Agenda packet, regular meeting, first session — King City City Council, February 11, 2025 (part 2 of 2)

Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 204 In March of 2016 the City revised the Zoning to allow agricultural employees in both the FSC and C-2 Zones. The City is currently working with an applicant regarding a project proposal to remodel a portion of the old Meyer tomato processing facility on First Street, accommodating 214 agricultural employees under a CUP in the FSC Zoning District.

A Memorandum of Understanding (MOU) is being prepared.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: City of King
Timeframe: 2016
Objective: Expand potential locations for Agricultural Employment Housing Process Zone Change Implement 2015 Zone Change in FSC (First Street Corridor) and C2 (General Commercial) Districts.

Implementation: Dual use allowed in FSC Zone, facilitating temporary Agricultural Worker Quarters.

CYCLE 5 GOAL:

Continue to Cycle 6.

Accommodation for 200+ agricultural employees in Dormitory Style Housing
Implementation: 364 beds in barrack style housing, providing in an existing structure on First Street.
4) Partner with the Development Community to Create Affordable Housing:

In Cycle 5, the City was to leverage financial resources and partner with the development community to support affordable housing, diversify the housing stock, and write down development costs.

A particular emphasis was to be placed on pursuing development programs and funds that meet extremely low, very low, and low-income needs. As opportunities arise, developments that include units for extremely low-income households will be prioritized.

The City met with the developer of the Mills Ranch Specific Plan project and CHISPA to discuss providing agricultural working housing on the forty (40) units set aside for affordable housing.

Those units will be built in Cycle 6.

Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 205
As part of that discussion the City agreed to continue to work with CHISPA, developers and other appropriate organizations, to identify funding opportunities. Specifically, the City would continue to:
• Identify and contact potential affordable housing developers. • Identify funding opportunities and pursue financing, such as Community Development Block Grant ("CDBG") Funds, BEGIN Program (down payment assistance for first-time homebuyers), Self Help Housing (CalHome Program), Joe Serna Farmworker Grants, and HOME funding.
• Assist in preparing applications for funds.
• Work with housing sponsors to help with scores for readiness and neighborhood revitalization.
• Provide regulatory concessions and incentives, as necessary, to encourage and facilitate the construction of affordable housing.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going through Cycle 5
Objective: Coordinate and provide incentives to encourage the production of affordable housing. Coordinate efforts to match potential developers and sites with funding
resources.

MPLEMENTATION
Identify Potential Funding
Sources:

Review federal, state and local programs. Identify
potentially applicable programs
Coordinate with
Development Community:

Identify and maintain regular contact with potential
Affordable and Agricultural working housing developers – discuss available programs.

Implementation: The City has been working with a
developer who specializes in permanent restorative housing and housing for seniors and persons of lower income. Two Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 206 sites have been identified, one is under construction, the other is being reviewed in concept.

Prepare Applications: Participate in application for funding as identified.

DOCUMENTATION and
REPORTING:

Provide Semi-annual update to Planning Commission
regarding funding sources discussions, potential developers and potential funding.

Implementation: Planning Commission and City Council
have been updated.

CYCLE 5 GOAL:

Continue to Cycle 6.

Participate in application every other year. Facilitate the construction of 78 Units
Implementation: 46 units are under construction. 32 are being studied in concept.
5) Reduce Barriers to Creating Multi-Family Housing:

In Cycle 5, the City was to review the General Plan and Zoning Ordinance to allow and remove restriction on multi-family housing in commercial zones and areas of potential annexation. In Cycle 5 (June 2015) the City amended the Zoning Ordinance to allow Multi-Family Housing in the General Commercial (C-2) District.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department, Planning Commission, and City Council
Timeframe: Ongoing
Objective: Remove barriers and facilitate annexation of areas for multi-family housing.

IMPLEMENTATION
Identify Restrictions: Review current Land Use and Zoning Designations for restrictions to and opportunities for multi-family use with the purpose of broadening and facilitating opportunities for annexation.

Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 207
Implementation: This review was part of the basis for the Opportunity Zones concept.

Recommend Revisions: Present proposed revisions to Planning Commission.

Implementation: Survey results and evolving Opportunity Zones concepts were presented to Planning Commission in 2020, 2021 2022 and 2023
DOCUMENTATION and
REPORTING:

Document research and upcoming recommendations to
Planning Commission and Council semi-annually.

Implementation: Survey results and evolving Opportunity Zones concepts were presented to Planning Commission in 2020, 2021 2022 and 2023
CYCLE 5 GOAL: Land Use Element and Zoning Ordinance reviewed within three (3) years. Present one (1) potential revision per year.

Implementation: Land Use Element amendment in process,
hearing scheduled for early 2024 (Cycle 6).
6) Promote Housing Choice Voucher Program:

The Monterey County Housing Authority administers the Housing Choice Voucher Program for the City of King. The Program offers a voucher that pays the difference between the current fair market rents established by HUD and what a tenant can afford to pay (i.e. 30% of household income). In Cycle 5 the City will work with the County and potential landlords to promote the Housing Choice Voucher Program.

SUMMARY / IMPLEMENTATION
Funding Source: Housing Choice Voucher Program
Responsible Agency: Community Development Department and Monterey County Housing Authority
Timeframe: On-going.

Objective: Increase the number of units that are available under the Housing Choice Voucher Program
Promote Program: Promote understanding and utilization of the County’s Housing Choice Voucher Program. Include information on
Website and in Newsletter.

Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 208 DOCUMENTATION and
REPORTING:

Document information program / landlords reached / units in Program to Planning Commission semi-annually.

CYCLE 5 GOAL:

Continue to Cycle 6.
50 Families/individuals aided by Housing Choice Voucher Program
7) Allow Mobile Homes:

The City will amend the Zoning Ordinance to allow mobile and manufactured homes in residential zones subject to the requirements of California Health and Safety Code §18500 et seq.

SUMMARY / IMPLEMENTATION
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: 2016
Objective: Compliance with State law / provision of lower cost housing Review and Revise Code: Review Zoning Code (and General Plan) for hindrances including mobile/manufactured dwellings in Single Family Residential districts and Amend Code as directed
DOCUMENTATION and
REPORTING:

Prepare and present recommended revisions semi-annually.

CYCLE 5 GOAL:

Continue to Cycle 6.

Zoning Code Revision to allow mobile / manufactured homes in Single Family Residential Districts.

Implementation: Under review, to be completed in Cycle 6.

7.3 HOUSING AND NEIGHBORHOOD CONSERVATION
While the City must grow, support for existing neighborhoods was acknowledged as equally important. The following programs were aimed at ensuring the long term vibrancy of existing neighborhoods for existing residents.
8) Enhance Code Enforcement:

The City will continue to work with the community to remedy code violations. Code Enforcement is an important means to ensure that the character and quality of neighborhoods and housing is maintained. The City’s Code Enforcement Committee and Staff will work to:
• Enforce State and local building regulations
• Respond to neighborhood concerns / complaints
Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 209
• Address deferred maintenance in housing
In conjunction with these Code Enforcement activities, the City will provide information to homeowners via the City’s Web Site regarding rehabilitation assistance by referring property owners to the City’s Residential Rehabilitation Assistance Program (See Program 9)

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Continue to provide the community with building permit process information and ways to remedy code violations.

Enforcement: Continue to respond to residents who note potential violations in their neighborhoods. Address significant code enforcement issues identified during daily permitting
activities.

DOCUMENTATION and
REPORTING:

Continue providing information sessions regarding
permitting process and Code Enforcement. Target is twice yearly. Include Building Department website updates and articles in City manager’s newsletter.

CYCLE 5 GOAL:

Continue to Cycle 6.

Effective Code Enforcement Program, clearly understood
and used by residents.

Implementation: A Code Enforcement Officer position was established in 2020. The City established a Code
Enforcement Committee and hired a Code Enforcement
Officer to address code violations. The Committee meets monthly and includes staff members from Police, Fire,
Building, Community Development and City Manager
departments. In addition, the City established a Citizen Advisory Code Enforcement Committee that helps guide
code enforcement goals and priorities for each year. The Citizen Advisory group meets quarterly.
9) Provide Residential Rehabilitation Assistance:

Many homes within the City’s older residential neighborhoods and in the Historic downtown area have been identified by the City as needing substantial repairs and rehabilitation. See Chapter 2, Section 2.8.4. To improve the condition of the community’s existing housing stock, Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 210 the City intends in Cycle 5 to provide a maximum of ten (10) deferred loans of up to $15,000 for low and moderate income homeowners. This loan pool would “roll over” as funds are repaid. The loans will be used for exterior repairs, accessibility improvements, and innovations. Advertising for the program will be through PG&E electric bills.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Re-evaluate program, in 2016, identify achievable goals.

Implementation will be on-going through Planning Period.

Objective: Implement a Residential Rehabilitation Assistance Program.

Program: Define and coordinate Program to be presented to Planning Commission and City Council and Advertised through PG&E electric bills upon approval / funding.

DOCUMENTATION and
REPORTING:

Present need, purpose and proposed program to Planning
Commission for discussion and City Council for approval / funding. Document progress. Upon approval present
updates to Planning Commission semi-annually.

CYCLE 5 GOAL:

Continue to Cycle 6.
10 homes in program with operational “roll over” loan pool.

7.4 SPECIAL HOUSING NEEDS
As noted above, adequate housing was available to satisfy the Cycle 5 RHNA requirements.

Within those requirements moderate and above moderate housing was more than adequately provided for. Low and Very Low income was provided before but will continue to be a need in the future. This Section addresses two types of special groups that often fall within the Low and Very Low Income Groups.
10) Agricultural Employee Housing:

The City is actively involved in facilitating the development of agricultural employee housing.

The City will continue to work with landowners to provide support and identify financial assistance for agricultural employee housing. Also see Programs 2, 3 and 4.

To facilitate permit processing, the City will amend the Zoning Ordinance to ensure compliance with Health and Safety Code §17021.5 which states that agricultural working housing for six or fewer employees should be “deemed a single-family structure with a residential land use designation”, and §17021.6 which states that “no conditional use permit, Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 211
zoning variance, or other zoning clearance that is not required of any other agricultural activity in the same zone shall be required of employee housing that consists of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household”.

SUMMARY / IMPLEMENTATION
Funding Source General Funds
Responsible Agency: Community Development Department, Planning Commission, and City Council
Timeframe: Ongoing
Objective: Facilitate the approval process and of Identify potential funding for Agricultural Employee Housing projects.

Program: Implementation:

The City amended the FSC and C-2 Zoning Districts to allow Farmworker Housing, approving a 364 bed facility for a
period of 10 years.

A Dual Land Use Designation Ordinance was adopted in 2018 to establish standards to ensure adequate and safe living conditions of seasonal employee housing.

The Downtown Addition Specific Plan was revised to allow Agricultural Employee Housing, increasing density and
resulting in approvals of 118 units, 55 under Phase 1
construction.

DOCUMENTATION and
REPORTING:

Community Development Staff to include progress as part of existing City Manager’s Staff Updates reporting process.

CYCLE 5 GOAL:

Continue into Cycle 6
Revise Zoning Code. Identify funding sources that result in subsidized housing for 50 agricultural employees
11) Group Home Program
To comply with State law, the City in Cycle 5 was to permit group care facilities, including foster care homes, serving six (6) or fewer persons by right in all residential zones. Group care facilities for seven (7) or more will be conditionally permitted in appropriate zones.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 212 Responsible Agency: Community Development Department
Timeframe: 2016
Objective: Permit residential care facilities in appropriate zones as required by State law.

Implementation: The Sun Street Facility, with
accommodations for 30 persons was permitted in 2018 and opened for occupancy in 2018.

Program: Review and amend Zoning Ordinance. Introduce concept to Planning Commission, upon direction prepare appropriate Zoning Text revisions.

DOCUMENTATION and
REPORTING:

Present to Planning Commission and City Council. Provide semi-annual update through date of completion.

CYCLE 5 GOAL:

Provide for group homes in residential districts, in
compliance with State Law.

7.5 FAIR AND EQUAL HOUSING OPPORTUNITIES
12) Fair Housing Program:

In Cycle 5, the City was to continue to disseminate fair housing information, including landlord/tenant rights and responsibilities, contacts for fair housing assistance, and other appropriate educational materials that include the procedure and contact information for filing a Fair Housing Related Complaint.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Provide Fair Housing information to tenants and landlords at regular intervals.

Program: Obtain and disseminate information as provided by Fair Housing Council of Monterey County (Housing Resource
Center)
DOCUMENTATION and
REPORTING:

Contact information for HRC with explanation of their
programs and access to their counseling and legal resources will be published in English and Spanish in the Community Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 213
Development section of the City’s website and in the City Manager’s newsletter. City Front Counter Staff will be
provided with an information packet to be provided to the public. Complaints will be directed to Community
Development Staff who will record the nature of each
complaint, the complainant and the date of Community
Development Staff’s referral to HRC. The City Manager will be apprised of complaints and HRC educational seminar / resource information as part of the existing Staff Updates reporting process.

CYCLE 5 GOAL:

Continue to Cycle 6.

Create an understanding of Fair Housing Standards and the HRC resources available to the public.
13) Reasonable Accommodation Ordinance:

In Cycle 5, the Program was to establish a reasonable accommodation procedure (i.e. that does not require a CUP or variance) to assist people with disabilities by ensuring equal access to housing. Regulations, policies, and practices should not:
• Deny housing based upon the disability of the residents. • Impose special restrictions on disability related services. • Characterize congregate living arrangements as a business. • Impose restrictions on ADA retrofits.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: 2016
Objective: Ensure Reasonable Accommodation Procedures in City review and approval of accommodations for persons with
disabilities.

Program: Review current procedures, prepare recommendations for Planning Commission, receive direction, prepare and
present Ordinance to Commission and Council and amend
existing regulations as appropriate
Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 214 DOCUMENTATION and
REPORTING:

Document progress and provide Semi-Annual updates to
Planning Commission.

CYCLE 5 GOAL:

Continue to Cycle 6.

Create and facilitate equitable system of Housing approvals for persons with disabilities.
14) Universal Design:

Universal design is based on the idea that throughout life, all people experience changes in their physical capabilities. The goal of universal design is to design environments to be usable by all people, to the greatest extent possible, throughout their lifetime without the need for adaptation or specialized design. Examples of Universal Design Features include:
• Entrances to homes without steps.
• Hallways and doors that comfortably accommodate strollers and wheelchairs. • Lever door handles and doors of the appropriate weight. • Electrical outlets that can be accessed without having to move furniture. • Rocker action light switches to aide people with a loss of finger dexterity. • Showers that can accommodate a wheelchair, and that have adjustable showerheads to accommodate people of different heights.
• Kitchens with varying counter heights.

The City shall meet with homebuilders to identify and encourage the use of elements of universal design in new construction and remodels that do not increase housing costs.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing.

Objective: Provide homes in new developments that are capable of accommodating residents throughout life as their physical capabilities change.

Program: Meet with homebuilders. Identify barriers to Universal Design and potential solutions in which City can participate.

Implementation: The City worked with developers to
provide a wide range of housing types to accommodate
people with different abilities. An example of this is the Rava Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 215
Farmworker employee. Housing project which provides
affordable farmworker housing and the King’s Station
affordable housing complex, which provides units for
disabled individuals, senior citizens and families.

DOCUMENTATION and
REPORTING:

Present concept / Program to Planning Commission, present examples that define Universal Design. Meet with
Development Community to discuss potential. Document
research and discussions and update discussions SemiAnnually.

CYCLE 5 GOAL:

Continue into Cycle 6
Include homes with Universal Design features in each new development.

7.6 ENERGY CONSERVATION
15) Efficient Land Use:

As part of its General Plan update, the City was to emphasize efficient land use and development patterns that conserve resources, such as fuel, water and land, and allow for the development of higher-density development in the vicinity of major transit nodes, pedestrian-oriented development patterns, and preservation of open space areas. These strategies were intended to reduce energy consumption and conserve land and water resources.

Implementation: The Land Use Element / Housing Element Update began in 2020 with a Community Survey. Since that time several presentations and public discussions have occurred at Planning Commission and Council. The Land Use Element Update will include Opportunity Zones to accomplish the transit, pedestrian and density goals as noted above.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Cycle 5
Objective: Identify and adopt policies to be included in ongoing General Plan Updates that define and implement efficient use of land.

Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 216 Program: Present proposed policies to Planning Commission. Prepare General Plan revisions as directed. Begin with Land Use Element.

DOCUMENTATION and
REPORTING:

Document actions / progress and update Planning
Commission Semi-Annually. Present proposed revisions to General Plan Annually.

CYCLE 5 GOAL:

Continue in Cycle 6
“Refreshed“ General Plan that guides efficient use of
resources and land.

Implementation: The Land Use Element Amendment was
begun in 2020 and will be completed in early 2024.
16) Smart Planning Incentives:

Provide information regarding and support for applications for affordable housing funds from agencies that reward smart planning, such as the HCD’s Cap and Trade funds, Multifamily Housing Program ("MHP") and the California Tax Credit Allocation Committee.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Increase applications for Smart Planning Funds.

Program: Prepare and present proposed Program to City Manager and Planning Commission to improve competitiveness. Identify sources of funding and ways to support applications.

DOCUMENTATION and
REPORTING:

Document actions / progress and update Planning
Commission Semi-Annually.

CYCLE 5 GOAL:
25 Units to receive funds for Affordable Housing / Smart Planning.

Implementation: The City continues to support funds for smart planning projects. This includes working with: 1.

AMBAG and TAMC on locating a multimodal transit center
on First Street, and 2. The Downtown Addition developer to locate funding to build affordable housing along First Street.

Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 217
17) Energy Efficient Housing:

Support the California Energy Commission energy efficiency requirements in new housing and encourage the installation of energy saving devices in pre-1990 housing.

SUMMARY / IMPLEMENTATION
Funding Source General Fund, Redevelopment Funds
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Establish energy efficiency in older homes / new construction as standard practice in the City.

Program: Prepare and present proposed Program to City Manager and Planning Commission. Identify sources of funding for energy retrofits and provide informational support to contractors and homeowners using Website and Manager’s Newsletter.

DOCUMENTATION and
REPORTING:

Document actions / progress and update Planning
Commission Semi-Annually.

Implementation: The City has worked with various
developers to install solar energy. This includes working with King’s Station developer to install solar panels.

CYCLE 5 GOAL:

Continue into Cycle 6:
25 pre-1990 Units retrofitted. Culture of energy efficiency. 18) Energy And Water Conservation:

Continue to monitor energy and water usage in the City and investigate other appropriate programs to conserve these and other natural resources.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Chapter 8. Progress Toward Implementation Adopted December 12, 2023 City of King Housing Interim Housing Element 2023-2031 218 Objective: Reduce residential (and commercial) water use in conformance with State Guidelines and reduce the overall energy usage in the City.

DOCUMENTATION and
REPORTING:

Community Development Department to provide articles
for City Manager’s Newsletter twice yearly.

CYCLE 5 GOAL:

Continue to Cycle 6
Comply with or exceed the requirements of the Urban
Water Management Plan.

Implementation: The City continues to work to conserve
natural resources. This includes work with the State
Regional Water Quality Control Board, developing designs to allow stormwater infiltration into the groundwater basin.

19) Green / Sustainable Building:

The City in Cycle 5 was to support and encourage Green Building design standards in new construction and redevelopment to promote increased energy conservation. The City was looking to establish regulations requiring the development of environmentally sustainable buildings. Possible targets include:
• LEED™ certification for commercial new buildings 10,000 square feet or larger • LEED™ certification for new Mixed Use Specific Plans
• “Environmentally Sustainable Design” in all new development

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing
Objective: Achieve increased energy efficiency / sustainability in all new projects
Adopted December 12, 2023 Chapter 8. Progress Toward Implementation 219
Program: Prepare and present proposed Program to City Manager and Planning Commission. Review existing policy and regulatory documents to include “green and sustainable” guidance / standards. Present proposed changes to City Manager and Planning Commission. Make changes as directed and
present for approval.

DOCUMENTATION and
REPORTING:

Document and Update Progress on Semi-Annual basis.

CYCLE 5 GOAL:

Continue into Cycle 6
Substantially Updated General Plan, Zoning Ordinance,
Subdivision Regulations, Design Guidelines to include
direction regarding “green and sustainable” growth.

Implementation:

The City has worked with developers to become more
energy efficient. An example of this King’s Station
affordable housing project was designed to qualify for the U.S. Green Building Council's LEED Program.
.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 220 CHAPTER 89: GOALS, POLICIES AND PROGRAMS

89.1 GOALS, POLICIES & PROGRAMS
California Government Code §65583 State requires that the Housing Element contain a “ … statement of goals, policies, quantified objectives, financial resources and scheduled programs for the preservation, improvement and development of housing.” This section describes the proposed goals, policies, implementation programs, and objectives of the Housing Element for the City of King.

Goals are general statements of purpose and indicate the direction the City will take with respect to housing problems. Policies are statements of the City’s position regarding the various housing issues identified and provide a link between the goals. Programs are steps to be taken to implement the policies. Some of the programs contain quantified objectives, which refer to the number of housing units that are expected to be constructed, conserved or rehabilitated through implementation of the program during the time frame of the Housing Element. The quantified objectives represent measurable outcomes, which can be used to evaluate the success of the Housing Element in the future.

This Cycle 6 Housing Element incorporates on-going goals from the previous Cycle (Cycle 5) and it includes several new policies, programs, and institutional changes intended to increase the amount of affordable housing and housing rehabilitation in the City. While most of the new efforts will be initiated shortly after adoption of the Housing Element – the Land Use Element Update is an example, full implementation and the intended results will take longer to realize.

The City will annually evaluate the progress and effectiveness of these efforts in accordance with State law. Programs that prove effective for the City of King will be reinforced, while those that do not work may be discontinued, so that resources can be directed to other housing ideas. The City’s efforts to increase affordable housing should be viewed as long term, ongoing, and dynamic.

HOUSING AVAILABILITY AND SERVICES
Goal 1: Provide New Housing Units Accessible To All Members Of The Community In Accordance With The Regional Fair Share Housing Goals.
• Policy 1.1 Encourage the development of a range of housing types and prices to facilitate housing production commensurate with the city’s regional share and address the city’s job-based housing demand.
• Policy 1.2 Regulate the development of large tracts through the specific plan process as a means to ensure quality projects and provide for a range in types and prices of housing.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 221
• Policy 1.3 Promote innovative development plans (e.g., cluster development, zero-lotline housing concepts, etc.) That will help to increase the number of affordable housing units.
• Policy 1.4 Provide rental and homeownership assistance to expand housing opportunities and encourage neighborhood stability.
• Policy 1.5 Offer regulatory incentives and concessions for affordable housing, such as relief from development standards, density bonuses, or fee waivers where deemed appropriate.
• Policy 1.6 Encourage the construction of housing on underutilized lots to assist in revitalizing the historic downtown and older neighborhoods. • Policy 1.7 Ensure the provision of adequate infrastructure, public services, and facilities needed to support new housing units.
• Policy 1.8 Regulate land uses and housing design to minimize the consumption of water and energy usage and encourage the design and construction of high quality housing products.
• Policy 1.9 Encourage high-density and mixed-use development in areas served by public transit and safe pedestrian and bicycle infrastructure.

HOUSING AND NEIGHBORHOOD CONSERVATION
Goal 2: Preserve and rehabilitate the existing housing stock to meet health and safety requirements and to improve the quality of life of residents. • Policy 2.1 Continue to monitor and enforce building and property maintenance code standards in residential neighborhoods.
• Policy 2.2 Encourage the rehabilitation of housing in disrepair and demolition of units that are substandard and beyond repair as a means to help improve the neighborhoods.

SPECIAL HOUSING NEEDS
Goal 3: Meet the housing needs of special groups of City residents, including the growing farmworker and seniors populations, large families, single mothers, homeless, and the disabled.
• Policy 3.1 The City shall encourage the development of housing for agricultural employees, seniors, congregate care facilities, people with disabilities and similar special housing needs population.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 222 • Policy 3.2 City policies, programs, and ordinances shall provide opportunities for people with disabilities to reside in all neighborhoods. • Policy 3.3 The City will continue to comply with Federal and State housing laws through the implementation of its reasonable accommodation procedures.

Additionally, the City will periodically review its regulations and procedures to determine any constraints on housing for persons with disabilities. • Policy 3.4 The City will continue to work with the County, regional agencies, nonprofits and nearby cities to provide adequate homeless shelters, permanent supportive housing and services in the South County area. • Policy 3.5 The City will continue to collaborate with farmers/ranchers and developers to construct farmworker housing.

FAIR AND EQUAL HOUSING OPPORTUNITY
Goal 4: Ensure fair and equal housing opportunity for all, regardless of race, age, marital status, ethnicity, sex, religion, household type, or other protected status or special needs households.
• Policy 4.1 Support fair housing services to ensure that residents are aware of their rights and responsibilities with respect to fair housing. • Policy 4.2 Discourage discrimination in either the sale or rental of housing on the basis of State or federal protected classes.
• Policy 4.3 Encourage housing opportunities for those residents who have special housing needs, such as agricultural employees, large families, elderly, disabled persons, and other identified special needs groups.
• Policy 4.4 Assist agencies and organizations that serve residents with special housing needs, including agricultural employees, seniors, disabled, single-parents and the homeless.

ENERGY CONSERVATION
Goal 5: Increase the efficiency of energy use in new and existing homes, with a concurrent reduction in housing costs.
• Policy 5.1 All new dwelling units shall be required to meet current State requirements for energy efficiency. The retrofitting of existing units shall be encouraged.
• Policy 5.2 New land use patterns should encourage energy efficiency, to the extent feasible.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 223

89.2 LAND USE AND ZONING AMENDMENTS AND REVISIONS
As demonstrated previously, the City of King’s Cycle 6 RHNA requirements will be met by the units made available by previously zoned lots and by approved Specific Plans. As the City looks toward the future, additional provision must be provided to continue progress.

This provision will include anticipated revisions to the General Plan Land Use Element and the Zoning Code (transitioning into “Development Regulations”).

PROPOSED LAND USE AMENDMENT: OPPORTUNITY ZONES:

In Cycle 6 the City will prepare an amendment to the Land Use Element (LUE) of the General Plan. This amendment will include the establishment of three Opportunity Zones which will increase potential Floor Area Ratio and lot coverage, resulting in additional density in these areas. See Appendix CB. Accompanying the LUE Amendment is an amendment to the City’s Development Regulations (Current Zoning Code). The Development Code revisions will allow increased density – potentially as high as 51.5 units per acre in Opportunity Zone 1 and 35 units per acre in Opportunity Zones 2 and 3. These are significant increases over the existing limit of 24 units per acre. Opportunity Zones 1 and 2 are primarily areas of redevelopment. Opportunity Zone 3 is largely an area of vacant land.

Because this increase in density is not required to meet the Cycle 6 RHNA allocation, potential unit counts and lower income units are estimated at this time. Estimated potential units in Opportunity Zones 1, 2 and 3 are provided below in Table 9.2.1 as an example:

Table 89.2.1 Opportunity Zone Potential
POTENTIAL UNITS – PROPOSED OPPORTUNITY ZONES
OPPORTUNITY ZONE ACRES* MARKET
RATE
UNITS
UNITS
BELOW
80% AMI
MARKET
RATE
UNITS
UNITS
BELOW
80% AMI

MCD MRD MCD MCD MRD MRD
Op Zone 1 8.61 72 206 52 179 178
Op Zone 2 1.23 74 24 6 196 49
Op Zone 3
Sub -Total (to Redevelop) 9.8 14 230 58 375 227
Op Zone 3 (Vacant) 13.83 19.24 276 69 538 134
Op Zone 3 (to redevelop)
Total 23.6 56.8 506 127 913 361
* Estimated acres available during Cycle 6
1 Maximum30 units per acre
2 Maximum 52 units per acre
3 Maximum 25 units per acre
4 Maximum 35 units per acre
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 224 Table 89.2.1 illustrates the anticipated gross potential for housing development in the Opportunity Zones. Zones 1 and 2 would require redevelopment in most cases, Zone 3 is primarily vacant.

In the early portions of Cycle 6 the City will make final determinations regarding Development Standards in the Zones.

These Zones have been identified as are the City’s long range areas for housing growth given that annexation and / or expansion of the City Limits is difficult due to significant areas of Ag Preserve. As can be seen from the Table, these three areas, if built out to full potential, could provide area for (when factoring for typical (80%) construction of the potential maximum) approximately 1,500 units. These units are in addition to those that are currently available through Specific Plans and other currently zoned sites.

Opportunity Zones:

As has been noted above, the City currently is able to meet its Cycle 6 requirement. To provide for affordable housing in the future, the City is proposing the creation of “Opportunity Zones” in the Downtown Core and at the First Street / US 101 interchange in the southern portion of the City.

These Opportunity Zones will allow densities of between 25 and 50 units per acre with Development Regulation amendments to allow increased height and coverage with reduced setbacks and parking, keyed to the percentage of lower income homes that are provided.

PROPOSED ZONE CHANGE / CUP AMENDMENT: First Street Farmworker Housing As noted in Chapter 5, a 2016 Conditional Use Permit was approved to allow Temporary Farmworker Housing along First Street, in an existing structure. Since that time, the structure has been renovated to allow 364 beds in a barracks style environment, as approved. However, this approval is set to expire in 2026. The operator and the City are entering discussions to explore options for the site, both parties agree that Farmworker Housing is an important element of housing choice in the City.

89.3 CYCLE 5 PROGRAMS6TH CYCLE PROGRAMS
This section provides a listing and description of Cycle 6 programs whose purpose is to continue progress toward providing varied, affordable and fairly distributed housing in the City.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 225
TABLE 89.3.1: CYCLE 6 PROGRAMS
CYCLE 6 PROGRAMS

89.3.1. HOUSING AVAILABILITY AND SERVICES
Program 1: Emphasize Infill Development
Program 2: Provide Future Sites for Residential Growth
Program 3: Provide Future Housing Sites for Lower Income Residents Program 4: Partner with Development Community to Create Affordable Housing Program 5: Reduce Barriers to Creating Multi-Family Housing Program 6: Promote Housing Choice Voucher Program
Program 67: Allow Mobile Homes

89.3.2 HOUSING AND NEIGHBORHOOD CONSERVATION
Program 78: Enhance Code Enforcement
Program 9: Provide Residential Rehabilitation Assistance

89.3.3 SPECIAL HOUSING NEEDS
Program 10: Farmworker Housing
Program 11: Group Home Program
Program 810: Zoning for a Variety of Housing Types

89.3.4 FAIR AND EQUAL HOUSING OPPORTUNITIES
Program 12911: Fair Housing Program
Program 13102: Reasonable Accommodation Ordinance
Program 14113: Universal Design

89.3.5 ENERGY CONSERVATION
Program 15124: Efficient Land Use
Program 16135: Smart Planning Incentives
Program 17146: Energy Efficient Housing
Program 18157: Energy and Water Conservation
Program 19168: Green / Sustainable Building
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 226

89.3.1. HOUSING AVAILABILITY AND SERVICES
Although the City currently has a comfortable “backlog” of approved projects and residentially zoned land, the needs of future residents and future RHNA cycles must be addressed. Fortunately, the City’s housing requirements for Cycle 6 have been met. 1) Emphasize Infill Development:

As noted previously, the City’s ability to annex is limited by Ag Preserve. Therefore, theTherefore, the City’s focus will be on identifying underutilized residential lots within the City boundaries and finding ways to better utilize them. This includes the potential for redevelopment of vehicle orientedvehicle-oriented motels in the downtown corridor. While infill housing can be less costly than developing raw land (much of the existing infrastructure and public services are already in place), there is a limited amount of vacant land within the City Limits
In order to promote infill, the City will:
• Allow and encourage mixed-use
• Promote small and irregular size lot development.
• Work toward increasingtoward increasing height limits to allow three (3) stories in multifamily and commercial zones.
• Encourage high density, mixed-use, Transit Oriented Development (TOD) in areas served by safe pedestrian and bicycle infrastructure and within ½ mile of the developing Multi-Modal Transit Center (MMTC).
• Continue to offer development incentives (e.g. accelerated processing, fee waivers, and similar) negotiated through development agreements. • Coordinate with water and sewer providers as needed to prioritize services and ensure that adequate capacity is available to accommodate anticipated housing needs, especially those of lower income households (Government Code §65589.7).
• Reduce the parking requirement for to promote smaller housing types, such as studios and one-bedroom units by December 15, 2026.

SUMMARY
Funding Source Set-aside and other funds
Responsible Agency: Community Development Department
Timeframe: Refer to implementation timeframes. Cycle 6
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 227
Objective: The City will identify and continue to encourage the development of underutilized parcels in City limits.

IMPLEMENTATION
Encourage Mixed Use: Identify barriers to Mixed Use and the types of Mixed Use Development that is appropriate to the City of King.

Amend Land Use Element and Development Regulations
to allow density increase and mixed use in Opportunity
Zones.

Encourage Small Lots and
Utilize Irregular Lots:

Work with local developers to identify workable small
lot options. Identify existing lots that are underutilized and contact property owners to discuss options.

Encourage ADU’s and second units by continuously
updating pre-approved plans and ADU regulations,
pursuing funding for ADU development on an annual
basis, and modifying development standards for ADUs
if per-year production is not being met at the halfway
mark.

Increase Height Limits: Revise Development Regulations to allow increased heights in “Opportunity Zones” by December 15, 2026.

Development Incentives: Identify appropriate and achievable infill development incentives. Implement incentives.

Adequate Sewer and
Water:

Communicate with Public Works / Sewer and Water
Providers to introduce growth concepts, anticipated
timing and infrastructure needs. Given the City is the
wastewater provider, the City will establish a written
procedure to grant priority service in accordance with
State Law and implement immediately upon adoption.

DOCUMENTATION and
REPORTING:

Document related actions and Update City Council semiannually CYCLE 6 GOAL:

Approval of 10 single family infill units, 100 attached units and 20and 20 units in Mixed Use Buildings.

Approve 5 ADUs in Census Tract 113.03.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 228 2) Provide Future Sites for Residential Growth:

During Cycle 6, the City has engaged in Community Surveys and discussions regarding the future of residential growth in the City. In Cycle 6 the focus on the following:
will be on increased density in the Downtown Corridor and near the Multi-Modal Transit Center (Center (MMTC). The City will work with the owners of motor hotels to identify potential for redevelopment.
• Develop a formalized procedure and preliminary application for the SB 35 streamlining approval process and post materials on the City’s website. • Monitor the availability of pipeline projects by December 15, 2027, and ensure that enough sites remain to meet the RHNA. Should additional actions be needed, the City will make necessary amendments within 6 months. • Track project processing to ensure that an environmental determination is made pursuant to PRC §21080.1, within the timeframes of the PRC §21080.2 and Gov’t Code 65920.
• Pursuant to Government Code Section 65583.2(c), any non-vacant sites identified in the prior fifth Cycle or vacant sites identified two or more consecutive planning periods, shall be provided by-right development when at least 20 percent of the units in the proposed development are affordable to lower-income households.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going. Track project processing timeframes related to PRC §21080.1, PRC §21080.2, and Gov’t Code 65920
on an ongoing basis. Monitoring of pipeline projects by December 15, 2027. Develop SB 35 materials be
December 15, 2026, permit by-right on APN 026-531-019
upon adoption of the Housing Element.

Objective: Providing Additional Areas for Housing

IMPLEMENTATION
Coordinate with Owners
and Developers /
Stakeholders:

Identify and contact Owners and Developers to obtain
information, introduce and coordinate the
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 229
redevelopment effort(s). Areas for Farmworker and for
Market Rate housing are anticipated to be separate.

Prepare Opportunity Zone
Land Use and Zoning
Prepare and process Land Use Element and
Development Regulations Amendments.

Adequate Sewer and
Water:

Communicate with Public Works / Sewer and Water
Providers to introduce growth concepts, anticipated
timing and infrastructure needs.

DOCUMENTATION and
REPORTING:

Update Planning Commission and through the
Amendments process.

CYCLE 6 GOAL:

Add potential for 50 market rate units and 50 affordable units to the Downtown Area.
3) Provide Future Housing Sites for Lower Income Residents:

Although the City is able to meet State law requirements (Government Code §65583(c)(1) (A) and §65583(c) (1) (B) for Cycle 6 (2032-2031) RHNA, it is clear that additional housing for low and very-low income individuals and families (particularly for agricultural employees) must be explored.

As has been noted previously, in Cycle 5 the City worked the owner of the Meyer tomato processing to allow barrack style Farmworker Housing on a temporary basis. The City is currently working with the owner to identify ways to allow permanent Farmworker Housing in this location.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: City of King
Timeframe: 2016December 15, 2026
Objective: Expand potential locations for Agricultural Employment Housing . Expand potential for lower income housing in
the Downtown Core.

Process LUE and
Development
Regulations Change
Prepare and implement Land Use Element and
Development Regulations Amendments. Utilize Floor Area
Ratio in lieu of density in the downtown area.

CYCLE 6 GOAL: Continued accommodation for 364+ agricultural employees in Dormitory Style Housing. Expand
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 230 opportunity for employee housing in Downtown Specific
Plan.
4) Partner with the Development Community to Create Affordable Housing:

The City will continue to leverage financial resources and partner with the development community to support affordable housing, diversify the housing stock, and write down development costs.

A particular emphasis will be placed on pursuing development programs and funds that meet extremely low, very low, and low-income and special housing needs, including farmworkers, persons experiencing homelessness, and persons with disabilities including developmental disabilities. As opportunities ariseThe City will identify development opportunities at least every other year, especially, developments that include units for extremely low-income households will be prioritized.

The City has met with potential developers of higher intensity projects in the Downtown Corridor. The City will continue to work with CHISPA, developers and other appropriate organizations, to identify funding opportunities. Specifically, the City will continue to:
• Identify and proactively contact potential affordable housing developers. • Identify funding opportunities and pursue financing, such as Community Development Block Grant ("CDBG") Funds, BEGIN Program (down payment assistance for first-time homebuyers), Self Help Housing (CalHome Program), Joe Serna Farmworker Grants, and HOME funding.
• Identify State programs that support developer of transitional housing and for seniors
Reach out to developers (for- and non-profit) annually to discuss potential zoning constraints and impacts on housing supply, costs, timing and approval certainty, regarding issues such as land use control, permit procedures, fees, site improvements and development standards. If constraints are identified, mitigate constraints which could include Zoning Code amendments within six months. • Discuss any zoning constraints, such as site improvements and development standards, with developers on residential development, for both affordable and market-rate development, on an annual basis. If constraints are determined to be too high, the City will review and revise constraints and iImplement Zoning Code amendments to mitigate identified constraints within six months. • Assist in preparing applications for funds.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 231
• Work with housing sponsors to help with scores for readiness and neighborhood revitalization.
• The City will partner with organizations such as Catholic Charities and other similar entities that provide services to homeless individuals, to identify strategies to engage this population. The City will also provide incentives such as priority processing, streamlined approvals, and minor deviations to developers of housing that can provide interim solutions to homeless individuals, such as emergency shelters and transitional and supportive housing. The City would target at least 18 shelter beds, in line with the recent PIT count.
• Similarly, the City will conduct outreach to service providers who serve the City and region’s disabled population to assess what resources are needed to support this population. The City will then identify a strategy to assist in the development of housing for persons with disabilities, including actions such as modifying development standards to streamline this development, identify and apply for funding to support residential development, and identifying key partners in the development community who could either build the residential units or assist with ADA and other accessibility upgrades. The City will target the development of 5 units for persons with disabilities. • Provide regulatory concessions and incentives, as necessary, to encourage and facilitate the construction of affordable housing.
• The City dwcollaill develop, or partner with Monterey County on, a farmworker housing strategy by 2026 which will allow the City to meet the future demand for farmworker housing. As noted on page 63, there is currently an approximate deficit of units for 113 farmworkers in the City. The City will assist in the development of one project of 50 units during the planning period. This includes proactively working with affordable housing developers to identify potential sites and identifying opportunities at least every other year, and ongoing. The City will support grant applications that promote farmworker housing. This strategy will also include actions that support the rehabilitation of existing housing for agricultural workers, in connection with Program 7 (Enhance Code Enforcement).
• In addition, the City will provide technical support and offer incentives to housing developers in the application of funds for farmworker housing. The City will also offer incentives such as density bonuses, streamlined processing, and the minor deviation process to facilitate development of 50 farmworker housing units.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 232 • The City will also identify funding opportunities to provide housing vouchers or other forms of rental assistance with an emphasis on addressing housing needs during the off-season for seasonal workers.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going through Cycle 6, as noted in individual bullets.

Objective: Coordinate and provide incentives to encourage the production of affordable housing. Coordinate efforts to match potential developers and sites with funding resources.

IMPLEMENTATION
Identify Potential Funding
Sources:

Review federal, state and local programs. Identify
potentially applicable programs
Coordinate with
Development Community:

Identify and maintain regular contact with potential
Affordable and Agricultural working housing developers
– discuss available programs. Identify potential partners for housing for persons who are homeless and those
serving people with disabilities by December 2025 and
conduct outreach on an annual basis to discuss
development opportunities and incentives.

Prepare Applications: Participate in application for funding as identified at least twice during the planning period while identifying potential funding sources on an ongoing basis (at least annually).

DOCUMENTATION and
REPORTING:

Provide Semi-annual update to Planning Commission
regarding funding sources discussions, potential
developers and potential funding.

CYCLE 6 GOAL: Participate in application every other year. Facilitate the construction of 75 Units
5) Reduce Barriers to Creating Multi-Family Housing:

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 233
The City will continue to review the General Plan and Zoning Ordinance to allow and remove restriction on multi-family housing in commercial zones and areas of potential annexation. This has included Community Surveys to understand residents’ support for increased density and other physical factors such as height and lot coverage.

Furthermore, the City will remove the CUP requirement for multifamily projects with more than one structure by December 15, 2026, and permit similar to single structure multifamily projects and will evaluate requirements such as architectural review for unnecessary constraints to residential development..

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department, Planning Commission, and City Council
Timeframe: Ongoing
Objective: Remove barriers and amend Development Code
Regulations for multi-family housing.

IMPLEMENTATION
Identify Restrictions: Review current Land Use and Zoning Designations for restrictions to and opportunities for multi-family use
and amend if constraints are identified, with the
purpose of broadening and facilitating opportunities in the Downtown Corridor and at First Street / US 101.

Recommend Revisions: Present proposed revisions to Planning Commission.

DOCUMENTATION and
REPORTING:

Document research and upcoming recommendations to
Planning Commission and Council semi-annually.

CYCLE 6 GOAL: Land Use Element and Zoning Ordinance reviewed within calendar year 2024, with amendments to occur
no later than December 15, 2026.
6) Promote Housing Choice Voucher Program:

The Monterey County Housing Authority administers the Housing Choice Voucher Program for the City of King. The Program offers a voucher that pays the difference between the current fair market rents established by HUD and what a tenant can afford to pay (i.e. 30% of household income). The City will work with the County and potential landlords to promote the Housing Choice Voucher Program.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 234

SUMMARY / IMPLEMENTATION
Funding Source: Housing Choice Voucher Program
Responsible Agency: Community Development Department and Monterey County Housing Authority
Timeframe: On-going.

DOCUMENTATION and
REPORTING:

Document information program / landlords reached /
units in Program to Planning Commission semi-annually.

CYCLE 6 GOAL: 50 Families/individuals aided by Housing Choice Voucher Program
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 235
67) Allow Mobile Homes:

The City will amend the Zoning Ordinance to allow mobile and manufactured homes in residential zones subject to the requirements of California Health and Safety Code §18500 et seq and Government Code section 65852.3..

SUMMARY / IMPLEMENTATION
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: By December 15, 20262016
Objective: Compliance with State law / provision of lower cost housing
Review and Revise Code: Review Zoning Code (and General Plan) for hindrances including mobile/manufactured dwellings in Single
Family Residential districts and Amend Code as directed DOCUMENTATION and
REPORTING:

Prepare and present recommended revisions semiannually.

CYCLE 6 GOAL:

Zoning Code Revision to allow mobile / manufactured
homes in Single Family Residential Districts. Permit 5
mobile homes in lower-density neighborhoods.

8.3.2 HOUSING AND NEIGHBORHOOD CONSERVATION
While the City must grow, support for existing neighborhoods is equally important. The following programs are aimed at ensuring the long term vibrancy of existing neighborhoods for existing residents.
78) Enhance Code Enforcement:

The City has recently hired a new Code enforcement Official In order to continue working with the community to remedy code violations. Code Enforcement is an important means to ensure that the character and quality of neighborhoods and housing is maintained. The City’s Code Enforcement Committee and Staff will work to:
• Enforce State and local regulations
• Provide targeted code enforcement in older residential neighborhoods, such as areas with higher rates of units in need of rehabilitation and replacement, as well as existing housing for agricultural workers, to address deferred maintenance in housing and infrastructure.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 236 In conjunction with these Code Enforcement activities, the City will provide information to homeowners on rehabilitation assistance, referring property owners to the City’s Residential Rehabilitation Assistance Program.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Police Department
Timeframe: On-going (Continuing Activity)
Objective: Continue to work with the community to remedy code violations.

Enforcement: Identify existing enforcement regulations and their purpose, identify responsible staff with time required to perform enforcement duties, establish clear protocols
for communicating with residents.

DOCUMENTATION and
REPORTING:

Prepare information / Program and present to Planning
Commission for approval. Document enforcement
activities and identified needs from those activities.

CYCLE 6 GOAL:

Effective Code Enforcement Program, supported by
residentsAssist the rehabilitation of 5 non-agriculture housing units as well as targeted code enforcement
actions and assistance for 30 agricultural housing units. 9) Provide Residential Rehabilitation Assistance:

As noted in Chapter 2, Section 2.8.4, the majority of homes in the City , including those within the City’s older residential neighborhoods and in the Historic downtown are structurally sound with consistently improving maintenance and yard care To support the improvement of people with the condition of the community’s existing housing stock, the City intends to provide a maximum of ten (10) deferred loans of up to $15,000 for low and moderate income homeowners. This loan pool will “roll over” as funds are repaid. The loans will be used for exterior repairs, accessibility improvements, and innovations. Advertising for the program will be through PG&E electric bills.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 237
Timeframe: Re-evaluate program to identify achievable goals.

Implementation will be on-going through Planning
Period.

Objective: Implement a Residential Rehabilitation Assistance Program.

Program: Define and coordinate Program to be presented to Planning Commission and City Council and Advertised
through PG&E electric bills upon approval / funding.

DOCUMENTATION and
REPORTING:

Present need, purpose and proposed program to
Planning Commission for discussion and City Council for approval / funding. Document progress. Upon approval
present updates to Planning Commission semi-annually.

CYCLE 6 GOAL: 10 homes in program with operational “roll over” loan pool.

89.3.3 SPECIAL HOUSING NEEDS
As noted above, adequate housing has been addressed to satisfy the Cycle 65 RHNA requirements. Within those requirements moderate and above moderate housing is more than adequately provided for.

Low and Very Low income has been provided before but will continue to be a need in the future. This Section addresses two types of special groups that often fall within the Low and Very-Low Income Groups.
10) Agricultural Employee Housing:

The City is actively involved in facilitating and encouraging the production of farm worker housing. The City will continue to work with non-profit agencies and landowners to provide support / funding for farmworker housing. Also see Program 4.

The City has amended the Zoning Ordinance to ensure that permit processing procedures for agricultural working housing do not conflict with Health and Safety Code §17021.5 which states that agricultural working housing for six or fewer employees should be “deemed a single-family structure with a residential land use designation”, and §17021.6 which states that “no conditional use permit, zoning variance, or other zoning clearance that is not required of any other agricultural activity in the same zone shall be required of employee housing that consists of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household”.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 238 In Cycle 6 the City will work to allow the existing Temporary Seasonal Worker Facility to become permanent and will work to allow Farmworker Housing in Opportunity zones and in the Downtown Addition.

The City shall also ensure that such procedures encourage and facilitate the development of housing for agricultural employees. Please also refer to Programs 2 and

3. SUMMARY / IMPLEMENTATION
Funding Source General Funds
Responsible Agency: Community Development Department, Planning Commission, and City Council
Timeframe: Ongoing
Objective: Create Opportunity Zones, provide for permanent seasonal housing and identify / provide funding for and facilitate the approval of Agricultural Employee Housing projects.

Program: Work with applicant to allow permanent seasonal housing in Opportunty Zone 2. Revise the Land Use
Element and Development Regulations Zoning Code.

DOCUMENTATION and
REPORTING:

Prepare and present Zoning Revisions to Planning
Commission and City Council. Present potential funding
sources to Planning Commission for discussion and
direction for further action. Semi-annual Updates on
general progress.

CYCLE 6 GOAL:

Allow a permanent facility for 364 seasonal employees.

Revise Zoning Code, identify ongoing funding to
subsidize housing for 50 agricultural employees
11) Group Home Program
The City’s intent is to continue to comply with State law, permitting group care facilities, including foster care homes, serving six (6) or fewer persons by right in all residential zones. Group care facilities for seven (7) or more will be conditionally permitted in appropriate zones.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 239
Responsible Agency: Community Development Department
Timeframe: 2025
Objective: Permit residential care facilities in appropriate zones as required by State law.

Program: Review and amend Zoning Ordinance. Provide findings to Planning Commission, upon direction prepare
appropriate Zoning Text revisions.

DOCUMENTATION and
REPORTING:

Report to Planning Commission and City Council.

Provide updates as needed.

CYCLE 6 GOAL:

Ensure that group homes are allowed in residential
districts, including Opportunity Zones, in compliance
with State Law.
80) Zoning for a Variety of Housing Types
The City will update its Zoning Code to accommodate a variety of housing types and comply with State Law.

Permanent Supportive Housing. Allow Permanent Supportive Housing, as defined in Government Code Section 65650, to be a by-right use in all zones where multifamily and mixed-uses are permitted. (California Government Code § 65650, AB 2162) Transitional and Supportive Housing. Amend the Zoning Code to allow for transitional and supportive housing in zones that allow for residential uses, only subject tot those restrictions that apply to other residential dwellings of the same type in the same zone.

Low Barrier Navigation Centers. Allow Low Barrier Navigation Centers to be a by-right use in zones where multifamily and mixed-uses are permitted, including the nonresidential zones where multifamily is permitted. (California Government Code § 65660) Definition of Emergency Shelter. Amend the definition of emergency shelter to include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.

Parking. Amend the parking standards for emergency shelters to require no more than sufficient parking to accommodate all staff working in the shelter.

Accessory Dwelling Units. Upon receipt of HCD’s comments on the City’s ADU Ordinance, update ADU ordinance to address any inconsistencies with State ADU Law.

Single-room occupancy units. Clarify which zones allow for single-room occupancy (SRO) units with appropriate development standards; amend the Zoning Code, as needed.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 240 Residential Care Facilities. Define and allow residential care facilities for six or fewer persons, in accordance with Health and Safety Code Section 1568.0831, and residential care facilities regardless of size, in all zones that permit residential uses of the same type, in accordance with the State’s definition of family.

Farmworker Employee Housing. Consistent with Health and Safety Code Sections 17021.5, 17021.6 and 17021.8, amend the Zoning Code to clarify that farmworker housing is permitted by right, without a conditional use permit, in single-family zones for six or fewer persons and in zones allowing agricultural uses with no more than 12 units or 36 beds, and ensure the City is consistent with State Housing Law streamlining provisions.

Density Bonus. Review and revise the City’s Zoning Code to ensure consistency with State Density Bonus Law.

Senate Bill 330. The City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD, pursuant to Senate Bill 330.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: December 15, 2026
Objective: Amend the City’s Zoning Ordinance as described in the program.

Program: Review and amend Zoning Ordinance. Provide findings to Planning Commission, upon direction prepare appropriate Zoning Text revisions.

DOCUMENTATION and
REPORTING:

Report to Planning Commission and City Council.

CYCLE 6 GOAL:

Ensure consistency with State housing laws, conserve 10 units through more secure zoning. .

