Agenda packet — Monterey City Council, July 16, 2024 (part 18 of 22)

The city’s median age is 36.9, which is 2.2 years older than Monterey County’s median age of 34.7. A review of data on population by age in the city since 2010 indicates that while the share of residents 34 years and ATTACHMENT 3 / EXHIBIT A
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younger has remained relatively stable over time, the share of residents aged 35-54 has dropped by 10.8 percent (Chart 2-2). By contrast, the fastest growing segment of the population is the cohort aged 55 years and over, which grew by 14 percent between 2010 and 2019. Older adult residents are considered a special needs housing group because they tend to live on fixed incomes and have requirements for aging in place.

Chart 2-2: Age Distribution in Monterey, 2010 and 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B01001
GENDER
In 2020, there were 28,304 residents in Monterey. Female-headed families, including those with children, are identified as a special needs group in State law because they are more likely to be supporting a household with one income, increasing the probability the household is low-income and housing cost-burdened. In Monterey, there are approximately twice as many female-headed households (725) as there are male-headed households (357). Female-headed households represent about 5.8 percent of owner-occupied households and 5.9 percent of renter-occupied households. Approximately 24 percent of female-headed households have children.

INCOME
Household income is one of the most significant factors affecting housing choice and opportunity. Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing, lower- and moderate-income households are limited in the range of housing they can afford. Typically, as household income decreases, cost burdens and overcrowding increase.

For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the California State Department of Housing and Community Development (HCD). For Monterey County, the applicable Area Median Income (AMI) for a family of four in 2023 is $100,400. This is an increase of 46.1 percent from the 2014 median income of ATTACHMENT 3 / EXHIBIT A
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$68,700. HUD has defined the following income categories, based on the median income for a household of four persons for 2023:
• Extremely low-income: 30 percent of AMI and below ($0 to $36,100) • Very low-income: 31 to 50 percent of AMI ($36,101 to $60,200) • Low-income: 51 to 80 percent of AMI ($60,201 to $96,350) • Moderate-income: 81 to 120 percent of AMI ($96,350 to $100,400) • Above moderate-income: 120 percent or more of AMI ($100,401 or more) A full 62 percent of households in the City of Monterey make more than 100 percent of AMI, more than in Monterey County as a whole (51 percent). Correspondingly, the share of moderate- and lower-income households is lower in the city than in the county. In the City of Monterey, extremely low-income households account for 7.8 percent, very low-income households account for 7 percent, and low-income households account for 14.2 percent.

Putting a face to these income categories, the starting salary for teachers with the Monterey Peninsula Unified School District is $55,048 annually1 while the average annual salary for law enforcement officers on the Monterey Peninsula is $70,3472, meaning single people working in these professions are classified as low-income households. The average annual salary for service workers employed in food preparation and hospitality-related occupations is $30,7742
, and those employed in healthcare support occupations earn $31,1572 on average annually, meaning single people working in these professions are classified as extremely low-income households. With extremely low vacancy rates and a chronic shortage of housing to meet the needs of the local workforce, lower income households on the Monterey Peninsula experience significant housing related challenges. When housing is unaffordable, cost burdens and overcrowding increase. This displays the affordability crisis in Monterey, as it is becoming a challenge for essential employees to afford to live and stay in Monterey.

EDUCATIONAL ATTAINMENT
As shown in Chart 2-3, the share of the population age 25 and over in Monterey who held a high school diploma or higher was 94.3 percent in 2020. About 55.7 percent of the population in Monterey holds a bachelor’s degree or higher. The share of the population with a bachelor’s degree or higher has grown steadily in Monterey, from 48.3 percent in 2012 to 55.7 percent in 2020. 1 Monterey Peninsula Unified School District, Teacher Salary Schedule 2022-2023, https://4.files.edl.io/9e8b/05/02/22/143637- 95946a00-3c5d-4119-89f0-f4e0a2ee9d37.pdf, accessed July 25, 2023. 2 U.S Census, American Community Survey, 2016-2020 5-Year Estimates, Table B24021.

