programs C.1 and C.3 reduce mitigating constraints, remove barriers, and streamline permitting processes on housing development in the Zoning Ordinance. The Code will also be amended to remove constraints that subject potential persons with disabilities to special regulations such as the number of persons, parking requirements, special permits, design review, use permit requirements and parking requirements that constrain development of affordable housing; and also reduce parking requirements for smaller bedroom types (e.g., one space per one-bedroom unit.
• Program C.2 encourages the construction of accessory dwelling units as a source of affordable housing to promote mobility and commits the City to comprehensive revisions to the zoning ordinance including compliance with current state law, monitoring, and incentives. • Program C.2 commits to comprehensive revisions to the zoning ordinance including design review, use permit requirements and parking requirements that constrain development of affordable housing and also reduces parking requirements for smaller bedroom types (e.g., one space per one-bedroom unit).
• Program C.4 ensures the availability of adequate water supply to serve the long-term housing needs of the City and commits the City and water agencies to provide needed water for affordable housing.
• Program C.5 adopts a separate Environmental Justice Element of the General Plan to reduce disparities in environmental factors in the City.
• Program C.6 evaluates fees for development projects to reduce potential constraints on the development of higher-density housing.
• Program C.7 facilitates the development of lots larger than ten acres, particularly for the development of affordable housing units.
• Program C.8 requires remediation, mitigation, and clean-up prior to reuse of contaminated sites in former Fort Ord to protect human, biological, and environmental health and to remove the residential restriction on portions of the properties to promote development of needed housing. • Program C.9 commits the City to ensure that adequate provision of infrastructure, roadway capacity, and utilities necessary for development are provided to future housing sites.
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• Program C.10 ensures the City to regularly outreach and meet with selected developers to advance funding and construction of needed housing.
• Program D.1 provides fair housing education and outreach information publicly. • Programs D.2, D.3, D.4, D.5, and D.6 accommodate housing for special needs groups and farmworkers to improve housing mobility, including supportive housing, consideration of single room occupancy units, and to encourage or support emergency shelter facilities. • Program D.7 develops a process for universal design in order to assist residents to age in their homes and reduce the risk of displacement.
• Program D.8 commits the City to evaluate the Zoning Code and to design guidelines to establish and adopt objective design standards for multifamily and mixed-use residential development. • Program D.9 commits the City to adopt reasonable accommodation ordinance and implement procedures to address special needs groups for requests. • Program D.10 addresses needed housing for ELI Households and commits to assist in the development or redevelopment of one or more properties for housing for those with special needs including farmworkers, including housing affordable to extremely low-income households. • Program E.1 assists in rehabilitating housing for low-income homeowners and to owners of rental units that will rent to low-income households.
• Program E.4 provides annual reports to ensure the housing programs are achieving the City’s goals.
Responsible Agency City Hall, Planning Department, and Building Department Timeline and Objective • Ongoing -See objectives and timelines in Programs above.
Source of Funding General Fund
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Chapter 8.0
Revised 6th Cycle Housing Element Update List of Preparers and References City of Del Rey Oaks 8-1 April 2025
CHAPTER 8.0 LIST OF PREPARERS AND REFERENCES
List of Preparers
City of Del Rey Oaks
John Guertin, City Manager
Karen Minami, City Clerk
Denise Duffy & Associates, Inc.
Denise Duffy, Principal
Robyn Simpson, Deputy Project Manager
Conor O’Toole, Deputy Project Manager
Luke Hiserman, Assistant Planner
Troy Lawson, Assistant Planner
References
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_____. 2014. Regional Housing Needs Allocation Plan: 2014-2023. Available online at:
https://www.ambag.org/sites/default/files/2019-12/RHNP%202014- 2023_Final_revised_PDFA_2.pdf
_____. 2018. 2018 Regional Growth Forecast. Available online at:
https://ambag.org/sites/default/files/2020-01/08-AMBAG_MTP-SCS_AppendixA_PDFA.pdf _____. 2022. 2022 Regional Growth Forecast. Available online at:
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12/REVISED_PDFAAppendix%20A_2022%20RGF.pdf
_____. 2023. Official Website. Available online at: http://www.ambag.org Applied Survey Research. 2015, 2017, 2019, and 2022. Homeless Census and Homeless Youth/Foster Study, Monterey County.
_____. 2017, 2019 and 2022. Monterey County Homeless Census & Survey Comprehensive Report.
Available online at: https://chsp.org/wp-content/uploads/2021/02/2017-Monterey-CountyCensus-Report.pdf https://static1.squarespace.com/static/5176dcd7e4b0e5c0dba41ee0/t/5d547dd07afc36000193 0eb8/1565818322308/2019+HIRD+Report_Monterey_Draft2.pdf https://chsp.org/wp-content/uploads/2022/07/2022montereyfinalV2.pdf Chapter 8.0
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Arcadis. 2010. Draft Final Remedial Design/Remedial Action Work Plan, Del Rey Oaks Munitions Response Area.
Barraza, Eduardo. 2023. Park model homes: a guide to a housing option in the United States. Available online at: https://barriozona.com/park-model-homes-a-guide-to-a-housing-option-in-theunited-states/ California Association of Realtors. 2023. California Housing Affordability Update. Available at:
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[City] City of Del Rey Oaks. 1997. City of Del Rey Oaks General Plan Update EIR. Adopted by City of Del Rey Oaks on June 17, 1997. Prepared by Denise Duffy & Associates. Available online at:
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_____. 2023. Final Environmental Impact Report for the Housing Element Update. Available at:
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_____. City of Del Rey Oaks Zoning Ordinance, as amended. _____. City of Del Rey Oaks Official Website. Available at: https://www.delreyoaks.org/ City of Monterey. 2016. City of Monterey 2015-2023 Housing Element. Available online at:
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City of Seaside. 2019. Updated Water Supply Assessment for the Campus Town Specific Plan. Available at: https://www.ci.seaside.ca.us/DocumentCenter/View/9774/Appendix-M-Campus-TownWater-Supply-Assessment _____. 2020. Campus Town Specific Plan: Final Environmental Impact Report. State Clearinghouse Number 2018021079. Available at:
https://www.ci.seaside.ca.us/DocumentCenter/View/10668/1_Seaside-CT-FEIR- _____. 2024. City of Seaside 6th Cycle 2023-2031 Housing Element. Available at:
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_____. 2019. Airport Land Use Compatibility Plan. Available at:
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https://www.co.monterey.ca.us/government/departments-a-h/administrative-office/office-ofemergency-services/hazard-mitigation/2022-mjhmp Data USA. Del Rey Oaks, CA. Available at: https://datausa.io/profile/geo/del-rey-oaks-ca Freddie Mac. 2023. Mortgage Rates. Available at: https://www.freddiemac.com/pmms Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research [HCD] California Department of Housing and Community Development (n.d.). 5th Planning Cycle Data Package. Accessed: August 2019
_____. 2021. California Department of Housing and Community Development Guidance. _____. 2023. Income Limits: Available at: https://www.hcd.ca.gov/grants-and-funding/income-limits. _____. 2023. AFFH 2.0 Data Viewer: Available at: https://affh-data-resources-cahcd.hub.arcgis.com/. [HACM] Housing Authority of the County of Monterey. 2015. Five-Year and Annual Plan. _____. 2018. FY 2018 Annual Plan and Supporting Documents. _____. 2019. 2019 Monterey County Analysis of Impediments to Fair Housing Choice. _____. 2022. PHA Annual Plan FY July 2022.
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_____. 2020. State of Fair Housing Annual Report to Congress. Available at:
https://www.hud.gov/sites/dfiles/FHEO/documents/FHEO-Annual-Report-FY2020.pdf. _____. 2023. FY 2022 Income Limits Summary. Available at:
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20%20Five%20Year%20CIP%2020190321.pdf .