89.3.4 FAIR AND EQUAL HOUSING OPPORTUNITIES
9112) Fair Housing Program:

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 241
• Promote awareness for fair housing to individuals and businesses by preparing a Fair Housing pamphlet and distributing it to stakeholders, particularly those in areas subject to higher displacement risk.
• Partner with Monterey County on additional solutions, such as participating in the County’s development of compiling developer lists and materials for missing middle housing.
• Publicize fair housing information by conducting stakeholder meetings and distributing information on Fair Housing.
• Publicize information on organizations who provide fair housing assistance to potential victims of housing discrimination.
• The City has prepared and distributed a Fair Housing flyer, called “What is Fair Housing?” The City has also formed a relation with The Eden Council for Hope and Opportunity (ECHO Housing) to assist residents with fair housing complaints and will meet with similar organizations as they become available. Organizations will be encouraged to be at City Hall ½ day per month to discuss. Flyers have been distributed to the public.
• The City is currently preparing a Stakeholder Survey to obtain information regarding the goals, challenges and day to day realities of providing housing for less advantaged residents of the community
• Formulate an outreach strategy that targets outreach efforts for persons experiencing homelessness. Strategies should include, among other tasks, meeting with homeless individuals in areas this population tend to congregate, as described in Program 4.
• To address elevated displacement risks, the City will adopt a multi-pronged antidisplacement strategy to relieve displacement pressured caused by increased income gap and increasing housing costs. The strategy shall include measures that encourage affordable housing production, work to preserve existing affordable housing, and protect current residents from displacement, particularly in the Downtown Core. The City will examine the feasibility of the following strategies and commit to adopting one or more of the following:
o Production: Increase multi-family residential and mixed-use opportunities throughout the city beyond capacity to meet the RHNA; allow duplexes, triplexes, and multiple JADUs in lower density, higher resource areas. o Preservation: Establish partnership with Home Match Monterey to support and promote housing sharing services; create partnerships with the Housing Authority of the County of Monterey (HACM) to support acquisition of affordable units at-risk of conversion to market rate; identify a code Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 242 enforcement specialist on staff to provide technical assistance and information to property owners of lower income units to address code enforcement issues; seek funding to support rehabilitation of substandard multi-family units; and restrict conversion of existing units occupied by lower-income households to short term rentals.
o Protect Current Residents: Provide a link in the Fair Housing Factsheet and City’s website to the Housing Authority of the County of Monterey (HACM) Portfolio Directory for availability of affordable rental units; partner with nonprofits that serve underserved residents within the City to share information on fair housing and tenant rights; and add first right of refusal for BMR units for displaced residents.
o Engagement: Develop an engagement strategy to disseminate information on tenant protections (e.g., source of income, and State rent stabilization and just cause eviction regulations).
o In developing the strategy, the City shall discuss issues, opportunities and potential anti-displacement measures with the public through community events.
o This strategy will be adopted by December 2026, and subsequently implemented through the end of the planning period.

For place-based strategies:

The City will target 2 public investments in areas of higher displacement throughout the planning period, such as the Downtown Core.

Continue to implement Capital Improvement Plan actions.

For housing mobility:

Program 2 focuses housing in the Downtown Corridor, where the City aims to add at least 50 affordable units.

Program 6 promotes the use of 50 additional housing choice vouchers throughout the City, particularly in areas of relative higher-opportunity.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 243
Program: Obtain and disseminate information from US
Department of Housing and Urban Development (HUD)
and California Department of Fair Employment and
Housing (DFEH). The materials will be provided in Spanish and English and will be published on the City’s website, in the City Manager’s newsletter and in utility bills.

DOCUMENTATION and
REPORTING:

Provide Semi-Annual updates to Planning Commission on
status / success of communications.

CYCLE 6 GOAL:

Create understanding of compliance / respect for Fair
Housing Standards. Assist 25 households at risk of
displacement through the multi-pronged outreach
approach, including production, preservation, and renter protections.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 244 1023) Reasonable Accommodation Ordinance:

The City shall establish a reasonable accommodation procedure (i.e. that does not require a CUP or variance) to assist people with disabilities by ensuring equal access to housing.

Regulations, policies, and practices should not:
• Deny housing based upon the disability of the residents. • Impose special restrictions on disability related services. • Characterize congregate living arrangements as a business. • Impose restrictions on ADA retrofits.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-goingPlanning Commission review and City Council adoption by December 15, 2025
Objective: Ensure Reasonable Accommodation Procedures in City review and approval of accommodations for persons
with disabilities.

Document progress and provide Semi-Annual updates
to Planning Commission.

CYCLE 6 GOAL:

Continue review of City procedures, policies and codes
that provide and facilitate equitable system of Housing approvals for persons with disabilities.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 245
11354) Universal Design:

Universal design is based on the idea that throughout life, all people experience changes in their physical capabilities. The goal of universal design is to design environments to be usable by all people, to the greatest extent possible, throughout their lifetime without the need for adaptation or specialized design. Examples of Universal Design Features include:
• Entrances to homes without steps.
• Hallways and doors that comfortably accommodate strollers and wheelchairs. • Lever door handles and doors of the appropriate weight. • Electrical outlets that can be accessed without having to move furniture. • Rocker action light switches to aid people with a loss of finger dexterity. • Showers that can accommodate a wheel chair, and that have adjustable showerheads to accommodate people of different heights. • Kitchens with varying counter heights.

The City shall meet with homebuilders to identify and encourage the use of elements of universal design in new construction and remodels that do not increase housing costs.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing.

Objective: Provide homes in new developments that are capable of accommodating residents throughout life as their
physical capabilities change.

Program: Meet with homebuilders. Identify barriers to Universal Design and potential solutions that the City can
participate in.

DOCUMENTATION and
REPORTING:

Present concept / Program to Planning Commission,
present examples that define Universal Design. Meet
with Development Community to discuss potential.

Document research and discussions and update
discussions Semi-Annually.

CYCLE6 GOAL: Include homes with Universal Design features in each new development.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 246

89.3.5 ENERGY CONSERVATION
1245) Efficient Land Use:

As part of its Land Use Element Update , the City shall emphasize efficient land use and development patterns that conserve resources. This target will be achieved, in large measure, through the introduction of three Opportunity Zones. These Zones will be at the west and east ends of Broadway and at the intersection of First Street with US 101. Theses Zones will emphasize the development of higher-density development in the vicinity of major transit nodes, provide for pedestrian-oriented development patterns, and preserve open space areas. These strategies are intended to reduce energy consumption , conserve land and water resources and provide opportunity for walkability and affordable housing to a larger segment of King City residents.

SUMMARY / IMPLEMENTATION
Funding Source General Fund / SB 2 Grant
Responsible Agency: Community Development Department
Timeframe: By December 15, 20252023
Objective: Amend Land Use Element to include three Opportunity Zones. Amend Development Regulations to allow
increased density and intensity.

Program: Continue discussions with Planning Commission.

Prepare Land Use Plan and Development Regulations as
directed.

DOCUMENTATION and
REPORTING:

After public review, present amendments to Planning
Commission and City Council for approval.

CYCLE 5 GOAL:
“Refreshed“ General Plan that guides efficient use of
resources and land.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 247
1356) Smart Planning Incentives:

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-goingBy Dec. 2025
Objective: Increase applications for Smart Planning Funds.

Program: Prepare and present proposed Program to City Manager and Planning Commission to improve competitiveness.

Identify sources of funding and ways to support
applications.

DOCUMENTATION and
REPORTING:

Document actions / progress and update Planning
Commission Semi-Annually.

CYCLE 6 GOAL:
20 Units to receive funds for Affordable Housing / Smart Planning.
1467) Energy Efficient Housing:

Support the California Energy Commission energy efficiency requirements in new housing and encourage the installation of energy saving devices in pre-1990 housing.

Program: Prepare and present proposed Program to City Manager and Planning Commission. Identify sources of funding
for energy retrofits and provide informational support
to contractors and homeowners using Website and
Manager’s Newsletter.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 248 DOCUMENTATION and
REPORTING:

Document actions / progress and update Planning
Commission Semi-Annually.

CYCLE 6 GOAL:
20 pre-1990 Units retrofitted. Culture of energy
efficiency.The City shall connect at least 25 pre-1990’s homes with information regarding energy efficient
housing and relevant retrofits.
1578) Energy And Water Conservation:

Continue to monitor energy and water usage in the City and investigate other appropriate programs to conserve these and other natural resources.

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Reduce residential (and commercial) water use in conformance with State Guidelines and reduce the
overall energy usage in the City.

Program: Work with CalWater to Identify and address City inefficiencies in water use / transport. Explore any
system upgrades that additional units in the Downtown
Core may require
DOCUMENTATION and
REPORTING:

Review and Implement most recent CalWater Urban
Water Management Plans. Define specific Policy
regarding property owner well drilling. Document
discussions with business owners / developers. Update
Planning Commission Annually
CYCLE 6 GOAL:

Reduce water and energy usage to levels below state
requirements. Achieve culture of efficiency /
conservation. Assist 50 households and commercial
enterprises with water conservation strategies, as
identified in the CalWater Urban Water Management
Plans.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 249
16819) Green / Sustainable Building:

The City shall support and encourage Green Building design standards in new construction and redevelopment to promote increased energy conservation. The City should establish regulations requiring the development of environmentally sustainable buildings. Possible targets include:
• LEED™ certification for commercial new buildings 10,000 square feet or larger • LEED™ certification for new Mixed Use Specific Plans
• “Environmentally Sustainable Design” in all new development

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing
Objective: Achieve increased energy efficiency / sustainability in all new projects
Program: Prepare and present proposed Program to City Manager and Planning Commission. Review existing policy and
regulatory documents to include “green and
sustainable” guidance / standards. Include policy
regarding electric recharge stations. Present proposed
changes to City Manager and Planning Commission.

Make changes as directed and present for approval.

DOCUMENTATION and
REPORTING:

Document and Update Progress on Annual basis.

CYCLE 6 GOAL:

Review General Plan, Zoning Ordinance, Subdivision
Regulations, Design Guidelines to identify potential
updates direction regarding “green and sustainable”
growth.
.
17) Improve Access to Resources
The City shall take the following actions to improve access to resources and opportunities citywide, but with an emphasis on older neighborhoods and areas at a higher displacement risk:
• Work with the Monterey-Salinas Transit district to assess any improvements to accessing transit. For example, this collaboration Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 250 could include meeting with MST to formulate improvements to sidewalks, pedestrian crossing, and other improvements to increase ridership and accessibility in the City.
• Prioritize projects that facilitate place-based revitalization such as those in the Capital Improvement Plan, but also projects outside the CIP to improve parks, rehabilitate or repair roads, and increase Safe Routes to School. The City will target to complete at least one improvement a year, whether that be projects in the CIP or those spurring from collaboration with other regional entities. • On an annual basis, review available funding opportunities and apply for funding an average of once per year, as funding is available, in order to improve active transportation, transit, and parks infrastructure prioritizing projects in areas of elevated displacement risk. • Ensure program availability and funding announcements are made available in Spanish.
• Facilitate place-based revitalization and promote healthy environments for new housing by continuously evaluating methods to provide or enhance transitional buffers between residential and agricultural uses and highways, working with developers as projects are proposed to mitigate impacts associated with emissions from agricultural industries and traffic, and facilitating access to healthy outdoor spaces. Complete this evaluation by December 2026 and conduct at least one project to reduce exposure during the planning period.
• Recruit at least two community members from areas with elevated displacement risk to serve on local decision-making bodies, such as boards, committees, or tasks forces as opportunities arise.

SUMMARY / IMPLEMENTATION
Funding Source General Fund; grant funding
Responsible Agency: Community Development Department
Timeframe: Ongoing; specific timeframes in actions
Objective: Promote place-based strategies for community revitalization
DOCUMENTATION and
REPORTING:

Document and Update Progress on Annual basis.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 251
CYCLE 6 GOAL:

One improvement to improve transit access; generally,
one improvement a year aimed at place-based
revitalization in areas of elevated displacement risk; two members from areas of elevated displacement risk on
boards, committees.
18) Housing Mobility
The City will undertake several actions aimed at increasing housing choice and housing mobility throughout the City. The actions are as follows:
• The City has gone above meeting its RHNA requirements by adding a buffer of 159 units to meet the lower-income RHNA.
• The City will prioritize the construction of ADUs in newer areas of the community by proactively reaching out to homeowners to distribute information on ADUs. The City already has pre-approved ADU plans and will market in areas of relative higher opportunities on an ongoing basis with the goal of achieving 50% of the ADUs in areas of relative higher opportunity.
• The City will develop additional incentives to support ADU construction such as financial assistance (from state programs if available) to assist lower-income homeowners with construction, fee deferrals or fee waivers no later than December 2026.
• In conjunction with Program 9, the City could, as part of its antidisplacement strategy, increase residential opportunities in established neighborhoods by providing flexible development standards and incentives such as JADUs.

SUMMARY / IMPLEMENTATION
Funding Source General Fund; grant funding
Responsible Agency: Community Development Department
Timeframe: Ongoing; specific timeframes in actions
Objective: Promote housing mobility throughout the community; in addition to 70 ADUs to meet RHNA, target an
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 252 additional 15 units specifically for lower-income
homeowners.

DOCUMENTATION and
REPORTING:

Document and Update Progress on Annual basis.

CYCLE 6 GOAL:

Focus at least 50% of ADUs in areas of relative higher
opportunity (35 ADUs). Provide additional incentives for lower-income homeowners to support 15 ADU
developments.

19) Preservation of At-Risk Housing Units
Preserving the existing affordable housing stock is a cost-effective approach to providing affordable housing in King City. The City must guard against the loss of housing units available to lower-income households. There are 84 units at-risk of converting to non-low-income uses during the planning period. For complexes at risk of converting to market rate, the City shall:
 Contact property owners of units at risk of converting to market-rate housing within one year of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing.
 Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.  Reach out to agencies interested in purchasing and/or managing at-risk units.
 Assist with funding, including supporting funding applications and other technical assistance, on at least one funding application per year, as NOFAs are available.
 Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.

SUMMARY / IMPLEMENTATION
Funding Source General Fund; grant funding; LIHTC
Responsible Agency: Community Development Department
Timeframe: Ongoing; specific timeframes in actions
Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs 253
Objective: Preserve 84 housing units from converting to non-lowincome uses.

DOCUMENTATION and
REPORTING:

Document and Update Progress on Annual basis.

89.4 QUANTIFIED OBJECTIVES
It is the City’s goal to further the provision of affordable, safe, efficient, and accessible housing to its residents during the Cycle 6 time period as identified in this Housing Element Update. This includes providing affordable housing to extremely low-, very low-, low- and moderate-income persons and households who experience housing cost burdens, live in deteriorated units, or require services to maintain a satisfactory lifestyle. Chapter 4 6 addresses the City’s ability to meet its 2021-2033 RHNA requirement.

Chapter 8 Programs, as identified above, are anticipated to provide a solid base for redevelopment of underutilized parcels, optimization of existing “in-town” parcels in keeping with the character of the City of King and sensitive but efficient use of vacant land at City boundaries. These Programs are also anticipated to leverage existing sources of support to create and maintain affordable housing and encourage wise use of water and energy. Implementation of the housing programs is anticipated to result in the construction, rehabilitation and conservation of units as shown in Table 89.7.1.

Many of the Programs identified in this Chapter have to do with improvements to and quality of development as well as with funding to subsidize construction and rent.

The new units identified in Table 8.1 are in addition to those identified in Chapter 4 and are primarily focused on providing housing opportunities for lower income residents, particularly agricultural employees.

TABLE 98.4.1 SUMMARY OF QUANTIFIED OBJECTIVES
Extremely Low Very Low Low Moderate Above Moderate Total New Construction 50 71 134 95 69 419
Rehabilitation 5 35 40
Conservation/Preservation 55 4054 4455 25 25 21484
Note: Does not include seasonal farmworker accommodations – 364 beds.

Adopted December 12, 2023 Chapter 9. Goals, Policies and Programs

City of King Housing Interim Housing Element 2023-2031 254 RESOLUTION NO. 2025-340

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF KING

RECOMMENDING CITY COUNCIL ADOPT A GENERAL PLAN AMENDMENT TO REPEAL THE 2015-2023 HOUSING ELEMENT
AND
ADOPT THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE PERIOD OF 2023- 2031 IN COMPLIANCE WITH STATE HOUSING ELEMENT LAW,
AND

DETERMINE THE HOUSING

ELEMENT IS EXEMPT FROM THE CALIFORNIAL ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA SECTION 15162 AND 15164
WHEREAS, local governments are authorized by Government Code section 65350 et seq. to prepare, adopt, and amend general plans; and
WHEREAS, Government Code section 65580 et seq. requires cities to update their Housing Elements on a regular basis; and
WHEREAS, an update to the Housing Element of the King City General Plan for the 2023- 2031 planning period has been initiated and prepared by the City of King City; and WHEREAS, the 2023-2031 Housing Element update leaves the General Plan internally consistent; and
WHEREAS, the staff report and supporting materials accompanying this resolution are found to be true, are adopted as Facts and Findings, and are incorporated by reference in this resolution; and
WHEREAS, pursuant to State Law, the Draft 2023-2031 Housing Element was submitted to the California Department of Housing and Community Development ("HCD") on December 13, 2023; and
WHEREAS, on March 15, 2024, the City received a letter from HCD providing its findings regarding the Draft Housing Element; and
WHEREAS, on October 17, 2024, submitted a revised draft Housing Element, along with revisions on December 4, 2024, that included additional information and data; and WHEREAS, on December 6, 2024, the City received a letter from HCD stating the draft Housing Element meets statutory requirements; and
WHEREAS, on January 8, a public hearing was properly noticed in the King City Rustler newspaper advertising a public hearing on January 21, 2025; and WHEREAS, on January 21, 2025, the Planning Commission held a public hearing on the proposed amendments and took all public comment before unanimously recommending City Council adoption of the amendments; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act (Public Exhibit 3
Resources Code section 21000 et seq.; "CEQA") and the CEQA Guidelines (Title 14 California Code of Regulations section 15000 et seq.), the City has determined that the proposed action is exempt per Section 15162 and 15164 no major revisions to these environmental documents are required for approval of the project.

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of King City, exercising its independent judgment as follows:

SECTION 1: The above recitals are true and correct and incorporated herein by reference.

SECTION 2: The Planning Commission recommends City Council find the General Plan Amendment is consistent with and achieves the objectives prescribed in King City Municipal Code.

SECTION 3: The Planning Commission recommends City Council find the updated Housing Element consistent with California Government Code Section 65300 and State of California General Plan Guidelines.

SECTION 4: The Planning Commission recommends City Council adopt the proposed General Plan amendments which adopts the Housing Element 2023 - 2031 at their regular meeting of February 11, 2025.

SECTION 5: This resolution is effective immediately upon adoption.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of King recommends the City Council to adopt the proposed amendments to the King City General Plan and authorizes the City Manager to make non-substantive modifications to the Housing Element, subject to approval as to form by the City Attorney, as may be required by the State Department of Housing and Community Development to achieve certification.

This resolution was passed and adopted this 21 st day of January 2025, by the following vote:

AYES: �uc.k.) LovJf._1-...) �.\-oye_\\, J w '\:>OY""'\
NAYS:

ABSENT: J'A..e__n.0-JL'l.,
ABSTAIN: . . �
DAVll�ifm:�RSoN
�

SONNE, SECRETARY TO THE PLANNING COMMISSION
RESOLUTION NO. 2025-5026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF KING ADOPTING A GENERAL PLAN AMENDMENT TO REPEAL THE 2015-2023 HOUSING ELEMENT AND ADOPT THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE PERIOD OF 2023- 2031 IN COMPLIANCE WITH STATE HOUSING ELEMENT LAW, AND DETERMINE THE

HOUSING ELEMENT IS EXEMPT FROM THE CALIFORNIAL ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA SECTION 15162 AND 15164
WHEREAS, local governments are authorized by Government Code section 65350 et seq. to prepare, adopt, and amend general plans; and
WHEREAS, Government Code section 65580 et seq. requires cities to update their Housing Elements on a regular basis; and
WHEREAS, an update to the Housing Element of the King City General Plan for the 2023- 2031 planning period has been initiated and prepared by the City of King City; and WHEREAS, the 2023-2031 Housing Element update leaves the General Plan internally consistent; and
WHEREAS, the staff report and supporting materials accompanying this resolution are found to be true, are adopted as Facts and Findings, and are incorporated by reference in this resolution; and
WHEREAS, pursuant to State Law, the Draft 2023-2031 Housing Element was submitted to the California Department of Housing and Community Development ("HCD") on December 13, 2023; and
WHEREAS, on March 15, 2024, the City received a letter from HCD providing its findings regarding the Draft Housing Element; and
WHEREAS, on October 17, 2024, submitted a revised draft Housing Element, along with revisions on December 4, 2024, that included additional information and data; and WHEREAS, on December 6, 2024, the City received a letter from HCD stating the draft Housing Element meets statutory requirements; and
WHEREAS, on January 21, 2025, the Planning Commission held a public hearing on the proposed amendments and took all public comment before unanimously recommending City Council adoption of the amendments; and
WHEREAS, on January 29, 2025, a public hearing was properly noticed in the King City Rustler newspaper advertising a public hearing on February 11, 2025; and WHEREAS, pursuant to the provisions of the California Environmental Quality Act (Public Resources Code section 21000 et seq.; "CEQA") and the CEQA Guidelines (Title 14 California Code of Regulations section 15000 et seq.), the City has determined that the proposed action is exempt per Section 15162 and 15164 no major revisions to these environmental documents are required for approval of the project.

EXHIBIT 4
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of King City, exercising its independent judgment as follows:

SECTION 1: The above recitals are true and correct and incorporated herein by reference.

SECTION 2: The City Council finds that the General Plan Amendment is consistent with and achieves the objectives prescribed in King City Municipal Code.

SECTION 3: The City Council finds the updated Housing Element consistent with California Government Code Section 65300 and State of California General Plan Guidelines.

SECTION 4: The Planning Commission recommended adoption of the proposed amendments to the City Council of the City of King at their regular meeting of January 21, 2025.

SECTION 5: This resolution is effective immediately upon adoption.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of King hereby adopts the proposed amendments to the King City General Plan Housing Element as Attachment 1 and authorizes the City Manager to make non-substantive modifications to the Housing Element, subject to approval as to form by the City Attorney, as may be required by the State Department of Housing and Community Development to achieve certification.

This resolution was passed and adopted this 11th day of February 2025, by the following vote:

AYES, Council Members:

NAYS, Council Members:

ABSENT, Council Members:

ABSTAIN, Council Members:

APPROVED:

Mike LeBarre, Mayor
ATTEST:

Erica Sonne, City Clerk
APPROVED AS TO FORM:

Roy Santos, City Attorney

THE CITY OF KING
2023 - 2031H OUSING E LEMENT
Adoption Draft
December 2024
City Hall, 212 S. Vanderhurst Avenue, City of King, CA 93930 ATTACHMENT 1
t o E XHIBIT 4

CITY OF KING
2023-2031 HOUSING ELEMENT
Interim Element (adopted December 12, 2023)
Final Revisions Adopted (XXX, 2024)
City of King
212 S. Vanderhurst Avenue
City of King, CA 93930

i City of King 2023-2031 Housing Element

TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION 1

1.1 Introduction 1

1.2 The City of King 2021-2031 Housing Element 1
SUMMARY OF APPROACH AND STATUS OF RHNA COMPLIANCE 2

1.3 Purpose and Content 2

1.4 Housing Element Update Process 3
STATE LAW AND LOCAL PLANNING 3

1.5 Consistency with State Law 3

1.6 General Plan Consistency 4

1.7 Relationship to Other Plans and Programs 6

1.8 Housing Element Organization 6

1.9 Data Sources 7
CITIZEN PARTICIPATION 7

1.10 Public Participation 7

1.11 Community Surveys 8

1.12 Planning Commission and City Council Update and Discussion Sessions 9

1.13 Planning Commission and City Council Approval Sessions 12 CHAPTER 2: EXISTING CONDITIONS 13

2.1 Introduction 13

2.2 Population 13

2.3 Households 14

2.4 Race / Ethnicity 19

2.5 Age 20

2.6 Gender 21

2.7 Employment And Income 22

2.8 Housing Characteristics 26

2.9 Housing Affordability 32

2.10 Overpayment 42

2.11 Assisted Housing Developments “At Risk” Of Conversion 47

2.12 Opportunities For Energy Conservation 50
City of King 2023-2031 Housing Element ii
CHAPTER 3: SPECIAL HOUSING NEEDS 51

3.1 Persons With Disabilities 51

3.2 Elderly 54

3.3 Large Households 56

3.4 Female Headed Households 57

3.5 Agricultural employees 58

3.6 People In Need Of Emergency Shelter 61
CHAPTER 4: FAIR HOUSING ASSESSMENT 63

4.1 Introduction 63

4.2 Zoning and Development Patterns 63

4.3 Concentrated Areas of Poverty and Affluence 78

4.4 Disproportionate Housing Needs, including Displacement 88

4.5 Enforcement and Outreach Capacity 100

4.6 Identified Sites and Affirmatively furthering Fair Housing 104

4.7 Contributing Factors to Fair Housing Issues 114

4.8 Goals, Actions, Milestones, and Metrics 115
CHAPTER 5: PROJECTED HOUSING NEEDS 116

5.1 Regional Housing Needs 116
CHAPTER 6: SITES INVENTORY AND ANALYSIS 118

6.1 Approved Projects and Housing Units To Meet the RHNA 119 Building Permits Issued 119

6.2 Approved Specific Plans and Projects 119

6.3 Realistic Development Potential 123

6.4 Accessory Dwelling Units 124

6.5 Meeting the RHNA 124

6.5 Future Opportunity Areas 126

6.6 Typical Densities Of Development 126

6.7 Infrastructure Capacity 126
CHAPTER 7: GOVERNMENTAL CONSTRAINTS 128

7.1 Land Use Government Constraints 128

7.2 General Plan 129

7.3 Zoning Ordinance 130

7.4 Development Standards: 136
iii City of King 2023-2031 Housing Element

7.5 City and Other Government Regulations 145

7.6 On And Offsite Improvement Standards 145

7.7 Building And Housing Codes 147

7.8 Housing Design For Persons With Disabilities 147

7.9 Permit Fees and Development Processing 150

7.10 Local Processing And Permit Procedures 153

7.11 Infrastructure Constraints 157

7.12 Non-Governmental Constraints 159

7.12 Environmental Constraints 162

7.13 Agricultural Land 167

7.14 Summary 168

7.15 Home Financing 168
CHAPTER 8: CYCLE 5 PROGRAMS – PROGRESS TOWARD IMPLEMENTATION 170

8.1 Summary of Progress 170
CHAPTER 9: GOALS, POLICIES AND PROGRAMS 183

9.1 Goals, Policies & Programs 183

9.2 Land use and zoning amendments and revisions 186

9.3 6th Cycle Programs 186

9.4 Quantified Objectives 210

APPENDICES
APPENDIX A: Community Outreach
APPENDIX B: Proposed Opportunity Zones
APPENDIX C: Sources
City of King 2023-2031 Housing Element iv
TABLES
Table 2.2.1 Population Growth Trends 13
Table 2.3.1 Household Growth Trends (2010, 2018, 2015, 2021) 14 Table 2.3.2 Households Size Distribution 15
Table 2.3.3 Households by Tenure (2010, 2015, 2021) 15
Table 2.3.4 Tenure by Age of Householder 2018, 2021 16
Table 2.3.4.1 Tenure by Age of Householder 2000, 2013 16 Table 2.3.5 Household by Head 17
Table 2.3.5.1 Household by Head 18
Table 2.4.1 Race / Ethnicity 2015, 2018, 2021 20
Table 2.5.1 Age Distribution 21
Table 2.6.1 Gender Comparison 2015, 2018, 2021 21
Table 2.7.1 Employment by Industry 22
Table 2.7.2 Major Employers 23
Table 2.7.3 Historical Employment 2015 – 2021 24
Table 2.7.4 Median Household Income by Size 2021 25
Table 2.7.5 Median Household Income by Age 2021 25
Table 2.7.6 Median Household Income 2010, 2021 25
Table 2.8.1 Housing Inventory by Unit Type 26
Table 2.8.2 Housing Units by Building Type 26
Table 2.8.3 Age of Housing Stock – Occupied Units 27
Table 2.8.4 Condition of Housing Stock 27
Table 2.8.5 Occupancy Status 2015 and 2021 28
Table 2.8.5.1 Occupancy Status 2000 and 2013 29
Table 2.8.7 Vacancy Types 2015 and 2021 30
Table 2.8.8 Overcrowded Households: 2021 31
Table 2.8.9 Overcrowded Households: 2015 31
Table 2.8.10 Overcrowded Households: 2013 31
Table 2.8.11 Overcrowded Households: 2000 32
Table 2.9.1 Median Home Price / Gross Rent (2015 - 2021) 33 Table 2.9.1.1 Median Home Price / Gross Rent (2000 - 2013) 33 Table 2.9.2 Median Home Prices (2015 – 2021) 33
Table 2.9.2.1 Median Home Prices (2009 – 2013) 33
Table 2.9.3. Occupied Housing Units by Cost (2018 – 2021) 33 Table 2.9.3.1 Occupied Housing Units by Cost (2010 – 2013) 34 Table 2.9.4 Gross Rent as Percentage of Household Income (2015—2021) 35 Table 2.9.4.1 Gross Rent as Percentage of Household Income (2010 – 2013) 35 Table 2.9.5 Monthly Owner Costs as Percentage of Household Income (2015 – 2021) 35 Table 2.9.5.1 Monthly Owner Costs as Percentage of Household Income (2010 – 2013) 36 v City of King 2023-2031 Housing Element
Table 2.9.6 Extremely Low- Income Households (2019 – 2022) 38 Table 2.9.6.1 Extremely Low-Income Households (2000 – 2012) 38 Table 2.9.7 Housing: Payment Limits per Monterey County Median (AMI) 39 Table 2.9.7 Housing: Payment Limits per Monterey County Median (AMI), Continued 40 Table 2.9.8 Housing: Payment Limits per City of King Median Income 41 Table 2.10.1 Housing Cost as a Percentage of Household Income, by Owners (2015 -2021) 42 Table 2.10.1.1 Housing Cost as a Percentage of Household Income, by Owners (2000 – 2013) 43 Table 2.10.2.1 Housing Cost as a Percentage of Household Income, by Renters (2015 – 2021) 44 Table 2.10.2.2 Housing Cost as a Percentage of Household Income, by Renters (2000 – 2013)44 Table 2.10.3 City of King: Overpayment by Income Category (Cycle 6) 46 Table 2.10.3.1 City of King: Overpayment by Income Category (Cycle 5) 46 Table 2.11.1 Inventory of HUD Assisted Housing 48
Table 2.11.2 Affordable Housing Subsidy Calculations 49 Table 3.1.1 Disabilities 2015 and 2021 52
Table 3.1.1.1 Disabilities 2000 and 2013 52
Table 3.2.1 Tenure by Age of Householder (2015-2021) 54 Table 3.2.1.1 Tenure by Age of Householder (2000-2013) 55 Table 3.2.2 Elderly Below Poverty Level 2015 and 2021 55 Table 3.2.2 Elderly Below Poverty Level 2000 and 2013 55 Table 3.3.1 Household Size by Tenure (2015 – 2021) 57
Table 3.3.1.1 Household Size by Tenure (2000—2013) 57
Table 3.4.1 Female Headed Households (2015 – 2021) 57
Table 3.4.1.1 Female Headed Households (2000 – 2013) 58 Table 3.5.1 Agricultural employees, Monterey County 2013 and 2017 61 Table 4.2.1: Population by Race/Ethnicity as a Percentage of the Total Population, 2021 65 Table 4.2.2: Population by Disability Type 68
Table 4.2.3: Population By Family Status 71
Table 4.2.4: Farmworker Housing in King City 73
Table 4.2.5: H-2A Housing with active Permits 73
Table 4.2.6: Median Income by Jurisdiction, 2020 75
Table 4.2.7: Poverty Rate, 2020 75
Table 4.3.1: School Performance 82
Table 4.3.2: AllTransit Scores 84
Table 4.4.1: Households Experiencing Housing Cost Burden 89 Table 4.4.2: Households Experiencing Overcrowding 93
Table 4.5.1: Compliance with Fair Housing Laws 102
Table 4.6.1: Residential Unit Capacity by Census Tract in King City 105 Table 4.6.2: Housing Units by Building Type 113
Table 4.6.3 Households by Tenure 113
Table 4.7.1: Factors Contributing to Fair Housing Issues 114 Table 4.8.1 Summary of Goals, Actions, Milestones, and Metrics to Meet Fair Housing 115 City of King 2023-2031 Housing Element vi
Table 5.1.1 RHNA Allocation 2015-23 and 2023-31 116
Table 5.1.2 Income Limits Monterey County (2022) 117
Table 5.1.3 Income Limits Monterey County (2014) 117
Table 6.1.1 building permits Issued after June 30, 2023 119 Table 6.1.2 Specific Plan and Project Capacity 121
Table 6.2.1 Vacant Parcels/Site Capacity 122
Table 6.3.1 Realistic Capacity Project Examples, City of King 123 Table 6.5.1 Summary of Residential Capacity Compared to the 6th Cycle RHNA 124 Table 7.2.1 General Plan Land Use Designations 129
Table 7.3.1 Zoning Districts Permitting Residential Uses 134 Table 7.3.2 Residential Zoning District Development Standards – Residential Zoning 136 Table 7.3.3 Residential Zoning District Development Standards – Commercial and Industrial Zoning 138
Table 7.3.4 Cumulative Impacts Analysis, Multifamily Zones 139 Table 7.3.5 ADU Unit Standards 142
Table 7.4.1 Parking Requirement by Land Use 146
Table 7.6.1 Constraints on Housing for Persons with Disabilities 148 Table 7.7.1 Permitting and Processing Fees, FY 2024 151 Table 7.7.2 Proportion of City Fee in Overall Construction Cost Residential Development 152 Table 7.8.1 Typical Development Timeline City of King 153 Table 7.8.2 Timelines for Permit Procedures 156
Table 7.11.1 Development Cost for Single Family Homes 161 Table 7.11.2 Development Cost for 4-6 Unit Apartment Complex 162 Table 8.1.1 Meeting the 5th Cycle RHNA 170
Table 8.1.2 Cycle 5 (previous) and Cycle 6 (Current) Programs 173 Table 8.1.3: Evaluation of Previous Housing Element (Cycle 5) Programs 175 Table 9.3.1: Cycle 6 Programs 186
Table 9.4.1 Summary of Quantified Objectives 211
vii City of King 2023-2031 Housing Element
Figures
Figure 4.2.1: Predominant Population, Monterey County 66 Figure4.2 2: Rates of Disability, Monterey County 69
Figure 4.2.3: Percentage Of Children In Female-Headed Households, Monterey County 72 Figure 4.2.4: Median Income by Census Tract, Monterey County 76 Figure 4.2.5: Poverty Rate by Census Tract, Monterey County 77 Figure 4.3.1: TCAC Opportunity Areas, 2023, Monterey County 80 Figure 4.3.2: CalEnviroScreen Percentile, Monterey County 87 Figure 4.4.1: Rate of Homeowner Overpayment, Monterey County 90 Figure 4.4.2: Rate of Renter Overpayment, Monterey County 91 Figure 4.4.3: Households Experiencing Overcrowding, Monterey County 94 Figure 4.4.4: Risk of Displacement, Monterey County 97
Figure 4.4.5: Fire Hazard Areas, Monterey County 98
Figure 4.4.6: FEMA Flood Hazard Areas, Monterey County 99 Figure 4.6.1: Census Tracts in King City 107
Figure 5.4.1 Vacant Land Map 125
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Chapter 1. Introduction
1 City of King 2023-2031 Housing Element
CHAPTER 1: INTRODUCTION

1.1 INTRODUCTION
California law recognizes the vital role local governments play in the supply and affordability of housing. Each local government in California is required to adopt a comprehensive, long- term General Plan for the physical development of the city or county. In compliance with Government Code, Title 7, Division 1, Chapter 3, Article 10.6, a Housing Element is to be adopted as one of the seven mandated elements of the General Plan. Housing Element law, first enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. The State Legislature has found that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order.” (California Government Code §65580(a)). The Housing Element establishes goals, policies and programs to facilitate and encourage the provision of safe, adequate housing for its current and future residents of all income levels. California’s housing-element law acknowledges that, in order for the private market to adequately address the housing needs and demand of Californians, local governments must adopt plans and regulatory systems that provide opportunities for (and do not unduly constrain), housing development.

The Housing Element differs from other required elements in that the State mandates that it include specific information and analyze population and housing trends. Also, unlike other General Plan elements, the Housing Element must be submitted to the California State Department of Housing and Community Development ("HCD") for review and certification.

1.2 THE CITY OF KING 2021-2031 HOUSING ELEMENT
The greatest areas of existing housing need in the City of King continue to be the provision of apartments for renters and the provision of affordable townhomes and condominiums for young families and seniors, followed closely by more affordable housing for families. A large share of the population still earns lower incomes, as evidenced by significant levels of overcrowding and overpayment. It is anticipated that job growth will bring a need for more affordable/work force housing to accommodate the agricultural industry, wholesale/retail industry, and some business services. However, there will also be a need to continue to provide single-family housing opportunities for higher income earners.

1. The City of King faces several key housing issues: Providing housing affordable to all segments of the population, including agricultural employees and seniors.

2. Preserving the quality of the housing stock;
Chapter 1. Introduction
City of King 2023-2031 Housing Element 2

3. Providing adequate residential sites to accommodate the City’s future housing needs; and

4. Achieving a balance between employment and housing opportunities.

Pursuant to California Government Code §65588 (e)(c)(3) the planning period for this Housing Element extends from December 31, 2023 through December 31, 2031. This Element identifies strategies and programs that focus on:

1. Conserving and improving existing affordable housing;

2. Providing adequate housing sites;

3. Assisting in the development of affordable housing;

4. Minimizing governmental and other constraints to housing development;

5. Promoting equal housing opportunities; and

6. Encouraging efficient use of land and energy resources in relationship to residential development.

SUMMARY OF APPROACH AND STATUS OF RHNA COMPLIANCE
Through Cycle 5, King City has been diligent to move toward the provision of additional housing for lower income residents. Also, during Cycle 5, homes that were previously approved have been built, a previously approved Specific Plan moved toward construction and affordable, agricultural worker facilities were opened. Largely because of the consistent move toward approval and construction of these types of projects, King City is well able to meet the Cycle 6 RHNA requirement.

Also In Cycle 5, the concept for “intensification” in the Downtown Core was introduced, evaluated and discussed. As a result, three “Opportunity Zones” have been identified. The amendment to the Land Use Element has begun. It and accompanying amendments to the Development Regulations will be accomplished in early 2024. It should be noted that the units to be possible in the Opportunity Zones are NOT required to meet the Cycle 6 RHNA requirement.

This Housing Element provides insight into the housing and economic condition in the City, recaps some of the progress during Cycle 5 and looks forward to the progress and projects that will be accomplished in Cycle 6 – through the remainder of this decade.

1.3 PURPOSE AND CONTENT
The City of King Housing Element addresses housing opportunities for present and future residents through 2031 and provides the primary policy guidance for local decision-making as it relates to housing. The Housing Element has a shorter planning period than the other General Plan elements and is the only General Plan element that requires review and certification by the State of California.

Chapter 1. Introduction
3 City of King 2023-2031 Housing Element
The Housing Element provides a detailed analysis of the city’s demographic, economic, and housing characteristics as required by State Law. The Element also provides an evaluation of the City’s progress in implementing past policies and programs related to housing production, preservation, and conservation. Based on the community’s housing needs, available resources, constraints and opportunities for housing production and preservation, and its past performance, the Housing Element identifies goals, policies, and programs that address the housing needs of present and future residents. The goals, policies, and programs are included in the Housing Element Policy Document.

1.4 HOUSING ELEMENT UPDATE PROCESS
The housing goal for the State of California is for every Californian to have access to a decent home and suitable living environment. Recognizing the important role that local governments play in pursuit of this goal, the Legislature has mandated that all cities and counties prepare a Housing Element as part of their comprehensive General Plan (California Government Code §65302 (c)).

This Housing Element update covers the planning period from 2023-2031 (Cycle 6). State planning law mandates that jurisdictions within the Association of Monterey Area Governments ("AMBAG") region update and adopt their Housing Element by December 31, 2023. A grace period for HCD approval is allowed. It isintended that this Housing Element be reviewed annually and updated and modified not more than every eight (8) years in order to remain relevant and useful, to review past efforts and to reflect the community’s changing housing needs.

STATE LAW AND LOCAL PLANNING

1.5 CONSISTENCY WITH STATE LAW
The Housing Element is one of the required General Plan elements, as articulated in § 65580 to 65589.8 of the California Government Code. State Law requires that each jurisdiction’s housing element consists of, “an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing.” The Housing Element plans for the provision of housing for all economic segments of the population.

As required by State Law (California Government Code §65583 (a)) the assessment and inventory for this Element includes the following:
• Analysis of population and employment trends and projections, and a quantification of the City’s existing and projected housing needs for all income levels. This analysis of existing and projected needs includes the City of King’s share of the regional housing need.

Chapter 1. Introduction
City of King 2023-2031 Housing Element 4
• Analysis and documentation of household characteristics, including level of payment compared to ability to pay; housing characteristics, including overcrowding; and housing stock condition.
• An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment; and an analysis of the relationship of zoning, public facilities, and services to these sites.
• Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures.
• Analysis of local efforts to remove governmental constraints. • Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. • Analysis of any special housing needs for the elderly; persons with disabilities, including developmental disabilities; large families; agricultural employees; families with female heads of households; and families and persons in need of emergency shelter. • Analysis of opportunities for residential energy conservation. • Analysis of “at-risk” assisted housing developments that are eligible to change from lowincome housing uses during the next 10 years. • Analysis of potential methods to Affirmatively Further Fair Housing, with support analysis.

1.6 GENERAL PLAN CONSISTENCY
The California Government Code requires internal consistency among the various elements of the General Plan. §65300.5 of the California Government Code states that the General Plan’s various elements shall provide an integrated and internally consistent and compatible statement of policy. Upon adoption, this Housing Element will become part of the City’s General Plan. The City is currently (2023) in the process of updating the Housing and Land Use portions of the General Plan. City staff has reviewed the other elements of the 1998 General Plan (amended 2016) and has determined that the following changes should be made to the General Plan, pursuant to relevant State laws, as follows:

Chapter 1. Introduction
5 City of King 2023-2031 Housing Element

1. The General Plan Use Element should be amended to expand the potential for housing for low- and moderate-income families, within the current City Limits. This effort should be concurrent with and complement the City’s “rebranding” of the Broadway Corridor, addressing the outdated vehicular related corridor from the 1940’s. Three Opportunity Zones should be included as part of this effort. The effort should address the area adjacent to the emerging Multi-Modal Transit Staton.

2. The Zoning Ordinance should be modified to address development standards in the Opportunity Zones. This should be accomplished through the use of a transition to “Development Regulations” with these Opportunity Zones providing the basis for the transition.

During Cycle 5:

1. On June 09, 2015 the General Plan Land Use Plan was amended to expand the potential for housing for low and moderate income families as well as for emergency shelters to house the homeless in the General Commercial (GC) designated area of King City. Most of the affected area is located close to the Downtown and is also close to the proposed Multi-Modal Transit Center near First Street. This amendment included the addition of apartments as well as emergency shelters to the General Plan Land Use Element.

2. On June 09, 2015 the Zoning Ordinance was modified to incorporate provisions that permit apartments as primary land uses as well as secondary uses (such as second floor apartments over commercial and professional office uses) in the General Commercial (C-2) zoning category in the City, including Farmworker Housing. This change has facilitated the ability of landowners to develop affordable rental housing in the C-2 Zoning District. The C-2 District comprises approximately twenty-one (21) acres which was about 20 percent is vacant with another 20% is comprised of older buildings and outdated land uses that could be converted to other residential or mixed use. In addition, the changes to the Zoning Ordinance changed another estimated eight (8) acres of residential land uses in the C-2 Zone from legal nonconforming to conforming land use, solidifying the area for long term affordable housing.

The change created the potential for an estimated 50 to 100 additional affordable units in the C-2 Zone as well as the potential to add one or more shelters for homeless citizens. Please See Sections 7.1 and 3.6.

Chapter 1. Introduction
City of King 2023-2031 Housing Element 6
As the General Plan is amended in the future, the City will ensure the Housing Element remains consistent with General Plan. New State law requires that the Safety Element be updated to address climate adaptation upon revisions of the Housing Element. The City will ensure compliance with this requirement.

1.7 RELATIONSHIP TO OTHER PLANS AND PROGRAMS
The Housing Element identifies goals, objectives, policies, and programs for the next eight (8) years that directly address the housing needs of the City of King. There are numerous City plans and programs that work to implement the goals and policies of the Housing Element. These include the City’s Municipal Code, Specific Plans and the newly proposed Opportunity Zones. The City prepares Annual Action Plans each year to supplement the Consolidated Plan and prepares the Consolidated Annual Performance and Evaluation Report ("CAPER") to report on the prior year’s programs and projects. The Consolidated Plan and Annual Action Plans address many of the goals, policies, and programs of the General Plan Housing Element.

1.8 HOUSING ELEMENT ORGANIZATION
The City of King Housing Element is organized into the following sections:
• Introduction. Explains the purpose, process, and content of the Housing Element. • Existing Conditions: Provides a general overview of the City as it enters Cycle 6, some of the information includes Population, households, demographics, housing affordability and similar.
• Housing Needs Analysis. Describes the demographic, economic, and housing characteristics of City of King as well as the current and projected housing needs. • Resources Analysis. Analyzes the various land, financial, and administrative resources available to the City for meeting its housing needs.
• Constraints Analysis. Analyzes the actual and potential governmental and nongovernmental constraints to the maintenance, preservation, conservation, and development of housing.
• Housing Policy Plan. Details specific policies and programs the City of King will carry out over the planning period to address the City’s housing goals.

Given the detail and lengthy analysis in developing the Housing Element, supporting background material is included in the following appendices:

Appendix A. Community Outreach
Appendix B. Proposed Opportunity Zones
Appendix C. Sources
Chapter 1. Introduction
7 City of King 2023-2031 Housing Element

1.9 DATA SOURCES
Various information sources have been used to prepare the Housing Element, with the 2020 Census Data, American Community Survey Estimates and Cycle 5 Housing Element representing the primary sources. Other sources included:
• Population and demographic data from the State Department of Finance. • HUD Chas Data Book, 2016-2021.
• Housing market information, such as home sales, rents and vacancies. • Public and non-profit agencies for data on special needs groups, the services available to them and gaps in the system.
• Local construction and real estate professionals
• City Staff

CITIZEN PARTICIPATION

1.10 PUBLIC PARTICIPATION
As part of the Housing Element update process, the City implemented the State’s public participation requirements in Housing Element Law, set forth in California Government Code §65583(c)(8), that jurisdictions shall:
“Include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.”
The City of King values public input in the development of its community development goals and objectives, including the provision of decent and adequate housing.

During the preparation of the Housing Element the City of King is also preparing an update to the City’s Land Use Element, to be completed in early 2024. Two primary purposes of the Land Use Element Update are 1) to provide area for additional types and cost ranges of housing; and, 2) to create three Opportunity Zones at the City’s Downtown Core and at the First Street / US 101 interchange.

The Opportunity Zones along Broadway will focus on providing new opportunity in a traditional vehicle oriented “Main Street” including mixed use and area for higher density residential development.

The following section summarizes public outreach conducted by the City of King. The input provided at the workshops has helped shape the policies and programs included in the Housing Element and the Land Use Element.

Chapter 1. Introduction
City of King 2023-2031 Housing Element 8
The City will continue to incorporate feedback through the update process by providing noticing of the housing element to affordable housing developers and community-based organizations.

Future efforts for public participation are slated in the form of public hearings at the Planning Commission and City Council for the adoption of the Housing Element.

The City received a comment from the Monterey-Salinas Transit agency during the 7-day public review period in support of additional Transit-Oriented Development (TOD) in the City. This comment was incorporated as a policy in the Programs section. The City anticipates future public comments to be received as it prepares for housing element adoption and certification.

1.11 COMMUNITY SURVEYS
March 19, 2020
On March 19, 2020, Community Surveys (Surveys) were mailed to 4,881 homes in the King City Region (including areas outside of but adjacent to / in the proximity of the City Limits. The City received 441 responses, a response rate of about 9%. The Surveys were collected in three ways:
1) hard copy dropped off at City Hall; 2) hard copy mailed back to the City with a pre-paid envelope; and 3) responses using the ZOHO online survey interface. The Survey was provided to every household in both English and Spanish. It included a map showing “Opportunity Areas” and the boundaries of different King City neighborhoods. (The boundaries were created by staff to collect information on the geographic location of survey respondents.) The responses to this Survey (aimed at housing and land use) has been used, in large part as the basis for the preparation of this Housing Element. Respondents included a desire for affordable housing (more than 50%), jobs, retail shopping. Mixed use was generally supported.

More than 50% of residents supported increased height of structures, in selected areas, of three to four stories in height. Residents prefer single family residences, however, 42% indicated that apartments, townhomes, condominiums or manufactured homes were their home of choice.

More than 50% of residents supported increased density in existing residential neighborhoods.

To date, this has not been the City’s approach, however, after the Opportunity Zones and in place and developing, increased density in residential neighborhoods will quite possible be the last phase in approaching buildout.

Improvement of the Historic Downtown was seen by residents as a way to create interest, walkability and energy in the core. Public service and Transportation were noted as being key elements of progress toward a Smart City.

As noted above, this Survey and the work done / information provided by the Cal Poly students provided a key element of the base for the preparation of this document.

Chapter 1. Introduction
9 City of King 2023-2031 Housing Element
Cal Poly Planning Labs Winter 2022 and Spring 2023
The Cal Poly students were in King City, gathering information through several events and surveys during winter 2022 and spring 2023. To large extent , the students' findings tracked closely with the results of the survey performed by the City in 2020. They noted that the findings appeared consistent among and between white and Hispanic residents.

Of interest was the finding that a significant amount of working age residents (25-44) identified “improved housing” as primary need. While the definition of “improved” was not clarified, it appears that newer, more modern homes with more modern finishes and technology were a significant desire. As noted in Chapter 6, discussions with the Building Department indicate that the very large majority of structures and homes in the City are sound, healthy and safe.

The students suggested a number of approaches to achieve abundant, affordable fair housing.

These included: Partnering with Non-Profits to obtain State help; Reducing barriers to development; Incentivizing the development of the “target” housing types; Emphasizing affordability; Supporting fair-housing laws; Implementing adaptive re-use; Employing a regional approach; Sustaining current programs; Expanding ownership opportunities

1.12 PLANNING COMMISSION AND CITY COUNCIL UPDATE AND DISCUSSION

SESSIONS
A number of Planning Commission and City Council Public Review Sessions have been held as part of the Housing Element update process, through which the City implemented the State’s public participation requirements
Planning Commission and City Council Workshops: August 04, 2020 and August 20, 2020
In these Workshops, Staff reviewed the findings of the Community Survey, providing demographics, trends in the City and provided a summary of citizens responses. Some of the primary comments from the survey included availability of affordable housing, availability of jobs and lack of retail stores. The respondents also indicated that a more vibrant downtown was desired. The meeting was publicly noticed in the Rustler and on the City’s website.

The Planning Commission and City Council received the results of the Survey and provided comment, indicating that Staff should focus on more opportunities for Housing and on the Downtown in the Housing and Land Use Element Updates. The meeting was publicly noticed in the Rustler and on the City’s website.

Chapter 1. Introduction
City of King 2023-2031 Housing Element 10
Planning Commission Workshop: April, 2021
Staff briefly reviewed the findings of the Community Survey, provided an update regarding the preparation of the Housing Element and Land Use Element, focusing on the draft mapping that had been prepared for the documents. The meeting was publicly noticed in the Rustler and on the City’s website.

Planning Commission Workshop: May 03, 2022
Staff briefly reviewed the previous meetings and highlighted the uses of and purpose for general plan and zoning documents. findings of the Community Survey, provided an update regarding the preparation of the Housing Element and Land Use Element, focusing on the draft mapping that had been prepared for the documents. Staff also presented and reviewed the concepts for Opportunity Zones 1, 2 and 3, focusing on additional housing and mixed- use opportunity. The meeting was publicly noticed in the Rustler and on the City’s website.

Planning Commission Workshop: January 17, 2023
Staff reviewed the three potential Opportunity Zones and presented an example project in Opportunity Zone 1, using it as a basis for a potential concept for density and intensity in the zone. The increase for intensity of use / amendment to development standards could result in additional mixed use development and higher residential density in accord with citizen’s requests for more retail opportunity downtown and more affordable housing. Staff presented potential amendment to the Land Use Element, update of the Housing Element and potential changes to the Development Regulations (Zoning Code). The Planning Commission expressed support for the concepts. The meeting was publicly noticed in the Rustler and on the City’s website.

