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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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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
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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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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
169 City of King 2023-2031 Housing Element
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
Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 170
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.
Chapter 8. Cycle 5 Programs - Progress Toward Implementation 171 City of King 2023-2031 Housing Element
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.
Chapter 8. Cycle 5 Programs - Progress Toward Implementation City of King 2023-2031 Housing Element 172
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.
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.
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
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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.
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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.
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
semi-annually
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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
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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:
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: December 15, 2026
Objective: Expand potential locations for Agricultural Employment Housing. Expand potential for lower income housing in the Downtown Core.
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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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• 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.
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) 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.
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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:
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.
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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.
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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.
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.
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.
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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.
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• 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:
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.
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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.
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
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
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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.
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Energy Conservation
12) 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
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:
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.
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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.
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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:
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
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IMPLEMENTATION
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.
16) 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
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.
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City of King 2023-2031 Housing Element 208
SUMMARY
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
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.
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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.
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 9.7.1.
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.
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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.
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KI N G CI T Y GE N E R A L PL A N
NOISE ELEMENT
November 1998
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NOISE ELEMENT
NOVEMBER 1998
Table of Contents
Chapters Page
1 INTRODUCTION AND BACKGROUND 4
1.1 Introduction 4
1.1.1 Measurement of Sound 5
1.1.2 Noise and its Impact 8
1.2 Approach to Noise Control 10
1.2.1 Noise Control Legislation 10
1.2.2 Exterior Noise Standards 13
1.2.3 Methods to Reduce Noise 15
1.2.4 Role of Local Government 21
2 NOISE LEVELS IN THE CITY 22
2.1 Present Noise Levels 22
2.1.1 Residential 25
2.1.2 Non-Residential 25
2.1.3 Railroads 25
2.1.4 Aircraft 27
2.2 Future Noise Levels 28
2.2.1 Residential 28
2.2.2 Future Residential Development Areas 31
2.2.3 Non-Residential 31
2.2.4 Railroads 32
2.2.5 Aircraft 32
3 NOISE CONTROL GOALS AND POLICIES 33
3.1 Goals 33
3.2 Present Policies 33
3.2.1 Environmental Impact Reporting 33
3.2.2 Zoning Ordinance Regulations 33
3.2.3 Truck Route Ordinance 33
3.2.4 California Motor Vehicle and Penal Code 33
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3.3 Future Policies 33
4 REFERENCES CITED 35
List of Figures
1: Chart for Combining Levels of Uncorrelated Sounds
2: Components of Automobile Noise
3: Noise Reductions with Alternative Highway Designs and Noise Barriers 4: Noise Comparison Chart for Different Highway Designs 5: Noise Level of Freight Cars at 100 Feet from the Track List of Tables
1: Sound Level and Loudness of Typical Sounds in Indoor and Outdoor Environments 2: Exterior Land Use/Noise Compatibility Levels
3: Materials for Acoustic Shields
4: Noise Reduction Afforded by Common Building Construction Assuming No Special Noise Control Provisions
5: Typical Mean-Maximum Noise Levels Produced by Railroad Yard Operations List of Maps
1: 1995 Ldn Contours from Roadways
2: 2010 Ldn Contours from Roadways (to be added)
Appendices
A: Glossary of Noise Terms 36
B: California Noise Insulation Standards 39
C: U.S. Department of Housing and Urban Development Noise Standards 43 KING CITY GENERAL PLAN: NOISE ELEMENT
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CHAPTER 1: INTRODUCTION AND BACKGROUND
1.1 INTRODUCTION
Sound is a pressure phenomenon in the atmosphere generated by any sort of motion -- the passing of a jet airliner, the movement of train wheels over rails, or the working of train and auto engines. Part of the energy of motion goes into sound waves, which travel out in all directions, eventually reaching human ears. When the pressure variations of sound waves strike an eardrum, it vibrates in response to the changes in pressure. Each such disturbance of the eardrum is then car-ried to the brain where it is interpreted as a sound.
We are reared in an environment where cer-tain levels of sound are intuitively considered by the average human being to be normal. Increasingly, however, our environment contains sounds which to the average person can be called "unwanted.” Such unwanted sound is known as noise.
In recognition of a need to protect citizens against the encroachment of noise into their communities and places of residence, the State of California requires that a Noise Element be included in the Gen-eral Plan of every city and county.
This General Plan Element for the City of King, is concerned with present and potential noise levels and with specific recommenda-tions that the city can follow to control the various sources of community noise which affect its quality of life. This Noise Element was originally prepared in 1975, and was updated in 1995 and 1996 to reflect changing conditions (traffic volumes and land use patterns) as well as changing practices in how planning and other regulations deal with the noise environment.
Development of the Noise Element involves gathering and setting forth information in four major phases or steps, defined by the California Department of Health Services (1976). These major phases, and the corre-sponding sections within this Noise Element in which each is presented, are shown below:
STEPS IN THE DEVELOPMENT OF A NOISE ELEMENT
Major Steps Section in This Noise Element
A. Noise Environment Definition 1.0 (Introduction) & 2.0 (Noise Levels) B. Noise Compatible Land Use Planning 1.2 (Approach) & 3.0 (Goals and Policies) C. Noise Mitigation Measures 1.2 (Approach to Noise Control) D. Enforcement 1.2 (Approach) & 3.0 (Goals and Policies) KING CITY GENERAL PLAN: NOISE ELEMENT
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The remaining discussion in this section will describe how sound is measured, and how it noise affects daily living. Appendix A provides a glossary of technical terms appearing in the Noise Element.
1.1.1 MEASUREMENT OF SOUND
Measurements of variations in air pressure associated with sound waves are expressed in terms of decibels (dB). The weakest sound normal human ears can hear has a sound level of zero decibels (0 dB). Because the sound level measuring scale is logarithmic, every arithmetical increase in decibels which is a net gain of ten dB (for example, from 60 dB to 70 dB) means that the sound energy increases geometrically ten times. This means that a sound ten times more intense than a 0 dB· sound has a sound level of 10 dB; a sound 100 times more intense than 0 dB has a sound level of 20 dB; a sound 1000 times more intense than 0 dB has a level of 30 dB, and so on to the level of pain, 130 dB; a sound ten-million-million times more intense than 0 dB.
Some confusion may arise in determining the overall sound level from multiple noise sources.
When combining two sounds, each with equal sound levels, the sum is not twice the original level but the original level plus 3 dB. For example, when two jet aircraft, each producing a sound level of 120 dB are put together, the resultant sound level is 123 dB and not 240 dB as would be the case if the relationship between sound pressure and dB level were directly proportional and linear.
When combining unequal sound levels, such as the sound from a truck of 90 dB and the sound from a bus of 84 dB, the total is not 174 dB, but rather 91 dB. Equation 1 shows how to calculate the sum of different noise levels.
Figure 1 provides a chart developed for combining unequal sound level signals, and explains how to add decibel values.
Since energy losses are involved in the transmission of sound, sound becomes quieter as the distance between the sound source and the receiver of sound increases. For a theoretical point source, the decrease is 6 dB for each doubling of distance. For a perfect line source, the decrease is 3 dB for each doubling of distance. Thus, the values typically measured and computed for roadways range between these two limits. Site-specific conditions, such as absorption by rough KING CITY GENERAL PLAN: NOISE ELEMENT
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ground or reflection from pavement, also affect the degree to which distance causes a reduction in transmitted noise levels. Values of 4.0, 4.5, and 5.0 are commonly used for roadways. Use of the lowest value, 4.0, represents a reasonable and conservative approach. For example, a sound with a decibel level of 60 dB at 100 feet from the sound source would have -a level of 56 dB at 200 feet from the same source (assuming no obstructions between the source and the receiver).
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In terms of loudness, a sound 1 0 times more intense than another (arithmetically 10 dB higher) is not perceived by the human ear as being 10 times as loud as the first, but rather it is perceived as being twice as loud. If it is 100 time more intense (arithmetically 20 dB higher), it would be perceived as being 4 times as loud as the first, and so on. It should be noted that it is difficult for KING CITY GENERAL PLAN: NOISE ELEMENT
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the average person to detect differences of much less than three decibels. A person with nor-mal hearing is not able to detect any difference between, for instance, a 40 dB sound and a 41 or 42 dB sound; however, the same person is able to detect some difference be-tween a 40 dB and a 43 or 44 dB sound.
Table 1 shows the sound level and loudness of typical sounds in indoor and outdoor environments. All sound levels appearing in Table I, and throughout this report, are sound levels measured using the A-weighting network, or A-scale, of a standardized sound level meter. The Aweighting network most closely approximates the response of the human ear to sound. Decibel ratings of sounds measured on the A-scale are notated "dBA," for example 60 dB A
1.1.2 NOISE AND ITS IMPACT
Unwanted sound, or noise, can adversely affect many aspects of daily living. The most significant and most obvious harmful effect of noise on man is loss of hearing. Continued exposures to noise levels exceeding 100 decibels can lead to temporary and, eventually, to permanent hearing loss.
While normal environmental noise, even near freeways, does ·not yet approach levels asso-ciated with bearing loss, it nevertheless produces numerous undesirable effects on humans. Noise interrupts thought and mental concentration, which, in turn, not only lowers the working efficiency, of people doing exacting or predominantly mental work, but also makes them more nervous, irritable and generally unsettled. At sound levels above 50-60 decibels, a noise can disturb normal conversation. Noise can also interfere with communication by preventing the intelligent reception of voice sounds in classroom lectures, over the telephone, and reception of radio and television programs. In some situations, excessive noise can result in definite safety hazards; for example, by inability of a truck driver to perceive audible warning signals.
At sound levels above 35-45 decibels, noise can disturb a sleeping person. Noise which is not sufficient to arouse a person may impair the quality of sleep by shifting him from a deep stage of sleep to a shallower stage, or deprive him of that portion of sleep which is connected with dreaming and which is thought to be most important for rest.
While studies have shown that people vary markedly in their susceptibility to noise, and one can expect to find some highly suscepti-ble individuals in almost any community or neighborhood, discussions and recommenda-tions in this Noise Element are based on noises and noise levels that are considered unacceptable to persons having normal hearing sensitivity, rather than to those who are highly sensitive to noise.
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1.2 APPROACH TO NOISE CONTROL
1.2.1 NOISE CONTROL LEGISLATION
Legislation at both the federal and state level has been passed to deal with the problem of noise pollution. This section describes the most significant noise control legislation, first at the federal and then at the state level.
Federal Noise Control Act of 1972
The purpose of this act is to authorize the establishment of federal noise emission stan-dards for products distributed in commerce, and to provide information to the public respecting the noise emission and noise reduction characteristics of such products. The "products" include those identified as major noise sources which fall within the categories of transportation, electrical and electronic, and any motor or engine.
The Federal Environmental Protection Agency (EPA) Office of Noise Abatement and Control has the following goals for implementing the Act:
1. Structuring and implementing solutions to the problems of aircraft/airport noise.
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2. Proposing and promulgating noise emission standards for interstate motor carriers and railroads.
3. Identifying major sources, establishing noise criteria, developing control tech-nology, and proposing and promulgat-ing noise emission standards and regulations for products distributed in commerce.
California Noise Control Act of 1973
This act created the Office of Noise Control in the State Department of Health. It requires that office to maintain a program on noise control, and authorizes it to:
1. Conduct research and finance research by contract with other public and private bodies on the effects, measurement, and control of noise, including but not limited to:
a. Investigation of the psychological and physiological effects of noise on humans and the effects· of noise on domestic animals, wildlife, and property, and determination of acceptable levels of noise on the basis of such effects. b. Development of improved methods and standards for measurement and monitoring of noise.
c. Determining the most effective and practicable means of controlling noise generation, transmission, and reception.
2. Coordinate with and become know-ledgeable concerning the noise research programs of other governmental entities, including the federal government.
3. Disseminate to the public information on the effects of noise, acceptable noise levels, and techniques for noise measurement and control.
Noise Insulation Standards of the California Administrative Code Noise Insulation Standards; adopted by the State Housing and Community Development Commission in February 1974, establish uniform minimum noise insulation performance standards to protect persons within new hotels, motels, apartment houses, and dwellings, other than detached single-family dwellings, from the effects of excessive noise.
The Noise Insulation. Standards are in the form of regulations concerning sound transmission control between dwelling units (through provisions for airborne sound insu-lation for walls, and for both airborne and impact sound insulation for floor-ceiling assemblies) and noise insulation from exte-rior sources (through design provisions). These standards appear in Appendix B.
Vehicular Noise
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The authority for establishing noise standards for motor vehicles rests with the state, and consequently other agencies are restricted from setting their own motor vehicle noise standards by state pre-emption. California has six different types of laws aimed at reducing vehicular noise:
(1) objective on-the-road limits; (2) objective new vehicle limits; (3) traditional non-objective limits; (4) muffler certification; (5) tire certification; and (6) off-road vehicle regulation. Vehicle code enforcement of the state's non-objective limits is primarily a responsibility of the California . Highway Patrol; however, municipal police departments also participate in enforcement of these limits.
These limits are called "non-objective" because violations are not determined by objective measurements of noise levels; rather, the regulations require that motor vehicles be equipped with a properly main-tained muffler to prevent excessive or unusual noise.
Additionally, the California Department of Transportation. (CALTRANS) has a program aimed at reducing noise along California's highways. One element of the program is aimed at reducing noise emissions from motor vehicles themselves. To accomplish this task, CALTRANS will continue to spon-sor research in the area of motor vehicle noise reduction (for example, finding meth-ods to make the diesel engine a quieter noise source), and will support legislation to reduce motor vehicle noise as advances in technology permit it.
A second element of the program calls on local governments to permit only compatible land uses next· to freeways, and the third is designed to allow CALTRANS to provide noise attenuation devices in highway planning and construction. ("Methods to Reduce Noise, 11 a later section in this chapter, includes a discussion on the use and design of noise barriers for attenuating roadway noise.) Under this third element, the Department will define a new capital outlay program based· on state-wide inventory of noise problems, and establish construction priorities based on objective criteria. Before CAL TRANS will consider construction of any noise attenuation measures on existing freeways in an area, the area’s local governments must take action to establish land and building regulations controlling the building of homes, schools, hospitals, or other institu-tions incompatible with freeway development along the highway right-of-way.
Aviation Noise
According to state law, the Department of Aeronautics, counties, and airport proprietors have the responsibility for ensuring that airport operations do not create any undue noise impact as evaluated by community noise equivalent level (CNEL) criteria. The CNEL is a measurement utilized to limit the noise generated by total activity at an airport.
CNEL is based upon the use of an equivalent noise level or Leg Noise levels commonly vary over time, and the Leq for a specified time period is that noise level which, if held constant, would represent the same total sound energy as the varying noise levels over that same period.
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The CNEL is an equivalent noise level over a 24-hour period, with increments or "penalties" added to noise levels during the evening and nighttime periods. This is done in order to account for the increased annoyance caused by noise levels during the evening and nighttime hours. A more detailed explanation of CNEL is contained in the Glossary.
Detailed requirements for monitoring and evaluation of airport noise environments are provided in state aviation noise legislation, and are now being implemented throughout the state. The thrust of the law is to modify all elements of aircraft operation to reduce their impact, including quieter types of planes, reducing the number of flights and reducing nighttime operations.
According to criteria of Title 4, California Administrative Code, local airports, such as the King City Airport, are exempt from the code's requirements of establishing noise monitor systems and of developing CNEL boundaries.
1.2.2 EXTERIOR NOISE STANDARDS
For determining the general compatibility between exterior noise levels and various land uses, most standards rely on either the CNEL described above, or on a very similar noise descriptor called the day-night average noise level, or Ldn. Ldn is also a 24-hour equivalent noise level, and also has a 10 dB A "penalty" added to noise during the nighttime hours of 10:00 p.m. - 7:00 a.m.
Unlike the CNEL, the Ldn does not distinguish between daytime evening hours. The difference be-tween the two descriptors is usually on the order of 0.5 dBA. Since this difference is usually less than the uncertainty of noise predictions and is certainly less than most people would be able to distinguish, the two noise descriptors--CNEL and Ldn--are commonly used interchangeably.
Table 2, "Exterior Land Use/Noise Com-patibility Levels," provides standards to be used for reviewing plans for development of various land uses, and for determining whether or not special noise attenuation measures should be provided in proposed developments. While these standards are intended to be guidelines for future devel-opment, they may also be referred to for evaluating present conditions within the City. Section 2 of this Noise Element uses the noise levels contained in Table 2 as the refer-ence values for judging the compatibility of existing and proposed land uses with present and projected noise levels.
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For new development which would include funding by the U.S. Department of Housing and Urban Development (HUD), certain HUD noise standards must be observed. HUD Transmittal Notice 1390.2 sets forth exterior noise exposure standards for sites for new residential construction, single or multifamily; these standards appear in Appendix C. Appendix C also presents HUD standards for interior noise exposures of new and rehabilitated construction, for noise insulation between multi-family dwelling units, and for other land uses and existing housing.
The Federal Highway Administration (FHW A) has issued, in the Federal Aid to Highways Act (1 973), specific ambient noise level standards, for various land uses, that must be met before any proposed federal-aid highway improvements receive approval. Appendix D presents these standards. Under the FHW A act, noise levels associated with proposed federal-aid highway improvements are to be predicted (by highway agencies in cooperation with local agencies), and these predictions are to be presented at public hearings. Plans and specifications for any proposed project on any federal aid. system must also include adequate measures to implement the appropriate noise level stan-dards.
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1.2.3 METHODS TO REDUCE NOISE
There are a number of methods by which the overall levels of sound in a community may be decreased. These relate to a variety of situations and are discussed topically below.
Highway Design and Noise Barriers
An overwhelming source of noise in urban areas is road traffic. Prime offenders are motorcycles and diesel-engine trucks and buses, all of which emit approximately 10 to 15 dBA more noise than autos at typical highway speeds. With the continual increase of traffic on the roads, the noise problem yearly becomes more acute.
For an understanding of the components of automobile noise, Figure 2 illustrates how sound intensity changes with vehicle speed, and also illustrates the relative proportions of noise generated by the tires compared to the total engine and exhaust components. Figure 2 illustrates that for speeds in excess of 3 5 miles per hour, the majority of noise is generated by aerodynamic friction and the tire surface interface. Therefore, even if a noiseless engine could be designed, very little benefit would be realized for total highway noise where vehicle operating speeds in excess of 35 miles per hour occur. Since much of the roadway noise problems are generated from high speed facilities, this fact leads us to understand that controlling noise at the vehicular source is not nearly as important an abatement strategy as being able to abate noise levels in the adjacent community through roadway design techniques.
Many different roadway designs are available for reducing traffic noise. The relative effectiveness of each basically depends on the relative height of the roadway, on the noise source itself, and on the height of obstructions between the source and the receptor. Noise from either an elevated or depressed highway ordinarily is received on adjacent land at a lower level than if the roadway were at the same grade as the adja-cent land. A depressed highway generally results in less noise for adjacent lands than does an elevated facility.
An increasingly common method of reducing roadway noise is use of the noise barrier. Noise barriers are walls or other acoustic shields between the source of noise and its receptor. The main purpose of the barrier is to break and reduce the direct transmission of acoustic energy. The composition of the barrier, its placement, and its height will de-termine its effectiveness.
In general, sound barriers cannot reduce average noise levels by more than 10 to 15 dBA, although reduction of peak noise levels between 15 and 25 dBA is possible. Table 3 describes various materials used for noise barriers and some of their characteristics, including their sound transmission loss (TL) characteristics TL is the quantitative meas-ure, expressed in decibels, of the energy lost while a sound passes through a building material; the higher the TL the better the performance of the material.
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Building Design and Materials
It is possible to reduce the exterior noise that is received within a structure through various building construction techniques. Use of such techniques is valuable not merely for the obvious reasons of increased quiet and comfort within a structure, but also because along with zoning for land use compatibility and site planning, exterior noise control offers a method of developing building sites that would otherwise remain undeveloped or suffer loss of value due to noise.
We have all from time to time observed the marked reduction of outside noise as we have quickly walked into a building and shut the door. The quantitative description of this sound level reduction is called noise reduction (NR) and is expressed in decibels. The NR is the numerical difference in deci-bels between two areas. For example, if the outside sound level is 70 dBA and the inside is 45 dBA, the NR = 70 dBA - 45 dBA = 25 dBA.
Most residences with no special noise control provisions have an NR of from 15 to 30 dBA depending upon whether the windows are open or closed. Concrete commercial buildings with sealed windows may provide 30 to 40 dBA NR depending upon the glass area. Table 4 shows the noise reduction usually afforded by common building construction.