_____. 2020. 2020 Recycled Water Master Plan Final Draft. Available at:
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_____. 2021. 2020 Urban Water Management Plan. Available at:
https://www.mcwd.org/docs/2021_uwmp/DRAFT_MCWD_2020_UWMP_v20210520.pdf _____. 2023. Official Website. Available at: https://www.mcwd.org/index.html McKibben, Carol Lynn. 2011. Racial Beachhead: Diversity and Democracy in a Military Town. Stanford University Press.
Monterey-Salinas Transit (MST). 2022. 2022 Annual Report. Available at: https://mst.org/wpcontent/media/MST_2022_Annual_Report.pdf _____. 2023. Taxi Vouchers. Available at: https://www.mstmobility.org/taxi-vouchers.htm.
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_____. 2023. FAQ: The Roots of Structural Racism. Available at: https://belonging.berkeley.edu/faqroots-structural-racism.
Public Policy Institute of California. 2019. Geography of Educational Attainment in California. Available at: https://www.ppic.org/blog/geography-of-educational-attainment-in-california/ Redfin. 2023. Del Rey Oaks Homes for Sale. Available at: https://www.redfin.com/city/4833/CA/Del-ReyOaks Sand City, City of. 2023. 2023-2031 Housing Element Update. Available at:
https://www.sandcity.org/government/city-departments/planning-department/2023-2031- Chapter 8.0
Revised 6th Cycle Housing Element Update List of Preparers and References City of Del Rey Oaks 8-5 April 2025
housing-element-update-2-
0#:~:text=In%20the%202023%2D2031%206th,Element%20sites%20and%20new%20locations.
Transportation Agency for Monterey County (TAMC). 2023. Development Impact Fees. Available at:
https://www.tamcmonterey.org/development-impact-fees
United States Department of the Army. 2008. Record of Decision Del Rey Oaks Munitions Response Area Track 2 Munitions Response Site. Available at: https://docs.fortordcleanup.com/ar_pdfs/AR-OE0670/OE-0670.pdf.
U.S. Census Bureau. 1990. General Population Characteristics, California. _____. 2000. Profile of General Demographic Characteristics: 2000. _____. 2010. General Housing Characteristics: 2010.
_____. 2017. American Community Survey 5-Year Estimates. _____. 2019. OnTheMap.
_____. 2020. 2020 Census Results. Available at: https://www.census.gov/programs-surveys/decennialcensus/decade/2020/2020-census-results.html.
United States Fish and Wildlife Service. 2023. National Wetlands Inventory GIS Viewer, available at:
https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/.
Wells Fargo. 2023. Official Website. Available at: https://www.wellsfargo.com/ Zillow. 2019, 2022, and 2023. Rentals, Home Prices and Values. Available at:
https://www.zillow.com/del-rey-oaks-ca/home-values/
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Appendix A - Affirmatively Furthering Fair Housing
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City of Del Rey Oaks
Revised
6th Cycle Housing Element Update – Appendix A
Affirmatively Furthering Fair Housing (AFFH) Assessment Final
April 2025
Prepared by Denise Duffy & Associates
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APPENDIX A - AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH) ASSESSMENT Introduction
In 2018, Governor Brown signed Assembly Bill (AB 686) requiring all public agencies in the state to Affirmatively Further Fair Housing (AFFH) beginning January 1, 2019. The new requirements went into effect on January 1, 2019 and required all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and take no action inconsistent with this obligation”. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components:
• A summary of fair housing issues and assessment of the jurisdiction’s fair housing enforcement and outreach capacity;
• An analysis of segregation patterns, disparities in access to opportunities, and disproportionate housing needs;
• An assessment of contributing factors; and
• An identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions (with population over 50,000) that can receive Department of Housing and Urban Development (HUD) Community Planning and Development (CPD) funds directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element.
The County of Monterey Analysis of Impediments to Fair Housing Choice 2019 (2019 AI Report) was developed to provide an overview of laws, regulations, conditions, or other possible obstacles that may affect an individual’s or a household’s access to housing. The AI report covers the City of Del Rey Oaks, and includes the jurisdictions of Monterey, Salinas, and Seaside. Del Rey Oaks is covered under the Monterey Urban County Entitlement Area, which is comprised of the cities of Del Rey Oaks, Gonzales, Greenfield, Sand City (participating cities), and the unincorporated areas of Monterey County. 1 The
Housing Authority County of Monterey (HACM) was also a collaborating entity in the AI study. HACM is a public agency that provides rental assistance and develops and manages affordable housing throughout Monterey County.
1 Monterey County Analysis of Impediments to Fair Housing Choice, 2019. https://files.monterey.org/Document%20Center/CommDev/Housing%20Programs/Plans%20&%20Reports/FINAL-MontereyCounty-AI-Report.pdf (Monterey County 2019 AI Report link).
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AB 686 also creates new requirements for housing elements due on or after January 2021, including (1) outreach to community stakeholders in the housing element public participation process, (2) an assessment of fair housing practices, (3) an analysis of the relationship between available sites and areas of high or low resources, and (4) concrete actions and programs to affirmatively further fair housing. This analysis also considers issues raised through public comments, local knowledge, and an assessment related to the regional history and physical form of the City of Del Rey Oaks. As the City is small in size and population, and thus, local knowledge, history and background provide relevant context for the existing built form and history of growth. The physical setting is key to understanding the character of the city and constraints to development.
Data Sources
This analysis relies on the following data sources: California Department of Housing and Community Development (HCD) AFFH Data Viewer Version 2.0, California Department of Transportation (Caltrans), California Tax Credit Allocation Committee (TCAC), Center for Neighborhood Technology (CNT), 2023 Environmental Protection Agency (EPA) Smart Location Database, Housing Authority of the County of Monterey (HACM), 2019 Monterey County Analysis of Impediments to Fair Housing Choice (2019 AI Report), 2021 Office of Environmental Health Hazard Assessment (OEHHA) CalEnviroScreen Version 4.0, U.S. Department of HUD 2019, 2020 and 2021 AFFH Data, 2020 U.S. Census, 2016-2020 and 2017-2021 American Community Survey (ACS) (5-Year Estimates), HUD Comprehensive Housing Affordability Strategy (CHAS) Data based on the 2015-2019 ACS, Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley and Monterey County Housing Authority Development Corporation (MCHADC).
Much of the data provided by HUD for the purpose of AFFH analysis is based on this collective information.
The 2023-2031 Housing Element Update Assessments of Fair Housing for the City of Monterey and City of Seaside were also referenced for regional comparisons. Additional resources were provided by research conducted by Community Human Services (CHS) a non-profit agency serving Monterey County and Del Rey Oaks (September 2024).
As shown in Figure A1, the City of Del Rey Oaks is within three 2020 U.S. Census Tracts. The primary and only populated census tract is Tract 134. The other two tracts include unpopulated portions of the city within larger areas. The northeast portion of the City is part of tract 141.09 and includes portions of Seaside and former Fort Ord. A small eastern portion of the City is in tract 132 and is shared with the City and County of Monterey. Both of these tracts are unpopulated within the Del Rey Oaks’ boundaries.
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Figure A1
City of Del Rey Oaks Census Tract Boundaries
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Report Content and Organization
As guided by HCD, this AFH is organized by the following five topics. This AFH follows the April 2021 California Department of Housing and Community Development Guidance Memorandum for AFFH. • Fair Housing Enforcement and Outreach Capacity reviews lawsuits/enforcement actions/complaints against the jurisdiction; compliance with state fair housing laws and regulations; and jurisdictional capacity to conduct fair housing outreach and education. • Integration and Segregation identifies areas of concentrated segregation, degrees of segregation, and the groups that experience the highest levels of segregation. • Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) reviews racially/ethnically concentrated areas of poverty (R/ECAPs) and racially concentrated areas of affluence (RCAAs) as a focus of fair housing policies to ensure housing is integrated. • Disparities in Access to Opportunity examines differences in access to education, transportation, economic development, and healthy environments.