City Council Workshop: January 24, 2023
Staff presented the Opportunity Zones and information as presented to the Planning Commission, including the Commission’s comments. Members of the community present at the workshop expressed support for greater lot coverage, height, uses, smaller unit sizes, pedestrian orientation and potential reductions in parking based on percentage of affordability. A possible concern with reduction in parking requirements was noted. The Council expressed support for the concepts and the Opportunity Zones and noted that parking should be explored. The meeting was publicly noticed in the Rustler and on the City’s website.

Planning Commission Workshop: September 05, 2023
On September 5, 2023 Staff provided the Planning Commission an Update on the Housing and Land Use Elements, focusing on how the two elements would work together to encourage additional housing and mixed use in the three Opportunity Zones. Staff also provided an update on the housing for Farmworkers, lower income residents and the homeless. The ongoing Chapter 1. Introduction
11 City of King 2023-2031 Housing Element
environmental analysis for the Land Use Element (focusing on Vehicle Miles Traveled (VMT)) was discussed. Housing as discussed in the Housing Element will be implemented / allowed in the Land Use Element. The item was advertised in the Rustler and posted at City Hall as part of the Agenda Package. It was also noted in the City’s August newsletter. Notices were provided to all property owners within 300’ of the Opportunity Zone Boundaries. A Zoom link was provided.

The concept and approach were well received by the public. Comments included concern over reduction of parking and a desire to see good design review regarding this type of lot coverage and structures.

City Council Workshop: September 12, 2023
On September 12, 2023 Staff provided the City Council with a similar Update. Staff indicated that the Public Review Draft of the Housing Element was scheduled to be available on October 1. The Public review Draft of the Land Use Element (and environmental determination) would be available in mid-October. The item was advertised in the Rustler and posted at City Hall as part of the Agenda Package. It was also noted in the City’s August newsletter.

As with the Planning Commission, the concept and approach were well received by the public.

Comments included concern over reduction of parking and a desire to see good design review regarding this type of lot coverage and structures. The Council expressed desire to work with the owner of the existing Agricultural Worker Housing structure to find ways to create a permanent facility given that the current temporary approval expires in 2026.

Public Review Draft: November 1, 2023
On November 1, 2023 the Public Review Draft was placed on the City’s website with a copy at the Front Desk. Notice ran in the King City Rustler on October 18. The Notice also included the dates of the upcoming Planning Commission and City Council workshops. On November 8, 2023 additional information was placed on the City’s Facebook page.

Planning Commission Workshop: November 07,2023
On November 07, 2023 Staff provided the Commission with an Update, Highlighting the Public Review Draft release on November 1. Staff provided detail regarding the contents of the Housing Element, focusing on the City’s ability to meet Cycle 6 RHNA requirement, the inclusion of Opportunity Zones in Cycle 6 and the Programs contained in the document. Staff also gave a brief overview of Cycle 6 demographic information from Census Data and gave an overview of the anticipated schedule for Hearings and submission to HCD for first review.

Discussion from and with Commissioner’s included availability of infrastructure to serve the Cycle 6 units, additional discussion regarding the method of providing Cycle 6 units, the methods of Chapter 1. Introduction
City of King 2023-2031 Housing Element 12
providing public notice / information and the potential to translate the document into Spanish.

There was no comment from the public.

City Council Workshop: November 14, 2023
On November 14, 2023 Staff provided the City Council with an Update, highlighting the Public Review Draft release on November 1. Staff provided detail regarding the contents of the Housing Element, focusing on the City’s ability to meet Cycle 6 RHNA requirement, the inclusion of Opportunity Zones in Cycle 6 and the Programs contained in the document. Staff also gave a brief overview of Cycle 6 demographic information from Census Data.

The City Council provided brief comment on the status of the Opportunity Zones, focusing on density and parking. Question occurred regarding the potential for Google to provide translation of the PDF. There was no comment from the public.

1.13 PLANNING COMMISSION AND CITY COUNCIL APPROVAL SESSIONS Planning Commission Hearing: December 05, 2023
On December 05, 2023 the Planning Commission held a duly noticed Public Hearing regarding the Interim Housing Element. At the Hearing the Commission recommended that the City Council adopt the Interim Element. Staff provided a recap of the process, an overview of the document and introduced public comments from the Public Review Period. There was no comment from the Public at the Hearing.

City Council Hearing: December 12, 2023
On December 12, 2023 the City Council held a duly noticed Public Hearing regarding the Interim Housing Element. At the Hearing the City Council voted to adopt the Interim Element, which would be transmitted to the California State Department of Housing and Community Development (HCD). Staff provided a recap of the process, an overview of the document and introduced public comments from the Public Review Period. There was no comment from the Public at the Hearing.

Public Review Draft: November 1, 2023
On September 30, 2024, the Second Public Review Draft was placed on the City’s website with a copy at the Front Desk. In addition, on October 10, 2024, a link to the housing element was sent to interested parties and on October 17, 2024, the City received comments from the MontereySalinas Transit (MST) District clarifying the Route 23 schedule, as well as supporting additional residential development as transit-oriented development.

Chapter 2. Existing Conditions
13 City of King 2023-2031 Housing Element
CHAPTER 2: EXISTING CONDITIONS

2.1 INTRODUCTION
When preparing the Housing Element, each jurisdiction must evaluate both existing and future housing needs for all economic segments of the population. Chapter 2 presents and analyzes demographic, economic, and housing characteristics that influence the demand for and the availability of housing. The analyses form a foundation for the policies and programs that seek to address specific housing needs. Housing needs have been identified according to income, tenure, and special needs groups.

Primary data sources used in these analyses include the 2010 and 2020 U.S. Census, the Cycle 5 Housing Element, the 2021 - American Community Survey, as well as information from the California Department of Finance ("DOF"), and the Association of Monterey Bay Area Governments (“AMBAG”). These data sources are the most reliable for assessing existing conditions, provide consistent comparison with historical data, and serve as the basis for forecasts. NOTE: Data from these sources includes a margin of error. Census Data, Estimates from American Community Surveys and California Department of Finance information vary.

Data sets are typically not available from one source for all time periods.

2.2 POPULATION
Since the year 2010, the City and County have grown at 0.30% and 0.37% per year, respectively.

As of 2022, Monterey County was estimated to be home to 433,716 citizens and the City of King was estimated to be home to 13,331 citizens. Should these rates remain consistent, by 2030, the City and County are expected to grow to approximately 13,611 citizens and 444,949 persons.

It should be noted that growth during the previous 10 year period was approximately 1.4% per year for the City and 0.4% for the County.

TABLE 2.2.1 POPULATION GROWTH TRENDS
Place 2010* 2020* 2022** Average Annual
Change
City of King 12,874 13,332 13,331 0.30%
Monterey County 415,057 439,035 433,716 0.37%
Source:* U.S. 2010 and 2020 Census (P1|Race), **State of CA DoF E-5 Population and Housing Estimates Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 14

2.3 HOUSEHOLDS
Household Trends, 2000 – 2013
Table 2.3.1 illustrates household growth in the period between 2010 and 2021. This data shows consistent growth until approximately 2018 with a significant percentage decline since that time.

Since 2018, numerically, the number of households in the City dropped by 17. This may be due to a number of factors including COVID 19 and the availability of economical housing.

TABLE 2.3.1 HOUSEHOLD GROWTH TRENDS (2010, 2018, 2015, 2021) Year Households Numerical Change Percent Change
2010 2,784 N/A N/A
2015 2,976 192 6.9%
2018 3,235 259 8.7%
2021 3,218 -17 -0.5%
Source: 2010-2021 ACS 5-Year Estimates, Table S1101
Households by Size
As is shown in Table 2.3.2, in 2021 households of 4 or more persons made up a large percentage of both the owner (45%) and the renter (66%) occupied households. • By comparison, in 2010 and 2013 4+ person households made up 55% of owner-occupied households and 60% of renter-occupied households.
• 4 person households are the largest group for both owners and renters (29.4%) • During Cycle 5 the number of owner-occupied households for 1,2,3 and 4 persons increased while the number of households for 5, 6 and 7+ persons increased • During Cycle 5 the number of renter-occupied households for 1,2, and 3 persons decreased while the number of households for 4,5,6, and 7+ person increased • The number of renter-occupied households including 7 or more persons increased by more than 7% from 2018 to 2021
Chapter 2. Existing Conditions
15 City of King 2023-2031 Housing Element
TABLE 2.3.2 HOUSEHOLDS SIZE DISTRIBUTION
City of King 2018 and 2021
Household
Size
Total Households Renter Households Owner Households
Number Percent Number Percent Number Percent
2018 2021 2018 2021 2018 2021 2018 2021 2018 2021 2018 2021 1 Person 316 330 9.8 10.3 182 137 9.7 7.3 134 193 9.9 14.3 2 Persons 487 486 15.1 15.1 243 143 12.9 7.6 244 343 18.1 25.4 3 Persons 517 556 16.0 17.3 389 350 20.6 18.7 128 206 9.5 15.3 4 Persons 996 945 30.8 29.4 481 549 25.5 29.4 515 396 38.1 29.4 5 Persons 512 397 15.8 12.3 382 332 20.3 17.8 130 65 9.6 4.8 6 Persons 269 269 8.3 8.4 116 135 6.2 7.2 153 134 11.3 9.9 7+ Persons 138 235 4.3 7.3 31 224 4.8 12.0 47 11 3.5 0.8 Total 3,235 3,218 100 100 1,884 1,870 100 100 1,351 1,348 100 100 Source: U.S. Census ACS 5-Year Estimates 2018 and 2021. Table B25009 Households by Tenure
The percentage of Owner-Occupied households has decreased by 8.2% since 2010 and the percentage of Renter-Occupied households has increased correspondingly. More than 58% of households in the City of King rent their housing.

TABLE 2.3.3 HOUSEHOLDS BY TENURE (2010, 2015, 2021)
2010
(#)
2010
(%)
2015
(#)
2015
(%)
2018
(#)
2018
(%)
2021
(#)
2021
(%)
Owner 1,394 50.1 1,275 42.8 1,351 41.8 1,348 41.9
Renter 1,390 49.9 1,701 57.2 1,884 58.2 1,870 58.1
Total 2,784 100 2,976 100 3,235 100 3,218 100
Source: U.S. Census ACS 5-Year Estimates 2010, 2015, 2018, 2021. Table B25009 Tenure by Age of Householder
Historically, the bulk of households in the City are headed by persons between 25 and 54 years of age (67.7% in 2000 and 72.5% in 2013). In 2021 approximately 62% of households were headed by persons in these age groups. Table 2.3.4 shows several items of note including a decrease in total households headed by persons 25 to 44 years and an increase in households headed by persons 45 to 59 years. This may be an indicator of aging. Households headed by persons 65 to 85 years have also increased.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 16
TABLE 2.3.4 TENURE BY AGE OF HOUSEHOLDER 2018, 2021
Age 2018 2021
Owner Renter Total Owner Renter Total
15 to 24 years 0 144 144 14 204 218
25 to 34 years 189 561 750 178 449 627
35 to 44 years 325 571 896 208 471 679
45 to 54 years 325 287 612 367 330 697
55 to 59 years 122 55 177 178 90 268
60 to 64 years 134 92 226 179 37 216
65 to 74 years 160 117 277 92 245 337
75 to 84 years 27 28 55 79 26 105
Over 85 years 39 29 68 53 18 71
Total 1,351 1,884 3,235 1,348 1,870 3,218
Source: U.S. Census ACS 5-Year Estimates 2018 and 2021. Table B25007 Historical Tenure
Table 2.3.4.1 has been included from the Cycle 5 Housing Element to provide some longer range perspective. General trends include a move from renting to and overall aging of household heads.

TABLE 2.3.4.1 TENURE BY AGE OF HOUSEHOLDER 2000, 2013
Age
2000 2013
Owner Renter Total Owner Renter Total
15 to 24 years 12 206 218 44 92 136
25 to 34 years 305 523 828 182 652 834
35 to 44 years 311 305 616 192 424 616
45 to 54 years 252 188 440 419 156 575
55 to 59 years 175 61 236 52 38 90
60 to 64 years 37 24 61 113 48 161
65 to 74 years 208 56 264 141 49 190
75 to 84 years 77 8 85 34 82 116
Over 85 years 27 8 35 40 34 74
Total 1,404 1,379 2,783 1,217 1,575 2,792
Source: ACS 2009 – 2013 Estimates Table B25007
Chapter 2. Existing Conditions
17 City of King 2023-2031 Housing Element
TABLE 2.3.5 HOUSEHOLD BY HEAD
2018 2021
Renter Owner Total Renter Owner Total
Total 1,884 1,351 3,235 1,870 1,348 3,218
Family 1,537 1,201 2,738 1,687 1,146 2,833
Married couple 857 981 1,838 1,032 837 1,869
With children under 18 616 514 1,130 769 452 1,221
No children under 18 241 467 708 263 385 648
Male householder
without wife 244 99 343 308 101 409
With children under 18 91 45 136 162 51 213
No children under 18 153 54 207 146 50 196
Female householder
without husband 436 121 557 347 208 555
With children under 18 338 109 447 236 97 333
No children under 18 98 12 110 111 111 222
Non-family 347 150 497 183 202 385
Source: U.S. Census 5-Year Estimates 2018 and 2021. Table B25115 Household Composition in the period from 2018 to 2021 with some of the noticeable trends as follows.
• The number of married couples with children under 18 increased Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 18
• Single male heads of households increased. The percentage of these households that include children under 18 increased. Ownership in this group remained relatively constant.
• Female headed households remained relatively constant while those with children under 18 decreased. Ownership in this group increased.
• Non-family households increased.

Table 2.3.5.1 has been included from the Cycle 5 Housing Element to provide some longer range perspective. Specifically, note the Owner to Renter ratio in 2010, married couple ownership ratio and male householder without wife.

TABLE 2.3.5.1 HOUSEHOLD BY HEAD
2010 2013
Renter Owner Total Renter Owner Total
TOTAL 1,390 1,394 2,784 1,575 1,217 2,792
Family 1,107 1,194 2,301 1,333 1,065 2,398
Married Couple 600 979 1,579 801 823 1,624
With Children under 18 430 585 1,015 711 454 1,165
No Children under 18 170 394 564 90 369 459
Male Householder without wife 177 64 241 246 167 191
With Children under 18 114 29 143 199 83 282
No Children under 18 63 35 98 47 84 131
Female Householder without
Husband 330 151 481 286 75 361
With Children under 18 255 114 369 199 12 211
No Children under 18 75 37 112 79 63 142
Non-Family 200 283 483 152 242 394
Source: ACS 2009 – 2013 Estimates Table B25115
Household Composition changed in the period from 2010 to 2013 with some of the noticeable trends as follows.
• The total number of married couple households grew. Married couples in rental housing increased and married couples who owned homes decreased. • The number of married couples with children under 18 who lived in rental housing grew while those with children who owned homes decreased.

Chapter 2. Existing Conditions
19 City of King 2023-2031 Housing Element
• Male Householders and those with children under 18 increased while male householders with no children decreased in rentals and increased in owned homes. • Female Householders and those with children under 18 decreased while those without children under 18 increased in owned homes.
• Non-family households decreased.

2.4 RACE / ETHNICITY
In the Census, respondents choose the race or races with which they most closely identify. Ethnic grounds are determined by the respondents’ cultural heritage - separate from racial background.

King City is largely Hispanic and White in composition.

In 2021, the “Some Other Race” and “White” categories comprise 89.5% of the residents of the City. “Two or more races” comprises another 6.0%. Regarding Ethnicity, Hispanic or Latino “of any race” comprise 87.1% of the total residents.

While there appears to be some uncertainty on the part of respondents regarding “race” and “ethnicity” it is clear that it is clear that persons of some Latino / Hispanic origins are the very large majority.

By comparison, in 2000 the largest number of respondents selected White (42%) and Some Other Race (55.53%). In 2010 and 2013, the largest number of respondents selected White. In 2000, 2010 and 2013, more than 80% of respondents identified their Ethnicity as being Hispanic, increasing steadily from 80.4% to 89.1% through that time period.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 20
TABLE 2.4.1 RACE / ETHNICITY 2015, 2018, 2021
Race 2015 2018 2021
White 10,983 82.0% 7,213 52.1% 2,689 20.0%
Black or African American 44 0.3% 90 0.7% 23 0.2%
American Indian and
Alaska Native 67 0.5% 81 0.6% 44 0.3%
Asian 207 1.5% 251 1.8% 536 4.0%
Native Hawaiian and
Other Pacific Islander 0 0.0% 0 0.0% 0 0.0%
Some other race 1,730 12.9% 5,849 42.3% 9,320 69.5%
Two or more races 358 2.7% 350 2.5% 807 6.0%
Total Population (Race) 13,389 99.9% 13,834 100% 13,419 100% Ethnicity
Hispanic or Latino
(of any race) 11,958 89.3% 12,377 89.5% 11,686 87.1%
Not Hispanic or Latino 1,431 10.7% 1,457 10.5% 1,733 12.9% Total Population
(Ethnicity) 13,389 100% 13,834 100% 13,419 100%
Source: U.S. Census 5-Year Estimates 2015, 2018, 2021. Table DP05. Percentage may not add up to 100% due to rounding.

2.5 AGE
In the period from 2015 to 2021 most age group characteristics remain rather constant. Items of note include:
• Decrease in the 25 to 34 age group by 4.1% and increased in the 35 to 44 age group by

4.6%. This may indicate maturing of the workforce.
• Decrease of the 10-14 age group by 3.9 % over 2015 and 2.7% over 2000. This is of interest because the children’s age groups older and younger than this have remained mostly consistent.
• The 65 to 74 age group has increased by 2.7% since 2015. It was mostly consistent from 2000 to 2015.

By comparison, between 2000 and 2013, significant decreases occurred in the younger and middle age groups and significant increases occurred in the 20 to 24 and over 55 age groups. The 5 and under and the over 85 groups increased from 2000 to 2010 and remained relatively stable between 2010 and 2013.

Chapter 2. Existing Conditions
21 City of King 2023-2031 Housing Element
TABLE 2.5.1 AGE DISTRIBUTION
Age
2015 2018 2021
Number Percent Number Percent Number Percent
Under 5 1,177 8.8 1,352 9.8 1,501 11.2
5-9 1,304 9.7 1,399 10.1 1,572 11.7
10-14 1,410 10.5 978 7.1 887 6.6
15-19 1,276 9.5 1,343 9.7 1,445 10.8
20-24 1,137 8.5 1,080 7.8 718 5.4
25-34 2,200 16.4 2,332 16.9 1,903 14.2
35-44 1,976 14.8 2,175 15.7 2,161 16.1
45-54 1,320 9.9 1,466 10.6 1,368 10.2
55-59 359 2.7 480 3.5 428 3.2
60-64 261 1.9 374 2.7 375 2.8
65-74 500 3.7 648 4.7 780 5.8
75-84 141 1.1 68 0.5 174 1.3
85 and over 328 2.4 139 1.0 107 0.8
Total 13,389 100% 13,834 100 13,419 100%
Source: U.S. Census ACS 5-Year Estimates 2015, 2018, 2021. Table DP05

2.6 GENDER
The male / female make-up of the City has, since 2000, been 53% and 56% male. From 2010 to 2013 the number of males increasing significantly, from 52.2% to 56.5%. In 2021, the gender composition had changed rather significantly, readjusting to 48.2% male and 52.8% female.

Upon review, it appears that, since 2015, approximately 1,000 males are no longer residents of the City and approximately 1,000 females are now residents.

TABLE 2.6.1 GENDER COMPARISON 2015, 2018, 2021
2015 2018 2021
Male Female Total Male Female Total Male Female Total
7,436 5,953 13,389 7,355 6,479 13,834 6,463 6,956 13,419 Source: U.S. Census ACS 5-Year Estimates 2015, 2018, 2021.Table DP05 Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 22

2.7 EMPLOYMENT AND INCOME
Employment by Industry
In 2021, the US Census American Community Service (ACS) Estimates indicate that the City of King had 4,910 employed persons with the largest industries identified as agriculture; education services and health care; art entertainment, retail and accommodation / food services; retail trade; and, professional, scientific, management, administrative and waste services. Agriculture employs 44% of the work force, down slightly from 2013 (45.9%). It remains the key element of the City’s economy.

According to the Monterey County Agricultural Commissioners’ Annual Crop Report, total farm production in the County for 2023 was $4.63 billion, a 13.1% increase from 2021. Vegetable crops remain the single largest production category by dollar value (67.6%). Fruits and nuts generate $1.23 billion (26.6%) Key crops includes strawberries (20.5% of the total sales), leaf lettuce and broccoli. Together, these two categories account for 91.6% of the county’s farm production values.

In 2010, total farm production for 2010 was $4.03 billion and vegetable crops were the single largest production category by dollar value (66%). Key crops included lettuce, broccoli, and celery. Fruit and nut crops (24%) represent the second largest category. Together, these two categories accounted for 90% of the county’s farm production values.

TABLE 2.7.1 EMPLOYMENT BY INDUSTRY
Industry Estimated Jobs
2015
Estimated Jobs
2018
Estimated Jobs
2021
Agriculture, forestry, fishing and
hunting, and mining 2,315 47.1% 2,811 50.9% 2,145 44.0% Construction 171 3.5% 142 2.6% 222 4.6%
Manufacturing 221 4.5% 210 3.8% 130 2.7%
Wholesale trade 117 2.4% 42 0.8% 60 1.2%
Retail trade 613 12.5% 410 7.4% 341 7.0%
Transportation and warehousing,
and utilities 105 2.1% 165 3.0% 303 6.2%
Information 23 0.5% 84 1.5% 46 0.9%
Finance and insurance, and real
estate and rental and leasing 89 1.8% 118 2.1% 6 0.1%
Professional, scientific, and
management, and administrative
and waste management services
301 6.1% 443 8.0% 289 5.9%
Education services, and health
care and social assistance 447 9.1% 493 8.9% 547 11.2%
Chapter 2. Existing Conditions
23 City of King 2023-2031 Housing Element
Industry Estimated Jobs
2015
Estimated Jobs
2018
Estimated Jobs
2021
Arts, entertainment, and
recreation, and accommodation
and food services
298 6.1% 443 8.0% 415 8.5%
Other services, except public
administration 120 2.4% 51 0.9% 188 3.9%
Public administration 90 1.8% 108 2.0% 183 3.8%
Total 4,910 100% 5,520 100% 4,875 100
Source: U.S. Census ACS 5-Year Estimates 2015, 2018, 2021. Table S2403 When evaluating types of Industry and Employment in the City it is important to note that, by education, the large majority of the City’s residents are best suited to labor and service jobs. US Census Data indicates that, for persons over 25 years, 49.1 % have received a High School Diploma and 8.8 % have an undergraduate degree or higher. Education and Employment are factors when making comparison to ability to afford housing.

TABLE 2.7.2 MAJOR EMPLOYERS
Company Name Industry Type Employees
2013*
Employees
2023*
Rio Farms/Gill Onions Vegetable Growers and
Shippers 50-1000 1000
Rava Ranches, Fresh Farms, Mesa
business Park, & So. Co. Packing Vegetables 525 545
Mee Memorial Hospital Health 250 -500 530
San Bernabe Vineyard Vineyard 500 500
King City Elementary School District Education 300 350
L.A. Hearne Co.

Grain, Bean Processing,
Seed, Fertilizers, Feed,
Trucking & Retail
100 150
Casey Printing Printing and Publishing 45 45
City of King Services/Government 45 45
Southern Monterey County Joint
Union High School District Education 41 51
Calpine Corp Cogeneration 20 30
Source: ** City of King Chamber of Commerce (webpage) 2023 Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 24
Unemployment
Since 2016, unemployment has dropped to less than 10%, reaching 2.2% in 2020. These numbers are affected somewhat by the seasonal nature of the ag industry. In 2023, unemployment has begun trending upward, currently being at approximately 3.7% as reported by the California Employment Development Department.

By comparison, for most of the 21st Century (2000 to 2015) unemployment ranged between 10% and 15% peaking from 2009 to 2012 at near 20% averaged less than 15%. Toward the end of that decade, and continuing to the present, unemployment increased, peaking at approximately 21% in 2009 and 2010. Since 2016, unemployment has dropped to less than 10%, reaching 2.2% in 2020. These numbers are affected somewhat by the seasonal nature of the ag industry.

TABLE 2.7.3 HISTORICAL EMPLOYMENT 2015 – 2021
Year Labor Force Employment Unemployment Unemployment
Rate (%)
2015 5,760 4,910 839 14.6
2016 5,694 5,198 484 8.5
2017 5,583 5,197 380 6.8
2018 5,694 5,520 167 2.9
2019 6,055 5,871 177 2.9
2020 5,534 5,411 123 2.2
2021 5,087 4,875 212 4.2
Source: U.S. Census ACS 5-Year Estimates 2015, 2016, 2017, 2018, 2019, 2020, 2021. Table DP03 Median Household Income
The Median Household Income in the City of King was $59,712, nearly$14,000 higher than during Cycle 5. ($45,905). The highest median income was for Householders between 45 and 64 years ($65,371) It should also be noted that Table 2.7.4 shows median income for all households in the City of King. This is to be differentiated from Median Income for a Family of Four in Monterey County (Area Median Income (AMI)) which is used as the basis for HUD Income Limits in Table

2.9.7. Chapter 2. Existing Conditions
25 City of King 2023-2031 Housing Element
TABLE 2.7.4 MEDIAN HOUSEHOLD INCOME BY SIZE 2021
Household Size City of King Monterey County
Total Median Income $59,712 $82,163
1 Person $27,845 $42,390
2 Person $78,194 $87,861
3 Person $50,053 $92,030
4 Person $44,883 $93,099
5 Person $46,577 $89,710
6 Person $64,632 $105,812
7 Person $157,159 $119,689
Source: U.S. Census ACS 5-Year Estimates 2021. Table B19019 TABLE 2.7.5 MEDIAN HOUSEHOLD INCOME BY AGE 2021
Householder 2015 2021
Under 25 years $63,563 $49,815
25 to 44 years $34,119 $57,243
45 to 64 years $48,462 $65,371
65 years and over $20,363 $43,835
Median $40,238 $59,712
Source: U.S. Census ACS 5-Year Estimates 2010 and 2021. Table B19049 Households by Income
Table 2.7.6 shows the distribution of income for the City of King and for Monterey County. The largest percentage of households (36%) earned between $45 and $99,000, down 11% from 2010.

However, it should also be noted that the number of households in the over $100,000 category increased by 13% and the number of households in the $0 to $24,999 category decreased by 6%.

Taken all together it appears that household income is on the rise in King City.

TABLE 2.7.6 MEDIAN HOUSEHOLD INCOME 2010, 2021
Income City of King Monterey County
2010 2021 2010 2021
$0 to $24,999 539 19% 385 12% 23,054 18% 15,110 12%
$25,000 to
$44,999 620 22% 892 28% 23,587 19% 18,388 14%
$45,000 to
$99,999 1,305 47% 1,163 36% 46,734 37% 45,084 35%
$100,000 320 11% 778 24% 31,588 25% 51,395 40%
Total 2,784 100% 3,218 100% 124,963 100% 129,977 100%
Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 26

2.8 HOUSING CHARACTERISTICS
Housing Inventory by Unit Type
According to the California Department of Finance, the current number of housing units in the City of King is 3,505, an increase of 222 over 2015 and an increase of 496 units over 2010 where the US Census Bureau identified 3,009 units. It is of interest to note that 41.9% of City of King Households occupy owned residences and 58.1% of Households occupy rented residences.

See Table 2.3.3. By comparison, Table 2.8.1 indicates that 67% of units are single family units and 25% are multi-family units.

TABLE 2.8.1 HOUSING INVENTORY BY UNIT TYPE
Units 2015 Units 2018 Units 2021
Single-Family Units 2,157 66% 2,226 66% 2,361 67%
Multi-Family Units 877 27% 877 26% 893 25%
Mobile Homes 249 8% 249 7% 251 7%
Total 3,283* 3,352* 3,505**
Source: *CA DoF E-5 Population and Housing Estimates January 1, 2011-2020. **CA DoF E-5 Population and Housing Estimates January 2020-2022
TABLE 2.8.2 HOUSING UNITS BY BUILDING TYPE
Unit Type Units 2015 Units 2018 Units 2021 Change
SF Detached 1,882 57% 1,950 58% 2,083 59% 201 11%
SF Attached 275 8% 276 8% 278 8% 3 (-)1%
2 to 4 323 10% 323 10% 327 9% 4 1%
5+ 554 17% 554 17% 566 16% 12 2%
Mobile Homes 249 8% 249 7% 251 7% 2 (-)1%
Total 3,283* 3,352* 3,505** 222
Source: *CA DoF E-5 Population and Housing Estimates January 1, 2011-2020. **CA DoF E-5 Population and Housing Estimates January 2020-2022
As seen in Table 2.8.2, Multi-family attached housing (condominiums, townhomes, apartments) comprise 34% of the units in King City. Attached single family housing (duplexes, triplexes) accounts for another 8% of total units. Single family homes remained the primary form of housing (59%).

Age of Housing Stock
Approximately 21.5% of King City’s housing stock was built from the year 2000 to the present.

44.4% was built between 1980 and 2000. 37.1% is more than 50 years of age.

Chapter 2. Existing Conditions
27 City of King 2023-2031 Housing Element
TABLE 2.8.3 AGE OF HOUSING STOCK – OCCUPIED UNITS
Year Number Percent
2020 or later 50 1.6%
2010 to 2019 283 8.8%
2000 to 2009 358 11.1%
1990 to 1999 733 22.8%
1980 to 1989 597 18.6%
1970 to 1979 439 13.6%
1960 to 1969 188 5.8%
1950 to 1959 274 8.5%
1940 to 1949 233 7.2%
1939 or earlier 63 2.0%
Total 3,218 100%
Source: U.S. Census ACS 5-Year Estimates 2021. Table B25126 Housing Conditions
The US Census provides a limited amount of information regarding the condition of housing units.

The large majority of homes in the City do not have a significant defect as defined by the Census.

TABLE 2.8.4 CONDITION OF HOUSING STOCK
Condition 2015
Estimate
2015
Percent
2021
Estimate
2021
Percent
Lacking complete plumbing facilities 22 0.7% 0 0.0%
Lacking complete kitchen facilities 7 0.2% 0 0.0%
No telephone service available 88 3.0% 47 1.5%
Occupied housing units 2,976 3,218
Source: U.S. Census ACS 5-Year Estimates 2015 and 2021. Table DP04 Housing Conditions: The King City Building and Fire Departments routinely inspect housing throughout the City, being diligent to monitor existing condition, and throughout the 5th cycle planning period housing conditions have improved. According to Table 2.8.3, 55.7% percent of the homes in King City were built in 1994 or earlier (30 years old), which suggests that they are at the age where they may need minor repairs up to major rehabilitation such as new roofs, siding repair, paint, replacing cracked or inoperable windows, or plumbing systems. However, based on a visual assessment of King City housing, the City estimates that 139 units (121 single-family residences, 12 apartment units, and 6 triplex units) in the city may be in need of rehabilitation, and that only one home is in need of replacement.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 28
Five categories are typically included in these observations: Foundation, Roofing, Siding, Windows and Electrical. Five levels of condition / needed repairs were included: Sound, Minor, Moderate, Substantial, Dilapidated.

The majority of multi -family units were built since the 1970’s and are in at least satisfactory condition.

As is to be expected, and as evidenced by the Cycle 5 Housing Element, deterioration occurs with age, to be seen with roofs, window frames and occurrence of dry rot. Exterior electrical wiring on homes at or beyond 50 years of age can also be an item for further consideration.

Two areas for future review include the Jayne Street area and the Queen’s Court mobile home park.

Occupancy Status
Tables 2.8.5 shows the number units identified as occupied and vacant per the US Census Bureau.

As of 2021, 91% of units in the City of King were identified as Occupied. Although the 2000 Census noted occupancy as 97%, data since that time indicates occupancy as being between 90% and 93%. in the 2013 data indicates that occupancy in the City of King is typically slightly higher than that of the County as a whole. It appears that population growth and home construction are “in balance”. The City is looking to broaden the types and price ranges of new housing.

TABLE 2.8.5 OCCUPANCY STATUS 2015 AND 2021
Status City of King Monterey County
2015 2021 2015 2021
Occupied 2,976 97% 3,218 93% 125,402 90% 129,977 91%
Vacant 79 3% 255 7% 14,392 10% 13,117 9%
Total 3,055 100% 3,473 100% 139,794 100% 143,094 100%
Source: U.S. Census ACS 5-Year Estimates 2015 and 2021. Table DP04 Chapter 2. Existing Conditions
29 City of King 2023-2031 Housing Element
TABLE 2.8.5.1 OCCUPANCY STATUS 2000 AND 2013
This table has been included to illustrate historical vacancy. As shown by the table, occupancy historically varies between 93% and 97% - very much in line with the 2015 to 2021 data.

Status City of King Monterey County
2000 2013 2000 2013
Occupied 2,783 97% 2,792 93% 121,236 92% 125,428 90%
Vacant 72 3% 204 7% 10,472 8% 13,898 10%
Total 2,855 100% 2,996* 100% 131,708 100% 139,326 100%
Source: ACS 2009 – 2013 estimates, Tables B25004 and DP04.*Note: CA DoF estimates 3,222 total units for 2013.

Vacancy Types
Table 2.8.6 depicts the types of vacant units. In the City of King the majority of vacant units (55.3%) are those identified “other”. Those for rent are shown as 11.8% while those for “seasonal, recreational or occasional use” are shown as 8.6% vacant. Those for rent and for sale are shown at 8.6%
The definitions of vacancy have been revised since 2015, at that time those units available for seasonal, recreational or occasional use were shown as 74.7% of the total. Those vacancy types have now been redefined / included into several other types. What remains constant is the total Occupancy Rate and the number of seasonal employees / vacancies remains about the same.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 30
TABLE 2.8.7 VACANCY TYPES 2015 AND 2021
Status City of King Monterey County
2015 2021 2015 2021
For rent 20 25.3% 30 11.8% 2,791 19.4% 2,092 16.0%
Rented, not occupied 0 0% 21 8.2% 742 5.2% 334 2.5%
For sale only 0 0% 21 8.2% 1,227 8.5% 617 4.7%
Sold, not occupied 0 0% 0 0% 502 3.5% 470 3.6%
For seasonal,
recreational, or
occasional use
59 74.7% 22 8.6% 6,136 42.6% 6,203 47.3%
For migrant workers 0 0% 20 7.8% 0 0% 68 0.5%
Other vacant 0 0% 141 55.3% 2,994 20.8% 3,333 25.4%
Total Vacant 79 100% 255 99.9% 14,392 100% 13,117 100%
Toal Occupied 2,976 3,218 125,402 129,977
Total Units 3,055 3,473 139,794 143,094
Source: U.S. Census ACS 5-Year Estimates 2015 and 2021. Table B25004 and Table B25002.

Overcrowding
The Census defines an overcrowded unit as one occupied by more than 1.0 persons per room (excluding bathroom and kitchen). Units with more than 1.5 persons per room are considered Severely Overcrowded. Overcrowding can occur where there are not enough adequately sized units in a community. Over time, overcrowding can impact the condition of the housing stock and stress infrastructure.

Overcrowding has been a significant issue in the City of King as illustrated by Tables 2.8.8, 2.8.9 and 2.8.9.10. In 2000, severe overcrowding in Owner-Occupied homes was approximately 16% and severe overcrowding in Renter-Occupied homes was approximately 33%. Since that time, progress has been made. In 2021, severe overcrowding in Owner-Occupied units has decreased to .5% and severe overcrowding in Renter-Occupied units has decreased to 15.5% Since 2000, the percentage of homes with 1.0 persons per room, or less, has dropped as follows:
• 60% in 2020
• 66.4 % in 2013
• 68% in 2015
• 80% in 2021
Chapter 2. Existing Conditions
31 City of King 2023-2031 Housing Element
The following tables illustrate trends in overcrowding since 2000:

TABLE 2.8.8 OVERCROWDED HOUSEHOLDS: 2021
Persons per Room Households:

Owners
Households:

Renters
Households:

Total

0.50 or less 667 49.5% 208 11.1% 875 27.1%

0.51 to 1.00 601 44.6% 1,100 58.8% 1,701 52.9%
Overcrowded

1.01 to 1.50 73 5.4% 272 14.5% 345 10.7%
Severely Overcrowded

1.51 to 2.00 7 0.5% 240 12.8% 247 7.7%

2.01 or more 0 0% 50 2.7% 50 1.6%
Total 1,348 100% 1,870 99.9% 3,218 100%
Source: U.S. Census ACS 5-Year Estimates. Table B25014.

TABLE 2.8.9 OVERCROWDED HOUSEHOLDS: 2015
Persons per Room Households:

Owners
Households:

Renters
Households:

Total

0.50 or less 366 29% 282 16% 648 22%

0.51 to 1.00 626 49% 745 44% 1,371 46%
Overcrowded

1.01 to 1.50 161 12% 315 19% 476 16%
Severely Overcrowded

1.51 to 2.00 86 7% 125 7% 211 7%

2.01 or more 36 3% 234 14% 270 9%
Total 1,275 100% 1,701 100% 2,976 100%
Source: U.S. Census ACS 5-Year Estimates. Table B25014
TABLE 2.8.10 OVERCROWDED HOUSEHOLDS: 2013
Persons per Room Households:

Owners
Households:

Renters Households: Total

0.5> 418 34.3% 328 20.8% 815 30.0%

0.51 to 1.00 570 46.8% 477 30.3% 988 36.4%
Overcrowded

1.01 to 1.50 118 9.7% 327 20.8% 440 16.2%
Severely Overcrowded

1.51 to 2.00 67 5.7% 242 15.4% 314 11.6%

2.01 < 44 3.7% 201 12.8% 158 5.8%
Total 1,217 100.2% 1,575 100.1% 2,792 100%
Source: ACS 2008-2012 Estimates, Table B25014 Percentages may not add up to 100 percent due to rounding.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 32
TABLE 2.8.11 OVERCROWDED HOUSEHOLDS: 2000
Persons per Room
Households:

Owners
Households:

Renters
Households:

Total

0.0 to 1.00 1,032 73.5% 644 46.7% 1,676 60%
Overcrowded

1.01 to 1.50 148 10.5% 283 20.2% 431 15%
Severely Overcrowded

1.51 to 2.00 224 16.0% 452 32.8% 676 24%
Total 1,404 100% 1,379 100% 2,783 100%
Source: City of King 2007 – 2014 Housing Element
As can be seen from the above, overcrowding in the City has been decreasing slowly overtime. It is anticipated that the Farmworker Housing and other lower cost housing projects that have gone to construction during the latter part of Cycle 5 will further address the overcrowding issue.

Please refer to Chapter 5 for additional information on projects begun in Cycle 5 and for those anticipated in Cycle 6.

2.9 HOUSING AFFORDABILITY
To meet the housing needs of various income groups, housing in the community must be affordable. Overall housing affordability can be estimated by comparing the cost of renting or owning a home to the average income levels of households.

In 2021, the average rent in the City was $1,502 per-month and the Median Home Value was $304,700. During the 2015 to 2021 time period, rent increased by approximately 50% and Median Home value by approximately the same amount. Monterey County rents increased by approximately 56% and Median Values increased by 36%.

In 2013, the average rent in the City was $973 per-month and the Median Home Price was $159,400. During the 2000 to 2013 time period rent increased by approximately 51% and Median Price by approximately 15%. Monterey County rents increased by approximately 56% and Median Values increased by 36%.

It is of interest to note that, as Tables 2.9.3 and 2.9.4 show, the dip in median value between 2009 and 2020 skews the analysis of rise in home value. Based on a 2009 home value of $300,500, the increase to 2021 prices ($304,700) is negligible. However, it is slightly more than 220% of the median value of the year 2000 ($138,700). In the same period of time, household median income has increased by 130%. The increase in home prices and rent appears to be outpacing income. According to Redfin data, the median home sale price in King City was $491,953 in June 2024. In addition, according to data from Zumper.com, the current median rent in King City was $2,500.

Chapter 2. Existing Conditions
33 City of King 2023-2031 Housing Element
TABLE 2.9.1 MEDIAN HOME PRICE / GROSS RENT (2015 - 2021) Place Median Gross
Rent 2015*
Median Gross
Rent 2021*
Median Home
Value 2015**
Median Home
Value 2021**
King City $997 $1,502 $198,900 $304,700
Monterey County $1,236 $1,718 $369,100 $596,400
Source: U.S. Census ACS 5-Year Estimates. Table B25064*. Table B25077** TABLE 2.9.1.1 MEDIAN HOME PRICE / GROSS RENT (2000 - 2013) Place Median Gross
Rent 2000
Median Gross
Rent 2013
Median Home
Value 2000
Median Home
Value 2013
King City $644 $973 $138,700 $159,400
Monterey County $776 $1,209 $265,800 $362,400
Source: ACS 2009 – 2013 Estimates, Table B25064
As these tables demonstrate, rent and home value increased moderately from 2000 to 2015 and significantly increased from 2015 to 2021.

TABLE 2.9.2 MEDIAN HOME PRICES (2015 – 2021)
2015 2016 2017 2018 2019 2020 2021
City of King $198,900 $216,900 $230,800 $247,100 $252,500 $281,900 $304,700 Monterey
County $369,100 $393,300 $441,000 $477,200 $516,600 $559,400 $596,400 Source: U.S. Census ACS 5-Year Estimates. Table B25077
TABLE 2.9.2.1 MEDIAN HOME PRICES (2009 – 2013)
2009 2010 2011 2012 2013
City of King $300,500 $237,000 $180,600 $166,500 $159,400 Monterey County $608,800 $566,300 $497,400 $390,400 $362,400 Source: ACS 2009 – 2013 Estimates, Table B25077
Table 2.9.3 provides information on the monthly cost of Housing in the City. Note that nearly 77% of units cost more than $1,000 per month in 2021. In 2013, 54.1% of units were rented at more than $1,000 per month.

TABLE 2.9.3. OCCUPIED HOUSING UNITS BY COST (2018 – 2021) 2018 2021
Number Percent Number Percent
Less than $100 0 0.0% 0 0.0%
$100 to $199 0 0.0% 9 0.3%
$200 to $299 71 2.2% 32 1.0%
Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 34
2018 2021
Number Percent Number Percent
$300 to $399 79 2.4% 64 2.0%
$400 to $499 175 5.4% 69 2.1%
$500 to $599 149 4.6% 96 3.0%
$600 to $699 131 4.0% 65 2.0%
$700 to $799 254 7.9% 149 4.6%
$800 to $899 220 6.8% 155 4.8%
$900 to $999 207 6.4% 49 1.5%
$1,000 to $1,499 1,115 34.5% 1,085 33.7%
$1,500 to $1,999 664 20.5% 804 25.0%
$2,000 to $2,499 150 4.6% 455 14.1%
$2,500 to $2,999 0 0.0% 92 2.9%
$3,000 or more 20 0.6% 31 1.0%
No case rent 0 0.0% 63 2.0%
Total 3,235 99.9% 3,218 100%
Source: U.S. Census ACS 5-Year Estimates. Table B25104. Percentage may not add up to 100 percent due to rounding.

TABLE 2.9.3.1 OCCUPIED HOUSING UNITS BY COST (2010 – 2013) Cost
2010 2013
Number Percent Number Percent
0 -$100 34 1.2% 23 0.8%
$100 to $199 46 1.7% 70 2.5%
$200 to $299 112 4.0% 115 4.1%
$300 to $399 57 2.0% 84 3.0%
$400 to $499 79 2.8% 107 3.8%
$500 to $599 97 3.5% 128 4.5%
$600 to $699 229 8.2% 87 3.1%
$700 to $799 168 6.0% 217 7.8%
$800 to $899 232 8.3% 149 5.3%
$900 to $999 124 4.5% 277 9.9%
$1,000 to $1,499 648 23.2% 837 30.0%
$1,500 to $1,999 445 16.0% 432 15.5%
$2,000 or more 482 17.3% 239 8.6%
No Cash Rent 31 1.1% 27 1.0%
Total 2,784 2,792
Source: ACS 2009 – 2013 Estimates, Table B25104
Chapter 2. Existing Conditions
35 City of King 2023-2031 Housing Element
Tables 2.9.4 (Renters) and 2.9.5 (Owners) compare rent and monthly ownership costs to Household Income. Note that the largest group of renters pays more than 35% of their income toward rent and nearly 70% of owners s pay less than 30% of the Household’s income toward home ownership. In 2010 29.6% of renters paid 35% of income or more, increasing to 48% in 2013; income to mortgage / rent payment increased through 2015 has been decreasing since.

TABLE 2.9.4 GROSS RENT AS PERCENTAGE OF HOUSEHOLD INCOME (2015—2021) Percent of Household Income 2015 2021
Less than 15 percent 172 10.5% 175 9.9%

15.0 to 19.9 percent 131 8.0% 168 9.5%

20.0 to 24.9 percent 113 6.9% 191 10.8%

25.0 to 29.9 percent 165 10.0% 155 8.7%

30.0 to 34.9 percent 186 11.3% 199 11.2%

35.0 percent or more 875 53.3% 885 49.9%
Not computed 59 (X) 97 (X)
Occupied units paying rent 1,642 100% 1,773 100%
Source: U.S. Census ACS 5-Year Estimates. Table DP04.

TABLE 2.9.4.1 GROSS RENT AS PERCENTAGE OF HOUSEHOLD INCOME (2010 – 2013) Percent of Household Income 2010 2013
Number Percent Number Percent
Less than 15 percent 179 12.8% 124 8.0%
15 to 19.9 percent 168 12.1% 147 9.6%
20 to 24.9 percent 173 12.4% 123 8.0%
25 to 29.9 percent 336 24.2% 225 14.6%
30 to 34.9 percent 92 6.6% 157 10.2%
35 or more 411 29.6% 741 48.0%
No rent paid 31 2.2% 27 1.8%
Total 1,390 99.9% 1,544 100.2%
Source: ACS 2009-2013 Estimates, Table DP04 Percentages may not add up to 100 percent due to rounding.

TABLE 2.9.5 MONTHLY OWNER COSTS AS PERCENTAGE OF HOUSEHOLD INCOME (2015 – 2021) Percent of Household Income 2015 2021
Number Percent Number Percent
Less than 20.0 percent 248 29.7% 341 35.7%

20.0 to 24.9 percent 153 18.3% 148 15.5%

25.0 to 29.9 percent 56 6.7% 176 18.4%

30.0 to 34.9 percent 63 7.6% 42 4.4%

35.0 percent or more 314 37.6% 247 25.9%
Not computed 0 (X) 7 (X)
Total 834 99.9% 954 99.9%
Source: U.S. Census ACS 5-Year Estimates. Table DP04. (Housing units with a mortgage). Percentages may not add up to 100 percent due to rounding.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 36
TABLE 2.9.5.1 MONTHLY OWNER COSTS AS PERCENTAGE OF HOUSEHOLD INCOME (2010 – 2013)
Percent of Household
Income
2010 2013
Number Percent Number Percent
Less than 20 percent 157 11.4% 294 24.2%
20 to 24.9 percent 116 8.3% 172 14.1%
25 to 29.9 percent 165 11.9% 101 8.3%
30 to 34.9 percent 176 12.7% 90 7.4%
35 or more 410 29.7% 217 17.8%
Not computed 0 0% 0 0%
No Mortgage 358 25.9% 343 28.1%
Total 1,382 99.9% 1,217 99.9%
Source: ACS 2009-2013 Estimates, Table DP04 Percentages may not add up to 100 percent due to rounding.

Moderate Income Households
Cycle 6 RHNA requirements are based on Annual Median Income (AMI) in Monterey County whole. Therefore, AMI data related to Monterey County has been presented. However, to provide an accurate picture regarding King City residentsinformation specific to King City has also been provided, that being Median Family Income (MFI). King City Median Income is $59,712 as contrasted with a County Median Income of $82,163. Median income for a family of four in King City is $44,883 as contrasted with a Monterey County Income of $93,099.

The Median Family Income for a household in the City of King ranges from $27,845 to $64,632 depending on family size (1 to 6 persons). MFI for 7 persons increases significantly to $157,159.

Median Income is $59,712. The Median Income for a family of four ($44,883) is used as the basis for which generalized calculations as to home affordability can be accomplished. Based on these income levels, the maximum affordable home price (30% of gross income) range from $224,830 to $372,450. Maximum affordable rents range between $696 and $3,929. As a result, moderate income households can afford a number of single family homes in the City of King and a number of rental units. Because the median home price is currently in the $250,000 range, these households can afford the median home. However, it should be noted that the median home price appears to be increasing.

Lower Income Households
Because HUD Income Limit categories are based on the County’s AMI, information has been provided based on those limits. In addition, to provide a potentially more accurate picture of King City residents’ payment abilities, calculations based on King City Median Family Income have also been included.

Chapter 2. Existing Conditions
37 City of King 2023-2031 Housing Element
Lower income households are defined as those that earn 80% or less of the County’s median income which translates to between $74,479 for low-income households and less for very low and extremely low income households. Based on their income, low-income households cannot typically afford to purchase a single family home but could afford a significant number of apartments available for rent in the City of King. With the exception of small apartments and mobile home rentals, very low-income households are unable to afford the cost of virtually all apartment rentals in the City without assuming a high cost burden. Again, it should be noted that these estimates are based on the County’s AMI which is significantly higher than the City’s median household income.

Extremely Low-Income Housing Needs
Extremely low-income (ELI) households are defined as those that earn 30% or less of median income. The median income in Monterey County for a family of four is $93,099 See Table 2.7.4.

This results in an income of $27,929 for a family of four in the low-income category. By comparison, City MFI for a family of four in this income category is $13,465. Of the 2,792 households in the City, 430 renters and 90 owners (about 18.6 percent of all households) have income less than 30% of AMI. As Table 2.9.6 illustrates these households have a higher percentage of housing problems and a greater cost burden than other households. Nearly all ELI households are expected to need aid, including housing cost subsidies and social services. In addition to the challenge of finding affordable housing, ELI households may also have members with mental or other disabilities and special needs, making it even harder to secure housing.

Members of ELI households may be unable to work full-time, or may be employed in low-wage positions. Many other ELI households are on fixed incomes from sources including disability benefits and social security.

As indicated in Table 2.9.6 below, the total number of ELI households is decreasing in the City.

However, ELI households still have higher rates of overpayment and housing problems than nonELI households in the City.

Assuming 50 percent of the regional housing need allocation (RHNA) for very low-income households (43 units) qualify as ELI households, the projected housing need for ELI is 22 units for the planning period. As noted in Tables 2.9.6 and 2.9.6.1 below, the number of extremely lowincome households has decreased. To address the current gap in need for ELI households, Program 4 has committed to prioritizing the development of affordable ELI units when affordable housing developments are proposed. In addition, several projects, including site capacity listed in the Specific Plans allocates units towards meeting the very-low income housing needs due to the inclusionary housing requirements.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 38
TABLE 2.9.6 EXTREMELY LOW- INCOME HOUSEHOLDS (2019 – 2022) Total
Renters
Total
Renters
Total
Owners
Total
Owners
Total
Households
Total
Households
2019 2020 2019 2020 2019 2020
Extremely low
income 485 430 160 90 645 520
Percent with
any housing
problems*

66.6% 73.8% 37.7% 31.2 53.7% 57.0
Percent with
housing cost
>30% of income

48.9% 42.0% 67.7% 72.8 57.3% 54.2%
Percent with
housing cost
>50% of income

18.2% 24.4% 13.8% 10.1 16.2% 18.8%
Source: 2015-2019 and HUD CHAS 2016-2020 Quick Query Tools. *The four housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room and cost burden over 30% of income TABLE 2.9.6.1 EXTREMELY LOW-INCOME HOUSEHOLDS (2000 – 2012) Total Renters Total Owners Total Households
2000* 2012** 2000* 2012** 2000* 2012**
Extremely Low Income 344 295 82 75 426 370
Percent with Any
Housing Problems 94.2% 73.3% 65.9% 47.6% 88.7% 61.5%
Percent with Housing
Cost >30% of Income 85.5% 46.4% 65.9% 38.4% 81.7% 84.8% Percent with Housing
Cost >50% of Income 71.2% 22.0% 36.6% 20.7% 64.6% 42.7% Source: * 2007-2014 City of King HE **2008 – 2012 HUD CHAS Quick Query Tool. Varies from CHAS Data Set Table S10708 ACS 2006-2010 Note: Number of Total Households varies from ACS data Table 2.9.7 shows annual income limits for households by size of family and the maximum amount that these households could pay for housing. Estimates in this Table for Monterey County Area Median Income (AMI) are as estimated based on HUD (2023) estimates which is $100,950 for a family of four. The 2021 ACS Estimate for Monterey County was $93,099.