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Practical building exterior noise control techniques are available to improve the noise reduction of typical construction by 10 to 20 dBA. Such techniques which could be used generally involve one or more of the following:
1. Use of heavy weatherstripped exterior doors.
2. Fixed, sealed double windows. (Forced or air conditioning would be required in rooms with sealed windows.)
3. Elimination of baffling of openings through walls, including wall air conditioning, mail slots, attic and crawl space, etc.
4. Adding materials to certain wall and ceiling surfaces, especially beamed ceilings where attics exist.
Construction Activity and Equipment
Often a major, but temporary, source of noise in a community is that associated with construction work. Through all phases of construction, activity noise is a problem, although it is more of a problem during some phases than during others. Studies have been made which indicate that in KING CITY GENERAL PLAN: NOISE ELEMENT
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building construction the initial ground clearing and excavation phases tend to be the noisiest.
The subsequent foundation and erection phases tend to be somewhat less noisy, and the final finishing phase again tends to be relatively noisy.
One method to reduce construction activity noise is to use quieter equipment such as soundshielded or muffled jackhammers and pavement breakers. Means to reduce con-struction noise other than quieting of equipment include:
1. Replacing individual operations and techniques with less noisy ones, e.g., using welding instead of riveting mixing concrete off-site instead of on-site, and employing prefabricated structures instead of assembling then on-site.
2. Selecting the quietest of alternate items of equipment, e.g., electric instead of diesel-powered equipment, hydraulic tools instead of pneumatic impact tools.
3. Scheduling of equipment operations to keep average levels low, to have noisi-est operations coincide with times of highest ambient levels, and to keep noise levels relatively uniform in time; also, turning off idling equipment.
4. Keeping noise equipment as far as possible from site boundaries.
5. Providing enclosures for stationary items of equipment and barriers around particularly noisy areas on the site or around the entire site.
Operation of Household Appliances
Most household appliances are only infrequently, if ever, used outdoors. Significant noise exposure is therefore confined to the occupants of individual homes, except for unusually loud noises radiated through open windows or transmitted through the separating walls or floors and ceilings of adjacent units. Lawnmowers and other yard and gar-den equipment are used only outdoors, and the outdoor sides of sections of air condi-tioner units and ventilating fans also radiate noise outdoors. The noise levels produced by some of these products can be high enough to annoy neighbors, and a house holds common sense consideration of appropriate times for using such products can significantly reduce the annoyance caused by their usage.
Noise Ordinance Regulations
Regulations for controlling community noise may be divided into two broad categories depending upon their legal basis. The first type includes regulations which are mainly subjective in nature requiring a great deal of judgement in their application and enforcement. The second type of noise regulation can be considered mainly objective, and is based on some type of noise measurement. Many cities have some combination of the two types of regulations.
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Subjective noise regulations usually take the form of general nuisance and disturbance prohibitions, and/or specific activity prohibitions. The main advantage of subjective limits is that no special equipment is required and no technical expertise is required to administer and enforce the standards. There also is some intuitive understanding of the basic concept of nuisance and disturbing activities by the layman. However, application of subjective laws to specific disturbances is highly variable.
Problems of maintaining uniform and equi-table enforcement of subjective noise control regulations can be aided by ordinances based upon measured noise limits. They allow much more subtle and specific treatment of different situations and noise sources. Accommodations for available abatement methods and existing technology are possible, allowing the activity or noise source to continue with properly modified performance. In general a much wider flexibility and consideration of environmental issues can be included in the drafting of standards based upon specific noise measurements. There are three primary types of objective noise regulations used by municipalities: those which specify an absolute maximum noise level measured at a given distance from the 11oise source; those which specify an absolute maximum noise level with respect to a spe-cific· boundary; and those which specify a maximum incremental increase in noise level above the ambient, or background, noise level Whether noise regulations are objective or subjective, enforcement of any noise ordinance should be as simple and easily understood as possible for those who must make the measurements and enforce the ordinance. under all types of conditions. If the enforcement agency is one with other responsibilities, such as the Police Department or Building Inspection Department, it is of even greater importance to provide noise standards that are easily understood and measurement methods that are simple and straightforward.
1.2.4 ROLE OF LOCAL GOVERNMENT
The primary role of King City in reducing unwanted noise in the environment lies in applying many of the standards and measures that derive from the programs described above. Preparation of this Noise Element is a major step in that regard, as was adoption of the City Noise Ordinance (Section 17.56.030 of the Municipal Code). In planning for future land uses within. the city, the compatibility with anticipated noise levels can be considered. In reviewing specific development proposals, noise levels can be noted and requirements for appropriate noise reduction measures established consistent with the standards in Table 2.
More detail regarding these activities is provided in Section 3, dealing with noise control goals and policies. For King City, the spe-cific individual within the local government who is responsible for coordination of local noise control activities is the Director of the Planning and Building Department.
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CHAPTER 2: NOISE LEVELS IN THE CITY
2.1 PRESENT NOISE LEVELS
General information regarding the noise environment within King City was gathered through field observations of noise levels, traffic patterns, land uses, point noise sources, and general human activities during typical days. These observations were supplemented with interviews of city officials and others to obtain more direct information regarding noise levels and patterns of noise.
The results of this general research are summarized in the following points:
1. Major sources of noise in King City are the freeway (SR 101), the railroad (SP freight and Amtrak), American Star Cogeneration facility (north end of city), miscellaneous packing plants and similar industrial activities, and music performances and activities associated with the annual fair held within the southern area of the city. Of these sources, the only one for which complaints are received by the city is the fair. Specifically, complaints have been limited to amplified music at night time performances at the fair.
2. Noise sensitive areas include all resi-dential and school areas within the city. Specifically, the residential areas in the southern portion of the city near the fairgrounds appear to be the most sensitive in terms of generating complaints.
3. The community is generally quite tol-erant regarding major noise sources. The city is a major agricultural packing and transport center, and transportation corridor service center. These uses are associated with the major noise sources within the city.
4. Noise problems within King City are generally not severe. Highway and railroad noise effects are typical. Patterns of land use development have generally avoided major incompatibility with noise levels.
5. For most parts of the city, noise levels do not exceed normal compatibility thresholds.
To determine existing noise levels within King City, sound level measurements were made along the city's major streets. The results of these measurements, and noise modelling procedures developed by the Fed-eral Highway Administration (Barry and Reagan, 1978) and the California Depart-ment of Transportation (Wood and Hendricks, 1983), were used to develop a series of noise level contour lines, which are shown in Map 1. The contour lines connect those points having the same noise levels; expressed as day-night average noise levels (Ldn).
Existing noise walls along San Antonio Drive and First Street were considered when computing noise levels for the contours. In other areas, attenuation was not considered for buildings, walls or other structures outside the roadway right-of-way. In other words, the actual noise levels received at those points not in direct lines-of-sight with the studied roadways are less than indicated on the map. As discussed in the section on noise barriers--Section II--the degree that KING CITY GENERAL PLAN: NOISE ELEMENT
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an intervening structure lessens sound transmis-sion depends on the physical properties and location of the structure.
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The following paragraphs summarize the information contained in the present (1995) noise level map. In this summary, those existing land uses which are impacted by noise levels exceeding the recommended limits in Table 2 are described.
2.1.1 RESIDENTIAL
Homes at the periphery of the U.S. 101- Canal and Division Street interchange are exposed to noise levels in excess of 65 dBA Ldn- This area includes about two-thirds of the Rio Plaza mobile home park and approximately 12 other homes. Other residential areas with Ldn values above 65 dBA include the following: (1) homes and other residential uses fronting Broadway Street, particularly near U.S. Highway 101; (2) homes fronting Canal Street; (3) apartments adjacent to First Street.
The labor housing units between Jayne Street and the Southern Pacific railroad tracks do not experience roadway noise in excess of 65 dBA Ldn, but are subject to relatively high railroad noise levels as discussed below.
2.1.2 NON-RESIDENTIAL
King City Union High School property which is within 200 feet of Broadway's cen-terline, and the rest home on Broadway between San Lorenzo and Mildred Avenues, are exposed to day-night average noise levels in excess of 60 dBA. Most of these properties are, however; well outside of the 65 dB A Ldn of these streets.
2.1.3 RAILROADS
On the average there are 12 trains per day which pass through King City. Approxi-mately 10 of these trains, 4 of which are scheduled, make no stops within the city. The total time per day that trains are in motion through the city is small, but the noise levels near the tracks during these peri-ods can be disruptive. Figure 5 provides the noise levels of freight cars, at various speeds, that are heard at distances of I 00 feet from the track.
From Figure 5, it can be seen that railroad noise of approximately 80 dBA is heard at a distance of 100 feet from the track whenever a train passes through the city at 30 miles per hour, the maximum permissible speed within the city limit. At the saine speed, railroad noise of 65 dBA is heard at a distance of 630 feet from the railroad tracks. Within this distance are the labor housing units located along Jayne Street, and approximately 200 residences located between Second Street and the train tracks. Not all of these resi-dences would actually experience excessive train noise, however, since many of them are effectively shielded by intervening buildings.
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Table 5 describes the noise levels, received at 100 feet from their sources, of various operations associated with those trains which do make stops, for short or extended time periods, within the city.
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2.1.4 AIRCRAFT
While CNEL contours are not required for the King City Airport, sound measurements at the airport indicate that flying operations create no significant noise intrusions on the King City environment. Measurements taken (for the 1975 Noise Element) on Bitterwater Road, between Airport Drive and the Soil Service facilities, show that area's L10 level to be 68 dBA. Both aircraft and truck traffic contribute to this level.
It is interesting to note that during the meas-urement period, the highest recorded noise level -- 83 dBA -- was caused by a passing truck; none of the noise levels caused by the passage of overhead aircraft exceeded 80 dBA. Measurements and observations made for the 1996 update KING CITY GENERAL PLAN: NOISE ELEMENT
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of this Noise Element confirm this description of aircraft noise--for the most part it is indistinguishable from traffic and other noise sources. The location of the airport on the outskirts of the city and the orientation of its runway· combine to assure that King City's settled areas are affected by aircraft noise at L 10 levels less than the 68 dB A level of the airport environment.
2.2 FUTURE NOISE LEVELS
Map 2 shows Ldn values projected to be generated by traffic on major streets of the city and on U.S. Highway 101. These projections are for the time when the City General Plan would· be completely built out (approximately 2010). As with Map 1, the map for future noise contours does not consider attenuation for buildings, walls or other structures outside the roadway's right-ofway.
The following paragraphs summarize the information contained in the future (General Plan Buildout) noise level map. In this summary those existing land uses which are impacted by noise levels exceeding the recommended limits in Table 2 are described. The land uses assumed to exist in the future are those depicted in the Land Use Element of the General Plan.
2.1.1 RESIDENTIAL
The major change in the noise environment of King City anticipated through the time of the General Plan buildout is the increasing influence of U.S. Highway 101 noise levels. This is obvious as the 70 dBA and 65 dBA Ldn contours move out farther from the freeway relative to those shown in Map 1 for the 1995 conditions. Approximately 22 residences within the Rio Plaza Mobile Home Park south of the freeway would experience Ldn values in excess of 70 dBA The remainder of the mobile home park, along with other residences south of the freeway, would experience Ldn values in excess of 65 dBA, which is not considered compatible with residential uses.
The other residences which may be subject to excessive noise in this area include approximately 33 single family dwellings around Rio Vista Circle, 25 dwellings at Rio Vista Court and River Drive, and most of the dwellings ( approximately 20) in the Vista Oaks development. To some extent, particularly within the multi-family developments, the shielding provided by intervening buildings may reduce the noise to compatible levels. It is clear, however, that an increased area of existing residential development will be subject to incompatible noise levels as the freeway traffic volumes increase.
Increasing noise levels from the freeway will also affect residences along Canal Street, but fewer homes will be. involved here. Other residential areas north of the freeway will also experience gradually increasing noise levels, but are not expected to exceed 65 dBALdn.
Along San Antonio Road, projected traffic increases will also lead to Ldn values above 65 dBA affecting the existing apartments south of Amherst Street. Other residences along San Antonio KING CITY GENERAL PLAN: NOISE ELEMENT
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Road will also experience increasing noise levels. For the most part, however, the existing system of noise barriers will keep the Ldn values below 65 dBA at ground level living areas. Corner lots and second floor living areas closest to San Antonio Road will be subject to noise levels just over 65 dBA Ldn.
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2.1.2 FUTURE RESIDENTIAL DEVELOPMENT AREAS
From a noise viewpoint, residential development is feasible in any portion of the outskirts of King City but some areas are more preferable than others. Towards the southeast, south of U.S.
Highway 101, freeway noise levels will have to be reduced in order to be compatible with residential land uses. The topography in this area is relatively flat so opportunities for grade differences to reduce noise levels are not present. A combination of adequate buffer distances and noise barriers will be necessary for residential development in this area.
To the east, generally along Lonoak Road, it would be easier to achieve compatibility between noise levels and residential development. The proximity of the railroad, however, does present a constraint involving noise from the rail operation itself and from future packing or other industrial uses that might locate adjacent to the rail line.
In the northern areas, the noise form future traffic along San Antonio Road, Speckles Road, and Metz Road would not pose an unsurmountable constraint. Of the three, San Antonio Road is the most important noise source. In the event any residential development is pursued in this area, larger horizontal setbacks and attention to noise levels at upper floors would insure compatibility with the future noise levels. Assuming adequate buffer distances are maintained, the airport, cogeneration facility, and other industrial noise sources in the northern portion of King City would not represent objectively significant noise sources to future residential development. These noise sources would be audible however, and they can be perceived as distinct sources even if their noise levels do not exceed an compatibility threshold. As such, it is possible that these sources could lead to complaints if future residential development is located close to them.
2.1.3 NON-RESIDENTIAL
Under the future traffic conditions, larger portions of King City High School will be subject to Ldn values in excess of 60 dBA, but most buildings will remain below 65 dBA. The increase in exterior noise levels at the High School will be primarily due to traffic on U.S. Highway 101, not increases in local traffic on Broadway Street or Mildred Avenue.
The increasing area within the 65 dBA Ldn contour from the freeway will also include the George Mee Memorial Hospital. Actual noise at the hospital may not reach that level, however, due to the barrier effect of existing buildings in the shopping center to the south. Noise levels will also increase at the City park, and portions of the municipal golf course will be within the future 65 dBA Ldn contour from the freeway. There are no buildings or other features to shield the golf course from these noise increases.
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2.1.4 RAILROADS
Assuming that the designs of railroad locomotives, cars, and tracks are not altered, future railroad associated noise levels will not be different than those indicated in Figure 5 and Table 5 above.
Only negotiations with the Southern Pacific to lower train speed limits within the city's boundaries would result in any immediate lessening of noise levels associated with train passages.
Consideration of railroad noise levels in the planning and design for future residential areas is the best approach to minimizing potential disruption by this noise source.
2.1.5 AIRCRAFT
Until such time as the King City Airport constructs an additional runway, noise levels at the airport can be expected to remain essentially at their present levels. It is anticipated that the addition of a runway will not be needed prior to buildout of the updated General Plan. Development of properties adjacent to the airport as industrial lands, as shown in the Land Use Element, will help to maintain the present favorable situation of separation of aircraft noise from noise-sensitive land uses.
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CHAPTER 3: NOISE CONTROL GOALS AND POLICIES
3.1 GOALS
The ultimate goal of the city's Noise Element is to encourage land utilization patterns which will separate uncontrollable and undesirable noise sources from residential and non-residential noise sensitive areas. The immediate goal is to reduce the level of noise so that it causes no human stress or health damage, and does not interfere with any reasonable activities and expectations of citizens and businesses.
3.2 PRESENT POLICIES
King City already has several implementation methods at its disposal to achieve the goals of the Noise Element. It should be the policy of the city to continue to coordinate and utilize methods aimed at securing and maintaining living environments free from excessive and annoying noise:
3.2.1 ENVIRONMENTAL IMPACT REPORTING
Pursuant to provisions of the California Public Resources Code, King City adopted an ordinance requiring Environmental Impact Assessments or reports for most proposed projects. Included are uses which require discretionary review and approval through the conditional use permit proce-dure. As part of the Environmental Impact Report procedure the project must be analyzed in respect to any adverse effects which may be results of noise generated if the project or proposal is implemented. Mitigation measures must be taken to reduce or avoid short or long term adverse effects.
3.2.2 ZONING ORDINANCE REGULATIONS
The Zoning Ordinance of King City contains general performance standards which specify dBA levels for residential, commercial and industrial uses.
3.2.3 TRUCK ROUTE ORDINANCE
King City has a truck route ordinance which specifies the routes which trucks must use within its boundaries.
3.2.4 CALIFORNIA MOTOR VEHICLE AND PENAL CODE
The California Motor Vehicle Code, enforced by the police department, contains provisions which regulate noise generated by on-the-road and off-the-road vehicles. The Penal Code, also enforced by the police department, contains provisions regulating noise sources considered disturbances of the peace.
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3.2.5 FUTURE POLICIES
Recommendations for the city to adopt as policies for implementing the Noise Element are presented here:
1. The standards for "Exterior Land Use/Noise Compatibility Levels" -- Table 2 of this Noise Element -- and the noise level contour maps should be used for reviewing plans for development or redevelopment of various land uses, and for determining whether or not special noise attenuation measures should be provided in any proposed development which the Planning Commission and/or City Council may conditionally approve.
2. The city should adopt a Noise Ordinance which regulates the loudness, duration and time of various noise emissions within its city limits.
3. The city should review its function and activities to insure that activities as public works construction, refuse collection, and street sweeping, which normally generate relatively high noise levels, are scheduled to coincide with times of highest ambient noise levels.
4. The city should include maximum noise level requirements in specifications of their equipment purchases, including construction equipment and refuse disposal vehicles.
5. The city should actively enforce the Noise Insulation Standards required in the California Administrative Code.
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CHAPTER 4: REFERENCES CITED
Barry, T.M., and J. A. Reagan. 1978. FHWA Highway Traffic Noise Prediction Model Report No.
FHW A-RD-77-108, prepared by the Federal Highway Administration, Office of Research, Office of Environmental Policy, Washington, D.C. December.
Bolt, Beranek and Newman. 1971. Noise Assessment Guidelines Technical Background. Prepared for the Department of Housing and Urban Development. December.
California Assembly Committee on Transportation. 1973. Motor Vehicle Noise. February.
County of Santa Clara Planning Department. 1972. Measurement of Noise.
Hogan, C. Michael. 1973. Analysis of Highway Noise. Water, Air, & Soil Pollution. Vol. 2, No. 3.
September.
Latshaw, Gary L. 1973. Highway Noise Abatement Techniques in Water, Air & Soil Pollution, Vol. 2, No. 3, September.
Veneklasen, Paul S. and Associates. 1973. Noise Insulation Problems in Buildings. January.
Wood, D.S., and R.W. Hendricks. 1983. User's Instructions for SOUND32 (Caltrans Version of FHW A Highway Noise Prediction and Barrier Cost Reduction Procedure, ST AMINA2.0/OPTIMA).
Prepared by the Office of Transportation Laboratory, California Department of Transportation, Sacramento, California. June.
Wyle Laboratories. 1973. Assessment of Noise Environments Around Railroad Operations, Report No. WCR 73-5.
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APPENDIX A
GLOSSORY OF NOISE TERMS
Abatement: The diminution in intensity of a sound.
Airborne Sound: Sound that reaches the point of interest by propagation through the air.
Amplitude: Peak value of a periodically varying quantity such as a travelling sound wave.
Attenuation: A reduction in strength, effect, or amplitude of a sound.
A-Weighted Network (A-scale): The ear does not respond equally to sounds of all frequencies, but is less efficient at low and high frequencies than it is at medium or speech range frequencies.
Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear's response, it is necessary to reduce, or weight, the effects of the low and high frequencies with respect to the medium frequencies. The resultant sound level is said to be A-weighted, and the units are dBA. Sound level meters have an A-weighting network for measuring A-weighted sound level. The abbreviation for decibels using an A-weighting network is "dBA."
Community Noise Equivalent Level (CNEL): A special composite noise level that represents an equivalent noise level over a 24-hour period, with weighting factors or "penalties" which are added to noise levels during the evening and nighttime periods. A 5 dBA adjustment is added to noise levels during evening hours, from 7:00 p.m. to 10:00 p.m. A 10 dBA adjustment is added to noise levels during nighttime hours, 10:00 p.m. to 7:00 a.m. CNEL is among the most widely used noise descriptors upon which many noise compatibility standards are based. CNEL is computed as follows:
Daytime Equivalent Noise Level (Lo): The equivalent noise level during daytime hours, used in computing either CNEL or Ldn.