• Disproportionate Housing Needs and Displacement Risk identifies which groups have disproportionate housing needs including displacement risk.
Compliance with Fair Housing Laws & Regulations
The City is committed to comply with the Federal Fair Housing Act (FHA) and the California Fair Employment and Housing Act (FEHA), including FEHA Regulations, protect residents from discrimination on the basis of race, color, religion, national origin, sex/gender, handicap/disability, familial status, marital status, ancestry, source of income, sexual orientation, and arbitrary discrimination, as included in the 2019 AI Report. Additional fair housing laws applicable to California jurisdictions are noted below, the City’s compliance with these laws, as applicable, is also provided:
• Unruh Civil Rights Act – Protects residents from discrimination by all business establishments in California, including housing and accommodations. The City complies with the Unruh Civil Rights Act through coordination with the California Department of Fair Employment in Housing (DFEH) regarding fair housing complaints.
• Ralph Civil Rights Act (California Civil Code Section 51.7) – forbids acts of violence or threats of violence on the basis of race, color, religion, ancestry, national origin, age, disability, sex, sexual orientation, political affiliation, or position in a labor dispute. The City complies with the Ralph Civil Rights Act through coordination with the DFEH regarding fair housing complaints, housing referrals, and working with local agencies.
• Bane Civil Rights Act (California Civil Code Section 52.1) – protects residents from interference by force or threat of force with an individual’s constitutional or statutory rights, including a right to equal access to housing. The City complies through enforcement of the Unruh Civil Rights, Bane Civil Rights Act, and Ralph Civil Rights Acts addressed above.
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• California Civil Code Section 1940.3 – prohibits landlords from questioning potential residents about their immigration or citizenship status. The City complies with California Civil Code Section 1940.3 through coordination with HUD Office of Fair Housing and Equal Opportunity (FHEO) fair housing inquiries and cases.
• Government Code Sections 11135, 65008, and 65580-65589.8 – prohibit discrimination in programs funded by the State and in any land use decisions. 65580-65589.8 was recently changed for the provision of special needs housing through:
o Housing for persons with disabilities (SB 520);
o Housing for homeless persons, including emergency shelters, transitional housing, and supportive housing (SB 2);
o Housing for extremely low-income households, including single-room occupancy units (AB 2634); and
o Housing for persons with developmental disabilities (SB 812).
The City complies with SB 2 through the City’s Zoning Ordinance Chapter 17.80 Emergency Shelters, through continuing to report on homeless count and continued review of the ordinance to ensure there is adequate capacity and sites which are suitable for the development of emergency shelters (ongoing Program D.4). The City zoning ordinance does require revision to allow transitional and supportive housing in the same way other residential uses are allowed in all zoning districts allowing residential uses, which is both ongoing and proposed through Programs D.5 and D.6 to as well as Program C.3.
The City complies with AB 2634 by projecting the number of extremely low-income housing needs for the purposes of the Housing Element using the 50 percent method (assuming 50 percent of very low-income units as extremely low-income). The City will further comply with AB 2634 through Program C.3 to amend the Zoning Ordinance to conditionally permit single-room occupancy housing.
The City complies with anti-discrimination requirements through the City’s programs and the City’s procurement protocols. Additionally, ongoing programs facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, reasonable accommodation, and emergency shelters). The City has limited housing development as noted but does ensure compliance with land use decisions and housing for special needs. The City’s Emergency Shelter ordinance reduces constraints on the development of emergency shelters in compliance with SB 2. City policies programs facilitate and encourage the development of rental and ownership units. Programs facilitate the provision of housing for special needs groups, including the elderly and disabled (Program D.2). New Program D.7 proposes the adoption of a universal design element for new development, particularly for the elderly and disabled. New Program D.9 will require the City to draft, review, and adopt a Reasonable Accommodation Ordinance.
• Fair Housing Act (FHA) – The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-6 April 2025
such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities. The City staff takes into consideration the provisions of the California Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants modifications and deviations from the Zoning Code to accommodate the needs of persons with disabilities. Additionally, the draft Housing Element Program D.9 commits the City to adopt a Reasonable Accommodation Ordinance.
• Rehabilitation Act of 1973 – prohibits discrimination on the basis of disability in programs conducted by federal agencies, in programs receiving federal financial assistance, in federal employment and in the employment practices of federal contractors. The City complies with the Rehabilitation Act through its accessibility protocols, administered and enforced by the City’s Building Inspector.
• American Disabilities Act (ADA) – prohibits discrimination based on disability, requires covered employers to provide reasonable accommodations to employees with disabilities, and imposes accessibility requirements on public accommodations. The City complies with the ADA through building permit review and issuance and as described in this Fair Housing Assessment (see Section B Persons with Disabilities below).
• California Fair Employment and Housing Act (FEHA) and FEHA Regulations – provides protection from harassment or discrimination in employment based on age, ancestry, color, creed, denial of family and medical care leave, disability, medical condition, marital status, national origin, race, religion, sex, and sexual orientation. The FEHA also prohibits discrimination in housing because of a person’s disability. The City complies with the FEHA and its regulations through adherence to established City protocols for hiring and decision making, mandatory trainings for City staff, and legal counsel and advisement.
• Government Code Section 65302.8 (Limits on Growth Control) – requires counties and cities limiting the number of annually-constructed housing units to justify reducing the housing opportunities of the region. The City complies with Government Code Section 65302.8 as it has no growth control measures.
• Government Code Section 65863 (No-Net-Loss Law) – ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s regional housing need allocation (RHNA), especially for lower- and moderate- income households. The City has documented compliance with sufficient capacity for RHNA and will ensure compliance with nonet-loss via programs as noted in Program A.1. • Government Code Section 65915 (Density Bonus Law) – encourages applicants to construct affordable housing units in exchange for an increase in density in a residential or mixed-use housing project, as long as the project includes a certain percentage of affordable units at specified levels of affordability. The City does not currently have a density bonus ordinance but complies with provisions of the Density Bonus Law as noted in Program B.5.
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FAIR HOUSING ASSESSMENT
A. Fair Housing Enforcement and Outreach Capacity
The first topic of the AFH is an assessment of the jurisdiction’s fair housing enforcement and outreach capacity. Pursuant to the California Fair Employment and Housing Act [Government Code Section 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.” Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal FHA. In addition to the Federal FHA protected classes—race, color, ancestry/national origin, religion, disability, sex, and familial status— California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).
The California Department of Fair Employment in Housing (DFEH) was established in 1980 and is now the largest civil rights agency in the United States. According to their website, the DFEH’s mission is, “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses) and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act”.
DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions. Fair housing complaints can also be submitted to HUD for investigation.
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.
Outreach and Capacity
The website for the City of Del Rey Oaks provides links to the Monterey County Military & Veterans Affairs Office (MVAO) which provides advocacy, assistance and services to area veterans and a link to Central Coast Senior Services, Inc. The City also provides information or direct links to local fair housing resources, entities, or other assistance. The website links to the Code of Ordinances, hosted by Municode.
Links to the HACM, 2-1-1 Monterey County, HCD, and local non-profit organizations would benefit City residents and improve the effectiveness of the City’s website. The website should also more transparently describe what steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints by providing links to fair housing resources. The City has a comprehensive list of housing resources available in the region on their website. Specific links are included for organizations that provide a variety of services to serve a range of populations including low-income, Appendix A
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Housing Choice Voucher recipients, special needs, persons with disabilities, farmworkers and the homeless, among other special needs groups. Information on specific housing resources can be found on the City’s website at https://www.delreyoaks.org/community/page/housing-resources.
Fair housing outreach and education is imperative to ensure that those experiencing discrimination know when and how to seek help.