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Chart 2-3: Educational Attainment Among Those Age 25 Years and Over, 2020 Source: US Census Bureau American Community Survey, 2020, Table B15003; Dyett & Bhatia, 2023

SPECIAL NEEDS GROUPS
Certain groups have greater difficulty in finding suitable affordable housing due to their special needs and circumstances. This may be a result of employment and income, family characteristics, disability, or household characteristics. Consequently, certain residents in the City of Monterey may experience more instances of housing cost burdens, overcrowding, or other housing problems. The categories of special needs that must be addressed by law in the Housing Element include:
- Extremely-Low-Income Households. About 8.6 percent of Monterey households fall below 30 percent of AMI. American Indian or Alaska Native (non-Hispanic) households are most likely to fall below 30 percent AMI at 50 percent, meanwhile Asian (non-Hispanic) and Hispanic or Latinx households represent 15.6 percent and 15.5 percent of extremely low-income households, respectively. Households that identify as White (non-Hispanic) and Other or Multiple Races (non-Hispanic) have the lowest prevalence of extremely low-income households at 7 percent and 0 percent respectively. - Older Adult Households. There are 5,280 older adults (ages 65+) in Monterey, which accounts for 19 percent of the total population. Older adult renters are much more likely to fall into the extremely lowincome (0 to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than older adults who own their homes. Among renters with at least one older adult aged 62 and over in the household, 21 percent are considered extremely low-income. - Persons with Disabilities. In Monterey, an estimated 4,543 persons have a disability (about 19 percent of non-institutionalized population). The most prevalent disability among civilian population aged 18 and over was ambulatory difficulty3 at 4.8 percent.
- Female-headed Households. There are approximately twice as many female-headed households (725) as there are male-headed households (357) in Monterey. Female-headed households represented about 3 Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

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5.8 percent of owner-occupied households and 5.9 percent of renter-occupied households.

Approximately 24 percent of female-headed households have children. - Large Households. In comparison to surrounding jurisdictions, Monterey has a much smaller proportion of large family households. About 4 percent of households in Monterey are considered large households, while 19.7 percent in Monterey County are considered large households. Of the large families in Monterey, approximately 19 percent are considered extremely low- or very low-income households.
- Persons Experiencing Homelessness. The Salinas, Monterey, and San Benito Counties Point in Time count in 2022 found a total of 2,404 people experiencing homelessness, of whom 779 were sheltered homeless persons and 1,625 were unsheltered homeless persons. The City of Monterey has seen a 70 percent decrease in homelessness since 2017, with the number of unhoused individuals falling from 338 to 101 over the period.
- Farmworkers. The number of permanent and seasonal farm workers in Monterey County has both increased and decreased respectively from 2002 to 2017. From 2012 to 2017, the permanent farm worker population has decreased, totaling 14,806 in 2017; while the number of seasonal farm workers has also decreased during this time, totaling 12,123 in 2017. Farmworkers predominantly live in the Salinas Valley, near the agricultural fields.
- Students. City of Monterey has a sizeable student population, with a substantial portion of these students being associated with the military. The city has four advanced education institutions, which include U.S. Naval Post Graduate School (NPS), U.S. Army Defense Language Institute/Foreign Language Center (DLI), Middlebury Institute of International Studies, and Monterey Peninsula College.
- Miliary Employers and Veterans. Monterey is home to NPS and DLI. As a result, there is a large population of service members living in Monterey that are associated with DLI and NPS. While there are family housing communities within both NPS and DLI that account for 2,580 housing units with various amenities, the military community serves 4,000-plus population of service members and their families.
- Group Quarters Populations. Group quarters are places where people live or stay in a group living arrangement that are owned or managed by an organization providing housing and/or services for the residents, such as college residence halls, residential treatment centers, skilled-nursing facilities, group homes, military barracks, correctional facilities, and workers' dormitories. The largest group quarter population in Monterey are those living in military quarters, coming in at 82 percent, about 3,580 residents.