In comparison, the City of King Median Income is estimated at $59,712 with the median income for a family of four being $48,833. See Table 2.7.4 for City of King Median Income. This difference in income should be remembered when evaluating income / affordability in relationship to Chapter 2. Existing Conditions
39 City of King 2023-2031 Housing Element
housing. For example, the ability of a King City family to afford a median value King City home should be the focus. Comparing a Monterey County income to a King City home is not accurate for King City families. See Table 2.9.3 for Median Home Prices Table 2.9.8 Payment Limits Per City of King Median Income should also be compared to Income and Median Home Price. The data is based on the median income ($59,712) in the City of King.

This tables assumes:

1. That 30 percent of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners insurance.

2. A down payment of $10,000 with 1% of monthly income going to debt with a 6% interest rate over a 30 year period. Taxes, mortgage insurance, and homeowners’ insurance account for 26 percent of total monthly payments.

TABLE 2.9.7 HOUSING: PAYMENT LIMITS PER MONTEREY COUNTY MEDIAN (AMI) Ability to Pay based on HUD AMI ($100,950) (2023 HUD Estimate) Extremely Low-Income Households 30% of 2023 HUD Median Family Income ("MFI") Number of Persons 1 (.70) 2 (.80) 3 (.90) 4 (1.00) 5 (1.08) 6 (1.16) Income Level $21,200 $24,228 $27,257 $30,285 $32,708 $35,131 Max. Monthly
Gross Rent (1) $530 $606 $681 $757 $818 $878
Max. Purchase
Price (2) $65,616 $74,121 $84,497 $93,416 $100,007 $107,498 Very Low-Income Households at 50% of 2023 HUD Estimates MFI Number of Persons 1 2 3 4 5 6
Income Level $42,150 $48,200 $54,200 $60,200 $65,050 $69,850 Max. Monthly
Gross Rent (1) $1,054 $1,205 $1,355 $1,504 $1,636 $1,746 Max. Purchase
Price (2)* $108,484 $124,450 $140,220 $153,361 $168,540 $180,892 *Source: www.bankrate.com amortization calculator
Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 40
TABLE 2.9.7 HOUSING: PAYMENT LIMITS PER MONTEREY COUNTY MEDIAN (AMI), CONTINUED Low-Income Households at 70% of MFI for Sale and 60% of 2023 MFI for Rental* Persons 1 2 3 4 5 6
Income for
Rental (60%
MFI)
$25,434
($42,390)
$52,717
($87,861)
$55,218
($92,030)
$55,800
($93,099)
$53,826
($89,710)
$63,487
($105,892)
Max. Monthly
Gross Rent (1) $636 $1,318 $1,380 $1,395 $1,346 $1,587
Income for
Sale (70% MFI) $29,673 $61,503 $64,421 $65,169 $62,797 $74,124 Max Monthly
Payment $742 $1,538 $1,611 $1,630 $1,570 $1,853
Max. Purchase
Price (2) $156,850 $179,300 $$201,750 $224,200 $243,140 $260,070 Median-Income Households at 100% of 2023MFI (ACS 2021 Estimates) Persons 1 2 3 4 5 6
Income Level $42,390 $87,861 $92,030 $93,099 $89,710 $105,812 Max. Monthly
Gross Rent /
Payments (1)
$1,060 $2,196 $2,301 $2,327 $2,242 $2,645
Max. Purchase
Price (2) $187,570 $214,230 $241,040 $267,860 $289,220 $310,740 Moderate-Income Households at 120% of 2023 MFI (ACS 2021 Estimates) Persons 1 2 3 4 5 6
Income Level $50,068 $105,433 $110,436 $111,719 $107,652 $126,974 Max. Monthly
Gross Rent /
Payments (1)
$1,251 $2,635 $2,761 $42,793 $2,691 $3,174
Max. Purchase
Price (2) $162,084 $342,769 $352,407 $358,041 $343,753 $407,435 *Source: www.bankrate.com amortization calculator
Chapter 2. Existing Conditions
41 City of King 2023-2031 Housing Element
TABLE 2.9.8 HOUSING: PAYMENT LIMITS PER CITY OF KING MEDIAN INCOME Ability to Pay based on City of King Median Income
Extremely Low-Income Households at 30% of 2021 Median Family Income ("MFI") Number of Persons 1 (.70) 2 (.80) 3 (.90) 4 (1.00) 5 (1.08) 6 (1.16) Income Level $5,847 $18,766 $13,514 $13,450 $15,090 $20,941 Max. Monthly Gross Rent (1) $147 $469 $338 $336 $377 $524 Max. Purchase Price (2) $18,012 $60,987 $45,727 $45,406 $50,000 $67,482 Very Low-Income Households at 50% of 2021 MFI
Number of Persons 1 2 3 4 5 6
Income Level $13,922 $39,097 $25,027 $22,441 $23,289 $32,316 Max. Monthly Gross Rent (1) $348 $977 $626 $561 $582 $808 Max. Purchase Price (2) $47,057 $126,079 $81,276 $72,503 $75,808 $103,432 Low-Income Households at 70% of MFI For Sale and 60% of 2021 MFI for Rental Number of Persons 1 2 3 4 5 6
Income Level for Sale (70% MFI) $19,491 $54,735 $35,037 $31,418 $54,597 $45,242 Income Level for Rental (60%
MFI) $16,707 $46,916 $30,031 $26,900 $27,946 $38,780
Max. Monthly Gross Rent (1) $417 $1,172 $751 $673 $699 $970 Max. Purchase Price (2) $63,338 $176,890 $112,662 $100,616 $177,002 $146.458 Median-Income Households at 100% of 2021 MFI (ACS 2021 Estimates) Number of Persons 1 2 3 4 5 6
Income Level $27,485 $78,194 $50,053 $59,712 $44,833 $64,632 Max. Monthly Gross Rent (1) $687 $1,955 $1,251 $1,493 $1,200 $1,616 Max. Purchase Price (2) $89,468 $248,633 $162,215 $188,753 $144,577 $205,075 Moderate-Income Households at 120% of 2021 MFI (ACS 2021 Estimates) Number of Persons 1 2 3 4 5 6
Income Level $32,292 $93,832 $60,064 $71,654 $53,800 $77,558 Max. Monthly Gross
Rent/Payments (1) $807 $2,346 $1,502 $1,791 $1,345 $1,9390 Max. Purchase Price (2) $105,838 $298,366 $190,334 $222,631 $173,933 $245,999 Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 42

2.10 OVERPAYMENT
Overpayment is defined as paying more than 30% of household income on housing costs, including utilities. Severe Overpaying Overpayment occurs when 50% or more of gross income is paid for housing.

Currently in the City of King, approximately 48% of Owner-Occupied households and 67.9 % of Renter-Occupied Households are Overpaying. In the year 2015, approximately 46.1% of OwnerOccupied households and 67% of Renter-Occupied Households were Overpaying. By comparison, In 2010 approximately 34.9% of Owner-Occupied Households and 76.8 of Renter-Occupied Households were Overpaying. These figures show a consistent trend where a significant percentage of the City’s residents overpay for housing.

Tables 2.10.1 (Owners) and 2.10.2 (Renters) show the percentage of household income that is spent on housing, by number of households, comparing 2000 to 2013. It is of note that, as a general trend, household income grew between 2015 and 2021, particularly in the over $50,000 and over $75,000 categories. See also Table 2.7.6.

TABLE 2.10.1 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME, BY OWNERS (2015 -2021)
Income
Range
Total Households 0-20% of HH
Income
20-29% of HH
Income
30+% of HH
Income
2015 2021 2015 2021 2015 2021 2015 2021
Less than
$20,000 92 70 21 0 10 0 61 70
$20,000 to
$34,999 266 169 38 39 82 16 146 114
$35,000 to
$49,000 212 102 67 9 0 51 145 42
$50,000 to
$74,000 251 280 60 51 119 140 72 89
$75,000 or
more
447 720 329 532 90 160 28 28
Total 1,268 1,341 515 631 301 367 452 343
Source: U.S. Census ACS 5-Year Estimates. Table B25106.

Chapter 2. Existing Conditions
43 City of King 2023-2031 Housing Element
TABLE 2.10.1.1 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME, BY OWNERS (2000 – 2013)
Income Range
Total
Households
0-20% of HH
Income
20-29% of HH
Income
30-34% of
HH Income
35+% of HH
Income
2000 2013 2000 2013 2000 2013 2000 2013 2000 2013
$0-10,000 48 n/a 0 n/a 0 n/a 0 n/a 29 n/a
$10,001-19,999 173 81 39 22 36 34 32 n/a 66 25
$20,000-34,999 210 159 63 41 73 29 15 n/a 59 89
$35,000-49,999 203 229 53 98 63 25 22 n/a 65 106
$50,000+ 572 748 298 398 214 248 17 n/a 43 102
Subtotal 1,206 1,217 453 559 386 336 86 n/a 262 322
Source: ACS 2009-2013 Estimates, Table B25106 Note: Number of Total Households varies from HUD CHAS data .

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 44
TABLE 2.10.2.1 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME, BY RENTERS (2015 – 2021)
Income
Range
Total Households 0-20% of HH
Income
20-29% of HH
Income
30+% of HH
Income
2015 2021 2015 2021 2015 2021 2015 2021
Less than
$20,000 448 141 0 0 0 20 448 121
$20,000 to
$34,999 520 313 0 0 72 0 448 313
$35,000 to
$49,000 169 546 23 26 41 100 105 420
$50,000 to
$74,000 311 349 139 5 112 114 60 230
$75,000 or
more
194 242 141 312 53 112 0 0
Total 1,642 1,591 303 343 278 346 1,061 1,084
Source: U.S. Census ACS 5-Year Estimates. Table B25106.

TABLE 2.10.2.2 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME, BY RENTERS (2000 – 2013)
Income Range
Total
Households
0-20% of HH
Income
20-29% of
HH Income
30-34% of
HH Income
35+% of HH
Income
2000 2013 2000 2013 2000 2013 2000 2013 2000 2013
$0-10,000 193 n/a 0 n/a 0 n/a 0 n/a 162 n/a
$10,001-19,999 323 462* 0 10* 69 7* 24 n/a 221 387*
$20,000-34,999 352 419 27 0 185 111 42 n/a 81 308*
$35,000-49,999 181 234 59 34 92 99 20 n/a 0 101*
$50,000+ 330 460 307 227 12 131 10 n/a 0 0*
Sub Total 1,379 1,575** 393 271 358 348 96 n/a 464 796
Source: ACS 2009-2013 Estimates, Table B25106. Note*: 2013 data combines at 0-$19,999 and 30 and above Note**: Number of Total Households varies from HUD CHAS data.

Tables 2.10.3 and 2.10.4 According to the US Dept of Housing and Urban Development, in 2019, approximately 50.8% of renter households spent 30% or more on housing while 32.3% of owners paid more than 30% of their annual income for housing.

By comparison, in 2012, 57% percent of renter households in City of King spent thirty (30%) percent or more of their household income on rent.

Chapter 2. Existing Conditions
45 City of King 2023-2031 Housing Element
Extremely low and very low-income households are limited in their ability to rent or own housing.

Combining the information from Tables 2.93 and 2.9.4, most City of King households in these income ranges would not be able to afford market-rate housing when less than 15% of the units have rents that are less than $500 per month.

The average rents for one-bedroom to three bedroom units in the City of King would be affordable to the low, moderate and above-moderate income groups.

By comparison, in 2013, 26% of owners’ households and 50.5% of renters’ households experienced payment of more than 35% of their income. Altogether, 1,118 households experienced payment of more than 35. This is 40 percent of the total households of the City.

Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 46
TABLE 2.10.3 CITY OF KING: OVERPAYMENT BY INCOME CATEGORY (CYCLE 6) Households Percentage of Income Spent on
Housing
Number Percent
Overpayment
(>30% income on
housing)
Severe
Overpayment
(>50% income on
housing)
Number Percent Number Percent
City of King Owner Households
Extremely Low (<30% AMI) 90 7% 55 4.3% 40 3.1%
Very Low (31-50% AMI) 285 22.2% 120 9.3% 80 6.2%
Low (51-80% AMI) 270 21.0% 150 11.7% 10 .8%
Moderate (>80% AMI) 70 5.5% 20 1.5% 0 0%
Above (100% + AMI) 560 43.6% 15 1.2% 0 0%
Total 1,285 99.3%* 360 28.0** 130 9.3%**
City of King Renter Households
Extremely Low (<30% AMI) 430 21.8% 390 19.8% 280 14.2%
Very Low (31-50% AMI) 755 38.4% 560 28.5% 200 10.2%
Low (51-80% AMI) 445 22.7% 185 9.4% 0 0%
Moderate (>80% AMI) 55 2.8% 0 0% 0 0%
Above (100%+ AMI) 275 14.0% 0 0% 0 0%
Total 1,965 99.7%* 1,135 57.7%** 480 24.4%**
Source: 2015-2020 HUD CHAS Quick Query Tool. * May not equal 100% due to rounding ** Of total TABLE 2.10.3.1 CITY OF KING: OVERPAYMENT BY INCOME CATEGORY (CYCLE 5) Households Percentage of Income Spent on Housing
Number Percent
Overpayment (>30%
income on housing)
Severe Overpayment
(>50% income on
housing)
Number Percent Number Percent
City of King Owner Households
Extremely Low
(<30% AMI) 75 7.2% 50 4.0 % 35 5.9%
Very Low
(31-50% AMI) 130 11.6% 60 4.8 % 45 3.6%
Low (51-80% AMI) 240 22.2% 140 11.2% 90 7.2%
Moderate and
above(>80% AMI) 810 58.9% 230 18.4% 50 4.0%
Total 1,250 99.9% 380 38.4% 220 20.7 %
Chapter 2. Existing Conditions
47 City of King 2023-2031 Housing Element
Households Percentage of Income Spent on Housing
Number Percent
Overpayment (>30%
income on housing)
Severe Overpayment
(>50% income on
housing)
Number Percent Number Percent
City of King Renter Households
Extremely Low
(<30% AMI) 295 20.3% 240 16.5% 195 13.4%
Very Low
(31-50% AMI) 305 21.0% 245 16.8% 125 8.6%
Low (51-80% AMI) 455 31.3% 180 12.4% 0 0%
Moderate and above
(>80% AMI) 400 27.5% 10 .7% 0 0%
Total 1,455 100.1% 675 46.4% 320 22.0%
Source: 2008 – 2012 HUD CHAS Quick Query Tool. Percentages may not add up to 100 percent due to rounding.

Note**: Number of Total Households varies from ACS data. Varies from CHAS Data Set Table S10708 ACS 2006- 2010

2.11 ASSISTED HOUSING DEVELOPMENTS “AT RISK” OF CONVERSION This Section evaluates the City’s affordable housing that may be at risk of being converted to market rate units.

As Table 2.11.1 shows, the City of King has several projects that are publicly assisted under federal, state or local programs including tax credits, HUD, state / local bond programs, density bonuses and local redevelopment or direct assistance programs. These projects are secure as being affordable permanently.

Chapter 2. Existing Conditions
City of King Housing Element 2023-2031 48
TABLE 2.11.1 INVENTORY OF HUD ASSISTED HOUSING
Name Tenant
Type
Affordable
Units Year Built Funding Sources
Expiration of
Affordability
Size
(Acres) Density
Leo A. Meyer Plaza Senior 44 Low / Very Low 1988 Tax Credit. Local Owned by
Housing Authority
of the County of
Monterey

2.74 16 du/ac
Villa San Miguel Family units 50 1996 LIHTC, HCD
2049
Owned by
CHISPA

3.15 18 du/acre
Monterey County
Migrant Camp
(Jayne Street)
Migrant
Farmworker 76 Low / Very Low 1985 HACM Perpetuity 5.14 15 du/ac Mills Ranch Garden
Apartments
Low Income
Families 40 Low/Very Low Not yet built
Tax Credit
(Pending) Not yet built
5 Lots
(Range 0.35
to 0.40
acres)
Zoned PD;
part of
inclusionary
requirement
Creekbridge
Apartments
Low Income
Families 30 Low & 30 Mod 2008 Private funding August 2065 4 Lots
(Range 0.35
to 0.37
acres)
Zoned PD;
part of
inclusionary
requirement
King Station
Apartments
Low Income
Families/
Senior
56 units plus 1
manager unit 2014 LIHTC. HOME 2068 4.5
Zoned C-N;
allows 12
affordable
units per
acre
People Self Help
Housing Mustang
Court
Low Income
Families
7 homes
Affordable to Low
Income
2021
HUD (Self-Help
Homeownership
Opportunity
Program)
55 years
7 lots (range
from 0.07 to
.11 acres)
18 du/acre
La Buena
Esperanza
Farmworker
Families 40 Low / Very Low 1980’s HCD, FmH.AM, USDA 2024 232 ac 17 du/ac Chapter 2. Existing Conditions
49 City of King 2023-2031 Housing Element

PRESERVATION AND REPLACEMENT OPTIONS
There are 84 units potentially at-risk of converting to non-low-income uses during the planning period (Leo Meyer Plaza and La Buena Esperanza), therefore, the City must conduct an analysis that demonstrates preservation and replacement options. Depending on the circumstances of the at-risk projects, different options could be used to preserve or replace the units. Preservation options generally include: transferring of the project to non-profit ownership, provision of rental assistance to tenants, or the purchasing of affordability covenants.

Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term.

Transferring property ownership to a non-profit organization would secure low income restrictions and the project would become potentially eligible for a greater range of governmental assistance. Given the nature of existing non-profit ownership of these two projects (owned by the Housing Authority and a co-operative), it is unlikely that the ownership transferal of these projects would yield any benefit.

Rental subsidies can be used to maintain the affordability of the 84 units potentially at-risk during the planning period. These rent subsidies could be structured similar to existing programs, such as Housing Choice Vouchers (formerly known as Section 8). Table 2.11.2 below the required subsidies needed to maintain affordability.

TABLE 2.11.2 AFFORDABLE HOUSING SUBSIDY CALCULATIONS
Unit
Size
Total
Units
Fair
Market
Rent
Household
Size
Very
Low
Income
(50%
AMI)
Affordable
Cost
Monthly
Per Unit
Subsidy
Total Monthly
Subsidy
Studio $2,112.00 1 $46,350 $1,159.00
1-Bedroom 44 $2,194.00 2 $53,000 $1,325.00 $869.00 $38,236.00 2-Bedroom 15 $2,675.00 3 $59,600 $1,490.00 $1,185.00 $17,775.00 3-Bedroom 15 $3,790.00 4 $66,200 $1,655.00 $2,135.00 $32,025.00 4-Bedroom 10 $4,144.00 5 $71,500 $1,788.00 $2,356.00 $23,560.00 Total 84 $111,596.00
Another alternative to preserve the affordability of at-risk projects is to provide an incentive package for the owner to maintain the project as affordable housing. This could include reducing the interest rate on the remaining loan balance, providing a lump-sum payment, and/or supplementing the rents to market levels. The feasibility of this option is dependent upon how high the development is leveraged. By providing lump sum financial incentives or ongoing Chapter 2. Existing Conditions
City of King 2023-2031 Housing Element 50
subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable. Funding available for purchase of affordability covenants is also limited as, typically, HUD funds cannot be used for this purpose.

Replacing the at-risk units is also an option to replace the at-risk units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Assuming an average construction cost of approximately $600,000 per unit, it would cost over $50 million (excluding land costs, to construct 84 new assisted units. This cost would only be higher when factoring the cost of land.

In considering which option makes the most financial sense, it is also important to factor in the age of the structures. Both projects were built in the 1980’s and with consistent maintenance, could be a viable option for long-term use. The annual cost of providing subsidies is just shy of $112,000, however, the long-term provision of rental subsidies for an additional 55 years would cost nearly $74 million, making the replacement option more economically viable in the longrun. In evaluating the various options, the City must consider the available funding sources and willingness of property owners, among other factors.

2.12 OPPORTUNITIES FOR ENERGY CONSERVATION
Please refer to Chapter 8, Section 8.6, Programs 15 through 19.

Chapter 3. Special Housing Needs
51 City of King 2023-2031 Housing Element
CHAPTER 3: SPECIAL HOUSING NEEDS
This Chapter identifies groups that may require special housing characteristics. These groups include persons with disabilities, the elderly, large families, female-headed households, agricultural employees, and families and persons in need of emergency shelters, transitional housing and / or transportation.

King City is served by four existing Monterey-Salinas Transit (MST) bus routes. They include:
• Line 23 (Salinas – King City)
• Line 23X (Salinas – King City Express)
• Line 34 (King City)
• Line 84 (King City – Paso Robles)
MST provides special discount rates to residential developments that serve the elderly and individuals with disabilities.

3.1 PERSONS WITH DISABILITIES
Housing needs for those with disabilities vary depending on the severity of the disability. Many disabled persons live in their own home in an independent situation or with other family members. While figures provided by the Census give us useful information regarding the disabled population, not all disabled need accessible (based on Americans with Disability Act (ADA) standards) or low-income housing. According to ACS 5 year estimates, in 2021 there are 1,444 persons aged five and over in the City of King who have a disability. See Table 3.1.1. The disability categories are defined as follows:

Sensory: Blindness, deafness or a severe vision or hearing impairment.

Physical: A condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting or carrying.

Mental: Difficulty learning, remembering, or concentrating.

Self-Care: Difficulty dressing, bathing, or getting around inside the home.

Going Outside Difficulty going outside the home alone to shop or visit a Doctor’s of Home: Office.

Developmental With onset prior to age 18, an impairment in three or more areas Disability: of major life activity, typically in areas of Intellectual Disability.

Employment Difficulty working at a job or business.

Disability:

Chapter 3. Special Housing Needs
City of King 2023-2031 Housing Element 52
Physically disabled persons may require modifications to housing such as wheelchair ramps, elevators or lifts, wide doorways, accessible cabinetry, modified fixtures and appliances, etc. If the disability prevents the person from operating a vehicle, then proximity to services and access to public transportation are also important. People with severe or mental disabilities may also require supportive housing, nursing facilities, or care facilities. If the physical disability prevents individuals from working or limits their income, then the cost of housing and the costs of modifications can increase. Many disabled persons rely solely on Social Security Income which is typically insufficient for market rate housing.

The State requires that those with disabilities receive reasonable accommodation for housing opportunities. An analysis of housing constraints for residents with disabilities is included under the constraints discussion in Chapter 6.6.1. It is of interest to note that the number of persons with the range of disabilities decreased by nearly 500 persons between 2015 and 2021.

TABLE 3.1.1 DISABILITIES 2015 AND 2021
Disability
Type
2015 2021
Under
18 18 to
64 65 and
over
Total Under
18 18 to
64 65+ Total
Hearing 21 82 198 301 0 0 85 85
Vision 15 110 90 215 29 46 40 115
Cognitive 150 49 151 350 124 166 66 356
Ambulatory 12 159 264 435 0 305 179 484
Self-Care 0 48 190 238 12 70 72 154
Independent
Living n/a 149 240 389 n/a 178 72 250
Total 198 597 1,133 1,928 165 765 514 1,444
Source: U.S. Census ACS 5-Year Estimates. Table S1810.

TABLE 3.1.1.1 DISABILITIES 2000 AND 2013
Disability Type 2000* 2013**
5-15 16-64 65+ Total 5-17 18-64 65+ Total
Sensory 40 105 33 178 57 125 316 498
Physical 30 273 240 543 12 77 231 320
Mental 72 173 112 357 219 56 127 402
Self-Care 11 127 63 201 33 26 181 642
Go-Outside-Home - 683 181 864 - 164 244 408
Employment - 1,097 - 1,097 - 265*** - -
Total 153 2,458 629 3,240 321 713 1,099 2,133
Source: * US Census 2000 Table P041; ** ACS 2009 -2013 Estimates, Table S1810 – ***ACS 2009 -2013 Estimates, Table C18120
Chapter 3. Special Housing Needs
53 City of King 2023-2031 Housing Element
Persons with Developmental Disabilities
The California Department of Developmental Services collects data on the number of individuals with developmental disabilities across the State. The 93930 zip code serves King City and surrounding areas including Jolon, Pine CAnyon, Bitterwater, Lonoak, and Elsa. In the 93930 zip code in 2020 there were a total of 135 individuals with a developmental disability. Of these 79 individuals were aged 0 -17 years and 56 individuals were aged 18 years and over. Additionally, 129 lived in the home of a parent/family/guardian, with the remaining in an independent/supported living facility.

Universal Design
A growing number of architects and developers integrate universal design principles into their projects to increase the accessibility of the built environment. The intent of universal design is to simplify design and construction by making products, communications, and the built environment more usable by as many people as possible without the need for adaptation or specialized design. By applying these principles, in addition to the regulations specified in the Americans with Disabilities Act (ADA), new construction will increase the opportunities in housing and employment for everyone. The City of King worked toward the implementation of Universal Design in Cycle 5 and will continue to do so in Cycle 6. Please refer to Chapter 9, Program 11.

According to the US Census, the following are the seven principles of universal design as outlined by the Center for Universal Design.

Equitable Use: The design is useful and marketable to persons with diverse abilities.

Flexible in Use: The design accommodates a wide variety of individual preferences and abilities.

Simple and Intuitive: Use of the design is easy to understand, regardless of the user’s experience, knowledge, language skills or current concentration level.

Perceptible: The design communicates necessary information effectively to the user, regardless of ambient conditions or the user’s sensory abilities.

Error Tolerance: The design minimizes hazards and the adverse consequences of accidental or unintended action.

Low Physical Effort: The design can be used efficiently and comfortably with minimum fatigue.

Size and Space for Appropriate size and space is provided for approach, reach, Approach and Use: manipulation, and use regardless of user’s body size, posture or mobility.

Chapter 3. Special Housing Needs
City of King 2023-2031 Housing Element 54

3.2 ELDERLY
Seniors households are included in those with special housing needs because they are more likely to have limited income, physical disabilities or higher health care costs. As Table 3.2.1 shows, the 2013 American Community Survey (ACS) Five Year Estimate indicates that there are 380 senior households in the City of King (215 owners and 165 renters). 92 elderly persons are indicated as living below the poverty level – 11 % of total seniors (836 persons per Table 2.5.1). As shown in Table 2.7.5 the median income of seniors (over 64 years) in the City of King was $23,462 as compared to the median for all households of $45,905 (51%). A large proportion of the senior population also experiences one or more types of disabilities.

TABLE 3.2.1 TENURE BY AGE OF HOUSEHOLDER (2015-2021)
Note that the age of householders has generally increased from 2015 to 2021.

Age 2015 2021
Owner Renter Total Percent Owner Renter Total Percent
15 to 24 years 28 125 153 5.1% 14 204 218 6.8%
25 to 34 years 137 448 585 19.7% 178 449 627 18.5%
35 to 44 years 303 570 873 29.3% 208 471 679 21.1%
45 to 54 years 377 237 614 20.6% 367 330 697 21.7%
55 to 59 years 113 49 162 5.4% 178 90 268 8.3%
60 to 64 years 69 93 162 5.4% 179 37 216 6.7%
65 to 74 years 155 99 254 8.5% 92 245 337 10.5%
75 to 84 years 46 40 86 2.9% 79 26 105 3.3%
Over 85 years 47 40 87 2.9% 53 18 71 2.2%
Total 1,275 1,701 2,976 99.8% 1,348 1,870 3,218 99.1%
Source: U.S. Census ACS 5-Year Estimates. Table B25007. Percentages may not add up to 100 percent due to rounding.

Source: U.S. Census ACS 5-Year Estimates. Table S1810.

Chapter 3. Special Housing Needs
55 City of King 2023-2031 Housing Element
TABLE 3.2.1.1 TENURE BY AGE OF HOUSEHOLDER (2000-2013)
Age
2000* 2013**
Owner Renter Total Owner Renter Total Percent
15 to 24 years 12 206 218 44 92 136 4.9%
25 to 34 years 305 523 828 182 652 834 29.9%
35 to 44 years 311 305 616 192 424 616 22.1%
45 to 54 years 252 188 440 419 156 575 20.6%
55 to 59 years 175 61 236 52 38 90 3.2%
60 to 64 years 37 24 61 113 48 161 5.8%
65 to 74 years 208 56 264 141 49 190 6.8%
75 to 84 years 77 8 85 34 82 116 4.2%
Over 85 years 27 8 35 40 34 74 2.7%
Total 1,404 1,379 2,783 1,217 1,575 2,792 100.2%
Source: *City of King Housing Element 2007; **ACS 2009-2013 Estimates Table B25007 Percentages may not add up to 100 percent due to rounding.

TABLE 3.2.2 ELDERLY BELOW POVERTY LEVEL 2015 AND 2021
Number
City of King Monterey County
2015 2021 2015 2021
Elderly Below Poverty 191 16 4,750 5,254
Total Population 13,203 13,013 408,804 422,014
Source: U.S. Census ACS 5-Year Estimates. Table B17001.

TABLE 3.2.2 ELDERLY BELOW POVERTY LEVEL 2000 AND 2013
Number
City of King Monterey County
2000* 2013** 2000* 2013**
Elderly Below Poverty 114 92 2,657 3,936
Total Population 11,094 12,797* 382,680 401,700
Source: *City of King Housing Element 2007; **ACS 2009-2013 Estimates Table B17001 Note: ACS Estimates and US 2010 Census Table DP05 Table 2.5.1) data vary.

The special needs of seniors can be met by congregate care, rent subsidies, shared housing, and housing rehabilitation assistance. For the frail or disabled, elderly housing with architectural design features that accommodate disabilities can help extend the ability of seniors to live independently. In addition, seniors with mobility / self-care limitations benefit from transportation alternatives. Senior housing with supportive services can be provided to facilitate independent living. Leo Meyer Senior Plaza is a public housing apartment complex operated by Chapter 3. Special Housing Needs
City of King 2023-2031 Housing Element 56
the Housing Authority of Monterey County. There are 44 one-bedroom apartments. Given this property is owned by the Housing Authority of Monterey County, this project is not considered at-risk of converting to non-low-income uses.

A number of senior support services are available in the City of King with support ranging from nutrition programs to health care and social services. Some of those service providers are listed below.

Leo Meyer Senior Center
415 Queen Street,
King City, CA 93930
(831) 384-4562
MST RIDES ADA Paratransit Program
Door-to-door mini-bus transportation for disabled
and handicapped persons.
1 (888)-MST-BUS1
Monterey County Department of Social Services
Multipurpose Senior Services
(831) 647-7899, (805) 755-3403
George L. Mee Memorial Hospital (non-profit public hospital, accredited convalescent care) 300 Canal Street,
King City, CA
(831) -385-6000
A large offering of Senior Services is available in Monterey County. Refer to Monterey County Regional Guide and Search Engine, http://www.mtycounty.com/index.html

3.3 LARGE HOUSEHOLDS
Large households are defined as units that contain 5 or more individuals. The 2009 -2013 ACS Estimates indicate that there are 1,233 (44%) large households in the City of King, up from 36% in 2000. 57% of these large households are renter occupied, up from 50% in 2000. 20% of households are classified as large in Monterey County with 42% owner occupied and 58% renter occupied. In 2000, Monterey County large households were divided in an approximately 51% - 49% owner / renter split. See Table 2.7.4 to compare median incomes by size of household.

Chapter 3. Special Housing Needs
57 City of King 2023-2031 Housing Element
TABLE 3.3.1 HOUSEHOLD SIZE BY TENURE (2015 – 2021)
Place 2015 2021
Owner Renter Total Owner Renter Total
City of King
1 to 4 persons 1,021 1,295 2,316 1,138 1,179 2,317
5+ persons 330 589 919 210 691 901
Total 1,351 1,884 3,235 1,348 1,870 3,218
TABLE 3.3.1.1 HOUSEHOLD SIZE BY TENURE (2000—2013)
Place 2000* 2013**
Owner Renter Total Owner Renter Total
City of King
1 to 4 Persons 897 882 1,779 686 873 1,559
5+ Persons 507 497 1,004 531 702 1,233
Total 1,571 1,779 2,484 1,217 1,575 2,792
Monterey County
1 to 4 Persons 53,712 42,895 96,607 52,178 48,735 100,913 5+ Persons 12,554 12,075 24,629 10,220 14,295 24,515
Total 66,266 54,970 121,236 62,398 63,030 125,428
Source: *City of King Housing Element 2007; **ACS 2009-2013 Estimates Table B25009

3.4 FEMALE HEADED HOUSEHOLDS
Single-parent households headed by females may have special needs such as accessible day care, health care and other supportive services. Table 3.4.1 provides information about femaleheaded households and families. 2009 -2013 ACS estimates showed that 61% of female headed households lived in poverty. In 2021, 30.5 % of female headed households were reported as being below the poverty level. These families, especially female headed, larger families have limited housing options.

TABLE 3.4.1 FEMALE HEADED HOUSEHOLDS (2015 – 2021)
Householder Type City of King Monterey County
2015 2021 2015 2021
Total households 2,976 3,218 125,402 129,977
Total female-headed households 489 555 17,370 17,000
Female households with children under 18 339 333 9,862 8,950 Female households without children under 18 150 222 7,508 8,050 Total families under poverty level 699 444 18,152 13,751 Female headed households under poverty level 286 169 5,381 3,773 Chapter 3. Special Housing Needs
City of King 2023-2031 Housing Element 58
Source: U.S. Census ACS 5-Year Estimates. Table B25115, B17017 TABLE 3.4.1.1 FEMALE HEADED HOUSEHOLDS (2000 – 2013)
Householder Type Monterey County
2000 2013
Total Households 121,199 125,428
Total Female-Headed Households 13,436 16,370
Female Households with Children Under 18 7,663 9,649
Female Households without Children Under 18 171 6,721
Total Families Under Poverty Level 8,620 18,122
Female Headed Households Under Poverty Level 3,053 4,805 Source: *City of King Housing Element 2007; **ACS 2009-2013 Estimates Table B25115, B17017

3.5 AGRICULTURAL EMPLOYEES
Agricultural employees are a prominent special housing needs group in the City of King.

Agriculture is an important aspect of the City’s economy and seasonal and permanent agricultural employees make up a large percentage of those working in the agricultural sector. Housing affordability has historically been an issue for agricultural employees and continues to be today as was expressed at the Community Workshop. Some issues that contribute to this challenge include low incomes, large family sizes, and language barriers.

According to the Monterey County Farmworker Advisory Committee, there are an estimated 50,000 farmworkers who live and work in Monterey County for all or part of the year. Many of these workers seek housing in the City of King. The 2022 Annual Crop and Livestock Report for the County of Monterey reports a production gross value of $4,638,336,000, which is an increase of 13.1% from 2021. Overall, the Vegetable Crops category saw an increase in value of 21.8% to $3,129,167,000. Fruits and Nuts category had a decrease of 3.9% to $1,234,722,000 primarily due to unseasonable warm weather observed in mid to late summer that reduced production yields for wine grapes. Wine Grapes ranked 7th in production value in 2022. Seeds and Field Crops saw increases, and Livestock remained steady. The Salinas Valley, which includes King City, is one of the most productive agricultural regions in California. The U.S. Bureau of Labor Statistics notes that the average hourly wage for farm workers in California is $22.70 and the average yearly pay is $47,210. However, because of the seasonal nature of the industry, many agricultural workers do not work full time.

Chapter 3. Special Housing Needs
59 City of King 2023-2031 Housing Element
The 2021 ACS Estimates indicate that there are 2,145 people working in agriculture, forestry, fishing, hunting and mining in the City of King See Table 2.7.1. It is difficult to know the accuracy of this information, under-reporting is common, especially for those residing in the U.S. without documentation.

Further information obtained from the USDA Agricultural Census Data shows the County has roughly 30,000 employed farmworkers, with an overwhelming majority working on farms that employ 10 or more workers.

To better understand farmworker housing needs, Several farmworker-affiliated organizations across the Central Valley, the lower central coast, and the Napa/Sonoma area participated in a report published by the Community and Labor Center at the University of California (UC) Merced. According to a 2022 report titled “Farmworker Health in California” based on data from the Farmworker Health Study (FWHS survey), 92 percent of the participants rented and resided in single-family homes (55 percent) and about one-third of participants lived in apartments (31 percent). According to the FWHS survey, farmworkers generally experience living in substandard housing requiring repairs or in older homes, apartments, mobile homes, motels, garages, and other similar spaces with poor ventilation that puts them at higher risk for respiratory illnesses.

One out of three farmworkers experienced difficulty keeping their home cool or warm, and more than 10 percent of surveyed farmworkers encountered mold, water damage, and water leaks. In addition, 37 percent of those indicated that the water quality was low, which could pose health risks. Furthermore, farmworkers surveyed reported living in overcrowded households with onefourth of respondents (29 percent) reporting six or more persons per unit, and more than half (55 percent) reporting two persons (including themselves) slept in their room. As a result, substandard housing, affordability, and overcrowding are critical issues among this special-needs group. Additionally, a separate report form the same study, “Agricultural Worker Health and Health Disparities”, indicated that temperature conditions during the work day and exposure to pesticides are also significant occupational health hazards for farmworkers, as are mental health challenges related to persistent, chronic strain
Additional farmworker housing conditions specific to the Upper Central Coast region (which encompasses Monterey County) include a median household size of 5 persons, median household income of $30,000, and the lowest percentage of households who struggle to keep the house warm during winter.

A number of agricultural employees reside in sub-standard living conditions. To house workers, the City permits farmworker housing in the Agricultural Zone pursuant to a Conditional Use Permit. The Monterey County Housing Authority operates the 79 Unit City of King Migrant Camp on Jayne Street, currently housing 302 persons. Eligibility for a rental voucher is determined by HACM based on the total annual gross income and family size. It is limited to U.S. citizens and Chapter 3. Special Housing Needs
City of King 2023-2031 Housing Element 60
non-citizens who have eligible immigration status. Generally, family income may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live.

Agricultural employee housing in the City of King includes the 40 unit La Buena Esparanza project, constructed in 1982 through a cooperative effort of the Farmers Home Administration (FmHA) and Community Housing Improvement Systems and Planning Associates (CHISPA). This project provides affordable housing exclusively for farm laborers and their families are resident-owned, and can only be lived in by current or former agricultural workers. This resident-ownership model ensures that the units remain affordable beyond the typical 55 year expiration date funding sources typically have, both for current residents and future residents who will live in this complex. Approximately 300 mobile homes are present in the City, many of which are at rent levels affordable to farm worker families. Please refer to Chapter 1 Section 1.6, Chapter 8, Programs and Chapter 5, Section 3 which describe affordable housing modifications to the Zoning Ordinance.

In June 2018, the City amended the General Plan and Zoning Code to provide additional opportunity for seasonal employee housing. The major focus of this effort was to create a Dual Land Use Designation for certain properties along First Street. This zone allows a property owner to develop under their primary zone, develop seasonal housing according to the standards of the Zoning Code, or develop a mixture of both. At the time of the amendment the following bed count for Agricultural Workers was provided:

Project Number of Beds
Collegeville Currently 310 beds, to expand to 500 beds
SHG (218 First Street) Currently 214 beds, approved to expand to 364 beds.

That expansion has been accomplished.

Crown Court Apartments
(220 First Street) Currently 100 beds
Total Current: 624 beds Future: 982 beds
As noted above, there are currently 982 beds available or planned for agricultural workers. This leaves roughly 1,163 agricultural workers in need of housing. Additionally, roughly 450 workers are housed in farmworker housing and 300 mobile homes currently exist in the City, which are rented at levels affordable to farmworkers. Assuming 2 persons per mobile home (below the City average), that leaves roughly 113 farmworkers in need of housing. Programs 2, 3, and 4 call for the City to assist in the development of 50 affordable housing units, conversion of 364 temporary farmworker beds to permanent housing, and assistance for additional farmworker housing units, respectively.

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TABLE 3.5.1 AGRICULTURAL EMPLOYEES, MONTEREY COUNTY 2013 AND 2017 2013* 2017**
In Operations with less than 10 Employees 1,404 1,078
Permanent 722 683
Seasonal (less than 150 days) 682 440
In Operations with more than 10 Employees 31,468 25,851 Permanent 15,437 14,168
Seasonal 16,031 11,683
Total 32,872 26,929
Source: *USDA ag census us, Table 7

3.6 PEOPLE IN NEED OF EMERGENCY SHELTER
In 2022 there were 2,047 persons experiencing homelessness, sheltered and unsheltered, in Monterey County. This number has been relatively stable since 2009 (2,407) with a maximum in 2017 (2,837). Of this number, 66% percent were unsheltered and 33% were living in a shelter.

Traditionally, the City of King’s homeless population is significantly smaller with estimates by Applied Service Research and the City of King Police Department ranging between 18 and 20 persons. In the City, the homeless population is often seen residing under bridges, in parks or in the downtown area. A number of people reside outside the City Limits in the Salinas River Channel. This has been a safety concern from both flooding and wildfire. The Sun Street Community Recovery Center provides substance abuse services in the form of assessment and referral services as well as DUI night classes. Those needing treatment or housing services are referred to treatment centers in Salinas.

The Salvation Army has indicated that the homeless population in the City typically consists of single persons and / or those traveling through the City that suddenly run short of funds. While no shelters have been located within the City, the Salvation Army has provided food, motel and gas vouchers for those needing emergency assistance. Those needing long term shelter must travel to, or are provided assistance to, Salinas where shelter beds are located. On occasion several churches have provided food or money donations to the Salvation Army.

Although the number of truly homeless persons in the City of King issmall there are “at risk” lowincome families that are without a home but who stay with family or friends and are not visible.

Several long term motels are also used by those unable to afford the deposit on an apartment.

These motels tend to be relatively expensive in relation to other rental housing and house a large proportion of single mothers with families and agricultural employees. The motels are being evaluated as potential sites for other types of transitional housing.

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Zoning Ordinance Amendment
On June 9, 2015, the City Council approved amendments to the Zoning Ordinance to allow Emergency Shelters as permitted uses within the C-2 (General Commercial) Zoning District, in conformance with CA Senate Bill 2. The changes to the Code allow the potential for low- and moderate-income housing in the C-2 Zone, and also facilitate the development of one or more Emergency Shelters in the C-2 Zoning District. The provisions of the revised C-2 Zone comply with the intent of California Health and Safety Code §50800, providing Emergency Shelter for homeless persons.

Development criteria were established for Emergency Shelters in Section 17.24.150 of the Zoning Ordinance. They include property development standards that frame ways to address the housing needs of a disadvantaged segment of the community such as:
• defining a maximum number of beds
• defining the requirements for laundry facilities
• providing for common facilities
• complying with health, safety and operational standards.

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CHAPTER 4: FAIR HOUSING ASSESSMENT

4.1 INTRODUCTION
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” California Government Code Section 65583 (10)(A)(ii) requires local jurisdictions to analyze racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

This section is organized by fair housing topics. For each topic, the regional and local assessments are addressed. Through discussions with housing service providers, fair housing advocates, and this assessment of fair housing issues, King City identified factors that contribute to fair housing issues. These contributing factors are in Table 4.7.1, Factors Contributing to Fair Housing Issues, with associated actions to meaningfully affirmatively further fair housing related to these factors.

Additional programs to affirmatively further fair housing are in Chapter 9.

This section also includes an analysis of the Housing Element’s sites inventory as compared with fair housing factors. The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. AB 686 added a new requirement for housing elements to analyze the distribution of projected units by income category and access to high resource areas and other fair housing indicators compared to citywide patterns to understand how the projected locations of units will affirmatively further fair housing.

4.2 ZONING AND DEVELOPMENT PATTERNS
King City has a population of 13,419 with 3,473 housing units, 92.7 percent of which are occupied.

The City is compact, covering a land area of approximately 3.8 square miles (2,432 acres). The City is largely surrounded by land with PG40 or F40 zoning, Therefore, expansion through annexation would be difficult and is not contemplated at this time.

There are three Census Tracts in the City, the primary being the Downtown Core, which includes the bulk of the population and the bulk of the City’s housing units. Much of the commercial area is also located here. Other Census Tracts include the Industrial Area to the northeast, more recent Specific Plans / housing to the north west and development more adjacent to US 101 in the south.

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Segregation and Integration
This section analyzes integration and segregation, including patterns and trends, related to people with protected characteristics with an emphasis on race, disability, familial status, and income.

RACE
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. This understanding also helps in identifying the specific needs and challenges faced by different racial and ethnic communities.

These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices, and displacement that has occurred over time and continues to impact communities of color today. Ultimately, a comprehensive understanding of race and ethnicity in relation to housing can help create more equitable and inclusive communities.

King City is largely populated by persons of color with 87.6 percent being of Hispanic or Latino descent as of the 2016-2020 American Community Survey (see Table 1). Given the high percentage of Latino residents, it is difficult to pinpoint areas of higher concentrations of minority residents. Instead, the data suggest a geographic dispersal of Latino residents citywide, with the southern portion of the City having a slightly larger White population. The next-largest racial or ethnic group in the community identifies as White, not Hispanic or Latino (8.8 percent), with just over 1 percent of the population identifying as Asian, not Hispanic or Latino, and 1 percent of residents identify as Black or African American, non Hispanic or Latino. This is similar to population trends in other nearby small cities in Monterey County. For example, 92.0 percent of residents in Greenfield and 92.1 percent of residents of Gonzales identify as Hispanic or Latino, and the next-largest group in the community are residents that identify as White, not Hispanic or Latino. However, this differs from unincorporated areas of the County and from the County as a whole, where the White, non Hispanic or Latino and Asian, non Hispanic or Latino populations make up larger shares of the population. As is shown in Figure 1, the central inland areas of the County (including King City) as well as the coastal areas around Salinas tend to be predominantly Hispanic or Latino, while central coastal and southern inland areas of the County tend to be majority White, not Hispanic or Latino.

As of the 2020 ACS, 61.7 percent of residents are citizens either by birth or naturalization, and the remainder are not citizens. Ethnic integration and close proximity of single family, multifamily and manufactured dwellings prevails. The Downtown Core is largely inhabited by persons of color, as reflected by the community as a whole.

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TABLE 4.2.1: POPULATION BY RACE/ETHNICITY AS A PERCENTAGE OF THE TOTAL POPULATION, 2021
Race or Ethnicity King
City
Greenfiel
d
Gonzale
s
Unincorporated
Monterey
County
Montere
y County
White, Not Hispanic or Latino 8.8% 4.6% 5.0% 45.5% 29.5% Hispanic or Latino of Any
Race

87.6% 92.0% 92.1% 45.6% 59.0%
Black or African American,
Not Hispanic or Latino 1.0% 1.6% 0.5% 0.8% 2.4%
Native American or Alaska
Native, Not Hispanic or
Latino

0.0% 0.0% 0.2% 0.2% 0.2%
Native Hawaiian or Pacific
Islander, Not Hispanic or
Latino

0.0% 0.0% 0.4% 0.3% 0.4%
Asian, Not Hispanic or Latino 1.2% 1.0% 1.6% 4.2% 5.5%
Other, Not Hispanic or Latino 0.0% 0.2% 0.0% 0.3% 0.2%
Two or More Races, Not
Hispanic or Latino 1.4% 0.6% 0.2% 3.1% 2.8%
Source: ACS 2020 5-Year Estimate, HCD Data Package
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FIGURE 4.2.1: PREDOMINANT POPULATION, MONTEREY COUNTY
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67 City of King 2023-2031 Housing Element

DISABLED AND SENIOR RESIDENTS
Persons with disabilities typically have special housing needs due to physical or developmental capabilities, fixed or limited incomes, and higher health costs associated with disabilities.

Seniors typically experience disabilities at higher rates than the general population. Equitable Housing for those with disabilities can be challenging. Many older units are not typically ADA compliant and those with stairs may make it difficult for those who are mobility impaired.

As of the 2020 ACS, 10.6 percent of residents in King City have a disability, which is higher than the rate of disability in the nearby cities of Greenfield and Gonzales (with rates of 6.9 percent and 6.3 percent, respectively), but lower than rates in unincorporated areas of Monterey County (18.4 percent) and in Monterey County as a whole (15.1 percent) (see Table 2). In King City as in surrounding communities, ambulatory disabilities are the most common disability, with 56.7 percent of residents with a disability reporting this disability type.

As can be seen in Figure 2, the large majority of the City has rate of a persons with disabilities of less than 10 percent based on the 2021 ACS. Areas south of US 101 in the residential areas have a higher concentration of residents with disabilities, between 10 and 20 percent. This area includes the Rio Plaza Mobile Home Estates park. Regionally, many communities in the central areas of the county have rates of disability between 10 and 20 percent, while the majority of the county has rates of disability of 10 percent or below.

Future efforts will include the potential to provide housing choices that include principals of Universal Design Including ADA provisions) – important for those who are mentally and emotionally able to rent/ purchase and maintain their own personal housing space. The City is working with the development community to find ways to include an enhanced level of Universal Design in new housing development which is anticipated to occur in the Downtown Core and at the intersection of First Street and US 101. These areas are also anticipated to provide opportunity for smaller, more affordable units. See Chapter 9, Programs 14.

Several Senior care providers and resources are available in the City (See Chapter 3, Page 61).

The median age of householders has increased since 2015, with 16 percent of residents being 65 years of age or older as compared to 14.3 percent in 2015. There are 513 households in King City where the householder is over 65 years of age (15.9 percent of all households). The number of Seniors who are below poverty level in King City has decreased significantly since 2015 – from 191 (.014 percent) to 16 (.001 percent). Seniors in the city tend to stay in their homes for a longer period of time, therefore, there is some level of concentration in the Downtown Core where the majority of homes were built before 1970, many being built in the 1940s and 1950s. Several Senior care providers and resources are available in the City. See Chapter 3, Page 61.

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The location of sites used to meet the RHNA requirements of the 6th Cycle Housing element will focus future efforts to include the provision for additional seniors housing in the Downtown Core.

Redevelopment of parcels that currently contain aging motor hotels are a good example for areas of density increase and seniors’ projects, similar to those being explored currently with a potential for 50% seniors. See Chapter 9, Programs 4 and 5.

TABLE 4.2.2: POPULATION BY DISABILITY TYPE
Disability Type as
Percentage of Residents
Ages 18+ with a Disability
King City Greenfield Gonzales
Unincorporated
Monterey
County
Monterey
County
Percentage of Population
with a Disability 10.6% 6.9% 6.3% 18.4% 15.1%
- Hearing Difficulty 9.1% 15.1% 10.1% 32.7% 28.7%
- Vision Difficulty 17.3% 23.5% 20.4% 15.8% 17.8%
- Cognitive Difficulty 20.1% 38.3% 34.1% 27.9% 30.2%
- Ambulatory Difficulty 56.7% 69.4% 37.8% 50.5% 47.5%
- Self-care Difficulty 13.5% 25.6% 14.0% 20.3% 21.1%
- Independent Living 34.7% 37.5% 24.1% 38.7% 35.6%
Note: Persons can have more than one type of disability; percentages will not add to 100%.

Source: ACS 2020 5-Year Estimates, HCD Data Package
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FIGURE4.2 2: RATES OF DISABILITY, MONTEREY COUNTY
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FAMILIAL STATUS
Patterns of familial status present a potential indicator of fair housing issues, as it relates to availability of appropriately sized or priced housing when certain family types are concentrated.

As a protected characteristic, concentrations of family types may also occur as a result of discrimination by housing providers, such as against families with children or unmarried partners.

Furthermore, female-headed households with no spouse and children at home are considered to have a greater risk of experiencing poverty than single-parent, male-headed households due to factors including the gender wage gap and difficulty in securing higher-wage jobs.

As of 2020, just under 90 percent of households in King City are family households, which is similar to rates of family households in nearby Greenfield and Gonzales (see Table 4.2.3). This is higher than the county’s overall rate of family households, 72.6 percent. The average household size is 4.25 persons, which suggests a need for housing stock that can accommodate larger household sizes. The Historic Downtown tends to have older, smaller homes than areas where new development is occurring. There are 474 female-headed households in the city, or 14.5 percent of all households. Of all female-headed households, 301 were households with children in the household (63.5 percent of female-headed households).

As can be seen from Figure 4.2.3, children in female-headed households appear to be concentrated in the areas west and south of downtown. The concentration of residential housing in these areas is located between San Antonio Avenue and the western City Boundary. Regionally, King City’s rates of children in female-headed households are similar to neighboring cities but lower to than areas in the southern and central areas of the county, as well as the Sand City area.

There are three head start centers in the city, including two that have services focused on migrant families. Two are located on North Russ Street near Del Rey and Santa Lucia Elementary Schools, and the other is located near the corner of Lynn Street and North 3rd Street. The Kings City Early Education Center, a public preschool, is located within Santa Lucia Elementary School. Other private preschools and day care centers are also available on the north and east sides of the city, including one within the King City Migrant Center.