To gather input on the AFFH, publicly noticed meetings were held starting in March 2023 and continuing throughout the development and review of the Housing Plan and this AFFH Assessment, as shown in the list of meetings and public comments (Appendix B). Meeting invitations were widely distributed and included engagement and invitations to community partners working on housing for special needs, as well as housing advocacy partners, including the United Way, ECHO Housing, and Community Human Services (CHS). The meetings were publicized through the City’s website, and notices were emailed to the organizations from the contact list of partners and service organizations the City has compiled from past stakeholder and community meetings related to housing, as shown in Appendix B-1. At all meetings, the attendees were encouraged to share their perspective on the challenges for housing in the City. Appendix B provides a full list of public comments received during the hearings and workshops conducted as well as how the Housing Element Update programs integrated the public comments into the Housing Element and this AFFH Assessment. Public comments addressed the need to actively promote project-based partnerships with community housing developers to promote affordable housing; add programs to develop the Universal Design program; create housing, particularly housing suitable for seniors and persons with disabilities; and desire to integrate below market rate and other affordable “set aside” units into proposed developments to ensure that new affordable residences are integrated so all income levels of housing.
Regional and Local Patterns and Trends
Regional and local patterns and trends are identified through data on public housing buildings and Housing Choice Vouchers in the City, as well as interviews with regional stakeholders whose service areas include the City of Del Rey Oaks. Maps and data tables of public housing buildings and Housing Choice Vouchers in and around the City provide information to identify any areas of concentration of affordable housing in the County.
The HUD Office of Fair Housing and Equal Opportunity (FHEO) records fair housing inquiries and cases for local governments. FHEO inquiries are not official discrimination cases but can be used to identify possible discrimination concerns. The Federal bases for alleged discriminator acts are race, color, national origin, religion, sex, disability, familial status and retaliation for filing a fair housing complaint. A single case may have multiple bases. As seen in Table A1, Del Rey Oaks received 0.62 FHEO inquiries per 1,000 people in the area from 2013-2022.
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Table A1
FHEO Inquiries for City of Del Rey Oaks (HUD, 2013 - 2022) Inquiry Type # of Inquiries
Total Inquiries 1
No Basis Given 1
Sex Basis 0
Retaliation Basis 0
Religion Basis 0
Race Basis 0
National Origin Basis 0
Color Basis 0
Disability Basis 0
Familial Status Basis 0
Population (ACS, 2021) 1,616
Per 1,000 people quotient 1.62
Number of Inquiries per 1,000 people 0.62
Source: HCD AFFH 2.0 Data Viewer, May 2023
Table A2
Monterey County FHEO Discrimination Cases 2006-2020
Basis Cases Percent
Race 15 9.9%
Disability 74 48.7%
Familial Status 30 19.7%
Sex 23 15.1%
Religion 6 4.0%
Retaliation 16 10.5%
Total 152 100%
Source: HCD AFFH 2.0 Data Viewer and HUD, 2020.
Jurisdictions adjacent to Del Rey Oaks, including Seaside and Monterey, had similar proportions of FHEO inquiries. Table A2 shows fair housing cases filed by FHEO from 2006 to 2020 in the county of Monterey.
Among the cases countywide, most were related to disabilities (74 instances), familial/marital status (30 instances), and sex (23 instances).
FHEO investigates complaints of housing discrimination based on race, color, religion, national origin, sex, disability, or familial status. At no cost to the complainants, HUD will investigate the complaint and try to conciliate the matter with both parties. HUD maintains a record of all housing discrimination complaints for jurisdictions, including the County of Monterey. According to the HUD website, any person who feels their housing rights have been violated may submit a complaint to HUD via phone, mail, or the Internet.
These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. HUD refers complaints to the California DEFH, which has 30 days to address the complaint. As a substantially equivalent agency, DFEH's findings are usually accepted by HUD. Thereafter, HUD tracks the complaint and its issues and outcomes as a “dually filed” complaint. 2 The HACM provides rental assistance, develops, and manages affordable housing throughout Monterey County. The Housing Choice Voucher Program (HCV), formerly known as “Section 8”, provides assistance 2 City of Seaside, 2024.
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for very low-income households (single or family), the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. The Housing Choice Voucher is a rent subsidy program that helps lower income (up to 50 percent of area median income, or AMI) families and seniors pay rents in private units. Voucher recipients pay a minimum of 30 percent of their income toward their contract rent, and the local housing authority pays the difference through federal funds up to the payment standard (fair market rent) established by the HACM. The HACM administers the Housing Choice Voucher program on behalf of jurisdictions within Monterey County. The demographics of HACM Waiting Lists are presented below in Table A3. According to the 2019 AI Report, as of 2017, 3,077 households in Monterey County were receiving Housing Choice Vouchers (HCV). The racial/ethnic composition of the voucher recipients indicated: 25.8 percent White; 6.7 percent Black; 2.8 percent Asian; and 64.1 percent Hispanic.3 In the fiscal year beginning July 2022, HACM has an allocation of 4,771 HCVs.4
Table A3
Demographics of HACM Waiting Lists (2015)
Housing Choice Vouchers Public Housing2
Number of Families on Waiting List 1,459 6,521
Extremely Low Income (0-30% AMI)1 70% 80%
Very Low Income (31-50% AMI) 27% 18%
Low Income (51-80% AMI) 6% 3%
Families with Children 82% 76%
Elderly Families 6% 7%
Families with Disabilities 9% 14%
Race:
White 82% 77%
Black 13% 8%
Asian 2% 2%
American Indian/Native Hawaiian 3% 13%
Unknown/Multiple 1% 13%
Ethnicity:
Hispanic 69% 74%
Non-Hispanic 31% 24%
Notes:
1. Housing Authority income categories are named differently than the CDBH program.
2. The HACM completed conversion of all public housing units into project-based rental assistance program. Due to lag time in transition the data from public housing, no new data is available at this time.
Source: Housing Authority County of Monterey, Five-Year and Annual Plan, 2015.
In addition to the Housing Choice Voucher program, HACM actively pursues affordable housing development, especially farm labor housing, through its developer arm – Monterey County Housing Authority Development Corporation (MCHADC). Other non-profits serving Del Rey Oaks link the housing voucher program recipients. (CHS, City Council Presentation, September 24, 2024). HACM owns and manages over 1,000 units of affordable rental housing throughout the County. Most of these units were originally developed as public housing units. However, beginning in 2015, HACM initiated the process of converting the public housing developments into project-based rental assistance units. That conversion process has been completed. As of July 2015, 1,459 households were on the Housing Choice Voucher waiting list and 6,521 households were on the Public Housing waiting list. 3 Monterey County Analysis of Impediments to Fair Housing Choice, 2019. 4 HACM, 2022. PHA Annual Plan FY July 2022.
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Project Based Vouchers (PBV) are a component of HACM’s Housing Choice Voucher Program. Under the project-based program, the Housing Authority enters into an assistance contract with the landlord for specified units and for a specified term. The allocation of HACM Project-Based Vouchers is presented below in Table A4. The Housing Authority refers families from the waiting list to the project landlord to fill vacancies. The HACM continues to expand its use of Project-Based Vouchers in supporting the development and expansion of affordable housing throughout Monterey County. The agency continues to work in partnership with housing developers by providing project-based vouchers. The following projects have completed their requirements or have entered a Housing Assistance Payment (HAP) contract with the agency or are pending PBV requirements: Villa Del Monte, Catalyst A-E and Casanova Plaza Apartments, East Garrison Apartments and Nuevo Amanecer, Salinas Homekey, Greenfield Commons I, Greenfield Commons II, Lightfighter Village and Magnolia Place Senior Apartments.
