Gonzales City Council
August 21, 2023

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 1

TABLE OF CONTENTS

4.2.1 Pop ulation Characte ristics and Housing Data .............................................................2

4.2.2 Sp e cial Housing Ne ed s Analysis...................................................................................9

4.3.1 Housing Assistance Prog rams.................................................................................... 21

4.3.2 Zoning for a Varie ty of Housing Typ e s ...................................................................... 24

4.3.3 O p p ortunitie s for Ene rg y Conse rvation in Re sid e ntial De ve lop ment................... 27

4.4.1 Nong ove rnme ntal Constraints................................................................................... 31

4.4.2 Gove rnme ntal Constraints.......................................................................................... 37 SECTION 4.1: INTRODUCTION
Se ction 4 of the Housing Ele me nt, the Te chnical Backg round Re p ort (TBR), includ es the re q uire d q uantification and analysis of ne ed s, re sources, and constraints.

The Te chnical Backg round Re p ort sup p le me nts the Housing Strate gy & Site s Inve ntory and p re face s the Fair Housing Asse ssme nt. Key d ata from this analysis is summarized in Se ction 1 of the Housing Ele me nt.

From 2010 to 2021, Gonzale s’s p op ulation incre ase d b y 8 p e rce nt and its housing stock incre ased b y 15 percent. An 82% incre ase in p op ulation and a 100% incre ase in housing stock is p roje cted b y 2045.1 Throug h the Housing Ele me nt, the City is p lanning to accommod ate future p op ulation g rowth and ad d re ss local housing ne ed s.

To me e t all statutory re quire me nts in Government Cod e §65583(a) (1 and 2) re lated to q uantification and analysis of existing housing ne ed s, this Te chnical Backg round Re p ort includ e s locally acq uired information and d ata includ ing , b ut not limited to, housing ne ed s, housing re source s, constraints to housing d e ve lop me nt, and the Fair Housing Asse ssme nt. 1 Moving Forward Monterey Bay 2045, Appendix A: Regional Growth Forecast, 2021 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 2 SECTION 4.2: HOUSING NEEDS ANALYSIS
Housing Ele me nt law req uire s a q uantification and analysis of e xisting housing ne ed s. This se ction of the Technical Backg round Re p ort includ e s the re q uired q uantification and analysis of ne ed s, id e ntification and analysis of the housing ne e d s for spe cial nee d s p op ulations, and an analysis of zoning for a varie ty of housing types. Ke y information from this analysis is summarized in Se ction 1 of the Housing Ele me nt.

4.2.1 Population Characteristics and Housing Data
This se ction exp lores the characte ristics of the pop ulation and housing stock in Gonzale s.

This information he lp s to p rovid e d ire ction in up d ating the g oals, p olicie s, and p rog rams of the Housing Ele me nt.

4.2.1.1 Pop ulation Tre nd s
As of 2021, Gonzale s has an e stimate d p op ulation of 8,628. Most of the City’s p op ulation g rowth occurred b e twee n 1980 and 2000. Around the ye ar 2000, the City anne xe d ap p roximate ly 600 are as of land , includ ing ap p roximate ly 200 acre s of re sid e ntial land e ast of Hig hway 101, which sup p orte d an incre ase d p op ulation. 2 The City’s pop ulation has g rown slowly since the ye ar 2000 (Tab le 1).

Tab le 1: Population Trend s, 1970 - 2021
Ye ar 1970 1980 1990 2000 2010 2021
Pop ulation 2,575 2,891 4,660 7,564 7,959 8,628
Source: U.S. Census Bureau, American Community Survey, 2010, 2021; Population Estimates For California Counties And Cities, 1970-2000
Ove r half of the Gonzales p op ulation is b e twee n the age s of 5 and 34. O ve r the p ast two decades, the age g roup from 55-64 and 65-74 have incre ased the most, while the age g roup from 5-14 has decreased the most (Fig ure 1).
2 City of Gonzales 2010 General Plan
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 3 Figure 1: Pop ulation b y Ag e in Gonzale s, 2000-2021
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates, 2010, 2021; Decennial Census Profile of General Demographic Characteristics, 2000
O ve r 90% of the Gonzale s p op ulation is Hisp anic or Latino. Be twee n 2010 and 2021, the Hisp anic or Latino p op ulation incre ased b y ove r 900 ind ivid uals. During this same time sp an, the re we re sig nificant d e cre ases in the Black/African Ame rican p op ulation and Asian p op ulations, as we ll as incre ases in the Native Ame rican and Native Hawaiian/Pacific Island e r p op ulations (Tab le 2).

Tab le 2: Population b y Race /Ethnicity 2010-2021
Racial or Ethnic Group 2010 2021
Hisp anic or Latino 6,901 7,813
White (Non-Hisp anic) alone 615 611
Black or African Ame rican alone 143 2
Native Ame rican alone 0 27
Asian alone 258 109
Native Hawaiian or O ther Pacific Island e r alone 0 40 Some othe r race alone 0 0
Two or More Race s 42 26
Source: U.S. Census Bureau, American Community 5-Year Estimates, 2010 and 2021 0 500
1000
1500
2000
Ag e 0-4 Ag e 5-14 Ag e 15-
24 Ag e 25-
34 Ag e 35-
44 Ag e 45-
54 Ag e 55-
64 Ag e 65-
74 Ag e 75-
84 Ag e 85+
2000 2010 2021
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 4 O ve r 50% of house hold s in Gonzale s are homeowne rs. Since the year 2000, re nte r household s have incre ase d , b oth nume rically and as a p rop ortion of the p op ulation (Tab le 3).

Tab le 3: House hold s b y Te nure
2000 2010 2021
Te nure Number Percent Number Percent Number Percent
Owner 1,022 60.0 1,110 60.5 1,255 54.7
Re nte r 682 40.0 725 39.5 1,038 45.3
Total 1,704 100.0 1,835 100.0 2,293 100.0
Source: U.S. Census Bureau, Decennial Census Table H007, 2000; American Community Survey 5-Year Estimates Table B25003, 2010, 2021
Re sid e ntial ove rcrowd ing is d e te rmine d b y the numb e r of p ersons p e r room, with thre shold s for ove rcrowd e d (1.01 to 1.5 p e rsons p e r room) and seve re ly ove rcrowd e d (more than 1.51 p e rsons p e r room) house hold s. Ove rcrowd ing is influe nce d b y d e mog rap hic and socioe conomic factors such as race and housing te nure . Certain g roup s, such as old e r-ad ult immig rants, re ce nt immig rants, low-income familie s, and re nte r-occup ied house hold s, are more like ly to exp erie nce ove rcrowd ing . The full analysis of ove rcrowd ing is includ ed in Se ction 5.

4.2.1.2 Housing Cost and Afford ab ility
As of 2021, the me d ian household income in Gonzale s is $73,906, lower than the med ian household income of Monte re y County ($82,013). The med ian house hold income in b oth Gonzales and Monte re y County incre ased b y app roximate ly 38% from 2010 to 2021. 3 From 2010 to 2021, the me d ian home value incre ased b y 8.9%, while the med ian g ross re nt incre ased b y 31.6% (Tab le 4). Cost b urd e n is the ratio of housing costs (re nt or mortg ag e , utilitie s, taxe s) to household income . The U.S. De p artme nt of Housing and Urb an De ve lop me nt (HUD) d e fine s cost-b urd ened household s as those whose monthly housing costs exce ed 30% of monthly income , while se vere ly cost-b urd e ne d house hold s are those whose monthly housing costs exce ed 50% of monthly income . As of 2019, 45% of re nte r household s and 30% of owne rship household s in Gonzale s have e xpe rie nced some leve l of cost burden (Tab le 5).

Tab le 4: Me d ian Home Value and Gross Re nt, 2010-2021 2010 2021 2010-2021 Percent Change
Med ian Home Value $ 413,200 $ 450,000 + 8.9%
Med ian Gross Re nt $ 916 $1,206 +31.6%
Source: U.S. Census Bureau American Community Survey 5-Year Estimates Tables B25077 and B25058, 2010, 2021 3 U.S. Census Bureau, American Community Survey 5-Year Estimates Table S1903, 2010, 2021 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 5 Tab le 5: Cost Burde n b y Te nure
Owner Re nte r Total
Not Cost Burd e ned 770 530 1,300
Cost Burd e ned (30 – 50% of income) 269 270 539
Se ve re ly Cost Burd e ne d (O ve r 50% of income ) 55 165 220 Cost Burd e n Not Availab le 0 10 10
Source: HUD, CHAS 5-Year Estimates, 2019
The marke t re nt for d iffere nt unit sizes in Gonzale s is shown in Tab le 6. The se p rice s are slig htly hig he r than med ian marke t re nts in the ne arb y cities of Salinas and Soled ad .4 This numb e r may b e affe cted b y a low samp le size of re ntal listing s in Gonzale s. Ove r 90% of owner-occup ied units in Gonzales have home value s between $200,000 and $750,000. In Monte re y County, ove r 40% of owne r-occup ie d units have home values of $750,000 or greater (Tab le 7).

Tab le 6: Marke t Rental Costs
Typ e Me d ian Marke t Re nts
Stud io $1,900
One -Bed room $2,006
Two-Bed room $2,569
Thre e -Bed room $2,433
Source: www.apartmenthomeliving.com, accessed 01/21/2023 Tab le 7: Home Values of O wne r-Occupie d Units
Gonzale s Monterey County
Home Value Number Percent Number Percent
Le ss than $200,000 34 2.7% 4,978 7.4%
$200,000 to $399,999 468 37.3% 6,369 9.4%
$400,000 to $499,999 251 20.0% 5,852 8.6%
$500,000 to $749,999 425 33.9% 22,758 33.6%
$750,000 to $999,999 52 4.1% 13,417 19.8%
$1,000,000 or Hig he r 25 2.0% 14,376 21.2%
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table B25075, 2021 4 Zillow Rental Manager, Rental Market Data, Accessed 02/04/2023 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 6

4.2.1.3 Emp loyme nt Characte ristics
Emp loyme nt tre nd s ind icate that the top ind ustrie s Gonzales resid e nts work in are ag riculture , fore stry, fishing , and mining , followed b y ed ucation, he alth, social se rvices, and re tail trad e (Tab le 7). O ve r 90% of e mp loyed Gonzale s re sid e nts work outsid e of the City.5 Tab le 8: Employme nt by Ind ustry
Ind ustry Typ e Number Percent
Ag riculture , fore stry, fishing and hunting , and mining 879 22.4% Ed ucation, he alth, and social se rvices 682 17.4%
Re tail trad e 606 15.5%
Manufacturing 360 9.2%
Arts, e nte rtainme nt, re cre ation, and se rvice s 257 6.6% Construction 239 6.1%
Pub lic ad ministration 219 5.6%
Finance , insurance, re al e state, re ntal and le asing 199 5.1% Profe ssional, scie ntific, manag e me nt, ad ministration 179 4.6% Whole sale trad e 178 4.5%
O the r se rvices 96 2.4%
Transp ortation, ware housing , and utilitie s 28 0.7%
Total 3,922 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table DP03, 2021 As note d ab ove , the ag riculture , fore stry, fishing and hunting , and mining ind ustry e mp loy 22% of Gonzale s re sid ents. Many of these ind ivid uals are farmworke rs. Farmworke rs are fre q ue ntly forced to re sid e in sub stand ard housing d ue to various g ove rnme ntal and nong ove rnme ntal constraints that imp ed e the ir ab ility to compe te in the housing marke t. Se e Se ction 4.2.7. for a d e taile d d iscussion of the existing and p roje cte d ne ed s of farmworke rs.

4.2.1.4 Housing Stock Cond itions
Most of the Gonzale s housing stock was b uilt b e twee n 1970 and 2009 (Tab le 9). Be twee n 2000 and 2021, the numb e r of sing le -family and 5+ unit multifamily d we lling s incre ased , while the numb e r of d up le xe s and 3-4 unit d we lling s d ecre ased (Fig ure 2). 5 U.S. Census Bureau, OnTheMap, 2019; Additional discussion of employment characteristics can be found in Section

4.5.4.5 Attachment 1 - Draft Technical Background Report City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 7 Tab le 9: Year Built of Housing Units
Ye ar Built Number
Built afte r 2020 0
Built 2010 throug h 2019 60
Built 2000 through 2009 412
Built 1990 throug h 1999 520
Built 1980 throug h 1989 468
Built 1970 through 1979 383
Built 1960 throug h 1969 86
Built 1950 throug h 1959 78
Built 1940 throug h 1949 177
Built 1939 or e arlie r 128
Total 2,312
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table B25034, 2021 https://data.census.gov/table?q=B25034+gonzales,+ca&tid=ACSDT5Y2021.B25034&moe=false Figure 2: Housing Units b y Typ e
Source: U.S. Census Bureau, Decennial Census Table H030, 2000; American Community Survey 5-Year Estimates Table B25024, 2010, 2021
An e stimated 0.8% of housing units in Gonzale s are vacant, all of which are consid e re d “othe r vacant,” a cate g ory that includ e s units that are vacant d ue to fore closure , p e rsonal/ family re asons, le g al p roceed ing s, re p airs/re novations, ab and onme nt, p re p aration for b e ing re nte d 0 500
1,000
1,500
2,000
2,500
2000 2010 2021
Sing le -Family Dup le x 3-4 Units 5+ Units Mob ile home and O the r Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 8 or sold , or vacant for an e xte nd e d ab se nce for reasons such as a work assig nme nt, military d uty, or incarce ration (Tab le 10).

Tab le 10: Vacancy b y Typ e
Number Percent
O ccup ie d 2,293 99.2%
Vacant 19 0.8%
For rent 0 0.0%
Re nted , not occup ied 0 0.0%
For sale only 0 0.0%
Sold , not occup ied 0 0.0%
For se asonal, re cre ational, or occasional use 0 0.0% For mig rant worke rs 0 0.0%
O the r vacant 19 0.8%
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table B25002 and B25004, 2021

4.2.1.5 At-Risk Assiste d Afford ab le Housing
At-risk assiste d housing d e ve lop me nts re fe r to any e xisting multi-family, re ntal housing comp le xe s which re ce ive fund ing und e r p ub lic p rog rams and are at risk of b e ing conve rte d from low-income housing to marke t rate housing within te n ye ars of the b e g inning of the housing e le me nt p lanning p e riod . The conve rsions can occur d ue to te rmination and op ting out of p rog rams such as re ntal sub sid ie s, mortgag e re p ayme nt, e xp iration of re stricte d use s or d irect loans. Gonzales has no assiste d afford ab le housing d e ve lop ments at-risk of conve rsion to marke t rate p rices within te n ye ars of the b eg inning of the p lanning p e riod (Tab le 11).