Day-Night Average Noise Level (Ldn): Another composite noise level, very similar to CNEL, that represents and equivalent noise level over a 24-hour period, with a weighting factor or penalty applied to noise levels during the nighttime hours. A 10 dB A adjustment is added to noise KING CITY GENERAL PLAN: NOISE ELEMENT
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levels during nighttime periods (10:00 p.m. to 7:00 a.m.). Like CNEL, Ldn is a widely used noise descriptor. Ldn values will usually be approximately 0.5 dBA less than CNEL values, and the two are often used interchangeably.
Decibel (dB): A unit measure of sound (noise) level relative to a standard reference sound on a logarithmic scale. The quantity "zero decibels" corresponds to the sound pressure level of the least powerful sound--the standard reference sound--that a very sensitive human ear can hear This standard reference sound has a sound pressure level which is 0.00002 times atmospheric pressure.
Equivalent Noise Level (Leq): A single noise level which, if held constant during a specified time period, would represent tlie same total energy as a fluctuating sound. Leq values are commonly expressed for periods of one hour, but longer or shorter periods may be specified.
Frequency: The number of oscillations per second of any wave; expressed in Hertz (Hz), or cycles per second (cps).
Impact Sound: The sound arising form the impact of a solid object on an interior surface (wall, floor, or ceiling) of a building. Typical sources are footsteps, dropped objects, etc.
L10 (Level): The noise level that is exceeded for 10 percent of any specific sampling time.
Noise Exposure Forecast (NEF): A scale (analogous to CNEL) which has been used by the Federal Government and other agencies in land use planning guides for use in connection with airports.
The noise exposure level at a point expressed in the NEF scale is numerically about 3 5 db lower than if expressed in the CNEL scale.
Noise Level Contours: Noise sources such as airports and trafficways generate a noise environment which can be described by drawing contours on a map. The contour lines connect the points on a land surface map that have the same noise level, and are analogous to lines of equal elevation on a topographic map.
Noise Reduction (NR): The noise reduction between two areas or rooms is the numerical difference, in decibels, of the average sound pressure levels in those areas or rooms. A measurement of 11noise reduction" combines the effect of the transmission loss performance of structures separating the two areas or rooms, plus the effect of acoustic absorption present in the receiving room.
Resonance: The relatively large effects produced, e.g. amplitude of vibration, when repetitive sound pressure or force is in approximate synchro11jsm with a free (unforced) vibration of a component or a system.
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Sound Level Meter: An instrument, consisting of a microphone, an amplifier, an output meter, and frequency-weighting networks, that is used for the measurement of noise and sound levels.
Sound Pressure Level: The variation from atmospheric pressure caused by a sound wave. (Expressed mathematically, the sound pressure level of a sound in question is, in decibels, 20 times the logarithm to the base 20 of the ratio of the pressure of the sound in question to the reference pressure, where the reference pressure is 0.00002 times atmospheric pressure.) Sound Transmission Loss (TL): A measure of sound insulation provided by a structural configuration.
Statistical Noise Level (L90, L.10, etc.): A measurement which gives the noise level exceeded a given percentage of the time. Thus, L90 is the noise level exceeded 90% of the time. Statistical noise levels commonly used in analysis include L90, L50 and L 10.
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APPENDIX B
CALIFORNIA ADMINISTRATIVE CODE NOISE INSULATION STANDARDS CALIFORNIA ADMINISTRATIVE CODE, TITLE 25 CHAPTER 1,
SUBCHAPTER 1
ARTICLE 4. NOISE INSULATION STANDARDS
1092. Noise Insulation Standards.
(a) Purpose. The purpose of this article is to establish uniform minimum noise insulation performance standards to protect persons within new hotels, motels, apartment houses, and dwellings other than detached single-family dwellings from the effects of excessive noise, including but not limited to hearing loss or impairment and persistent interference with speech and sleep.
(b) Application and Scope. The provisions of this article relating to noise insulation performance standards apply to all applications for building permits made subse-quent to the effective date of these regulations. These regulations shall be effective 6 months after the adoption by the Commission of Housing and Community Development.
(c) Definitions. The following special definitions shall apply to this article as applicable:
(1) Impact Insulation Class (IIC) - A single
number rating for ceiling-floor construction that represents the ability of the construction to isolate impact noise, where measurement procedure is based on ASTM E492-73T and as defined in UBC Standard No.
35-2.
(2) Sound Transmission Class (STC). - A single figure rating for floor-ceiling and interior wall partition construction that represents the ability of the construction to isolate airborne noise, where measurement procedure is based on ASTM E90-70 or
ASTM E 366-71 and as defined in UBC Standard No.
35-1.
(3) Detached Single-Family Dwelling - Any single-family dwelling which is separated from adjacent property lines by 3 feet or more or is separated
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from adjacent buildings by 6 feet or more.
(d) Sound Transmission Control Between Dwelling Units.
(1) Wall and Floor-Ceiling Assemblies. Wall and floor-ceiling assemblies separating dwelling units or guest rooms from each other and from public space such as interior corridors and service areas shall provide airborne sound insulation for walls, and both airborne and impact sound insulation for floor-ceiling assemblies.
(2) Airborne Sound Insulation. All such separating walls and floor-ceiling assemblies shall provide an airborne sound insulation equal to that required to meet a Sound Transmission Class (STC) of 50 (45 if field tested) as defined in UBC Standard No. 35-1.
Penetrations or openings in construction assemblies Tor piping, electrical devices, recessed cabinets, bathtubs, soffits, or heating, ventilating or exhaust ducts shall be sealed, lined, insulated or otherwise treated to maintain the required ratings.
Dwelling unit entrance ·doors from interior corridors together with their perimeter seals shall have a Sound Transmission Cliss (STC) rating of riot less than 30 and such perimeter seals shall be maintained in good operating condition.
(3) Impact Sound Insulation. All separating floor ceiling assemblies between separate uits or guest rooms shall provide impact sound insulation equal to that required to meet an Impact Insulation Class (IIC) of 50 (45 if field tested) as defined in UBC Standard No. 35-2. Floor coverings may be included in the assembly to obtain the required rating, and must be retained as a permanent part of the assembly and may only be replaced by other floor covering that provides the same sound insulation required above.
(4) Tested Assemblies. Field or laboratory tested wall or floor-ceiling designs having an STC or IIC of 50 or more as determined by UBC Standard 35-1, 35-2 or 35-3 may be used without any additional field testing when in the opinion of the Building Officials the laboratory tested design has not been compromised by flanking paths. Tests may be required by the Building Official when evidence of compromised separations is noted.
(5) Field Testing. Field testing, when required, shall be done under the supervision of a person experienced in the field of acoustical testing and engineering, who shall forward test results to the Building Official showing that the minimum sound insulation requirements stated above have been met.
(6) Airborne Sound Insulation Field Tests. When required, airborne sound insulation shall be determined according to the applicable Field Airborne Sound Transmission Loss Test procedures of U.B.C. Standard No. 35-3. All sound -transmitted from the source room to the receiving room shall be considered to be transmitted through the test partition.
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(7) Impact Sound Insulation Field Test. When required 1 impact sound insulation shall be determined in accordance with U.B.C. Standard No. 35-2.
Note: Excerpts from the 1973 U.B.C., Appendix Chapter 35, reproduced with permission of International Conference of Building Officials, 5360 South. Workman Mill Road, Whittier, California.
(e) Noise Insulation from Exterior Sources.
(1) Location and Orientation. Consistent with land use standards, residential structures located in noise critical areas, such as proximity to select system of county roads and city streets (as specified in 186.4 of the State of California Streets and Highways Code), railroads, rapid transit lines, airports, or industrial areas shall be designed to prevent the intrusion of exterior noises beyond prescribed levels with all exterior doors and windows. in the closed position. Proper design shall include, but shall not be limited to, orientation of the residential structure, set-backs, shielding, and sound insulation of the building itself. (2) Interior Noise Levels. Interior community noise equivalent levels (CNEL) with windows closed, attributable to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room. (3) Airport Noise Source. Residential structures to be located within an annual CNEL contour (as defined in Title 4; Subchapter 6, California Administrative Code) of 60 require an acoustical analysis showing that the structure has been designed to limit intruding noise to the prescribed allowable levels. CNEL's shall be as determined by the local jurisdiction in accordance with its local general plan.
(4) Vehicular and Industrial Noise Sources.
Residential buildings or structures to be located within exterior community noise equivalent level contours of 60 dB of an existing or adopted freeway, expressway, major street, thoroughfare, railroad or rapid-transit line shall require an acoustical analysis showing that the proposed building has been designed to limit intruding noise to the allowable interior noise levels prescribed in Section 1092(e)(2).
Exception: Railroads, where there are no nighttime (10:00 p.m. to 7:00 a.m.) railway operations and where daytime (7:00 a.m. to 10:00 p.m.) railway operations do not exceed four (4) per day. (f) Compliance.
(1) Evidence of compliance shall consist ofsubmittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit. The report shall show topographical relationship of noise sources and dwelling site, identification of noise sources and their characteristics, predicted noise spectra KING CITY GENERAL PLAN: NOISE ELEMENT
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at the exterior of the proposed dwelling structure considering present and future land usage, basis for the prediction (measured or obtained from published data), noise attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met. If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify the means that will be employed to provide ventilation, and cooling if necessary, to provide a habitable interior environment.
(2) Field Testing. Only when inspection indicates that the construction is not in accordance with the approved design, field testing may be required. Interior noise measurements shall be taken under conditions of typical maximum exterior noise levels within legal limits. A test report showing compliance or noncompliance with· prescribed interior allowable levels shall be submitted to the Building Official.
Where a complaint as to noncompliance with this article requires a field test to resolve the complaint, the complainant shall post a bond or adequate funds in escrow for the cost of said testing. Such costs shall be chargeable to the complainant when such field tests show that compliance with these regulations is in fact present. If such tests show noncompliance, then such testing costs shall be borne by the owner or builder.
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APPENDIX C
U.S. DEPARTMENT OF HOUSING AND
URBAN DEVELOPMENT NOISE EXPOSURE STANDARDS
HUD NOISE EXPOSURE STANDARD
1. External Noise Exposures: Sites for New Residential Construction (Single or Multifamily) “Unacceptable": Exceeds 80 db(A) 60 minutes per 24 hours. Exceeds 75 dB(A) 8 hours per 24 hours. (Exceptions are strongly discouraged and require a 102(2)C environmental statement and the Secretary's approval.)
"Discretionary" (Normally Unacceptable): Exceeds 65 dB(A) 8 hours per 24 hours. Loud repetitive sounds on site (Approvals require noise attenuation measures, the Regional Administrator's concurrence and a 102(2)C environmental statement.) "Discretionary" (Normally Acceptable): Does not exceed 65 dB(A) more than 8 hours per 24 hours.
"Acceptable": Does not exceed 45 dB(A) more than 30 minutes per 24 hours.
2. Interior Noise Exposures (for New and Rehabilitated Residential Construction). (Note: The standards listed below are performance standards. The means required for achieving them will depend on, among other things, the external noise levels, the equipment arid layout used in the building, and the noise attenuation characteristics of the building's floors and walls. These standards assume open window unless other provision is made for adequate ventilation.)
"Acceptable": Sleeping Quarters For the present time, HUD field personnel should consider existing and projected noise exposure for sleeping quarters "acceptable" if interior noise levels resulting from exterior noise sources and interior building sources such as heating, plumbing, and air conditioning:
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KI N G CI T Y GE N E R A L PL A N
ECONOMIC
DEVELOPMENT ELEMENT
January 25, 2022
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ECONOMIC DEVELOPMENT ELEMENT
January 25, 2022
Table of Contents
Chapters Page
1 INTRODUCTION 3
2 AUTHORITY FOR THE ELEMENT 4
3 CITY SETTING 4
4 ECONOMIC CLIMATE 5
5 ONGOING ECONOMIC DEVELOPMENT EFFORTS 7
6 FUTURE OPPORTUNITIES 13
7 GOALS, POLICIES AND ACTION ITEMS 15
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CHAPTER 1: INTRODUCTION
Economic development has been identified by City leaders as a key priority. The purpose of the Economic Development Element is to identify current economic development conditions and to demonstrate how the land use plan will promote business activity and employment growth within the City consistent with the priorities identified by City leaders and the community. The Economic Development Element establishes goals and policies to promote fiscal stability, expand the City’s employment base, and enhance the City’s revenues in order to provide quality services to the community. These goals and policies provide for the implementation of the City of King’s vision as a regional economic job center and commercial hub.
As part of its guidance function, this Economic Development Element is intended to align economic development strategies and actions identified by the City Council and community with the City’s on-going economic development efforts and with the resources available through public and private sector strategic partners. These partners include, but are not limited to: educational institutions, non-profit business development organizations, financing institutions, business promotion organizations, the development community, small business owners, Chamber of Commerce, community service organizations, and neighboring jurisdictions. While the City must provide proactive leadership in promoting economic development, its success will in part be realized through leveraging external resources.
The City’s 20-Year Strategic Plan, adopted by the City Council in February of 2019, identifies a number of opportunities for economic growth. One opportunity is to increase tourism due to the City’s proximity to wineries, Pinnacles National Park, Agricultural tourism, and Steinbeck history. Other opportunities include revitalization of the historic downtown, construction of the Multi-Modal Transit Center, increased airport utilization, and development of properties fronting Highway 101.
The 2019 Strategic Plan identifies major priorities, including four economic development areas. The economic development efforts are focused on:
• Revitalization of the historic downtown area
• Development of the industrial area with a major focus on the cannabis industry • Attraction of hotel and commercial uses to properties adjacent to Highway 101 • Housing development for a broad range of incomes
The initial focus of the City’s economic development efforts is on improvements to the City’s historic downtown. Given King City’s role as a regional hub and its accessibility to Highway 101, the City believes that efforts to draw visitors and residents from within the region into the community are the key to support business and job growth. Therefore, if the City can improve and make the historic downtown more successful, it will also help attract investment and new businesses to other areas of the City.
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CHAPTER 2: AUTHORITY FOR THE ELEMENT
The Economic Development Element is not a mandatory element required by State Planning Law. However, a General Plan may also include other topics of local interest, as chosen by the local jurisdiction. King City has chosen to include an Economic Development Element to address the economic health of the City and to establish goals and policies that encourage economic growth while also maintaining and improving the quality of life. The City of King intends the Economic Development Element to establish the long-term goals for the growth and development of the local economy, elaborate the public policies needed to achieve the goals, and identify key implementation actions. The goals, policies, and actions are targeted to the community-defined desires for more and better-paying jobs, quality of life improvements, and sound fiscal management.
By adopting this plan, the City intends to send a clear message from its citizens, elected officials, City staff, and all organizations affiliated with the City as to the priority that it gives to sound and sustainable economic development.
CHAPTER 3: CITY SETTING
King City is a small friendly community ideally located in the picturesque southern Salinas Valley of the California Central Coast in Monterey County. The City lies 155 miles south of San Francisco and 277 miles north of Los Angeles, providing convenient access to all areas of California. King City serves as a gateway and access point for nearby Pinnacles National Park, Monterey County wine region, a thriving agricultural area, U.S. Army Garrison Fort Hunter Liggett (“FHL”), and an area rich in history made famous by the writings of John Steinbeck.
The community features beautiful mountain views, tree-lined streets and a quaint historical downtown.
King City has an excellent regional location with a range of transportation choices. The City is located along busy Highway 101 and has three offramps that provide needed services for people traveling between southern and northern California. The Mesa Del Rey Airport, owned by the City, has a 4,200 foot runway and accommodates smaller airplanes. Union Pacific freight and AMTRAK passenger lines currently run through King City with plans for a future station.
(Reference Chapter 1 of the General Plan for additional background information on the City.) KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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CHAPTER 4: ECONOMIC CLIMATE
The economic base of the City of King has historically been agriculture with agriculturerelated services, primarily food processing and packaging. Over the last fifteen (15) years, some growth has occurred in this sector. Currently, the City is home to several foodprocessing plants.
Cannabis in California has been legal for medical use since 1996, and for recreational use since late 2016. Since 2016, the City has adopted and amended ordinances allowing the cultivation, manufacturing, testing, distribution and retail dispensing of cannabis. The City has approved several projects in the industrially zoned area, including the East Ranch Business Park Specific Plan.
The CalPine co-generation power plant, located in the East Ranch Business Park, generates electricity which is sold to PG&E. The plant also produces and sells thermal energy under contract to a local thermal host.
In addition to agriculture and tourism, a major regional employer is the military, with two (2) large training facilities - Fort Hunter Liggett (FHL) located west of King City and Camp Roberts located south of King City near San Miguel. King City provides both housing and commercial services for FHL. FHL has expanded significantly since the 1998 Land Use Element update, changing the composition of the City’s economic base. FHL is now the largest U.S. Army Reserve Command post with over 165,000-acres. Established in October 2005, the on-base U.S. Army Combat Support Training Center has a mission to provide world-class training for Combat Support and Combat Service Support units. According to FHL, the base population can increase to upward of ten thousand (10,000) when rotation of different military personnel come for training. FHL supports utilizing a future train station in King City to replace US Department of Defense bus service with Amtrak service to transport military personnel to the base from San Jose.
The City of King has historically served as the commercial and service center for a number of small outlying rural communities and developments in the southernmost area of Monterey Counties. These include Pine Canyon, Jolon, San Lucas, and San Ardo. Its strategic location along Highway 101 and many amenities and facilities helps to maintain this role.
It is also clear, however, that traffic patterns that dictate retail property values have shifted within the community over the last thirty (30) years as the primary travel route shifted from Broadway Street to US 101. In the past, the central core of the community was located at the upper, eastern end of Broadway Street. It now appears that more retail transactions take place at the lower, western end of this street near the Broadway Street / US 101 interchange.
The eastern end of Broadway Street (the historic downtown) will continue to be the more desirable location for specialty retail, financial and insurance offices, non-fast food dining, KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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and entertainment. With the transition of sales to online businesses, the need for commercial areas to be more entertainment and experience oriented will increase the importance of the historic downtown to attract new businesses.
A comprehensive downtown streetscape conceptual plan was adopted in 2017, which included plans for new and improved streetlights, street furniture, corner bulbouts, decorative crosswalks and a downtown plaza. A survey was developed in late 2019 to collect input from the community regarding the proposed downtown plaza. The results from the survey showed that the public would significantly increase the number of times they would visit the historic downtown each month after improvements are made. Over half of the survey participants expressed that activities such as concerts, farmers market and parades would draw them to the downtown. In 2019, the City also converted parking spaces along Broadway Street to allow for outdoor restaurant seating. Additionally, as part of the DTA-SP and the proposed Multi-Modal Transit Center, Broadway Street and the downtown is proposed to be extended across the railroad tracks.
As part of the 2021/2022 LUE update, the City identified three Opportunity Areas with special development standards and uses to reflect their unique locations and identify development standards to create a specific character. The three Opportunity Areas are:
• Opportunity Area 1: Properties located along West Broadway, which is the Gateway to the historic downtown area.
• Opportunity Areas 2 a and 2b: Properties located at the First Street/Highway 101 Intersection.
• Opportunity Area 3: Properties surrounding the future Multi-Modal Transit Center, off of First Street and near Pearl Street and Broadway Street.
Figure 1-1 show the locations of the three Opportunity Areas.
This Plan provides policies and programs that will guide and direct future commercial growth in a manner that respects the existing pattern of retail activity. A primary goal of these policies is to retain and expand the City's commercial activity in South Monterey County.
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CHAPTER 5: ONGOING ECONOMIC DEVELOPMENT EFFORTS
The City of King has established a comprehensive community revitalization effort. Six major budget priorities have been established, one of which is economic development. There are four primary areas the efforts are focused on:
• Revitalization of the Historic Downtown Area,
• Development of the industrial area with a focus on the cannabis industry, as well as pursuing other opportunities for attracting new developing industries and technologies.
• Attraction of hotel and commercial uses to properties adjacent to Highway 101, • Housing development,
Downtown Streetscape Conceptual Plan
The Downtown Streetscape Conceptual Plan was developed to make the historic downtown more pedestrian friendly, active and an area that will attract people to shop, eat and visit.
The key features of the plan are:
• Redesign and expansion of the corner bulb-outs;
• Decorative crosswalks utilizing stamped asphalt;
• New streetlights and accent lights on the street trees; • An arch at the entry to the downtown area;
• Creation of incentives to remove the wood awning and roof overhangs on the 300 block of Broadway Street and installation of new decorative and functional cloth awnings;
• Creation of incentives for addition of outdoor dining and seating; • Metal trellises and wind sculptures in the medians on the 200 and 100 blocks of Broadway Street;
• Replacement of the liquid amber trees and installation of additional street trees in missing locations to complete the streetscape; and
• Addition of angled parking on cross-streets adjacent to Broadway Street.
The City has pursued a number of grants and funding sources to implement the plan on a phased and gradual basis
Business Assistance Programs
In order to also encourage private investment in the historic downtown, the City has established partnerships with local business and property owners. Technical business assistance and a low-interest loan programs have been accessed through County and regional KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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agencies. Most importantly, a facade improvement grant program has been implemented.