Table A4
Project Based Voucher Allocation
Agency/Property # of Units Location Status
Salinas Homekey 85 Salinas Pending
Greenfield Commons I 27 Greenfield Pending
Greenfield Commons II 27 Greenfield Pending
VTC-Lightfighter Village 17 Marina Pending
Magnolia Place Senior Apartments 32 Greenfield Executed AHAP East Garrison Apartments 15 Marina Executed AHAP
Nuevo Amanecer 15 Pajaro Pending HAP
Catalyst A-E 5 Salinas Executed HAP
Villa del Monte Apartments 39 Seaside Executed HAP
Casanova Plaza Apartments 17 Monterey HAP
Note:
AHAP: Agreement to Housing Assistance Payment (Contract) HAP: Housing Agreement Payment (Contract)
The agency continues to actively promote project-based partnerships with community housing developers to promote affordable housing. Vouchers have been made available to new housing developments to increase the supply of affordable housing and to expand housing opportunities to individuals and families in Monterey County.
There are no public housing buildings in Del Rey Oaks or the nearby area. According to HCD’s AFFH Data Tool, the closest public housing buildings are located approximately 55 miles away in the city of Santa Clara.
Additionally, HACM has provided Fair Housing Goals as part of its Public Housing Agency (PHA) strategies and actions to achieve fair housing goals.5
• Ensuring Fair Housing for all Americans
o HACM has established and ensured equal opportunity in housing for all Americans as a strategic goal. To implement this goal, HACM continues to affirmatively market its housing programs to make them accessible to families with special needs or disabilities. HACM remains strongly committed to meeting reasonable accommodation or modification requests 5 HACM, 2022. PHA Annual Plan FY July 2022.
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that support and promote affordable housing opportunities to disabled families or individuals.
• Furthering Fair Housing Opportunities
o HACM works with the entitlement jurisdictions to integrate outreach and fair housing training opportunities into existing plans which are developed by each jurisdiction. HACM provides landlord workshops and participates in community forums and events to market the HCV Program and to expand further fair housing opportunities for families. • Improving Equitable Housing Opportunities for Participants o Housing Program Specialists work with families to promote portability and relocation to neighborhoods of opportunity. During briefings, applicants are informed of available units and their location, emphasizing communities that are underutilized. The Housing Program Specialists describe fair housing and discrimination laws and provide information regarding the process of filing complaints. The briefing sessions also contain information regarding areas of the community that have concentrations of minorities, poverty, and crime. This information is given to the voucher holders to allow them to make housing choices that can provide greater social amenities and greater educational and economic opportunities for their families.
• Ensuring Access to Safe and Sanitary Affordable Housing o HACM’s Annual and long-range goals will result in greater housing choices for families by allowing families to acquire housing that is of adequate size by reducing overcrowded conditions. All potential rental units must meet Housing Quality Standards and are inspected prior to move-in and are subject to annual inspections to ensure these standards are maintained. Participants are assisted in securing housing that meets the needs of their families and are assisted in leasing negotiations with landlords. These factors promote fair housing choices by eliminating blighted properties from federal housing subsidies and improve the wellbeing of the community and its members overall. • Furthering Opportunities for Participants in Higher Opportunity Areas o The HACM conducts analysis of local fair market conditions in its jurisdiction to help eliminate barriers for applicants of the HCV Program. With approval of the success rate payment standard amounts at the 50th percentile, the HACM is able to increase the number of voucher holders who become participants. Additionally, it affords participants opportunities to secure housing in higher opportunity neighborhoods and areas.
The City also works with HACM to provide information and incentives to property owners to encourage them to sign HCV agreements with HACM. Program B.3 of the City of Del Rey Oaks Housing Element requires the City to post informational pamphlets in English and Spanish regarding the voucher program be made available at City Hall. Further, the City Manager will work with HACM to create a list of developers and provide outreach to increase participation in the HCV program, per Program B.3. The City also collaborates with the County, HACM, the cities of Monterey, Salinas and Seaside, and the cities of Gonzales, Greenfield, and Sand City in the County that receive entitlement funding from HUD. One of the Appendix A
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requirements for maintaining eligibility for federally funded programs such as the Community Development Block Grant (CDBG), HOME Investment Partnership, and Emergency Solutions Grant programs, and other state and local programs is to “actively further fair housing choice” through:
• Completion of an Analysis of Impediments to Fair Housing Choice (AI), • Actions to eliminate identified impediments; and
• Maintenance of fair housing records.
Additional Resources: Community Human Services (CHS) is a nonprofit agency dedicated to providing high-quality mental health, substance abuse, and homeless services to Monterey County residents. CHS also deals directly with housing mobility and instability and serves the Monterey Peninsula, as well as Salinas and all of Monterey County.
6 CHS provides assistance with Housing Vouchers, and assists extremely low-income individuals, needy families with children, the disabled, and homeless persons in Del Rey Oaks and the surrounding area. Homeless and family services for Del Rey Oaks and the community include street outreach services for homeless and transitional-age youth, street outreach programs, emergency shelter and supportive services for homeless, housing for transition-age youth at Safe Place in Monterey and Safe Passage in Monterey; and emergency shelter and supportive services for homeless women and families with children at Casa de Noche Buena in Seaside. A second shelter for homeless women and families, Shuman Heart House, was opened in Monterey in November 2023. In October 2002, CHS merged with the Family Service Agency of Monterey County and is now a single agency focused on supporting children, families, and adults with comprehensive, low-cost mental health, substance abuse and homeless services. ECHO Housing is a housing counseling agency that promotes equal access in housing and provides support services to prevent homelessness and secure permanent housing. ECHO Housing also provides fair housing training for tenants, landlords, and other members of the housing industry.
Please also refer to Table A22 in this AFFH assessment and Appendix D-2 of the Housing Element which provides full services and resources available for all special needs groups and special needs populations, including additional housing and community services.
Resources within Del Rey Oaks may be limited; however, agencies and organizations in the nearby cities and region provide an appropriate level of services that address fair housing issues and housing need. City staff provide guidance to appropriate service providers, which helps to meet the need for special needs groups, including persons with disabilities, large households, extremely low-income (ELI) households, and farmworkers. Additionally, specific programs facilitate the provision of housing for special needs groups, including the elderly, farmworkers, and disabled (Program D.2). New Program D.7 proposes the adoption of a universal design element for new development, particularly for the elderly and disabled. New Program D.9 will require the City to draft, review, and adopt a Reasonable Accommodation Ordinance.
Program A.2 has increased metrics for small lot mixed housing to increase housing targeting underutilized commercial areas. Program C.1 adds incentives to increase mobility for special needs groups. A list of 6 CHS was established in 1969 as a 501(c)(3) non-profit by a grassroots effort of concerned parents and community leaders. Del Rey Oaks was among the nine cities and school districts who partnered with CHS to become a Joint Powers Authority (JPA). The nonprofit JPA structure allows members to pool and leverage their resources and helps CHS quickly and effectively address community needs with a variety of human services. Today, the CHS JPA membership has grown to include sixteen city and school districts.
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-14 April 2025
housing resources, including agencies and organizations that address fair housing issues, can also be found in the Housing Resources page of the City of Del Rey Oaks website and can be found at https://www.delreyoaks.org/community/page/housing-resources.
Local Trend
As identified above, under Regional Patterns and Local Trends, local trends were researched through interviews with regional stakeholders whose service areas include the City of Del Rey Oaks. There is no additional discrimination complaint or case data available for the City of Del Rey Oaks.
As stated by HACM, there was one renter receiving HCVs in the City in 2023. 7 According to the HCD AFFH Data Viewer, there have been 0.62 inquiries per 1,000 people in Del Rey Oaks since 2013. The FHEO received a total of one inquiry from Del Rey Oaks residents between January 2013 and December 2022. No specific basis of discrimination was given. Local resources and outreach are shared via community word of mouth and through a very active and close-knit community. The City staff, elected officials and community conduct outreach on a neighborhood and community level to assist the target populations. The CHS Joint Powers Authority (JPA) includes Del Rey Oaks; the City Council appoints a member to serve on the Board. The City representatives are active members of the CHS Board with a history of community service to CHS and the underserved communities which CHS targets. Overall, CHS served over 1,300 persons from the Monterey Peninsula in Fiscal Year 2023/24, including 25 individuals from Del Rey Oaks thus far in 2024.