Future efforts in identifying sites and site developments will include an evaluation of housing types specific to the needs of this demographic. Specialized needs are anticipated to include proximity to recreation, access to safe non-vehicular modes of transportation, smaller unit size and affordability. In the future, housing in the Downtown Core and at the intersection of First Street and US 101 may be appropriate to serve this population. See Chapter 9, Programs 4, 5, 10, and 13.

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71 City of King 2023-2031 Housing Element
TABLE 4.2.3: POPULATION BY FAMILY STATUS
Familial Status by Household Type, as
a Percentage of All Households King City Greenfield Gonzales Monterey County Family Households 89.4% 89.1% 90.1% 72.6%
Non-family Households 10.6% 10.9% 9.9% 27.4%
Percent of all Households that are Single
Female-Headed Family Households with
Children

9.3% 12.2% 14.1% 6.4%
Source: ACS 2020 5-Year Estimates
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FIGURE 4.2.3: PERCENTAGE OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS, MONTEREY COUNTY
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FARMWORKERS
King City has been and will continue to be an agriculturally based community with housing for farmworkers being a priority. The majority of farmworker housing buildings are located on the southeast side of the city, with some also located north of the Downtown core. Housing developments for farmworkers are listed in Table 4.2.4, of which the largest is the SHG building at 218 North First Street. This facility houses 364 seasonal workers in a barracks-style environment. Farmworker housing may also provide additional services such as laundry facilities or, in the case of the King City Migrant Center, daycare services. The King City Migrant Center is open only to family households, and families may rent each unit for up to 180 days. Rent is paid on a daily rate of between $11.50 and $12.50 per day.

TABLE 4.2.4: FARMWORKER HOUSING IN KING CITY
Facility Name Address Workers or Units
SHG Building 218 North First Street 364 Workers (Seasonal) College Ville 48449 Lonoak Rd. 310 Workers
Crown Court Apartments Not Available 100 Workers
La Buena Esperanza 600 Bishop Street 40 Units
Rava Apartments Bitterwater Road 59 Worker Units, Up to 8 Residents in each King City Migrant Center 440 Jayne Street 80 Two-Bedroom Units (Seasonal) H-2A housing is also provided by employers through contracts with hotels or other residential buildings. Occupied H-2A employee housing facilities with active permits to operate are listed in Table 4.2.5. As with other farmworker housing, these tend to be concentrated on the east side of the city. One H-2A site is located near King City High School, and another is located on the city’s south side.

TABLE 4.2.5: H-2A HOUSING WITH ACTIVE PERMITS
Facility Name Address Workers Served
Crown Housing Center 220 S. 1st Street 191
Meyer’s Housing Project 218 N. 1st Street 365
Keefers Inn 615 Canal Street 29
Chestnut Ave. Apartments, Building 1 321 Chestnut Avenue 152 Chestnut Ave. Apartments, Building 2 319 Chestnut Avenue 160 Chestnut Ave. Apartments, Building 3 317 Chestnut Avenue 152 King City Facility (Inn at King City) 4 Broadway Circle 32 Silver Saddle Motel Alamo 705 Broadway Street 58
Source: California Department of Housing and Community Development, accessed September 2024 Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 74
As highlighted in the Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley conducted by the California Institute for Rural Studies, King City has been coordinating with local agencies, growers and farm labor contractors to identify opportunities to make housing available to H-2A farmworkers in the area1. Additionally, the study found that 89% of farmworkers were renters and around 40% and 30% lived in houses and apartments, respectively. Additionally, the study cited the need for additional affordable permanent yearround family housing; some housing for farmworkers is seasonal, meaning farmworkers and their families must move at the end of harvest. As shown in Table 4.2.5 above, there are currently 1,139 units in the City or adjacent to the City that are reserved for farmworkers. This number does not include projects such as La Buena Esperanza, which is a farmworker-owned residential cooperative where current or former farmworkers own their units, which allows them to be affordable in perpetuity. Future efforts to provide additional farmworker housing are anticipated, primarily being the expansion of the SHG Building. See Chapter 9, Program 8.

INCOME
As is shown in Table 4.2.6, King City has a lower median household income than other neighboring communities such as Greenfield and Gonzales, and a lower median household income than the County or State. This may be influenced by the number of agricultural laborers working in the area, as this industry tends to have lower incomes. The south side of the city is within the census tract with the highest income in the city, between $90,100 and $120,000, though this may be influenced by the incomes of neighboring unincorporated communities (Figure 4). The City’s Downtown area has the city’s lowest median income, below $55,000, while the other areas of the city fall in between those ranges. Regionally, much of King City has a similar income level to other areas of the inland and southern county. Northwest areas of the county tend to have higher incomes than the areas where King City is located.

As shown in Table 4.2.7, King City has a higher rate of residents with incomes below the poverty line than the nearby cities of Greenfield or Gonzales, and a higher rate of poverty than Monterey County as a whole. The highest rates of poverty are concentrated in the city’s Downtown core area (see Figure 5), with a poverty rate between 20 and 30 percent. Areas just to the southwest and southeast of the Downtown Core are slightly lower, between 10 and 20 percent, and the remainder of the city has a poverty rate below 10 percent. Subsidized housing is located on the city’s southwest west and north sides, as confirmed by HCD’s AFFH Data Viewer 2.0. 1 Wadsworth, G. et al. Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley.

California Institute for Rural Studies, 2018,
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75 City of King 2023-2031 Housing Element
TABLE 4.2.6: MEDIAN INCOME BY JURISDICTION, 2020
Geography Median Income
King City $50,174
Greenfield $64,879
Gonzales $69,136
Monterey County $76,943
State $78,672
Source: ACS 2020 5-Year Estimates
TABLE 4.2.7: POVERTY RATE, 2020
Geography Percent of Population
Below Poverty Level
King City 16.7%
Greenfield 14.3%
Gonzales 10.8%
Monterey County 12.0%
State 12.6%
Source: ACS 2020 5-Year Estimates
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FIGURE 4.2.4: MEDIAN INCOME BY CENSUS TRACT, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
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FIGURE 4.2.5: POVERTY RATE BY CENSUS TRACT, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
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4.3 CONCENTRATED AREAS OF POVERTY AND AFFLUENCE
Racially/Ethnically Concentrated Areas of Poverty
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) or areas of High Segregation and Poverty are areas that exhibit both high racial/ethnic concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with a majority non-White population (50 percent or more) and a poverty rate that exceeds 40 percent or is three times the average poverty rate for the county, whichever is lower. HCD defines areas of High Segregation and Poverty (HS&P) as census tracts that have an overrepresentation of people of color compared to the county as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($30,000 annually for a family of four in 2023). R/ECAPs or areas of High Segregation and Poverty may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities. There are no HS&P or R/ECAP areas within King City. Regionally, HS&P and R/ECAP areas are concentrated in the City of Salinas and in neighboring counties.

Racially/Ethnically Concentrated Areas of Affluence
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of Non-Hispanic White households and high household income rates. Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is White, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).

HCD further adjusted the RCAA methodology to track more closely with California’s higher levels of diversity by setting the White population threshold to 50 percent. There are no RCAAs in King City. Regionally, RCAAs are concentrated in the northwest side of the county, including in the areas south and southeast of Monterey and Seaside.

Disparities in Access to Opportunity
Since 2017, the Tax Credit Allocation Committee (TCAC) and California Department of Housing and Community Development (HCD) have developed annual maps of access to resources such as high‐paying job opportunities; proficient schools; safe and clean neighborhoods; and other healthy economic, social, and environmental indicators to provide evidence‐based research for policy recommendations. This effort has been dubbed “opportunity mapping” and is available to all jurisdictions to assess access to opportunities in their community.

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The TCAC/HCD Opportunity Maps can help to identify areas in the community that provide strong access to opportunity for residents or, conversely, provide low access to opportunity. The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low‐resource areas and areas of high segregation and poverty and to encourage better access for lower‐income households and communities of color to housing in high‐resource areas. TCAC/HCD categorized census tracts into high‐, moderate‐, or low‐resource areas based on a composite score of economic, educational, and environmental factors that can perpetuate poverty and segregation, such as school proficiency, median income, and median housing prices. The 2023 TCAC/HCD Opportunity Maps compares each tract to those in the council of governments (COG) region.

Areas designated as “highest resource” are the top 20.0 percent highest‐scoring census tracts in the region. It is expected that residents in these census tracts have access to the best outcomes in terms of health, economic opportunities, and educational attainment. Census tracts designated “high resource” score in the 21st to 40th percentile compared to the region.

Residents of these census tracts have access to highly positive outcomes for health, economic, and education attainment.
“Moderate resource” areas are in the top 30.0 percent of the remaining census tracts in the region, and those designated as “moderate resource (rapidly changing)” have experienced rapid increases in key indicators of opportunity, such as increasing median income, home values, and an increase in job opportunities. Residents in these census tracts have access to either somewhat positive outcomes in terms of health, economic attainment, and education, or positive outcomes in a certain area (e.g., score high for health, education) but not all areas (e.g., may score poorly for economic attainment).
“Low‐resource” areas score in the bottom 30.0 percent of census tracts and indicate a lack of access to positive outcomes and opportunities (Table 4.3.1). The final designation are those areas identified as having “high segregation and poverty;” these are census tracts that have an overrepresentation of people of color compared to the region as a whole, and at least 30.0 percent of the population in these areas is below the federal poverty line ($19,720 for a two‐ person household and $30,000 annually for a family of four in 2023). All of King City is considered a low-resource area according to the 2023 TCAC analysis. As discussed in previous sections of the analysis, the Downtown core of the city is the lowest-income, highest-poverty area of the city, and there are no known areas of racial segregation. This is typical for cities and unincorporated areas in the southeastern, inland parts of Monterey County. Northwestern coastal areas of the county are mostly moderate, high, or highest-resource areas.

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FIGURE 4.3.1: TCAC OPPORTUNITY AREAS, 2023, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
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Education
King City is served by two elementary schools and one elementary arts magnet, one middle school, one high school, and two alternative high school programs. All schools in the city have high rates of students who are considered to be socio-economically disadvantaged and low percentages of foster youth. In the city’s elementary and middle schools, the majority of students are English language learners. Fewer than one quarter of students at King City High School are considered to be English language learners, which may indicate progress in English acquisition among younger students over time. With the exception of King City High School’s English Language Arts (ELA) scores, all of the schools that serve King City have standardized test scores that are below the State standard. While this indicates an opportunity to improve school outcomes, it does not suggest a disparity in access to quality schools between neighborhoods in the city. Tutoring is available through the schools.

In 2020, the King City Union School District went to the voters to approve two separate measures, Measures A and B, to authorize the district to issue bonds for safety and security improvements, replacing and repairing portable classrooms, restrooms, and playgrounds, and upgrading classroom technology. Both measures were approved by voters. In 2024, Measures K and L are also sought by the school district to continue improvements to schools in the district.

One post-secondary institution, Hartnell College, has a campus in King City. Hartnell College is a public community college based in Salinas. The school has a range of majors leading to associates degrees or certificates and offers transfer opportunities to four-year colleges. The college is in the process of expanding this campus, which will provide additional class opportunities in the city.

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TABLE 4.3.1: SCHOOL PERFORMANCE
School Name
ELA Score
(Points
Above or
Below
Standard)
Math Score
(Points
Above or
Below
Standard)
Chronic Absence
(Percent of
Students
Chronically
Absent)
Suspension
Rate (Percent
Suspended at
Least One
Day)
SocioEconomic
Disadvantage
(Percent of
Students)
English
Learners
(Percent of
Students)
Foster
Youth
(Percent of
Students)
Del Rey Elementary -61.5 -65.3 29.1% 1.0% 84.9% 63.5% 0.2% Santa Lucia
Elementary -67.8 -73.0 24.8% 1.1% 93.7% 74.6% 0.0%
Arts Magnet
Elementary -45.2 -59.8 35.2% 1.4% 90.3% 60.6% 0.0%
Chalone Peaks
Middle -66.1 -122.0 21.4% 15.6% 91.5% 53.0% 0.0%
King City High 1.9 -112.9 N/A 5.8% 83.9% 17.4% 0.1%
Pinnacle Coastal
Valley High (Charter,
Independent Study)
-92.5 -188.7 N/A 0.0% 97.7% 29.9% 1.1%
Portola-Butler High
(Continuation) -166.6 -232.6 N/A 2.2% 96.8% 22.2% 0.0%
Source: California School Dashboard, 2023
Note: Chronic absence is only reported for schools serving students in grades K-8.

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83 City of King 2023-2031 Housing Element
Economic
The TCAC Opportunity Analysis identifies geographic disparities in access to opportunities based on Economic Domain scores, which incorporate various indicators like poverty, adult education, employment, job proximity, and median home value. Scores below 0.2 signify less positive economic conditions, while scores exceeding 0.8 indicate more positive economic conditions.

According to the California Employment Development Department, of the County’s largest employers, two are located in King City: Mee Memorial Healthcare System and County-Monterey Behavioral. Many of the other major employers in the southern areas of the county are agricultural in nature, including harvesting and packing operations in Gonzales, Greenfield, and Soledad.

According to the US Census On The Map tool, as of 2021, 34.5 percent of workers work 50 or more miles from their home, while 32.2 percent of workers living in King City are located less than 10 miles from their workplace. Most workers that travel more than 10 miles travel to the northwest. Salinas is the largest single destination for work outside of King City, followed by Greenfield and San Jose.

Residents whose workplace is San Jose may be working remotely, or may be traveling to work.

The City has more recently also held conversations with developers to add mixed-use housing opportunities in the City, combining housing with retail and other potential commercial opportunities.

The City also has an active Economic Development assistance program, including façade and other signage improvements.

In addition to the job training programs provided by Hartnell College, the Monterey County Workforce Development Board also connects residents of the county with job training opportunities in a variety of fields. Moreover, the City is actively pursuing partnerships to connect junior high and high school students to career training and exposure opportunities through economic development activities.

Collaborations with entities, such as the Lawrence Livermore National Laboratory, could also provide economic opportunities for residents of King City and the County as a whole.

The Tax Cuts and Jobs Act of 2017 established Opportunity Zones as a mechanism to provide tax incentives for investment in designated census tracts. Investments made by individuals through special funds in these zones would be allowed to defer or eliminate federal taxes on capital gains. The Census Track Number is 113.02 and the Tract Type is Low-Income Community. The future Multimodal Transit Center (MMTC), Downtown Addition Specific Plan, and the Historic Downtown area are included in the Opportunity Zone area.

Transportation
Being a compact city, King City is easily navigated by vehicle and is becoming more and more pedestrian friendly as the Downtown Core evolves and the trail system develops. The City is also served by Monterey-Salinas Transit (MST). Routes 23 and 23X connect King City with Salinas via Chualar (Route 23 only), Gonzales, Soledad, and Greenfield. Route 84 also connects King City with San Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 84
Lucas, San Ardo, San Miguel, and Paso Robles. The intersections around Mee Memorial Hospital acts as a hub for all three routes, while Route 23 also has stops at 1st Street and Pearl Street, at Broadway and 2nd Street, and at Canal and Division Streets. Route 23X runs four times per day in each direction on weekdays, twice in the morning and twice in the evening, while Route 23 runs hourly to Salinas from 5:41 AM to 6:55 PM on weekdays, and approximately hourly from 7:50 AM to 6:55 PM on Saturdays and Sundays. Route 84 runs twice per day in each direction. While residents traveling in the direction of Salinas may be able to use transit for regular trips, those relying on transit for southbound travel may find the infrequency of service in this direction challenging.

According to the 2023 Monterey County Bike Map published by Transportation Agency for Monterey County (TAMC), there are currently three bike lanes or separated bike paths in King City. One bike lane travels along Spreckels Road and San Antonio Drive on the north side, and connects with a separated bike lane on Lewis Street. These bike routes are near several parks and connect to Chalone Peaks Middle School. Another separated bike path crosses the Salinas River and connects with San Lorenzo County Park. In 2023, the City conducted a participatory budgeting process with TAMC’s Safe Routes to School program. As part of this process, the City is eligible to receive up to $250,000 from TAMC to construct the top-voted proposal, as determined by King City residents. In May and June 2024, TAMC also implemented a pilot pedestrian safety project in front of Santa Lucia Elementary.

ALLTRANSIT
AllTransit is a transit and connectivity analytic tool developed by the Center for Neighborhood Technology for the advancement of equitable communities and urban sustainability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. Scores are on a 10-point scale, with 10 points indicating the highest level of transit connectivity. As is shown in Table 9, while King City’s score is relatively low, it is comparable to scores in nearby communities. There are an estimated 6,448 jobs accessible within a 30-minute trip from King City, and 0.52 percent of King City commuters use transit.

TABLE 4.3.2: ALLTRANSIT SCORES
Jurisdiction AllTransit Score
King City 2.8
Greenfield 2.1
Gonzales 2.1
Environment
The California Environmental Protection Agency’s Office of Environmental Health Hazard Assessment (OEHHA) developed CalEnviroScreen 4.0 web-based mapping tool to help identify California communities that are disproportionately burdened by multiple sources of pollution. CalEnviroScreen Chapter 4. Fair Housing Assessment
85 City of King 2023-2031 Housing Element
uses 21 indicators of environmental, health, and socioeconomic conditions to help identify these communities. The scores are mapped so that different communities can be compared. An area with a high score is one that experiences a much higher pollution burden than areas with low scores.

CalEnviroScreen scores in King City indicate moderate to positive environmental health outcomes.

The south side of the City, which has the city’s most positive score, is in a census tract with a score in the 37th percentile. The downtown core has a score in the 49th percentile, and the remainder of the city has a score in the 58th percentile. Factors with scores that indicated the greatest areas of concern citywide were solid waste exposure, pesticide exposure, drinking water quality, impaired water, groundwater threats, and lead from housing. Pesticide exposure and threats to water quality are not uncommon for areas with high levels of agricultural activity. Risk of lead exposure from housing is typical in areas with older housing stock.

In addition to CalEnviroScreen 4.0, the Public Health Alliance of Southern California has created an evaluative tool known as the Healthy Places Index (HPI). This tool is designed to assess various social, economic, and neighborhood design elements that significantly influence health outcomes. Within this analysis, the City scored in the lowest quartile of communities in the state. However, the factors that contributed to the negative scores were predominantly socioeconomic rather than environmental. Tree canopy was a low-scoring environmental factor, while low rates of health insurance access and low rates of homeownership, preschool enrollment, and higher education were low-scoring socioeconomic factors.

Recently, the City has begun the Riverbed Wildfire Prevention Plan (RWPP) which prioritizes hazard reduction projects along portions of the Salinas River and San Lorenzo Creek. Amongst other actions, the RWPP aims to create a fire break to prevent a wildland fire from becoming an urban conflagration.

In addition, the City has invested in the construction of new wastewater treatment facilities to provide additional capacity and additional agricultural and terrain irrigation water.

In addition, the City has addressed environmental resource management through several other actions. For instance, to protect cultural resources, the City has standard conditions of approval that include requiring the presence of archaeologist and culture source representatives from the Xolon Salinan Tribe and/or Salinan Tribe of San Luis Obispo and Monterey Counties under specific conditions. Cultural resource reports prepare by archaeologist, in consultation with Native American people are required for larger discretionary projects. Tribal consultation pursuant to SB 18 and AB 52 are conducted.

Moreover, the City has invested into climate change and air quality improvement projects including:
• Installing roundabouts and eliminating all traffic signals. • Planning for a multi-modal transit center (MMTC) to provide an alternative to passenger vehicles. This includes working with U.S. Army Garrison Fort Hunter Liggett (FHL) to provide a staging area for troops to be transported via rail rather than SOV. Anywhere from 50,000 to Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 86
70,000 troops per year use SOV to travel from the Bay Area to base for military training. The MMTC will significantly reduce GHG from FHL alone.
• Installing EV charging stations citywide to make it less costly for residents to own EV. The City adopted an ordinance for expedited electric vehicle charging station permitting process pursuant to Government Code Section 65850.7.
• Implementing a road diet citywide and by reducing the travel lanes and designating areas for bikes.
• Installing multiuse trails throughout the community.
• The City is collaborating with Lawrence Livermore National Labs (LLNL) on carbon capture and storage to reduce CO2 and create green jobs.
• Expedite process for solar permits. As of 2012 there have been over 450 rooftop solar systems installed (residential and commercial) including city facilities such as the Recreation Racquetball Building and a grid tied ground mounted solar PV system at the Waste Water Treatment Plant.

Parks are distributed throughout the city, particularly in the central, south, and northwest sides, but no parks are located on the northeast side of the city. However, the City is planning on increasing recreational spaces across the City by building a trail loop around the City, serving to connect residents and increase opportunities for recreation. As part of the Blue Zones Community, King City is committed to maintaining and creating walkable streets and neighborhoods and protecting the environment.

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87 City of King 2023-2031 Housing Element
FIGURE 4.3.2: CALENVIROSCREEN PERCENTILE, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 88

4.4 DISPROPORTIONATE HOUSING NEEDS, INCLUDING DISPLACEMENT A combination of factors can result in increased displacement risk, particularly for lower-income households, including some factors previously discussed. These factors include environmental hazards, overcrowding, housing cost burden, low vacancy rates, availability of a variety of housing options, and increasing housing prices compared to wage increases.

Overpayment
Housing represents a significant percentage of the total cost of living for many households in California. Households spending more than 30 percent of their gross income on housing costs are considered to be overpaying, or “cost burdened.” Overpayment is disproportionately experienced by renters in low-income households and low-resource areas. Extremely Low Income (ELI) households are defined as those that earn 30% or less of Median Family Income (MFI). This condition can be found over a large portion of the City, primarily focused in apartments and smaller single family homes. As is shown in Table 10, in 2020 92.0 percent of ELI households in the city paid between 30 and 50 percent of their income on housing costs. Severe housing cost burden is defined as the situation where a household spends more than 50 percent of their household income on housing costs. In 2020, 75.0 percent of ELI households in King City were severely housing cost burdened.

Regionally, these rates of cost burden among extremely low- income households are comparable to those in Greenfield but are higher than those in Gonzales and in Monterey County as a whole.

OVERPAYMENT BY HOMEOWNERS
According to Comprehensive Housing Affordability Strategy (CHAS) 2016-2020 data, 28 percent of homeowners in the city pay more than 30 percent of their income on housing costs (see Table 10). As is shown in Figure 8, this rate of overpayment is not concentrated in any area of the city. Regionally, King City’s rate of homeowner housing cost burden is typical when compared to the nearby cities of Greenfield and Gonzales as well as to the county as a whole. Unincorporated communities on the south side of the county and to the southwest of Soledad as well as coastal communities near Carmelby-the-Sea and Sand City experience higher rates of owner housing cost burden.

OVERPAYMENT BY RENTERS
More than half of renter households in King City overpay for housing (see Table 10). While this is typical for other nearby cities in the region, King City’s rate of renter overpayment is slightly higher than that of Greenfield and Gonzales (57.8 percent compared to 54.5 percent and 55.7 percent, respectively) and higher than the rate of renter cost burden for the county as a whole (50.9). As can be seen from Figure 9, overpayment among renters is also equally distributed throughout the City and surrounding region at a rate of 40 percent to 60 percent overpayment. Regionally, overpayment among renters is similar in Greenfield and areas of Salinas, while parts of Soledad, Gonzales, and Salinas experience overpayment among renters at a higher rate (60 percent to 80 percent).

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89 City of King 2023-2031 Housing Element
Future efforts in site identification and site development will include focusing areas where more affordable housing can be located. Redevelopment on aging motor hotel sites in the Downtown Core and new types of development at First Street and US 101 may provide opportunities to provide housing affordable to lower-income households, which can alleviate cost burden. Additional ADUs in the Downtown Core and intensification of development in existing residential neighborhoods (such as Opportunity Areas) are other future options. Broadly, increasing housing opportunities in the City will help alleviate the overpayment for renters and homeowners.

TABLE 4.4.1: HOUSEHOLDS EXPERIENCING HOUSING COST BURDEN Households Experiencing Cost Burden
(Paying >30% of Income Toward Housing
Costs)
King
City Greenfield Gonzales Monterey County
Percent of Owner Households Experiencing
Cost Burden or Severe Cost Burden 28.0% 30.6% 26.1% 28.6% Percent of Renter Households Experiencing
Cost Burden or Severe Cost Burden 57.8% 54.5% 55.7% 50.9% Percent of All Households Experiencing Cost
Burden 46.1% 42.9% 39.3% 39.4%
Percent of Extremely Low- Income Households
Experiencing Cost Burden 92.0% 98.0% 76.0% 79.0%
Percent of Extremely Low- Income Households
Experiencing Severe Cost Burden 75.0% 70.0% 59.0% 66.0% Source: CHAS 2016-2020, HCD Data Packet
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City of King 2023-2031 Housing Element 90
FIGURE 4.4.1: RATE OF HOMEOWNER OVERPAYMENT, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
91 City of King 2023-2031 Housing Element
FIGURE 4.4.2: RATE OF RENTER OVERPAYMENT, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 92
Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. The U.S. Census Bureau considers a household overcrowded when there is more than one person per room, excluding bathrooms, hallways, and kitchens, and severely overcrowded when there are more than 1.5 occupants per room. A typical home might have a total of five rooms that qualify for habitation under this definition (three bedrooms, living room, and dining room). If more than five people were living in the home, it would be considered overcrowded. Overcrowding is strongly related to household size, particularly for large households, and the availability of suitably sized housing. A small percentage of overcrowded units is not uncommon, and often includes families with children who share rooms or multigenerational households. However, high rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to reduce housing costs (sometimes referred to as “doubling up”).

Situations such as this may indicate a shortage of appropriately sized and affordable housing units as overcrowding is often related to the cost and availability of housing and can occur when demand in a jurisdiction or region is high.

According to the ACS 2016-2020, 13.3 percent of households in King City experience overcrowding of any level. Overcrowding between 1.01 and 1.5 persons per household is much more common among renter households than owner households, with 14.7 percent of renters and only 1.0 percent of owner households experiencing this level of overcrowding (see Table 4.4.2). Patterns of severe overcrowding are similar, with 18.3 percent of renter households and 0.4 percent of owner households experiencing this level of overcrowding. This condition can be found over a large portion of the City, primarily focused in apartments and smaller, older single family homes. Regionally, rates of overcrowding among renters are similar to those of renters in Greenfield and higher than those in Gonzales. Rates of overcrowding among owner households are lower in King City than in Greenfield and Gonzales, as well as in the County as a whole and in unincorporated County areas.

As can be seen from Figure 10, overcrowding appears to be concentrated in the Downtown Core at a rate of 15 percent to 20 percent. The northern portion of the City (which includes the newer Mills Ranch and Creekbridge Specific Plans) includes overcrowding of 15 percent to 20 percent and the southern and western areas of the City show overcrowding of 5 percent to 10 percent. It is of interest to note that family size in King City is approaching 4 persons per family. The “overcrowding” condition may be influenced by larger families being unable to find or afford larger size housing. Regionally, rates of overcrowding in King City are similar to those in the Salinas area, but higher than those in unincorporated areas on the south side of the county and lower than those in the western coastal areas of the county.

It is anticipated that the units identified in Cycle 6 RHNA will significantly address the overcrowding issue. Future efforts will include study of the reasons behind overcrowding, for example the lack of Chapter 4. Fair Housing Assessment
93 City of King 2023-2031 Housing Element
affordable housing, leading to the need for roommates as compared to large families needing appropriate affordable housing. The Downtown Core and the area at First Street / US 101 have potential relieve a unit shortage while the ability to produce larger size and yet affordable housing may be more challenging. See Chapter 9, Program 5.

TABLE 4.4.2: HOUSEHOLDS EXPERIENCING OVERCROWDING
Households Experiencing
Overcrowding King City Greenfield Gonzales
Unincorporated
Monterey
County
Monterey
County
Percent of Owner
Households Experiencing
Overcrowding (1.01-1.5
Persons per Room)

1.0% 9.4% 2.2% 2.6% 2.8%
Percent of Owner
Households Experiencing
Severe Overcrowding (> 1.5
Persons per Room)

0.4% 2.3% 1.4% 0.8% 0.9%
Percent of Renter
Households Experiencing
Overcrowding (1.01-1.5
Persons per Room)

14.7% 16.1% 14.6% 11.5% 12.4%
Percent of Renter
Households Experiencing
Severe Overcrowding (> 1.5
Persons per Room)

18.3% 16.4% 7.8% 7.7% 8.1%
Percent of Renter or Owner
Households Experiencing
Any Level of Overcrowding
(> 1.01 Persons per Room)

13.3% 18.8% 9.3% 7.0% 9.2%
Source: ACS 2016-2020, HCD Data Package
Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 94
FIGURE 4.4.3: HOUSEHOLDS EXPERIENCING OVERCROWDING, MONTEREY COUNTY Chapter 4. Fair Housing Assessment
95 City of King 2023-2031 Housing Element
Housing Conditions
A majority of the housing of King City was built prior to 2000 (78.5 percent of homes). Nearly 100 percent of units in King City are in habitable condition with the very large majority in good or very good condition. Newer housing is predominantly located outside the Downtown Core – including those previously constructed and proposed for the future. As previously noted (page 29) the City estimates 139 units of housing is in need of minor rehabilitation and one unit is in need of replacement. These units tend to be concentrated in areas that in, or near, the Downtown Core as this area includes where development in King City was primarily focused. Of those 139 units, 121 are single-family residences, 12 are apartment units, and 6 are triplex units. The lone unit in need of replacement is a single-family home. Program 7 describes actions such as the recent addition of a dedicated Code Enforcement officer and will provide targeted code enforcement activities to connect these property owners with vital residential rehabilitation resources.

Homelessness
As of the 2022 Point in Time (PIT) count of homeless community members, there were 18 unsheltered and 0 sheltered homeless persons in King City. This is a decrease from 2019, when there were a total of 27 sheltered or unsheltered homeless persons in the city. City counts from the 2024 PIT count have not been released as of September, 2024. Regionally, as of the 2022 PIT count, most unsheltered homeless residents of Monterey County were counted in the Salinas area. The City operates an Emergency Rental Assistance Program in partnership with Catholic Charities to provide temporary rental assistance for low-income eligible households.

Homeless individuals had traditionally congregated in the Salinas Riverbank just outside of the jurisdiction boundaries. However, a 2022 fire in the riverbed forced the unhoused individuals out of the riverbed and were moved into temporary housing. The City has partnered with the Monterey County Housing Authority and local religious institutions to provide interim housing solutions.

Displacement
The Urban Displacement Project, a joint research and action initiative of the University of California (UC) Berkeley and the University of Toronto, analyzes income patterns and housing availability to determine the gentrification displacement risk at the census-tract level. The UC Berkeley analysis identifies the following categories of displacement risk:
• Lower Displacement Risk: Estimates that the loss of low-income households is less than the gain in low-income households. However, some of these areas may have small pockets of displacement within their boundaries.
• At Risk of Displacement: Estimates there is potential displacement or risk of displacement of the given population in these tracts.

Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 96
• Elevated Displacement: Estimates there is a small amount of displacement (e.g., 10 percent) of the given population.
• High Displacement: Estimates there is a relatively high amount of displacement (e.g., 20 percent) of the given population.
• Extreme Displacement: Estimates there is an extreme level of displacement (e.g., greater than 20 percent) of the given population.
• Low Data Quality: The tract has less than 500 total households and/or the census margins of error were greater than 15 percent of the estimate.

A combination of factors can result in increased displacement risk, particularly for lower-income households. Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants.

As is shown in Figure 4.4.4, most of King City was evaluated to have some level of displacement or displacement. In the Downtown core area, households at the 0-50 percent of AMI and 50-80 percent of AMI level were considered to be experiencing some level of displacement. The area of the city south of highway 101 was determined to not be at risk of displacement, and the rest of the city was designated as being at risk of displacement, but not yet experiencing displacement. Regionally, the City of Salinas also has neighborhoods where both income levels are experiencing displacement, and areas to the northwest of Salinas have neighborhoods where at least one income level is experiencing displacement. The majority of the county was either designated as being at low risk of displacement or having some risk of displacement, but not yet experiencing it.

In addition, new programs should be initiated that identify, provide and implement support mechanisms and financing. See Chapter 9, Programs 4 and 17.

Displacement can also be caused by natural hazards, such as fire and flood. As is shown in Figure 4.4.5, no areas of King City area within Cal Fire’s high or very high fire hazard severity zones. As is shown in Figure 4.4.6, there are several areas of the city that have some level of flood hazard. Though much of the downtown area is within the 0.2 percent annual chance flood hazard area, very little of the city is considered to be in the higher-risk, 1 percent annual chance flood hazard area. Parts of the city in this flood risk area are predominantly open space areas along the San Lorenzo Creek and the Salinas River. Flooding is not considered to be a major risk in this area.

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97 City of King 2023-2031 Housing Element
FIGURE 4.4.4: RISK OF DISPLACEMENT, MONTEREY COUNTY
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City of King 2023-2031 Housing Element 98
FIGURE 4.4.5: FIRE HAZARD AREAS, MONTEREY COUNTY
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99 City of King 2023-2031 Housing Element
FIGURE 4.4.6: FEMA FLOOD HAZARD AREAS, MONTEREY COUNTY
Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 100

4.5 ENFORCEMENT AND OUTREACH CAPACITY
In addition to assessing demographic characteristics as indicators of fair housing, jurisdictions must identify how they currently comply with fair housing laws or identify programs to become in compliance. The City of King enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with State law, and referral of fair housing complaints to appropriate agencies. The following identifies how the City complies with fair housing laws. Table 4.5.1 lists fair housing laws and the City’s compliance efforts.

Local Outreach and Fair Housing Issues
On April 9, 2024, the City Council Adopted Resolution No. 2024-4989 during a public meeting. The action supports the Fair Housing Act of 1968 and furthers Fair Housing. The Resolution was posted for public review and distributed to stakeholders. The following actions were adopted by the City Council as a follow up to Resolution No. 2024-4989:
• Promote awareness for fair housing to individuals and businesses by preparing a Fair Housing pamphlet and distributing it to stakeholders.
• Publicize fair housing information by conducting stakeholder meetings and distributing information on Fair Housing.
• Publicize information on organizations who provide fair housing assistance to potential victims of housing discrimination.
• The City has prepared and distributed a Fair Housing flyer, called “What is Fair Housing?” The City has also formed a relation with The Eden Council for Hope and Opportunity (ECHO Housing) to assist residents with fair housing complaints and will meet with similar organizations as they become available. Organizations will be encouraged to be at City Hall ½ day per month to discuss. Flyers have been distributed to the public. • The City is currently preparing a Stakeholder Survey to obtain information regarding the goals, challenges and day-to-day realities of providing housing for less advantaged residents of the community
Fair Housing Outreach Capacity
In April 2024, the City adopted a Resolution in support of the Fair Housing Act of 1968 and furthering fair housing. The Resolution urges all renters and those involved in real estate professions to be aware of their rights and responsibilities under the Fair Housing Amendments Act of 1988 and other applicable Federal, State and local laws or ordinances. Additionally, Eden Council for Hope and Opportunity (ECHO) Housing provides has been providing housing counseling and other fair housing assistance in King City as well as other Monterey County Jurisdictions since 2017. These services Chapter 4. Fair Housing Assessment
101 City of King 2023-2031 Housing Element
include tenant/landlord mediation and fair housing counseling. In fiscal years (FY) 22-23, 23-24, and 24 - present ECHO assisted in 11, 15, and 10 cases, respectively, for King City residents.

Fair Housing Enforcement
Between 2013 and 2022, 4 fair housing cases were submitted to the US Department of Housing and Urban Development (HUD) Office of Fair Housing and Equal Opportunity (FHEO). Of these, one was on the basis of sex, and no basis was given for the other three. During the same period, 2 fair housing inquiries were made with no basis given. As noted above, ECHO serves as the primary source for fair housing complaints and referring tenants and landlords to fair housing assistance providers. The City provides information on the City’s website, including a link to ECHO webpage.

Compliance with Fair Housing Laws
The City has not been party to any recent fair housing related lawsuits, settlements, consent decrees or other related legal matters. Table 4.5.1 describes how the City complies with fair housing laws.

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City of King 2023-2031 Housing Element 102
TABLE 4.5.1: COMPLIANCE WITH FAIR HOUSING LAWS
Title Statute Description Compliance Efforts
Density Bonus
Law
Government Code
Section 65915
The density bonus ordinance allows up to a 50.0
percent increase in project density depending on the
proportion of units that are dedicated as affordable,
and up to 80.0 percent for projects that are completely affordable, in compliance with State law.

No Net Loss Law Government Code
Section 65863
The City has identified a surplus of sites available to meet the Regional Housing Needs Allocation.

The City has identified a surplus
of sites to meet the RHNA.

Housing
Accountability
Act
Government Code
Section 65589.5
The City does not condition the approval of housing
development projects for very low-, low-, or moderateincome households, or emergency shelters unless specific written findings are made. Further, the City
currently allows emergency shelters by-right, without
limitations, in at least one zone that allows residential uses.

The City is in compliance.

Senate Bill 35 Government Code
Section 65913.4
The City has established a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible
projects.

The City will develop a
formalized procedure and
preliminary application for the
SB 35 streamlining approval
process and post materials on
the City’s website as part of
Program 2.

Senate Bill 330 Government Code
Section 65589.5
The City relies on regulations set forth in the law for processing preliminary applications for housing
development projects, conducting no more than five
hearings for housing projects that comply with
objective General Plan and development standards,
and making a decision on a residential project within 90 Chapter 4. Fair Housing Assessment
103 City of King 2023-2031 Housing Element
Title Statute Description Compliance Efforts
days after certification of an environmental impact
report or 60 days after adoption of a mitigated negative declaration or an environmental report for an
affordable housing project.

California Fair
Employment and
Housing Act and
Federal Fair
Housing Act
Government Code
Sections 12900 -
12996
Title VIII of the
Federal Civil Rights
Act
The City provides protections to residents through
referrals to legal assistance organizations, such as
ECHO.

AntiDiscrimination in
Zoning and Land
Use
Government Code
Section 65008
The City reviews affordable development projects in
the same manner as market-rate developments, except
in cases where affordable housing projects are eligible for preferential treatment, including, but not limited to, on residential sites subject to AB 1397.

The City is in compliance.

Assembly Bill
686
Government Code
Section 8899.50
The City has completed this AFH analysis and has
identified programs to address identified fair housing
issues.

Completed.

Equal Access Government Code
Section 1195 et
seq.

The City offers translation services for all public
meetings and offers accessibility accommodations to
ensure equal access to all programs and activities
operated, administered, or funded with financial
assistance from the State, regardless of membership or
perceived membership in a protected class.

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City of King 2023-2031 Housing Element 104

4.6 IDENTIFIED SITES AND AFFIRMATIVELY FURTHERING FAIR HOUSING The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households.

AB 686 added a new requirement for Housing Elements to analyze the location of lower-income sites in relation to areas of high opportunity. Table 4.6.1, Residential Unit Capacity by Census Tract, presents the RHNA capacity by Census Tract in the City, and the existing conditions of each tract as they relate to indicators of fair housing.

Chapter 5. Sites Inventory and Analysis
105 City of King 2023-2031 Housing Element
TABLE 4.6.1: RESIDENTIAL UNIT CAPACITY BY CENSUS TRACT IN KING CITY

Census
Tract
Existing
Households
RHNA Capacity
AFFH Indicators
Integration and Segregation Access to Opportunity Displacement Risk Low Mod. Above
Mod.

Median
Income
Poverty
Rate
Non-White
Population
Disability
Rate
Resource
Designation
CalEnviro
Screen
Percentile
Overcrowding
Rate
Renter
Overpayment
Rate
Homeowner
Overpayment
Rate
% Renter
Households
113.02 1,527 0 50 17 $46,280 23.70% 92.45% 7.20% Low 48.58 15.15% 59.20% 38.50% 80.80% 113.03 1,317 0 0 0 $94,386 8.00% 55.10% 14.30% Low 37.41 7.13% 42.20% 21.80% 16.56% 113.05 1,042 173 304 241 $63,893 9.30% 85.40% 4.30% Low 57.58 10.68% 59.20% 30.80% 43.42% 113.06 754 104 56 178 $66,534 15.50% 95.65% 6.40% Low 57.58 9.73% 47.10% 20.50% 56.84% Chapter 4. Fair Housing Assessment Adopted December 12, 2023 City of King 2023-2031 Housing Element 106
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107 City of King 2023-2031 Housing Element
FIGURE 4.6.1: CENSUS TRACTS IN KING CITY
113.03
113.05
Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 108
As discussed in further detail in Chapter 5 (Sites Inventory and Analysis), the City employs a variety of strategies to meet and exceed the RHNA. Table 13 presents the RHNA capacity by census tracts in the city, and the existing conditions of each tract as they relate to indicators of fair housing. Figure 14 shows the location of each census tract within the City. Census Tract 113. 02 includes land within the northeastern portion of the City. Census Tract 113.03 includes land in the Southern portion of the City, however, also encompasses a significant portion of the unincorporated land in Monterey County. The unincorporated community of Pine Canyon is amongst the larger CDP within this tract. Census Tract 113.05 encompasses the Northern portions of the City, as well as a significant portion of the unincorporated land in Monterey County. Lastly, Census Tract 113.06 is located within the City. As shown, all Census Tracts but 113.03 include capacity to meet the RHNA. None of the Census Tracts meet either the definition of areas of high segregation and poverty or racially concentrated areas of affluence.

Census Tract 113.02 is located in the City’s core and is a mix of both residential and industrial uses, particularly in the eastern portion of the Census Tract. Although there are a considerable amount of existing households in the tract, little opportunity for residential development exists given the lang is primarily occupied with either residential or industrial uses, as evidenced by only 67 units of capacity in this census tract. That said, given the predominantly residential nature of this tract, it is possible for this area to develop ADUs with the existing residential uses creating housing mobility opportunities and alleviating elevated overcrowding and overpayment rates.

Census Tract 113.03 is located in the Southern portion of the City. While this area scores high in terms of median income and lower poverty rates, this is likely due to the tract extending beyond the City limits. This could also explain the near-double rate of disability in the tract compared to neighboring tracts, in addition to the presence of a mobile home park, which offers a more naturally affordable housing option for residents. Given this tract is disconnected from other areas of the City by Highway 101, the City did not identify any RHNA capacity in this tract, however, this area would also present an opportunity for the development of ADUs.

Census Tract 113.05 encompasses the Northern and Eastern portions of the City, particularly areas where the Arboleda, Mills Ranch, and Downtown Addition Specific Plans are located. The City identifies most of the RHNA capacity in this tract, spread across the income categories. Given the high rates of renter overpayment, allocating a higher proportion of the lower-income RHNA to this tract will help to reduce displacement risks for these households while simultaneously providing housing mobility options.

Census Tract 113.06 encompasses the Western and Central portions of the City. The RHNA capacity for this tract is primarily driven by the Ausonio 1 project, located adjacent to King City High School and across from San Antonio Park and King City Skate Park. This tract has a higher poverty rate that other tracts within the City, and the City intends to assist in the development Chapter 4. Fair Housing Assessment
109 City of King 2023-2031 Housing Element
of 45 units of permanent supportive housing to address potential housing instability issues in the tract.

As previously discussed, King City is largely Hispanic in nature. Hispanic and Anglo residents are equitable integrated and represented through the majority of this compact community. Pockets of lower income residents do exist, primarily located central city and Historic Downtown.

In addition, the information specific to Census Tracts, the City also uses local data and knowledge on a neighborhood-level, as follows:

Downtown Core
The Downtown Core is centered around Broadway, which, was the primary route between Los Angeles and San Fransisco prior to the construction US 101. A number of motor-hotel sites from the 40’s and 50’s are still located along Broadway, as are a number of commercial and office buildings built early in the 1900’s. The majority of the housing units in the City are located in the core, most of them being built in the 40’s, 50’s and 60’s. These units are primarily single family 2- and 3-bedroom units. A significant number of multi-family units are located in the northern portion of the Core with multifamily apartment buildings from the 40’s and 50’s disbursed throughout the City.

The King City Gov’t offices and the King City Library are located in the Downtown Core, the Mee Memorial Hospital and the High School are located immediately adjacent to it to the west.

Banking and local service and retail businesses populate most of the rest of the Broadway corridor.

Agricultural Worker Housing and the Downtown Addition Specific Plan are located at the eastern end of Broadway where it intersects with First Street. The former Meyers Tomato Plant currently provides space for 364 beds in a barrack style environment while the Specific Plan will provide a significant amount of smaller size, multi-family, moderate and low-cost housing, in a mixed use environment.

Also located in the Core is the emerging Multi-Modal Transit Center. This Station, located at First and Pearl Streets has been allocated $6 million in grant money from CalTrans. Platform Design is currently underway. This station is being developed to be a bus and train multi-modal station, ultimately providing residents of King City with access to regional buses and trains. It is located within ½ mile of a large portion of the Downtown Core.

North and Northeast
The area northeast of the Core, stretching to the northern City Limits boundary, includes the primary industrial area of the City. Uses in the East Ranch Business Park (ERBP) include irrigation work yards, plumbing, and home improvement business headquarters. Directly adjacent to the Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 110
Core and covering the area north to the ERBP are a number of single-family homes and a rather significant amount of multi-family dwellings. The distance from San Antonio Drive (the main thoroughfare in this area) and the Broadway Corridor is approximately 1 mile. The distance from the core of the 150-acre ERBP and the MMTC is approximately 1.1 miles.

North of San Antonio Drive are the City’s two most active Specific Plans, CreekBridge and Mills Ranch, primarily devoted to single and multi-family residential units. Lower income units in these Specific Plans are “guaranteed” through provisions and agreements within Specific Plans. These two Specific Plans provide a significant amount of the residential units used in meeting the Cycle 6 RHNA allocation. Directly abutting these Specific Plans on the north is an 0.57-acre linear park which provides recreational opportunity for residents of the Downtown Core as well as the Specific Plans. Distance from the Core to the Park is approximately 1.2 miles. The linear park is also an important piece of the expanding King City trail system which is intended to provide nonvehicular access and mobility around the community.

West
West of the Core, between it and San Antonio Drive is a mix of single family and multi-family residences. These units are typically newer than those in core and are more consistently threebedroom units rather than two. Across San Antonio Drive to the west is a significant area of single-family homes with multifamily units mixed in.

A significant site of future multifamily use is located between the Downtown Core and San Antonio Drive. This site is approximately 18.7 acres in size and is currently zoned for multi family development. All infrastructure is located at the property boundary. The City has received an application for 374 units, targeted at a variety of income ranges.

Immediately west of the western City Boundary (at the western end of Broadway) is the San Lorenze Regional Park and Campground. This Park is approximately 200 acres in size and is home to the historical society. This facility is located approximately 1.8 miles west of the MMTC.

Also located immediately west of the Downtown Core are the King City High School and the Mee Memorial Hospital. The western end of Broadway, the City’s primary commercial area, is also located here as is the western access to US 101. The distance from the hospital and the high school to the MMTC is approximately 1 mile.

South
South of the Downtown Core are single family residences, the Monterey County Fairgrounds, the King City Golf Course and US 101. A significant mobile home park is located just north of the golf course and south of the Core. South of the US 101 to the west is the visitor serving / fast food / overnight stay core. Larger single-family homes and a significant mobile home park are located south of Fairgrounds, south of the Core.

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111 City of King 2023-2031 Housing Element
In the Southeast corner of the City, at the US 101 / First Street intersection, is the largest contiguous parcel of open space available for development. This parcel, approximately 3.9 acres in size is anticipated to be developed for commercial use, higher density residential and mixed use. This additional residential capacity is not needed for the Cycle 6 allocation.

Summary of Disparities Across Neighborhoods
As noted above, development trends across neighborhoods has led to a small degree of disparity in the City. For example, the Downtown Core has some of the City’s oldest housing stock, including both single-family and apartment units. To the North and Northeast, the City has built some of its more recent housing units, including those in the CreekBridge and Mills Ranch Specific Plans. These units tend to be larger than those in the Downtown Core, as well as having newer infrastructure to support this recent development. However, investments have been dispersed equally throughout the community, such as improvements to the Downtown Plaza, Rail Station Platform, Downtown Streetscape in the Downtown Core as well as adding roundabouts throughout the City, expansion and continuous maintenance of the San Lorenzo Trail, and the City being designated as a Blue Zones Community.

In addition, the City reviewed and analyzed additional factors to determine the degree, if any, of disparities across communities. The entire city is a majority Hispanic/Latino according to the HCD AFFH 2.0 Data Viewer. While the southern portion of the City has ‘less’ of a majority Hispanic/Latino concentration (55%), this is primarily due to the Census Tract being predominantly outside of the City boundary which skews the data. These patterns are attributed in large part to the historical agricultural production surrounding the City. The Southern portion of the City is also the area that has the highest degree of persons with a disability (14%), however, the Census tract is largely outside the City boundary which could have the effect of disproportionately affecting this data. There are no concentrations of group homes or residential care facilities and the City did not received any reasonable accommodation requests during the 5th Cycle planning period. Additionally, the City has not received any requests to construct any ramps or any other accessibility modifications to homes, however, is committed to swiftly processing any requests that should be submitted.

Further, the AFFH 2.0 Data Viewer shows a slight discrepancy in familial status between the City’s neighborhoods in that the Western portion of the City has a slightly higher rate of single-parent households. Child care facilities, both in-home and childcare assistance programs such as Head Start, are dispersed throughout the City. The Head Start facility is located adjacent to the Santa Lucia Elementary School site.

Areas surrounding the King City golf course and the Western portions of the City register higher incomes than residents who live in the Downtown Core of the City. This might be drive, in part, by units outside of the Downtown Core being newer than those inside the Downtown Core. The Chapter 4. Fair Housing Assessment
City of King 2023-2031 Housing Element 112
City does not have any concentrations of vouchers; the Downtown Core has 14 vouchers while the surrounding areas of the City account for 27 vouchers. Vouchers in these areas account for 1% and 4% of the total renter occupied housing units, respectively. Lastly, given the size of the City, subsidized projects are funded by outside funding sources and are dispersed throughout the community.

Given the small size of the City and school district, there is no variation in the quality of schools within the City nor is there any disparities in access to schools. GreatSchools rate all three elementary schools a 4, and the City only has one middle school and one high school. All schools have similar enrollment sizes indicating no significant difference in demand for one school over another.

While the area has been primarily dependent on agriculture as its main economic driver, recent economic development is attempting to diversify economic opportunities in the City. For instance, in August 2024, City Council received a presentation from the Lawrence Livermore National Laboratory on potential collaboration on new technology to capture carbon dioxide.

This opportunity could lead to additional partnerships for the City.

As the City looks to future transportation options, the Multi Modal Transit Center is the largest project in the City to add transit options. The City is currently planning and has obtained partial funding for the transit center which will include a new Amtrak Station. Present-day transit options include a variety of bus routes operated by the Monterey-Salinas Transit District, which has stops throughout the City to connect to other locations within the network.

Unlike other jurisdictions in the region, the City has significantly better CalEnviroScreen scores, including with the City having average to above-average composite scores. The major sources of pollution in the City, as previously noted, are the agricultural activities surrounding the City, however, these do not have any impact on residential development or the ability to meet the RHNA. Existing Specific Plans in the City still have some residential capacity remaining.

As with other areas of the State, housing prices for rentals and sales prices for homes have increased. However, the City has not seen an increase in “doubling-up” or other methods intended to ease the burden of increasing housing costs. As noted other sections of the housing element, the City recently hired a dedicated Code Enforcement officer and will target code enforcement activities and resources in areas, such as the Downtown Core, to ensure these homes maintain safe levels for residents.

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113 City of King 2023-2031 Housing Element
Housing Units by Type
There are currently 3,218 units in the City. Of those, 21.6% were built since 2000. 44.4% were built between 1980 and 2000 and 37.1% are more than 50 years of age. As can be seen from Figure 16, the Downtown Core has a concentration of those units built between 1980 and 2000 (between 20 and 40 years of age).

Of the units in King City, approximately 58% are single family homes, 35% are attached units (10% in a 2 to 4 unit structure and 17% in a 5+ unit structure) and 7% are manufactured units.

New housing construction in Cycle 6 will be in the Specific Plan areas to the north and just east of downtown and on a previously zoned parcel just west of the Downtown Core. These units will be single and multi-family homes consistent with standard construction, sizing and parking requirements. In the future, new housing along the Broadway Corridor and to the south at the intersection of US 101 and First Street is anticipated to provide new types of housing of a variety of sizes and price ranges.