To achieve the most visible impact, it is being focused on a one block area at a time.
Grants can be used for the following improvements:
• Signage;
• Repair, replacement, removal or installation of awnings; • Modification of doors and windows;
• Exterior painting and decorative treatments;
• Landscaping; and
• Other facade improvements deemed to contribute to improving the retail streetscape environment.
Outdoor Dining
Additional grant opportunities are proposed to provide incentives to downtown restaurants to construct outdoor dining areas and sidewalk dining. The purpose is to increase downtown activity, positive people experiences, human interaction and excitement. Where spaces are available on private parcels, concepts include the creation of walls and/or wrought iron barriers, glass wind barriers, lighting, outdoor tables and chairs, and platforms for outdoor entertainment. Sidewalk tables and corner bulbout dining areas are proposed in locations where space on property is not available.
Downtown Plaza Project
One of the recommendations of the Downtown Streetscape Conceptual Plan is the development of a downtown plaza project at the northeast corner of Broadway Street and Vanderhurst Avenue. The plaza will create a pedestrian oriented gathering place in the heart of the downtown and an area to centralize events and activities. Tables, chairs and other furniture and features will be added to encourage downtown outdoor dining. Within the downtown plaza, a local historical museum and visitors center is proposed by renovating an existing building.
Beautification and Public Art
The City assists community volunteer beautification efforts. Priority is focused on the downtown area, including planting and maintaining planters, planting and maintaining median flowers, purchase of downtown streetlight banners, purchase of downtown holiday lighting, and landscape area improvements.
A major emphasis is established on the expansion of public art, which is focused primarily on two programs. First, the creation of murals is promoted throughout the City. These are developed primarily though volunteer community efforts and feature a number of topics, KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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many reflecting local history and the local environment. Second, wind sculptures and kinetic art pieces are proposed by the City in locations throughout the City, as well as encouraged by private property owners and organizations. Art pieces will be a combination of small and large commercially produced sculptures, as well as larger original pieces commissioned by the City.
Nuisance Abatement and Code Enforcement
The City has adopted a new nuisance abatement ordinance and expanded its code enforcement program. Particular attention is focused on addressing blighted buildings in the historic downtown. Through code enforcement efforts, owners of neglected properties are required to address Code violations, which has provided a stimulus to upgrade the appearance of buildings in the downtown area. A vacant building ordinance was adopted, which requires owners to submit a “vacant building plan” if properties are left vacant for a period of 12 months, which forces owners to make efforts to either lease or sell neglected buildings. New sign regulations and enforcement have also been implemented.
Marketing and Tourism Promotion
The City has established outreach efforts to potential businesses and developers, including preparation of a marketing brochure. King City has formed a partnership with the cities of Salinas, Gonzales, Soledad and Greenfield to contract for a Salinas Valley tourism marketing program. The program is being developed in coordination with Pinnacles Partners, a group of communities near the Pinnacles National Park formed for the purpose of jointly promoting visitors to the park. The City partners with the King City Chamber of Commerce and Agriculture to operate the King City Visitors Center, which is proposed to be expanded in association with the Downtown Plaza project. King City hosts a number of annual events, including a Christmas Parade, 4th of July Parade and aerial fireworks show, Salinas Valley Fair, Día de la Virgen de Guadalupe parade, Fall Carnival, and El Grito parade and festival. King City was host city to the 2018 Stage 3 start for the Amgen Tour of California. The King City Fairgrounds, located along Highway 101, hosts many events including the Salinas Valley Fair.
Local Downtown Business Attraction Strategies
As the downtown is improved, the City is working in partnership with the King City Chamber of Commerce and Agriculture to attract new tenants and businesses that will create synergy, revitalization, and a successful business environment.
The City has partnered with the King City Chamber of Commerce and the Agriculture to form an ambassadors program. Chamber of Commerce business leaders perform outreach and/or are available by request to meet with potential new business owners and entrepreneurs. The objective is for local business leaders to assist the City in identifying opportunities and attracting new businesses identified as priorities for the community. Ambassador programs KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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can be effective because initial business owner to business owner meetings are often more effective in promoting business opportunities than contacts from government entities.
Outreach efforts identify and solicit potential new business owners to the downtown area.
Given the transition of a large portion of retail business growth to online sales, it is critical that downtown areas transition to centers of activity that create an “experience” for the public. In the future, it is anticipated that people will no longer dedicate regular trips to a downtown area simply to purchase merchandise. Successful downtowns are now areas that provide opportunities for interaction, entertainment, pedestrian connectivity, and an overall “sense of place.” City efforts are designed to create this type of environment. The specific types and variety of businesses are the most critical step in accomplishing these objectives.
The King City historic downtown area already has a number of businesses that fit within the desired categories, including:
• Restaurants
• Multiplex theater
• Bakery
• Ice cream
• Fitness
• Clothing retail
• Coffee House
New priority businesses have been identified based upon staff recommendations and a community input process. It is the City’s goal to balance the need to recruit businesses that serve local residents with the need for businesses that will attract visitors to the downtown.
Businesses that are targeted in the City’s business attraction efforts include the following:
• Increased variety of restaurants, particularly including Italian, steak house, deli sandwich shop, and burgers
• Live entertainment
• Retail and gift shops with unique merchandise
• Wine tasting rooms and wine bar
• Specialty foods, such as candy, desserts, smoothies, etc. • Book store (new & used)
• Bagel shop
• Sports store (bike supplies, skate board, sport supplies, sports team clothing/hats) • Sports bar, microbrewery
• Hamburger, soda fountain shop (Retro 50-60s, serve ice cream/yogurt) • Western wear
• Fabric, quilt, and craft store
• Photo studio
• Five and dime store
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• Toy store
• Office supply store (w/UPS, Fed-ex delivery/drop off) • Small consignment store (various goods)
• Historical museum (small)
Cannabis Industry Development
As a new developing industry, cannabis related businesses can be instrumental in creating new jobs, tax revenues, and investment in the community. This investment will help to support and develop a variety of other non-cannabis related businesses. Available land at an economic price, climate, and central location of King City has made it uniquely suited to attract cannabis business entrepreneurs. The City has designated and zoned the industrial park area for development of cannabis related manufacturing, cultivation, nursery, testing, and distribution businesses. A portion of First Street and the west portion of Broadway Street have been zoned for cannabis storefront dispensaries. A competitive tax and fee structure has been established, regulations have been developed in coordination with industry representatives to assist businesses in being successful while protecting the community’s interests, and processes have been established that allow the City to mitigate issues effectively while promoting a business friendly approach.
Highway 101 Development
The major target for development along Highway 101 is to attract quality hotels that serve to accommodate visitor serving efforts and chain retail stores to meet unmet shopping needs in the community. Currently, limitations on chain retail expansion makes this effort challenging.
The City contracted for an economic development consultant firm to prepare an economic analysis on hotel and retail demand for a 4.3 acre site owned by the Successor Agency to the Redevelopment Agency and to assist with outreach efforts.
Housing Development
The City has a significant housing shortage in all areas of housing types. Future housing expansion will assist in supporting new commercial and office uses, including higher wage earners working in the cannabis industry. The City has developed a new seasonal employee housing ordinance to designate areas and establish standards for new projects designed to serve agricultural employment needs. Several sites and opportunities have either been developed or are in planning stages. The City’s efforts are anticipated to result in over 1,000 beds serving this need. Strategies have been developed to promote multi-family and affordable housing developments to increase the economic feasibility of these projects.
These include reduced fees and specific financial incentives for affordable housing projects.
Three large single-family development tracts are approved that should meet demand in that category over the next 10-year period. These projects include the Mills Ranch Specific Plan, Arboleda Specific Plan and Downtown Addition Specific Plan.
Removal of Barriers
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Three primary barriers to development have been identified associated with the City’s operations. First, incidences of crime have served as a disincentive for business and development. As a result, the City Council appointed a community task force in 2016 to develop what is referred to as the Comprehensive Plan to End Youth Violence. The plan includes 25 measures under the categories of Prevention, Intervention, Enforcement, ReEntry and Community Outreach, most of which have been implemented. In response, a major reduction in violent incidents has occurred and the plan is designed to serve as a model for other communities. Second, the City’s development impact fees were high in comparison to other jurisdictions. As a result, all development impact fees except for those funding wastewater improvements have been reduced. Sewer fees were not reduced due to the extent of projects needed to address deficiencies in the City’s wastewater system. Third, the City has experienced a general perception of not being business friendly in the past. This has been addressed through an extensive effort to redesign processes and overall approach to create a more business friendly reputation and to address the needs of project proponents in a more proactive manner.
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CHAPTER 6: FUTURE OPPORTUNITY
The City’s ongoing efforts focused on the four goals outlined above are projected to continue to be the primary focus for the next 10-year period and beyond. Other future opportunities have been identified to expand efforts and to improve and better utilize other commercial areas.
The increased use of properties in the industrial area for cannabis businesses have impacted land available for other manufacturing and light industrial uses. Therefore, the lack of available vacant land designated for industrial uses within the City limits and within the City’s Sphere of Influence is a key constraint to future economic development. The City may consider amending its Sphere of influence to consider annexation of additional property adjacent to Del Rey Airport for future industrial use.
The western portion of Broadway Street currently includes an inconsistent variety of land uses and a number of blighted properties. Since it serves as a gateway to the core downtown area, the condition of these blocks creates a barrier to attracting visitors to the historic downtown area. The economic viability of redeveloping these existing sites is currently low.
The demand for housing at this time is higher than for commercial uses. Therefore, the Land Use Element proposes to create new opportunities for mixed use projects to provide incentives for redevelopment of some of these sites, to help add higher density multi-family housing to meet housing needs, and to create a more attractive and active gateway to the historic downtown area.
The eastern segment of Broadway Street will probably continue as the more desirable location for specialty retailing, financial and insurance offices, and entertainment. The western portion of Broadway Street is projected to expand in general retail, freeway- and visitor-oriented (e.g., gas stations) development, and medical offices related to Mee Memorial Hospital.
Several policies and programs of the Land Use Element are designed to encourage new industries to locate within the City of King. These include such sectors as tourism, warehousing and distribution, manufacturing, export-oriented firms, emerging technologies, and business services. Local job opportunities within King City do not adequately serve this workforce, resulting in high levels of out-commuting. The employment, labor, and commute data indicates that residents are largely commuting outside of the City for work. In comparison to other surrounding regions and communities, King City has had a noticeably higher share of local-serving jobs. These jobs are typically categorized as lower to medium skilled. The concentration of local-serving jobs has resulted in lower average wages in King City.
The City is also partnering with other Salinas Valley cities to develop and implement future workforce development and training programs. The goal is to help local youth and adults to KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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access training that will make them qualified for new jobs that are created through the City’s economic development efforts.
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CHAPTER 7: GOALS, POLICIES, AND ACTION ITEMS
The following goals, policies, and action programs are adopted by King City in order to provide a framework for its future economic development:
ECONOMIC DEVELOPMENT VISION: To facilitate a stable community economy and high quality of life by fostering new investment to generate new and improved businesses, employment opportunities and municipal revenues.
Land Use
GOAL 1: RECOGNIZE THE IMPORTANT ROLES THAT LAND USES AND DEVELOPMENT PLAY IN THE CITY’S ECONOMIC SUCCESS AND FISCAL HEALTH, CONSIDER ECONOMIC BENEFITS AND
COSTS AND LONG-TERM COMMUNITY NEEDS IN LAND USE DECISIONS, AND RESERVE SITES FOR DESIGNATED USES.
Policy 1.1: Promote and prioritize revitalization within the Opportunity Areas, as identified in the Land Use Element.
Action Item 1.1.01: Consider preparing specific or neighborhood plans for the three Opportunity Areas identified in the Land Use Element, which highlight their uniqueness in character and design.
Action Item 1.1.02: Promote well-designed and efficient development and redevelopment of vacant and underutilized commercial and industrial lands.
Action Item 1.1.03: Encourage programs that promote sustainable business practices (e.g., green buildings or other sustainable design features, use of green or alternative energy).
Action Item 1.1.04: Explore economic development marketing and incentive programs targeting business clusters within the Opportunity Areas.
Policy 1.2: Provide sufficient vacant land for future industrial and commercial growth.
Action Item 1.2.01: Work with LAFCO, the County of Monterey, the Monterey County Agricultural Land Trust and other affected agencies and stakeholders to consider expanding the City’s Sphere of Influence and Urban Service Area, as well as considering annexing additional land east of Del Rey Airport for future industrial uses.
Policy 1.3: Continue to expand available housing for all income levels to reduce housing overcrowding and address housing needs of employees of new businesses in the East Ranch Business Park area and Fort Hunter Liggett.
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Action Item 1.3.01: Continue to work with non-profits, private developers and government agencies to obtain grant funding and other financial assistance for senior housing, supportive housing, employee housing, and special needs housing.
Action Item 1.3.02: Encourage the development of market-rate housing through expedited planning processes and building permit issuance.
Action Item 1.3.03: Develop incentives to increase the economic viability of multi-family residential projects, including zoning amendments, density bonuses, extension of existing impact fee reductions, and other measures.
Policy 1.4: Continue to find financial support for the ultimate buildout of the Multi-Modal Transit Center located in the proximity of Pearl Street and First Street.
Action Item 1.4.01: Coordinate with FHL, Federal, State, and Regional governments, and AMTRAK and Union Pacific Railroad to obtain support for additional funding for buildout of the Multi-Modal Transit Center.
Policy 1.5: Undertake strategies to attract new and retain existing commercial uses and a broad range of housing developments.
Action Item 1.5.01: Promote catalyst projects at key locations to stimulate private investment, and encourage quality projects.
Action Item 1.5.02: Support a development approval process that expediates review of appropriate developments, utilizing categorical exemptions under the California Environmental Quality Act (CEQA) when appropriate, processing associated projects concurrently, and expediting building permit review.
Business Retention and Growth
GOAL 2: ATTRACT A RANGE OF COMMERCIAL USES TO FULFILL THE NEEDS AND DESIRES OF RESIDENTS AND VISITORS.
Policy 2.1 Increase the number of businesses operating in the City to satisfy current dining, services and retail desires and needs of residents.
Action Item 2.1.01: Expand merchant recruitment, niche retail businesses, promotions, marketing and parking.
Action Item 2.1.02: Attract uses that create synergy between businesses in order to increase customer activity to support increased retail and restaurant activity.
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Action Item 2.1.03: Identify unmet needs of the community and target business outreach efforts to target those needs.
Action Item 2.1.04: Increase and market properties with prime freeway access and visibility to chain retail businesses to expand shopping opportunities and decrease loss of sales tax to outside areas.
Action Item 2.1.05: Develop proposals for sales tax rebates and other potential tax and fee incentives in circumstances when necessary to the attract the interest and commitment of a national retail store providing products not currently offered in the City.
GOAL 3: CREATE A VIBRANT DOWNTOWN WITH A MIX OF USES TO ATTRACT PEOPLE FROM
THROUGHOUT AND OUTSIDE THE COMMUNITY TO SHOP, EAT, INTERACT AND ENJOY Action Item 3.1.01: Continue efforts to improve the historic downtown through streetscape, open space, public art, façade enhancement, parking and placemaking enhancements to increase activity and establish it as a destination for local residents and visitors to increase the customer base of both the downtown and other commercial areas.
Action Item 3.1.02: Obtain funding and construct the Downtown Plaza project to stimulate activity in the historic downtown area that will attract customers to support local businesses.
Action Item 3.1.03: Implement planned efforts to increase outdoor and sidewalk dining areas in the downtown area.
Action Item 3.1.04: Develop, facilitate and promote efforts to provide ongoing entertainment in the downtown area and at individual businesses.
Action Item 3.1.05: Expand the façade enhancement program to include more businesses and commercial areas.
Action Item 3.1.06: Continue to identify new opportunities for downtown parking expansion.
Action Item 3.1.07: Develop plans for the City to acquire right-of-way, connect, improve and maintain public alleys behind businesses in the downtown area.
GOAL 4: FOSTER A THRIVING LOCAL ECONOMY THROUGH THE EXPANSION OF LOCAL
BUSINESSES AND ATTRACTION OF NEW BUSINESSES TO PROVIDE QUALITY EMPLOYMENT OPPORTUNITIES FOR RESIDENTS, SUPPORT FOR BUSINESSES AND BUILD A SOUND TAX BASE.
Policy 4.1: Encourage strategic alliances between local government and existing or potential businesses to improve competitiveness and promote local exports, and network KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
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with other business associations, real estate brokers and economic development entities regionally and statewide.
Action Item 4.1.01: Continue to support the ambassador program to meet with interested business prospects and promote King City as a business location.
Policy 4.2: Prepare and regularly update a "community profile" with appropriate text and graphics to promote the city as a business location; regularly issue news releases about business trends within the region; and strategically advertise in appropriate publication to reach the intended market for economic development opportunities.
Action Item 4.2.01: Annually review the City’s economic goals, policies and actions to demonstrate progress of improving the local economy.
Action Item 4.2.02: Update and continue to distribute the economic development brochure and other marketing data and materials.
Policy 4.3: Implement efforts to promote tourism and support visitor serving businesses.
Action Item 4.3.01: Coordinate with other Salinas Valley cities to expand a joint tourism marketing program designed to promote visitors utilizing the attractions of the Monterey County wine region, Pinnacles National Park, agritourism and Steinbeck history.
Action Item 4.3.02: Attract and promote development of visitor serving businesses in Highway 101 visible properties, including hotels, regional retail businesses, fuel and recharging stations, and fast food restaurants.
Action Item 4.3.03: Promote activities in the historic downtown area to attract visitors to extend time in King City who are staying in hotels, visiting highway frontage businesses, and/or pursuing area destinations.
Action Item 4.3.04: Support and promote regional events and activities to attract visitors to King City.
Policy 4.4: Target economic sectors for future development within the community in order to improve the City’s economic base, with priority given to those firms that will contribute to year-round or off-peak employment opportunities. The targeted economic sectors are:
• Cannabis related businesses.
• Warehouse and distribution.
• Trucking and transport
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• Agri-business supply and services.
• Food processing.
• Agri-business research and development.
• Environmental technology and green jobs.
• Telecommunications.
Action Item 4.4.01: Generate and follow up on contacts with potential business prospects at every opportunity.
Action Item 4.4.02: Encourage the development of infrastructure and state of the art communication technology to help the emergence of new job sectors and support the expansion of existing businesses.
Action Item 4.4.03: The City will provide full financial and logistical support, within the limits established in the annual budget, to provide the economic development program with the tools needed to initiate contacts, build networks, and respond to inquiries effectively.
Policy 4.5: Actively seek local and regional expansion of vocational, business, and academic/ professional training opportunities in coordination with the Salinas Valley cities, School Districts, Hartnell College and major employers through the Salinas Valley Workforce Development Program.
Action Item 4.5.01: Collaborate with businesses to determine future skills needed to support existing and future jobs.
Action Item 4.5.02: Work with local educational institutions to reduce barriers to obtaining necessary or upgraded job skills by identifying the future needs of businesses.
Policy 4.6: Support First Street and West Broadway as “Gateway Areas” into the historic downtown with a mixture of commercial and residential uses and welldesigned development.
Action Item 4.6.01: Prepare dual land use categories or overlay zones to encourage vertical and horizontal integration of appropriate along West Broadway Street (Opportunity Area 1).
Action Item 4.6.02: Support higher densities and mixed uses around the area near the future Multi-Modal Transit Center (Opportunity Area 3) and First Street/Highway 101 Interchange region (Opportunity Areas 2 a and 2 b).
Action Item 4.6.03: Support mixed use with high density residential components in projects in the area on Broadway Street west of the historic downtown area in order to the increase economic viability of redeveloping blighted properties and outdated KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
2022 AMENDMENT EDE-20
motels and to meet the City’s housing needs.
Agricultural Economics
GOAL 5: SUPPORT THE CONTINUED ECONOMIC VIABILITY OF THE AGRICULTURAL SECTOR AS AN INTEGRAL BUSINESS IN THE CITY.
Policy 5.1: Attract agricultural related industries to support the diversification and use of raw materials from area farms.
Action Item 5.1.01: Work with the farming community, Monterey County Agricultural Commissioner’s Office, and others to identify needed support businesses and potential new markets.
Action Item 5.1.02: Promote agricultural technology through workforce development programs and land uses that accommodate the location of new agricultural technology related businesses.
Policy 5.2: Implement policies and programs to support maintaining an adequate workforce to support local agricultural businesses.
Action Item 5.2.01: Maintain sites zoned for seasonal employee housing in order to provide adequate opportunities for seasonal employee housing to meet the need of agricultural businesses, as well as regulatory and fee policies that enhance the economic viability of new seasonal housing projects.