Tab le 11: Inventory of Assiste d Affordab le Housing
Name Ad d re ss Afford ab le
Units
Total
Units
Active
Program(s)
Estimate d
Afford ab ility
End Year/Date
Risk
Le ve l
Gonzales
Family RAD
15 10th
Street
28 30
LIHTC6;
HUD7
2069 Low
South County
RAD (Casa d e
O ro, Los
O sitos)
48 C Street 68 70 LIHTC; HUD 2069 Low
6 The Low-Income Housing Tax Credit (LIHTC) program is an indirect federal subsidy used to finance the construction and rehabilitation of low-income affordable rental housing. 7 The U.S. Department of Housing and Urban Development (HUD) is a government agency responsible for overseeing and implementing policies related to housing and urban development.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 9 Canyon Cre e k
Townhomes
1834
Chab lis
Way
35 36 LIHTC; HCD 2059 Low
Fanoe Vista
Ap artme nts
550 Fanoe
Road 43 44 LIHTC 2063 Low
Total 174 180

4.2.2 Special Housing Needs Analysis
An analysis of the housing ne e d s for spe cial nee d s housing p op ulations is re q uire d b y Housing Ele me nt law. In the conte xt of the Housing Ele me nt, the term spe cial nee d s re fe rs to d e mog raphic or occup ational g roup s that may ne ed spe cific p rog ram resp onse s. These g roup s ofte n sp e nd a d isp rop ortionate amount of the ir income to se cure safe and d e ce nt housing and are some time s sub je ct to d iscrimination b ased on the ir specific ne ed s or circumstance s. This analysis consid e rs a varie ty of sp e cial nee d s g roup s, includ ing :
 Extre me ly low-income house hold s;
 Se niors;
 Pe op le with d isab ilities, includ ing d eve lop me ntal d isab ilities;  Larg e household s (five or more p e op le );
 Farmworke rs;
 Fe male -he ad e d house hold s; and
 Pe op le exp e rie ncing home le ssne ss.

4.2.2.1 Extre me ly Low-Income Household s
Existing and Proje cte d Ne e d s
Extre me ly low-income is d e fine d as a household income at or b e low 30 p e rce nt of the are a me d ian income , ad justed for house hold size. The are a med ian income (AMI) for cities within Monte re y County as of May 2022 is $90,100 for a four-person household , and $63,050 for a one -p e rson house hold . Four-p e rson house hold s with a household income of $34,100 or le ss and one -p e rson household s with an income of $23,900 or le ss are consid e re d extre me ly lowincome .8 A four-p e rson house hold would b e an extre me ly low-income house hold with one p e rson working full-time with an hourly wage of $16.39 or le ss. Me mb e rs of extre me ly lowincome house hold s may b e unab le to work full-time , or may b e e mp loyed in low-wage p ositions, such as those liste d in Tab le 12. Many other e xtre me ly low-income house hold s are on fixed incomes from source s includ ing d isab ility b e ne fits and social security. 8 “State Income Limits for 2022,” California Department of Housing & Community Development, 5/13/22 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 10 Tab le 12: Me d ian Hourly Wag e b y O ccupation, Monte re y County, 2020 O ccupation Me d ian Hourly Wage
Re staurant Se rve rs (Waite rs & Waitre sses) $14.55
Cashie rs $14.39
Re tail Sale sp e rsons $14.73
Farmworke rs/Lab ore rs, Crop , Nurse ry, and Gree nhouse $14.27 Source: U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2020 Q1 employment The re are an e stimate d 170 e xtre me ly low-income (ELI) household s in Gonzales, 8% of the City’s total household s. In Gonzale s, 32% of the ELI household s own the ir homes and 68% re nt. By comp arison, 52% of the city’s total house hold s own the ir home s and 48% re nt (Tab le 13).

Tab le 13: Gonzale s House hold Income Le vel b y Te nure Income Le ve l Owner-O ccupie d Re nte r-O ccupie d Total 0-30% of AMI 55 115 170
31-50% of AMI 50 220 270
51-80% of AMI 225 360 585
81-100% of AMI 50 75 125
Gre ate r than 100% AMI 700 235 935
Total 1,080 1,010 2,085
Source: HUD, CHAS ACS Tabulation, 2014-2018 release
ELI household s may b e more like ly to face housing p rob le ms and cost b urd e n. Housing p rob le ms includ e a lack of comp le te kitche n facilitie s, lack of comp le te p lumb ing facilities, an ove rcrowd e d house hold , or a cost b urd e ned house hold . In Gonzales, 87% of ELI renters e xpe rie nce housing p rob le ms, 87% are cost b urd e ned , and 70% are extre me ly cost burdened.

Tab le 14: Cost Burd e n and Housing Prob le ms by Te nure , Gonzale s, 2018 Re nte rs Owners House hold s
0-30% of AMI 115 55 170
Any housing p rob le m 100 35 135
Cost burden > 30% 100 35 135
Cost burden > 50% 80 20 100
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 11 31-50% of AMI 220 50 270
Any housing p rob le m 205 20 225
Cost burden > 30% 185 14 199
Cost burden > 50% 40 4 44
51-80% of AMI 360 225 585
Any housing p rob le m 290 140 330
Cost burden > 30% 200 120 320
Cost burden > 50% 50 20 70
Source: HUD CHAS, 2014-2018
Programs and Re sources
ELI household s can b e ne fit from County p rog rams and se rvice s that p rovid e assistance to lowe r and ve ry low-income house hold s in ge ne ral. The Housing Choice Vouche rs Program (Section 8) exte nd s assistance to larg e household s with ove rcrowd ing and cost b urd e n issue s. Monte re y County’s Community Be ne fits Branch p rovid e s te mp orary p ub lic assistance b e ne fits and se rvices to assist e lig ib le re sid e nts of Monte re y County to meet the ir b asic ne e d s. Prog rams includ e te mp orary cash assistance , g e ne ral assistance , Med i-Cal, CalFre sh, and CalWO RKS. Re sid ents in ne e d of immed iate re fe re nce for community se rvices can b e ne fit from 2-1-1 Monte re y County op e rated b y Unite d Way Monte re y County. This se rvice p rovid es free assistance to p e rsons in nee d to find e me rge ncy she lte r, rental and utility assistance , and food assistance .

4.2.2.2 Se nior House hold s
Existing and Proje cte d Ne e d s
As of 2021, ap p roximate ly 10% of the Gonzale s p op ulation is ag e d 62 ye ars and ove r, and the se nior p op ulation incre ase d b y an e stimate d 167% b e twe e n 2010 and 2021.9 Se nior household s with a house hold e r 75 ye ars or old er have hig he r rate s of home owne rship , and household s with household er age 65-74 are more like ly to re nt (Tab le 15). Ab out two-third s of se nior household s are low-income, and se nior re ntal house hold s are more like ly to b e lowincome than home owners (Tab le 16). 9 U.S. Census Bureau, American Community Survey 5-Year Estimates Table S0101, 2021 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 12 Tab le 15: Se nior Household s b y Tenure
House hold er Ag e Owners Re nte rs Total
65-74 ye ars 85 105 190
75+ ye ars 88 39 127
Total 173 144 317
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table B25007, 2019 Tab le 16: Se nior Household s (Age 62+) b y Income and Tenure Income Le ve l Eld e rly O wner
House hold s
Eld e rly Re nter
House hold s
Be low 50% AMI 49 59
51% to 80% AMI 75 20
81% to 100% AMI 10 20
Ab ove AMI 70 0
TO TAL 204 99
Source: HUD, CHAS, 2014-2018
Programs and Re sources
Monte re y-Salinas Transit (MST) op e rate s Se nior Shuttle s, a d e stination op e rating se rvice for se niors without the ne ed to transfe r b use s. RIDES, a d e mand re sp onsive se rvice , is MST’s ADA p aratransit p rog ram for p e op le with d isab ilitie s and is also availab le for se niors. RIDES offe rs transp ortation throug hout the Monte re y Pe ninsula to Gonzale s. MST is also e xp loring the imp le me ntation of an Eco Pass p rog ram in Monte re y County that would e nab le housing d e ve lop e rs that strate g ically locate d eve lop me nts ne ar p ub lic transit to p urchase Eco Passes to p rovid e no-cost transit p asse s to fixe d -income se niors and othe r lowe r income resid e nts that re sid e in the ir housing p roje cts.

As the sole source p rovid e r in Monte re y County for e sse ntial se nior se rvice s, the Alliance on Ag ing of Monte re y County offe rs nume rous p rog rams for se niors. Prog rams offe re d includ e:

HICAP Med icare Counse ling Prog ram, O mb ud sman Prog ram to p rote ct long te rm care re sid e nts ag ainst ab use , IRS Tax Counse ling Prog ram, Se nior Se rvice Ame rica, Emp loyme nt Training Prog ram, and Se nior Pe e r Counse ling , among othe rs. O ld e r resid e nts in ne ed of imme d iate assistance can also b e ne fit from 2-1-1 Monte re y County op erate d b y United Way Monte re y County. This p rog ram p rovid es free assistance to p e rsons in ne ed to find e me rge ncy she lte r, re ntal and utility assistance , food assistance , e tc.

4.2.2.5 Housing for Pe rsons with Disab ilitie s, includ ing De ve lop me ntal Disab ilitie s Existing and Proje cte d Ne e d s of Peop le with Disabilitie s An e stimated 2.8% of the Gonzale s p op ulation has a d isab ility. Disab ilities are most common in ag e g roup s 65 and ove r. O nly 1.5% of Gonzale s re sid e nts aged 18 to 64 have a d isab ility Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 13 (Tab le 17). Around 70 p e op le living in or ne ar Gonzale s have a d e ve lopme ntal d isab ility, the majority of whom are child re n (Tab le 18).

Tab le 17: Disability Status b y Age Group and Emp loyme nt Status Ag e Group
Total
Pop ulation
With a
Disability
No
Disability
Pe rce nt with
a Disab ility
Total Pop ulation 8,628 245 8,383 2.8%
Und e r 5 ye ars: 820 0 820 0.0%
5 to 17 ye ars: 1,803 57 1,746 3.2%
18 to 34 ye ars: 2,559 28 2,531 1.1%
35 to 64 ye ars: 2,855 54 2,801 1.9%
65 to 74 ye ars: 403 65 338 16.1%
75 ye ars and ove r: 188 41 147 21.8%
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table B18101, 2021 Tab le 18: Persons with De ve lopmental Disab ilitie s b y Age Zip Cod e 0 to 17 years 18+ years Total
93926 40 30 70
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2022
Note: The California Department of Development Services provides ZIP code level counts. Gonzales residents make up 95% of the total residents in ZIP code 93926 (ACS 2021).

The most p re vale nt typ es of d isab ilitie s in Gonzale s are cog nitive d ifficultie s, amb ulatory d ifficultie s, and ind e p e nd e nt living d ifficulties.10 Housing ne ed s for the se typ e s of d isab ilities includ e acce ssib ility re trofits, unive rsally d e sig ne d housing , community care facilitie s, sup p ortive living facilities, and in-home care arrangements.

Programs and Re sources for Pe op le with Disab ilities While most se rvice s and facilitie s in Monte re y County are located in large r citie s, Gonzales re sid e nts can b e ne fit from the MST "RIDES" p rog ram. The d e mand -resp onsive se rvice for se niors and the d isab led offe rs transp ortation throug hout the Monte rey Pe ninsula to Gonzales. The Monte re y County De p artme nt of Social Se rvice s (MCDSS) maintains a comp re he nsive resource g uid e that d e tails contact information for a wid e rang e of age ncies offe ring se rvice s for p e rsons with d isab ilitie s. For e xamp le , ind ivid uals with d isab ilitie s may re p ort any d isab ility acce ss issues to the MCDSS. Re sid e nts in ne ed of imme d iate re fe re nce for community se rvices can b e ne fit from 2-1-1 Monte re y County op e rate d b y United Way 10 U.S. Census Bureau, American Community Survey 5-Year Estimates, Table S1810, 2021 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 14 Monte re y County. This se rvice p rovid e s free assistance to p e rsons in need to find e me rge ncy she lte r, re ntal and utility assistance , food , and more . Prog ram XX is includ ed to sup p ort the d e ve lop me nt of housing op p ortunitie s for p e op le with d isab ilitie s.

4.2.2.6 Larg e House hold s
Existing and Proje cte d Ne e d s of Large House hold s Larg e household s consist of five or more pe rsons re sid ing toge the r. This may includ e multip le g e ne rations of a family, multip le families, or othe r non-re lated house hold me mb e rs.

Larg e household s make up ap p roximate ly 31% of total household s in Gonzale s (Tab le 19). O f the 640 larg e house hold s, 40% re nt the ir homes and 39% are eithe r extre me ly low-income (0- 30% AMI), ve ry low-income (31-50% AMI), or lowe r income (51-80% AMI).

Tab le 19: House hold Size b y Te nure
House hold Size Owner-O ccup ied Re nte r-O ccup ied All House hold s 1-person 109 149 258
2-person 213 111 324
3-person 91 196 287
4-person 296 272 568
5 or more -person 387 253 640
Total 1,096 981 2,077
Source : U.S. Ce nsus Bure au, ACS 5-Ye ar Estimate s, Tab le B25009, 2019 Tab le 20: Large House hold b y Income Group , Gonzale s, 2019 Income Group 1-4 Person
House hold s
5+ Person
House hold s All House hold s
0-30% AMI 43 20 170
31-50% AMI 90 110 270
51-80% AMI 210 120 585
81-100% AMI 45 40 125
Ab ove 100% AMI 205 290 935
Source : HUD, Comp re he nsive Housing Afford ab ility Strate g y (CHAS) ACS Tab ulation, 2013-2017
Programs and Re sources for Larg e Household s
Larg e household s can b e ne fit from County p rograms and se rvice s that provid e assistance to lowe r and mod e rate -income house hold s in ge ne ral. The Housing Choice Vouche rs Program Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 15 (Section 8) also e xte nd s assistance to larg e house hold s with ove rcrowd ing and cost b urd e n issue s. Ad d itionally, large family household s will b e ab le to utilize the newly d rafted stand ard ADU p lans to construct ad d itional living sp ace . Prog ram XX is includ ed to sup p ort the d e ve lop me nt of housing op p ortunitie s for larg e familie s, includ ing in new g rowth are as id e ntifie d in the 2010 Gonzale s Ge ne ral Plan.