TABLE 4.6.2: HOUSING UNITS BY BUILDING TYPE
Unit Type Units 2015 Units 2018 Units 2021 Change
SF Detached 1,882 57% 1,950 58% 2,083 59% 201 11%
SF Attached 275 8% 276 8% 278 8% 3 (-)1%
2 to 4 323 10% 323 10% 327 9% 4 1%
5+ 554 17% 554 17% 566 16% 12 2%
Mobile Homes 249 8% 249 7% 251 7% 2 (-)1%
Total 3,283* 3,352* 3,505** 222
Households by Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase.

The older city included smaller single-family homes with some apartments included. More recent development has been, and will continue to be, a more complete mix of unit sizes and costs.

TABLE 4.6.3 HOUSEHOLDS BY TENURE
2010 (#) 2010
(%) 2015 (#) 2015 (%) 2018 (#) 2018 (%)
2021
(#)
2021
(%)
Owner 1,394 50.1 1,275 42.8 1,351 41.8 1,348 41.9
Renter 1,390 49.9 1,701 57.2 1,884 58.2 1,870 58.1
Total 2,784 100 2,976 100 3,235 100 3,218 100
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City of King 2023-2031 Housing Element 114

4.7 CONTRIBUTING FACTORS TO FAIR HOUSING ISSUES
Through discussions with stakeholders, fair housing advocates, and this AFH, the City identified factors that contribute to fair housing issues, as shown in Table 16, Factors Contributing to Fair Housing Issues. While there are several strategies identified to address the fair housing issues, the most pressing issues are displacement risk due to substandard conditions and rising housing costs as well as barriers to homeownership. Prioritized contributing factors are bolded in Table 16 and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized.

TABLE 4.7.1: FACTORS CONTRIBUTING TO FAIR HOUSING ISSUES Fair Housing Issue Contributing Factors Priority Meaningful Actions Higher housing costs Lack of available
housing units High Program 2 (Provide Future Sites for Residential Growth) Higher displacement
risk Overpayment High Program 9 (Fair Housing Program)
Higher overcrowding
rates
Undersized units and
lack of larger units Medium Program 5 (Reduce Barriers to Creating Multi-Family Housing) Higher poverty rates Lower median income Medium Program 3 (Provide Future Housing Sites for Lower Income Residents)
Lower environmental
condition scores
Nearby agricultural and
industrial uses Low Program 1 (Emphasize Infill Development) Chapter 4. Fair Housing Assessment
115 City of King 2023-2031 Housing Element

4.8 GOALS, ACTIONS, MILESTONES, AND METRICS
Programs to affirmatively further fair housing that are included in Chapter 9, Goals, Policies, and Programs, are summarized in Table 4.8.1, organized by the action area that the program seeks to address.

TABLE 4.8.1 SUMMARY OF GOALS, ACTIONS, MILESTONES, AND METRICS TO MEET FAIR HOUSING Action Area Programs Specific Commitment Timeline Geographic Targeting Metrics Housing Mobility
1 Continuously update pre-approved ADU
plans Ongoing CT 113.03 5 ADUs
2 Focus housing in the Downtown Corridor Ongoing City Core 50 affordable units 6 Promote Housing Choice Voucher Ongoing Citywide Assist 50 families New Opportunities
in Higher
Opportunity Areas
2 Assist in the development of larger
parcels
As projects are
submitted Census Tract 113.05 Develop half the remaining Specific Plan capacity 3 Amend Zoning Code provisions to
facilitate residential development Dec. 15, 2026 Downtown Core At least 364 employee housing units 4 Develop affordable housing in the
Downtown Corridor Ongoing Downtown Core 75 units
7 Allow mobile homes consistent with State
housing laws in single-family zones Dec. 15, 2026
Lower-density
neighborhoods 5 units
Place-Based
Strategies for
Community
Revitalization
1 Identify infill development opportunities Annually Downtown Core 39 units 8 Provide targeted code enforcement Ongoing
Older residential
neighborhoods 5 units
9 Connect residents with deferred loans for
maintenance Ongoing Older residential neighborhoods 10 units Displacement
12 Codify a variety of zoning code updates Dec. 15, 2026 Citywide 10 units conserved 13 Promote a variety of fair housing tools to
individuals, businesses, and landlords Ongoing Citywide Semi-annual updates to Planning Commission 18 Establish energy efficiency in older homes Ongoing
Older residential
neighborhoods 20 units retrofitted
Chapter 5. Projected Housing Needs
City of King 2023-2031 Housing Element 116
CHAPTER 5: PROJECTED HOUSING NEEDS
Chapter 4 presents and discusses the 2023 -2031 Regional Housing Needs Allocation (RHNA) as identified for the City of King. This Chapter will focus on the units identified and not yet constructed from Cycle 5 – including previously zoned parcels and Specific Plans. From these, the remaining need or “gap” will be computed. Chapter 5 will focus on additional available sites potential, projects and proposed land use changes to satisfy RHNA determinations in the future.

5.1 REGIONAL HOUSING NEEDS
State Housing Element Law (California Government Code §65580 et. seq.) requires regional Councils of Government (COG) to identify for each city and county its “fair share allocation” of the Regional Housing Needs Allocation (RHNA), provided by the California Department of Housing and Community Development (HCD). The Association of Monterey Bay Area Governments (AMBAG), the COG for the City of King Area, provided the RHNA numbers in October 2022, adopting them in December 2022. AMBAG took into account several factors in preparing the RHNA, including projected household formation, job growth and regional income distribution. In turn, each city and county must address their local share of regional housing needs in their Housing Elements. Table 5.1.1 identifies the allocations for the City of King.

RHNA Requirements
TABLE 5.1.1 RHNA ALLOCATION 2015-23 AND 2023-31
Income Range City of King Monterey County
2015-2023 2023-2031 2015-2023 2023-2031
Very low 43 97 1,781 4,412
Low 28 63 1,160 2,883
Moderate 33 178 1,346 4,028
Above moderate 76 364 3,099 8,972
Total 180 702 7,386 20,295
Source: AMBAG, RHNA 2015-2023 and 2023-2031
The projected RHNA housing requirements are broken down by income category based on limits for very low, low, moderate and above-moderate income households as established by the US Department of Housing and Urban Development (HUD) (California Health and Safety Code §50079.5.)
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117 City of King 2023-2031 Housing Element
Definitions of Household Income
Very Low Income: Incomes between 31 and 50 percent of the Area Median Household Income (AMI)
Low Income Incomes between 51 and 80 percent of AMI
Moderate Income Incomes between 81 and 119 percent of AMI Source: AMBAG, RHNA 2022
Table 5.1.2 identifies maximum limits of income for Monterey County, grouped by type from Extremely Low to Moderate, based on Median Income for family of four. These limits are the basis for Table 5.1.3 which demonstrates the City of King’s potential to meet the RHNA requirements. Note that the RHNA Requirements group Extremely Low and Very Low incomes into one group, Very Low, anticipating that Very Low Category will be made up of 50% Extremely Low and 50% Very Low.

TABLE 5.1.2 INCOME LIMITS MONTEREY COUNTY (2022)
Income
Range
Persons per Household
1 2 3 4 5 6 7 8
Acutely low 9,450 10,800 12,150 13,500 14,600 15,650 16,750 17,800 Extremely
low 23,900 27,300 30,700 34,100 36,850 39,600 42,300 46,630 Very low 39,800 45,500 51,200 56,850 61,400 65,950 70,500 75,050 Low 63,700 72,800 81,900 91,000 98,300 105,600 112,850 120,150 Median 63,050 72,100 81,100 90,100 97,300 104,500 111,700 118,950 Moderate 75,650 86,500 97,300 108,100 116,750 125,400 134,050 142,700 Source: State Income Limits Memo 5.18.2022
TABLE 5.1.3 INCOME LIMITS MONTEREY COUNTY (2014)
Income Range Monterey County
Persons Per Household
1 2 3 4 5
Extremely Low $15,100 $17,250 $19,400 $21,550 $23,000
Very Low $25,200 $28,800 $32,400 $35,950 $38,850
Low $40,250 $46,000 $51,750 $57,500 $62,100
Median $48,100 $54,950 $61,850 $68,700 $74,200
Moderate $57,700 $65,950 $71,200 $76,450 $81,750
* Source: State Income Limits Memo 2.28.14
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City of King 2023-2031 Housing Element 118
CHAPTER 6: SITES INVENTORY AND ANALYSIS
State law governing the preparation of Housing Elements emphasizes the importance of an adequate land supply by requiring of each Housing Element that “….sites shall be identified… to facilitate and encourage the development of a variety of types for housing all income levels ….” (California Government Code §65583(c)(1)). If an adequate supply of new housing is to be provided, enough vacant land must be zoned to allow for the construction of a variety of housing types at densities that will satisfy the objectives of the Housing Element. The land must also have access to appropriate public services, such as water, sewage treatment, storm drainage and roads.

This Chapter will provide details of the:
• Building permits issues in the planning period
• Specific Plan Capacity
• Approved project capacity
• Vacant residential parcels
• Projected Accessory Dwelling Units
• The purpose for and concept of Opportunity Areas
As will be shown, the city has sufficient capacity to meet the 6th cycle RHNA.

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119 City of King 2023-2031 Housing Element

6.1 APPROVED PROJECTS AND HOUSING UNITS TO MEET THE RHNA Building Permits Issued
One way of meeting a portion of the RHNA is to look at approved, entitled, or built projects.

These units can be subtracted from the total allocation if they were available after the start of the projection period, after June 30, 2023. Table 5.1.1 lists the building permits that were issued after June 30, 2023, and provides the number of building permits that remain.

As noted in Table 6.1.1 the City can take credit for 13 units in the Arboleda project, and 31 units from the Mills Ranch project.

TABLE 6.1.1 BUILDING PERMITS ISSUED AFTER JUNE 30, 2023 BUILDING PERMITS ISSUED AFTER 6/30/23 Building
Permits
Remaining

EL VL L M AM
6th Cycle RHNA 49 48 63 178 364
Arboleda 4 13 13
Mills Ranch Specific Plan 31 157
Remaining RHNA 156 134 364

6.2 APPROVED SPECIFIC PLANS AND PROJECTS
As previously mentioned, the City can take credit for pending and approved projects to credit towards meeting the RHNA. The City currently (2024) has three approved Specific Plans:
• Arboleda (approved July 24, 2004)
• Mills Ranch (approved August 30, 2005)
• The Downtown Specific Plan (approved June 14, 2011)
Arboleda and Mills Ranch are currently under construction and the Downtown Addition is in the beginning phases of construction. Table 6.1.2 provides the unit breakdown for these Specific plans. Units allocated towards lower and moderate-income categories are based on the City’s inclusionary requirements.

The Downtown Addition Specific Plan (DASP), with an expiration date of 2049covers 107.03 acres and calls for a mix of commercial and residential uses. The maximum number of residential units allowed under the Plan is 650 which range from larger single family detached to smaller homes, townhomes, row houses, triplexes, quadplexes and live work buildings. In 2019, the DASP was updated to add an additional 60 units, bringing the total capacity to 710 units. The DASP describes the development standards needed for project approval and is currently zoned P-D (Planned Development) to allow the project developer flexibility in designing the project. However, it should be noted that a developer could propose a project meeting the DASP development Chapter 6. Sites Inventory and Analysis
City of King 2023-2031 Housing Element 120
standards and receive project approval; therefore, the P-D zoning designation does not add any additional constraints to receiving approval.

On January 28, 2014, the owner of the project entered an agreement with the City of King whereby 15% of the project would comply with the City’s Inclusionary Housing Ordinance, being affordable to very-low-, low- and moderate-income households.

Due to the City’s inclusionary housing requirement, it is assumed that 35 units will be affordable to very low- income households, and 55 units will be affordable to lower-income households.

While the City believe there is potential for the Specific Plans to build out during the planning period, to ensure not to over project, the City is only assuming that 50 percent of the available specific plan units will develop within the 6th Cycle planning period.

The City also has three housing projects that have begun construction. The Rava employee housing project, the CHISPA project as a part of the Mills Specific Plan, and the Days Inn project.

The Rava Employee Housing project includes two phases for a total of 118 units. Phase 1 of the project included 60 units that were constructed in 2022 and available for occupancy in September 2023. The 60 units are rent restricted to very low-income households for H2A farmworkers and agricultural workers. Phase 2 of the project (Jayne Street) includes 58 units and construction is assumed to begin in the planning period. The City has assumed the affordability breakdown will be similar to Phase 1 which is reflected in Table 6.1.2.

As a part of the inclusionary housing unit obligation for the Mills Ranch Specific Plan the Community System Housing Improvement Association, Inc. (CHISPA) plans to build 40 multifamily units that will be affordable to lower income households. CHISPA is currently working to obtain grant funding and it is anticipated that construction will begin before the end of the 6th cycle planning period.

The Days Inn Motel Site is planned to be converted to permanent supportive housing. The City is planning to purchase the property and partner with the Monterey Housing Authority to develop an affordable project. While the City believes this project will provide affordable units within the planning period, since the project did expire in March 2024, the City is not crediting this towards meeting the RHNA but will be credited towards the RHNA once building permits are issued.

The City has a track record of building in the Specific Plan areas, as evidenced by the nearcomplete buildout of the Arboleda Specific Plan and the Mills Ranch Specific Plan surpassing the halfway mark for building permits pulled. While the City believe there is potential for the Specific Plans to build out during the planning period, to ensure not to over project, the City is only assuming that 50 percent of the available specific plan units will develop within the 6th Cycle planning period.

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121 City of King 2023-2031 Housing Element
As shown in Table 6.1.2 the City is able to meet the lower (extremely low-, very low-, and low) income RHNA and the moderate income RHNA with building permits pulled after June 30, 2023 (Table 6.1.1), and the remaining capacity in Specific Plans and approved projects (Table 6.1.2). In addition, there is sufficient surplus capacity in the lower income and moderate-income categories to meet the remaining RHNA for above moderate. However, the City has identified additional strategies to plan for housing during the 6th Cycle to provide additional capacity.

TABLE 6.1.2 SPECIFIC PLAN AND PROJECT CAPACITY
Specific Plan/Project Remaining Capacity
EL VL L M AM Total Units
Remaining RHNA (From Table 5.1.1) 156 134 364 654
Arboleda 1 6 6 13
Mills Ranch SP 40 82 83 205
Downtown Addition SP 70 168 152 390
Rava Employee Housing 58 58
Remaining RHNA -13 -122 123 -12
Notes:
*Specific Plan capacity is assumed at 50 percent of the total remaining unit capacity. **Negative numbers show that the City has a surplus in that specific income category. 6.2 Vacant Site Inventory Table 6.2.1 shows vacant parcels in the City that are currently zoned for residential development.

As can be seen from the Table, these vacant but previously zoned parcels provide additional capacity for the moderate income RHNA and lower the needed number for above moderate income units.

Chapter 6. Sites Inventory and Analysis
City of King 2023-2031 Housing Element 122
TABLE 6.2.1 VACANT PARCELS/SITE CAPACITY
Vacant APN# Zoning
District
General
Plan
Designation
Acres
Allowable
Density
per acre
Total
Capacity
(100%)
Realistic
Capacity
(80%)
Lower Mod Abv.

Mod
C-2 (General Commercial)
Yes 026-242-002 C-2 GC 1.08 24 26 13 13
Yes 026-261-027 C-2 GC 0.35 24 8 4 4
Total C-2 Acres 1.43 34 17 0 0 17
C-N (Neighborhood Commercial)
Yes 026-561-001 C-N C-N 1.06 12 13 6 6
Yes 026-501-006 C-N NC 0.69 12 8 4 4
Total C-N Acres 1.75 21 10 0 10 0
R-1 (Single Family Residential)
Yes 026-071-077 R-1 LDR 0.25 7 2 1 1
Yes 026-071-078 R-1 LDR 0.25 7 2 1 1
Total R-1 Acres 0.5 4 2 0 0 2
R-3 (Medium High Density Residential)
Yes 026-071-070 R-3 MHDR 0.66 12 8 6 6
Total R-3 Acres 0.66 8 6 0 6 0
R-4 (High Density Residential)
Yes 026-301-005 R-4 PD 1.4 22 31 25 25
Yes 026-301-006 R-4 PD 0.82 22 18 14 14
Yes 026-301-003 R-4 PD 0.65 22 14 11 11
Yes 026-531-0191 R-4 PD 0.52 22 11 9 9
Yes 026-531-023 R-4 PD 5.4 22 119 95 95
Yes 026-531-025 R-4 PD 12.48 22 275 220 44 176
Total R-4 Acres 21.27 468 374 104 95 176
Total Capacity 30.57 535 410 104 111 195
Note: Sites zoned C-2 and C-N have a realistic capacity of 50 percent to account for the potential of non-residential uses. 1Reuse site Chapter 6. Sites Inventory and Analysis
123 City of King 2023-2031 Housing Element

6.3 REALISTIC DEVELOPMENT POTENTIAL
In determining the realistic capacity for the City’s inventory of sites, the City considered land use controls and site improvements and assumed an 80 percent adjustment to reflect developable acreage due to on-site improvements, including sidewalks, utility easements, and infrastructure improvements (roadway access, water, sewer, and stormwater). All sites are served by or planned to be served by infrastructure, with no constraints identified that would reduce capacity beyond the 80 percent adjustment. To further determine an appropriate realistic capacity assumption, the City considered and evaluated the implementation of its current multifamily development standards (e.g., setbacks, building height, parking, density requirements, land use controls, water and wastewater access, and open space requirements), as well as project examples to determine approximate density and unit capacity so as to not over-project unit potential.

There are two recent examples of multifamily projects in the City. First, the Ausonio project, which currently is undergoing additional revisions with the developer, is a 17.5-acre project that would allow the construction of up to 377 multifamily residential units, resulting in a project density of 21.5 units per acre. Using the R-4 zone maximum of 22 dwelling units per acre, the Ausonio project would develop at 97 percent of the maximum allowable density. The second example was the Days Inn project which is seeking to establish 45 units on a 0.88- acre parcel.

While the Highway Services (H-S) zone lacks fixed developments standards, this project would yield a project density of 51 dwelling units per acre, far exceeding the highest density zone (R-4) in the City.

After considering the 80 percent adjustment factor, the pending buildout of the project examples shown in Table 6.3.1 the City decided to assume an 80 percent capacity on all sites in Table 6.2.1.

TABLE 6.3.1 REALISTIC CAPACITY PROJECT EXAMPLES, CITY OF KING Project
Name Affordability Acres Project Status
General
Plan /
Zoning
Total
Project
Units*
Max.

Allowable
Units
Realistic
Capacity
Ausonio Mixed 17.55 Pending
Review PD/R-4 377 386 97%
Days Inn PSH 0.88 Pending
Funding HSC/H-S 45 19 236%
Source: City of King.
*Projects do not include density bonus units.

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City of King 2023-2031 Housing Element 124

6.4 ACCESSORY DWELLING UNITS
California Government Code Section 65583.1(a) states that a town, city, or county may identify sites for accessory dwelling units (ADU) based on the number of ADUs developed in the prior Housing Element planning period, whether the units are permitted by right, the need for ADUs in the community, the resources or incentives available for their development, and any other relevant factors. Based on recent changes in state law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs, it is anticipated that the production of ADUs will increase in the 6th cycle Housing Element planning period.

The city has approved 29 accessory dwelling units from 2021 through 2023. Rounding up, this averages to 10 ADUs per year. To project out the number of potential ADUs over the planning period, the city has assumed 10 ADUs over the remaining planning period (7 years), equating to 70 ADUs. Since the AMBAG region has not conducted an analysis on ADU affordability, the City used the nearby Association of Bay Area Governments (ABAG) ADU affordability study to project affordability for the planning period. Based on the findings of the ABAG study, it is assumed that 60 percent of the ADUs constructed during the planning period will be affordable to low- and very low-income households, 30 percents will be affordable to moderate income households, and 10 percent will be affordable for above moderate- income households. The affordability breakdown is shown in Table 6.5.1.

6.5 MEETING THE RHNA
Table 6.5.1 compares the City’s RHNA to the available capacity identified in this site inventory analysis. As shown in the table, the City has sufficient capacity to meet the 6th cycle RHNA. This includes a surplus of 159 units to lower income, 254 for moderate income, and 79 for above moderate income, for a total surplus of 492 units.

TABLE 6.5.1 SUMMARY OF RESIDENTIAL CAPACITY COMPARED TO THE 6TH CYCLE RHNA Income
Category
6th Cycle
RHNA
Building
Permits Issued
(Table 5.1.1)
Specific Plan
& Project
Capacity
(Table 5.1.2)
Vacant Site
Capacity
(Table

5.2.1)
Projected
ADUs
Total
Capacity Surplus
EL 49
VL 48 4 169 104 42 319 159
L 63
M 178 44 256 111 21 432 254
AM 364 241 195 7 443 79
Total 702 48 666 410 70 1194 492
Chapter 6. Sites Inventory and Analysis
125 City of King 2023-2031 Housing Element
FIGURE 5.4.1 VACANT LAND MAP
Chapter 6. Sites Inventory and Analysis
City of King 2023-2031 Housing Element 126

6.5 FUTURE OPPORTUNITY AREAS
Upon adoption and certification of the 6th Cycle Housing Element, the Land Use Element will be revised to include three new “Opportunity Areas”. One will be located in the Downtown Corridor, one at the intersection of First Street and Broadway at the Multi-Modal Transit Center (MMTC) and one at the intersection of First Street and US 101. These Opportunity Areas are intended to allow additional density with revised Development Standards. Areas 1 and 2 are currently developed but underutilized, Area 3 is currently undeveloped. These areas are anticipated to provide a mix of residential and commercial uses, some of which might take the form of mixeduse development, while other options include a predominantly commercial development geared towards enhancing access to transit.

6.6 TYPICAL DENSITIES OF DEVELOPMENT
The City is a small city in Monterey County, bisected by Highway 101 in the Southern portion of the County. Single-family residential subdivisions are built at densities up to 10 units per acre and multifamily development ranges from 20 to 24 units per acre, based on recent projects. In the previous planning period, no sites identified to accommodate the lower-income Regional Housing Needs Assessment (RHNA) in the inventory were developed below the minimum allowable density of the zone in which the site is located, and the City did not receive any requests to develop below the assumed capacity in the sites inventory. In the event that a developer made this request, a map amendment would be required to develop below the minimum.

6.7 INFRASTRUCTURE CAPACITY
The proximity, availability, and capacity of infrastructure help to determine the suitability of residential land. Below is an evaluation of water and sewer capacity available to accommodate the housing needs during the planning period.

Wastewater Treatment
The City’s sanitary waste system provides collection, treatment and disposal of domestic and industrial wastes. The City of King Wastewater Treatment facility lies downstream along the Salinas River, northwest of the City. The domestic treatment and disposal facility has a capacity of 1.2 million gallons per day (mgd) of domestic flow. Current average flows are .85 mgd.

According to the General Plan EIR, buildout of the City of King was anticipated to increase wastewater flows to 2.4 mgd by 2015. The current flow is remains at approximately .85 mgd. The City’s existing treatment plant would be unable to accommodate that level of additional flow, therefor, additional development will eventually require expansion of the City’s wastewater system. During Cycle 5, the City contracted with a consultant to begin design for an upgraded Chapter 6. Sites Inventory and Analysis
127 City of King 2023-2031 Housing Element
wastewater treatment plan. The City will make improvements to the system on an incremental basis, as needed.

Water System
The City of King is served by a municipal water system owned and operated by the California Water Services Company. This system relies on six wells that draw from the groundwater basin that is recharged by the Salinas River. The Cal Water system has a maximum production capability of 3 million gallons per day, current daily usage is about 1.4 million gallons. A 250,000 gallon storage tank with a 2,000 gallon / minute pump provides ample water pressure throughout the City.

The water system appears to be generally adequate for existing development, but a new well site would appear to be needed as additional development occurs in the future under the General Plan.

No significant deficiencies are known to exist with respect to water pressure, volume or quality.

Improvements to the system will be made on an incremental basis by Cal Water.

The Monterey County Water Resources Agency (MCWRA) is the State Agency responsible under State law for the management of water resources within the Salinas Valley. MCWRA has undertaken numerous studies of water resources and has identified an imbalance between current demands and available long term water supplies. Thus, additional net water represented by the General Plan is considered a significant impact but will not constrain the development of housing.

In summary, infrastructure needs present a number of constraints on development outside the City boundary. However, infrastructure needs for new residential construction will occur in areas where adequate infrastructure is in place or where public services and facilities are required pursuant to developer agreements. Therefore, the City has sufficient water, wastewater, and dry utilities capacity to meet the 6th Cycle RHNA requirement. In Cycle 5 the City completed a “Master Facilities Plan” and “Development Impact Fee Calculation Report” which provides for a plan to finance the construction, improvement, and replacement of needed infrastructure resulting from population growth.

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City of King 2023-2031 Housing Element 128
CHAPTER 7: GOVERNMENTAL CONSTRAINTS
Governmental constraints are policies, standards, requirements, and actions imposed by the government that may have a negative impact on the development and provision of housing for a variety of income levels. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and Federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are therefore not addressed in this analysis.

State housing law requires the City to review both governmental and non-governmental constraints to construction of affordable housing in order to remove and/or mitigate potentially negative effects. The City of King communicates with the local development community to hear concerns about potential development constraints including processing procedures, fees, development standards, and other City policies and requirements. Potential constraints and opportunities for improvements are identified on an on-going basis through consultation with the development community and internal staff review and recommended changes are presented to the City Council for consideration.

Consistent with Government Code Section 65940.1(a)(1) related to transparency requirements, zoning and development standards for all parcels in the city and the City’s fees are available on the City’s website.

7.1 LAND USE GOVERNMENT CONSTRAINTS
Local policies and regulations can affect the quantity and type of residential development. Since governmental actions can constrain the development and the affordability of housing, State law requires the housing element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code §65583(c)(3)).

The City of King’s primary policies and regulations that affect residential development and housing affordability include: the Zoning Ordinance, the Land Use Element of the General Plan, development processing procedures and fees, on and off-site improvement requirements, and the California Building and Housing Codes. In addition to a review of these policies and regulations, an analysis of governmental constraints on housing production for persons with disabilities is included in this section. Land use controls include General Plan policies, zoning regulations and standards, permit processing requirements, the California Building and Housing Codes, and development fees.

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129 City of King 2023-2031 Housing Element
The City of King is a Charter City. The primary difference that affects planning projects relates to Zoning and Land Use.

A General Law City must have consistency between zoning ordinances and general plan (Government Code §65860). A Charter City’s zoning ordinances do not have to be consistent with the general plan unless a city has adopted a consistency requirement by charter or ordinance (Government Code §65803). Therefore, in several cases the City has made amendments to the Zoning Ordinance rather than the General Plan.

7.2 GENERAL PLAN
The City of King Comprehensive General Plan was adopted in 1998. (The Housing Element of the General Plan was adopted in 2010.) The Land Use Element of the General Plan designates the following land use types: residential, commercial, industrial and other. Agricultural lands uses are included in the other category. The General Plan constitutes the highest-level policy document for the City of King. The Land Use Element of the General Plan identifies the location, distribution, and density/intensity of the land use within the city. Residential densities are measured in dwelling units per acre (du/ac) per gross acreage. The 1998 City of King General Plan identifies four (4) residential land use designations. Table 7.2.1 summarizes City of King’s four (4) residential, planned development, and one (1) commercial land use designations.

TABLE 7.2.1 GENERAL PLAN LAND USE DESIGNATIONS
Land Use Designation Corresponding
Zoning District
Maximum Residential
Density
LDR Low Density Residential R-1 Less than 7 units/acre
MDR Medium Density Residential R-2 Less than 12 units/acre MHDR Medium High Density Residential R-4 Less than 18 units/acre HDR High Density Residential R-4 Less than 24 units/acre RC Retail Commercial2 C-1 4.5 units/acre
PD Planned Development P-D
6-12 units/gross acre based on
the property and the location
Source: City of King General Plan Land Use Element (2016) 2 Mixed Use Residential/Commercial
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City of King 2023-2031 Housing Element 130

7.3 ZONING ORDINANCE
The Zoning Ordinance (Chapter 17 of the City of King City Code) is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare, as well as to promote quality design and quality of life. The City of King’s residential zoning designations control both the use and development standards of each residential parcel, thereby influencing the development of housing. The City has found that the maximum development limits established by the Zoning Ordinance do not pose a constraint to the development of housing.

Zoning Districts
The Zoning Ordinance includes an agricultural district, several residential districts, and three (3) commercial districts that allow residential development. The maximum residential density allowed is twenty-four (24) units per acre. Note that the Opportunity Zones which proposed for Cycle 6 may governed by Floor Area Ratio (FAR). In the Opportunity Zones, density may be allowed at a maximum of 52 units per acre, dependent upon affordability and / or seniors mix.

Residential development is generally permitted as a matter of right and in some cases by conditional use permit in these zoning districts. Each of these zones is outlined below.

Agricultural District (A):

The purpose of this District is primarily for agricultural production and processing. Residences for agricultural employees are allowed with a conditional use permit. The City complies with Health and Safety Code §17021.5 and §17021.6 which states that Health and Safety Code §17021.5 states that agricultural working housing for six (6) or fewer employees should be deemed a singlefamily residential use with a residential use designation and §17021.6 states that ”no conditional use permit, zoning variance or other zoning clearance that is not required of any other agricultural activity in the same zone shall be required of employee housing that consists of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household.”` Residential Districts:
a) Single Family Residential District (R-1):

The R-1 Zoning District is applied to areas appropriate for single-family residential development with seven (7) units or less per acre. Second units are also permitted by right in this zone. Institutional uses such as churches and private parochial schools are also allowed in this zone. The R-1 Zoning District is consistent with and implements the Low Density Residential land use designation of the General Plan.

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131 City of King 2023-2031 Housing Element
b) Residential-Industrial Mixed Use District (R-I):

The intent of this District is as a transitional zone between industrial, agricultural, and other uses to residential. Some industrial uses, agricultural uses, group and multi-family housing uses are allowed in this District. Workforce housing is encouraged in this Zone.

All uses in this District are subject to a conditional use permit. There is no General Plan designation for this District.
c) Medium Density Residential District (R-2):

This District allows for slightly higher density residential development than the R-1 District. One (1), two (2), and three (3) unit structures and second units are permitted by right. The intent of the District is to allow higher density while preserving a sufficient amount of privacy and open space. This District allows maximum densities of twelve (12) units per acre. Other uses such as institutional and some commercial uses are also permitted with a conditional use permit. The R-2 Zoning District is consistent with and implements the Medium Density Residential land use designation of the General Plan. d) Medium High Density Residential District (R-3):

The R-3 District allows higher density than the R-1 and R-2 Districts. This Zone allows a maximum density of eighteen (18) units per acre. Higher density is allowed with a conditional use permit. Other uses such as institutional, some commercial uses, and senior residential care homes are allowed with a conditional use permit. The R-3 Zoning District is consistent with and implements the Medium High Density Residential land use designation of the General Plan.
e) Multiple Family Residential and Professional Offices District (R-4):

The R-4 District allows single-family, secondary units, duplexes, multi-family, and some institutional residential uses by right. The maximum allowable density is twenty-two (22) units per acre without a CUP. The R-4 district implements the High Density Residential land use designation of the General Plan.
f) Planned Development District (P-D):

The P-D District can be applied to planned communities within the city at least three (3) acres or greater. A specific plan is required for planned developments. The Planning Commission must approve these plans.

In Cycle 6, a Mixed Use Residential District (MRD) is being proposed to encourage buildings and sites that include both residential and commercial elements in a taller structure.

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City of King 2023-2031 Housing Element 132
Proposed: Mixed Use Residential District (MRD):

The MRD District will be located in Opportunity Zones 1, 2 and 3. Residential densities in this zone are governed by Floor Area Ratio (FAR) and are variable, dependent on the percentage of affordable and / or seniors’ housing in the proposed project. Maximum allowed density in this District is 52 units / acre.

Commercial Districts:
a) Retail Business District (C-1):

The C-1 District is primarily a commercial zone and allows residential uses only in mixeduse settings. The residential must be located on the second story of a two-story building with commercial on the first floor. The residential cannot have a greater floor area than the commercial. Mixed use is allowed with a conditional use permit. The C-1 District implements the Retail Commercial land use designation of the General Plan. b) General Commercial District (C-2):

The C-2 District is primarily a commercial zone. The June 2015 amendment expands the allowed residential uses from caretaker residences only to residential uses allowed on the second floor of structures. These by right- uses include Group Homes (both 6 residents and under, 7 residents and over), live/work units and the residential component of mixed use projects. Four-plexes or larger are permitted on the ground floor with a Conditional Use Permit (CUP). Maximum density is 24 units per acre. in association with uses allowed in this Zone. The C-2 District implements the General Commercial land use designation of the General Plan.
c) Neighborhood and Commercial Districts (C-N) (Historic Corridor and Downtown Addition Specific Plan):

The purpose of the C-N, NC, FSC, VC and VB Districts is to encourage and promote a wellplanned mixed-use environment with commercial, mixed-use, and residential components. A safe, comfortable and attractive environment is desired for pedestrians, bicyclists, patrons and residents. This goal would also be enhanced with designs that locate land uses in close proximity to each other in order to promote a pedestrian focused environment. The FSC and NC districts allow commercial on the first floor and residential on the second floor and affordable residential, affordable multiple-family dwellings, not to exceed twelve (12) dwelling units per acre. Affordable multi-family projects in the NC District require a CUP.

In Cycle 6, a Mixed Use Commercial District (MCD) is being proposed to encourage buildings and sites that include both residential and commercial elements in a taller structure.

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133 City of King 2023-2031 Housing Element
Proposed: Mixed Use Commercial District (MCD):

The MCD District is proposed to be located in Opportunity Zones 1, 2 and 3. Its primary purpose will be to facilitate mixed use in the Downtown core and at the eastern gateway to King City – the US 101 / First Street intersection. It will focus on a commercial feel with residential components.

Table 7.3.1 outlines the Zoning Districts that Permit Residential Uses.

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City of King 2023-2031 Housing Element 134
TABLE 7.3.1 ZONING DISTRICTS PERMITTING RESIDENTIAL USES Residential Uses A R-1 R-I R-2 R-3* R-4
** P-D FSC C-2 MRD1 MCD1 NC****
Single-family P P _ P P P P - - - - -
Apartment/
Multi-family _ — CUP** — P P** - P P P P P
Second Unit
Developments P CUP - - - P - - - - --
Duplexes/triplexes _ - P P P P - P _ - - -
Condominiums — CUP CUP CUP CUP CUP - _ - - -
Townhouses — — _ P P — - - _ - - -
Accessory Dwelling
Units

P P P P P P P P P P P P
Junior Accessory
Dwelling Unit P P P P P P _ — _ _ _
Mixed Use — — CUP _ _ CUP - P CUP P P P
Mobile Homes P — — — — — P1 P1 P1 P1 -
Residential Care
Facility (6 or fewer) P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 Residential Care
Facility (Seven or
More)
P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2
Retirement or Rest
Homes — — CUP — — CUP P P**** P**** P P3 P/ CUP****
Agricultural
Employee Housing
CUP — — — — — CUP CUP CUP P/
CUP****
P/
CUP**** -
Chapter 7. Governmental Constraints
135 City of King 2023-2031 Housing Element
Residential Uses A R-1 R-I R-2 R-3* R-4
** P-D FSC C-2 MRD1 MCD1 NC****
Rooming or
Boarding House — — CUP — — P CUP CUP CUP P P3 -
Manager, Caretaker,
or Proprietor
Quarters
— — CUP — — — P P CUP P/
CUP****
P/
CUP****
P/
CUP****
Residential Hotel — — — — — CUP CUP P P P P3 -
Community Care
Facility — — — — — CUP CUP P — P P3 P/ CUP****
Emergency Shelter — — — — — — — P1 P1 P1 P1 -
Transitional Housing — — — — — — — P1 P1 P1 P1 -
Notes:

P: Permitted
P1: Supportive / Transitional Housing is permitted in a similar manner as similar dwellings in the same zone.

P2
: Upon implementation of Program 8.

CUP: Conditional Use Permitted
—: Use Not Permitted
* A CUP is required for apartment developments of more than one structure. ** A CUP is required for apartments/multi-family uses of more than 22 units per acre. *** Residential allowed on second floor only.
**** If the community development director, or designee, determines that all the following circumstances exist regarding a development proposal, a conditional use permit may not be required; for the uses listed under Municipal §17.20.030 of this chapter; however, the project shall be subject to either architectural review or business license clearance:
(a) The project will be occupying an existing building or will require an addition to an existing structure that will not result in an increase of more than twentyfive percent of the floor area of the structure before the addition, or five (500') hundred square feet, whichever is less; (b)The proposed use is the same or similar in character to the existing use, as determined by the community development director, or designee. Exceptions may be allowed if the community development director determines that the new use is less intensive than the existing use; and (c) The project is exempt from CEQA review and there is no possibility of a significant impact on the environment. (Ord. 698 § 6, 2011; Ord. 354 § 4.26.2, 1973) 1 These uses are part of the proposed Cycle 6 Opportunity Zones. Final uses will be reviewed and be approved through the public hearing process.

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City of King 2023-2031 Housing Element 136

7.4 DEVELOPMENT STANDARDS:

Table 7.3.2 provides development standards for the residential districts. The development standards do not impede the City’s ability to achieve maximum allowable densities.

TABLE 7.3.2 RESIDENTIAL ZONING DISTRICT DEVELOPMENT STANDARDS – RESIDENTIAL ZONING A Agricultural
R-1 Single
Family
Residential
R-I ResidentialIndustrial MixedUseR-2 Medium
Density
Residential
R-3 Medium High
Density
Residential
District
R-4 Multi- Family
Residential and
Professional
Offices District
Maximum
Density
1 unit/20,000
sq. ft. or 10
trailers/acre
7 units/acre
22+ units/acre
w/CUP (R-4) or
Residential
Caretaker Units in
Conjunction with
use w/CUP (M-1)
14 units/acre
(2,500 sq. ft. of
gross area per unit
on each building
site. Min Building
Site 6,000)
22 units/acre
(2,000 sq. ft. of
gross area per
family unit on each
building site. Min
Building Site 6,000)
<22 du/ac by right
>22 du/ac w/CUP
Minimum Lot
Size
20,000 sq. ft. or
3 acres for Labor
Camps or Labor
Trailer Park
6,000 sq. ft.
43,560 sq. ft./ 1 acre
(M-1); 6,000 sq. ft.
interior lot and
7,000 sq. ft. corner
(R-4) or Mobile
Home Parks 5 acres
6,000 sq. ft.
interior lot or
7,000 sq. ft.
corner lots
6,000 sq. ft. interior
lot or 7,000 sq. ft.
corner lots
6,000 sq. ft.
interior lot or 7,000
sq. ft. corner lots or
Mobile Home Parks
5 acres
Setbacks
Front 30 ft. 20 ft. 40 ft. (M-1); 15 ft.
(R-4) 20 ft. 15 ft. 15 ft.

Side 10 ft. 6 ft. 20 ft. (M-1);
6 ft. (R-4) 6 ft. 6 ft. 6 ft.

Rear 20 ft. 10 ft. 20 ft. (M-1); 10 ft.
(R-4) 10 ft. 10 ft. 10 ft.

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137 City of King 2023-2031 Housing Element
A Agricultural
R-1 Single
Family
Residential
R-I ResidentialIndustrial MixedUseR-2 Medium
Density
Residential
R-3 Medium High
Density
Residential
District
R-4 Multi- Family
Residential and
Professional
Offices District
Parking
Required per
Unit
2 spaces for
SFD or 1 space
per unit for
Trailer Courts
2 spaces 2 spaces
2 spaces SFD to

1.5 to 2 per unit
plus 1 guest
parking for each
5 units
2 spaces SFD to

1.5 to 2 per unit
plus 1 guest
parking for each 5
units

1.5 spaces to 2
per unit plus 1
guest parking for
each 5 units
Design
Restrictions Arch. Review Arch. Review Architectural Review Arch. Review Arch. Review Architectural Review Permitted Uses Agricultural
Accessory Single-Family Multi-Family Mixed-Use Single-Family Multi-Family Multi-Family Source: City of King Zoning Ordinance As Amended June, 2008, City of King General Plan Chapter 7. Governmental Constraints
City of King 2023-2031 Housing Element 138
TABLE 7.3.3 RESIDENTIAL ZONING DISTRICT DEVELOPMENT STANDARDS – COMMERCIAL AND INDUSTRIAL ZONING R-I Residential- Industrial Mixed-Use1 C-2 General Commercial 2 C-N Neighborhood Commercial3 Maximum
Density 22+ du/ac w/CUP (R-4) Residential allowed on upper floors only
Affordable residential 12 du/ac or
Mixed-use projects with
residential on second floor
Minimum Lot Size 43,560 sq. ft./ 1 acre (M-1); 6,000 sq. ft. interior lot or 7,000 sq. ft. corner (R-4)
5,000 sq. ft. corner and interior
lots None
Height Restriction 30 ft. 30 ft. 30 ft.

Setbacks
Front 40 ft. (M-1); 15 ft. (R-4) 0 unless contiguous to R district, then 15ft 20 ft
Side 20 ft. (M-1);
6 ft. (R-4)
0 unless contiguous to R district,
then 10ft
0 ft, if against R,
10 ft
Rear 20 ft. (M-1); 10 ft. (R-4) 0 unless contiguous to R district, then 10ft
0 ft, if against R,
15 ft
Parking Required
per Unit 2 spaces
Residential Uses 1/unit plus
Commercial Spaces determined by
ground floor area
Varies by unit size per Chapter

17.52 Design Restrictions Architectural Review
FSC District Historic Corridor
Revitalization Plan Development
Standards
Architectural Review
Permitted Uses Multi-Family Mixed-Use
Ag Employee Housing, MultiFamily-Fourplex or larger, Mixed Use. Group Home of 6, 7 or more,
Live Work 2nd floor
Architectural Review
Source: City of King Zoning Ordinance As Amended June, 20081, June 20152, 20113 City of King General Plan Chapter 7. Governmental Constraints
139 City of King 2023-2031 Housing Element
Cumulative Impact of Land Use Controls
As shown in Table 7.3.4, the City evaluated the cumulative impact of its land use controls that limit sites’ building envelope (setbacks, private open space, and parking) and lot coverage restrictions as potential constraints to development. The first step in the analysis was to determine the allowable building footprint given the site size and the maximum lot coverage permitted. The next step was to determine the maximum allowed developable space given the lot coverage and setback and parking requirements. Occupiable area on the second floor, and /or additional floors, was set equal to the first floor building footprint, based on the smaller of either the maximum lot coverage or the remaining lot area once setbacks and parking spaces were subtracted. The average unit size was calculated by dividing the total occupiable building area by the permitted number of units (site acreage * density). Density bonus units are not factored into the calculations.

Current development standards for zones allowing multifamily housing were analyzed hypothetical sites. Based on this evaluation, none of the land use controls in conventional residential zoning districts allowing multifamily housing would prevent an applicant from reaching the approximate maximum densities, or otherwise constrain housing development.

The cumulative impact of the land use controls in King, including zoning, fees, building codes, and development standards, do not pose a significant or unique constraint to housing production. By implementing the programs outlined in this document, the City will refine its requirements and procedures to meet the demand for affordable housing, such minimizing sites of parking spaces while also maintaining compliance with state regulations.

TABLE 7.3.4 CUMULATIVE IMPACTS ANALYSIS, MULTIFAMILY ZONES Zone R-3/R-4
Site or Hypothetical Scenario Minimum Lot Size
Lot Area (square feet): 27,720
Length (feet): 130
Width (feet): 213
Lot coverage: 60%
Maximum building footprint based on lot coverage (square feet): 16,632 Total area required for parking (Assumes 182 sf per parking space) 1.5 Parking spaces per unit: 5,940
Guest parking space (1 for each 5 units) 900
Number of stories 2
Maximum occupiable building square footage: 14,289
Number of units: 22
Average unit square footage: 650
Achievable Density (units per acre): 22/du/ac 1 Assuming a 1-bedroom and 2-bath unit multifamily apartment development.

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City of King 2023-2031 Housing Element 140
Other Requirements
Multi-family projects shall comply with the standards of §17.18.130 and §17.18.150 (Open Area – Density per Family Unit and Development Standards – Multi-family Residential and Professional Offices District) of the Zoning Ordinance, which require:
a) Open Area Density:

A minimum of two hundred (200) square feet of landscaped areas, walkways, and recreation areas shall be provided per unit, not including structures, driveways, or parking. A gross of 1,575 square feet of open area shall be provided per building site. b) Landscaping Plan:

The required open areas shall be landscaped and maintained based on a detailed landscaping plan.
c) Trash:

Trash receptacles for multi-family projects shall be surrounded by a five-foot screened wall on at least three sides so that they are not visually obtrusive from any off-site location. Access for collection vehicles shall be adequate. d) Off-Site Vehicular Access:

All points of vehicular access onto public rights-of-way shall be approved by the City Engineer.
e) Minimum Floor Areas:

The following minimum gross floor areas shall be required for apartments:
• Bachelor apartment or studio – 480 square feet
• One bedroom apartment – 650 square feet
• Two bedroom apartment – 800 square feet
• 100 additional square feet for every additional bedroom greater than two Chapter 7. Governmental Constraints
141 City of King 2023-2031 Housing Element
Second Units and Accessory Dwelling Units (ADU’s)
Second units can be an important source of affordable housing since they are smaller than primary units and they do not have direct land costs. Second units can also provide supplemental income to the homeowner, thus allowing the elderly to remain in their homes or moderateincome families to afford houses.

In 2020 the state of California enacted legislation to encourage the construction of Accessory Dwelling Units (ADU’s). The purposes for the ADU include the benefits of second units while introducing reduced development standards such as requirements for parking and setbacks. In August of 2020, the City of King adopted an ADU ordinance, replacing “Second Units”. The City also included Junior ADU’s, the difference being that an ADU would be a separate structure on the residential lot and the Junior ADU would be part of the existing structure. In King City, an ADU cannot be larger than 1,000 square feet and a Junior ADU cannot be larger than 500 square feet.

The City’s Ordinance allows for ministerial approval of an ADU application and prohibits Impact Fees for units under 750 square feet and on all lots zoned with a residential designation.

These measures are another method of providing smaller, newer units in a relatively short period of time. Use / construction of ADU’s has been growing in the City since 2020.

Table 7.3.5 sets out the primary standards for ADU’s in the City of King. These standards comply with State law governing second units. However, the City will submit the ADU Ordinance to HCD for review per Program 8.

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City of King 2023-2031 Housing Element 142
TABLE 7.3.5 ADU UNIT STANDARDS
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143 City of King 2023-2031 Housing Element
Residential Care Facilities
It is required in California Health and Safety Code §1566.3 that certain types of residential care facilities (6 persons or fewer) be permitted by right in residential zoning districts.

The fees, development standards, etc. must be no stricter than those for a single-family home in the same districts. Program 8, Chapter 9 is proposed to comply with State law.

Manufactured Housing and Mobile Homes
State law requires that manufactured homes be allowed on parcels zoned for conventional single-family units. These units cannot be regulated by any planning fees or review processes not applicable to conventional single-family dwellings. However, limited architectural design of manufactured or mobile homes can be regulated by the City consistent with Government Code Section §65852.3. See Program 6, Chapter 9.

Mobile Home Parks
The State Law governing mobile home parks is entitled the mobile home Parks Act ("MPA") and found in Division 13, Part 2.1 of the California Health and Safety Code, commencing with §18200.

The Department of Housing and Community Development ("HCD")retains jurisdictions regarding mobile homes and manufactured homes within a mobile home park. HCD is the primary enforcement body for the MPA which is a preemptive body of laws and regulations regulating the construction, maintenance, occupancy, use, and design of mobile home parks and which includes the issuance of permits and performance of inspections to ensure compliance with the MPA of homes installed inside of a mobile home park.3
Emergency Shelter/Transitional Housing/Supportive Housing and Low Barrier Navigation Centers
An emergency shelter is a facility that houses homeless persons on a limited short-term basis.

Transitional housing is temporary (six months to two years) housing for an individual or family transitioning to permanent housing. State housing law (SB 2) Government Code §65583 requires that jurisdictions designate at least one zoning district that allows emergency shelters, transitional housing, and single-room occupancy (“SRO”) units as permitted uses by right. These uses may only be subject to fees and review processes applied to residential or commercial development in the zones where they are allowed. Under California Statutory law, the City may apply written objective standards to these types of uses (e.g. maximum number of beds, length of stay, and proximity to other emergency shelters). On June 9, 2015 the City Council approved amendments to the Zoning Ordinance to allow Emergency Shelters in the C-2 Zoning District. 3 Health and Safety Code §18250 and California Code of Regs., title 25, §1020.1 Chapter 7. Governmental Constraints
City of King 2023-2031 Housing Element 144
Permitted uses in the City, including emergency shelters in the C-2 Zoning District, are approved by the Community Development Director and do not involve any discretionary action or decisionmaking for permit issuance. Development standards in the C-2 zone are more permissive than those in the R-3 Zone (Medium High Density Residential District). The parking standards for emergency shelters in the C-2 zone “shall be the same as for other uses within that zone district”, meeting the requirement to not require more parking for emergency shelters than other residential or commercial uses within the same zone. However, there are a multitude of uses in the C-2 zone, each with a unique parking standard tied to the use. Therefore, the City added an action to Program 8 to amend the parking regulations to have parking standards consistent with State Law. In addition, Program 8 includes an action to amend the definition of emergency shelters for consistency with statutory requirements. Lastly, the City has identified 1.43 acres of vacant land in the C-2 zone, which is sufficient and suitable to meet the shelter need of the City’s homeless population. For example, one parcel (APN:262-242-002) is a 1.08-acre vacant lot located within a 1/2 mile from parks, San Lorenzo Middle School, City Hall, and the Multi-Modal Transit Center. Moreover, it is located within a ½ to the Amtrak stop as well as being minutes away from several bus stops. Additionally, there is a .35-acre site that is vacant to accommodate emergency shelters.

The City does not currently identify Low Barrier Navigation Centers (LBNC) in the Zoning Code.

Program 8 has been added to allow LBNC as a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.

In addition, Program 8 will revise the City’s Zoning Code to allow transitional and supportive housing in all other zones that allow for residential uses, subject only to the restrictions that apply to other residential dwellings of the same type in the same zone. Moreover, Program 8 will also be amended to allow for by-right permanent supportive housing in zones where multifamily and mixed-uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651.

Agricultural Employee Housing
The City is experiencing a serious shortage of housing of all types. This can be seen in extremely low vacancy rates and in the difficulties of finding housing for those that are displaced. Lowincome individuals are the most seriously impacted. The City is pursuing a comprehensive effort to address this problem at all levels. Agricultural Employee Housing was identified as part of the City’s special needs in the Cycle 5 adopted Housing Element. The City continues and will continue to meet with local farmers and the agricultural community regarding the need for agricultural employee housing. Many farmers are now using the Federal H-2A Guestworker Program. The Federal H-2A Guestworker Program allows agricultural employers to hire workers from other countries on a temporary or seasonal nature. To do this, employers must demonstrate that the Chapter 7. Governmental Constraints
145 City of King 2023-2031 Housing Element
job is of a temporary or seasonal nature; that there are not enough U.S. workers who are “able, willing, qualified and available to perform work at the place and time needed;” and that the wages and working conditions of workers in the United States will not be "adversely affected" by the importation of guest workers. To demonstrate the above factors, employers are required to recruit and hire US workers and to offer certain labor protections required by the program, such as minimum wage requirements, three (3) meals per day at cost or free centralized cooking facilities, free transportation, and free housing, among others. If the employer obtains a labor certification from the Department of Labor ("DOL"), the employer submits the labor certification along with a petition for a nonimmigrant worker to US Citizenship and Immigration services ("USCIS"). H-2A employers must provide housing for their workers at no cost to the worker. The housing must meet federal and state safety standards.

7.5 CITY AND OTHER GOVERNMENT REGULATIONS
The City's Zoning Ordinance has specific zones that allows farmworker housing. Following is a summary of some City and other government regulations.