Conclusions and Summary of Issues for Fair Housing Enforcement and Outreach Capacity
In conclusion, there are no public housing buildings in Del Rey Oaks and one renter who currently utilizes an HCV. Those using HCVs and PBVs in Monterey County appear to be spread throughout the surrounding areas, despite some clustering in areas where multi-family units are more prevalent. Complaints about housing discrimination in Del Rey Oaks have not been an issue, but the City can be more proactive about adding fair housing programming and resources to its website and working with local organizations who provide these services. The City will develop informational materials to expand outreach and education to promote the use and choices for Housing Choice Vouchers. The City website contains a list of housing resources, including contact information for organizations that provide services that address fair housing issues and HCVs. Information can be found at https://www.delreyoaks.org/community/page/housingresources.
B. SEGREGATION AND INTEGRATION
The second topic of the AFH is an assessment of segregation and integration in the jurisdiction. According to HCD’s Affirmatively Furthering Fair Housing Guidance Memo, segregation generally means a condition in which there is a high concentration of people of a particular race, color, religion, sex, familial status, national origin, or disability in a particular geographic area when compared to a broader geographic area. 8 7 HACM email correspondence, April 19, 2023. 8 California Department of Housing and Community Development Guidance, 2021.
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-15 April 2025
Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
Patterns of segregation within an area or community may arise from both public and private housing discrimination, whether intentional or unintentional. Although racial and ethnic segregation is perhaps the most common and well-known form, other protected classes may also experience segregation. This section discusses levels of segregation and integration for race and ethnicity, language, familial status, persons with disabilities, and income, and identifies the groups that experience the highest levels of segregation. Historically throughout the U.S., including in California and Monterey County, restrictive and exclusionary zoning practices have contributed to racial and economic segregation. 9 Data tables, narrative, local knowledge, and maps are used to illustrate local and regional patterns and trends regarding segregation and integration for race and ethnicity, language, familial status, persons with disabilities, and income.
Regional and Local Patterns and Trends
Race and Ethnicity
Del Rey Oaks was incorporated on September 3, 1953, and currently has over 1,700 residents in a total area of 1.05 square miles. As Post-War development grew in the region, the “Del Rey” community underwent multiple petitions for annexation between the City of Monterey, the future City of Seaside, or for incorporation. Del Rey Oaks became the ninth incorporated city in the county.
The history of nearby Fort Ord and the development of Seaside also played a role in the creation of Del Rey Oaks. According to Carol Lynn McKibben, “…white homeowners in the Del Rey Oaks and Ord Terrace area disputed [Seaside] city boundaries, delaying the vote for [Seaside incorporation] another year. The boundaries were redrawn to exclude Del Rey Oaks, which itself incorporated as a separate city in April 1954. The predominantly white residents of Ord Terrace attempted a counterpetition to create their own city, no doubt realizing that the racially segregated zone they created in the 1940s would not be sustained in an incorporated, multiracial Seaside. They failed, but only because of filing irregularities…Their efforts conformed to white responses throughout California during the postwar period when the influx of people of color, especially African Americans, threatened white hegemony.”10 In 1917 as the United States entered World War I, the federal government established Fort Ord as a military training base for soldiers stationed in the nearby Presidio in Monterey. The presence of the base discouraged both housing and infrastructure development, contributing to Seaside’s reputation as a less desirable place to live than Monterey, especially as World War II brought the expansion of Fort Ord. By the end of the war, when President Harry S. Truman ordered full desegregation of the armed services, Seaside was still an unincorporated suburb of Monterey. Because of the increasing use of racially restrictive covenants in Monterey and many other communities in the county, many African Americans retiring from the military who were unable to purchase homes elsewhere in the area, remained in Seaside, 9 Shahan Shahid Nawaz et al., “Single-Family Zoning in the Monterey Region: A California Zoning Atlas Snapshot”, Othering and Belonging Institute, University of California, Berkeley, July 10, 2023, https://belonging.berkeley.edu/single-family-zoningmonterey-region#footnote1_rj19xwi 10 McKibben, 2011. Racial Beachhead: Diversity and Democracy in a Military Town.
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-16 April 2025
which incorporated in 1954. By 1980, the Black or African American population of Seaside was 29.3 percent, larger than any other city in the County, but with the closure of Ford Ord the Black or African American population declined to 12.1 percent in 2000. Seaside still has the largest Black or African American population of any city in the county, 7.2 percent compared with 3.5 percent in Monterey and 2 percent in Del Rey Oaks.
Table A5 depictsrace and ethnicity composition for Del Rey Oaks in 2020 using data from 2020 U.S. Census Bureau. The majority race reported as White (76.1 percent) and the next highest racial groups reported as Hispanic or Latino (10.2 percent) and Asian (6.2 percent). The ethnic mix of Del Rey Oaks is significantly different from that of Monterey County as a whole. Countywide, the Hispanic population was approximately 59 percent in 2020, and in Del Rey Oaks approximately 10 percent. The ethnic mix of Del Rey Oaks has changed since the previous Housing Element Update. City residents that reported themselves as White declined from 85.3 percent in 2018 to 76.1 in 2020, a 9.2 percent decrease. Del Rey Oaks residents that reported themselves as Asian increased by 1.2 percent, from 5 percent of the Del Rey Oaks population in 2018 to 6.2 percent in 2022. However, percentages of non-Hispanic ethnicities in Del Rey Oaks are similar to Monterey County.
Table A5
Del Rey Oaks Ethnicity and Racial Composition, 2020
Ethnicity/Race Number Percent (%)
White 1,155 76.1%
Black or African American 30 2.0%
American Indian or Alaska Native - 0.0%
Asian1 94 6.2%
Native Hawaiian and Other Pacific Islander 5 0.3%
Some Other Race - 0.0%
Two or More Races 79 5.2%
TOTAL 1,518 100%
Hispanic or Latino2 155 10.2%
Source: U.S. Census Bureau, 2020
1 Asian Indian, Chinese, Filipino, Japanese, Korean, Vietnamese, Other Asian. 2 Mexican, Puerto Rican, Cuban, Other Hispanic or Latino.
According to the 2020 data from the Othering & Belonging Institute (OBI), tracts in Del Rey Oaks are classified as High White Segregation, as shown in Figure A2. 11 High White Segregation is defined as census
tracts with a Divergence Index score or value in the top third nationally, are majority white, and have a white Location Quotient above 1.25.
12 Areas neighboring Del Rey Oaks, including Seaside and parts of Monterey, are classified as Low-Medium Segregation, High POC (Person of Color) Segregation, and Racially Integrated. Residents that reported themselves as White make up about a third of the population in the County and Seaside. In comparison, Seaside has a lower concentration of Hispanic residents than the County but a higher percentage of Asian and Black residents.
Familial Status
Large families are defined by HCD as families containing five or more persons. Income is a major factor that constrains the ability of families to obtain adequate housing. Larger units are more expensive and 11 OBI, 2023. https://belonging.berkeley.edu/roots-structural-racism 12 OBI, 2023. https://belonging.berkeley.edu/faq-roots-structural-racism Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-17 April 2025
most of the units with three or more bedrooms are single-family units instead of multi-family rental units.
Because of this, many large families are forced to live in overcrowded homes. Large families are recognized as a group with special needs based on the limited availability of adequately sized affordable housing units.