4.2.2.7 Farmworker Household s
Existing and Proje cte d Ne e d s of Farmworke rs
Gonzales is the ce nte r of Salinas Valle y's p rod uction and d istrib ution of ve g e tab les that fe ed the world . In 2021, an e stimate d 879 Gonzales resid e nts we re e mp loye d in the ag riculture , fore stry, fishing and hunting , and mining ind ustry, comp rising 22% of its total workforce . The California De p artme nt of Food and Ag riculture and the Emp loyme nt De ve lop me nt De p artme nt p rovid e ag ricultural e mp loyme nt totals for Monte re y County b ut not for the City of Gonzales. Countywid e , 55% of farmworke rs are p e rmane nt farmworke rs (working 150 d ays or more ) and 96% of farmworke rs work on farm op e rations with 10 or more e mp loye es (Tab le 2).

Tab le 21: Monterey County Farms and Farmworkers
Typ e
Number
of Farms
Permanent
Farmworke rs
(150 d ays or
more)
Se asonal
Farmworke rs (less
than 150 d ays)
Total
Farmworke rs
Farm op e rations with
le ss than 10 e mp loyee s
307 638 440 1,078
Farm op e rations with 10
(or more) emp loyee s
207 14,168 11,683 25,851
Total 514 14,806 12,123 26,929
Source: USDA, National Agricultural Statistics Service, Census of Agriculture, 2017 Give n their low-income status and p re carious emp loyme nt, farmworke rs ofte n face challe nge s in comp e ting for housing on the ope n marke t, re sulting in sub stand ard living cond itions. A 2018 stud y highlig hte d that a sig nificant majority of farmworke rs inte rvie we d shared household s with non-family me mb e rs who we re also farmworke rs, le ad ing to seve re ove rcrowd ing cond itions whe re two pe op le pe r room and more than five p e op le pe r b athroom we re common. The stud y found that ap p roximate ly 40% of resp ond e nts lived in house s, 30% in ap artments, and 19% in re nte d rooms without kitche ns. Ad d itionally, 12% re sid ed in alte rnative d we lling s such as mote ls, b oard ing houses, or b arracks. Among the farmworke rs, 89% we re re nte rs, while 11% we re owne rs, with a q uarte r of the latte r g roup owning mob ile home s. Give n these circumstance s, the re is a p re ssing ne ed for afford ab le farmworke r housing , e nsuring safe accommod ations with access to ne arb y me d ical and d e ntal se rvice s, as we ll as child care and schools for the ir child re n. Collab orating with Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 16 org anizations like Hab itat for Humanity and imple me nting housing vouche r p rog rams can he lp ad d re ss the se ne ed s.

Programs and Re sources for Farmworkers
Farmworke rs and the ir familie s occup y many of the re ntal units in Gonzale s. Housing p rimarily re nted to, or b uilt for, farmworke rs in Gonzales includ e s:
 25 Ninth Stre e t – 11 d ormitorie s and 7 sing le -family units  825 Alta Stre e t – 25 units
 17 3rd Stree t (Vince nt Hote l) – 35 d ormitorie s
 Fanoe Vista, 550 Fanoe Road – 44 townhomes – 43 low-income family units. Liste d on The John Stewart Company (for-p rofit housing d e ve lope r) site as owne d b y Housing Authority of the County of Monte re y
 Canyon Cre e k Townhome s, 1834 Chab lis Way – 36 units – for low-income families and ind ivid uals. At le ast one household me mb e r must b e e mp loye d as an agricultural worker.
 Casa de Oro, 48 C Street – 20 units –manag ed b y Housing Authority of the County of Monte re y
 Casa Santa Lucia, 8th, 9th & 10th Stree ts, Be ld e n Stre e t and Alta Stree t – 12 units – manag e d b y Housing Authority of the County of Monte re y Other p rog rams and re source s includ e :
• Farmworke r housing facilitie s (farm lab or camp s, p e rmane nt resid e ntial b uild ing s, and mob ile home s) outsid e of Gonzales city limits that are op e rate d b y CHISPA and the Monte re y County Housing Authority
• Zoning that p e rmits p e rmane nt housing for ag ricultural worke rs in all resid e ntial zoning d istricts, as we ll as d e nsity b onus p rovisions • Ce nte r for Community Ad vocacy (CCA) housing p rog ram that he lp s farmworke rs org anize housing -site committe es to imp rove sub stand ard cond itions in the ir housing units
• State and Fed e ral financing p rog rams, includ ing USDA Se ction 514/516 Farm Lab or Housing , USDA Se ction 521 Rural Re ntal Assistance , California Joe Se rna, Jr., Farmworke r Housing Grant, State Farmworke r Housing Tax Cred it, and Multifamily Housing Prog ram
The re are also seve ral othe r farmworke r housing facilitie s throug hout the County, outsid e of Gonzales, p rimarily b uilt and op e rated b y CHISPA and the Monte re y County Housing Authority. As of 2023, six of the se have ope n waitlists or are acce p ting ap p lications. O f the 22 family and ind ivid ual rentals liste d on the CHISPA site , only four have waitlists op e n with locations in Soled ad , Salinas, and Holliste r.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 17 Throug hout Monte re y County, farmworke rs are housed p red ominate ly in farm lab or camps (owned and op e rated b y the Housing Authority of Monte re y County) and camp s p rivate ly owned in the unincorp orate d County. Housing in the se camp s consists of b oth pe rmane nt re sid e ntial b uild ing s and mob ile home s. Both mob ile home s and farm lab or camp s p rovid e imp ortant housing for se asonal or ye ar-round worke rs who may othe rwise have a d ifficult time ob taining housing at an afford ab le p rice and within close p roximity to the ir job s.

Existing zoning and d eve lop me nt stand ard s e ncourag e and facilitate a varie ty of housing typ e s for farmworke rs. Within the City of Gonzale s, p e rmane nt housing for ag ricultural worke rs is pe rmitted in all re sid e ntial zoning d istricts. In ad d ition, multi-family housing d e nsitie s of up to 24 units p e r acre , d e nsity b onus p rovisions, and a strong working re lationship b e twee n the City of Gonzales, CHISPA and the Monte re y County Housing Authority (HAMC) have re sulted in ove r 100 housing units within the City of Gonzales availab le to are a farmworke rs. These p roje cts were b uilt with sp e cial amenitie s such as q uality p lay are as/e q uip me nt for young child re n, community b uild ing s for social g athe ring s and me e ting s, and on-site manag e me nt. Many farmworke rs and the ir familie s are also housed in sing le -family ne ighb orhood s in Gonzales—e ithe r as re nte rs or owne rs. The City trie s to e nsure that ne w re sid e ntial sub d ivisions p rovid e some p ortion of the p roje ct as afford ab le for lowe r income b uye rs and ne gotiate s with sub d ivid e rs on a case -by-case b asis to achieve this g oal.

Prop ose d sub d ivisions within the SO I should e ncomp ass a d ive rse range of d e sig ns and afford ab ility le ve ls, with a sp e cific e mp hasis on incorp orating housing units that are afford ab le to low- and extre me ly low-income house hold s.

Local, State, and Fed e ral p rog rams and age ncies p rovid e resources and fund ing for farmworke r housing ne ed s.

Farmworke rs in ne ed of housing can b e ne fit from ad vocacy work d one b y the Ce nte r for Community Ad vocacy (CCA). The CCA’s housing p rog ram he lp s farmworke rs org anize housing -site committees to imp rove sub stand ard cond itions in the ir housing units. CCA also he lp s farmworke rs to mob ilize memb e rs from the various housing committe e s to ad vocate for the construction of ne w, q uality, afford ab le housing for farmworke rs and othe r lowincome working families. Gonzale s city staff coord inate s with the CCA and othe r farmworke r housing ad vocates to id e ntify op p ortunitie s.

State and Fed e ral financing p rog rams, includ ing USDA Se ction 514/516 Farm Lab or Housing , USDA Se ction 521 Rural Re ntal Assistance , California Joe Se rna, Jr., Farmworke r Housing Grant, State Farmworke r Housing Tax Cred it, and Multifamily Housing Prog ram can he lp p rovid e fund ing for farmworke r housing .11 To le ve rage existing fund ing , the City may also consid e r housing vouche rs or othe r forms of re ntal assistance with an emp hasis on 11 For more information on funding resources, see Section 4.3.1.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 18 ad d re ssing housing need s d uring off-se ason and d uring time s whe n work cannot b e d one d ue to natural causes (e .g ., rain, he at) or othe r reasons (e .g ., p and e mic, p oor air q uality).

4.2.2.8 Fe male -He ad e d House hold s
Fe male -he ad e d (FH) house hold s ofte n re ly on a sing le income and can exp e rie nce incre ase d cost b urd e n d ue to hig h living costs and child care costs. Ad d itionally, lack of re source s ne e d ed for child care or job training se rvices may exace rb ate housing cost b urd e ns and incre ase risk of housing inse curity.

Existing and Proje cte d Ne e d s of Fe male -He ade d House hold s As of 2021, there were 489 fe male he ad ed family house hold s in Gonzales. O f the se , 4 percent owned the ir home s and 10 pe rce nt re nte d . An e stimate d 275 of the se household s have child re n und e r 18 ye ars and no sp ouse , and 29.9% p e rce nt of the se house hold s have income s b e low the p ove rty leve l (Tab le ). In 2020, the me d ian annual house hold income for sing le fe male he ad ed house hold s with child re n was $15,603. In comp arison, the med ian annual house hold income was $59,375 for sing le male -he ad ed household s with child re n and $87,309 for marrie d coup le house hold s with child re n.

Low-income fe male -headed household s may q ualify for housing vouchers or othe r re ntal sub sid ies that lowe r housing costs. The se household s may also b e ne fit from transitional or shared housing , mid d le missing housing typ e s, ADUs/JADUs that allow for long -term re sid e ncy, and a matching se rvice that conne cts low-income fe male he ad ed household s to afford ab le units throughout the re g ion. O the r unconve ntional multifamily housing strateg ies such as coope rative housing p roje cts with on-site d aycare and communal facilitie s may p rovid e ad d itional op p ortunitie s to exp and living op tions for these house hold s.

Tab le 22: Fe male -He ade d House hold s in Gonzales, 2021 House hold Typ e Number Pe rce nt of Total
House hold s
Total Gonzale s Household s 2,293 100
Nonfamily Fe male House hold e r 109 0.1
Fe male -He ad ed Family House hold s 489 21.3
FH House hold s with Child re n Und e r 18
(No Sp ouse) 275 12
FH Family House hold s Und e r the Pove rty
Le ve l (No Sp ouse )
No Child (re n)
1 or 2 Child re n
3 or 4 Child re n
146
0 100
46 6.3
0 4.3
2 Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Tables B17012, S1903, 2021 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 19 Programs and Re sources for Female -Head e d Households The b e st op p ortunities to assist the housing need s of sing le -p are nt familie s he ad ed b y fe male s is to incre ase the availab ility of attractive , safe , and afford ab le multi-family units that are in close p roximity to se rvice s, p arks suitab le for young e r child re n, and child care /d aycare p rovid e rs.

Sing le -p are nt house hold s can b e ne fit from most afford ab le housing p rog rams, includ ing Housing Choice Vouchers in the City. The County’s Community Be ne fits Branch p rovid e s te mp orary p ub lic assistance b e ne fits and se rvices to assist e lig ib le re sid ents of Monte re y County to me e t the ir b asic nee d s. Prog rams includ e te mp orary cash assistance , Ge ne ral assistance , Med i-Cal, CalFre sh, and CalWO RKS. Elig ib ility for the se p ub lic b e ne fits is b ased up on income and re source leve ls. O the r b ranche s within the MCDSS can also se rve fe male - he ad ed household e rs with child re n such as Family and Child re ns’ Se rvice s and CalWO RKS Emp loyme nt Se rvices. Ad d itionally, assistance prog rams sup p orte d b y First Five Monte re y County can aid the se house hold s.

4.2.2.9 Home le ssne ss
Existing and Proje cted Ne ed s of Pe op le Expe rie ncing Home le ssne ss Home less ind ivid uals and families have pe rhap s the most immed iate housing ne ed of any g roup . The y also have one of the most d ifficult se ts of housing ne ed s and sup p ort se rvices to me e t, d ue to b oth the d ive rsity and the comp le xity of factors that le ad to home le ssne ss.

Monte re y County Point-In-Time (PIT) Count d ata re p orted no ind ivid uals e xpe rie ncing home le ssne ss in 2022, a d e cre ase from 21 re p orte d in 2019 b ut consistent with ze ro counted in 2017. Gonzale s was the only incorp orate d jurisd iction in Monte re y County to re p ort ze ro home le ssne ss in 2022.12
Tab le 23: Persons Exp eriencing Home lessne ss b y She lte r Status, Gonzales and Monte re y County, 2017-2022
She lte r
Status
Gonzales Monte re y County
2017 2019 2022 2017 2019 2022
Unshe lte red 0 21 0 2,113 1,830 1,357
She lte red 0 0 0 724 592 690
Total 0 21 0 2,837 2,422 2,047
Source : Monte re y County Home le ss Count and Surve y Comp re he nsive Re p ort, 2022 Programs and Re sources for Pe op le Exp erie ncing Home le ssness 12 Monterey County Homeless County and Survey Comprehensive Report, 2022 Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 20 The Coalition of Home less Se rvice s Provid e rs (CHSP) is a g roup of p rivate non-p rofit and p ub lic org anizations that came toge the r to ad d re ss the comp lex issue s of home le ssne ss in Monte re y and San Be nito Countie s b y p romoting re g ional p artne rship s and inte rag e ncy collab oration. Sp ecifically, the CHSP is charged with d eve lop ing the County’s Continuum of Care syste m, b y asse ssing any g ap s in se rvices for those home less and b y d e ve lop ing p rog rams to b rid g e those g ap s throug h inte rage ncy coord ination e fforts. CHSP is not a d ire ct se rvice p rovid e r, b ut its me mb e r org anizations, includ ing Community Home le ss Solutions, Mid Pe n Housing , and 19 othe r org anizations, provid e a varie ty of se rvice s includ ing mob ile case manage me nt, med ical assistance , food , and hyg ie ne resource s in the are a.

The City of Gonzale s p articip ate s in the Monte rey Urb an County Community Deve lop me nt Block Grant (CDBG) p rog ram. Annually, 15 p e rce nt of the CDBG allocation can b e spe nt on p ub lic se rvices. During the last two ye ars, the Urb an County CDBG p rogram has allocate d fund ing to Mob ile O utreach Se rvice s Te am (MOST) to p rovid e mainstre am and sp e cific se rvice s for the home less throug hout the unincorp orate d are as and the citie s of Gonzale s and De l Rey O aks.