The City included Program 10 in the 2015-2023 Housing Element and includes it as Program 8 in this 2023-2031 Element:

California health and Safety Code §17021.5 states that agricultural working housing for six (6) or fewer employees should be deemed a single-family structure with a residential use designation.
• Therefore, no conditional use permit, zoning variance, or other zoning clearance shall be required of agricultural working housing that is not required for single family housing. • California Health and Safety Code §17021.6 states that any agricultural working housing for no more than thirty six (36) beds in a group quarter or twelve (12) units or spaces designed for single family houses shall not require conditional use permit, zoning variance, or other zoning clearance that is not required of other agricultural activity in the same zone. be deemed a use that differs in any other way from another agricultural use.

7.6 ON AND OFFSITE IMPROVEMENT STANDARDS
On and Off Site Improvement Requirements
The City of King requires the installation of certain on-site and off-site improvements to ensure the safety and livability of its residential neighborhoods. On site improvements are regulated by the Subdivision Ordinance and through conditions and standards established during the site plan review process. On site improvements typically include required off-street parking, curbs, and utilities, as well as amenities such as landscaping, fencing, streetlights, and park facilities. Off-site improvements typically include the following (some are regulated by other agencies):

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City of King 2023-2031 Housing Element 146
a) Road improvements, including construction of sections of roadways, medians, bridges, sidewalks, bicycle lanes, and lighting.
b) Drainage improvements, including improvement to sections of channel, culverts, swales, and pond areas.
c) Wastewater collection and treatment.
d) Water systems improvements, including lines, storage tanks, and treatment plants. e) Public facilities for fire (the City of King Fire Department), schools (the City of King Union School District), and recreation.

At the subdivision level, street width for local residential areas has a 54-foot right-of-way with a 36-foot pavement area and a five-foot sidewalk and a 4 foot utility corridor on each side. In major residential areas, this is expanded to 84 feet of right-of-way with 64 feet of pavement area.

Generally, the developer passes on site and off site improvement costs to the homebuyer as part of the final cost of the home. To reduce housing costs, the City attempts to require only those improvements that are deemed necessary to maintain public health, safety, and welfare. As with neighboring communities near King City, the costs for on-/off-street improvements may ultimately be passed on to buyers in the form of higher home prices, however, the on- and offstreet improvements are standard and do not pose a constraint to residential development.

Furthermore, the City attempted to reach out to developers to solicit input on the cost impacts of on-/off-street improvements, however, was unsuccessful in gathering this information.

Program 5 commits the City to annual discussions with developers on zoning constraints, including the cost impacts of on-/off-street improvements, and addressing any identified constraints within six months.

Parking
TABLE 7.4.1 PARKING REQUIREMENT BY LAND USE
Land Use Type: Residential Uses Vehicle Spaces Required Single Family 2 spaces for each unit (Covered)
1 Bedroom Second Unit 1 space per unit
2 Bedroom Second Unit 2 spaces per unit
Senior Second Units 1 space per unit
0 Bedroom and Bachelor Apartments 1.5 spaces per unit
Off-street, disabled/handicapped parking is required in compliance with Title 24 of the California Administrative Code for all uses listed above.

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147 City of King 2023-2031 Housing Element
As new housing development occurs, the City will consider the potential impacts of AB 2097 (Friedman) which has taken effect in 2023 and speaks to a City’s latitude regarding minimum parking requirements. This will be an item of consideration particularly in the areas of the Opportunity Zones.

7.7 BUILDING AND HOUSING CODES
While local regulations and fees may increase housing costs, some building and housing regulations and fees are mandated by State law to protect the health, safety, and welfare of the community or to protect existing residents from financial or environmental impacts. In January 2023, the City adopted the 2022 International Building Code that was adopted as the California Building Code. These include the Building, Plumbing, Electrical, Fire, Energy and Cal Green Codes.

The California Building Code sets standards for residential and other structures. No local amendments have been made to the codes that would significantly increase housing costs. The City proactively enforces the building requirements.

7.8 HOUSING DESIGN FOR PERSONS WITH DISABILITIES
The U.S. Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business.

Reasonable Accommodation Procedures
Government Code §65583(a)(4) requires municipalities to analyze potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities, and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with disabilities. Cities are required to include programs that remove constraints and provide reasonable accommodations for housing designed for persons with disabilities. The Lanterman Developmental Disabilities Services Act (“Lanterman Act”) is an important piece of legislation that was passed in 1969.

This is the California law that provides people with developmental disabilities and their families the right to get the services and supports they need to live like people without disabilities.

To comply with the Lanterman Act, the City permits group care facilities, including foster care homes, serving six (6) or fewer persons in all residential zones.

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City of King 2023-2031 Housing Element 148
Governmental Constraints On Housing Production For Persons With Disabilities
As part of the governmental constraints analysis, State law calls for the analysis of potential and actual constraints upon the development, maintenance and improvement of housing for persons with disabilities. In addition, State law requires the establishment of reasonable accommodation procedures by the City.

Table 7.6.1 reviews constraints on housing for persons with disabilities. Where necessary, the City proposes new policies or programs to remove constraints.

TABLE 7.6.1 CONSTRAINTS ON HOUSING FOR PERSONS WITH DISABILITIES Note: Please See Chapter 8 to review “Programs” referenced herein Issue Response
Does the City have a process
for persons with disabilities to
make requests for reasonable
accommodation?
The City of King has not adopted a reasonable
accommodation ordinance for persons with disabilities in the enforcement of building codes and issuance of building permits. However, no requests for reasonable
accommodation have been received by the City. The City’s Community Development Department is very small and
responsive to applications. The City adopted Program 22 as part of the 2007-2014 Housing Element and will include
Program 10 as part of the 2023-2031 Housing Element.

Has the City made efforts to
remove constraints on housing
for persons with disabilities?
There are no special permits or requirements for homes or development for disabled persons. The City strictly
enforces all ADA requirements. As mentioned above, the
City adopted Program 13 (See Chapter 9) as part of the
2015-2023 Housing Element and will include Program 10 as part of the 2023-2031 Housing Element.

Does the City assist in meeting
identified needs? See comments above.

Zoning and Land Use
Has the City reviewed all its
zoning laws, policies and
practices for compliance with
fair housing law?
As part of the Housing Element Update the City has
reviewed the land use regulations and practices to ensure compliance with fair housing laws. Additionally, the City will readopt a Fair Housing Program (previously Program 21 and now Program 9) to ensure ongoing compliance with fair housing laws on an ongoing basis.

Chapter 7. Governmental Constraints
149 City of King 2023-2031 Housing Element
Issue Response
Are residential parking
standards for persons with
disabilities different from other
parking standards? Does the
City have a policy or program
for the reduction of parking
requirements for special needs
housing if a proponent can
demonstrate a reduced parking
need?
The City follows all ADA requirements. §17.52.060(c) of the City Zoning Ordinance (Handicapped spaces) mandates
that handicapped parking spaces shall be a minimum of
twelve feet in width and nineteen feet in length. However, parking requirements can be reduced at the discretion of the Planning Commission.

Does the locality restrict the
siting of group homes?
Group homes are most addressed in the City’s Zoning
Ordinance. Program 8 will be readopted to comply with
Health and Safety Code §1566.3.

What zones allow group homes
other than those allowed by
State law? Are group home
over six persons allowed?
Program 8 will be readopted to comply with Health and
Safety Code §1566.3. The City also proposes to allow group homes over six persons in some zoning districts with a
conditional use permit.

Does the City have occupancy
standards in the zoning code
that apply specifically to
unrelated adults and not to
families?
No
Does the land use element
regulate the siting of special
needs housing in relationship
to one another?
No. There is no minimum distance required between two
(2) or more special needs housing.

How does the City define a
“family”?
“Family” means one or more persons occupying a premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house.

Permits and Processing
How does the City process a
request to retrofit homes for
accessibility?
The City has not had such a request. However, the
Community Development Department and Building and
Safety Department are small and very responsive to
applicants.

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City of King 2023-2031 Housing Element 150
Issue Response
Does the City allow groups
homes with six or fewer
persons by right in single-family
zones?
Program 8 complies with Health and Safety Code §1566.3.

Does the City have a set of
particular conditions or use
restrictions for group homes
with greater than six persons?
Currently, the Zoning Ordinance does not address group
homes with greater than six persons. Program 8 (See
Chapter 9) proposes to allow these homes with a
Conditional Use Permit. The Conditional Use Permit
provides the public with an opportunity to review the
project and express their concerns in a public hearing.

What kind of community input
does the City allow for the
approval of group homes?
See comments above.

Does the City have particular
conditions for group homes
that will be providing services
on site?
No, the City does not currently have special standards for group homes regarding location, design or operation.

Program 8 will be readopted as part of the updated
Housing Element
Building Codes
Has the locality adopted the
California Building Code?
Yes – In January 2013, the City adopted the 2012
International Building Code that was adopted as the
California Building Code. The City also adopted the 2011 Electrical Code, Mechanical Code and Plumbing Code. The City also enforces the 2013 Green Building Standards.

No amendments have been made that affect the ability to accommodate persons with disabilities.

7.9 PERMIT FEES AND DEVELOPMENT PROCESSING
Permit fees and various development are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services.

Fees and Other Exactions
The City of King imposes various permitting fees for housing development, as indicated in Table

7.7.1. These fees are designed to cover the costs associated with processing, evaluating, and Chapter 7. Governmental Constraints
151 City of King 2023-2031 Housing Element
ensuring compliance with the relevant regulations. In accordance with Government Code Section 66020, the City is legally obligated to set permit and development fees at amounts that do not exceed the actual cost of providing the associated services. These fees are established at the time of imposition or project approval. It is important to note that some permit application fees are fixed, while others are initially charged as a deposit, subject to potential adjustments during the permit process.

TABLE 7.7.1 PERMITTING AND PROCESSING FEES, FY 2024
Fee Category Fee
Community Development Department Fees
Staff time Actual Cost Plus 5% Administrative Fee
Minimum Permit fee $105
Variance $750
Certificate of Occupancy $189
Conditional Use Permit- Minor $1,050
Conditional Use Permit- New
Construction Actual Cost with $3,000 Deposit
Conditional Use Permit- Temporary Use
Permit $330
General Plan Amendment Actual Cost with $2,000 Deposit
General Plan Consistency Review $4,725.00
Zoning Change Text & Map
New Actual Cost with $2,000 Deposit
Pre-Zoning Request Actual Cost with $600
Environmental Review
Categorical Exemption $158
Administrative Filing Fee $158
Environmental Impact Report Review Actual Cost with $3,000 Deposit.

Plus $250 per lot
Negative Declaration Actual Cost with $1,000 deposit
Mitigated Negative Declaration Actual $1,200 deposit
Subdivision
Lot Line Adjustment $3,465
Tentative Parcel Map Review Actual Cost with $2,000 deposit.

Plus $50.00 Per Lot
Final Parcel Map Actual Cost with $2,000 deposit.

Source: City of King, 2024
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Development Impact Fees
Development impact fees add to the cost of residential development. However, they are seen as a more cost effective mechanism for financing the new infrastructure required to support new development. The fees allow for the consolidation of infrastructure projects when it is more costeffective to do so and, by law, must be linked to the actual impact of the specific project. The City believes that the system of planning infrastructure and financing it with development fees serves both the developer and the community by promoting orderly development and by fairly distributing the cost to all new development.

The City collects fees to help cover the costs of permit processing, inspections, and environmental review. Fees charged for building permits are based on the construction values prescribed by the California Building Code. The City also collects development impact fees in accordance with California Government Code §66000-66025 for the provision of services such as roads, signals, and storm drains. These fees are generally assessed on the number of units in a residential development and collected at the beginning of the approval process. Fees collected by the City do not exceed the City’s costs for providing these services.

Table 7.7.1 shows the estimated proportion of total fees to the development cost per unit.

TABLE 7.7.2 PROPORTION OF CITY FEE IN OVERALL CONSTRUCTION COST RESIDENTIAL

DEVELOPMENT
Type Cost
Construction Cost for a Typical Unit Single-Family* Multi-Family** Total estimated fees per unit $12,750 $12,875
TAMC Impact Fees $5,065 $3,557
Total estimated cost of construction $108,000 $90,000
Estimated percentage of fees (City and TAMC) as a
portion of total cost of construction 14.1% 15.4%
Source: City of King, * 1,200 sf Single Family home on in-town parcel, utilities adjacent ** 1,200 sf home in 4–9 unit multi-family structure on in-town parcel, utilities adjacent Regional Development Impact Fees
As of 2006, the Transportation Agency for Monterey County ("TAMC"), implemented Regional Development Impact Fees. The program is designed to collect impact fees based on the number of vehicle trips generated by new residential developments. The fees will be used for transportation improvements. Fee distribution is separated according to districts within the County: North County, Greater Salinas, Peninsula/S. Coast, and South County.

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Guidelines are provided by TAMC and include instructions for calculating reduced impact fees for affordable housing. In order to qualify for the affordable housing impact fee designation, the development must meet the definition of affordable housing set by the State Department of Housing and Community Development on housing affordability for Monterey County - in addition to requiring the project to be located within a half-mile radius of transportation services.

The Transportation Agency for Monterey County ("TAMC") has established a Regional Development Impact Fee program, which applies to any new development project within the County of Monterey. At time of Plan Check, each applicant prepares a check payable to TAMC and submits the check with the package to the City of King. The City then transmits the check to the Agency.

TAMC Fees are approximately $2,195 Per Single Family Unit and $850 per Multi-Family Unit. Fees have recently been significantly reduced. Previously they were $5,195 and $3,550, respectively.

7.10 LOCAL PROCESSING AND PERMIT PROCEDURES
The City has a Project Review Committee ("PRC") that meets every week, or whenever needed, to review preliminary plans for compliance with City ordinances and standards, identify on-site or off-site improvements, and determine the adequacy of the application. This provides the applicant an opportunity to evaluate his compliance with the development process early in the process, in order to minimize the need for later revisions to the application.

Table 7.8.1 illustrates the typical development timelines for various applications and permits.

TABLE 7.8.1 TYPICAL DEVELOPMENT TIMELINE CITY OF KING
Type of Approval or Permit Typical Processing Time Approval Body Conditional Use Permit 2-3 months Planning Commission
Variance 2-3 months Planning Commission
Zone Change/Zoning Amendment 6-12 months City Council
General Plan Amendment 6-12 months City Council
Architecture and Site Review 3-6 months Planning Manager Planned Unit Development 6-9 months City Council
Tentative Tract Map 6-9 months City Council
Negative Declaration1 6-9 months Same as project approval body Environmental Impact Report1 9-12 months Same as project approval body Final Subdivision Map 2-4 months Engineering
Parcel Map 1-2 months Engineering
Note: The Negative Declaration and Environmental Impact Report, if required by the California Environmental Quality Act (CEQA) comes out of an Initial Study and is processed with the application that is being submitted at that time.

Source: City of King.

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Planning Permit Procedures
Procedures for processing permits vary based on the permits involved. The following procedures are common to the City of King permitting process. Multifamily projects of more than one structure within the R-3 zone require a Conditional Use Permit and may take from two (2) to three (3) months to complete from submittal to Planning Commission approval (without environmental review). For single structure multifamily projects, they are permitted by right in the zoning code and just require Architectural Review approval prior to building permits.

Architectural review is comprised of architectural drawing and plot plans, location and type of landscaping, use and treatment of grounds around buildings or structures, off-street parking, and other physical features. This review is straightforward and approved if all provisions are complied with, such as color, drawings, sketches and site plans. Architectural review for multifamily residential projects follows these general parameters:
• Submittal of architectural drawings.
• Submittal of plot plans.
• Conformance with development standards of the respective district. • In areas historic districts, conformance with specific, objective design standards (such as colors, building materials, etc.)
No additional standards are considered during architectural review.

This process does not add additional constraints to residential development. In addition, the City recently adopted Ordinance 832, which outlines specific building materials, windows, roofing, and other construction-related items to streamline development. Projects that fall outside of these specific standards, such as projects proposing non-standard colors such as pink, orange, purple, or black, are submitted to the Community Development Director for review and approval.

Multifamily projects of more than twenty-two units per acre in the R-4 zone require a Conditional Use Permit and may take from two (2) to three (3) months to complete from submittal to Planning Commission approval (without environmental review). Multifamily projects of less than twenty-two units per acre are permitted by-right and only require Architectural Review prior to building permits, no public hearings are required. The City assumes in the sites inventory that projects will develop at, or just under, the 22 dwelling unit per acre mark, therefore the CUP is not required for most multifamily projects. Assuming a complete application, the time between project approval and building permit issuance can be as little as two weeks, however, this timeframe is determined by the applicant. The City, however, finds the median range for this to occur is between six months to a year. This information can be found in Table 7.8.2 below.

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155 City of King 2023-2031 Housing Element
The following is a brief outline of the typical permit process for multifamily projects that would be subject to a Conditional Use Permit:
a) Pre-application review recommended
b) Submit CUP and AR application materials (CUP and AR reviewed by Project Review Committee (PRC) which includes Planning, Building, Public Works, Fire, Police and City Manager review.) If only AR is required, then Planning and Building make recommendation to the Planning Commission.
c) Application deemed complete
d) Project Review Committee meeting (see below for a listing of PRC Committee Members)
e) Staff input/review/drafting of conditions of approval • Environmental review if applicable (may be categorical exemption for infill) Chapter 7. Governmental Constraints
City of King 2023-2031 Housing Element 156
f) Schedule Planning Commission hearing
Project Review Committee (PRC)
City Departments Public Agencies
Police Cal Water
Fire MBUAPCD
Recreation AMBAG
City Engineer Monterey Co. Planning Department
Building PG &E
Planning TAMC
City Manager Caltrans
Public Works CA Dept Fish and Game
Army Corps of Engineers
RWQCB
Salinas Heritage Consultants
TABLE 7.8.2 TIMELINES FOR PERMIT PROCEDURES
Type of Approval or Permit
Typical Processing Time
Single-Family
Residential
Multi-Family
Residential
Planned Unit
Development
Initial Site Plan Review 2 Weeks 4 Weeks 8-12 Weeks
Architectural Design and Final Site Plan NA 8-10 Weeks 8-10 Weeks Conditional Use Permit * NA 3-5 Months 3-5 Months
Building Permit-Simple 2 Week 1 Week 1 Week
Approval Final Grading Plan 3-4 Days 3-4 Days 1 Week
Building Permit – Complex 2 Weeks 2 Weeks 2 Weeks
Total (Approximate) 5 Weeks 16 Weeks 20-26 Weeks
Source: City of King
*If required

PERMIT STREAMLINING ACT COMPLIANCE AND CEQA REVIEW
In accordance with Government Code section 65943, the City provides a determination in writing of application completeness within 30 days of submission. This may be extended once for up to 90 days with the mutual consent of the City and applicant.

In accordance with PRC 21080.1 & 21080.2, the City determines if a housing project is exempt from CEQA within 30 days of receiving a complete application.

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157 City of King 2023-2031 Housing Element
In compliance with Government Code section 65950, the City approves or disapproves projects within the timeline specified by statute. Projects are approved or denied within whichever time frame is applicable to the project:
1) Where an environmental impact report (EIR) is prepared, within 180 days from the date of the certification of the EIR by the lead agency, or within 120 days for a “development project”. A “development project” refers to a project that is either entirely residential or is a mixed-use project where non-residential uses are less than 50% of the total square footage of the development and non-residential uses are limited to first floor neighborhood commercial uses in a building of two or more stories. 2) Where an EIR is prepared for a “development project”, projects will either be approved or disapproved within 90 days from the date of certification by the lead agency where at least 49% of units are affordable to very low- or low- income households and these units are deed restricted affordable units for at least 30 years in the case of rental housing. The lead agency must also have received a written notice from the project applicant that an application has been made or will be made for an allocation or commitment of funding, such as tax credits, bond authority, or other financial assistance from a public agency or federal agency, where this notice specifies the financial assistance that has been applied for, or will be applied for and the deadline for application for that assistance, that a prerequisite for funding includes approval of the development by the lead agency, and that the financial assistance it's necessary for the project to be affordable. 3) Where a negative declaration is completed and adopted for the development project, within 60 days from the date of adoption by the lead agency. 4) Where a project is determined to be exempt from CEQA, within 60 days of determination of exemption by the lead agency.

The City has included an action in Program 2 to track project approval and CEQA determination timelines to ensure ongoing compliance.

7.11 INFRASTRUCTURE CONSTRAINTS
Water
City of King water supply system is owned and operated by California Water Services Company (“Cal Water”), a public utility regulated by the State Public Utilities Commission. This system relies upon six (6) wells that draw from the groundwater basin, which is recharged by the Salinas River. The Cal Water system has a maximum production capacity of three million (3,000,000) gallons per day. Current daily usage is about 1.4 million gallons. A two-hundred and fifty thousand (250,000) gallon storage tank with a two-thousand (2,000) gallon/minute pump Chapter 7. Governmental Constraints
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provides ample water pressure for fire suppression throughout the city. The City owns a well that irrigates the Municipal Golf Course and is not connected to the Cal Water System.

The water system appears to be generally adequate for existing development. No significant deficiencies are known to exist with respect to water pressure, volume, or quality. Cal Water will make improvements to the system will be on an incremental basis as needed.

Wastewater Services
The City of King is served by a system of sewer lines throughout the community that provides collection, treatment and disposal of both domestic and industrial wastes. Separate systems are provided for domestic and some industrial uses. The City of King Wastewater Treatment Facility is situated northwest of the city, downstream along the Salinas River.

The domestic wastewater treatment and disposal facility has a capacity of approximately one million-two hundred thousand (1.2) million gallons / day (mgd) domestic flow. Current average flow is approximately .85 mgd.

Storm Drainage
Storm drainage facilities have been developed within the City in order to minimize flooding. The City’s Master Drainage Plan provides a framework for both existing development and future growth areas.

Flooding problems that previously existed in the northeast along Metz Road and First street have been alleviated in recent years with development of street and drainage improvements.

During the floods of 1995 and 2023, severe flood damage was inflicted upon the City’s Municipal Golf Course by storm waters that exceeded the Lorenzo Creek floodway. Flooding in the area of the San Lorenzo Regional Park near the newly developed Royal Coach Park community was held in check by emergency crews. For the most part, structural flood damages from this severe onehundred (100) year storm were minimal.

The City’s impact mitigation ordinance No. 490 collects funding from all development for purposes of infrastructure improvements. The issue of storm drainage impacts and mitigation is addressed in more detail in the Environmental Impact Report for the City’s General Plan.

SUMMARY
In sum, there is sufficient infrastructure capacity (water, wastewater, and dry utilities) to accommodate the RHNA.

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7.12 NON-GOVERNMENTAL CONSTRAINTS
The availability and cost of housing is strongly influenced by market factors over which local governments have little or no control. Nonetheless, State law requires that the Housing Element contain a general assessment of these constraints. This assessment can serve as the basis for actions to offset the effects of such constraints. The primary non-governmental constraints to the development of new housing in the City of King are land costs, construction costs, and environmental constraints.

Costs of Land Development
Typically, costs associated with the acquisition of land include both the market price of raw land and the cost of holding the property throughout the development process. These costs can account for over half of the final sales prices of new homes in very small developments and in areas where land is scarce. Among the variables affecting the cost of land are its location, amenities, the availability and proximity of public services, and financing arrangements.

As noted previously, there are no large parcels currently for sale that are zoned for residential use. The vacant land available for residential use is currently owned by persons with development interests. Each of these parcels is served by infrastructure in adjacent improved streets. A number of lots available for residential development are located outside the City limits and are constrained by inadequate infrastructure and agricultural activities. Annexation of these lots continues to be a topic of discussion.
2023 Price Examples
Land costs have a demonstrable influence on the cost and availability of affordable housing. Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases.

The City of King is surrounded on three (3) sides by Agricultural Conservation Easements which constrains its ability to annex additional land. There are few vacant residential parcels listed for sale in the city. For land outside of King City, larger scale residential parcels (1 acre and up) are being sold for between $50,000 and $250,000 per acre. Large scale agricultural properties (150 acres and up) are being sold for between $5,000 and $10,000 per acre Existing homes and new construction of 1,200 to 1,500 square feet are primarily located on lots of 4,000 to 7,000 square feet with most being offered for $500,000 or more. Homes of approximately 2,000 square feet are being offered for $600,000 to $650,000 or approximately $300 per square foot. Townhomes of approximately 1,000 sf are being offered for approximately $300,000.

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Opportunity Zones
Given this level of housing cost and availability, in Cycle 6 the City will be pursuing other opportunities, three Opportunity Zones. Two of these are located in previously developed areas of the City along the Downtown Core and one is at the intersection of First Street and US 101.

Each of these include elements that can potentially increase cost. For previously developed sites this can include demolition and reconstruction including on-site drainage cisterns. For the site at the freeway interchange it can include increased value due to visibility from the highway. In 2023 there is expressed interest in the re-use of underutilized Downtown parcels by development groups who specialize in transitional housing and / or subsidized and market rate housing for persons of moderate income and below.

To encourage residential development in these areas of the City, the Land Use Element and Zoning Code (Development Regulations) will be amended. The amendments are anticipated to include the potential for use of Floor Area Ratio (FAR) in lieu of density determination, increased height and coverage and, decreased parking requirements, in part based on a percentage of affordable units and numbers of units dedicated to seniors.

Examples of potential changes to the City’s Zoning Code (Development Regulations), anticipated in Cycle 6.

Currently there are few if any vacant R-4, C-2 and C-N parcels for sale. Commercial and multifamily parcels are advertised at between $3.75 and $4.50 per square foot with commercial / mixed use parcels near Hwy 101 ranging in price from $8.00 to $ 11.50 per square foot. The prices of land vary depending on a number of factors, including size, location, the number of units and / or commercial floor area allowed on the property, and access to utilities.

Construction Costs
Construction costs vary widely depending on the type, size, and amenities of the development.

Construction costs for typical single-family residential buildings have ranged from approximately $131 to $ 160 per square foot; however, construction costs can run more than $200 per square foot depending on the quality of Construction and on-site environmental constraints. It is of note that construction costs have increased significantly since 2020, potentially stabilizing after the early rapid increase.

As noted in Section 7.9, additional Costs include Impact Fees for the Transportation Agency of Monterey County (TAMC) and City of King Impact Fees. Refer to Section 7.9.

Construction costs vary widely according to the type of development, with multi-family housing being somewhat less expensive to construct than single-family homes, on a per square foot basis.

They are also influenced by market demands and market-based changes in the cost of materials.

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A reduction in amenities and the quality of building materials can result in lower construction costs and lower purchase prices. Per-unit costs also decline with increased size of the project, as developers benefit from economies of scale and are able to produce housing at a lower per-unit cost. However, high quality design and sufficient tenant amenities are generally required by City policies and standards to maintain minimum health and safety standards, and to achieve a minimum standard of design quality.

Total Development Costs
Table 7.11.1 shows a rough estimate of the per unit development cost for an “in town” 6,000 square foot lot with a two thousand (2,000') square foot single-family home in the City of King.

Based on that assumptions, a unit would cost approximately $375,000 to develop.

TABLE 7.11.1 DEVELOPMENT COST FOR SINGLE FAMILY HOMES
Type of Cost Estimated Cost per Unit
Cycle 5
Estimated Cost per Unit
Cycle 6
Land Costs $39,000 $50,000
Site Improvement Costs $20,000 $35,000
Engineering and Architecture $10,000 $20,000
Legal and Admin $2,000 $3,000
Construction Costs $180,000 $250,000
Permits / Fees / TAMC $17,000 $17,000
Total Development Costs $268,000 $375,000
Source: Local Contractors, City of King
Table 7.11.2 shows a rough estimate of the total development cost for a 4-6 unit apartment building with 1,000 square foot units in the City of King. Based on these assumptions, each multifamily unit would cost an estimated $283,000 to develop.

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TABLE 7.11.2 DEVELOPMENT COST FOR 4-6 UNIT APARTMENT COMPLEX Type of Cost Estimated Cost per Unit
2015
Estimated Cost per Unit
2023
Land Costs $17,700 $40,000
Site Improvement Costs $10,000 $20,000
Engineering / Architecture $7,500 $15,000
Legal and Admin $1,500 $4,000
Construction Costs $75,000 $185,000
Development Impact Fees $12,500 $19,000
Total Development Costs 124,200 $283,000
Source: Local Contractors, City of King

7.12 ENVIRONMENTAL CONSTRAINTS
Environmental hazards affecting housing units include geologic and seismic conditions, which provide the greatest threat to the built environment. The following hazards may impact future development of residential units in the city.

Seismic Hazards
Monterey County has two (2) coastal ranges, the Santa Lucia and Gabilan Mountain Ranges, and two (2) valleys, the Salinas and Carmel Valleys. There are a series of faults, including the San Andreas, Rinconada, Reliz, Chupines, Tularcitos, Berwick, Navy, Sylvan, Hatton, and Vergeles faults. The area is dominated by a complex system of faults associated with motion between the Pacific and North American plates. The most significant fault is the San Andreas Fault. The faults closes to the City of King are the San Andreas fault, approximately thirteen plus (13.8) miles northeast of the city, and the Rinconada, approximately five plus (5.7) miles southwest of the city.

As required by the State of California, the City of King General Plan contains policies regarding geologic and seismic hazards within the Safety Element. The goal of the City of King General Plan policies is to reduce the risk of damage and injury from natural hazards to an acceptable level and to conserve natural resources, open space, and agricultural land. Specifically, the policies regulate and/or prohibit development in hazardous areas, and attempt to reduce potential seismic, geologic, and flooding hazards to life and property to an acceptable level of risk.

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Soils
The City of King is located in a valley bounded by the Gabilan and Santa Lucia ranges. The Salinas River and San Lorenzo Creek flow through the city. The valley bottom is composed almost entirely of prime agricultural land and is extensively farmed. The alluvial fan surface underlying most of the farmland is covered mostly by Mocho silty clay loam.

The City of King General Plan contains policies regarding erosion, sedimentation, and expansive soils within the Open Space and Conservation Easements to protect the prime agricultural land.

Flooding
The City of King area lies within two (2) major watersheds: the Salinas River watershed and the San Lorenzo Creek watershed. Several flood control projects have been completed that have significantly affected drainage in the City. The City of King Flood Plain Management Ordinance was adopted to promote public health, safety, and general welfare and to minimize public and private losses due to flood conditions in specific areas. It includes provisions designed to:
• Protect human life and health;
• Protect lands adjacent to the flood plain, as well as both upstream and downstream areas, from increases in flooding;
• Reduce costs to the City of King that would result from flooding and development in flood hazard areas;
• Control development that will contribute to a demand for public investment in flood control works,
• Control development that will contribute to flood losses if public streets, sewers, water, and other utilities must be expanded to serve the development; and • Assure that eligibility is maintained for property owners in the community to purchase flood insurance in the Federal Flood Insurance Program.

Toxic and Hazardous Wastes
Hazardous waste management in City of King includes three areas: control of production, control of disposal, and control of transportation of hazardous waste. Programs of regular inspections and monitoring to ensure compliance with local, State, and Federal regulations are implemented in order to reduce the risks associated with the use and handling of hazardous materials and waste.

A very limited number of hazardous materials are produced in the city. Among those produced by point sources are waste oil, antifreeze, solvents, x-ray solutions, and materials associated with graphic design. Hazardous wastes associated with non-point sources include waste oil, Chapter 7. Governmental Constraints
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antifreeze, and other pollutants associated with motorized vehicles. The County Health Department regularly inspect activities that store and/or use hazardous materials.

Fire Hazards
The City of King receives fire protection from the City of King Fire Department. The areas outside the city are under the jurisdiction of the South Monterey County Rural Fire Protection District ("SMCRFPD"). The two jurisdictions have a mutual aid agreement that allows aid to be provided on an as-needed basis between the two during major emergencies.

High Fire Hazard (or “Mutual Threat Zones”) areas are designated by the SMCRFPD. These include much of the hillsides on the western boundary of the city. The City of King Fire Department has in place a hazard (weed) abatement program. The program is an annual inspection and weed removal program that manages high hazard parcels. Engine companies survey all areas of the city once a year and manage undeveloped, unmanaged parcels that have overgrown weeds.

Noise
One of the primary noise sources in the City of King area is traffic on local roadways, primarily the result of tire noise on the road surface and the Union Pacific Railway line. Other noise sources typical in City of King as in all urban areas include construction, barking dogs, children playing, industry, and recreational activities. Overflying aircraft from the Mesa Del Rey Airport are also occasionally audible in the City of King area. These sources are not significant compared to the noise produced by the dominant transportation sources.

The City is responsible for evaluation noise impacts as part of the review process for approval of new project proposals, remodel projects, or request for use permits. Conditions of project approval may include conditions to mitigate noise levels for project occupants and nearby neighbors. There is no noise impact fee. The cost of construction, as well as maintenance of noise mitigation measures, is borne by the developer. The City of King aims to separate residential areas from sources of noise pollution by open land wherever possible.

Vegetation and Wildlife Habitat
Vegetation and wildlife habitat within the City of King area include both developed and natural areas. Developed areas include urban and agricultural land. Habitats associated with developed areas are predominant in the city. Natural communities include annual grassland, coastal oak woodland, and valley foothill riparian habitat.

The General Plan includes policies aimed at protecting creeks and waterways from urban encroachment and degradation. The General Plan also designates natural resource areas for preservation as open space areas and encourages clustering of new housing development in Chapter 7. Governmental Constraints
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open grasslands and on gentler slopes rather than in areas such as wooded canyons, bluff faces, riparian zones, and steep hillsides.

Biological Resources
Natural vegetation in the area is influenced by the region’s climate and topography. Much of City land has been built on. The remaining undisturbed areas wildlife habitat exists in the foothills and mountains to the west and east of the City. This habitat along with the small remaining amounts of riparian habitat in San Lorenzo Creek and the Salinas River represent a shrinking resource for the area.

A variety of urban, commercial and industrial land uses cover much of the city and almost all existing vegetation is introduced or planted. Much of the area supports no vegetation at all. Most roadsides and vacant lots support typical assemblages of ruderal weeds and even on undeveloped land there is significant bare ground.

The species search area for the Project Area and vicinity is located on the Thompson Canyon and San Lucas U.S. topographic quadrangles (7-5-minute series). A search of the California Natural Diversity Database/Rare Find ("CNDDB/Rare Find"), a publicly available biological resource computerized database, was conducted by Foster Wheeler Environmental on March 21, 2001 for the Calpine Co-Generation Plant in the Project Area, and on the adjacent Mills Ranch site by EMC Planning Group Inc. in July 2003. The results of the CNDDB/Rare Find searches revealed that three special status species have a potential distribution within the vicinity, and that one (1) known special status biological resource is within the 1-mile radius from the City center. The CNDDB also includes a January 2002 record of an adult Western Burrowing Owl within the area.

BANK SWALLOWS
The California Natural Diversity Data Base (“CNDDB”) contains an historic record from 1987 of a bank swallow nesting colony on the road cuts above Metz Road (Occurrence #185). The bank swallow is a state-listed Threatened species that forms nesting colonies on vertical banks or bluffs of friable soils, typically at least one (1) meter above the ground. (Reference Bank Swallow Report prepared by Pacific Biology on the Silva Eastern Extension, dated November 28, 2006.) The bank swallow was reported to be nesting along Metz Road, north of the Specific Plan area. (Reference Bank Swallow Report prepared by Pacific Biology on the Silva Eastern Extension, dated November 28, 2006.)
The area has disturbed sites with landscaping and structures. There are no vertical banks or bluffs on the site; therefore, the occurrence of bank swallows appears minimal.

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SAN JOAQUIN KIT FOX
The San Joaquin Kit Fox is listed as a federally Endangered and state Threatened species. It is a subspecies of the Kit Fox which is the smallest member of the dog family in North America. San Joaquin Kit Fox inhabits grasslands and scrub lands many of which have been extensively modified by activities including oil exploration and extraction, agricultural, irrigated pastures, orchards, vineyards, and grazed annual grasslands. They appear to make extensive use of habitat fragments in urbanizing environments. Oak woodland, alkali sink scrubland, and vernal pool and alkali meadow communities also provide habitat for kit foxes.

Kit fox dens are scarce in areas with shallow soils due to the proximity to bedrock, high water tables, or impenetrable hardpan layers. Kit foxes construct their own dens, but they can also enlarge or modify burrows constructed by other animals, such as ground squirrels, badgers, and coyotes. They have been known to den in human-made structures, such as culverts, abandoned pipes, and banks in roadbeds. Most kit fox dens, especially natal and pupping dens, have at least two entrances. San Joaquin Kit Foxes primarily feed on nocturnal rodents, ground squirrels, cottontails, ground-nesting birds, insects, and vegetation, especially grasses.

Although no extensive survey has been conducted of the historical range, kit foxes are thought to inhabit suitable habitat on the San Joaquin Valley floor and in the surrounding foothills of the coastal ranges, Sierra Nevada, and Tehachapi Mountains. They occur in the interior basins and ranges in Monterey County as well as several other nearby counties. The San Joaquin Kit Fox was reported to occur in the Project Area quadrangles.

If San Joaquin Kit Foxes are detected on any project site, the California Department of Fish and Game shall be consulted before initiation of any construction activities. Any impacts to the San Joaquin Kit Fox shall be mitigated according to the guidelines set forth in the California Department of Fish and Game’s most current staff report on San Joaquin Kit Fox mitigation.

WESTERN BURROWING OWL
The CNDDB also includes a January 2002 record of a Western Burrowing Owl (Athena cunicularia hypugaea), observed at a burrow located amongst natural soil mounds (2 meters tall) within a corporation yard used for storage of compost, recycling, etc. just north of the central portion of the Mesa Del Rey Airport landing strip. Burrowing owls are designated as USFWS species of “Special Concern” and are protected by state Fish and Game Code regulations that protect raptors (birds of prey).

Western Burrowing Owls are typically found in open, dry grasslands, agricultural and rangelands, and desert habitats often associated with burrowing animals. They also inhabit grass, forb, and shrub stages of pinyon and ponderosa pine habitats. Burrowing owls commonly perch on fence posts or on top of mounds located outside its burrow.

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7.13 AGRICULTURAL LAND
The City of King is surrounded predominantly by “prime farmland,” broadly defined as land with the best combination of physical and chemical properties able to sustain long-term production of agricultural crops. Recognizing the importance of agricultural resources, the City’s General Plan sets forth “agricultural resources” goals in the Conservation, Open Space, and Safety Element. According to Goal 1.2,
”The City shall conserve agricultural resources for future generations and preserve viable, prime agricultural lands in the Planning Area which are not required for future urban growth.”
In recent years, the Monterey County Agricultural and Historical Land Conservancy, the American Farmland Trust, local landowners, the City, and the County have created farmland security perimeters through agricultural easements. The agricultural easements, which include viable farmlands to the south and north of the City of King, allow farming in perpetuity. In addition, the Williamson Act of 1965 allows farmers to enter into land conservation contracts with the County, typically for twenty (20) years, enabling them to have reduced property taxes in exchange for maintaining their lot in agricultural production. Williamson Act contracts include much of the developable land located north and south of the City of King.

Natural and Manmade Hazards
The San Lorenzo Creek and Salinas River floodplains are the greatest potential hazard, bordering the southwestern portion of the City and traversing the City in a northeasterly direction to intersect the Salinas River. The City and County regulate development within the floodplain. Few buildings or homes are in the floodplain today that would be endangered by a one-hundred (100) year flood. There are no areas known to be subject to seismic hazard or to soils or geologic failure in the City of King. No known faults are situated within the City of King planning area. Moreover, none of the soil types within the City of King are known to be subject to liquefaction, except river soils along the Salinas River and San Lorenzo Creek.

Cultural Impacts
The Salinian Tribe of San Luis Obispo and Monterey Counties and the Xolon Salinian Tribe inhabited the King City Area. The Native American Tribes have expressed concerns about potential impacts to burial sites and artifacts, particularly in areas where ground disturbance / grading is anticipated to be more than 4 feet in depth. This also can be a factor in redeveloping lots in the Opportunity Zones where increased lot coverage may require below-ground storm water drainage cisterns. In consultation with the Native American Tribes, the City is updating the standard Cultural Resources conditions of approval to be applied to development projects.

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Transportation

VEHICLE MILES TRAVELED (VMT) AND ELECTRONIC CHARGING
Two areas of environmental review are emerging. The first is project evaluation based on Vehicles Miles Traveled (VMT) rather than the long-term standard of Level of Service (LOS). SB 743 (2013) required that VMT analysis be performed for development projects beginning July 1, 2020. Under VMT, the length of trips generated to and from a project are quantified as opposed to the number of trips generated. In King City, VMT can be challenging because of the city’s distance from urban / major employment centers. However, previous traffic studies (e.g. Grocery Outlet) have concluded that introducing neighborhood retail uses on an urban infill site would reduce VMT by offering customers more retail choices in closer proximity to trip origins. Another emerging trend is the provision of electric vehicle charging stations. Charging stations have been included in recent commercial and residential project evaluations. The Uniform Building Code UBC) includes mandatory measures for residential projects to install a percentage of EV-ready, EV-capable and EV chargers.

7.14 SUMMARY
In sum, there are no environmental constraints on any of the sites identified to meet the RHNA or sufficient policies and procedures exist to mitigate conditions that could preclude development. Other site conditions, such as shape, access, contamination, relocation, title conditions, historic preservation, easements, conservation easements, agricultural easements, Williamson Act contracts and airport compatibility were address during site selection and are not present on any of the sites identified to meet the RHNA.

7.15 HOME FINANCING
Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.

When interest rates rise, the market typically compensates by decreasing housing prices.

Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower-income households often find it most difficult to purchase a home during this time period.

Interest rates remained at historic lows during the large majority of Cycle 5. During much of the Cycle, rates varied between 3 and 5 percent with much of the period having rates around 4 percent. The low point was in December of 2020 where interest rates hit a low of 2.7%. However, Chapter 7. Governmental Constraints
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in December of 2021, rates began a rapid climb, beginning at 3.1%. By September of 2022 rates exceeded 6 percent for the first time since 2008. Since that time, rates have fluctuated above 6 percent. Ultimately, the rate exceeded 7 percent in August 2023 for the first time since 2002.

Although housing prices have climbed since 2015, the low rates had off-set the impacts to some degree. However, the current increase in rates is impacting the ability of King City residents to purchase housing.

An industry rule of thumb is “10% decline in purchasing power for every 1% increase in interest”.

In other words, a family who was able to purchase the median value King City home (approximately $300, 000) in December 2021 has seen their buying power reduced by as much as 40%. This reduction allows them to purchase a home at a cost between $180,000 and $200,000. As an example of the impact of rise in interest rates, in August 2023, mortgage applications nationwide dropped to a 28 year low.

This decrease in buying power is another reason that the City of King is searching for methods and tools to provide opportunities for smaller, less expensive homes of a variety of types.

Reduction in interest rates appears to be a while in coming as the Fed Reserve will continue to focus on holding the inflation rate to around 2 percent. During Cycle 6 it can be assumed that interest rates may decline to 5 percent but may average at around 6 percent for the Cycle.

Source: Mortgage News Daily, Sept 6, 2023
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CHAPTER 8: CYCLE 5 PROGRAMS – PROGRESS TOWARD

IMPLEMENTATION

8.1 SUMMARY OF PROGRESS
Table 8.1.1 summarizes the City's regional housing needs allocation for the period including January 2015 through December 2023 and the number of housing units built and / or approved during that planning period.

TABLE 8.1.1 MEETING THE 5TH CYCLE RHNA
CYCLE 5
Income Level Allocation Units Built Remaining
Very Low 43 0 43
Low 28 14 14
Moderate 33 6 27
Above Moderate 76 246 0
Total 180 266 84
The following provides additional information and background regarding progress in Cycle 5.

Construction
MUSTANG COURT: PEOPLES SELF HELP:

In July 2019 the City approved a request by Peoples Self Help Housing. PSSH specializes in affordable housing with site on-site services. A 7 lot subdivision was approved and the 7 homes were sold to low income owners who qualified for USDA 502 mortgages. Occupancy began in October 2021.

MEYER EMPLOYEE HOUSING: FRESH HARVEST
In July 2015, a potential project proponent approached the City to discuss an Agricultural Workers’ Housing (H2A) concept in the C-2 District along First Street. One project alternative was to construct approximately 75 units of very-low income (Agricultural Worker) housing.

The City has included Agricultural Worker Housing as an allowed housing type in the C-2 and FSC Zoning districts, allowing a joint use designation.

In 2016, the City worked with the owner of the First Street site to temporarily allow (10 year maximum) Seasonal Farmworker Housing in a barracks style atmosphere. As a result, 364 beds with eating and showering facilities have been made available.

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Specific Plans and Zoning:

MILLS RANCH AND CREEKBRIDGE:

As noted below, 800 units were approved in these two Specific Plans in 2004 and 2005. 517 Units were built prior to Cycle 6 RHNA determination 283 are approved but unbuilt going into Cycle 6.

AVAILABLE ZONED LANDS:

During Cycle 5, the large majority of previously zoned parcels suitable for residential development has remained. The combination of C-2, C-N, R-2, R-3 and R-4 parcels yields approximately 29.5 acres. The realistic unit capacity (80% of allowed density) yields 516 units.

Please refer to Section 6 for a list of selected parcels with realistic development potential.

General Plan Amendment:

COMMUNITY SURVEY:

In 2019, the City received an SB2 Grant to amend the Land Use Element of the General Plan.

Beginning in 2020, the City began pubic discussion and updates to discuss potential changes to the Land Use Element. These discussions were focused primarily around the concept of “Opportunity Zones” on the west and east ends of the Broadway Corridor as well as at the intersection of First Street with US 101. The purposes of these Opportunity Zones were to provide opportunity for more dense housing, mixed use, pedestrian orientation, to vitalize the Downtown Core and provide retail opportunity. Updates were held in 2020, 2021, 2022 and 2023. The Land Use Element (with Development Regulations) is being prepared and is anticipated to be available for Public Hearing in early 2024.

Zone Change:

COMMUNITY SURVEY:

As part of the Land Use Element Updates, Development Regulations were discussed. Items of discussion included height, density and coverage increase, setback and parking reduction and the relationship of these items to increasing levels of seniors and lower income housing.

DUAL USE DISTRICT:

In 2016 the City created a dual land use category to facilitate Employee Seasonal Housing in the northern portion of the First Street Corridor. This category facilitated the location of seasonal housing in the First Street Corridor (FSC) zoning district.

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Approved But Not Constructed Units:

MILLS RANCH AND CREEKBRIDGE:

These two Specific Plans were approved in 2004 and 2005, respectively. Total approval was for 800 units in a variety of densities. No units were built prior to January 1, 2007.

The City signed Inclusionary Housing Agreements with the developers of both projects. The Mills Ranch agreement called for 10% of the units (40) to be available to Very Low- and Low-Income households, built on-site. The Creekbridge agreement called for 7.5 % of the units (30) to be built on-site for Very Low- and Low-Income households.

During Cycle 5, Community System Housing Improvement Association, Inc. (CHISPA) pulled building permits for 40 multifamily units in the Mills Ranch Specific Plan. As noted above, these units are part of the inclusionary housing requirement for Mills Ranch.

DOWNTOWN SPECIFIC PLAN:

On June 14, 2011 the Downtown Addition Specific Plan was approved by the City Council (Ordinance 2011-697), followed by the adoption by the Community Development Agency of an Owners Participation Agreement and Affordable Housing Agreement later that day. In addition, an Inclusionary Affordable Housing Program Agreement (“Inclusionary Housing Agreement”) was entered into on December 10, 2013. The agreement bound the project by the City’s Inclusionary Housing Ordinance whereby a minimum of 15% of the 650 approved units (98 units) would be made available to very low- and low-income households. As such, the Specific Plan was amended on January 28, 2014, and Vested Tentative Map implementing the Specific Plan was adopted on February 19, 2014, and a Development Agreement was adopted on August 8, 2014 (Ordinance No. 2014-709 ) The City’s Development Affordable Housing Program Agreement that implements the Inclusionary Ordinance Condition of Approval allows the Developer to meet the inclusionary requirement by providing for-sale or rental housing or by paying a per-unit in-lieu fee to the City of King. The in lieu-fee may be used at the City’s discretion to build, rehabilitate and/or preserve affordable housing units for low- and moderate-income households.

In Cycle 5, Units in the Downtown Addition were not included in the calculations to meet the RHNA needs, largely because of the potential to pay in-lieu. The number of units to be actually built was not certain at that time. Since that time the 118 Employee Housing Units have been approved with 55 under construction in spring 2023. These are included (with the remainder of the Specific Plan) in the Cycle 6 available units computation.

Table 8.1.2 lists the Cycle 5 (2015-2023) Programs and relates them to the continuing Programs of the Cycle 6 (2023-2031), intended to address the future housing needs of the City of King.

Chapter 8 Goals, Policies and Programs will provide detail on Cycle 6 Programs.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation 173 City of King 2023-2031 Housing Element
Efforts to Address Special Housing Needs:

California Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. As shown in Section 7.1.3: Evaluation of Previous Housing Element Programs, the City worked diligently to continuously promote housing for special-needs groups in a variety of ways. Some of the accomplishments are highlighted below:
• In March of 2016, the City revised the Zoning to allow agricultural employees in both the FSC and C-2 Zones.
• The City approved 214 beds of barrack-style housing for seasonal employee H2A farmworkers in 2016 and adopted an amendment to increase the number of beds to 364 in 2018.
• In July 2019, the City approved a request by Peoples Self Help Housing (PSSH). PSSH specializes in affordable housing with on-site services. A 7-lot subdivision was approved, and the 7 homes were sold to low-income owners who qualified for USDA 502 mortgages.

Occupancy began in October 2021.The City has assisted in preparing applications for funds, including BEGIN Program (down payment assistance for first-time homebuyers), Self Help Housing (CalHome Program), Joe Serna Farmworker Grants, and HOME funding.

As a result, 46 units are under construction. 32 are being studied in concept.

The City has been working with a developer who specializes in permanent restorative housing and housing for seniors and individuals with lower incomes. Two potential sites have been identified, with one currently under construction and the other being reviewed as a concept.

TABLE 8.1.2 CYCLE 5 (PREVIOUS) AND CYCLE 6 (CURRENT) PROGRAMS Previous Programs (Cycle 5)
2014 – 2023
Current Programs (Cycle 6)
2023 – 2031

HOUSING AVAILABILITY AND SERVICES HOUSING AVAILABILITY AND SERVICES Program 1: Emphasize Infill Development Program 1: Emphasize Infill Development Program 2: Provide Future Sites for Residential
Growth
Program 2: Provide Future Sites for
Residential Growth
Program 3: Provide Future Housing Sites for
Lower Income Residents
Program 3: Provide Future Housing Sites for
Lower Income Residents
Program 4: Partner with Development
Community to Create Affordable Housing
Program 4: Partner with Development
Community to Create Affordable Housing
Program 5: Community Development Agency
Assistance
Program 5: Reduce Barriers to Creating MultiFamily Housing Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 174
Previous Programs (Cycle 5)
2014 – 2023
Current Programs (Cycle 6)
2023 – 2031
Program 6: Reduce Barriers to Creating MultiFamily HousingProgram 6: Allow Mobile Homes Program 7: Promote Homing Choice Voucher
Program
Program 8: Allow Mobile Homes

HOUSING AND NEIGHBORHOOD

CONSERVATION

HOUSING AND NEIGHBORHOOD

CONSERVATION
Program 9: Enhance Code Enforcement Program 7: Enhance Code Enforcement Program 10: Provide Residential Rehabilitation
Assistance

SPECIAL HOUSING NEEDS SPECIAL HOUSING NEEDS
Program 11: Farmworker Housing Program 8: Zoning for a Variety of Housing Types Program 12: Group Home Program

FAIR AND EQUAL HOUSING OPPORTUNITIES FAIR AND EQUAL HOUSING OPPORTUNITIES Program 13: Fair Housing Program Program 11: Fair Housing Program Program 14: Reasonable Accommodation
Ordinance
Program 12: Reasonable Accommodation
Ordinance
Program 15: Universal Design Program 13: Universal Design

ENERGY CONSERVATION ENERGY CONSERVATION
Program 16: Efficient Land Use Program 14: Efficient Land Use Program 17 Smart Planning Incentives Program 15 Smart Planning Incentives Program 18: Energy Efficient Housing Program 16: Energy Efficient Housing Program 19: Energy and Water Conservation Program 17: Energy and Water Conservation Program 20: Green / Sustainable Building Program 18: Green / Sustainable Building Chapter 8. Cycle 5 Programs - Progress Toward Implementation 175 City of King 2023-2031 Housing Element
TABLE 8.1.3 EVALUATION OF PREVIOUS HOUSING ELEMENT (CYCLE 5) PROGRAMS Implementation Actions Implementation Status Action
Housing Availability and Services
Program 1: Emphasize Infill Development:

Encourage Mixed Use: Identify barriers to Mixed Use and the types of Mixed Use Development appropriate to the City of
King. Introduce Zoning Revisions to address
findings.