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Housing Market Characteristics

EXISTING TYPOLOGIES
Today Monterey has a variety of housing types, with single-family detached homes, apartments, and condominiums in residential neighborhoods, and multi-family complexes downtown and along key commercial corridors, including North Fremont Street and Lighthouse Avenue. As shown on Chart 2-4, there is a relatively even balance of single-family (49.3 percent) and multi-family homes (50.6 percent) in the community. Increasingly, Monterey is seeing the construction of accessory dwelling units (ADUs) - sometimes called "granny flats" or "in-law units" - in established residential neighborhoods. These smaller homes typically cost less to build, buy, or rent, and as such they can offer affordable opportunities for older adults living on fixed incomes, for students and young people, and forlower income households. While this data from the California Department of Finance (DOF) notes the housing stock consists of 0.3 percent mobile homes, as of 2023 there are no mobile home parks in Monterey.4 Chart 2-4: Housing Stock in Monterey, 2023
Source: California Department of Finance, E-5 City/County Population and Housing Estimates, 4/1/2010 & 1/1/2023

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Chart 2-5: Age of Monterey Housing Stock
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25034 TENURE
Tenure refers to whether a house is rented or owned. Compared to Monterey County, the rate of homeownership in the city is substantially lower and the rate of renting is substantially higher. In the City, the number of owner-occupied housing units decreased by 4 percent from 2000 to 2020 (Chart 2-6). As a result, the number of renter-occupied housing units increased by 4 percent from 2000 to 2020. Overall, as of 2020, renter-occupied units account for 65.7 percent, while owner-occupied units account for 34.3 percent in Monterey.

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Chart 2-6: Monterey Household Tenure, 2000 to 2020
Source: U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25003

AFFORDABILITY
The most commonly used definition of affordable housing comes from the federal Department of Housing and Urban Development (HUD). According to HUD, affordable housing means housing for which the occupants are paying no more than 30 percent of their income for gross housing costs, including utilities.

Monterey has seen a dramatic increase in housing costs in recent years. As shown in Chart 2-7, home values in the city increased by 97 percent between 2011 and 2022. Rental prices increased by 50.8 percent between 2010 and 2020. Housing costs are significantly higher in the city than in Monterey County. Given the prevailing rent and home sales prices in the city, home ownership is exclusive to all income groups earning moderate-income and below.

In Monterey, 22.7 percent of households (2,659 households in total) are cost burdened (meaning they spend 30 to 50 percent of their income on housing-related costs), while 21.1 percent (2,480 households in total) are severely cost burdened (spend more than 50 percent of their income on housing) (Chart 2-8). Further, renters are particularly impacted by cost burden, as, unlike homeowners, they cannot build equity with their homes. Renters in Monterey tend to have higher rates of cost burden than owners – for instance, 52.3 percent of all renters experience some level of cost burden while only 30.1 percent of owners do.

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Chart 2-7: Housing Affordability in Monterey
Source: Zillow, ZHVI January 2011 – January 2022
Chart 2-8 Cost Burden in Monterey
In 2020:
2,659 households were
cost-burdened
2,480 households were severely
cost-burdened
Households
spend 30-50% of
their income on
housing
Households
spending more than
50% of their income
on housing
Cost-Burdened Severely
Cost-Burdened
Renters are more likely to experience cost burden, with about 50% experiencing some level of cost burden versus approximately 30% for owners.

22.7% 21.1%
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Economic Characteristics

EMPLOYMENT TYPES
According to the American Community Survey, there are 13,550 people in the labor force in the City of Monterey as of 2020. As seen in Chart 2-9, the largest industry sector represented among the City’s working residents is Health and Educational Services (26.7 percent), which is a greater share of the workforce represented in the industry compared to the county (20.3 percent). Financial and Professional Services is the second largest represented amount Monterey working residents (22 percent). Compared to Monterey County, the number of residents employed in the Agriculture and Natural Resources industry account for significantly less of the City’s employment distribution (2 percent) than that of the county (16 percent).