Inte rim, Incorp orated is a p rivate nonp rofit org anization that p rovid e s d ire ct se rvice s to home le ss ad ults with me ntal illne sse s throug hout Monte rey County. Resid e nts with an imme d iate need for community se rvice s can also b e ne fit from 2-1-1 Monte re y County, op e rated b y Unite d Way Monte re y County. This se rvice p rovid e s free assistance to pe rsons in ne e d to find e me rge ncy she lte r, re ntal and utility assistance , and food assistance.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 21 SECTION 4.3: HOUSING RESOURCES

4.3.1 Housing Assistance Programs
The following p rog rams includ e fed e ral, state , and locally run p rog rams provid ing fund ing for construction, re hab ilitation, or re ntal assistance for ve ry low-, low-, and moderate -income household s. This section d e scrib e s p rog rams utilized b y the City and those that may b e locally availab le and p ote ntially ap p licab le within the jurisd iction.

4.3.1.1 Fe d e ral Assistance Prog rams
The Community De velop me nt Block Grant (CDBG) Prog ram fund s a wid e varie ty of local housing and community d eve lop me nt p roje cts that imp rove the q uality of living for lowe rincome resid e nts whose income s are less than 80 p e rce nt the Are a Me d ian Income s as e stab lishe d b y the U.S. De p artme nt of Housing and Urb an De ve lop me nt (HUD). For the current 5-ye ar CDBG Consolid ated Plan Cycle (2020-2025), the City is like ly to rece ive ap p roximate ly $700,000 in CDBG fund ing . The City of Gonzale s, along with the County and other non-e ntitle me nt citie s have e nte red into a Joint Powe rs Authority (JPA) to cre ate an urb an county and p ool the ir CDBG, HO ME (se e b e low) and Eme rge ncy Solutions Grant (ESG) fund s. The Housing Authority of the County of Monte re y (HACM), ad ministe rs fund s, sets fund ing p olicie s, and make s re comme nd ations for fund ing award s, which are the n ap p roved b y the Monte re y County Board of Sup e rvisors. The City and local d eve lop e rs with p rojects in p articip ating jurisd ictions can ap p ly for CDBG fund s through the annual Notice of Fund ing Availab ility (NO FA); howe ve r, the City is not g uarante ed any minimum allocation. CDBG fund s can b e used for activitie s that me e t one of the following National O b je ctives:
 Be ne fits low- and moderate - income p e rsons;
 Aid s in the p reve ntion or e limination of b light; and /or  Mee ts a ne ed from having a p articular urg e ncy (e .g . d isaste rs).

Examp le s of such activity includ e the following :
 Housing re hab ilitation
 Community and se nior ce nte rs
 Acq uisition of re al p rop e rty for afford ab le housing  Infrastructure imp rove me nts
 Pub lic se rvices
 Acce ssib ility mod ifications
 Pe rmane nt sup p ortive housing for p e op le exp e rie ncing home lessne ss  Home less she lte rs
In re ce nt ye ars, Gonzales has used CDBG fund ing to p re p are [PRO CEDURE] and to sup p ort [PRO GRAM].

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 22 Home Investment Partne rships (HO ME) grants are p rovid ed b y HUD to fund a wid e varie ty of p roje cts that imp le me nt local housing strateg ies and cre ate afford ab le housing for lowincome house hold s includ ing b uild ing , b uying , re hab ilitating afford ab le housing , or p rovid ing d ire ct re ntal assistance. The County rece ive s ap p roximate ly $XX in HOME fund s annually. HO ME fund s are ad ministe re d throug h the same p roce ss as CDBG fund s (se e d e scrip tion ab ove ). The City and local d e ve lop e rs with p roje cts in p articip ating jurisd ictions can ap p ly for HO ME fund s through the annual Notice of Fund ing Availab ility (NO FA); howe ve r, the City is not g uarante e d any minimum allocation. The City can work with afford ab le housing d eve lop e rs to sup p ort ap p lications for these fund s that can b e used for all asp e cts of afford ab le housing d e ve lopment.

Housing Choice Voucher Section 8 (HCV Program) is a major fe d e ral p rog ram for assisting ve ry low-income families, the e ld e rly, and the d isab led to afford d e ce nt, safe , and sanitary housing in the p rivate marke t. To b e come a p articip ant of the HCV Prog ram, ind ivid uals and familie s must sig n up on the Waiting List with the Housing Authority of the County of Monte re y (HACM). This is a list of p e op le who are waiting to re ce ive re ntal assistance . Names can only b e ad d ed to the Waiting List whe n the list is op e n, which is ap p roximate ly e ve ry three to five ye ars. While the list is op e n, XX app lications are rand omly se lected and assig ned a p lace in line . O nce a name re ache s the top of the Waiting List, the ap p licant is inte rvie wed to d e te rmine whe the r the y are e lig ib le for the p rog ram. Most re ce ntly, the Monte rey County HCV Prog ram Waiting List was ope ned to rece ive ap p lications from START – END. If se le cted , p articip ants may choose any housing that mee ts the Housing Q uality Stand ard s of the p rog ram. The HACM p ays a housing sub sid y d ire ctly to the land lord , and the p articip ant p ays the d iffe re nce b e twe e n the actual re nt charge d and the amount sub sid ized b y the p rog ram.

The te nant's share of rent and utilitie s is typ ically b e twe e n 30 to 40 p e rce nt of their monthly income . As of 2021, over 94 Gonzale s house hold s we re using HCVs.13 Proje ct-Base d Voucher Program is also ad ministe red b y the Housing Authority of the County of Monte re y (HACM) and is ad ministe red similar to the HCV p rog ram, exce p t the vouche r is tie d to an ind ivid ual unit, rathe r than “owned ” b y the pe rson. Project-b ase d vouche rs are an imp ortant tool to e nsure long -te rm financial stab ility of p roje cts se rving lowe r-income p e rsons, e sp e cially extre me ly low-income house hold s. In re ce nt ye ars, HACM has awarded ne w p roject-b ase d vouche rs, with p riority g ive n to p roje cts with se t-asid e units for p e op le e xpe rie ncing home le ssne ss.

The Eme rge ncy Solutions Grant (ESG) Program is ad ministe re d b y HACM through the same p roce ss as CDBG (see d e scrip tion ab ove) and p rovid e s HUD fund s to rehab ilitate and op e rate e me rge ncy she lte rs and transitional she lte rs, p rovid e e sse ntial social se rvices, p rovid e pe rmane nt housing solutions, and p reve nt home le ssne ss. 13 HUD, Housing Choice Vouchers by Census Tract, 2021
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 23 The Fe d eral Home Loan Bank System facilitates Afford ab le Housing Prog rams (AHP) which sub sid ize the inte re st rate s for afford ab le housing . The San Francisco Home Loan Bank District p rovid e s local service s within California. AHP g rants are award e d annually throug h a comp e titive ap p lication p roce ss to Bank me mb ers working in p artne rship with housing d e ve lop e rs and community org anizations. Basic e lig ib ility re q uireme nts includ e having at le ast 20 p e rce nt of units in re ntal housing rese rve d for ve ry low-income household s and any owner-occup ied housing re se rve d for lower-income house hold s.

HUD Se ction 811/202 Prog rams p rovid e critical afford ab le housing to the e ld e rly and p e rsons who e xpe rie nce d isab ilitie s. The Section 811 p rog ram p rovid e s non-p rofits with fund ing to d e ve lop and op e rate sup p ortive housing for d isab led ve ry- and extre me ly-lowincome p e rsons. The Section 202 p rog ram fund s d e ve lop me nt and op eration of afford ab le housing for very low-income e ld e rly house hold s.

Low-Income Housing Pre servation and Resid ential Home O wnership Act (LIHPRHA) re q uire s that all e lig ib le HUD Se ction 236 and Se ction 211(d ) p roje cts which are “at-risk” of conve rsion to marke t-rate re ntal housing through the mortg age p re p ayme nt op tion b e sub je ct to LIHPRHA incentive s. The ince ntives includ e HUD sub sid ie s which g uarantee owne rs an e ig ht pe rce nt annual re turn on e q uity. O wne rs must file a Plan of Action to ob tain ince ntive s or offe r the p roje ct for sale to a) non-p rofit org anizations, b ) tenants, or c) p ub lic b od ie s.

Low Income Housing Tax Cre d its (LIHTC) p rovid e state and local LIHTC- allocating ag e ncies the e q uivale nt of ap p roximate ly $8 b illion in annual b ud g e t authority to issue tax cre d its b ase d on p op ulation for the acq uisition, rehab ilitation, or ne w construction of re ntal housing targ e ted to lowe r-income house hold s. Seve ral afford ab le p roje cts in Gonzale s, includ ing Gonzales Family RAD, South County RAD, Canyon Cre e k Townhome s, and Fanoe Road Ap artme nts, re ce ive d fund ing throug h this p rogram.

National Housing Trust Fund (NHTF) is a fe d e ral p rog ram ad ministe red in California b y HCD whe reb y fund s can b e use d to incre ase and p re se rve the sup p ly of afford ab le housing , with an e mp hasis on p e rmane nt housing for e xtre mely low-income household s. Pre viously, NHTF fund ing was allocate d throug h the Housing for a He althy California Prog ram. Be g inning in Fiscal Ye ar 2022, the NHTF will b e alig ne d with fe d e ral re g ulations.

O ff-Farm Lab or Housing Dire ct Loans & Grants is a fed e ral p rog ram ad ministe red b y the US De p artme nt of Ag riculture (USDA) Rural Deve lop me nt. This p rog ram p rovid e s afford ab le financing to d e ve lop housing for ye ar-round and mig rant or se asonal d ome stic farm lab ore rs.

Housing construction may b e in urb an or rural are as if the re is a d e monstrate d ne ed for farmworke rs ne arb y. The re ntal housing is for very low- to moderate -income farmworkers and the ir familie s.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 24

4.3.1.2 State Assistance Prog rams
The Joe Se rna, Jr., Farmworke r Housing Grant Prog ram he lp s fund new construction, re hab ilitation, and acq uisition of owne r-occup ied and re ntal units for ag ricultural worke rs, p rioritizing lowe r-income house hold s. Fund s may b e used for land acq uisition, site d e ve lop me nt, construction, re hab ilitation, d e sign se rvice s, ope rating and re p lace me nt re se rves, re p ayme nt of p re d e ve lop me nt loans, p rovision of access for the e ld e rly or d isab led , re location, home owne r counse ling , and othe r reasonab le and ne ce ssary costs. The City p re viously utilize d Joe Se rna fund s in the 74-unit Cip riani Estate s p roje ct, to p rovid e 10 inclusionary for-sale units for farmworke rs. FOR CITY: identify any additional local p rojects.

4.3.1.3 Local Assistance Prog rams
FOR CITY: identify any additional local p rograms.

4.3.2 Zoning for a Variety of Housing Types
The following se ction p rovid e s an analysis of zoning and availab ility of site s for a varie ty of housing typ es as re q uire d b y Gove rnme nt Cod e Se ctions 65583(a)(4), (c)(1), and 65583.2(c).

The City will b ring its Zoning Cod e into full comp liance with State re q uire me nts, includ ing those for sup p ortive housing , low b arrie r navigation ce nte rs, and emp loye e housing , throug h Program XX: Zoning for a Varie ty of Housing Type s.

4.3.2.1 Sing le -Family Re ntal Housing
Sing le -family d e tached units are p e rmitte d in the Low De nsity Re sid e ntial (R-1), Low De nsity Re sid e ntial Downtown (R-1D), Med ium De nsity Re sid e ntial (R-2), and Downtown Mixe d Use (MU) d istricts. Sing le -family attache d units are pe rmitted in the R-2 and MU d istricts and are p e rmitted with the ap p roval of a Cond itional Use Pe rmit (CUP) in the R-1, R-1D, and Downtown Mixed Use -Comme rcial Core (MU-CC) d istricts.

4.3.2.2 Multi-Family Re ntal Housing
Multi-family re ntal housing units are p e rmitte d in the R-1, R-1D, R-2, and MU d istricts and are p e rmitted with the ap p roval of a CUP in the MU-CC d istrict. O the r multi-family re ntal housing use s such as d up lexe s are p e rmitte d in the R-1, R-1D, and R-2 Districts, and are pe rmitted with the ap p roval of a CUP in the MU and MU-CC d istricts. The cod e also d e fine s b ung alow courts and re fe rs to them as multip le -family d we lling s (a g roup of two or more d e tached or se mid e tached one family, two family, or multip le family d we lling s).

4.3.2.2 Housing for Ag ricultural Emp loye e s
Ag ricultural e mp loye es can b e and are house d in a rang e of housing type s in Gonzales such as sing le -family homes and apartments. Howe ver, there are also two type s of e mp loyee housing in Gonzale s: (1) e mp loyee housing , large and (2) e mp loyee housing , small.

Emp loye e housing , large is d e fine d in the Gonzale s Zoning Cod e as "any housing that p rovid es accommod ations for no fe we r than six (6) e mp loye es, b ut no more than thirty-six Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 25 (36) b ed s in g roup q uarte rs or twe lve (12) units or sp ace s d e sig ned for use b y a sing le family or household , located on p rop e rty zoned for agricultural use ". Emp loyee housing , small is d e fine d as “Any housing that p rovid e s accommod ations for six (6) or fe we r e mp loye es. Use of a family d we lling for p urp ose s of e mp loyee housing se rving six (6) or fe we r p e rsons shall not constitute a change of occup ancy for p urp ose s of the local b uild ing cod e s.”

4.3.2.3 Eme rg e ncy She lte rs and Low Barrie r Navig ation Ce nte rs Eme rg e ncy she lte rs d o not re q uire a d iscre tionary p e rmit in Gonzales and are p ermitted in the MU and MU-CC d istricts. The City will e nsure that e me rg e ncy she lters are allowed und er ob je ctive crite ria in all ap p licab le zone s re q uired b y State law, as d e taile d in Program XX:

Zoning for a Varie ty of Housing Typ e s. The City will also revise p arking stand ard s for e me rge ncy she lte rs to allow sufficie nt p arking to accommod ate all staff working in the e me rge ncy she lte r, p rovid ed that the stand ard s d o not re q uire more p arking for e me rg e ncy she lte rs than othe r resid e ntial or comme rcial use s within the same zone , in comp liance with Gove rnme nt Cod e Se ction 65583(a)(4)(A)(ii)).
[PENDING re fe r to d ata re q ue st 29 to sup p le ment with information on p arce ls that can accommod ate e me rge ncy she lte rs to includ e in tab le ].