Action Item 5.2.02: Implement workforce development programs that enhance local labor force skills in ag tech and other areas of need that meet agricultural business demands and create professional development and advancement opportunities for agricultural workers.
Policy 5.3: Promote the growth of the wine industry and agritourism in the City.
Action Item 5.3.01: Encourage wineries to locate tasting rooms in the historic downtown area.
Action Item 5.3.02: Once the Coast Daylight stops in King City, work with the local wine industry and agricultural businesses to organize trips to visit wineries and farms.
Policy 5.4.: Establish and maintain land use policies that support agricultural operations and protect prime agricultural soils.
Action Item 5.4.01: Require adequate buffers between proposed development and existing farmland to minimize the impacts of development and urbanization on the KING CITY GENERAL PLAN: ECONOMIC DEVELOPMENT ELEMENT
2022 AMENDMENT EDE-21
viability of local farming operations.
Action Item 5.4.02: Pursue project concepts to make available recycled water in the future for nearby agricultural production to enhance the viability for local agriculture to maintain operations during periods of drought.
Action Item 5.4.03: Design City sphere of influence and future potential annexation plans to target areas that will least impact properties designated as having the highest concentration of prime soils.
FISCAL POLICIES
GOAL 6: ACHIEVE FISCAL SUSTAINABILITY WHILE PROVIDING CORE PUBLIC SERVICES AND MAINTAINING PUBLIC FACILITIES AND INFRASTRUCTURE.
Policy 6.1: To serve existing and new economic growth, the city should pursue timely and equitable strategies to provide financing of basic, community, and public safety infrastructure.
Action Item No. 6.1.01: Ensure adequate funding through the Capital Improvement Program and General Fund revenues to build and maintain necessary public infrastructure.
Action Item No. 6.1.02: Maintain development impact fees and requirements to ensure that the impacts of new development are adequately funded.
Policy 6.2: Recognize the important roles that land uses and development play in the City’s economic success and fiscal health by considering the economic benefits and costs and long-term community needs in land use decisions.
Action Item No. 6.2.01: Allow a mixture of land uses and concurrent development in appropriate areas, so that service costs can be provided for in the budget through the use of the General Fund, Capital Improvement Program, Enterprise Funds, and other financing mechanisms.
Action Item No. 6.2.02: Construct trails within the City to connect to regional and national trails which invite tourism.
Policy 6.3: Attract businesses that support a stable tax base.
Action Item No. 6.3.01: Offer financial incentives, such as sales tax rebates, to attract new regional retail businesses that will expand the City’s sales tax base.
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Action Item No. 6.3.02: Offer incentives for the development of new hotels, such as height increases and transient occupancy tax rebates, to increase the viability of new hotel development, expand the transient occupancy tax base, and increase tourism.
Action Item No. 6.3.03: Continue to market properties and coordinate with developers and business owners to effectively grow and foster the cannabis industry to create jobs and generate revenue from cannabis taxes approved by the King City voters.
Action Item No. 6.3.04: Establish policies designed to maintain a diversity of business and industry types to avoid impacts on the City’s revenue base caused by a downturn in one industry or business.
KING CITY GENERAL PLAN
: ECONOMIC DEVELOPMENT ELEMENT
2022 AMENDMENT EDE-23
KI N G CI T Y GE N E R A L PL A N
CONSERVATION, OPEN
SPACE AND SAFETY
ELEMENT
June 24, 2025
Planning Commission May 20, 2025, Resolution No. 2025-345 City Council June 24, 2025, Resolution No. 2025-5051
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-2
CONSERVATION, OPEN SPACE, AND SAFETY ELEMENT
January 25, 2022
Table of Contents
Chapters Page
1. Organization and Background 4
1.1 Introduction 4
1.2 Regional Setting 7
1.3 Historical Development Pattern 8
1.4 Adopted Elements, Plans and Legislation 9
1.5 Public Participation 10
2. Resources of the Area 11
2.1 Climate and Climate Change 11
2.2 Air Quality 11
2.3 Geology 13
2.4 Soil Types 15
2.5 Native Vegetation 16
2.6 Wildlife 18
2.7 Mineral Resources 19
2.8 Water Resources 19
2.9 Agricultural Lands 20
2.10 Historic and Cultural Sites 22
2.11 Hazards and Development Constraints 24
2.12 Recreational Resources 28
2.13 Visual and Scenic Resources 33
2.14 Local Government Administration 34
2.14.1 Economy and Tax Base 35
2.14.2 Public Safety Infrastructure 35
2.14.3 Police Protection 37
2.14.4 Fire Protection/Vegetation Management 38
2.14.5 Wildfire History 39
3. Conservation, Open Goals and Safety Element Goals and Implementation Policies 42
3.1 Water Resources 42
3.2 Habitat Conservation 43
3.3 Mineral Resources 44
3.4 Energy Resources 44
4. Open Space Element Goals and Implementation Policies 45
4.1 Agricultural Resources 45
4.2 Environmentally Sensitive Lands 46
4.3 Riparian Habitat 46
4.4 Scenic Resources and Landscape Protection 47
4.5 Historical and Archaeological Sites 49
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4.6 Parks and Recreational Facilities 50
5. Safety Element Goals and Implementation Policies 52
5.1 Flood Plain Management 52
5.2 Hazard Prevention 53
5.3 Public Safety Facilities 54
List of Figures
1- Regional Location Map 8
2- Project Area Riverbed Wildfire Prevention Plan 10
3- U.S.G.S Topographic Map 14
4 - Solis Units Map 16
5 - Monterey County Land Use Map 21
6 - FEMA Floodplain Boundary Map 25
7- Existing and Future Trails 31
8- Safety Facilities 36
9- Riverbed Fire History Boundaries 41
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1. CHAPTER 1: ORGANIZATION AND BACKGROUND
1.1 INTRODUCTION
Under State law, cities are required to prepare and periodically update a "comprehensive, longterm General Plan for the physical development of the city..." which is to be an integrated, internally consistent and compatible statement of Implementation Policies." Per Government Code Section 65302, local governments must incorporate the following topics, or elements, into their general plans:
• Land use
• Circulation
• Housing
• Conservation (City combined with Open Space and Safety) • Open Space (City combined with Conservation and Safety) • Safety (City combined with Conservation and Open Space) • Noise
• Environmental Justice (Included in the Land Use Element) Jurisdictions may adopt optional elements. King City adopted an Economic Development Element.
The State has also adopted General Plan Guidelines that spell out the way a General Plan is to be prepared and adopted. Basic requirements are that a General Plan must consist of diagrams and text which establish the community's long-range goals and objectives regarding physical development. Both the statutes and the guidelines give broad flexibility to each community as to how these elements are to be organized.
The seven elements of the General Plan are to function as a sort of "constitution" for the community. A General Plan sets forth the direction of future growth and development over a long-term time horizon, typically about 20-years. The General Plan has taken on substantial legal significance in recent years, with enforceable requirements that local actions such as subdivisions, conditional use permits, and specific plans be consistent with the General Plan. The Conservation, Open Space, and Safety Elements are often consolidated into one Element KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-5
because they address similar subject matter: natural and scenic areas; agricultural lands; water supply; and hazardous areas such as floodplains and areas of high fire hazard. The combined King City Conservation, Open Space, and Safety Elements address an area of 6,042 acres, which includes an area larger than the city limits. There are approximately 1,812 acres within the City's municipal boundary.
Table 1 contains the topics that are legally required to be included in Conservation, Open Space and Safety Elements.
Table 1 Required
Topics
Topic, Elements Conservation Open Space Safety
Agriculture Related In Statute Related
Air Quality N/A Related Related
Airports N/A Related Related
Bicycle/Pedestrian
Routes
N/A N/A Related
Climate Change
(Adaption)
Related Related Related
Density N/A N/A Related
Education N/A N/A Related
Social Equity Related Related Related
Environmental Justice N/A N/A Related
Fire N/A In Statute In Statute
Fisheries In Statute In Statute Related
Flooding In Statute N/A In Statute
Food Access N/A N/A Related
Forest/Timber In Statute In Statute Related
Health Related Related Related
Housing Related Related Related
Industrial Uses Related Related Related
Land Reclamation N/A N/A Related
Land Use In Statute Related In Statute
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Topic, Elements Conservation Open Space Safety
Military Compatibility Related Related Related
Minerals In Statute In Statute Related
Public Buildings Related Related In Statute
Railways and Yards N/A N/A Related
Recreation Related In Statute Related
Scenic Resources Related In Statute N/A
School Siting N/A Related In Statute
Seismic Hazards Related In Statute In Statute
Soil Conservation In Statute In Statute N/A
Soil Instability N/A N/A In Statute
Transportation Routes Related In Statute In Statute
Transportation
Terminals
In Statute N/A Related
Utilities/Easements Related In Statute Related
Waste Facilities N/A Related
Water Quality In Statute In Statute Related
Water Supply In Statute In Statute In Statute
Watershed In Statute In Statute Related
Waterways/Water
Bodies
In Statute In Statute Related
Wildlife In Statute In Statute N/A
The Conservation, Open Space and Safety Element was adopted in 1998 as part of the Comprehensive General Plan update. State Law requires that the Safety Element be reviewed for consistency with the new 2025 Housing Element. The 2025 amendments to the Conservation, Open Space and Safety Element are the result of this consistency review as well as a general update to address changes in the community and other factors. The 2025 amendments also incorporate the policies found in the newly adopted Riverbed Wildfire Prevention Plan.
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1.2REGIONAL SETTING
King City is a major population center in the Salinas Valley and is an important agricultural area.
Framed by the Santa Lucia Range in the west and the Gabilán Range in the east, the land immediately surrounding King City is comprised of agricultural fields intersected by the Salinas River—the largest river system on California’s central coast. The river flows northwesterly from its headwaters in eastern San Luis Obispo County, 175 miles through the Salinas Valley, and into Monterey Bay just north of the City of Marina. The river is an important wildlife corridor, provides irrigation for an immense agricultural industry, and is the main source for aquifer recharge in the valley.
From the west, Pine Canyon Creek drains a large area of the Santa Lucia Mountains and the Los Padres National Forest. These mountains rise to elevations of over 5,000 feet and provide a rugged barrier between the Salinas Valley and the Pacific Ocean. The Santa Lucia Mountains are composed largely of metamorphic rock, with oak and pine woodlands and chaparral, giving way to grasslands in the foothills that shape the western edge of the Salinas Valley. To the east lie the Gabilan and Diablo Ranges, which is mostly privately owned with the singular exception of Pinnacles National Park. These mountains are primarily rolling, grass-covered foothills interspersed with chaparral and occasional vineyards.
The combination of deep soils and the mild climate of the Salinas Valley provide the basis for much of the economic base of Monterey County. Agriculture lays at the heart of the community's economic and cultural life in the City of King.
Figure 1, Regional Location Map, presents the location of the project area within the regional context of south Monterey County.
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Figure 1 – Regional Location Map
1.3HISTORICAL DEVELOPMENT PATTERN
The City of King has benefited from a compact physical layout dating from its origin in the nineteenth century. The City was originally incorporated in 1911, with 699 residents. Today, with over 10,000 residents, the community has retained much the same "small town" character that has historically provided a high quality of life. In the late 1950's, when Highway 101 was upgraded to freeway status, it was decided by the State Highway Commission to continue to route the highway through the City of King rather than leave the route on the west side of the Salinas River. This key decision assured that the community would survive economically.
In recent years, visitor-serving and highway related development have added to the visibility of the community from Highway 101, shaped a new identity for the City, and provided an important contribution to the local economy. At the same time, the focus of commercial activity has shifted along Broadway Street and First Street. The East Ranch Business Park KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-9
Specific Plan (ERBP SP) provides land for a range of industrial and business uses, including cannabis cultivation and manufacturing.
In the unincorporated area surrounding King City, Monterey County Land Use Implementation Policies have generally kept parcel sizes large to encourage continued agricultural uses. There are large agricultural parcels to the north and south of the City that now have land conservation easements.
1.4ADOPTED ELEMENTS, PLANS AND LEGISLATION
The first General Plan for the City of King was adopted in 1973, and it included the Conservation, Open Space, and Scenic Highways Elements along with Land Use and Circulation.
Two years later, the Safety, Noise, and Seismic Safety Elements were adopted. Comprehensive updates to the Land Use Element and Circulation Element were adopted in 1988. They are being updated with this Element. The City's Conservation, Open Space, and Safety Element was part of a comprehensive General Plan updated in 1998. The City updated the Conservation, Open Space and Safety Element in 2015 to reflect new requirements under State law. The 2024 changes incorporate policies adopted as part of the Riverbed Wildfire Prevention Plan and AB 2140.
• Riverbed Wildfire Prevention Plan: The Riverbed Wildfire Prevention Plan was prepared with a CalFire Grant (2021-2022 California Climate Investments (CCI) Fire Prevention Grant Program). The City through extensive outreach and environmental analysis prepared a plan to help mitigate wildfires along a portion of the Salinas River and San Lorenzo corridor focusing on the area shown on Figure 2 below. The Riverbed Wildfire Prevention Plan was adopted in 2024. The relevant mitigation measures have been incorporated into this Element.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-10
Figure 2
Project Area Riverbed
Wildfire Prevention Plan
Figure 2 – Project Area Riverbed Wildfire Prevention Plan • Assembly Bill 2140 (AB 2140): AB 2140 allows cities to consider additional state costshare on eligible Public Assistance projects by adopting their current FEMA approved local hazard mitigation plans (LHMPs) into the Safety Element. The adoption makes the city eligible to be considered for part or all its local-share costs on eligible Public Assistance projects to be provided by the state through the California Disaster Assistance Act (CDAA). On August 9, 2022, the City Council adopted the 2022 Monterey County Multi‐Jurisdictional Hazard Mitigation Plan. The 2022 Monterey County MultiJurisdictional Hazard Mitigation Plan was approved by the Federal Emergency Management Agency (FEMA) on September 14, 2022. The 2022 Monterey County Multi-Jurisdictional Hazard Mitigation Plan is incorporated into this Element by reference.
1.5PUBLIC PARTICIPATION
The 2024 amended Conservation, Open Space and Safety Element incorporates policies from the adopted Riverbed Wildfire Prevention Plan. The Riverbed Wildfire Prevention Plan had extensive public outreach, which included:
• Stakeholder meetings
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-11
• Two Community meetings
• Public review of the Mitigated Negative Declaration
• Planning Commission and City Council hearings
The updated Conservation, Open Space and Safety Element were distributed for public review and public hearings were conducted by the Planning Commission and City Council. The 2022 Multi‐Jurisdictional Hazard Mitigation Plan has extensive public outreach from May 2019 to July 2023.
2. CHAPTER 2: RESOURCES OF THE AREA
This section will provide background information on each of sub-topics that related to the conservation, open space, and safety issues within King City.
2.1CLIMATE AND CLIMATE CHANGE
The effects of climate change are varied and include warmer and more varied weather patterns and temperature changes. Climate change will affect the people, property, economy, and ecosystems in the City and will exacerbate the risk posed by many of the hazards previously profiled in this Plan. Climate change will have a measurable impact on the occurrence and severity of natural hazards. Increasing temperatures will have direct impacts on public health and infrastructure. Drought, flooding, and wildfire will likely affect people’s livelihoods and the local economy. Changing weather patterns and more extreme conditions are likely to impact tourism and the local economy, along with changes to agriculture and crops, which are a critical backbone of the City’s economy.
2.2AIR QUALITY
Air quality is affected by the rate and location of pollutant emissions and by climatic conditions that influence the movement and dispersion of pollutants. Atmospheric conditions, such as wind speed, wind direction, and air temperature gradients, along with local and regional topography, influence the relationship between air pollutant emissions and air quality. King City is within the North Central Coast Air Basin (NCCAB), which is under the jurisdiction of the Monterey Bay Air Resources District (air district or MBARD).
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Air quality is affected by the rate and location of pollutant emissions and by climatic conditions that influence the movement and dispersion of pollutants. Atmospheric conditions, such as wind speed, wind direction, and air temperature gradients, along with local and regional topography, influence the relationship between air pollutant emissions and air quality. King City is in the North Central Coast Air Basin (NCCAB), which is comprised of Monterey, Santa Cruz, and San Benito counties. The climate is dominated by a semi- permanent high-pressure cell over the Pacific Ocean. In the summer, the dominant high- pressure cell results in persistent west and northwest winds across the majority of coastal California. As air descends in the Pacific highpressure cell, a stable temperature inversion is formed. As temperatures increase, the warmer air aloft expands, forcing the coastal layer of air to move onshore and producing a moderate sea breeze over the coastal plains and valleys. Temperature inversions inhibit vertical air movement and often result in increased transport of air pollutants to inland receptor areas.
In the winter, when the high-pressure cell is weakest and farthest south, the inversion associated with the Pacific high-pressure cell is typically absent in the NCCAB. Air frequently flows in a southeasterly direction out of the Salinas and San Benito valleys. The predominant offshore flow during this time of year tends to aid in pollutant dispersal, producing relatively healthful to moderate air quality throughout most of the region. Conditions during this time are often characterized by afternoon and evening land breezes and occasional rainstorms.
However, local inversions caused by the cooling of air close to the ground can form in some areas during the evening and early morning hours. Winter daytime temperatures in the NCCAB typically average in the mid-50s, with nighttime temperatures averaging in the low 40s.
Summer daytime temperatures typically average in the 60s, with nighttime temperatures averaging in the 50s. Precipitation varies in the region, but in general, annual rainfall is lowest in the coastal plain and inland valley, higher in the foothills, and highest in the mountains.
The climate is dominated by a semi-permanent high-pressure cell over the Pacific Ocean. In the summer, the dominant high-pressure cell results in persistent west and northwest winds across the majority of coastal California. As air descends in the Pacific high-pressure cell, a KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-13
stable temperature inversion is formed. As temperatures increase, the warmer air aloft expands, forcing the coastal layer of air to move onshore and producing a moderate sea breeze over the coastal plains and valleys. Temperature inversions inhibit vertical air movement and often result in increased transport of air pollutants to inland receptor areas. In the winter, when the high-pressure cell is weakest and farthest south, the inversion associated with the Pacific high-pressure cell is typically absent in the NCCAB. Air frequently flows in a southeasterly direction out of the Salinas and San Benito valleys. The predominant offshore flow during this time of year tends to aid in pollutant dispersal, producing relatively healthful to moderate air quality throughout most of the region. Conditions during this time are often characterized by afternoon and evening land breezes and occasional rainstorms. However, local inversions caused by the cooling of air close to the ground can form in some areas during the evening and early morning hours.
Winter daytime temperatures in the NCCAB typically average in the mid-50s, with nighttime temperatures averaging in the low 40s. Summer daytime temperatures typically average in the 60s, with nighttime temperatures averaging in the 50s. Precipitation varies in the region, but in general, annual rainfall is lowest in the coastal plain and inland valley, higher in the foothills, and highest in the mountains.
MBARD operates a network of air quality monitoring stations throughout the NCCAB. The monitoring stations aim to measure ambient concentrations of pollutants and determine whether ambient air quality meets the state and federal standards. The monitoring station closest to the project site is the King City – 415 Pearl Street Station. According to the 2022 MBARD Annual Monitoring Network Plan, this station was relocated to the city center in 2007 and now serves as a population exposure/representative concentration site.
2.3GEOLOGY
The Salinas Valley is the largest intermountain valley in the coastal ranges. Near the MontereySan Luis Obispo County line, the valley widens out sufficiently to permit the valley floor to be farmed from San Ardo to Monterey Bay. The agricultural lands produced run continuously from slightly south of San Ardo to Moss Landing on the north, where the Salinas River empties into the sea. The valley ranges from the width of three miles at San Ardo and KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-14
increases to 15 miles at the mouth of the river. See Figure 3, an adaptation of the U.S.
Geological Survey Topographic Map for the King City area.
Figure 3 – U.S.G.S Topographic Map
The Salinas River is the largest submerged river in America and is one of the few northerly flowing rivers on the continent. It bisects the County, running northerly from San Luis Obispo County through Monterey County into Monterey Bay north of Marina. The principal tributaries are the Arroyo Seco, Nacimiento, and San Antonio Rivers from the Santa Lucia Range and San Lorenzo Creek which flows west from the Gabilan Range through the City of King. According to maps prepared by the California Department of Conservation (DOC) and the geotechnical investigation, the City is not within an Earthquake Zone of Required Investigation or within an Alquist-Priolo Earthquake Fault Zone. The nearest fault is the San Andreas Fault, which is approximately 17 miles east of the project site (DOC 2016). However, Salinas Valley is considered to be one of the most seismically active regions in the United States.