Chart 2-9: Monterey and Surrounding Areas Employment by Industry, 2020 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S2405

MAJOR EMPLOYERS
Table 2-2 provides an overview of the major employers in Monterey. The following three major employers provide the largest employment base for residents and non-residents of the city: Community Hospital of Monterey Peninsula (CHOMP), Naval Postgraduate School, and Defense Language Institute, aligning with the largest industry sector presented in Chart 2-5 above, Health & Educational Services. All three major employers have an employment base of about 1,000 to 4,999 people, according to the Annual Comprehensive Financial Report for Fiscal Year 2022. Additionally, Monterey is well-known for its hospitality and tourism industry, where four hotels and the Monterey Bay Aquarium are major employers.

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Table 2-2 Major Employers in Monterey
Employer Product/Function Employee Size Range for Fiscal Year 2022 Private Sector
Community Hospital of Monterey
Peninsula
Health Care 1,000 to 4,999
Middlebury Institute of International
Studies
Education 500 to 999
DRC/CTB (Data Recognition
Corporation/California Testing
Bureau)
Educational Consultants 250 to 999
Macy’s Department Stores 250 to 499
Monterey Bay Aquarium Ecotourism 250 to 499
Monterey Plaza Hotel & Spa Lodging/Visitor Services 250 to 499 Portola Hotel & Spa Lodging/Visitor Services 250 to 499 Dole Fresh Vegetables Co Agricultural Growers &
Shippers
150 to 499
Hyatt Regency-Monterey Lodging/Visitor Services 100 to 299 Monterey Marriott Lodging/Visitor Services 100 to 299
Robert Talbott, Inc Clothing-Manufacturer 20 to 100
Public Sector
Naval Postgraduate School Education 1,000 to 4,999
Defense Language Institute Education 1,000 to 4,999
Monterey Peninsula College Education 500 to 999
City of Monterey Government 400 to 799
Monterey-Salinas Transit Public Transportation 200 to 599 Source: 2021-2022 (FY 22) Annual Comprehensive Financial Report, City of Monterey

COMMUTING TRENDS
U.S. Census Bureau OnTheMap tool displays where workers are employed and where they live. As shown on Map 2-3, the U.S. Census identified 20,743 workers in the City of Monterey in 2020, of whom 18,082 commute from outside of the city, which represents 87.2 percent of the total worker population.

Approximately 2,661 people both live and work in Monterey, which accounts for only 12.8 percent of total worker population. About 7,247 workers who live in Monterey commute outside of the city for work. This means almost three times the number of workers commute out of Monterey compared to those who live and work in the city. Additionally, more than double the number of workers commute into Monterey as compared to those who live in Monterey and commute out of the city to work.

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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2703, Packet Page 3031 City of Monterey – Housing Element Update 2023-31 Chapter 2: Community Profile 2-16 Hearing Draft | June 2024
Map 2-3 Job Inflow and Outflow, 2020
Source: OnTheMap, U.S. Census, 2020
Recent Development Trends
During the 2010 to 2023 period, the city saw development of only 241 new homes, as shown on Table 2-3.

This is due in large part to limits on housing production linked to the availability of water supply, as the State of California, State Water Resources Control Board, has issued a Cease-and-Desist Order for any new water hookups or increased water use. The restrictions are in place to limit the amount of water taken from the Carmel River to protect critical habitat and endangered species; however, these restrictions have also effectively halted the development of housing in the region and severely impacted the development of workforce housing, resulting in workers who work on the Monterey Peninsula living far outside the community and enduring long and expensive commutes.

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Table 2-3: Monterey Housing Types, 2010-2023
Building Type 2010 2023 Percent
Change (2010
– 2023)
Number Percent Number Percent
Single-Family Home: Attached 830 6.1% 875 6.3% 0.22%
Single-Family Home: Detached 5,861 43.1% 5,951 43.0% -0.10% Multifamily Housing: Two to Four Units 2,618 19.3% 2,623 19.0% -0.30% Multifamily Housing: Five-plus Units 4,226 31.1% 4,329 31.3% 0.20% Mobile Homes 49 0.4% 47 0.3% -0.02%
Total 13,584 100% 13,825 100% -
Notes

1. California DOF data on the number of mobile homes conflicts with the City’s local knowledge. The City does believe there are any mobile home parks in Monterey.