TABLE: Site s with Capacity for Eme rge ncy She lte rs

4.3.2.4 SRO (Sing le Room O ccup ancy) Housing
The Gonzales Zoning Cod e d e fine s sing le room occup ancy (SRO) housing units as "a re sid e ntial facility in which furnishe d rooms are re nte d on a we e kly or monthly b asis and which p rovid es common facilitie s and se rvices for laund ry, cle aning and cooking .” SRO housing units are pe rmitte d in the MU and MU-CC d istricts.

4.3.2.5 Transitional Housing
The Gonzales Zoning Cod e d e fine s transitional housing as “b uild ings config ure d as re ntal housing d e ve lop me nts, b ut op e rated und e r p rog ram re q uire me nts that re q uire the te rmination of assistance and re circulating of the assisted unit to another e lig ib le program re cip ie nt at a p re d e te rmine d future p oint in time that shall b e no le ss than six (6) months from the b e g inning of the assistance .” Transitional housing is p e rmitte d in Resid e ntial Care Facilities (b oth large and small). Resid e ntial care facilities (large) are permitte d in the R-1, R1D, and R-2 d istricts, and are pe rmitted with the ap p roval of a CUP in the MU and MU-CC d istricts. Resid e ntial care facilities (small) are p ermitte d in the R-1, R-1D, R-2, and MU d istricts, and are pe rmitted with the ap p roval of a CUP in the MU-CC d istrict.14

4.3.2.6 Sup p ortive Housing
The Gonzales Zoning Cod e d e fine s sup p ortive housing as “housing with no limit on le ng th of stay, that is occup ied b y the targe t p op ulation, and that is linked to an on site or off site 14 Gonzales City Code 12.08.020
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 26 service that assists the sup p ortive housing re sid e nt in re taining the housing , imp roving his or he r he alth status, and maximizing his or he r ab ility to live and , whe n p ossib le, work in the community.” Sup p ortive housing is p e rmitte d und er the Re sid e ntial Care Facilitie s (b oth larg e and small) use classification. 15 Re sid e ntial care facilitie s (large) are pe rmitted in the R-1, R-1D, and R-2 d istricts, and are p ermitted with the ap p roval of a CUP in the MU and MU-CC d istricts. Resid e ntial care facilities (small) are p ermitte d in the R-1, R-1D, R-2, and MU d istricts, and are pe rmitted with the ap p roval of a CUP in the MU-CC d istrict. The City will e nsure that sup p ortive housing p roje cts that mee t the e lig ib ility crite ria p ursuant to Gove rnme nt Cod e Se ctions 65650 – 65656 are stre amlined and app rove d via a ministe rial ap p roval p roce ss, as d e taile d in Prog ram XX.

4.3.2.7 Re sid e ntial Care Facilitie s
The Gonzales Zoning Cod e b re aks d own re sid ential care facilities into two sub g roup s:
re sid e ntial care facility, larg e and re sid e ntial care facility, small. Pe r the Gonzales Zoning Cod e re sid e ntial care facility, larg e is d e fined as “any use , includ ing sup p ortive and transitional housing , of a re sid e ntial unit se rving se ve n (7) or more pe rsons on a twenty-four (24) hour pe r d ay b asis. Also includ e s "d we lling g roup ." Also includ e s a state -authorized , ce rtified , or lice nse d family care home, foste r home , or a g roup home se rving se ve n (7) or more d isab le d pe rsons or d e pe nd e nt and ne g le cted child re n on a twenty-four (24) hour per d ay b asis. Resid e ntial care facilitie s, small hold s the same d e finition, b ut is limited to six (6) or fe we r p e rsons and is a State -mand ated resid e ntial use of the p rop e rty.

4.3.2.8 Manufacture d Housing
Manufacture d housing is re fe rred to as re sid e ntial manufacture d structure s in the Gonzales Zoning Cod e and is d e fine d as "a re sid e ntial unit constructe d off site and d e live red and installe d on a lot. State law mand ate s that citie s allow the installation of manufacture d home s ce rtified und e r the National Manufacture d Housing Construction and Safe ty Stand ard s Act of 1974 on a found ation syste m, p ursuant to California He alth and Safe ty Cod e Se ction 18551 on lots zone d for conventional sing le -family re sid e ntial d we lling s; also includ e s re sid e ntial, mob ile home .” Re sid e ntial manufacture d structure s are p e rmitte d in the R-1, R-1D, R-2, and MU d istricts, and are p e rmitte d with the ap p roval of a CUP in the O pe n Sp ace (OS) d istrict.

4.3.2.9 Mob ile Home Parks
The Gonzales Zoning Cod e d e fine s mob ile home s as “a traile r coach that is use d as a d we lling all the year round , has wate r fauce ts and showe r or othe r b athing facilitie s that may b e connected to a wate r d istrib ution syste m, and has facilitie s for washing and a wate r close t or othe r similar facility that may b e conne cted to a sewe rage system.” Mob ile home p arks are p e rmitted with the ap p roval of a CUP in the Mob ile Home Park (MHP) d istrict. 15 Gonzales City Code 12.08.020
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 27

4.3.2.10 Acce ssory Dwe lling Units (ADUs)
Acce ssory Dwe lling Units (ADUs) are p e rmitte d in the R-1, R-1D, R-2, MU, and MU-CC d istricts. In ord e r to comp ly with state law, the City will up d ate its zoning cod e to pe rmit ADUs in all zone d istricts whe re resid e ntial uses are p e rmitte d b y-right or b y cond itional use .

4.3.2.11 Missing Mid d le Housing
Und e r State law, a sing le -family resid e ntially zone d p rop e rty is allowed one p rimary d we lling unit, one ADU, and one JADU, for a total of three housing units. Se nate Bill (SB) 9 (Atkins), sig ne d into law b y Governor Ne wsom in 2021, now allows p rop e rty owne rs within a sing le - family re sid e ntial zone to b uild two 800 sq uare foot units and /or to sub d ivid e a lot into two p arce ls, for a total of four units. The se p rovisions ap p ly to most sing le -family p arce ls in Gonzales, as the typ ical sing le -family p arce l is ab ove the 3,000 sq uare foot minimum lot size.

Constraints to SB 9 d evelop me nt may includ e p arking re q uire me nts and se tb acks that limit the marke t fe asib ility of such units. Und e r Prog ram XX, the City will d e ve lop ob je ctive d e sig n and d e ve lop me nt stand ard s that will assist in the imp le me ntation of these p rovisions and allowance of missing mid d le housing typ e s throug hout the City of Gonzale s.

4.3.3 Opportunities for Energy Conservation in Residential Development
Gove rnme nt Cod e §65583(a)(7), re q uire s that housing e le me nts includ e an analysis of e ne rg y conse rvation opp ortunitie s in re sid e ntial d eve lop me nt. This analysis includ e s a d iscussion of the sub sid ie s and ince ntive s that are availab le from p ub lic and p rivate source s for e ne rg y conse rvation. and change s that could b e mad e to local b uild ing cod es to incre ase e ne rg y conse rvation, while not p lacing und ue constraints on housing d e ve lop me nt.

4.3.3.1 Existing Re sid e ntial Ene rg y Use in Gonzale s Base d on d ata from the Ame rican Community Surve y (ACS) 2021: 5 Ye ar Estimate s, e lectricity stand s as the p rimary me thod for household heating in Gonzales, with 67 p e rce nt of household s ind icating its use . Following close ly, natural g as e me rge s as the se cond most p re vale nt he ating op tion, utilize d b y 22 pe rce nt of Gonzales resid e nts. Whe n juxtap ose d with state wid e statistics, Gonzale s showcase s a d istinct variation in he ating p re fe re nces, as it d ive rg es from the p red ominant state wid e p atte rn. Notab ly, 28 p e rce nt of state wid e resid e nts re ly on e le ctricity, while the majority, at 63 p e rcent, utilize utility g as for home he ating .

Re sid e ntial he ating , cooling and wate r consump tion account for a sig nificant p ortion of the nation’s e ne rg y consump tion and g re e nhouse gas e missions. The re fore , the need to und e rstand fue l consump tion and the op p ortunitie s for e ne rg y conse rvation has ne ve r b ee n more p re ssing .

In e arly 2017, the City of Gonzales joined Montere y Bay Community Powe r (MBCP), a three - county joint p owe rs authority e stab lishing a community choice ag g re gation ag e ncy and b e g an se rvice for re sid ential custome rs in 2018 with a p owe r p ortfolio of 100 p e rce nt Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 28 carbon-fre e and /or re newab le . The Gonzales Climate Action Plan (CAP), also ad op ted in 2018 id e ntified the resid e ntial e le ctrification p rog ram as g oal for existing and ne w home s.

4.3.3.2 Ge ne ral Plan Policie s
As p art of the City’s 2010 Ge ne ral Plan up d ate , the City incorp orated p olicie s and p rog rams to conse rve natural re source s and minimize ad ve rse imp acts of housing on the e nvironme nt, includ ing :
 Land Use Ele me nt p olicie s re q uiring e fficie nt use of land b y e stab lishing a minimum ove rall d e nsity re q uire me nt and e ncourag ing comp act, walkab le ne ig hb orhood d e sig n.
 Sustainab ility Ele me nt policie s and p rog rams ad d re ssing e ne rg y e fficie ncy.  Community De sig n and Conse rvation and O pe n Sp ace Ele me nt p olicies to e nhance the role of natural e nvironme nt, e spe cially top og rap hy and historic d rainag e s, in the d e sig n of ne w ne ighb orhood s.

4.3.3.3 Sub sid ie s and Ince ntive s
The U.S. De p artme nt of Ene rg y (DO E) DO E has a p rog ram orie nted toward s assisting lowincome p e rsons with e ne rg y e fficie ncy. Low Income Home Ene rg y Assistance Prog ram (LIHEAP). is a fed e rally fund e d assistance p rog ram ove rsee n b y the California De p artme nt of Community Se rvice s and De ve lop me nt (CSD) and ad ministe red b y 42 Action Ag e ncie s throug hout California. LIHEAP offe rs the following typ e s of assistance :
 He lp with resid e ntial utility b ill p ayme nt
 Eme rg e ncy assistance with resid e ntial e nerg y-re late d crisis (utility shut-off notice s and energy-re lated life -thre ate ning e me rg e ncy)
 Home we athe rization
LIHEAP may p rioritize ap p licants b ased on the g re atest ne ed and income , as we ll as household s with vulne rab le p op ulations, includ ing the e ld e rly, d isab led and house hold s with young child re n. Ind ivid uals can d ial 211 for LIHEAP income g uid e line s and a list of p articip ating ag e ncie s or find information online .

4.3.3.4 Ene rg y Conse rvation in Ne w Re sid e ntial De ve lop me nts The City imp le me nts the California Gree n Build ing Stand ard s Cod e , which includ e s a 50 p e rce nt increase in land scap e wate r conse rvation and a 15 p e rce nt re d uction in e ne rg y use comp are d to p re vious stand ard s.

The re are se ve ral re lative ly simp le and ye t p roven community d e sig n te chniq ue s that can sig nificantly imp rove not only the e ne rg y e fficiency of a home b ut can contrib ute to the livab ility of a home and ne ig hb orhood . Such d esig n te chniq ue s should b e imp le me nte d throug h ord inance re visions or as re q uired d esign g uid e line s for sp e cific p lan are as. Those d e sig n te chniq ue s includ e the following :

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 29 Stree t and Sub d ivision Patte rns for Maximum Solar Acce ss Re sid e ntial stre e ts laid -out to maximize southe rn e xp osure can incre ase the e xp osure to solar rad iation and p rovid e warmth for the home in the winte r months.

Home De sign
The re are many home d e sig n techniq ue s that can sig nificantly e nhance re sid e ntial e ne rg y e fficie ncy. The se includ e :
 Incorp orating p assive solar d esig n te chniq ue s, such as maximizing the are a of southfacing wind ows for solar g ain in the winte r, comb ined with the ad d ition of larg e roof ove rhangs, such as b road p orche s to p rovid e much ne ed e d cooling shad e in the summe r, into home d esig n. Prop e r p lace me nt of op e rab le wind ows and skylig hts for cross-ve ntilation and natural lig hting , and the use of lig ht-colore d roofing mate rial to d e fle ct summe r he at-g ain, can similarly make home s more comfortab le and red uce the ne e d for me chanical cooling and lig hting .
 Use of e ne rg y e fficie nt mate rials and construction te chniq ue s, such as enhance d insulation in walls, floors and ce iling s, installation of e ne rg y e fficie nt wind ows, and tig htly se aling op e ning s for d oors, wind ows, d ucts and e le ctrical syste ms to re d uce infiltration. Also, the use of white or re fle ctive roofs (and b y e xte nsion b uild ing s) that re fle ct light and he at into the atmosp he re he lp to re d uce g lob al warming .  Use of b uild ing mate rials which have b ee n p rod uce d in an e ne rg y e fficie nt and sustainab le manne r, such as re cycle d b uild ing mate rials, mate rials with re cycle d conte nt, or mate rials that are d e rive d from sustainab le or rap id ly re ne wab le source s.  Installation of e fficie nt home he ating and cooling syste ms, wate r he ate rs, ap p liance s and lig hting , as we ll as wate r conse rving p lumb ing fixture s.  Installation of solar p ane ls for re newab le e ne rg y p rod uction While some of these te chniq ue s for incre asing home e ne rg y e fficie ncy may have hig he r fronte nd costs, the y will re sult in cost saving s ove r the long -te rm throug h re d uce d e ne rgy costs.

Sustainable Landscap e De sign
Use of d roug ht-tole rant and native p lants and e fficie nt irrig ation syste ms can sig nificantly re d uce wate r and e ne rgy use associate d with land scap e mainte nance . In ad d ition, care ful p lace me nt of d e cid uous tre es to p rovid e summer shad ing can d ramatically cool the re sid e nce b y as much as 10 to 15 d e g ree s. In the winte r, whe n d e cid uous trees are dormant and le af-le ss, maximum solar access is p rovid e d to the home.