The City Council of Del Rey Oaks amended the Title 17 Zoning Ordinance to revise the definition Family. 13 The previous Zoning Ordinance definition was outdated and in need of amendment. Past views of the “traditional” definition of family consisted of a household composed of people related by blood, marriage or adoption. This excludes a number of households such as long-term partners who have been living together for decades but are not legally married, single parents raising a foster child and others, such as individuals with disabilities who share housing so they can have the support they need to live in the community. Family is defined as “an individual or two or more persons who are related by blood or marriage; or otherwise live together in a dwelling unit”. Revising the definition of Family can help reduce barriers to affirmatively furthering fair housing through the inclusion of a variety of types of familial and household situations.
13 City of Del Rey Oaks Resolution 2022-02, December 2022.
Figure A2-Racial Segregation and Integration Appendix A-AFFH Assessment Source
Racial Segregation/Integration (OBI, 2020) - Tract
LJ Racially Integrated
0 -Low-Medium Segregation 0
-High POC Segregation
LJ High While Segregation
0.28 0.45
1 :3 1,45 I
0.55 0.9
11 rni
1.8 km
Bureau of Land Management, Esri, HERE, Garmin,
Ge0Tech.oolog1es, Inc., USGS, EPA, Esn, HERE
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-19 April 2025
According to U.S. Census data, in 2020 there were 633 total households within the City. The 2020 average household size in the City was 2.40 persons per household, an increase from 2.32 in 2010 (see Table A6, below). Del Rey Oaks’ population is trending towards a younger demographic with larger families. This is important information because a trend towards a younger demographic with larger families means the City should plan for family housing and services such as daycare. Although there is an increase in the average household size, Del Rey Oaks contains an aging population, which is comprised of the post-World War II baby boomer generation. This generation has always had an enormous population compared to other generations, having implications for healthcare and the economy; therefore, the City needs to plan how they should house their senior population. As of now, this age cohort mostly resides in single-family homes, but as they require more assistance as they age, they will need more options for assisted living or universal design to age in their own homes.
Table A6
Del Rey Oaks Households by Type, 2020
Household Type Number of Households Percent of Total Households Married Couple Households 301 47.6
Female-Headed Households 42 6.7
Non-Family Households∗ 249 39.3
Total Households 633 100
Average Household Size 2.40 --
Source: U.S. Census Bureau, 2020
Note: The U.S. Census Bureau defines a Non-Family Household as a household consisting of a householder living alone (a one-person household) or where the householder shares the home exclusively with people to whom they are not related.
Married couple households make up the majority of Del Rey Oaks households (47.6 percent). Figure A3 shows the percentage of children living in married couple households and can be used as an indicator of families in Del Rey Oaks.
Countywide, data from the 2016-2020 ACS (U.S. Census Bureau, 2020) indicates that large households represented about 6.6 percent of the households, a slight decrease from 8.9 percent from the 2010 U.S.
Census. Table A7 below identifies large households by tenure for Del Rey Oaks for the year 2020. In 2020,
5.4 percent of owner-occupied households in Del Rey Oaks had five persons or more compared to 10.1 percent of renter-occupied households with five persons or more. Overall, 6.6 percent of households have five or more persons. Similar to overcrowding, this issue is not major at the moment, but if no housing is developed in the next 10 years, then large families will have to deal with overcrowding due to the lack of large family affordable housing. An important indicator of housing availability and affordability is based on how many renter-occupied households are overcrowded, compared to owner-occupied households.
Households in Del Rey Oaks are mostly made up of 2-4 person households (58 percent) and 1-person households (35 percent). As seen in Figure A4, less than 20 percent of the adult population of Del Rey Oaks lives alone. Additionally, as shown in Table 2-21 of Chapter 2.0, the rate of overcrowded renteroccupied households is larger than that of owner-occupied households being overcrowded, meaning there is a lack of affordable housing available in Del Rey Oaks in 2011 and 2020.
Figure A3-Percentage of Children in Married Couple Households Appendix A-AFFH Assessment 0 0
Source
Percent of Children in Married Couple Households (ACS, 2017-2021)- Tract 020%-40%
-40%-60%
-60%-80%
-80%-100%
0.28 0.45
1 :31,45 I
0.55 0.9
11 rni
1.8 km
Bureau of Land Management, Esri, HERE, Garmin,
Ge0Tech.oolog1es, Inc., USGS, EPA, Esn, HERE
Figure A4-Percentage of Population Living Alone Appendix A-AFFH Assessment Del Rey Oaks
Source
Percent of Population Living Alone (ACS, 20"17-2021) - Tract LJ0%-20%
D 20%-40%
0 0
1 :3 1,45 I
0.28 0.55
0.45 0.9
11 rni
1.8 km
Bureau of Land Management, Esri, HERE, Garmin,
Ge0Tech.oolog1es, Inc., USGS, EPA, Esn, HERE
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-22 April 2025
Resources: Large households in the City can benefit from general programs and services for lower and moderate-income households, including the HACM Housing Choice Voucher program, CHS services directly targeting families, and other identified community and social services provided by nonprofit organizations in the region. CHS, HACM, School Districts and other organizations collaborate on needed care. CHS, as an example, has been in operation for 55 years (and is present in Del Rey Oaks). CHS and local non-profits and groups provide resources and needed services to the county’s most at-risk populations. The Housing Resource Center (HRC) of Monterey County is a non-profit organization that assists Monterey County residents to either remain in their current rental unit, enter the rental housing market, or to learn about available housing services, and focuses on families and individuals who strive to maintain financial independence, especially the very low to low-income.
While resources within Del Rey Oaks may be limited, there are housing resources available in the region to address discrimination, large family, and single-parent housing issues. Many large families including lower-income residents rely on county resources, especially for subsidized childcare. However, many resources are located in the Salinas region, which places transportation stresses on households in need of these services. In an effort to relieve some of the housing and transportation issues that special needs households may face, the City has identified resources above. Please also refer to Table A22 in this AFFH assessment which provides full services and resources available for all special needs groups and special needs populations, including large households and families. Housing resources can also be found on the City website at https://www.delreyoaks.org/community/page/housing-resources. The need continues to grow however, and funding sources from government are not guaranteed to ensure continued service.
Local community funding support is also important to maintain non-profits continued care.
Table A7
Household Size by Tenure
Del Rey Oaks, 2020
1 Person 2–4 Persons 5+ Persons Total
Number % Number % Number % Number %
Owner 168 36.1 272 58.5 25 5.4 465 100
Renter 56 33.3 95 56.6 17 10.1 168 100
Total 224 35.4 367 58.0 42 6.6 633 100
Source: U.S. Census Bureau, 2020
Single parents often require special consideration or assistance as a result of their lower income, the high cost of childcare, the need for supportive services, and the need for affordable housing. As a result, many single-parent families are faced with limited housing choices. In Del Rey Oaks, there were 30 femaleheaded family households with children under 18 years of age (4.3 percent of all households) in 2000. In 2020, there were 42 female-headed family households and seventeen (17) of these with children under 18 years of age (2.69 percent of all households). Because of the increased financial and emotional burden that female-headed households carry, they often have difficulty finding adequate and affordable housing for themselves and their children. Monterey County Child Care provides resources for low-income households searching for subsidized childcare and early learning programs.
The housing needs of a single-parent-headed household range from affordability of a home to availability of nearby services, such as licensed day care to support individual parents who work. Female-headed households with children face particular housing challenges, with pervasive gender inequality resulting in lower wages for women.
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-23 April 2025
Table A8 shows the comparison between female-headed households in Del Rey Oaks and Monterey County.