Source: California Department of Finance, E-5 City/County Population and Housing Estimates, 4/1/2010 & 1/1/2023 Recognizing that an adequate supply of affordably priced housing is critical for the economic and social sustainability of the community, the City has put in place a range of regulatory programs that seeks to foster the development of housing options for lower income households. These regulations include:
• Inclusionary zoning, which requires new development projects of six units or more to make at least 20 percent of the units affordable for low and moderate income households; • A density bonus program, that offers developers increased density above the maximum allowed in the Zoning Ordinance in exchange for a making a certain percentage of the new units available at below market rate rents;
• An ADU ordinance, which establishes streamlined permitting procedures to facilitate construction of ADUs and junior ADUs;
• A short-term rental prohibition, which makes it illegal to rent a house for a period of less than 30 days in Monterey to help ensure that housing remains available for those who live and work in the community.

The City's Housing Programs Office also manages over 500 affordable, deed-restricted single-family homes and apartments, ensuring they continue to be affordable for renters and first-time home buyers for generations to come. Additionally, the City has taken action to reduce homelessness and increase housing security for all residents of the community with the provision of emergency rental assistance during the COVID pandemic and by funding A Safe Place, a comprehensive program for at-risk homeless youth between ages of 18 and 24 years old, and Casa de Noche Buena, a shelter for women and families. The Monterey Police Department’s Multi-Disciplinary Outreach Team (MDOT) works side-by-side with various governmental and non-governmental organizations to offer, provide and find solutions for those who are unhoused. In the most recent "point-in-time" homeless count, there was a 50 percent decrease in the number of homelessness individuals in the city between 2019 and 2022, the largest decrease of any community in Monterey County.

Chapter 4, Housing Action Plan, includes a suite of goals, policies, and implementing programs that build on the foundation of Monterey's existing housing policies and programs to address local housing needs, reduce barriers to housing development, and affirmatively further fair housing practices.

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Hearing Draft | June 2024 3-1
3 Adequate Sites for Housing
The Housing Element is a component of the General Plan which guides planning for housing to meet the current and projected needs of all households in the community. This chapter summarizes the various resources available for the preservation, improvement, and development of housing in Monterey. The analysis includes an evaluation of the availability of land resources available to accommodate the City's share of the region’s future housing needs, as well as the administrative resources available to assist in implementing the City’s housing programs and policies, and the financial resources available to support housing activities.

Land Resources
Government Code (GC) Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites with the potential for redevelopment.

The inventory must identify specific parcels that are available for residential development and be accompanied by an analysis of public facilities and services capacity to serve the identified sites. Further, the inventory must have sufficient capacity to accommodate the jurisdiction's share of the regional housing need, as determined by the applicable council of governments, in this case Association of Monterey Bay Area Governments (AMBAG).

This section presents the City’s inventory, identifying sites available for residential development and their realistic capacity for housing. It identifies planned and recently approved residential projects in Monterey and it details the process for identifying suitable sites, the methodology for calculating capacity, and the availability of public facilities and services available to serve new housing.

LEGAL REQUIREMENTS FOR INVENTORY AND SITES
State law requires that a community identify an adequate number of sites to accommodate and facilitate production of the City’s regional share of housing. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate sites.” Land considered suitable for residential development includes the following:
• Vacant sites zoned for residential use.
• Vacant sites zoned for nonresidential use that allow residential development. • Residentially zoned sites that are capable of being developed at a higher density (non-vacant sites, including underutilized sites).
• Sites owned or leased by a city, town, or county
• Sites zoned for nonresidential use that can be redeveloped for residential use and a program is included in the Housing Element to rezone the site to permit residential use within three years of adoption.

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3-2 Hearing Draft | June 2024
Further, State law stipulates criteria for the adequacy of sites included on the inventory, including that they be zoned to accommodate housing, have appropriate development standards, and be served by public facilities as needed to facilitate the development of a variety of housing products suitable for all income levels. Vacant sites included on the prior period inventory and non-vacant sites included on prior inventories in two or more consecutive planning periods cannot be carried forward to the current planning period to satisfy the need for housing affordable to lower income households unless they are rezoned to allow residential use by right at the default density for the jurisdiction, which in Monterey's case is 20 dwelling units per acre.