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2.4SOIL TYPES
Approximately 108,000 acres of prime agricultural soils, as rated by the Soil Conservation Service, occur in the Central Salinas Valley (the area between Chualar and San Lucas). This area represents 56% of the prime farmlands in the entire County. The high quality soil in the valley results from the runoff from Santa Lucia and the Gabilan Ranges. The deep soils of the alluvial valley and particularly those drained by the Salinas, San Benito, Pajaro, Santa Maria, Santa Ynez, and Cuyama vary in texture from light sands to heavy clays. In some localities they are at the mercy of the high water tables or of the overflow from winter rains. The major soils groups and the units within each group have been mapped by the U.S. Soil Conservation Service (SCS, now called. the Natural Resources Conservation Service (NRCS)). Figure 4, Soils Units, is adapted from the SCS soils map for the King City area.
Almost all of the soils within the vicinity of King City are considered Class I or II in the SCS Land Capability Rating. They are generally flat, deep, and well-drained, and easily cultivated. They have few or no limitations due to wind or water erosion, permeability, orsoilstructure. It is these prime agricultural lands that form the backbone of the superlative agricultural economy of King City and the entire Salinas Valley.
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Figure 4 – Solis Units Map
2.5NATIVE VEGETATION
The natural vegetation in the King City area is influenced by climate and location of topographic features and may be divided into three general classifications. These classifications are as follows:
• Riparian Woodlands: This vegetation includes such tree species as sycamore, Fremont cottonwood, willow, and oaks as well as various shrubs that are dependent upon reliable water (both surface .and subsurface). Riparian woodlands occur along the banks of the Salinas River and in places along the corridor of San Lorenzo Creek. This habitat is the most valuable community of plants and wildlife within the Planning Area in terms of the abundance and diversity of species.
• Grassland: Grasslands occur in the foothills on either side of the Salinas River and typically provide forage for cattle or other livestock Over the past 100-150 years, the original native grasses (which were mostly deep rooted perennial species) have been KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-17
replaced almost entirely by imported shallow rooted non-native, annual species. These introduced annuals provide reasonably good forage, however, and also help hold soils on the steeper slopes in place but not as well as the perennial grass species that they replaced. Many ranchers, with assistance from NRCS and UC Cooperative Extension range specialists, have begun to replace non-native annual grasses with perennial species. The grasslands habitat is important in certain areas as habitat for the endangered San Joaquin Kit Fox, known to occur in the foothills of southern Monterey County.
• Oak Woodland/Chaparral/Savannah: This habitat type is relatively common throughout the foothills of the Gabilan and Santa Lucia ranges, although it has a very limited distribution within the King City area. The original distribution of this habitat type has, been reduced by the spread of agriculture (both grazing and row crops), and by urban development, including recreation uses such as the golf course.
Before its development as an urban area, natural vegetation of the King City area was probably dominated by grassland with scattered areas of oak savannah and chaparral. Riparian woodland and streamside vegetation still occurs along the banks of the Salinas River and along San Lorenzo Creek. Much of this original habitat has been replaced or altered by urban or agricultural uses.
The City of King area is bisected by San Lorenzo Creek and bordered on the south and west by the Salinas River. Together, these two areas harbor a natural riparian ecosystem with seasonal and year- round wetlands. The City's Municipal golf course along San Lorenzo Creek manages most of the vegetation within the playing area, and the Monterey County Water Resources Agency maintains the floodway of the creek -- still in relatively natural condition. At the confluence of San Lorenzo Creek and the Salinas River, native willows and other riparian vegetation are generally undisturbed by the nearby urban development, recreational uses, and cropland practices. While riparian vegetation is critical to the health and protection against channel erosion, drought and damming of normal winter heavy rainstorm flood flows have resulted in the periodic choking of the center of the channel with riparian species. Flood flows provide a natural way for reducing excessive vegetation in the KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-18
middle of channels. Since dams prevent the natural opening of channel floodways, occasional programs to address this issue are necessary. NRCS and the Resource Conservation District may provide farmers and agencies with assistance in addressing the proper management of the channels.
2.6WILDLIFE
The riparian habitat of the Salinas River and its tributaries is also important for wildlife. Most of the remaining undisturbed natural habitat for fish and game is situated in the foothills and mountains to the north, south, west and east of the King City area. Native habitat is the key to abundance and well-being of all fish and wildlife species. Without proper habitat, these species could not exist naturally. Retention of habitat, therefore, is essential when planning for fish and wildlife.
Urban development and water reclamation or flood control projects often have a significant adverse effect on fish and wildlife habitat. In planning any alteration to the present environment, consideration must be given to the impacts on fish and wildlife. Even though most of this habitat is not in the City, it is vital to the valley and to the County as a whole.
The original extent of riparian arid wetland habitat has been greatly reduced in the past, and these water-oriented habitats are now increasingly important.
In spite of the intense cultivation of the valley floor, wildlife habitat still occurs and provides shelter for a wide variety of small mammals, reptiles, and birds. Larger predators tend to avoid urban areas and cultivated fields, and these animals also lack sufficient cover in the open grasslands of the foothills. Significant populations of mountain lion, bobcat, and coyote are known to inhabit the mountainous areas of the Santa Lucia and Gabilan Ranges. Mule deer and wild boar are popular game animals in these mountains. Raptors are represented by large populations of red-tailed hawk, turkey vulture, and several owl species. Golden eagles and condors are less frequent but are known to occur.
Endangered or threatened species that rarely occur in or near the City include the San Joaquin kit fox, southern bald eagles (in the lakes area to the southwest), migrating steelhead in the Salinas River (during years of adequate river flow), California Condors and peregrine falcons, which have been sighted in the Pinnacles area.
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2.7MINERAL RESOURCES
Primary natural resources within the area are petroleum and natural gas, extracted at fields near San Ardo, about 15 miles south of King City. In addition, sand and gravel resources are quarried from various sites surrounding King City, but not from any known locations the planning area. Historically, various minerals have been extracted from the general area, including bituminous sandstone, diatomite, feldspar, chromate, gold; stone, phosphate, and mineral water. The complex geology of the South County, caused by extensive faulting and deformation, often makes geologic investigations difficult and inconclusive.
2.8WATER RESOURCES
An adequate supply of good-quality water is essential not only for continued urban growth of King City. To provide this supply, the South County area relies almost entirely on ground- water, particularly during the long dry season. The planning area is underlain by water- bearing geologic strata called an aquifer, which provides ready access to groundwater through shallow wells. The aquifer, in turn, recharged by seasonal and regulated runoff from the Salinas River.
The valley has historically experienced numerous extended periods of both flooding and drought.
For this reason, water conservation measures have become increasingly necessary, including the implementation of low water use fixtures and drought- tolerant landscaping to address periods of drought and avoidance of construction in the floodways and floodplains to address periods of flooding.
The Salinas River is regulated through two major flood control and water conservation projects operated by Monterey County. These projects are the complex formed by the Nacimiento and San Antonio Reservoirs located on either side of the Monterey-San Luis Obispo County line.
These two tributaries of the Salinas River, through the construction of the flood control and water conservation dams, have provided water storage and irrigation potential of immense proportions for the Salinas Valley and surrounding areas. The combined maximum storage is in excess of 700,000 feet.
The flow of the Salinas River at Bradley plus the runoff of the various tributaries below Bradley (including San Lorenzo and Pine Canyon Creeks) represent the total runoff to the valley floor.
There is a total runoff into the area usually described by the general term KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-20
"Salinas Valley" estimated to be about 512,000 acre feet per year. Much of the valley area has groundwater of high quality. There has been a major problem, however, with seawater intrusion in the lower part of the valley.
The City of King’s water supply system is owned and operated by California Water Services (Cal Water). The city’s water is derived from six wells that draw from the Salinas Valley Upper Valley Aquifer Groundwater Subbasin. According to the Groundwater Basin Boundary Assessment Tool by the Department of Water Resources, the City lies within the Salinas Valley Upper Valley Aquifer Groundwater Subbasin.
2.9AGRICULTURAL LANDS
The City of King is situated in the upper half of one of the nation's richest agricultural areas, the Salinas Valley. Here, the soil, climate, and abundant groundwater supplies are ideal for row crop and wine grape production. Farmers in the valley and ranchers in the surrounding foothills are very experienced and skilled in the production of a wide variety of crops and livestock products. These include lettuce, wine grapes, broccoli, grapes, cattle, tomatoes, onions, garlic, barley, beans, alfalfa hay, sugar beets, spinach, corn, parsley, carrots, chili peppers, asparagus, and kohl. These agricultural pursuits are essential to the area's economic well-being, providing jobs and income to a large percentage of the city's labor force.
The area is in the heart of the rich Salinas Valley. Much of the area surrounding King City is devoted to agriculture. While tourism has become a larger part of the economy, agriculture is historically the main economic activity of the central Salinas Valley. Land of the Salinas Valley has been extensively irrigated whenever groundwater supplies permit. The irrigated area of the South County has increased to approximately 180,000 acres.
In 2023, Monterey County’s crop value was $4.35 billion, which was a 6.1% decrease from the previous year. The top valued commodities this year include strawberries which maintain the top spot with a gross production value of $903,791,000, a 5.7% decrease from 2022. Leaf lettuce, including Romaine and other leaf lettuce varieties, continued to be the 2nd most valuable crop at $782,134,000 with a decrease of 7.2%, and Head lettuce as the 3rd most valuable crop at $493,464,000 with a decrease of 9.8%. Broccoli remained in the KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-21
4th place ranking with a 9.7% decrease to $468,871,000. Wine Grapes increased and ranked 5th in production value in 2023. Seed Crops and Livestock & Poultry also saw increases, while Field Crops remained steady.1 Figure 5 on the following page illustrates the area subject to the County's agricultural zoning and General Plan categories surrounding the City of King.
Figure 5
Protection of viable commercial farmland in the Salinas Valley is a critical issue to be resolved within this General Plan. The Conservation, Open Space and Safety Elements provide a framework for several Implementation Policies that will address farmlands. Additional Implementation Policies and programs may be found in the Land Use Element, which is also a part of this General Plan.
Agriculture and food processing are the economic lifeblood of the City of King and surrounding communities in southern Monterey County. Several Implementation Policies KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-22
and programs of the City's Land Use Element are also designed to encourage new ag- related industries that will meet the community's high standards to locate within the City of King.
These include such sectors as warehousing and distribution, food-related packaging and export firms, emerging agricultural technologies, and business services.
2.10HISTORIC AND CULTURAL SITES
The Native American Salinan people are the earliest inhabitants of the King City. Archaeological sites have been identified east of the Salinas River ·and in the Pine Canyon area. Most of the area has not been surveyed for cultural resources, however, and it is not known whether any sites exist within the area. The County's map of archaeological sensitivity indicates that the entire Planning Area is in an area of "low" sensitivity; urban development or agriculture has probably disturbed or destroyed most of the cultural resources that might have been left by the native Salinan people. Before the construction of the dams, steelhead and Chinook salmon were plentiful on the Salinas River. While the salmon have disappeared from the River, steelhead are still migrating along the Salinas from streams in the upper watershed to the Pacific Ocean in Monterey Bay during wet years. The Salinas River and tributaries provided water and food sources for the ancient peoples who populated this area for over 10,000 years. Years ago, the River once had one of the largest populations of steelhead in California. Villages and campsites of the Salinan people were likely scattered along and near the River and tributaries.
New development requiring use permits and other discretionary permits will be conditioned with measures to protect cultural resources.
One of the first Europeans to see the Salinas Valley was Don Gaspar de Portolá who, on September 26, 1769, led a party of explorers down from Jolon into the Salinas Valley. On route, they encountered a village of more than two hundred Native Americans. Portolá's party camped near the Salinas River at a site that would later become King City. The Salinas River was originally known as Rio Delfina (the Dolphin River) and Rio de Monterey (River of the King's Mountain), a name used by Juan Bautista de Anza in 1776 during his party's journey northward through the valley. The river was later renamed "Salinas." perhaps due to the salts near the mouth of the river north of Marina. Father Crespi, a chronicler for both KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-23
the Portolá's exploration party and the de Anza party, recorded the first names used for the river and environs. With Portola was Catholic Father Juan Crespi who kept a diary that described this area. Spain ruled the lands of California until 1822 when Mexico achieved independence from Spain and assumed jurisdiction over California. This led to the dividing of land into Ranchos. Rancho San Lorenzo was a 21,884-acre Mexican land grant given to Mariano and Feliciano Soberanes in the early 1840s during the Mexican rule of California and located in the King City area. Part of the Rancho San Lorenzo was located on the banks of the Salinas River where it is fed by San Lorenzo Creek from the east and Pine Canyon from the west. After 1850, when California became part of the United States, ownership of this Salinas Valley land changed hands several times. In 1884, Charles King, an Oakland capitalist, purchased 13,000 acres of Rancho San Lorenzo. At that time the Salinas Valley was a dry, windswept expanse of sand, tabbed on maps of the time as "the great Salinas desert.” The Salinas River ran bank to bank in wet years, a raging torrent that carried away all in its path in the winter. But in the summer, the river went underground, leaving only a skeletal course of rock and sand the length of the Valley.
King saw the possibilities of growing wheat and soon proved his point. He set up ranch headquarters at what is now the Spreckels ranch north of the city. His first project was to plant 6,000 acres of wheat. King's neighbors had told him that wheat would never grow, that he was crazy to try it on what was only stock range, and not very good range most of the time at that.
And, they said, if he did manage to make a crop he'd never get it to market. The only transportation in those days was by 10-mule teams to Monterey to transfer to sailing ships. But King fooled them. His wheat crops were bountiful and there was a clamor to lease land from King by farmers who wanted to grow wheat. Railroad interests took note, looking toward shipments of grain. Southern Pacific had extended its line to Soledad and Collis P. Runtington, the renowned railroad magnet, became interested in pushing the tracks further south in quest of King's wheat. King City is known for its role as an agricultural center for the southern Salinas Valley. John Steinbeck used the backdrop of the City and surrounding region as the source for many of his novels. His father,
J. Ernst Steinbeck, claimed to be the first City's resident. Today, this heritage is best represented in the Monterey County Agricultural and Rural Life Museum in San Lorenzo KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-24
Regional Park.
At San Lorenzo Park, the City's agricultural roots are revealed in a working blacksmith shop, the restored Spreckels farmhouse (1897), and the one-room La Gloria schoolhouse (1887). The 1886 Southern Pacific King City Train Depot was also relocated to this park. The Depot Baggage Room is used now as a conference and meeting room.
Within the developed area of the City, there are a few outstanding examples of early 20th Century commercial architecture along Broadway Street. City Hall itself is a contribution of Depression-era masonry and was financed (along with many public buildings in this era) by the Federal Works Progress Administration (WPA). Its pleasant, one-story aspect is situated within wide expanse of lawn area that features several statues and memorials.
There are many beautiful historic buildings in the City. Within a few blocks of Historic Downtown is one of the west's finest examples of Art Moderne architectural style, the King City High School Auditorium, also known as the Robert Stanton Theater. The theater was built in 1939 with financial assistance from Works Progress Administration funding. The building was designed by architect Robert Stanton of Carmel, California, in partnership with noted artist Joseph Jacinto Mora, who designed and executed the building's extensive sculptural elements. The theater was listed on the National Register of Historic Places on July 23, 1991.
There are numerous other interesting historical buildings in and around downtown.
Programs to protect and enhance these buildings are included in the Historic Corridor Revitalization Plan and Municipal Code Chapter 17.50.
2.11 HAZARDS AND DEVELOPMENT CONSTRAINTS
Some of the issues that must be considered in siting new development are:
• Floods and Floodplains
• Geologic Conditions (e.g., seismic activity)
• High Fire Hazards
• Noise Exposure
Floods and Floodplains: Monterey County has experienced 10 significant flood events since 1995. This indicates an approximate 38% chance of a significant and damaging flood event in any given year, with a recurrence interval of 2.6 years. Smaller floods may occur more KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-25
frequently and are annual. The FEMA National Risk Index calculates an annualized frequency value for riverine and coastal flood hazards in Monterey County.
Flooding can result in economic losses through closure of businesses and government facilities, disrupt communications, disrupt the provision of utilities such as water and sewer service, result in excessive expenditures for emergency response, and generally disrupt the normal function of a community. The floodplain of San Lorenzo Creek and the Salinas River are the areas subject to the most significant hazard. The City and the County have regulated development within these floodplain areas for many years to prevent unsafe occupancy of the floodplain by residents or businesses.
FEMA flood zones were used to assess flooding risk. The floodplain of the San Lorenzo Creek and the Salinas River are the areas subject to the most significant hazard. Figure 6 shows the FEMA flood zones in the City. Table 2 summarizes population and property in the City in the 100-year and 500-year floodplain
Figure 6 ‐ FEMA Floodplain Boundary Map
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Table 2
Population and Property Exposed to Flooding Risk
FEMA Flood
Zone
Population Residential Property Non‐Residential Property No. Value No. Value
100-Year Flood
zone
2,124 53 $21,558,264 55 $8,515,990
500-Year Flood
Zone
9,168 1206 $344,066,446 743 $167,246,111
Source: Multi‐Jurisdictional Hazard Mitigation Plan, Page F‐7, Annex F Dam Failure
There is no population or property in the City located in the dam inundation zones of the Los Padres and Forest Lake dams. Table 3 summarizes population and property in the City exposed to spillway and dam failure of the Nacimiento and San Antonio dams.
Table 3
Population and Property Exposed to Dam Failure Risk by Dam and Failure Type in King City Dam Failure
Scenario
Population Residential Property Non‐Residential Property No. Value No. Value
Nacimiento
Spillway
Failure
2,846 312 $105,249,593 51 $10,297,446
Nacimiento
Dam
Failure
4,683 537 $164,841,810 198 $68,499,071
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San Antonio
Spillway
Failure 154
154 0 0 6 $255,399
San Antonio
Dam
Failure
4,683 533 $164,003,073 194 $68,100,945
Source: Multi‐Jurisdictional Hazard Mitigation Plan, Page F‐6, Annex F.
Based on Leveed Area from the US Army Corps of Engineers, National Levee Database, there is no population or property in the City exposed to levee failure risk. Many levees in the County protect important agricultural lands and a significant levee failure could have an indirect economic impact
New development will not be permitted in areas of significant hazard, such as floodways.
Structures will be constructed to meet seismic standards imposed by building code. Fire and safety measures identified in the Riverbed Wildfire Prevention Plan will be implemented.
Geologic Conditions: The Salinas Valley which is considered one of the most seismically active regions in the United States. The City is not located within an Alquist-Priolo Earthquake Fault Zone as designated by the State of California. However, the entire population of the City is potentially exposed to direct and indirect impacts from earthquakes.
Whether directly impacted or indirectly impacted, the entire population will have to deal with the consequences of earthquakes to some degree. Business interruption could keep people from working, road closures could isolate populations, and loss of utilities could impact populations that suffered no direct damage from an event itself. Similarly, all property and critical infrastructure in the City is potentially exposed to earthquake risk. According to Monterey County Assessor records, there are 2,772 residential and non- residential buildings in the City, with a total value of $836,661,694. Since all structures in the City are susceptible to earthquake impacts to varying degrees, this represents the property exposure to seismic events. Additionally, liquefaction risk was assessed. Liquefaction is a KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-28
condition that may occur when areas ofsaturated soils are subject to seismic events, and can result in major damage to structural foundations.
Table 4 summarizes population and property in the City exposed to liquefaction risk.
Table 4
Population and Property Exposed to Liquefaction Risk
Liquefaction
Risk
Population Residential Property Non‐Residential
Property
No. Value No. Value
High
Liquefaction
Susceptibility
2,609 219 $70,240,535 81 $7,626,927
Moderate
Liquefaction
Susceptibility
10,970 1754 $517,181,864 846 $268,108,291
Source: Multi‐Jurisdictional Hazard Mitigation Plan, Page F‐7, Annex F • High Fire Hazards. King City is at risk from potentially catastrophic wildfire, as designated by CAL FIRE’s 2019 Communities at Risk List.
2.12RECREATIONAL RESOURCES
King City serves as the gateways to the Los Padres National Forest in the Santa Lucia Range to the west and to Pinnacles National Park in the Gabilan Range to the east. These two areas provide substantial areas of mountain habitat and are ·quite popular for outdoor recreation such as bicycling, camping, photography, hunting, fishing; hiking, rock climbing, and birdwatching.
The Pinnacles National Park attracts many hundreds of thousands of visitors each year. The City is the primary gateway to both the West and East entrances to Pinnacles for visitors traveling from the south. A public-private collaboration has begun to work towards improving the appearance and land uses along the primary gateway corridors, including KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-29
First Street, Broadway, Bitterwater Road and Metz Road.
The City has approximately 85 acres of City parks and open space. (See Table 5 for a list of parks and open space.)