Energ y Efficiency b e yond the Resid ence
In ad d ition to the simp le re sid e ntial d e sig n te chniq ue s for e ne rgy e fficiency, Gonzale s can b road e n e ne rg y conse rvation and livab ility g oals b y re q uiring the p laceme nt of ne w home s in close , walkab le p roximity to schools, p arks and comme rcial land uses, thus re d ucing Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 30 d e pe nd e nce on air-p olluting autos for short-d istance vehicle trip s. The Ne ig hb orhood Desig n Guid e lines imp le me nt this strate g y in the Gonzale s 2010 Ge ne ral Plan Growth Are as.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 31 SECTION 4.4: HOUSING CONSTRAINTS

4.4.1 Nongovernmental Constraints

4.4.1.1 Land Costs
In the City of Gonzale s, land costs p lay a crucial role in shap ing the local housing land scape .

The p rice of land is influe nced b y various factors, includ ing land availab ility, d e ve lop me nt d e nsity, and marke t cond itions. In the Salinas Valle y, the ave rage p rice p e r acre was $246,390 (if choose alte rnate tab le : $300,214). Stakehold e r inte rviews [have /have not] id e ntified high land costs as a constraint that is uniq ue to Gonzale s.

Tab le 24: Land Costs in the Salinas Valle y
Lo catio n Status Price Acre s Price Pe r Acre
City Ad d re ss Sold Date or For
Sale
$ # $
40465 Elm Ave .

Gree nfie ld , CA 93927
Sold 06/29/22 $514,500 2.5 205,800
851 El Camino Re al,
Gree nfie ld , CA 93927
Sold 03/10/22 $800,000 2.62 305,343
1064 Walnut Ave ,
Gree nfie ld , CA 93927
Sold 04/21/21 $3,895,000 10 389,500
Ave rag e Price Pe r Acre 300,214
Source: Zillow.com, Accessed 8/10/2023
Tab le 25: Land Costs in the Salinas Valle y
Lo catio n Status Price Acre s Price Pe r Acre
City in Ad d re ss Sold Date or For
Sale
$ # $
23510 Cava Cir,
Salinas, CA 93908
Sold 08/30/21 399,000 1.05 380,000
23507 Be lmont Cir,
Salinas, CA 93908
Sold 04/26/21 480,000 2.6 184,600
24000 Potte r Rd ,
Salinas, CA 93908
Sold 08/02/21 5,000,000 10 500,000
11 E Laure l Dr,
Salinas, CA 93906
Sold 09/15/20 1,050,000 7.67 136,900
925 Padre Dr,
Salinas, CA 93901
10/14/22 335,000 11 30,454
Ave rag e Price Pe r Acre 246,390
Source: Zillow.com, Accessed 01/30/2023
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 32

4.4.1.2 Construction Costs
Construction costs are primarily d e te rmine d b y mate rials and lab or e xpe nses and are influe nce d b y marke t d emand s and chang es in mate rial costs. Factors such as the type and q uality of the unit b e ing b uilt also imp act construction costs. Howeve r, reg ional and national factors p lay a sig nificant role in d riving construction costs and can p ose challe ng es to local housing d e ve lop me nt. Accord ing to local stakehold e rs in the d eve lop me nt community, hard costs for resid e ntial construction typ ically rang e from $[PENDING] to [PENDING] p e r sq uare foot. Stakehold e rs exp re sse d [PENDING]. The cost of construction does affe ct the housing afford ab ility and is a significant constraint to housing in the City of Gonzale s.

4.4.1.3 Availab ility of Financing
Mortg ag e inte re st rates sig nificantly imp act housing afford ab ility. Higher rate s le ad to incre ased monthly p ayme nts and limit the rang e of afford ab le housing for b uye rs.

Conve rse ly, lowe r inte rest rate s re sult in lowe r monthly p ayme nts and e nhance p urchasing p owe r. Whe n inte re st rate s rise , the housing marke t typ ically re sp ond s b y red ucing p rice s, while lowe r inte re st rates te nd to d rive housing p rice s up ward . Howeve r, the re is ofte n a lag , as d e monstrated d uring the CO VID-19 p and e mic. As of July 2023, the inte re st rate for a 30- ye ar fixed -rate mortg age is 6.96% (se e Fig ure 3).

Accord ing to the 2021 Ame rican Community Surve y, the med ian value of owne r-occup ied units in the City of Gonzale s is $450,000. In comp arison, the med ian home value in Monte re y County is $683,200. At that cost and with the curre nt inte rest rate of a 30-ye ar fixed -rate mortgage , a ye arly house hold income of $100,000 (assuming a 20% d own p ayme nt of $90,000) would b e re q uire d to p urchase a home that is of me d ian value in Gonzale s.

Figure 3: Nationwid e Annual Ave rag e Mortgage Rate s
Source: Freddie Mac Primary Mortgage Market Survey (2013-2023) Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 33 Stakehold e rs [PENDING] id e ntify the availab ility of financing as a constraint d uring stakehold e r inte rviews and surveys.

4.4.1.4 De ve lop e r Inte re st
Local d e ve lope r inte re st is vital for the d eve lopme nt of housing . Re q uests to d e ve lop housing at d e nsitie s lowe r than those id e ntified or long d e ve lop me nt time frames afte r re ce iving proje ct ap p roval may constrain housing d e ve lop me nt. In re ce nt ye ars, the land scape of new d e ve lop me nt activity within the City has b ee n sparse . Conse q ue ntly, the City has not e ncounte red any re q ue sts for a red uction in d e nsity. Stakehold e rs hig hlig hted [PENDING] as a ke y factor contrib uting to low d e ve lop me nt activity.

4.4.1.5 Environme ntal Cond itions
Gove rnme nt Cod e Se ction 65583.2(b )(4) re q uire s the Housing Ele me nt to includ e an analysis of any e xisting e nvironme ntal hazard s that may constrain housing d e ve lop me nt within the jurisd iction. The are as surround ing the city of Gonzale s are sub je ct to various se ismic, flood ing , and fire hazard s.

Se ismic and Ge olog ic Hazard s
The City of Gonzale s is locate d in a se ismically active are a. Se ve ral active faults are located within the Gonzale s p lanning are a. The San And re as Fault is the closest and lie s 14.6 mile s to the northe ast of the city. The loose ly consolid ated nature of the soil make s areas near the creek more susce p tib le to land slid e hazard s d uring strong e arthq uake s.

Figure 4: Seismic Hazard Zones
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 34 Source: California Department of Conservation
Flood ing
Gonzales is locate d within Sp e cial Flood Hazard Are as (SFHA), which are hig h-risk are as that will b e inund ated b y the flood e ve nt having a 1-p e rce nt (100-ye ar flood p lain) chance of b e ing e q uale d or exce ed ed in any g ive n ye ar. Major stormwate r flows from the northeast hillsid e are a of the city and some are as are p rone to flood ing .

Figure 5: Flood Hazard Zone s
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 35 Source : FEMA National Flood Hazard Laye r Datab ase
Fire Hazard s
Fire Hazard Se ve rity Zone s (FHSZ), classify a wild land zone as a Mod e rate , High, or Ve ry High fire hazard b ased on the ave rage hazard across the are a includ e d in the zone . The city of Gonzales is surround e d b y wild land are as cate gorized as mod erate to hig h fire hazard se ve rity zone . The re is an ab und ance of natural g rasses b oth to the e ast of city limits and along the Salinas Rive r b asin. The strong p re vailing wind s in comb ination with the natural g rasses make s the city at risk of a fire hazard .

Figure 6: Fire Severity Zones
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 36 Source: CAL FIRE Fire Hazard Zones Database
Se nsitive Hab itats
The e ntire ty of the City of Gonzales is id e ntifie d as a p ote ntial hab itat for the California Tige r Salamand e r (CTS), along with the re st of the Salinas Valle y. Mod e led hab itats id e ntifie d ne ar Gonzales are p rimarily conce ntrate d along the Salinas Rive r. The California Natural Dive rsity Datab ase acknowled ged a cluste red CTS p op ulation northe ast of Gonzale s, with no are as within the City’s sp he re of influe nce d e sig nate d as a “critical hab itat” b y the California Department of Fish & Wild life .16

4.4.1.6 Availab ility of Infrastructure
Water
Gonzales’ wate r sup p ly come s from three g round wate r we lls. Wate r supp ly for the p lanned City b uild out and the Sphere of Influe nce (SOI) are p lanne d to continue to b e p rovid e d b y g round wate r we lls. The re is sufficie nt g round wate r to sup p ly future d e mand s d uring various hyd rolog ic sce narios such as normal se ason, sing le d ry season, and multip le d ry se asons.

Ne cessary infrastructure to p rovid e wate r se rvice to the SOI includ e the construction of ne w 16 “Monterey County Regional Conservation Investment Strategy,” Transportation Authority of Monterey County, 2021. https://www.montereycountyrcis.org/static/pdf-cards/CTS.pdf Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 37 municip al we lls, re lated infrastructure , and p otential ad jud ication of municip al g round wate r b asins that furthe r exp ress ap p rop riative rights.

Wastewater
Gonzales maintains a waste wate r colle ction system comp osed of p ip e s, manhole s, lift stations, forced and g ravity fed mains, and a trunk line that runs two mile s to the waste wate r tre atme nt p lant. Ge ne ration of wastewate r flow is d e te rmine d b y land use typ e and is me asured b y unit flow factors or numb e r of d we lling units p lanne d . Waste wate r ge ne ration from infill d e ve lop me nt and the p rop osed SO I are as are anticip ated to prod uce 3,602,086 million g allons p e r d ay. The e xisting tre atme nt facility will need to ad d ress future cap acitie s incurre d b y new d e ve lop me nts. The Conce p tual Drainag e Maste r Plan analyze s four alte rnative s for wastewate r tre atme nt to mee t future d e mand s. Based on the re comme nd e d alte rnative from this stud y and associate d stud ie s, the City is consid e ring ne cessary infrastructure construction b ased on a Draft Environme ntal Impact Report for the IW Conve yance and IW Re clamation Facility Proje ct.

Dry Utilitie s
Gonzales suffe rs from the lack of e le ctrical g rid cap acity. PG&E maintains 115 kilovolt (kV) transmission line s from San Luis O b isp o north to Sole d ad ; it also maintains 115 kV transmission line s from Moss Land ing south to Salinas. Be twe e n Salinas and King City, howe ve r, se rvice is limite d b y 60 kV transmission line s. In ord e r to p rovid e p owe r to d e ve lop me nt occurring within the SO I, a microgrid p roje ct is p rop osed to b e owned and op e rated b y the Gonzale s Municip al Ele ctric Utility. The microg rid p roject will red uce the d e mand for conve ntional e le ctrical p owe r g rid e xp ansion and , ove r time , inte g rate into a ne xt-g e ne ration re g ional e le ctrical p owe r g rid . The City of Gonzale s has also p artne red with ENGIE Se rvices to imp leme nt infrastructure up g rad es, installing ap p roximate ly 683 Kilowatts of solar cap acity across five city facilities.

Se ve ral b road b and se rvice s are also availab le , includ ing Charte r Communications, T-Mob ile , and Cruzio.

4.4.2 Governmental Constraints

4.4.2.1 Land Use Controls
Use Re g ulations
Zoning cod e s are the p rimary p lanning tool to g uid e d eve lop me nt. They ap p ly sp e cific re g ulations such as allowab le uses within d e signate d communities or d istricts, d esig n stand ard s, p e rmit typ e s, and associated review authority to e ach p arce l that is locate d within jurisd ictional b ound aries. The following tab le d e scrib es the zoning d istricts in Gonzale s that allow for a varie ty of re sid e ntial d e ve lop me nt typ e s.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 38 Tab le 26: Permitte d Use s
Housing Typ e R-1 R-1D R-2 MHP MU MU-CC I OS PF
Acce ssory
Dwe lling Unit

P P P P P
Board ing House P1 P1
Caretaker or
Live /Work Units C
Cond ominium C P C
Dup le x P P P C C
Manufacture d
Structure
(Re sid e ntial)

P P P P C
Mob ile Home Park C
Multip le -family P P P P C
Re sid e ntial Care
Facility, Larg e

P P P C C C
Re sid e ntial Care
Facility, Small

P P P P C
Se cond Sing le
Family Dwe lling P P C
Sing le -family
attached C C P P C
Sing le -family
detached

P P P P
Sing le room
occup ancy units
(SRO )
P P
Eme rg e ncy
She lte rs
P P
* A boarding house of more than two (2) persons other than the residents requires approval of a CUP ** Manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 USC section 5401 et seq.) on a permanent foundation.

De ve lop m e nt Stand ard s
Zoning re g ulations are d e sig ned to p rote ct and p romote the he alth, safe ty, and g e ne ral we lfare of resid e nts, and to p re se rve the characte r and inte g rity of ne ighb orhood s without acting to e xclud e p rote cte d classes. The Gonzale s zoning re g ulations set forth sp e cific d e ve lop me nt stand ard s which d esig nate the allowab le d e nsity, lot are a, se tb ack re q uire me nts, floor are a ratio, b uild ing he ig ht, and op e n sp ace p rovisions for various typ es of d e ve lop me nt. These standards are outlined in Tab le 25, b e low.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 39 Tab le 27: De ve lopment Stand ard s b y Zoning District Zoning
District
Min. Lot
Size (Sq .

Ft)
Min.

Lot
Wid th
(Fe e t)
Min.

Lot
Depth
(Fe e t)
Max.

De nsity
(d u/ac)
Max.

FAR
Max.

He ight
(Fe e t)
Min.

Front
Yard
Setback
(Fe e t)
Min. Sid e Yard
Setback
(Fe e t)
Min.

Re ar
Yard
Setback
(Fe e t)
Max. Lot
Coverage
(Pe rcent)
Min.

Open
Space
(Pe rcent) Interior Corner
R-1 6,0001 50 90 7 - 35 156 5 10 20 65 35
R-1D
5,000
(SFR)
8,000
(MFR)
50 80 7 - 35 156 5 10 20 65 30%- 35
R-2 2,625 303 100 16 - 355 107 510 10 15 7010 600 sq.
ft/site
MHP 2,4002 - See note
#4 - 158 158 158 158 40
MU 2,000 20 - - 2.5 405 0 0 0 - 100 -
MU-CC 2,000 20 - - 3.0 40 0 0 0 - 100 10
I 10,000 50 - - 0.5 50 20 10 10 - 90 10
OS 21,780 100 - - - 50 50 50 50 - -
PF - - - - 0.7 35
See note
#9
See note
#9
See note
#9
See note
#9
50 -
Notes

1. Unle ss a Planne d Unit De ve lop me nt.

2. Ap p lie s to ind ivid ual mob ile home sites.

3. Existing and p rop ose d lots le ss than four thousand sq uare fe e t shall have a minimum lot wid th of thirty fee t; thirty-five fee t if g re ate r than four thousand sq uare fe e t.