Additional suitability criteria apply to sites identified to accommodate lower income RHNA, including that they be of appropriate size, be free from environmental constraints, be zoned to accommodate housing, have appropriate development standards, and be served by public facilities. The intent of these criteria is to help ensure that sites identified for lower income RHNA are viable candidates for housing and can be feasibly developed in the near term. In view of feasibility considerations, parcels that are less than 0.5 acres in size are generally not considered suitable for lower income housing development as smaller parcels may not allow development of a sufficient number of units for proposed affordable housing projects to compete effectively for limited funding resources. Parcels larger than 10 acres in size are also not considered suitable by HCD as development of very large projects may lead to an over concentration of affordable housing in one location or may render proposed affordable housing projects ineligible for funding.

REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is the total number of new housing units that the City must plan to accommodate in the 2023-31 planning period. RHNA is split into four categories representing different levels of affordability, based on median income level in the county. RHNA is established through the following process: the California Department of Housing and Community Development (HCD) first determines the estimated need for new housing in each region of California for the planning period, based on population projections and other factors including rates of vacancy, overcrowding, and cost-burden.

Each council of governments (COG) then allocates a target to each city or town within its jurisdiction, considering factors such as access to jobs, good schools, and healthy environmental conditions. For the Monterey Bay Area, AMBAG developed and refined a methodology for 2023-31 RHNA allocations with input from local jurisdictions. The AMBAG Board of Directors adopted the 6th Cycle Final RHNA Allocation, Methodology, and Regional Housing Needs Determinations on October 12, 2022. Monterey’s Regional Housing Needs Assessment (RHNA) allocation for the 2023-31 planning period has been determined by ABAG to be 3,654 housing units, including 1,177 units for very low-income households, 769 units for low-income households, 462 units for moderate-income households, and 1,246 units for above moderate-income households (Table 3-1). AB 2634 mandates that localities calculate the subset of the very low-income regional need that constitutes the communities need for extremely low income housing. As an alternative to calculating the subset, local jurisdictions may assume that 50 percent of the very low income category is represented by households of extremely low income (less than 30 percent of the Area Median Income or AMI).

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Table 3-1: Regional Housing Needs Allocation 2023-2031
Income Group % of County AMI Number of Units Allocated Percent of Total Allocation Very Low 0-50% 1,177 32.2%
Low >50-80% 769 21.0%
Moderate >80-120% 462 12.6%
Above Moderate 120%+ 1,246 34.1%
Total 3,654 100.0%
Source: Association of Monterey Bay Area Governments, 2022

PIPELINE PROJECTS
According to HCD Guidance, projects that have been approved, permitted, or received a Certificate of Occupancy during the projection period (June 30, 2023 – December 15, 2031) can be counted toward the 2023-31 cycle RHNA. As shown on Table 3-2, there are 26 pipeline projects in Monterey expected to generate a total of 503 new housing units during the planning period, including 8 new single-family residences and 495 new multifamily units. The location of the projects is shown on Map 3-1 and affordability commitments are reflected in Table 3-2. The City's inclusionary ordinance requires that a minimum of 20 percent of the units in any project with more than six new housing units be made permanently affordable to moderate- and low-income households for the life of the project.

SITE IDENTIFICATION
The City of Monterey is a largely built-out community of approximately 12,375 existing homes nestled between the southern shore of Monterey Bay and the forested ridgeline of the foothills. The City's RHNA allocation of 3,654 new homes for the 2023-31 planning period represents a 29.5 percent increase in the total number of housing units in the city. Given that only approximately 5 percent of the land area within the City limit is vacant and 21.7 percent is occupied by military facilities over which the City does not have land use planning jurisdiction, infill housing and redevelopment of non-vacant sites will be an important priority. Further, the State Water Resources Control Board Cease-and-Desist Order prohibiting new water hookups or increased water use in the city means that, in the near term, non-vacant commercial and industrially-zoned sites are among the most viable sites for housing development, as they have water credits available. However, the redevelopment capacity of infill sites alone is not sufficient to accommodate the City's RHNA allocation with an adequate buffer and it will be necessary to plan for housing on available sites in the southeast of the community to meet the current and projected need.