San Antonio Park, with ball diamonds, children play areas, and multipurpose fields was created as part of the Amstar annexation in the late 1980's. The Park includes ballfields, a soccer field, playground, a concession stand, and parking facilities.
The community also benefits from the County's San Lorenzo Regional Park with 200-acres just southwest of the City limits. That park accommodates the Agricultural and Rural Life Museum, with a working blacksmith shop, 19th Century schoolhouse and a historic farmhouse. The park also includes a gazebo, volleyball courts, soccer fields, softball areas, picnic and play areas, camping sites, and group facilities.
San Lorenzo Regional Park receives high visitor use, particularly in the spring and fall, and is also visited by various school groups from throughout South Monterey County to learn about the historic development of agriculture and the early days of the communities that have grown up in this rural area. Visitors also may venture onto the nearby levee to view the river; although access is limited to a streamside nature trail. The City plans to work with the County in promoting San Lorenzo Park for both visitors and City residents.
As part of the CreekBridge/Arboleda Specific Plan, all parks have been constructed. These include the CreekBridge Soccer Field and CreekBridge Soft Ball Park. The CreekBridge Linear Park is located on the north side of the CreekBridge/Arboleda Specific Plan and blends into the Mills Ranch Linear Park. The Linear Parks include a multiuse trail. The CreekBridge/Arboleda Specific Plan area includes approximately 12.59 acres of open space and recreational areas.
The Mills Ranch Specific Plan area includes approximately
16.8 acres of open space and recreational areas. As of the adoption date of this Element, the Central Community Park has been constructed.
The City's recreation programs and facilities are open to non-residents for a fee. Currently, the facilities available to City appear to be adequate for the existing population. As additional growth occurs, new facilities will be needed to sustain current programs. Many of the· existing facilities will also require renovation or modernization.
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Bikeways and walkways, including trails and sidewalks, need to be developed around the City.
The First Street Master Plan, Historic Corridor Revitalization Plan, Downtown Addition Specific Plan, West Broadway Master Plan, Arboleda Specific Plan, East Ranch Business Park Specific Plan, Mills Ranch Plan and other plans for the City recommend pedestrian and bike lane improvements along major streets and as part of trail systems that skirt the edges of the City (such as in the Arboleda, and within the Downtown Addition planning areas). These bike and pedestrian facilities will connect the future Multi-Modal Transit Center proposed near First Street, providing regional connections to areas north and south of the City.
The City is also working towards a 1.6 miles of paved bicycle and pedestrian path on San Antonio Drive that will connect pedestrians through a network of pedestrian and bicycle trails.
Upon completion of this “road diet” project the pedestrian/bike path will deliver a 3.8 mile “health-loop” network that connects to fourteen (14) community destinations including schools, parks, healthcare services and residential neighborhoods.
The City’s goal is to create a multipath trail around the City, as shown on Figure 7.
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7 Figure 7 – Existing and Future Trails
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Table 5
Parks and Open Space Inventory
FACILITY LOCATION ACREAGE AMENITIES
City Park 401 Division Street 7.68 ac. Swimming Pool
APN: 026141001000 Rental Hall
Indoor Racquetball Courts
Little League Field
Softball Field
Play-Structure (2)
Horseshoe Pits (2)
Restrooms
Outdoor Equestrian Arena
______________________________________________________________________ Forden Park 309 Forden Drive 2.4 ac. Open Grass Area
APN: 026462028000 Play Structure
______________________________________________________________________ San Antonio Park San Antonio Dr. 9.38 ac. Play Structure Bedford Dr.
APN 02656101000 Basketball Court
Barbeque Area
Sand Volleyball Court
Soccer Fields
Softball Field
Restrooms
Covered Picnic Shelter
Skateboard Park
______________________________________________________________________ CreekBridge Park San Antonio Dr. @ 3.57 ac. Baseball/ Softball Field Baseball/Softball Mildred St. Basketball Court
APN: 026612061000 Restrooms
Play Structure
______________________________________________________________________ CreekBridge Park San Antonio Dr. @ 2.60 ac. Restrooms
Soccer Soccer Field
APN: 026616001000 Play Structure
______________________________________________________________________ King Street 0.19 ac Play Structure (2)
Pocket Park Half-court Basketball
APN 026517022000 Picnic Area
______________________________________________________________________ King City approximately 36 ac 9-hole Public Course
Golf Course 2,836 yards- Par 35
(Private concessionaire)
Tennis Courts (3)
______________________________________________________________________ CreekBridge Linear Park approximately 6.42 ac Multi-use Trail ______________________________________________________________________ KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-33
Mills Ranch Linear Park approximately 9.0 ac Multi-use Trail ________________________________________________________ ______________ Mills Ranch Central
Community Park 3.34 ac Restrooms/Maintenance Bldg
Basketball Courts (2)
Pickleball Courts (3)
Shade/Shelter Structure
Children’s Playground
Multi-use Trail/Turf Area
Picnic Area w/BBQs
Parking
Paths and Landscaping
________________________________________________________ _______________ Mills Ranch Southeast
Community Park 4.46 ac Restrooms
Volleyball Court
Basketball Court
Parking
Paths and Landscaping
Youth Softball Field
_______________________________________________________________________ Downtown Plaza 0.46 ac Restrooms
APN 026195010000 Gazebo/Stage
APN 026195012000 Children’s Sensory Motor Play Features APN 026195022000 Landscaping/Benches
Parking
Mural
TOTAL PARK AND OPEN SPACE ACREAGE: Approximately 85 acres SALINAS
VALLEY FAIR GROUNDS
The following buildings are available to rent at the fairgrounds.
Facility Square Feet
• Orradre Building 12,000 square feet
• Expo Building 12,000 square feet
• Pavilion 7,000 square feet
• Cafeteria 1,400 square feet
• Topo 60,000 square feet
• Rava 55,000 square feet
The fairgrounds also lease approximately 3.59 acres of the City Park parcel for the use of the Stampede Stands/Arena.
2.13 VISUAL AND SCENIC RESOURCES
The City is characterized by many tree-lined streets, creating a majestic greenspace that not KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-34
only beautifies the City but also provides shade for hot summers and beautiful walking opportunities throughout the City. Programs to expand this urban forest are proposed for the major entryways of the City and are important elements of visual enhancement programs for First Street and Broadway.
Most of southern Monterey County is considered scenic due to the beauty of the landscape and to its rural character and agricultural setting. A varied landscape surrounds the community, including the flat valley with its rolling river and row crops, framed by gently rolling hillsides.
This landscape, together with the compact size of the urban area, assures a pleasant visual background for the community. The approaches to King City on Highway 101 are characterized by broad expanses. of cropland broken by occasional farmhouses, tall wind rows of eucalyptus, and the riparian forests along the Salinas River and its tributaries. The high mountains of the Los Padres National Forest, to the west of the community, are bisected by Pine Canyon. The Santa Lucia Range provides a visual frame of reference for the entire community, particularly when blanketed by the frequent coastal fogs that wander back and forth over the top of the mountains during the summer months. To the east, the Gabilan Range is more distant and less dominating, but still provides a visual definition to the community and contributes to its "sense of place.”
Many of the historic buildings in the Historic Downtown were attractively designed and in 2018 to 2022 the majority of the buildings in the 300 Block of Broadway were restored through the City’s Façade Improvement Grant Program. New development should be attractively designed.
The City of King presents a visual image to travelers on Highway 101 of a moderate-size community that serves as a retailing center for South Monterey County. The traveler on Highway 101 does not see the residential neighborhoods of The City of King from the freeway, with the exception of the Royal Coach Park neighborhood and the Rio Plaza Mobile Home Park in the Forden tract.
2.14 LOCAL GOVERNMENT ADMINISTRATION
Most emergency services in The City of King are administered by the municipal government. King City (officially "City of King") was incorporated in 1911 as the City of King. The City is a Charter City, with a Council/Manager form of government. The City Council is composed of five Council KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-35
Members who are elected at large for four-year terms. One Council Member is appointed Mayor for a two-year term by the Council. The City's administrative staff consists of the City Manager, Community Development Director, Police Chief, Public Works Director/City Engineer, Fire Assistant and related clerical and accounting personnel. The City contracts for a finance director and building official. Most of the City's functions are situated in the City Hall building on South Vanderhurst Avenue. The Police Department and Fire Station are located nearby on Bassett Street between Russ and Vanderhurst Avenues. The City's corporation yard is located on Industrial Way.
2.14.1. ECONOMY AND TAX BASE
The City's economic base is largely dependent upon agriculture with food processing and packing the primary sources of employment. The agricultural industry is a major economic drive in the City. Mee Memorial Hospital and Casey Printing typify other sectors of the business community, and nearby Fort Hunter Liggett also plays a role in the local economy (located 26 miles southeast of the city). The City is development friendly, and through an ambitious economic development strategy that includes expedited permit approvals, continues to attract new businesses and residential housing projects that improve the quality of life in the community.
2.14.2. PUBLIC SAFETY INFRASTRUCTURE
In order to make sound decisions about safety issues, it is important to set out the current status of public safety services in King City. This section presents a brief summary of the local, State, and Federal agencies that provide police, fire protection, and emergency services to the City of King. For locations of the various safety and infrastructure facilities discussed in this section, please see Figure 8.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-36
Figure 8 ‐ Safety Facilities
The County of Monterey also administers safety services, particularly the Sheriff's Department.
The seat of County government is in Salinas, approximately 50 miles to the north. The State of California and the U.S. government also provide fire safety services to their respective jurisdictions in the wildland areas around King City.
King City contracts with the County Office of Emergency Services for "911" emergency cans and dispatching service. This agency has an enhanced computerized screening facility that enables the dispatcher to deter- mine immediately the origin of the can. This computer-aided dispatching system is now in the process of being updated to improve its speed and reliability.
Ambulance service for the City of King is provided by American Medical Response under contract with the County's Emergency Medical Services Agency. The agreement specifies performance standards for the ambulance services provider with penalties that are enforced if response times exceed certain limits within the County. The current contract was initiated in February, 2010 and provides advanced life support (ALS) systems with a paramedic and EMT I KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-37
onboard with each unit. The contracted ambulance services provider provides up to 19 ambulances serving most of the county; one of these units is at a fixed base in the City of King.
In addition, the County has an agreement for air ambulance/ALS services through CALSTAR, which is based in Salinas. Mercy Air is another air ambulance service frequently used within the County’s EMS system, based out of Paso Robles. The California Highway Patrol also has a helicopter based in Paso Robles airport. Although the CHP helicopter has a primary law enforcement mission, it is also available for medical emergencies and can often lift patients from incident scenes in southern Monterey County. Lastly, Fort Hunter Liggett offers its air ambulance for mutual aid use, and they contract with REACH for their services. Air ambulances are often utilized to either expedite the transport of critical patients far away from the closest hospital or ensure that patients requiring specialty care services are seen at a hospital with specific capabilities.
2.14.3. POLICE PROTECTION
The City's Police Department provides primary public safety services within the city limits, and backup to the County Sheriff in nearby unincorporated areas. The City's Police Department is headquartered in an 8,000 square foot facility adjacent to City Hall. Currently, the police force includes eighteen sworn staff including the Police Chief, Captain, five sergeants, eleven police officers, and four support staff.
The County Sheriff serves the unincorporated area around the City of King from a headquarters facility located within the general County offices on Franciscan Way.
Additional service is provided by the California Highway Patrol, with headquarters on Broadway Circle. The CHP provides law enforcement on all unincorporated roadways and State highways.
2.14.4. FIRE PROTECTION/VEGETATION MANAGEMENT
a. King City Fire Department
The King City Fire Department (KCFD) has 22 members – it has 3 Type 1 Pumpers – I Type 6 Wildland Rig – 1 Quint 75-foot Ladder Truck – 1 Utility Truck. The ISO ratting for KCFD is a 4.
KCFD has 1 full time Adm Asst,1 Chief ,2 Asst Chiefs, 1 Chief Engineer, 7 Engineers , 11 Fire Fighters also the engineers are considered FF if they are not driving an apprentice.
The City is rated a "4" by the Insurance Services Office on a scale of 1 to 10. (The lower the number the better the service.) The Department had adequate facilities, equipment, and KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-38
personnel to sustain this rating and to serve the community's future growth, As with the Police Department, Ordinance #490 provides impact mitigation funding for the KCFD from new development. This funding is dedicated exclusively to the purchase of capital equipment and facilities.
b. CAL FIRE
CAL FIRE is responsible for fire protection of Monterey County’s State Responsibility Areas (SRAs). The San Benito-Monterey Unit (BEU) of CAL FIRE includes 2.1 million acres of SRA, one of the state’s largest state responsibility jurisdictions. The San Benito- Monterey Unit is operationally divided into seven battalions offering a wide variety of programs which includes: Fire Prevention, Resource Management, Law Enforcement, Air Attack, Helitack, Conservation Camp, Emergency Command Center (communications), and Cooperative Fire Protection (CAL FIRE 2022). The CAL FIRE King City Station 30 San Benito-Monterey Unit is located at 743 Reich Street, King City, CA.
c. U.S. Forest Service
The U.S. Forest Service (USFS) Monterey Ranger District has jurisdiction in the Los Padres National Forest to the west of King City. USFS provides wildland fire suppression across national forest lands within Monterey County and participates in mutual aid. A ranger station is located in King City at 406 S. Mildred St, King City, CA. d. Mutual Aid
KCFD and surrounding agencies participate in mutual aid and automatic aid agreements.
Automatic aid is a contractual agreement between agencies or fire districts, and aid is dispatched to all first alarms. Mutual aid agreements differ from automatic aid in that outside assistance typically is provided when the agreement is activated, and aid is requested by the primary responding agency. Fire agencies in Monterey County participate in a countywide mutual aid agreement.
e. Vegetation Maintenance
• King City’s Public Works Department
The City Public Works Department is responsible for vegetation management on city property. The department currently possesses chainsaws, pole saws, and weed whackers necessary for creating and maintaining the recommended fuel break. While the city has two Exmark zero-turn mowers, Exmark recommends against using these on slopes greater than 15 degrees (26.8% grade). Equipment that can handle levee slopes KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-39
and brush will need to be acquired to maintain a fuel break. • Resource Conservation District of Monterey County
The RCDMC is an invaluable partner in vegetation management for the riverbed area. The agency works with landowners, cities, and other stakeholders throughout the Salinas Valley on a variety of land management activities. From a fire perspective, the RCDMC’s vegetation management actions are critical for the riverbed area. King City should seek further partnership with the RCD to target invasive species through mechanical removal, grazing, and prescribed fire, combined with revegetation of native species.
2.14.5WILDFIRE HISTORY
In the past five years, three fires have ignited and spread through the project area, a fourth fire ignited west of the project area as listed on Table 6. Figure 9 outlines the fires. The three fires are in the Salinas Riverbed. CALFIRE provided the City with a grant to prepare a Wildfire Prevention Plan (WPP), which was adopted by the City Council on March 11, 2025.
Recommendations from the WPP are incorporated into the Conservation, Open Space and Safety Elements.
The King Fire (BEU-00002925) started on May 25, 2022, behind the KFC on Broadway Circle.
The fire prompted evacuations and spread to 90 acres before forward progress was stopped on May 27. One person was found dead from the fire, according to the Monterey County Sheriff’s Office. Some of the people living in the riverbed were temporarily sheltered at the Salinas Valley Fairgrounds following the fire. CAL FIRE has indicated that the cause of the fire was arson and that the investigation is ongoing at the time of the RWPP’s publication.
The fatality underscores the necessity of fire mitigation efforts in the riverbed area. It also points to the need for affordable housing in the area.
Table 6
Historic Fires
Year Name Incident Number Cause
2020 Circle Fire BEU-00004978 Playing with fire
2021 Jolon Fire BEU-00004312 Equipment use
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-40
2022 King Fire BEU-00002925 Arson causing one
death; case is ongoing
2024 Broadway Fire BEU-00007168 Cooking fire escape
from encampment
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-41
Figure 9 ‐ Riverbed Fire History Boundaries
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-42
GOALCOS1: PRESERVE AND ENHANCE SURFACE WATERWAYS,WATERSHEDS AND AQUIFERS.
3. CHAPTER 3: CONSERVATION, OPEN SPACE, AND SAFETY ELEMENT
GOALS AND IMPLEMENTATION POLICIES
The Conservation, Open Space, and Conservation Element establishes a comprehensive vision for the future management of natural resources within and around the City. This section will set forth the goals, Implementation Policies and Programs to achieve that vision. Section 1 presents Goals, Implementation Policies, and Programs specifically pertaining to the Conservation Element of the General Plan. This will include such matters as water resources, agricultural resources, mineral resources, and energy resources. Section 2 presents the goals, Implementation Policies, and programs which relate to the Open Space Element of the General Plan. This will include such matters as environmentally sensitive areas, riparian habitat, farmland protection, scenic re- sources and landscape protection, historical and archaeological sites, and parks and recreational facilities. Section 3 will then present goals, Implementation Policies, and programs with respect to the Safety Element of the General Plan. This will include such matters as floodplain management, hazard prevention, and public safety facilities.
3.1WATER RESOURCES
IMPLEMENTATION POLICIES
3.1.1. The City will work with Monterey County, CalWater and special districts to help preserve and protect all groundwater recharge areas from sources of pollution.
Development of prime groundwater recharge areas shall be restricted to land uses that do not cause groundwater contamination.
3.1.2. When considering new development, the City shall protect existing open spaces, natural habitat, floodplains, and wetland areas that serve as groundwater recharge areas.
PROGRAM
3.1.2.1. The City shall work with the Central Coast Regional Water Quality Control Board (CCRWQCB) and other regulatory agencies to identify areas of groundwater recharge, KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-43
GOAL COS 2: PROTECT WILDLIFE HABITATS THAT SUPPORT VARIOUS PLANTS, MAMMALS AND OTHER WILDLIFE SPECIES ALONG THE SAN LORENZO CREEK AND SALINAS RIVER. and to monitor and assess the impacts of surface or subsurface discharges upon groundwater resources.
IMPLEMENTATION POLICIES
3.1.3. In known or identified groundwater recharge areas, the predominant land use and resources activities should be designed to promote recharge of the groundwater basin and protection of groundwater quality at a level superior to standard development practices.
3.1.3. The City will work to develop policies wherein full build-out of this general plan is not expected to significantly impact the long-term estimated supply of groundwater resources.
3.1.4. The City shall continue to require Storm Water Management Programs for developments and implement recommendations.
3.2HABITAT CONSERVATION
IMPLEMENTATION POLICY
3.2.1. The City will utilize nature-based solutions whenever possible to balance the protection of habitat and using engineering devices.
PROGRAM
3.2.1.1 The City will encourage the preservation of the integrity of significant native vegetation and/or habitat value such as riparian habitat areas, creek corridors, wetlands, and sensitive wildlife habitat that supports biological resources.
IMPLEMENTATION POLICY
3.2.2 Encourage the creation, maintenance and protection of open space areas that provide strategic wildlife corridors and vital connectivity between habitat areas.
3.2.3. Encourage development to incorporate native vegetation materials into landscape places and prohibit the use of species known to be invasive according to the California Invasive Plan Inventory.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-44
GOAL COS‐3: CONSIDER HOW LOCAL MINERALS CAN BE USED TO REDUCE CARBON EMISSIONS AND
ADDRESS CLIMATE CHANGE
GOAL COS‐4: ENCOURAGE THAT ALL ACTIVITIES OF THE CITY, INCLUDING THE APPROVAL OF NEW
DEVELOPMENT PATTERNS, DO NOT GENERATE, NOR UNNECESSARILY CONTINUE, WASTEFUL USES OF NONRENEWABLE ENERGY RESOURCES.
3.2.4. Minimize damage associated with wind and fire related hazards and risk and address climate change and urban heat island effects through proper and appropriate landscaping, plant and tree sections and replacement and planting and vegetation management.
3.3MINERAL RESOURCES
IMPLEMENTATION POLICY
3.3.1. The City shall consider how new technology such as carbon capture and storage can be used to reduce greenhouse gases and promote new green jobs.
PROGRAM
3.3.1.1 The City will explore with Lawrence Livermore National Labs the possibility of the safe use of carbon capture and storage to extract CO2 from the area, combine with local mining tailings and store in rocks to reduce greenhouse gases.
3.4ENERGY RESOURCES
IMPLEMENTATION POLICIES
3.4.1. The City shall encourage energy-efficient designs within new homes, commercial and industrial buildings, and public facilities.
3.4.2. The City shall encourage the development land utilization of renewable energy sources such as solar, wind generation, and biomass technologies.