4. The p lanning commission shall d e te rmine the allowab le d e nsity for e ach mob ile home p ark.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 40

5. Not to e xcee d three storie s.

6. Fiftee n fee t whe n a front p orch is p rovid e d ; twe nty fe e t whe n no p orch is p rovid ed .

7. Te n fe e t whe n a front p orch is p rovid e d ; fiftee n fe e t whe n no p orch is p rovid e d .

8. Fiftee n fee t from all p rop e rty line s; twe nty fe e t from the ultimate p ub lic rig ht of way of any ad joining p ub lic stre e t.

9. The minimum front, sid e, and re ar yard s in the PF d istrict shall b e e q ual to the re spe ctive front, sid e , and re ar yard s re q uired in the most re strictive ab utting d istrict; p rovid e d , that no yard ad joining a stree t shall b e le ss than twe nty fe e t and that no inte rior yard shall b e le ss than te n fe e t.

10. Existing lots of less than two thousand six hund re d sq uare fee t shall not e xcee d se ve nty p e rce nt; p rop ose d lots of le ss than four thousand square fee t shall not e xcee d sixty-five p e rce nt; existing or p rop ose d lots g re ate r than four thousand sq uare fe e t shall not exce ed sixty p e rce nt.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 41 Parking Standards
If p arking stand ard s are e xce ssive , the y can p ose a constraint to housing d eve lop me nt b y incre asing d e ve lop me nt costs and red ucing land that may othe rwise b e availab le for ame nitie s or re sid e ntial units. The Gonzales City Cod e e stab lishe s re sid ential p arking stand ard s, shown in Tab le 27. The Gonzale s Planning Commission may waive the re q uire me nt for cove red p arking for multip le -family d we lling s whe n such re q uireme nt is found not to b e in the b e st inte re st of g ood d e sig n or the p ub lic he alth, safe ty or we lfare .

Such find ing may b e mad e if one or a comb ination of the following will re sult from e limination of carp orts: p roje ct will b e b e tte r suite d to unusual lot shape or top og rap hy, d e sig n or ap p e arance of the p roje ct will b e imp rove d , or the housing costs will b e mad e afford ab le to low- and moderate -income re sid e nts.

Tab le 28: Parking Req uire me nts
Typ e of Unit Re q uire d Parking Re q uire d Guest Parking Multi-Fam ily
Stud io 1 cove re d sp ace 0.5 spaces
One bedroom 1 cove re d sp ace 0.5 spaces
Two b e d room 1 cove re d and 1 uncovere d sp ace 0.5 spaces Thre e b e d room 1 cove re d and 1 uncovere d sp ace 0.5 spaces Four b ed room 1 cove re d and 2 uncovere d sp ace s 0.5 spaces Sing le -Fam ily
Sing le -family
d we lling s
2 cove re d spaces
None
Mob ile Home Parks
Mob ile Home 2 spaces 1 sp ace /2 mob ile homes

Acce sso ry Dw e lling Unit Re q uire m e nts
De ve lop me nt stand ard s for Acce ssory Dwe lling Units (ADUs) and Junior Acce ssory Dwe lling Units (JADUs) are cod ifie d in the Gonzale s City Cod e Se ction 12.112.020. The d eve lop me nt stand ard s for ADUs and JADUs are consiste nt with the inte nt and re q uireme nts of Gove rnme nt Cod e Se ction 65852.2. The d eve lop me nt of ADUs has b een p romote d via flye r.

The flye r is availab le in the two d ominant lang uag e s sp oke n in Gonzale s: Eng lish and Sp anish. To foste r ad d itional ADU d eve lop me nt, the City of Gonzales has take n the initiative to create pre -ap p roved b uild ing p lans. The se p lans e ncomp ass six d istinct structural footp rints and four archite ctural styles. Although the se p lans are not p rovid e d fre e of charge , the y ad he re to b uild ing cod es and offe r community me mb e rs the ad vantag e of avoid ing e xpe nses associated with hiring an architect, d esig ne r, or civil e ng ine e r to formulate d e sig n and construction p lans. De ve lop me nt stand ard s for ADUs d o not p ose a constraint to housing d e ve lop me nt.

Tab le 29: ADU Standards
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 42 Typ e
Max Unit Size
(sq . ft.)
Parking
Re q uire me nts
(sp ace/unit)
Maximum
Sid e and
Re ar Yard
Setbacks
(fe e t)
He ight
(fe e t)
Attached
1 b ed room: 850
2 bedrooms:1000
One space per
unit1 Must meet the
b ase zoning
d istrict
re q uire me nts
Detached ADU 1,200 42
Converted
Existing Sp ace
(Within)
May includ e an
exp ansion of up
to one hundred
fifty sq uare fe et
to
accommodate
ing ress and
egress
Must b e
sufficie nt for
fire and
safe ty
JADU 500 0
Must b e
sufficie nt for
fire and
safe ty
Notes

1. Parking re q uire me nts shall b e waive d for stud ios and for exe mp tions liste d in Gove rnme nt Cod e section 65852.2, sub d ivisions (d )(1-5) and (j)(10).

2. The re ar of an ADU shall not face a p ub lic road or stree t if within twe nty fe e t of the p rope rty line fronting that p ub lic road or stree t.

O n and Off-Site Improve ments
Like all citie s, the City of Gonzales re q uire s new d e ve lop me nt to p rovid e a varie ty of on- and off-site imp roveme nts. Imp rove me nts re q uired b y the City of Gonzale s are stand ard for California citie s and d o not p ose an extraord inary constraint to re sid e ntial d e ve lop me nt.

Tab le 30: De ve lopment Imp rove ment Re q uireme nts
Category Re q uire me nts
Street
Imp rove me nts
Provid e on-site stre e ts, curb s, g utte rs, sid ewalks, fire hyd rants, and stre e t lig hting . The typ ical city stre e t has a 50- to 60-foot rig ht-of-way with a 40- foot p ave me nt are a, a five -foot sid ewalk with attached ve rtical curb , and on the 60-foot rig ht-of-way, a five -foot utility corrid or on e ach sid e.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 43 Prop e rty owne rs must rep air, re p lace , or install stre e t imp rove me nts on the sub ject p rop e rty’s stre e t frontage (s) if the p roje ct is sub ject to zoning ap p rovals.

If the existing stre e t ne twork is inad e q uate , the d e ve lop e r must p rovid e off-site stree ts, curb s, g utte rs, sid e walks, and stree t lig hting me e ting stand ard sp e cifications ad op ted b y the City.

Parks
Desig nated p arks or re cre ational facilities located within a p rop osed sub d ivision re q uire s the sub d ivid e r to d ed icate sufficie nt parkland b ased on d we lling typ e to se rve the resid e nts (e .g., 2 acre s for 100 sing le -family re sid e nce s, 2 acre s for 160 d up le x or low-d e nsity ap artme nt units).

Ded ication of land , d e d ication of imp rove me nts, in-lie u fe e s, or a comb ination of the se , as d e te rmined acce p tab le b y the City.

Land scap ing
Multi-family re sid e ntial: At le ast 40% of ne t are a as op e n sp ace , with 15 fe e t of land scap ed p e rime te r.

Sub d ivisions: New sub d ivisions are re q uired to install stre e t tre es. The City re q uire s 15-g allon tre e s one p e r house (40’ inte rvals on corne r lots).

Mob ile home p arks: Land scap ing with live mate rial in at le ast 40% of op e n are as, includ ing a minimum of one five -g allon sized tree p e r site.

All op e n are as (exclud ing home sites) must b e land scap ed and maintaine d .

Pub lic Se rvices
Pay fe es for d e fraying the actual or estimated costs of constructing p lanne d d rainage and se we r facilitie s p rior to filing of any final map or p arce l map .

Provid e all on-site wate r, sewe r, and storm d rain infrastructure imp rove me nts to accommod ate p roje cts.

If the existing infrastructure syste m d oe s not have cap acity to se rve a p roje ct, p rovid e ne cessary off-site wate r, sewe r, and storm d rain infrastructure to ad e q uate ly accommod ate the proje ct.

Misce llane ous
Sound walls are re q uired for new d e ve lop me nt whe n an e nvironme ntal analysis has d e te rmine d that the re is a sig nificant noise imp act that could b e mitig ated b y the construction of a sound wall.

The City d oe s not re q uire p ub lic art.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 44 Growth Controls
Gonzales d oe s not have g rowth manage me nt p olicie s or re q uire me nts limiting the numb e r of units that may b e constructe d in a sing le ye ar.

Cumulative Impact of Land Use Controls
The cumulative imp act of the land use controls in Gonzales, includ ing zoning , fe es, b uild ing cod es, and d e ve lop me nt standards, d o not p ose a sig nificant or uniq ue constraint to housing p rod uction. By imp le menting the p rog rams outline d in this d ocume nt, the City will re fine its re q uire me nts and p roced ure s to mee t the d e mand for afford ab le housing , while also maintaining comp liance with state re g ulations.

4.4.2.2 Consiste ncy with State Law
Asse mb ly Bill 1483 (AB 1483) we nt into e ffe ct on January 1, 2021. This le g islation aims to e nhance transp are ncy for re sid e ntial d e ve lop me nt p roje ct ap p licants. Citie s, countie s, and sp e cial d istricts with web site s are re q uired to make spe cific financial and zoning information availab le online . The mand ate d information includ e s the curre nt sched ule of fee s, exactions, and afford ab ility re q uireme nts for p rop osed housing d eve lop me nt p rojects, zoning ord inance s, d e sig n and d e ve lop me nt stand ard s for e ach p arce l, annual fe e or financial re p orts for the curre nt and five p re vious ye ars, and an archive of imp act fe e ne xus stud ie s or cost of se rvice stud ie s cond ucte d from January 1, 2018 onward s. The City's web site , g onzale sca.gov, houses some , b ut not all of the re q uire d information und e r AB 1483. The imp le me ntation of Program XX will e nsure comp liance with state law.

Gonzales p rovid e s for the p re se rvation and mainte nance of the city’s afford ab le housing sup p ly in p art throug h the state mand ated d e nsity b onus p rog ram. Howe ve r, Se ction 12.48 De nsity Bonus of the Gonzale s City Cod e has not b ee n mod ified since it was first ad op ted in 2014. Since the n, the State De nsity Bonus Law has b e e n ame nd e d . Program XX will b ring the City’s Cod e into comp liance with curre nt state law re q uireme nts.

The Housing Accountab ility Act (HAA), outline d in Gove rnme nt Cod e se ction 65589.5, se ts forth constraints on the cap acity of local g ove rnme nts to re je ct, lowe r the d e nsity of, or re nd er imp racticab le housing d e ve lop me nt p roje cts, e me rg e ncy she lte rs, or farmworker housing , as long as they ad he re to ob je ctive , q uantifiab le , writte n d eve lop me nt stand ard s and he lp fulfill housing re q uire me nts. Gonzale s has not violate d the HAA throug h the d e nial of afford ab le and market-rate housing d e ve lopme nts. Programs XX and XX will he lp ensure continue d comp liance with the HAA throug h the of the City’s Cod e to includ e writte n, ob je ctive d eve lop me nt stand ard s for e me rge ncy she lte rs and p roce d ure s that comp ly with ap p lication comp le te ness time line s that comp ly with Gove rnme nt Cod e Se ction 65943.

4.4.2.3 Local Proce ssing and Pe rmit Proce d ure s
Processing Proce d ures and Timeline
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031· p. 45 The City ad he re s to the mand ate s outlined in State law re g ard ing the ad ministration of the p e rmits. Ad d itionally, State law imp ose s limitations on the time frame within which local g ove rnme nts must p roce ss, re view, and take action on p e rmit ap p lications. City staff re g ularly hold s p re d e ve lop me nt confe re nce s with d eve lop e rs to id e ntify major conce rns and to avoid d e lays d uring the formal re vie w and p ub lic he aring p roce ss. In ad d ition, the City usually p re p are s d e tailed time sched ule s and coord inate s with housing d e ve lope rs and othe rs on the timing of p roce ssing the ir p roje cts. Ad justme nts are mad e fre q ue ntly, and activitie s are ove rlap p ed whe re p ossib le to save time . To e nsure comp liance with app licab le state laws, the City close ly monitors the p rog re ss of all ap p lications.

The housing p roje cts p rop ose d p roximate to Gonzale s have b e e n sub mitte d as larg e master p lanne d sub d ivisions (Sp e cific Plans) on farme d ag ricultural land s e ast of the City limits, b ut within the City’s SOI as ne g otiated through Local Are a Formation Commission (LAFCo) with the County of Monte re y in 2014. Such larg e -scale p roje cts will re q uire multip le ap p rovals from the City, includ ing g e ne ral p lan ame nd ments, sp e cific p lans, p re zoning , sub d ivision map s, p hase d imp roveme nt p lans, and d e ve lop me nt ag ree me nts. Ad d itionally, Environme ntal Impact Reports (EIRs) are in p rogre ss at this time (Aug ust 2023). It's imp ortant to note that these ve ry larg e p roje cts will also req uire p e rmits from nume rous othe r p ub lic ag e ncies.

O nce the EIR(s) are comp le te d and the Deve lopme nt Ag re eme nts ne g otiate d and agreed up on with the City Council of the City of Gonzales, the Sp ecific Plans, finance p lans and infrastructure p lans may b e acted up on b y the City Council, includ ing any Te ntative maps proposed , analyzed and re vie we d for consiste ncy with all ne ce ssary d ocume ntation. All such re vie ws and “p re -zoning-typ e “activitie s are conting e nt up on the ap p roval of LAFCo and the State Board of Eq ualization for incorp oration into the city limits of the City of Gonzale s, that will stre tch the City’s incorp oration b ound arie s around the p re -ap p roved p roje cts. The te ntative map s will have a life of 15-20 ye ars in ke e p ing with the ne g otiate d Deve lop me nt Ag re e me nts and in-line with the phase d construction of the se major d eve lop me nts ove r many ye ars.

Sing le -family d we lling s that are not p art of a sub d ivision are p e rmitted b y rig ht in the Gonzales City Cod e . The construction of a new sing le -family d we lling ne cessitate s site p lan ap p roval b y the p lanning d irector. This ap p roval p roce ss e ntails a re vie w of comp liance with d e ve lop me nt stand ard s, such as se tb acks and yard are as, lot cove rage , b uild ing he ig ht, d rive way p lace me nt, stre e t tre es, and land scap ing . The City has an official p e rmit ap p lication for this p urp ose and issue s a p e rmit commonly re fe rre d to as a site p lan p e rmit. This p e rmit e ncomp asse s the ap p rove d site p lan, e levations, and a comp rehe nsive listing of ap p licab le re g ulations and stand ard cond itions.