In 2020 the City began discussions with
residents, including surveys to evaluate the
support for Opportunity Zones in the
Downtown Core, allowing increased
density, height, and intensity on
underutilized sites such as aging motor
hotels. In 2023 the City purchased fire
equipment sufficient to reach four stories.

Continue program.

Encourage Small Lots and
Utilize Irregular Lots:

Work with local developers to identify workable
small lot options. Identify existing lots that are
underutilized and contact property owners to
discuss options.

Increase Height Limits: 2016: Meet with Fire Chief to discuss current ability and needed equipment to fight fire above a
second story. Meet with City Manager to discuss
taller buildings downtown, including information
gathered from Fire Chief.
2017: With City Manager’s approval, present
concept to Planning Commission. Present
recommendation to Council.

Pending Council’s approval / direction prepared
appropriate Zoning Code changes.

Development Incentives: Identify appropriate and achievable infill development incentives. Implement incentives.

Adequate Sewer and Water: Communicate with Public Works / Sewer and Water Providers to introduce growth concepts,
anticipated timing and infrastructure needs.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 176
Implementation Actions Implementation Status Action
Program 2: Provide Future Sites for Residential Growth
Coordinate with Stakeholders: Identify and contact Stakeholders to obtain information, introduce and coordinate the
effort(s). Areas for Farmworker and for Market
Rate housing are anticipated to be separate.

The potential for new development was
focused on three Opportunity Zones – west
and east Broadway and the intersection of
First Street and US 101.

Continue program.

Amend Sphere of Influence
and Annex:

Coordinate Stakeholders and prepare required
applications and agreements.

Adequate Sewer and Water: Communicate with Public Works / Sewer and Water Providers to introduce growth concepts,
anticipated timing and infrastructure needs.

Program 3: Provide Future Housing Sites for Lower Income Residents and Agricultural Employees Objective: Expand potential locations for Agricultural
Employment Housing
Dual use allowed in FSC Zone, facilitating
temporary Agricultural Worker Quarters.

The City approved 214 beds of barrack
style housing for seasonal employee H2A
farmworkers. In 2018 the City approved an
amendment to increase the number of
beds to 364.

Continue program.

Process Zone Change Implement 2015 Zone Change in FSC (First Street Corridor) and C-2 (General Commercial) Districts.

Program 4: Partner with the Development Community to Create Affordable Housing Identify Potential Funding
Sources:

Review federal, state and local programs. Identify
potentially applicable programs
The City worked with a developer who
specializes in permanent restorative
housing and housing for seniors and
persons of lower income. Two sites
(Ausonio and Days Inn) have been
identified, one is under construction, the
other is being reviewed in concept.

Continue program.

Coordinate with Development
Community:

Identify and maintain regular contact with
potential Affordable and Agricultural working
housing developers – discuss available programs.

Prepare Applications: Participate in application for funding as identified.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation 177 City of King 2023-2031 Housing Element
Implementation Actions Implementation Status Action
Program 5: Reduce Barriers to Creating Multi-Family Housing:

Identify Restrictions: Review current Land Use and Zoning Designations for restrictions to and opportunities for multifamily use with the purpose of broadening and facilitating opportunities for annexation.

This review was conducted as a part of the
basis for the Opportunity Areas concept.

Survey results and evolving Opportunity
Areas concepts were presented to the
Planning Commission in 2020, 2021 2022
and 2023.

Recommend Revisions: Present proposed revisions to Planning Commission.

Program 6: Promote Housing Choice Voucher Program:

Objective: Increase the number of units that are available under the Housing Choice Voucher Program
Residents were directed to access the
County’s voucher program.

Delete and refer to
County Program H-5.H
(Displacement
Prevention) Promote Program: Promote understanding and utilization of the County’s Housing Choice Voucher Program.

Include information on Website and in Newsletter.

Program 7: Allow Mobile Homes:

Objective: Compliance with State law / provision of lower cost housing
While the City currently implements
mobile homes as required by State Law,
the Zoning Code must be updated to
reflect this practice.

Incorporated into
Program 6 (Allow
Mobile Homes) Review and Revise Code: Review Zoning Code (and General Plan) for hindrances including mobile/manufactured
dwellings in Single Family Residential districts and
amend Code as directed
Housing and Neighborhood Conservation
Program 8: Enhance Code Enforcement
Objective: Continue to provide the community with building permit process information and ways to remedy
code violations.

The City established a Code Enforcement
Committee and hired a Code Enforcement
Officer in 2020 to address code violations.

The Committee meets monthly and
includes staff members from Police, Fire,
Building, Community Development and
City Manager departments. In addition, the
Enforcement: Continue to respond to residents who note
potential violations in their neighborhoods.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 178
Implementation Actions Implementation Status Action
Address significant code enforcement issues
identified during daily permitting activities.

City established a Citizen Advisory Code
Enforcement Committee that helps guide
code enforcement goals and priorities for
each year. The Citizen Advisory group
meets quarterly.

Program 9: Provide Residential Rehabilitation Assistance Objective: Implement a Residential Rehabilitation Assistance Program.

The City did not implement this program
but relies on Monterey County to provide
resources to assist with the rehabilitation
of rental units.

Delete and refer to
active programs in
Monterey County. Program: Define and coordinate Program to be presented to Planning Commission and City Council and
Advertised through PG&E electric bills upon
approval / funding.

Special Needs Housing
Program 10: Agricultural Employee Housing
Objective: Facilitate the approval process and of Identify potential funding for Agricultural Employee
Housing projects.

To facilitate permit processing, the City will amend
the Zoning Ordinance to ensure compliance with
Health and Safety Code §17021.5 and §17021.6.

The City amended the FSC and C-2 Zoning
Districts to allow Farmworker Housing,
approving a 364 bed facility for a period of
10 years.

A Dual Land Use Designation Ordinance
was adopted in 2018 to establish standards
to ensure adequate and safe living
conditions of seasonal employee housing.

The Downtown Addition Specific Plan was
revised to allow Agricultural Employee
Housing, increasing density and resulting in
approvals of 118 units, 55 under Phase 1
construction.

Delete. Merge with
new program 10.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation 179 City of King 2023-2031 Housing Element
Implementation Actions Implementation Status Action
Program 11: Group Home Program
Objective: Permit residential care facilities in appropriate zones as required by State law.

The Sun Street Facility, with
accommodations for 30 persons was
permitted in 2018 and opened for
occupancy in 2018
Delete. Merge with
new program 10.

Fair and Equal Housing Opportunities
Program 12: Fair Housing Program:

Objective: Provide Fair Housing information to tenants and landlords at regular intervals.

The City maintains this information on the
City’s website in addition to ECHO.
providing on-site efforts in the City on a
monthly basis.

Continue program,
modified into Program
9 Program: Obtain and disseminate information as provided by Fair Housing Council of Monterey County
(Housing Resource Center)
Contact information for HRC with explanation of
their programs and access to their counseling and
legal resources will be published in English and
Spanish in the Community Development section of
the City’s website and in the City Manager’s
newsletter. City Front Counter Staff will be
provided with an information packet to be
provided to the public. Complaints will be directed
to Community Development Staff who will record
the nature of each complaint, the complainant and
the date of Community Development Staff’s
referral to HRC. The City Manager will be apprised
of complaints and HRC educational seminar /
resource information as part of the existing Staff
Updates reporting process.

Program 13: Reasonable Accommodation Ordinance
Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 180
Implementation Actions Implementation Status Action
Objective: Ensure Reasonable Accommodation Procedures in City review and approval of accommodations for
persons with disabilities.

The City reviewed the current procedures
and is preparing recommendations to
present to the Planning Commission and
City Council.

Continue action,
modified into Program

10. Program: Review current procedures, prepare
recommendations for Planning Commission,
receive direction, prepare and present Ordinance
to Commission and Council and amend existing
regulations as appropriate
Program 14: Universal Design
Objective: Provide homes in new developments that are
capable of accommodating residents throughout
life as their physical capabilities change.

The City worked with developers to
provide a wide range of housing types to
accommodate people with different
abilities. An example of this is the Rava
Farmworker employee housing project
which provides affordable farmworker
housing and the King’s Station affordable
housing complex, which provides units for
disabled individuals, senior citizens and
families.

Continue, modified to
Program 11.

Program: Meet with homebuilders. Identify barriers to
Universal Design and potential solutions in which
City can participate.

Documentation and
Reporting:

Present concept / Program to Planning
Commission, present examples that define
Universal Design. Meet with Development
Community to discuss potential. Document
research and discussions and update discussions
Semi-Annually.

Energy Conservation
Program 15: Efficient Land Use
Objective: Identify and adopt policies to be included in ongoing General Plan Updates that define and
implement efficient use of land.

The Land Use Element / Housing Element
Update began in 2020 with a Community
Survey. Since that time several
presentations and public discussions have
occurred at Planning Commission and
Council. The Land Use Element Update will
Continue, modified to
Program 12.

Program: Present proposed policies to Planning Commission.

Prepare General Plan revisions as directed. Begin
with Land Use Element.

Chapter 8. Cycle 5 Programs - Progress Toward Implementation 181 City of King 2023-2031 Housing Element
Implementation Actions Implementation Status Action
Documentation and
Reporting:

Document actions / progress and update Planning
Commission Semi-Annually. Present proposed
revisions to General Plan Annually.
include Opportunity Zones to accomplish
the transit, pedestrian and density goals as
noted above. Updated to the Land Use
Element will occur after adoption of the
Housing Element.

Program 16: Smart Planning Incentives
Objective: Increase applications for Smart Planning Funds. The City continues to support funds for smart planning projects. This includes
working with: AMBAG and TAMC on
locating a multimodal transit center on
First Street, and the Downtown Addition
developer to locate funding to build
affordable housing along First Street
Continue, modified to
Program 13. Program: Prepare and present proposed Program to City Manager and Planning Commission to improve
competitiveness. Identify sources of funding and
ways to support applications.

Program 17: Energy Efficient Housing
Objective: Establish energy efficiency in older homes / new construction as standard practice in the City.

The City continues to work with various
developers to install solar energy. This
includes working with King’s Station
developer to install solar panels.

Continue, modified to
Program 14.

Program: Prepare and present proposed Program to City
Manager and Planning Commission. Identify
sources of funding for energy retrofits and provide
informational support to contractors and
homeowners using Website and Manager’s
Newsletter.

Program 18: Energy And Water Conservation
Objective: Reduce residential (and commercial) water use in conformance with State Guidelines and reduce the
overall energy usage in the City.

The City continues to work to conserve
natural resources. This includes work with
the State Regional Water Quality Control
Board, developing designs to allow
stormwater infiltration into the
groundwater basin.

Continue, modified to
Program 15.

Program: Ongoing discussions and cooperation with
CalWater to implement the most recently released
Urban Water Management Plan. Include
information and concepts from the Water
Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 182
Implementation Actions Implementation Status Action
Management Plan as part of development project
review.

Program 19: Green / Sustainable Building
Objective: Achieve increased energy efficiency / sustainability in all new projects
The City continues to with developers to
become more energy efficient. An
example of this King’s Station affordable
housing project was designed to qualify for
the U.S. Green Building Council's LEED
Program.

Continue, modified
to Program 16.

Program: Prepare and present proposed Program to City
Manager and Planning Commission. Review
existing policy and regulatory documents to
include “green and sustainable” guidance /
standards. Present proposed changes to City
Manager and Planning Commission. Make changes
as directed and present for approval.

Chapter 9. Goals, Policies and Programs
183 City of King 2023-2031 Housing Element
CHAPTER 9: GOALS, POLICIES AND PROGRAMS

9.1 GOALS, POLICIES & PROGRAMS
California Government Code §65583 State requires that the Housing Element contain a “ … statement of goals, policies, quantified objectives, financial resources and scheduled programs for the preservation, improvement and development of housing.” This section describes the proposed goals, policies, implementation programs, and objectives of the Housing Element for the City of King.

Housing Availability and Services
Goal 1: Provide New Housing Units Accessible To All Members Of The Community In Accordance With The Regional Fair Share Housing Goals.
• Policy 1.1 Encourage the development of a range of housing types and prices to facilitate housing production commensurate with the city’s regional share and address the city’s job-based housing demand.
• Policy 1.2 Regulate the development of large tracts through the specific plan process as a means to ensure quality projects and provide for a range in types and prices of housing.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 184
• Policy 1.3 Promote innovative development plans (e.g., cluster development, zero-lotline housing concepts, etc.) That will help to increase the number of affordable housing units.
• Policy 1.4 Provide rental and homeownership assistance to expand housing opportunities and encourage neighborhood stability.
• Policy 1.5 Offer regulatory incentives and concessions for affordable housing, such as relief from development standards, density bonuses, or fee waivers where deemed appropriate.
• Policy 1.6 Encourage the construction of housing on underutilized lots to assist in revitalizing the historic downtown and older neighborhoods. • Policy 1.7 Ensure the provision of adequate infrastructure, public services, and facilities needed to support new housing units.
• Policy 1.8 Regulate land uses and housing design to minimize the consumption of water and energy usage and encourage the design and construction of high quality housing products.
• Policy 1.9 Encourage high-density and mixed-use development in areas served by public transit and safe pedestrian and bicycle infrastructure.

Housing and Neighborhood Conservation
Goal 2: Preserve and rehabilitate the existing housing stock to meet health and safety requirements and to improve the quality of life of residents. • Policy 2.1 Continue to monitor and enforce building and property maintenance code standards in residential neighborhoods.
• Policy 2.2 Encourage the rehabilitation of housing in disrepair and demolition of units that are substandard and beyond repair as a means to help improve the neighborhoods.

Special Housing Needs
Goal 3: Meet the housing needs of special groups of City residents, including the growing farmworker and seniors populations, large families, single mothers, homeless, and the disabled.
• Policy 3.1 The City shall encourage the development of housing for agricultural employees, seniors, congregate care facilities, people with disabilities and similar special housing needs population.
• Policy 3.2 City policies, programs, and ordinances shall provide opportunities for people with disabilities to reside in all neighborhoods.

Chapter 9. Goals, Policies and Programs
185 City of King 2023-2031 Housing Element
• Policy 3.3 The City will continue to comply with Federal and State housing laws through the implementation of its reasonable accommodation procedures. Additionally, the City will periodically review its regulations and procedures to determine any constraints on housing for persons with disabilities.
• Policy 3.4 The City will continue to work with the County, regional agencies, non-profits and nearby cities to provide adequate homeless shelters, permanent supportive housing and services in the South County area.
• Policy 3.5 The City will continue to collaborate with farmers/ranchers and developers to construct farmworker housing.

Fair and Equal Housing Opportunity
Goal 4: Ensure fair and equal housing opportunity for all, regardless of race, age, marital status, ethnicity, sex, religion, household type, or other protected status or special needs households. • Policy 4.1 Support fair housing services to ensure that residents are aware of their rights and responsibilities with respect to fair housing.
• Policy 4.2 Discourage discrimination in either the sale or rental of housing on the basis of State or federal protected classes.
• Policy 4.3 Encourage housing opportunities for those residents who have special housing needs, such as agricultural employees, large families, elderly, disabled persons, and other identified special needs groups.
• Policy 4.4 Assist agencies and organizations that serve residents with special housing needs, including agricultural employees, seniors, disabled, single-parents and the homeless.

Energy Conservation
Goal 5: Increase the efficiency of energy use in new and existing homes, with a concurrent reduction in housing costs.
• Policy 5.1 All new dwelling units shall be required to meet current State requirements for energy efficiency. The retrofitting of existing units shall be encouraged. • Policy 5.2 New land use patterns should encourage energy efficiency, to the extent feasible.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 186

9.2 LAND USE AND ZONING AMENDMENTS AND REVISIONS
As demonstrated previously, the City of King’s Cycle 6 RHNA requirements will be met by the units made available by previously zoned lots and by approved Specific Plans. As the City looks toward the future, additional provision must be provided to continue progress. This provision will include anticipated revisions to the General Plan Land Use Element and the Zoning Code (transitioning into “Development Regulations”).

Proposed Zone Change / Cup Amendment: First Street Farmworker Housing As noted in Chapter 5, a 2016 Conditional Use Permit was approved to allow Temporary Farmworker Housing along First Street, in an existing structure. Since that time, the structure has been renovated to allow 364 beds in a barracks style environment, as approved. However, this approval is set to expire in 2026. The operator and the City are entering discussions to explore options for the site, both parties agree that Farmworker Housing is an important element of housing choice in the City.

9.3 6TH CYCLE PROGRAMS
This section provides a listing and description of Cycle 6 programs whose purpose is to continue progress toward providing varied, affordable and fairly distributed housing in the City.

TABLE 9.3.1 CYCLE 6 PROGRAMS
CYCLE 6 PROGRAMS

9.3.1. HOUSING AVAILABILITY AND SERVICES
Program 1: Emphasize Infill Development
Program 2: Provide Future Sites for Residential Growth
Program 3: Provide Future Housing Sites for Lower Income Residents Program 4: Partner with Development Community to Create Affordable Housing Program 5: Reduce Barriers to Creating Multi-Family Housing Program 6: Allow Mobile Homes

9.3.2 HOUSING AND NEIGHBORHOOD CONSERVATION
Program 7: Enhance Code Enforcement

9.3.3 SPECIAL HOUSING NEEDS
Program 8: Zoning for a Variety of Housing Types

9.3.4 FAIR AND EQUAL HOUSING OPPORTUNITIES
Program 9: Fair Housing Program
Program 10: Reasonable Accommodation Ordinance
Program 11: Universal Design
Chapter 9. Goals, Policies and Programs
187 City of King 2023-2031 Housing Element
CYCLE 6 PROGRAMS

9.3.5 ENERGY CONSERVATION
Program 12: Efficient Land Use
Program 13: Smart Planning Incentives
Program 14: Energy Efficient Housing
Program 15: Energy and Water Conservation
Program 16: Green / Sustainable Building
Housing Availability and Services
Although the City currently has a comfortable “backlog” of approved projects and residentially zoned land, the needs of future residents and future RHNA cycles must be addressed.

Fortunately, the City’s housing requirements for Cycle 6 have been met. 1) EMPHASIZE INFILL DEVELOPMENT:

As noted previously, the City’s ability to annex is limited by Ag Preserve. Therefore, the City’s focus will be on identifying underutilized residential lots within the City boundaries and finding ways to better utilize them. This includes the potential for redevelopment of vehicleoriented motels in the downtown corridor. While infill housing can be less costly than developing raw land (much of the existing infrastructure and public services are already in place), there is a limited amount of vacant land within the City Limits In order to promote infill, the City will:
• Allow and encourage mixed-use
• Promote small and irregular size lot development.
• Work toward increasing height limits to allow three (3) stories in multifamily and commercial zones.
• Encourage high density, mixed-use, Transit Oriented Development (TOD) in areas served by safe pedestrian and bicycle infrastructure and within ½ mile of the developing Multi-Modal Transit Center (MMTC).
• Continue to offer development incentives (e.g. accelerated processing, fee waivers, and similar) negotiated through development agreements. • Coordinate with water and sewer providers as needed to prioritize services and ensure that adequate capacity is available to accommodate anticipated housing needs, especially those of lower income households (Government Code §65589.7). • Reduce the parking requirement for to promote smaller housing types, such as studios and one-bedroom units by December 15, 2026.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 188

SUMMARY
Funding Source Set-aside and other funds
Responsible Agency: Community Development Department
Timeframe: Refer to implementation timeframes.

Objective: The City will identify and continue to encourage the development of underutilized parcels in City limits.

IMPLEMENTATION
Encourage Mixed Use: Identify barriers to Mixed Use and the types of Mixed Use Development that is appropriate to the City of
King. Amend Land Use Element and Development
Regulations to allow density increase and mixed use in
Opportunity Zones.

Encourage Small Lots and
Utilize Irregular Lots:

Work with local developers to identify workable small
lot options. Identify existing lots that are underutilized and contact property owners to discuss options.

Increase Height Limits: Revise Development Regulations to allow increased heights in “Opportunity Zones” by December 15, 2026.

Development Incentives: Identify appropriate and achievable infill development incentives. Implement incentives.

Adequate Sewer and
Water:

Documentation and
Reporting:

Document related actions and Update City Council
semi-annually
Chapter 9. Goals, Policies and Programs
189 City of King 2023-2031 Housing Element

IMPLEMENTATION
Cycle 6 Goal:

Approval of 10 single family infill units, 100 attached units and 20 units in Mixed Use Buildings. Approve 5
ADUs in Census Tract 113.03.
2) PROVIDE FUTURE SITES FOR RESIDENTIAL GROWTH:

During Cycle 6, the City has engaged in Community Surveys and discussions regarding the future of residential growth in the City. In Cycle 6 the focus on the following:
• increased density in the Downtown Corridor and near the Multi-Modal Transit Center (MMTC). The City will work with the owners of motor hotels to identify potential for redevelopment.
• Develop a formalized procedure and preliminary application for the SB 35 streamlining approval process and post materials on the City’s website. • Monitor the availability of pipeline projects by December 15, 2027, and ensure that enough sites remain to meet the RHNA. Should additional actions be needed, the City will make necessary amendments within 6 months.
• Track project processing to ensure that an environmental determination is made pursuant to PRC §21080.1, within the timeframes of the PRC §21080.2 and Gov’t Code 65920.
• Pursuant to Government Code Section 65583.2(c), any non-vacant sites identified in the prior fifth Cycle or vacant sites identified two or more consecutive planning periods, shall be provided by-right development when at least 20 percent of the units in the proposed development are affordable to lower-income households.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going. Track project processing timeframes related to PRC §21080.1, PRC §21080.2, and Gov’t Code 65920 on an
ongoing basis. Monitoring of pipeline projects by December 15, 2027. Develop SB 35 materials be December 15, 2026, permit by-right on APN 026-531-019 upon adoption of the Housing Element.

Objective: Providing Additional Areas for Housing
Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 190

IMPLEMENTATION
Coordinate with Owners
and Developers /
Stakeholders:

Identify and contact Owners and Developers to obtain
information, introduce and coordinate the redevelopment effort(s). Areas for Farmworker and for Market Rate
housing are anticipated to be separate.

Prepare Opportunity Zone
Land Use and Zoning
Prepare and process Land Use Element and Development
Regulations Amendments.

Adequate Sewer and
Water:

Communicate with Public Works / Sewer and Water
Providers to introduce growth concepts, anticipated timing and infrastructure needs.

Documentation and
Reporting:

Update Planning Commission and through the
Amendments process.

Cycle 6 Goal:

Add potential for 50 market rate units and 50 affordable units to the Downtown Area.
3) PROVIDE FUTURE HOUSING SITES FOR LOWER INCOME RESIDENTS:

SUMMARY / IMPLEMENTATION
Funding Source General Fund
Responsible Agency: City of King
Timeframe: December 15, 2026
Objective: Expand potential locations for Agricultural Employment Housing. Expand potential for lower income housing in the Downtown Core.

Chapter 9. Goals, Policies and Programs
191 City of King 2023-2031 Housing Element

SUMMARY / IMPLEMENTATION
Process LUE and
Development
Regulations Change
Prepare and implement Land Use Element and Development
Regulations Amendments. Utilize Floor Area Ratio in lieu of density in the downtown area.

Cycle 6 Goal:

Continued accommodation for 364+ agricultural employees in Dormitory Style Housing. Expand opportunity for employee housing in Downtown Specific Plan.
4) PARTNER WITH THE DEVELOPMENT COMMUNITY TO CREATE AFFORDABLE HOUSING:

The City will continue to leverage financial resources and partner with the development community to support affordable housing, diversify the housing stock, and write down development costs.

A particular emphasis will be placed on pursuing development programs and funds that meet extremely low, very low, and low-income and special housing needs, including farmworkers, persons experiencing homelessness, and persons with disabilities including developmental disabilities. The City will identify development opportunities at least every other year, especially developments that include units for extremely low-income households will be prioritized.

The City has met with potential developers of higher intensity projects in the Downtown Corridor. The City will continue to work with CHISPA, developers and other appropriate organizations, to identify funding opportunities. Specifically, the City will continue to:
• Identify and proactively contact potential affordable housing developers. • Identify funding opportunities and pursue financing, such as Community Development Block Grant ("CDBG") Funds, BEGIN Program (down payment assistance for first-time homebuyers), Self Help Housing (CalHome Program), Joe Serna Farmworker Grants, and HOME funding.
• Identify State programs that support developer of transitional housing and for seniors • Reach out to developers (for- and non-profit) annually to discuss potential zoning constraints and impacts on housing supply, costs, timing and approval certainty, regarding issues such as land use control, permit procedures, fees, site improvements and development standards. If constraints are identified, mitigate constraints which could include Zoning Code amendments within six months. • Assist in preparing applications for funds.

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City of King 2023-2031 Housing Element 192
• Work with housing sponsors to help with scores for readiness and neighborhood revitalization.
• The City will partner with organizations such as Catholic Charities and other similar entities that provide services to homeless individuals, to identify strategies to engage this population. The City will also provide incentives such as priority processing, streamlined approvals, and minor deviations to developers of housing that can provide interim solutions to homeless individuals, such as emergency shelters and transitional and supportive housing. The City would target at least 18 shelter beds, in line with the recent PIT count.
• Similarly, the City will conduct outreach to service providers who serve the City and region’s disabled population to assess what resources are needed to support this population. The City will then identify a strategy to assist in the development of housing for persons with disabilities, including actions such as modifying development standards to streamline this development, identify and apply for funding to support residential development, and identifying key partners in the development community who could either build the residential units or assist with ADA and other accessibility upgrades. The City will target the development of 5 units for persons with disabilities. • Provide regulatory concessions and incentives, as necessary, to encourage and facilitate the construction of affordable housing.
• The City develop, or partner with Monterey County on, a farmworker housing strategy by 2026 which will allow the City to meet the future demand for farmworker housing.

As noted on page 63, there is currently an approximate deficit of units for 113 farmworkers in the City. The City will assist in the development of one project of 50 units during the planning period. This includes proactively working with affordable housing developers to identify potential sites and identifying opportunities at least every other year, and ongoing. The City will support grant applications that promote farmworker housing. This strategy will also include actions that support the rehabilitation of existing housing for agricultural workers, in connection with Program 7 (Enhance Code Enforcement).
• In addition, the City will provide technical support and offer incentives to housing developers in the application of funds for farmworker housing. The City will also offer incentives such as density bonuses, streamlined processing, and the minor deviation process to facilitate development of 50 farmworker housing units. • The City will also identify funding opportunities to provide housing vouchers or other forms of rental assistance with an emphasis on addressing housing needs during the off-season for seasonal workers.

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193 City of King 2023-2031 Housing Element

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going through Cycle 6, as noted in individual bullets.

Objective: Coordinate and provide incentives to encourage the production of affordable housing. Coordinate efforts to match potential developers and sites with funding resources.

IMPLEMENTATION
Identify Potential Funding
Sources:

Review federal, state and local programs. Identify
potentially applicable programs
Coordinate with
Development
Community:

Identify and maintain regular contact with potential
Affordable and Agricultural working housing developers – discuss available programs. Identify potential partners for housing for persons who are homeless and those serving
people with disabilities by December 2025 and conduct
outreach on an annual basis to discuss development
opportunities and incentives.

Prepare Applications: Participate in application for funding as identified at least twice during the planning period while identifying
potential funding sources on an ongoing basis (at least annually).

Documentation and
Reporting:

Provide Semi-annual update to Planning Commission
regarding funding sources discussions, potential
developers and potential funding.

Cycle 6 Goal: Participate in application every other year. Facilitate the construction of 75 Units
5) REDUCE BARRIERS TO CREATING MULTI-FAMILY HOUSING:

The City will continue to review the General Plan and Zoning Ordinance to allow and remove restriction on multi-family housing in commercial zones and areas of potential annexation.

This has included Community Surveys to understand residents’ support for increased density and other physical factors such as height and lot coverage. Furthermore, the City will remove the CUP requirement for multifamily projects with more than one structure by December 15, Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 194
2026, and permit similar to single structure multifamily projects and will evaluate requirements such as architectural review for unnecessary constraints to residential development.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department, Planning Commission, and City Council
Timeframe: Ongoing
Objective: Remove barriers and amend Development Code
Regulations for multi-family housing.

Recommend Revisions: Present proposed revisions to Planning Commission.

Documentation and
Reporting:

Document research and upcoming recommendations
to Planning Commission and Council semi-annually.

Cycle 6 Goal: Land Use Element and Zoning Ordinance reviewed within calendar year 2024, with amendments to occur
no later than December 15, 2026.
6) ALLOW MOBILE HOMES:

Chapter 9. Goals, Policies and Programs
195 City of King 2023-2031 Housing Element

SUMMARY
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: By December 15, 2026
Objective: Compliance with State law / provision of lower cost housing

IMPLEMENTATION
Review and Revise Code: Review Zoning Code (and General Plan) for hindrances including mobile/manufactured dwellings in Single
Family Residential districts and Amend Code as directed Documentation and
Reporting:

Prepare and present recommended revisions semiannually.

Cycle 6 Goal:

Zoning Code Revision to allow mobile / manufactured
homes in Single Family Residential Districts. Permit 5
mobile homes in lower-density neighborhoods.

Housing and Neighborhood Conservation
While the City must grow, support for existing neighborhoods is equally important. The following programs are aimed at ensuring the long term vibrancy of existing neighborhoods for existing residents.
7) ENHANCE CODE ENFORCEMENT:

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 196
In conjunction with these Code Enforcement activities, the City will provide information to homeowners on rehabilitation assistance, referring property owners to the City’s Residential Rehabilitation Assistance Program.

SUMMARY
Funding Source General Fund
Responsible Agency: Police Department
Timeframe: On-going (Continuing Activity)
Objective: Continue to work with the community to remedy code violations.

IMPLEMENTATION
Enforcement: Identify existing enforcement regulations and their purpose, identify responsible staff with time required
to perform enforcement duties, establish clear
protocols for communicating with residents.

Documentation and
Reporting:

Prepare information / Program and present to Planning
Commission for approval. Document enforcement
activities and identified needs from those activities.

Cycle 6 Goal:

Assist the rehabilitation of 5 non-agriculture housing
units as well as targeted code enforcement actions and
assistance for 30 agricultural housing units.

Special Housing Needs
As noted above, adequate housing has been addressed to satisfy the Cycle 6 RHNA requirements.

Within those requirements moderate and above moderate housing is more than adequately provided for.

Low and Very Low income has been provided before but will continue to be a need in the future.

This Section addresses two types of special groups that often fall within the Low and Very-Low Income Groups.
8) ZONING FOR A VARIETY OF HOUSING TYPES
The City will update its Zoning Code to accommodate a variety of housing types and comply with State Law.

Chapter 9. Goals, Policies and Programs
197 City of King 2023-2031 Housing Element
Permanent Supportive Housing. Allow Permanent Supportive Housing, as defined in Government Code Section 65650, to be a by-right use in all zones where multifamily and mixed-uses are permitted. (California Government Code § 65650, AB 2162) Transitional and Supportive Housing. Amend the Zoning Code to allow for transitional and supportive housing in zones that allow for residential uses, only subject tot those restrictions that apply to other residential dwellings of the same type in the same zone.

Parking. Amend the parking standards for emergency shelters to require no more than sufficient parking to accommodate all staff working in the shelter.

Accessory Dwelling Units. Upon receipt of HCD’s comments on the City’s ADU Ordinance, update ADU ordinance to address any inconsistencies with State ADU Law.

Single-room occupancy units. Clarify which zones allow for single-room occupancy (SRO) units with appropriate development standards; amend the Zoning Code, as needed.

Residential Care Facilities. Define and allow residential care facilities for six or fewer persons, in accordance with Health and Safety Code Section 1568.0831, and residential care facilities regardless of size, in all zones that permit residential uses of the same type, in accordance with the State’s definition of family.

Density Bonus. Review and revise the City’s Zoning Code to ensure consistency with State Density Bonus Law.

Senate Bill 330. The City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD, pursuant to Senate Bill 330.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 198

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: December 15, 2026
Objective: Amend the City’s Zoning Ordinance as described in the program.

IMPLEMENTATION
Program: Review and amend Zoning Ordinance. Provide findings to Planning Commission, upon direction prepare appropriate Zoning Text revisions.

Documentation and
Reporting:

Report to Planning Commission and City Council.

Cycle 6 Goal: Ensure consistency with State housing laws, conserve 10 units through more secure zoning.

Fair and Equal Housing Opportunities
9) FAIR HOUSING PROGRAM:

The City will continue to disseminate fair housing information, including landlord/tenant rights and responsibilities, contacts for fair housing assistance, and other appropriate educational materials. In addition, on April 9, 2024, the City Council Adopted Resolution No. 2024-4989 during a public meeting. The action supports the Fair Housing Act of 1968 and furthers Fair Housing. The Resolution was posted for public review and distributed to stakeholders. The following actions were adopted by the City Council as a follow up to Resolution No. 2024-4989:
• Promote awareness for fair housing to individuals and businesses by preparing a Fair Housing pamphlet and distributing it to stakeholders, particularly those in areas subject to higher displacement risk.
• Partner with Monterey County on additional solutions, such as participating in the County’s development of compiling developer lists and materials for missing middle housing.
• Publicize fair housing information by conducting stakeholder meetings and distributing information on Fair Housing.

Chapter 9. Goals, Policies and Programs
199 City of King 2023-2031 Housing Element
• Publicize information on organizations who provide fair housing assistance to potential victims of housing discrimination.
• The City has prepared and distributed a Fair Housing flyer, called “What is Fair Housing?” The City has also formed a relation with The Eden Council for Hope and Opportunity (ECHO Housing) to assist residents with fair housing complaints and will meet with similar organizations as they become available. Organizations will be encouraged to be at City Hall ½ day per month to discuss. Flyers have been distributed to the public.
• The City is currently preparing a Stakeholder Survey to obtain information regarding the goals, challenges and day to day realities of providing housing for less advantaged residents of the community
• Formulate an outreach strategy that targets outreach efforts for persons experiencing homelessness. Strategies should include, among other tasks, meeting with homeless individuals in areas this population tend to congregate, as described in Program 4. • To address elevated displacement risks, the City will adopt a multi-pronged antidisplacement strategy to relieve displacement pressured caused by increased income gap and increasing housing costs. The strategy shall include measures that encourage affordable housing production, work to preserve existing affordable housing, and protect current residents from displacement, particularly in the Downtown Core. The City will examine the feasibility of the following strategies and commit to adopting one or more of the following:
o Production: Increase multi-family residential and mixed-use opportunities throughout the city beyond capacity to meet the RHNA; allow duplexes, triplexes, and multiple JADUs in lower density, higher resource areas. o Preservation: Establish partnership with Home Match Monterey to support and promote housing sharing services; create partnerships with the Housing Authority of the County of Monterey (HACM) to support acquisition of affordable units atrisk of conversion to market rate; identify a code enforcement specialist on staff to provide technical assistance and information to property owners of lower income units to address code enforcement issues; seek funding to support rehabilitation of substandard multi-family units; and restrict conversion of existing units occupied by lower-income households to short term rentals. o Protect Current Residents: Provide a link in the Fair Housing Factsheet and City’s website to the Housing Authority of the County of Monterey (HACM) Portfolio Directory for availability of affordable rental units; partner with nonprofits that Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 200
serve underserved residents within the City to share information on fair housing and tenant rights; and add first right of refusal for BMR units for displaced residents.
o Engagement: Develop an engagement strategy to disseminate information on tenant protections (e.g., source of income, and State rent stabilization and just cause eviction regulations).
o In developing the strategy, the City shall discuss issues, opportunities and potential anti-displacement measures with the public through community events. o This strategy will be adopted by December 2026, and subsequently implemented through the end of the planning period.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Provide Fair Housing information to tenants and landlords at regular intervals.

IMPLEMENTATION
Program: Obtain and disseminate information from US
Department of Housing and Urban Development (HUD)
and California Department of Fair Employment and
Housing (DFEH). The materials will be provided in
Spanish and English and will be published on the City’s website, in the City Manager’s newsletter and in utility bills.

Documentation and
Reporting:

Provide Semi-Annual updates to Planning Commission
on status / success of communications.

Cycle 6 Goal:

Chapter 9. Goals, Policies and Programs
201 City of King 2023-2031 Housing Element
10) REASONABLE ACCOMMODATION ORDINANCE:

The City shall establish a reasonable accommodation procedure (i.e. that does not require a CUP or variance) to assist people with disabilities by ensuring equal access to housing.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Planning Commission review and City Council adoption by December 15, 2025
Objective: Ensure Reasonable Accommodation Procedures in City review and approval of accommodations for persons
with disabilities.

IMPLEMENTATION
Program: Review current procedures, prepare recommendations for Planning Commission, receive direction, prepare
and present Ordinance to Commission and Council and
amend existing regulations as appropriate
Documentation and
Reporting:

Document progress and provide Semi-Annual updates
to Planning Commission.

Cycle 6 Goal:

Continue review of City procedures, policies and codes
that provide and facilitate equitable system of Housing approvals for persons with disabilities.
11) UNIVERSAL DESIGN:

Universal design is based on the idea that throughout life, all people experience changes in their physical capabilities. The goal of universal design is to design environments to be Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 202
usable by all people, to the greatest extent possible, throughout their lifetime without the need for adaptation or specialized design. Examples of Universal Design Features include:
• Entrances to homes without steps.
• Hallways and doors that comfortably accommodate strollers and wheelchairs. • Lever door handles and doors of the appropriate weight. • Electrical outlets that can be accessed without having to move furniture. • Rocker action light switches to aid people with a loss of finger dexterity. • Showers that can accommodate a wheel chair, and that have adjustable showerheads to accommodate people of different heights.
• Kitchens with varying counter heights.

The City shall meet with homebuilders to identify and encourage the use of elements of universal design in new construction and remodels that do not increase housing costs.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing.

Objective: Provide homes in new developments that are capable of accommodating residents throughout life as their
physical capabilities change.

IMPLEMENTATION
Program: Meet with homebuilders. Identify barriers to Universal Design and potential solutions that the City can
participate in.

Documentation and
Reporting:

Present concept / Program to Planning Commission,
present examples that define Universal Design. Meet
with Development Community to discuss potential.

Document research and discussions and update
discussions Semi-Annually.

Cycle 6 Goal: Include homes with Universal Design features in each new development.

Chapter 9. Goals, Policies and Programs
203 City of King 2023-2031 Housing Element
Energy Conservation
12) EFFICIENT LAND USE:

SUMMARY
Funding Source General Fund / SB 2 Grant
Responsible Agency: Community Development Department
Timeframe: By December 15, 2025
Objective: Amend Land Use Element to include three Opportunity Zones. Amend Development Regulations to allow
increased density and intensity.

IMPLEMENTATION
Program: Continue discussions with Planning Commission.

Prepare Land Use Plan and Development Regulations
as directed.

Documentation and
Reporting:

After public review, present amendments to Planning
Commission and City Council for approval.

Cycle 6 Goal:
“Refreshed“ General Plan that guides efficient use of
resources and land.
13) SMART PLANNING INCENTIVES:

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 204

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: By Dec. 2025
Objective: Increase applications for Smart Planning Funds.

IMPLEMENTATION
Program: Prepare and present proposed Program to City
Manager and Planning Commission to improve
competitiveness. Identify sources of funding and ways
to support applications.

Documentation and
Reporting:

Document actions / progress and update Planning
Commission Semi-Annually.

Cycle 6 Goal: 20 Units to receive funds for Affordable Housing / Smart Planning.
14) ENERGY EFFICIENT HOUSING:

Support the California Energy Commission energy efficiency requirements in new housing and encourage the installation of energy saving devices in pre-1990 housing.

SUMMARY
Funding Source General Fund, Redevelopment Funds
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Establish energy efficiency in older homes / new construction as standard practice in the City.

Chapter 9. Goals, Policies and Programs
205 City of King 2023-2031 Housing Element

IMPLEMENTATION
Program: Prepare and present proposed Program to City Manager and Planning Commission. Identify sources of funding
for energy retrofits and provide informational support
to contractors and homeowners using Website and
Manager’s Newsletter.

Documentation and
Reporting:

Document actions / progress and update Planning
Commission Semi-Annually.

Cycle 6 Goal:

The City shall connect at least 25 pre-1990’s homes with information regarding energy efficient housing and
relevant retrofits.
15) ENERGY AND WATER CONSERVATION:

Continue to monitor energy and water usage in the City and investigate other appropriate programs to conserve these and other natural resources.

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: On-going
Objective: Reduce residential (and commercial) water use in conformance with State Guidelines and reduce the
overall energy usage in the City.

IMPLEMENTATION
Program: Work with CalWater to Identify and address City inefficiencies in water use / transport. Explore any
system upgrades that additional units in the Downtown
Core may require
Documentation and
Reporting:

IMPLEMENTATION
Cycle 6 Goal:

SUMMARY
Funding Source General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing
Objective: Achieve increased energy efficiency / sustainability in all new projects

IMPLEMENTATION
Program: Prepare and present proposed Program to City
Manager and Planning Commission. Review existing
policy and regulatory documents to include “green and
sustainable” guidance / standards. Include policy
regarding electric recharge stations. Present proposed
changes to City Manager and Planning Commission.

Make changes as directed and present for approval.

Chapter 9. Goals, Policies and Programs
207 City of King 2023-2031 Housing Element

IMPLEMENTATION
Documentation and
Reporting:

Document and Update Progress on Annual basis.

Cycle 6 Goal:

Review General Plan, Zoning Ordinance, Subdivision
Regulations, Design Guidelines to identify potential
updates direction regarding “green and sustainable”
growth.
17) IMPROVE ACCESS TO RESOURCES
The City shall take the following actions to improve access to resources and opportunities citywide, but with an emphasis on older neighborhoods and areas at a higher displacement risk:
• Work with the Monterey-Salinas Transit district to assess any improvements to accessing transit. For example, this collaboration could include meeting with MST to formulate improvements to sidewalks, pedestrian crossing, and other improvements to increase ridership and accessibility in the City.
• Prioritize projects that facilitate place-based revitalization such as those in the Capital Improvement Plan, but also projects outside the CIP to improve parks, rehabilitate or repair roads, and increase Safe Routes to School. The City will target to complete at least one improvement a year, whether that be projects in the CIP or those spurring from collaboration with other regional entities.
• On an annual basis, review available funding opportunities and apply for funding an average of once per year, as funding is available, in order to improve active transportation, transit, and parks infrastructure prioritizing projects in areas of elevated displacement risk.
• Ensure program availability and funding announcements are made available in Spanish. • Facilitate place-based revitalization and promote healthy environments for new housing by continuously evaluating methods to provide or enhance transitional buffers between residential and agricultural uses and highways, working with developers as projects are proposed to mitigate impacts associated with emissions from agricultural industries and traffic, and facilitating access to healthy outdoor spaces. Complete this evaluation by December 2026 and conduct at least one project to reduce exposure during the planning period.
• Recruit at least two community members from areas with elevated displacement risk to serve on local decision-making bodies, such as boards, committees, or tasks forces as opportunities arise.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 208

IMPLEMENTATION
Documentation and
Reporting:

Document and Update Progress on Annual basis.

Cycle 6 Goal:

One improvement to improve transit access; generally,
one improvement a year aimed at place-based
revitalization in areas of elevated displacement risk; two members from areas of elevated displacement risk on
boards, committees.
18) HOUSING MOBILITY
The City will undertake several actions aimed at increasing housing choice and housing mobility throughout the City. The actions are as follows:
• The City has gone above meeting its RHNA requirements by adding a buffer of 159 units to meet the lower-income RHNA.
• The City will prioritize the construction of ADUs in newer areas of the community by proactively reaching out to homeowners to distribute information on ADUs. The City already has pre-approved ADU plans and will market in areas of relative higher opportunities on an ongoing basis with the goal of achieving 50% of the ADUs in areas of relative higher opportunity.
• The City will develop additional incentives to support ADU construction such as financial assistance (from state programs if available) to assist lower-income homeowners with construction, fee deferrals or fee waivers no later than December 2026. • In conjunction with Program 9, the City could, as part of its anti-displacement strategy, increase residential opportunities in established neighborhoods by providing flexible development standards and incentives such as JADUs.

Chapter 9. Goals, Policies and Programs
209 City of King 2023-2031 Housing Element

SUMMARY
Funding Source General Fund; grant funding
Responsible Agency: Community Development Department
Timeframe: Ongoing; specific timeframes in actions
Objective: Promote housing mobility throughout the community; in addition to 70 ADUs to meet RHNA, target an
additional 15 units specifically for lower-income
homeowners.

IMPLEMENTATION
Documentation and
Reporting:

Document and Update Progress on Annual basis.

Cycle 6 Goal:

Focus at least 50% of ADUs in areas of relative higher
opportunity (35 ADUs). Provide additional incentives
for lower-income homeowners to support 15 ADU
developments.

19) PRESERVATION OF AT-RISK HOUSING UNITS
Preserving the existing affordable housing stock is a cost-effective approach to providing affordable housing in King City. The City must guard against the loss of housing units available to lower-income households. There are 84 units at-risk of converting to non-low-income uses during the planning period. For complexes at risk of converting to market rate, the City shall:
• Contact property owners of units at risk of converting to market-rate housing within one year of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing.
• Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.
• Reach out to agencies interested in purchasing and/or managing at-risk units. • Assist with funding, including supporting funding applications and other technical assistance, on at least one funding application per year, as NOFAs are available. • Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 210

SUMMARY
Funding Source General Fund; grant funding; LIHTC
Responsible Agency: Community Development Department
Timeframe: Ongoing; specific timeframes in actions
Objective: Preserve 84 housing units from converting to non-lowincome uses.

IMPLEMENTATION
Documentation and
Reporting:

Document and Update Progress on Annual basis.

9.4 QUANTIFIED OBJECTIVES
It is the City’s goal to further the provision of affordable, safe, efficient, and accessible housing to its residents during the Cycle 6 time period as identified in this Housing Element Update. This includes providing affordable housing to extremely low-, very low-, low- and moderate-income persons and households who experience housing cost burdens, live in deteriorated units, or require services to maintain a satisfactory lifestyle. Chapter 6 addresses the City’s ability to meet its 2021-2033 RHNA requirement.

Many of the Programs identified in this Chapter have to do with improvements to and quality of development as well as with funding to subsidize construction and rent.

Chapter 9. Goals, Policies and Programs
211 City of King 2023-2031 Housing Element
TABLE 9.4.1 SUMMARY OF QUANTIFIED OBJECTIVES
Extremely
Low
Very
Low Low Moderate Above Moderate Total
New
Construction 50 71 134 95 69 419
Rehabilitation 5 35 40
Conservation/
Preservation 55 54 55 25 25 214
Note: Does not include seasonal farmworker accommodations – 364 beds.

Chapter 9. Goals, Policies and Program
City of King 2023-2031 Housing Element 212
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Item No. 11(A)

REPORT TO THE CITY COUNCIL
DATE: FEBRUARY 11, 2025
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: ANDREA WASSON, RECREATION MANAGER

DOREEN LIBERTO, AICP, COMMUNITY DEVELOPMENT DIRECTOR
RE: FINDING OF SUBSTANTIAL CONFORMANCE AND APPROVAL OF

THE MILLS RANCH SOUTHEAST COMMUNITY PARK PLANS
RECOMMENDATION:

It is recommended the City Council find the Southeast Community Park in substantial conformance with the Mills Ranch Specific Plan, approve the updated Southeast Community Park Plan and authorize staff to conduct a park naming contest.

BACKGROUND:

The Mills Ranch Specific Plan includes approximately 18-acres of park and open space areas. Figure 1 is the layout of the approved Specific Plan, including the parks and open space areas. Table 1 lists all the Mills Ranch Specific Plan parks and open space areas.

Figure 2 is the 2005 Concept Mills Ranch Specific Plan Diagram of Southeast Community Park. The remaining park to be developed in the Mills Ranch subdivision is the Southeast Community Park, located adjacent to San Antonio Drive and the railroad tracts. The Park will be approximately 4-acres and include a youth softball field, basketball courts, a playground, grassy knoll and trees and parking lot.

On January 27, 2025, the Parks and Recreation Commission reviewed the Southeast Community Park plan and recommended the City Council adopt it, attached as Exhibit

1. The Parks and Recreation Commission also recommended the City conduct a park naming contest. A Parks and Recreation Meeting Notice was mailed to property owners in the Mills Ranch subdivision regarding the Parks and Recreation Commission meeting.

CITY COUNCIL

MILLS RANCH SOUTHEAST COMMUNITY PARK
FEBRUARY 11, 2025
PAGE 2 of 5
DISCUSSION:

The Mills Ranch Specific Plan, which was adopted in the mid-2000s, includes 17.61 acres of parkland, greenway, and open space, as shown on Figure 1 and Table 1.

The twenty (20) year old includes the Southeast Community Plan containing a multiuse field, playground, gardens, basketball courts and pavilion/restrooms. Since that time, City needs have changed, and the draft Plan incorporates changes to reflect the current community needs. Rather than one large multi-use field, the updated Southeast Community Park Plan includes a softball field, volleyball court and grassy knoll with trees and benches.

Exhibit 1 is the updated Southeast Community Park Plan and contains:
• Vehicle access from Chadwick Avenue
• Softball field with a fence, which is similar to the CreekBridge baseball field • Basketball courts
• Volleyball court
• Children’s playground
• Grassy knoll with trees and benches
• Parking lot
• Continuation of a multiuse trail from the linear park to San Antonio Drive • Restrooms
The Mills Ranch Specific Plan calls this park the Southeast Community Park. The Parks and Recreation Commission recommended there be a contest to name the park (instead of calling it the Southeast Community Park).

Final construction drawings, plans and specifications shall be submitted for plan checking and approval showing details on all components of the park. Plans shall be prepared by California licensed landscape architects and engineers.

CITY COUNCIL

MILLS RANCH SOUTHEAST COMMUNITY PARK
FEBRUARY 11, 2025
PAGE 3 of 5
Figure 1
Mills Ranch Specific Plan Land Use Layout
Figure 2
Mills Ranch Specific Plan Diagram of Southeast Community Park (2005 Concept)

CONCEPTUAL PROGRAM ELEMENTS

SOUTHEAST COMMUNITY PARK
Type: Community Park
Size: 4.17 Acres
Active
Uses:

A: Pavilion (may incorporate public
restrooms. B: Multi-Use Field. C.

Basketball Courts. D. Playground. E.

Gardens
Features Pavilion, Gardens

CITY COUNCIL

MILLS RANCH SOUTHEAST COMMUNITY PARK
FEBRUARY 11, 2025
PAGE 4 of 5
Table 1
Mills Ranch Specific Plan Parks and Acreage (2005 Approval) Type of Park Acreage
Community Parks:
• Central Community Park 3.34
• Southeast Community Park 4.17
Subtotal: 7.51
Greenways
• Linear Park & Green Strip Along Railroad 9
Subtotal: 9
Open Space 1.1
Subtotal: 1.1
TOTAL: 17.61 acres
ENVIRONMENTAL REVIEW:

The Southeast Community Park was evaluated as part of the Environmental Impact Report (EIR) adopted when the Mills Ranch Specific Plan was approved in 2005. The Southeast Community Park also qualifies for a Class 32 Categorical Exemption (CE).

The State California Environmental Quality Act (CEQA) Guidelines § 15332 states that a Class 32 CE is allowed when an infill development project meets the following conditions:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations.
b. The proposed development occurs within city limits on a project site of no more than 5-acres and substantially surrounded by urban uses. c. The project site has no value as a habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects, relating to traffic, noise, air, quality, or water quality.
e. The site can be adequately, served by all required utilities and public services.

The Southeast Community Park meets all the requirements of the infill conditions; and therefore, qualifies for Class 32 CE.

CITY COUNCIL

MILLS RANCH SOUTHEAST COMMUNITY PARK
FEBRUARY 11, 2025
PAGE 5 of 5
COST ANALYSIS:

The developer is paying for the construction of the Southeast Community Park.

ALTERNATIVES:

1. Accept staff’s recommendation.

2. Request changes to the Southeast Community Park Plan.

3. Continue the item.

4. Provide other direction.

Exhibits:

Exhibit 1: Southeast Community Park Plan (2/5/25 Version) c: Mike Nino, Nino Homes
Parks and Recreation Commission
Submitted by: _____ __________________________
Doreen Liberto, AICP, Community Development Director
Approved by: _____________________________________________ Octavio Hurtado, Public Works Director/City Engineer

King City City CouncilFebruary 11, 2025

King City City Council
February 11, 2025