PROGRAMS
3.4.2.1. The City shall coordinate with the State Energy Commission and the U.S.
Environmental Protection Agency to seek reasonable waysto conserve energy resources KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-45
GOAL COS‐2.1: CONSERVE, FOR THE PROTECTION OF THIS VALUABLE RESOURCE, AGRICULTURAL RESOURCES FOR FUTURE GENERATIONS; AND TO PRESERVE VIABLE, PRIME AGRICULTURAL LANDS WITHIN THE PLANNING AREA WHICH ARE NOT REQUIRED FOR FUTURE URBAN GROWTH. throughout its operations.
3.4.2.2. The City will continue to work on the development of the Multi-Modal Transit Center to provide an effective and convenient connection for passenger rail, bus, bicycle, and pedestrian alternatives to the automobile and reduce dependence on use of carbon fuels.
3.4.2.3 The City will continue to develop bike lanes, bikeways, sidewalks and trails to encourage the use of bicycles and walking as enjoyable and functional waysto reduce the use of carbon fuels.
4. CHAPTER 4: OPEN SPACE ELEMENT AND IMPLEMENTATION POLICIES
4.1AGRICULTURAL RESOURCES
IMPLEMENTATION POLICIES
4.1.1 The City shall preserve agricultural land uses on prime farmland designated as Agricultural in the Land Use Element.
4.1.2 The City shall encourage agriculture as an industry by preserving agricultural land wherever possible, and by accommodating industries and service enterprises that help to package, process, transport, and market agricultural products.
4.1.3. Within its Industrial and Commercial districts, the City shall encourage agriculture as an industry by accommodating industries and service enterprises that help to package, process, transport, and market agricultural products.
4.1.4. The City shall continue to encourage farmworker housing to provide for the workers (and their families) who work on local and nearby farms and ranches, in support of agricultural operations. Said housing will be designed with attractive housing and amenities to serve the residents.
4.1.5. The City may, as needed to address impacts between uses, require that new, non- KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-46
GOAL COS‐2: PROTECT ENVIRONMENTALLY SENSITIVE LANDS THAT ARE IMPORTANT TO THE ECOLOGICAL WELL‐BEING OF THE PLANNING AREA; AND TO CONSERVE NATURAL RESOURCES FOR FUTURE GENERATIONS.
GOALCOS‐2.3:PRESERVE RIPARIAN HABITAT AREAS FORGENERAL FISH AND WILDLIFE POPULATIONS, AND PARTICULARLY FOR ENDANGERED SPECIES.
agricultural development proposals adjacent to agricultural operations incorporate buffer areas or other legally permissible conditions to minimize incompatibilities, and to mitigate against the effects of agricultural operations on adjacent land uses.
PROGRAM
4.1.5.1. As part of its review of discretionary projects and the Development Code, the City shall require that buffer areas be provided as part of any non-agricultural development located adjacent to agricultural land uses. These buffer areas shall be of sufficient size to protect residential development from any significant adverse effects of agricultural operations, including noise, dust, and pesticide applications.
4.2ENVIRONMENTALLY SENSITIVE LANDS
IMPLEMENTATION POLICY
4.2.1. The City shall ensure that environmentally sensitive lands which are unique, limited, and fragile natural areas are protected and preserved wherever possible.
PROGRAM
4.2.1.1. The City shall work with Monterey County, the State Department of Fish and Wildlife, the U.S. Forest Service, and other agencies to identify environmentally sensitive habitat areas; and shall promote the conservation of these habitat areas in conjunction with private landowners, other public agencies, and non-profit organizations.
4.3RIPARIAN HABITAT
IMPLEMENTATION POLICY
4.3.1. The City shall strive to preserve and restore wherever possible the riparian habitat of the Salinas River and San Lorenzo Creek, within its Planning Area.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-47
GOAL COS‐4:TO ENCOURAGE NEW DEVELOPMENT THAT DOES NOT DESTROY OR SIGNIFICANTLY IMPAIR THE CITY'S SCENIC RESOURCES.
PROGRAMS
4.3.1.1. The City shall require biological investigations of any proposed development that could significantly impact the riparian habitat of the Salinas River or of San Lorenzo Creek.
Such investigations shall assess. the significance of natural habitat within the project site, and the degree of any adverse impacts of the proposed project upon the habitat. The City shall require that significant adverse impacts· be fully mitigated wherever possible.
4.3.1.2. Proposed recreational facilities for the City, including golf course fairways or public trails, shall be designed and located to protect riparian and wetland habitat.
4.3.1.3. The City will encourage programs that coordinate the periodic restoration and maintenance of the Salinas River and San Lorenzo Creek with organizations such as NRCS and the RCD of Monterey County. Said programs, which may include programs that ensure proper functioning of the streams and rivers, will be sensitive to the restoration of habitat and use methods that are environmentally sound. Any such program will also be coordinated with applicable permit agencies such as State Fish and Wildlife Department, Federal Fish and Wildlife Service, Army Corps, CCRWQCB and other agencies as appropriate.
4.4SCENIC RESOURCES AND LANDSCAPE PROTECTION
IMPLEMENTATION POLICY
4.4.1. In reviewing proposed plans for new development proposed along major thoroughfares, particularly entrances to the City of King, the City shall encourage appropriate site planning, design, building materials, landscaping, and signage to enhance the scenic quality of these thoroughfares.
PROGRAMS
4.4.1.1. The Planning Commission shall evaluate site plans, elevations, and landscaping plans of new development proposals visible from major thoroughfares, including KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-48
Highway 101, Broadway Street, San Antonio Road, First Street, and Metz Road. This evaluation shall consider, but not be limited to, appropriate innovative site design and architecture, setbacks, open space buffers, landscaping, screening techniques, exterior colors and materials, street furniture, and other amenities.
4.4.1.2. The City will encourage property owners of poorly maintained buildings and properties to upgrade the appearance of their buildings and to improve the landscaping including, but not limited to, the addition of drought tolerant trees and shrubs, removal of debris, painting of faded or pealing surfaces, repair of structures and other improvements and maintenance.
IMPLEMENTATION POLICY
4.4.2. The City shall set an example of high-quality design and construction in its own signs, public buildings and infrastructure, particularly in key entries to the City and in areas visible from Highway 101.
PROGRAMS
4.4.2.1. The City shall require design review by the City Planning Commission and/or another appointed body of the plans for any capital improvement project proposed by the City, including park facilities and signage. This review shall seek to protect scenic values and to project the City’s rural character through consistently good municipal design, and shall be exercised particularly for those new facilities that are visible from Highway 101, Broadway Street, Canal Street, River Road, San Antonio Road, or First Street.
4.4.2. The City shall seek to have input on the planning and design for City and County projects that are visible from Highway 101, particularly in the Salinas Valley Fairgrounds property.
4.4.2.3. The City will create a well-designed entryway and wayfinding sign program for major roadways and Highway 101. A system of well-designed directional signs along Highway 101 will be coordinated with Caltrans. Directional signs, informational kiosks, public banners attached to streetlights, and public murals that describe the history and resources within and near the City will be encouraged.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-49
GOAL COS‐5: TO ENCOURAGE NEW DEVELOPMENT THAT DOES NOT DESTROY SIGNIFICANT EXAMPLES OF THE HISTORY OR PRE‐HISTORY OF THE COMMUNITY, AND TO ENCOURAGE PRESERVATION AND RESPECT FOR HISTORICAL AND ARCHAEOLOGICAL SITES WITHIN AND AROUND THE CITY OF KING.
4.5HISTORICAL AND ARCHAEOLOGICAL SITES
IMPLEMENTATION POLICY
4.5.1. The City shall strive to identify, and where known to protect, significant archaeological sites within its jurisdiction.
PROGRAMS
4.5.1.1. For new development, where it is known or suspected that archaeological resources may be present, the City shall require the applicant to document the location and significance of its archaeological resources.
4.5.1.2. Archaeological resource information shall be incorporated into the environmental impact assessment for the project(s) and impacts upon archaeological resources shall be mitigated to the extent feasible.
4.5.1.3. The City shall pursue all available and reasonable measures to protect archaeological sites, including purchase of archaeological easements, dedication to the City or County, tax relief, purchase development rights, and consideration of reason- able project alternatives.
IMPLEMENTATION POLICY
4.5.2. The City shall strive to identify, and where known to protect, significant historical sites and structures within its jurisdiction.
PROGRAMS
4.5.2.1. The City shall encourage and assist eligible property owners to submit applications to qualify appropriate properties and buildings on the National Register of Historic Places and/or the State Landmark Program.
4.5.2.2. The City shall work with property owners to mitigate impacts upon historical buildings wherever feasible, by supporting tax incentives, historic easements, code modifications, and other methods mutually agreeable between the City and landowner.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-50
GOAL COS‐6: ASSURE THAT ADEQUATE PARK LAND AND RECREATIONAL FACILITIES ARE AVAILABLE FOR THE CITY'S POPULATION, AND FOR THE SURROUNDING UNINCORPORATED COMMUNITY.
4.5.2.3. The City shall promote interpretation of the local and regional history through activities and services at San Lorenzo Regional Park.
4.6PARKS AND RECREATIONAL FACILITIES
IMPLEMENTATION POLICY
4.6.1. The City shall plan and maintain a park system that serves the residential, commercial, and industrial segments of the community.
PROGRAMS
4.6.1.1. The City shall coordinate park development with population increases and areas of significant new growth within the city.
4.6.1.2. Consideration shall be given to development of recreational facilities, consistent with the riparian habitat of San Lorenzo Creek. These may include a recreational trail that could ultimately connect the Municipal Park to San Lorenzo Regional Park along the edges of San Lorenzo Creek and the Salinas River.
4.6.1.3. The City will encourage the development of trails and interpretive centers along the Salinas River to help the public understand the importance of river systems and natural resources.
4.6.1.4. Work with the Parks and Recreation Department staff and volunteers to develop and maintain park and recreational programs to serve the population of the Planning Area and its surrounding area.
4.6.1.5. The City will coordinate with the operators of San Lorenzo Regional Park and Pinnacles National Park as well as local organizations to promote usage of these parks by visitors and residents. Programs may include the provision of directional/wayfinding signs, public banners on light poles, outreach brochures, publications, website information and other similar programs.
IMPLEMENTATION POLICIES
4.6.2. Consistent with applicable law, the City shall continue to require that new subdivisions KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-51
dedicate park land and/or park in-lieu fees that enable the purchase of park land, and/or to provide recreational facilities.
4.6.3. Where appropriate, the City' shall encourage large new commercial and industrial developments to provide open space and recreational opportunities for their employees to minimize the demand for public open space and recreational facilities
4.6.4. The City shall provide a level of funding to maintain and enhance the best park system the City can afford.
PROGRAMS
4.6.4.1. Consistent with applicable law, the City shall continue to require the dedication of land· and/or payment of in-lieu fees from new subdivisions; and. should re-evaluate the ordinance to require fees from new discretionary developments where appropriate.
4.6.4.2. The City shall solicit state open-space, park and recreation, and access grants to acquire park land and/or to expand and develop the City's existing park facilities.
4.6.4.3. Volunteer efforts and private financial resources should be promoted and used in combination with public funds for enhancement, acquisitions, maintenance, and operation of park and recreational facilities. The Recreation Commission and/or Parks and Recreation Director should solicit volunteer efforts and private financial resources.
IMPLEMENTATION POLICY
4.6.5. The City shall encourage schools to make recreational areas and facilities available for use during non-school hours.
PROGRAMS
4.6.5.1. The City shall coordinate with local schools to provide reasonable access to school facilities by the general public for recreational purposes. This information shall be made available to the public as part of the city's park and recreation system.
4.6.5.2. The City shall make its own recreational facilities available to the school districts on a reasonable basis, consistent with the City's operational plans for public facilities.
IMPLEMENTATION POLICY
4.6.6. Park and recreation areas shall be planned, developed, and used in a manner which is compatible with adjacent land uses.
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-52
GOAL COS‐3.1: PROTECT RESIDENTS OF THE CITY OF KING FROM UNDUE RISKS OF FLOODS, AND TO REDUCE DAMAGES TO PROPERTY AND INFRASTRUCTURE FROM FLOODING.
PROGRAMS
4.6.6.1. Locate and. design park and recreation areas to provide for ease of access to pedestrians and bicyclists by incorporating trails, paths, sidewalks, and/or bicycle lanes. This program should be incorporated into a master park and recreation plan.
4.6.6.2. Wind breaks shall be considered for new park and recreational projects in areas determined to be susceptible to prevailing wind. Design and siting of windbreaks shall be reviewed and approved during the development review process.
5. CHAPTER 5: ELEMENTGOALS AND IMPLEMENTATION POLICIES
5.1FLOOD PLAIN MANAGEMENT
IMPLEMENTATION POLICY
5.1.1. Proposed development in floodplain areas shall be approved only if adequate measures are provided to avoid or substantially reduce potential flood hazards.
PROGRAMS
5.1.1.1 Require conformance with the City's floodplain regulations as stated in the Zoning Ordinance for any project within the 100-year floodplain.
5.1.1.2. New development, except for bridges and necessary public improvements, will be prohibited within floodways and discouraged within Floodplain fringe areas as defined by FEMA, especially when the proposed development or fill may increase potential flooding or nearby areas. Further, for developments in the area impacted by flooding downstream from any dam or impounded water, as defined in CWC Section 6000, and designated by the State of California as areas of “potential flooding in the event of sudden or total failure of any dam...[that] would result in death or personal injury” should it fail (California Government Code [CGC], Section 8589.5(a), said developments shall include provisions for the protection of lives and structures from said dam failure.
5.1.1.3. The City will work with applicable organizations and public agencies to ensure KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-53
COS‐3.2:REDUCE THE RISKS FROM FIRE HAZARDS, HAZARDOUS MATERIALS, AND SEISMIC EVENTS TO AN ACCEPTABLE LEVEL.
that creek and river floodways are properly maintained, while also protecting and restoring the riparian habitat within the channels. Coordination with agencies such as NRCS and the RCD of Monterey County is encouraged.
IMPLEMENTATION POLICY
5.1.2. The City shall work with the Monterey County Water Resources Agency on management of new or existing flood control facilities to protect individual properties. Where the City is involved in development or expansion of any flood control facilities, such work shall not be permitted to increase significantly the flood or erosion hazards on other properties.
PROGRAM
5.1.2.1. The City shall require a hydrological analysis to assess the potential impacts of new or improved flood control facilities on adjacent downstream properties and on the identified flood plain.
5.2HAZARD PREVENTION
IMPLEMENTATION POLICIES
5.2.1. The City shall continue its efforts to maintain existing mutual aid agreements or establish additional agreements to assure that the best combination of fire protection services are available to the community.
PROGRAM
5.2.1.1: The City shall implement the recommendations of the 2024 Riverbed Wildfire Protection Plan.
5.2.2. The City shall seek to coordinate training, dispatching services, and other emergency services with the County and State wherever such arrangements may be found to be mutually beneficial.
PROGRAM
KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-54
GOAL COS 3.3: PROVIDE POLICE AND FIRE PROTECTION SERVICES AT LEVELS ADEQUATE FOR THE PROTECTION OF LIFE AND PROPERTY.
5.2.2.1: The City shall implement the recommendations of the 2022 Multi- jurisdictional Hazard Mitigation Plan.
5.2.3. The City shall exercise land use controls to assure that City fire personnel are aware of risks involved in use, storage, and processing of any hazardous materials within the Industrial or Commercial zones of the City.
5.3PUBLIC SAFETY FACILITIES
IMPLEMENTATION POLICY
5.3.1. The City shall encourage the development of land for public safety facilities such as police, fire, and emergency services facilities. These facilities shall be conveniently located in or near the are.as they a. re intended to serve.
PROGRAM
5.3.1.1. The City shall develop an annual report on the status of public and quasi-public services and facilities within the City. The report shall identify the need for new City facilities based on existing and anticipated demand and set forth an acquisition and funding program. The City may acquire private land as necessary to develop new facilities.
IMPLEMENTATION POLICY
5.3.2. All public safety facilities shall be designed so that their scale, character and siting will be compatible the surrounding land uses.
PROGRAM
5.3.2.1. Through the design review process, condition new public and quasi-public service facilities to be visually compatible with the City's desired character. and surrounding land uses.
IMPLEMENTATION POLICIES
5.3.3. The City shall maintain the police station and related facilities located adjacent to City KING CITY GENERAL PLAN: CONSERVATION, OPEN SPACE, SAFETY ELEMENT 2025 AMENDMENT COS-55
Hall.
5.3.4. The City shall financially support, personnel, facilities, equipment, and training to the Police Department.
5.3.5. The City shall financially support , personnel, facilities, equipment, and training to the Fire Department
PROGRAMS
5.3.5.1. The City shall make it a top priority to utilize funds acquired through fire protection impact mitigation fees to purchase new engines and other needed· fire suppression equipment.
3.3.5.2. Maintain the existing mutual aid agreement with County Service Area #61 and the California Department of Forestry.
IMPLEMENTATION POLICY
5.3.6. The City shall require that all new development proposals and/or changes in land use be referred to the Fire Department for safety evaluation.
PROGRAMS
5.3.6.1. As a part of standard permit processing, the Community Development Department shall refer discretionary projects to the Fire Department for review and comment prior to final decisions on projects.
KING CITY GENERAL PLAN MND-1
KI N G CI T Y GE N E R A L PL A N
MI T I G A T E D NE G A T I V E DE C L A R A T I O N
F O R
H O U S I N G E L E M E N T / L A N D U S E
E L E M E N T / C O N S E R V A T I O N, O P E N S P A C E & S A F E T Y E L E M E N T
( 2 0 1 6 A M E N D M E N T S )
INITIAL STUDY AND FINAL MITIGATED NEGATIVE DECLARATION
March 22, 2015
Proposed Amendments to the City Housing Element, Land Use Element and Conservation, Open Space and Safety Element of the General Plan Including an Amendment to the Land Use Map and Zoning Map Changing the Designation of the Rear Half of 1023 Broadway Street and Adjacent Site from Planned Development (PD) to Highway Service Commercial (HSC)
In C�mpliance with the
California Environmental Quality Act (CEQA)
March 2016
Mitigated Negative Declaration and Initial Study, Amendments to General Plan Housing Element, land Use Element and Conservation/Open Space/Safety Element
General Information About This Document
What's In this document?
The City of King has prepared this Initial Study and Mitigated Negative Declaration which examines the potential environmental impacts of the amendments to the Housing Element, Land Use Element and Conservation/Open Space/Safety Element of the General Plan, the addition of the Multi-Modal Transit Center and the modification of the General Plan map and Zoning Map five (5) acres at 1023 Broadway Street and Franciscan Way from Planned Development (PD) to Highway Service Commercial (HSC General Plan, HS Zoning Map). The document describes the project, the existing environment that could be affected by the project, potential impacts of the proposed project, and proposed avoidance, minimization, andfor mitigation measures.
What should you do?
• Please read this document. Additional copies of this document are available for review at the City Community Development Department, ·212 South Vanderhurst Avenue, King City, California. • Attend the Planning Commission Public Hearing on March 15, 2016 and/or the City Council Public Hearing on Tuesday, March 22, 2016 at the City Council Chambers, 212 South Vanderhurst Avenue • We welcome your comments. If you have any concerns about the proposed project, please attend the Planning Commission Public Hearing or send your written comments to the Community Development Department by the deadline. Submit comments via U.S. mail to the following address:
Attn: Maricruz Aguilar-Navarro, City Planner
Community Development Department
City of King
212 South Vanderhurst Avenue
King City CA 93930
Phone: 831-385-3281
Submit comments via email to: [email protected]
Please submit written comments by March 18, 2016.
What happens next?
After comments are received from the public and reviewing agencies, the City Planning Commission may 1) give environmental approval and approval of the amendments, or 2) require additional environmental studies, or
3) require changes to the project or deny the project, if there are issues that cannot be mitigated.
If the project is given environmental approval and the amendments to the General Plan Housing Element, land Use Element, and Conservation, Open Space and Safety Element, including the General Plan Map and Zoning Map, are approved by the City Planning Commission and the City Council, the amendments would become effective thirty (30) days after the City Council decision. 1 Mitigated Negative Declaration and Initial Study, Amendments to General Plan Housing Element, Land Use Element and Conservation/Open Space/Safety Element
CONTENTS:
I. PROJECT INFORMATION
II. DETERMINATION OF MITIGATED NEGATIVE DECLARATION
Ill. ENVIRONMENTAL SETTING
IV. ENVIRONMENTAL CHECKLIST AND IMPACT REVIEW
V. INFORMATION SOURCES
VI. MANDATORY FINDINGS OF SIGNIFICANCE
VII. INITIAL STUDY DETERMINATION
VIII. MITIGATION MONITORING AND REPORTING PROGRAM
OF THE MITIGATED NEGATIVE DECLARATION
ATTACHMENTS
A. Housing Element
B. Land Use Element
C. Conservation/Open Space/Safety Element
D. Correspondence
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