Multi-family re sid e ntial p roje cts in the R-2 zoning d istrict are a pe rmitted use , while cond ominium p roje cts within this d istrict re q uire a cond itional use p e rmit. In the MU Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 46 and MU-CC zoning d istricts, b oth multi-family p roje cts and cond ominium p roje cts nece ssitate cond itional use p e rmits. Ad d itionally, multi-family re sid e ntial p roje cts are p e rmitted by rig ht in the R-1 and R-1D zoning d istricts.

The re vie w p roce ss for use p e rmit ap p lications ad he res to the g uid e lines outline d in the p e rmit stre amlining act, includ ing time limitations. In case s whe re an ap p lication for a use p e rmit d oe s not me e t the crite ria for exe mp tion from the CEQ A, ad d itional ste p s may b e re q uire d . This can involve cond ucting an initial stud y, followe d b y the p rep aration of a ne g ative d e claration or, p ote ntially, an EIR. The se accomp anying d ocume nts g e ne rally require more time for p re p aration and p rocessing comp are d to the use p e rmit ap p lication itse lf. The y also estab lish the time line for p roje ct ap p roval.

Afford ab le housing p rod uction in Gonzale s is not curre ntly hind e re d b y p e rmit p rocessing time constraints. Howe ve r, the City re mains committe d to exp loring ad d itional me asure s aime d at exp ed iting and stre amlining its pe rmitting p roce d ures.

Tab le 31: Timeline s for Pe rmit Proce dure s and De cision-Making Authority Pe rmit Typ e Typ ical Proce ssing
Time Ap p roval Authority Ap p e al Authority
Site Plan Pe rmit 7 – 10 b usine ss d ays Planning Dire ctor Planning Commission
Cond itional Use
Pe rmit
30 – 45 b usine ss
d ays
Planning
Commission
City Council
Ge ne ral Plan
Ame nd me nt
TBD City Council n/a
Te ntative Map TBD City Council n/a
Parce l Map 50 d ays Planning
Commission
n/a
Anne xations City Council n/a
Variance 30 – 45 b usine ss
d ays
Planning
Commission
City Council
Environme ntal
Imp act Re p ort
12-15 months City Council n/a
[For CITY: Ple ase p rovid e the ne ce ssary information to comp le te the tab le ab ove .] Streamlining Ap plications
Se nate Bill 35 (SB 35) b ecame e ffe ctive on January 1, 2018. It e nacted Gove rnme nt Cod e Se ction 65913.4 to re q uire citie s and countie s to use a stre amlined ministe rial review p rocess for q ualifying multifamily housing d e ve lop me nts that comp ly with the jurisd iction's ob je ctive p lanning stand ard s, p rovid e sp e cified leve ls of afford ab le housing , and me e t othe r sp e cific re q uire me nts. An SB 35 e lig ib ility d e te rmination will b e mad e within 60 d ays of ap p lication Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 47 sub mittal for p roje cts of 150 or fe we r units, and 90 d ays for p rojects containing more than 150 units. If the p roject is not SB 35 e lig ib le as prop ose d , or staff re q ue sts ad d itional information to make such a d e te rmination, the 60- or 90-d ay time line will re start up on sub mittal of a revise d app lication in re sp onse to that writte n notice . Staff re vie w must b e comp le ted in 90-d ays for 150-or fe we r units and 180 d ays for p roje cts with more than 150 units, me asured from the d ate of the SB-35 ap p lication sub mittal. Any p roje ct that has b ee n ap p rove d using the SB 35 re view p roce ss may the n ap p ly for b uild ing pe rmits. Gonzale s d oe s not have a p roce ss in p lace to d e te rmine if a p roje ct is e lig ib le for stre amlined processing und e r SB 35. Howeve r, staff ad he res to the time line re q uired b y state law.

Asse mb ly Bill 2162 (AB 2162) b e came e ffe ctive January 1, 2019. AB 2162 amends Gove rnme nt Cod e Se ction 65583 (Housing Ele me nt Re q uire me nts) and ad d s Article 11, Se ctions 65650-65656 (Sup p ortive Housing ) to re q uire local e ntitie s to stre amline the ap p roval of housing p roje cts containing a minimum amount of Sup p ortive Housing b y p rovid ing a ministe rial ap p roval p roce ss, re moving the re q uire me nt for CEQ A analysis, and re moving the re q uire ment for Cond itional Use Pe rmit or othe r similar d iscre tionary e ntitle me nts g rante d b y the Planning Commission. Sp e cifically, AB 2162 re q uire s that afford ab le housing p roje cts that includ e at le ast 25 p e rce nt or 12 units, whiche ve r is more , of sup p ortive housing b e a use b y rig ht in zones whe re multi-family and mixed use s are p e rmitted , includ ing non-re sid e ntial zone s p e rmitting multi-family use s. The City curre ntly does not have a formalize d p roce ss in p lace to d e te rmine if a p roje ct is elig ib le for stre amlined p rocessing und e r AB 2162. The City will e nsure that sup p ortive housing p roje cts that mee t the e lig ib ility crite ria p ursuant to Gove rnme nt Cod e Se ctions 65650 – 65656 are stre amlined and ap p rove d via a ministe rial ap p roval p roce ss, as d e tailed in Prog ram XX.

Asse mb ly Bill 101 (AB 101), p assed in 2019, re quire s local g ove rnme nts to p e rmit low b arrie r navig ation ce nte rs (LBNC) as a use b y rig ht in are as zone d for mixe d use and nonre sid e ntial zone s that p e rmit multifamily use s if the ce nte r me e ts sp e cific crite ria. For LBNC that mee t the crite ria, AB 101 p re scrib e s the following : (1) p rovid e s a “b y-right” p roce ss and exp ed ite d re vie w for low-b arrie r navig ation ce nte rs in ce rtain typ e s of zone s; and (2) p rohib its local g ove rnme nts from re q uiring a cond itional-use pe rmit or othe r d iscre tionary ap p roval of lowb arrie r navig ation ce nters in mixe d -use and nonre sid e ntial zone s pe rmitting multifamily use s if ce rtain op e rational stand ard s are me t. The City does not curre ntly have a formalize d p roce ss to e nsure comp liance with AB 101. The City will e nsure comp liance with State law throug h the imp le me ntation of Program XX.

De sign Re view Proce ss
The d e sig n re view p roce ss varies wid e ly d e p e nd ing on the size and comp le xity of the p roje ct. Ap p licants may re q ue st a p re ap p lication re view of the ir p roje ct b y staff of the Planning , Pub lic Works, Build ing , Eng inee ring , and Fire De p artme nts. De p e nd ing up on the comp le xity of the p roje ct, this p roce ss can take from one to thre e we e ks b ut can save time late r b y re solving issue s in the re vie w p roce ss. One p re -ap p lication me e ting may b e re q ue ste d without fe e .

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 48

4.4.2.4 Fe e s and O the r Exactions
The City of Gonzale s imp ose s various p e rmitting fe es for housing d eve lop me nt, as ind icated in Tab le XX. The se fe e s are d e sig ne d to cove r the costs associated with p roce ssing , e valuating , and e nsuring comp liance with the re le vant re g ulations. In accord ance with Gove rnme nt Cod e Se ction 66020, the City is le gally ob lig ated to se t p e rmit and d e ve lop me nt fe es at amounts that d o not exce ed the actual cost of p rovid ing the associated se rvice s. These fee s are e stab lishe d at the time of imp osition or p roje ct ap p roval. It is imp ortant to note that some p e rmit ap p lication fe e s are fixed , while othe rs are initially charg ed as a d e p osit, sub je ct to p ote ntial ad justme nts d uring the pe rmit p roce ss.

Tab le 32: Permitting and Processing Fees, FY 2022-2023 Fee Category Sing le -Family Multifamily Mob ile Home
Anne xation Actual Cost varie s - with $5,000 d e p osit Variance $598
Cond itional Use Pe rmit Actual Cost p lus d e p osit Minor $1,200; Major $5,000
Ge ne ral Plan Ame nd ment Actual Cost - with $5,000 d e p osit Zone Chang e
Site Plan Pe rmit Actual Cost p lus d e p osit Minor $1,200; Major $5,000
Pre -ap p lication/De ve lop me nt Re vie w $120 p e r hour afte r first two hours Planne d Unit Deve lop me nt n/a n/a n/a
Sp e cific Plan n/a n/a n/a
De ve lop me nt Ag re e ment Actual Cost - with $5,000 d e p osit Other
- De nsity Bonus Pe rmit
- Ap p e al Fee
Actual Cost with $5000 d e p osit
$64

SUBDIVISIO N
Ce rtificate of Comp liance Actual Costs vary b ased on time to p re p are - with $2,000 d e p osit
Lot Line Ad justme nt Actual Costs vary b ased on time to p re p are - with $5,000 d e p osit
Te ntative Parce l Map or Final Map (1-4
lots)
Te ntative Tract Map or Final Map (5+
lots)
Actual Costs - with $7,500 d e p osit
Actual Costs -with $10,000 d e p osit

Exte nd Te ntative Map Exp iration Actual Costs - with $5,000 d e p osit

ENVIRONMENTAL
Initial Environme ntal Stud y Actual Cost with $20,000 d e p osit Environme ntal Imp act Re p ort
Ne g ative De claration
Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 49 Mitig ate d Ne g ative De claration
Notice of Exe mp tion Filing Fee $50
Source : City of Gonzale s, 2023

4.4.2.5 Build ing Cod e s and Enforce me nt
Build ing cod es p lay a vital role in the p lanning and d e ve lop me nt p roce ss b y se tting forth d e sig n stand ard s that encomp ass the correct installation of p lumb ing , me chanical, e le ctrical, and fire safe ty syste ms in any b uild ing construction. The se stand ard s safe g uard the he alth, safe ty, and ove rall we ll-b e ing of the ge ne ral p ub lic. The y are also e sse ntial in e nsuring the long -te rm d urab ility and p rote ction of b oth life and p rop e rty. Gonzales has adopted the 2022 California Stand ard s Build ing Cod e . The se cod es d o not imp ose unne cessary re strictions on housing d e ve lop me nt b ut rathe r e stab lish ne cessary g uid e line s to maintain hig h stand ard s of construction q uality and safe ty.

In ad d ition to ad op ting the most re ce nt b uild ing cod e, the City has also imp le me nted an online p e rmit syste m to stre amline and e nhance the b uild ing p ermit p roce ss. This online p latform p rovid e s a conve nie nt and e fficie nt way for re sid e nts, contractors, and d e ve lop e rs to ap p ly for p e rmits, re p ort cod e violations, sub mit d rawing s and othe r d ocume nts for re view, p ay p e rmit fee s, re q uest an insp e ction, se arch pe nd ing ap p lications, issue d p e rmits, and insp e ction re sults, and re vie w p arce l information.

4.4.2.6 Constraints to Housing for Pe op le with Disab ilitie s Ame ricans with Disab ilitie s Act (ADA) p rovisions includ e re q uire me nts for a minimum p e rce ntage of units in ne w multi-family d eve lopme nts to b e fully acce ssib le to the physically d isab led . Enforce me nt of ADA re q uire me nts is not at the d iscre tion of the City b ut is mand ated und e r fe d e ral law. The p rovisions of the ADA ap p licab le to resid e ntial use s ap p ly to multifamily d eve lop me nts and p rovid e minimum stand ard s that must b e followed to e nsure the d eve lop me nt of safe and accessib le housing . Und e r the ADA, citie s must re asonab ly mod ify p olicie s whe n ne ce ssary to avoid d iscrimination b e cause of d isab ility, unle ss the y can show that the mod ifications “would fund ame ntally alte r the nature of the se rvice , p rog ram or activity.” In g e ne ral, the law state s that local age ncies re tain the ir ab ility to re g ulate land use s and to ap p ly ne utral, non-d iscriminatory re g ulations, b ut are re q uire d to make accommod ations to allow p e rsons with d isab ilitie s an e q ual op p ortunity to use and e njoy housing in the community.

Gonzales’ fifth cycle housing e le me nt d e scrib e s a p rog ram to ame nd its City Cod e that would cre ate a p roced ure where in p e rsons with d isab ilitie s see king e q ual access to housing may re q ue st re asonab le accommod ation in the ap p lication of zoning laws and othe r land use re g ulations, p olicies and p roce d ure s. Fed e ral and state laws re q uire that citie s p rovid e p roce d ures to re q ue st re asonab le accommod ation for p e rsons with d isab ilities se e king e q ual acce ss to housing . Curre ntly, the City p rovid e s re asonab le accommod ation for p e rsons with d isab ilities in the e nforce me nt of b uild ing cod es and the issuance of b uild ing p e rmits on a case -by-case b asis. Program XX has b ee n ad d e d to e stab lish a formalized procedure to allow re asonab le accommod ation or e xce p tions to zoning stand ard s to accommod ate those with d isab ilities.

Attachment 1 - Draft Technical Background Report
City of Gonzales ·Admin Draft Technical Background Report · 2023-2031 · p. 50 The Gonzales Zoning Cod e d e fine s family as “More than one pe rson occup ying a p re mises and living as a sing le house kee p ing unit, as d isting uished from a g roup occup ying a hote l, club , frate rnity or sorority house . A "family" shall b e d ee me d to includ e ne cessary se rvants.” This d e finition may conflict with fair housing laws and /or p ose a constraint to housing for p e rsons with d isab ilities and will b e ad d re ssed und e r Prog ram XX.

The City of Gonzale s e ncourag e s ap p licants to incorp orate Unive rsal Desig n e le me nts in p roje cts and has ad op ted acce ssib ility re q uire me nts p ursuant to the California Build ing Cod e . Althoug h the City d oes not re q uire Unive rsal De sig n e le me nts, State law re q uire s that housing e le me nts p rovid e a p rog ram to “ad d ress and whe re ap p rop riate and le g ally p ossib le , remove g ove rnme ntal constraints to the mainte nance , imp rove me nt, and d e ve lop me nt of housing for p e rsons with d isab ilitie s”. Prog ram XX has been added to ad d re ss b uild ing d e sig n me thod s for accommod ating p e op le with d isab ilities.

Re sid e ntial care facilitie s for 6 or fe we r ind ivid uals are p e rmitted in all resid e ntial zone s and in d owntown mixe d -use are as. Re sid e ntial care facilitie s for 7 or more ind ivid uals are ind ivid uals are p e rmitte d in all re sid e ntial and cond itionally p e rmitted in all mixe d -use are as. Re sid e ntial care facilitie s are sub je ct to the same d e ve lop ment stand ard s as othe r resid e ntial use s of the same type in the same zone .

4.4.2.7 Locally Ad op te d O rd inances
[PENDING]