Table A8
Female Headed Households, 2020
Monterey County Del Rey Oaks City
Householder Type Number Percent Number Percent
Female Headed Householders 15,986 17.20% 42 10.94%
Female Heads with Own Children 9,914 10.67% 17 4.43%
Female Heads without Children 6,072 6.53% 25 6.51%
Total Householders 92,948 100.00% 384 100.00%
Female Headed Householders Under the
Poverty Level 3,756 4.04% 0 0.0%
Total families Under the Poverty Level 8,196 8.82% 7 1.82% Source: U.S. Census Bureau, 2020
As seen in Figure A5, the percentage of children that live in female-headed households in Del Rey Oaks census tracts is similar to the percentages of children in female-headed households in neighboring areas.
Resources: Single-parent households in the City can benefit from general programs and services for lower and moderate-income households, including the Housing Authority of the County of Monterey (HACM) Housing Choice Voucher program, and various community and social services provided by nonprofit organizations in the region. Monterey County Department of Social Services, Community Benefits Branch, provides temporary public assistance benefits and services to assist eligible residents of Monterey County to meet basic needs. Programs include Temporary Cash Assistance for Needy Families (TANF) (cash aid), General Assistance, Medi-Cal, CalFresh, and CalWORKs. Eligibility for these public benefits is based upon income and resource levels. Monterey Peninsula Unified School District Family Resource Center serves families and children including clothing, school supplies, and referral to other community resources to remove barriers to education. A list of housing resources, including agencies and organizations that serve single-parent households and families, can be found on the City website at https://www.delreyoaks.org/community/page/housing-resources. Please also refer to Table A22 in this AFFH assessment which provides full services and resources available for all special needs groups and special needs populations, including female headed households and single-parent-headed households.
Persons with Disabilities
The Americans with Disabilities Act (ADA) defines a disability as a “physical or mental impairment that substantially limits one or more major life activities.” People with disabilities have special needs, meaning that many earn very low incomes, have higher health care costs, and are often dependent on supportive services. To maintain independent living, disabled persons may also need housing assistance. Special housing needs for persons with disabilities fall into two general categories: 1) physical design to address mobility impairments and in-home social, educational, and 2) medical support to address developmental and mental impairments.
Figure A5-Children in Female Householder No Spouse Present Appendix A-AFFH Assessment Del Rey Oaks
0 Source
Children in Female Householder No Spouse Present (ACS, 20'17-202 I) - Tract LJ Less than 20%
020%-40%
0 0.28
0.45 1 :3 1,45 I
0.55 0.9
11 rni
1.8 km
Bureau of Land Management, Esri, HERE, Garmin,
Ge0Tech.oolog1es, Inc., USGS, EPA, Esn, HERE
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-25 April 2025
As shown in Table A9, 19.41 percent of Del Rey Oak’s population had one or more disabilities compared to 8.5 percent of the Monterey County population, and similar proportions in Salinas (7.5 percent), Seaside (11.3 percent), and Monterey (7.7 percent).
Table A9
Persons with Disabilities Profile for Area Cities (2016-2020) Hearing
Disability
Vision
Disability
Cognitive
Disability
Ambulatory
Disability
Self-Care
Disability
Independent
Living
Disability
Total
Disabilities
Disabilities
to Total
Population
Monterey 984 336 630 1,156 558 878 2,315 7.66%
Salinas 2,727 2,676 3,689 5,416 2,851 4,056 12,315 7.53% Seaside 1,106 623 1,410 1,934 866 1,291 3,646 11.26%
Del Rey
Oaks 76 22 88 66 15 42 309 19.41%
Sand City 11 3 11 15 0 4 37 11.38%
Monterey
County 10,654 6,591 11,196 17,616 7,810 13,188 37,082 8.45 Source: U.S. Census Bureau, 2020
The City had an estimated 309 persons living with a range of disabilities. Table A10 identifies age of population by disability type within the City. For people with disabilities, specialized needs include certain social services, disabled access throughout the city, and housing units with handicapped access and other modifications. Residents may have more than one type of disability.
Table A10
Persons with Disabilities in Del Rey Oaks by Age and Type, 2020 Disability Type Under 18 Years Ages 18 to
64 Ages 65
and Over Total
With a Hearing Difficulty 22 17 37 76
With a Vision Difficulty 0 17 5 22
With a Cognitive Difficulty 3 59 26 88
With an Ambulatory Difficulty 0 36 30 66
With a Self-Care Difficulty 0 4 11 15
With an Independent Living Difficulty -- 25 17 42
Total 25 158 126 309
Source: U.S. Census Bureau, 2020
The most common disabilities in Del Rey Oaks are cognitive difficulties (28.5 percent), hearing difficulties (24.6 percent), and ambulatory difficulties (21.4 percent). As shown in Figure A6, there are no tracts in Del Rey Oaks with an adult population with a disability above 13 percent. There are no concentrations of persons with disabilities in Del Rey Oaks.
Table A-9 identifies 19.41% persons with an identified disability living in the City. Table 2-19, Chapter 2.0, summarizes those developmentally disabled residents by age within the City, indicating a total of 103 residents living with a developmental disability, of which 59 are above 65 years old. This represents
15.32% percent of the total population with developmental disabilities. Residents with disabilities encounter unique difficulties in finding and maintaining sufficient housing, especially residents that age into their elder years. People with disabilities are not only in need of affordable housing but accessibly designed housing that can offer greater mobility and longer opportunity for independence, particularly for seniors and those who need specialized care. Caregivers also require affordable housing to provide Figure A6-Percentage of Population With a Disability Appendix A-AFFH Assessment Def Rey Oaks
Source
Population With a Disability (ACS, 20'17-202 1) - Tract □<'10%
0 D ·10%-20% 0
-20%-30%
1 :3 1,45 I
0.28 0.55
0.45 0.9
11 rni
1.8 km
Bureau of Land Management, Esri, HERE, Garmin,
Ge0Tech.oolog1es, Inc., USGS, EPA, Esn, HERE
Appendix A
Revised Adopted 6th Cycle Housing Element Update Affirmatively Furthering Fair Housing Assessment City of Del Rey Oaks A-27 April 2025
essential services to this population. Unfortunately, the need housing far outweighs the available affordable housing in the area’s tight housing market.
Resources: Resources for persons with disabilities can be found under Disparities in Access to Opportunity for Persons with Disabilities in this AFFH assessment. Available resources address only a portion of the magnitude of need for the City’s special needs groups. To address the needs of persons with disabilities, the City is adopting housing programs to facilitate the construction of affordable and supportive housing and universal design. Programs also expand fair housing choice by promoting housing opportunities and removing impediments to fair housing, as well as implementing a suite of programs which emphasize the provision of multifamily housing and non-traditional housing types to help bridge the gap and meet the demands of special needs households. These programs are identified on Table A25, Programs Affirmatively Furthering Fair Housing.
Income
Household income is the principal factor in determining a household’s ability to balance housing costs with other basic life necessities. Households with lower incomes face additional barriers when seeking adequate housing. While economic factors that affect a household’s housing choice are not a fair housing issue per se, the relationships among household income, household type, race/ethnicity, and other factors often create misconceptions and biases that raise fair housing concerns.
Identifying geographies and individuals with a low- to moderate- income (LMI) is important to overcome patterns of segregation. HUD defines LMI areas as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the area median income).
Table A11
Households by Income, 2020
Household Income Del Rey Oaks Households Monterey County Households Less than $10,000 16 4,157
$10,000 to $14,999 9 3,110
$15,000 to $24,999 48 8,795
$25,000 to $34,999 7 9,757
$35,000 to $49,999 70 14,189
$50,000 to $74,999 80 22,415
$75,000 to $99,999 83 18,828
$100,000 to $149,999 136 21,908
$150,000 to $199,999 68 10,688
$200,000 or more 116 14,156
Total Households 633 128,003
Median Household Income $ 101,458 $ 76,943
Source: U.S. Census Bureau, 2020
Median household income in Del Rey Oaks is higher than the surrounding area, as shown in Figure A7. In addition, the median household income is higher than in Monterey County overall, as shown in Table A11.