To identify potential sites for new housing, a parcel-based analysis of properties within the City limit was conducted using County Assessor data. Vacant sites were identified, along with underutilized non-vacant sites with potential for redevelopment within the planning period and any surplus City-owned sites. Two primary metrics were used to identify underutilized parcels: assessed value ratio (A/V) and low as-built floor area ratio (FAR). A/V ratio considers the relationship between the value of the land and the improvements constructed on it. Where the value of the land is worth substantially more than the value of the structures on it, there is an incentive for the owner to redevelop with new uses that command higher rents or sales prices. Similarly, a low FAR means that the square footage of buildings is small compared to the overall size of the site, indicating the potential for redevelopment with other uses. A commercially zoned property containing a low-slung shopping center with large areas of surface parking could be considered underutilized, particularly if vacancy rates are high.

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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2708, Packet Page 3036 Table 3-2: Pipeline Projects

ADDRESS APN(S) PROJECT DESCRIPTION PROJECT STATUS SITE SIZE (ACRES)

VERY LOW,

LOW, AND

MODERATE
INCOME
ABOVE

MODERATE
INCOME
TOTAL
UNITS
1230 Sixth St 001-844-002 New 1,600 sf single-family dwelling Under Construction 0.09 1 1 11 Portola Avenue 013-025-025 New 1,578 sf single-family dwelling Under Construction 0.1 1 1 810 McClellan Avenue 001-112-011 New 2,336 sf single-family dwelling Under Construction 0.14 1 1 200 Glenwood 001-771-013 Four-story, 40-unit senior independent living apartment building Under Construction 10.1 40 40
601 Lighthouse
Avenue 001-066-007
Conversion of existing building to create four
new apartment units, 3,345 square feet of
retail space and one 914 office space
Under Construction 0.14 4 4
537 Anthony St 001-712-010 Remodel-convert 611 sf of existing warehouse into residential apartment Under Construction 0.09 1 1
457 Wave Street 001-026-003 Construct two new three-story buildings, totaling four residential condominium units Under Construction 0.13 4 4 2000 Garden Road 013-312-008 Convert existing commercial building to multifamily building with 34 apartment units Architectural Review Committee
(ARC) preliminary review
approved; ARC final review
pending

1.77 7 27 34
1015 Cass Street 001-671-034 Convert existing commercial office space to seven apartment units
Planning permits underway; Has
not received Building Permits 0.41 2 5 7
600 Irving Avenue 001-085-005 Planning permits approved; Water allocation pending
Construct an addition to existing
structure to create five new
residential units

0.27 5 5
480 Cannery Row
001-021-011, 001-021-020,
001-021-019, 001-021-018,
001-021-017, 001-021-015,
001-021-014, 001-021-013,
001-021-012, 001-021-010, Construct a combination of buildings to include 51 residential units, 87,362 square
feet of commercial use 30,000 square feet of
restaurant space, and 8,408 square feet of
coastal/community use
City use permit and vesting
tentative map extended through
2025. Coastal permit for smallscale desal denied. Project to be reviewed by Coastal Commission
de novo once applicant has
paid the filing fee and provided
evidence of adequate water
source.
001-022-023, 001-022-024, 0.15 11 40 51
001-022-025, 001-022-026,
001-022-027, 001-022-028,
001-022-029, 001-022-030,
001-022-031, 001-022-032,
001-022-033, 001-022-035
857 Cass Street 001-681-19
Convert existing commercial space to two
apartment units. The result would be a mixeduse building.Planning permit underway 0.16 2 2 2600 Garden Road 013-322-013
Demolish existing structure; Construct five
three-story multi-family buildings with 57
apartment units
ARC preliminary review approved;
ARC final review pending 3.35 12 45 57
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2709, Packet Page 3037 Table 3-2: Pipeline Projects

ADDRESS APN(S) PROJECT DESCRIPTION PROJECT STATUS SITE SIZE (ACRES)

VERY LOW,

LOW, AND

MODERATE
INCOME
ABOVE

MODERATE
INCOME
TOTAL
UNITS
2560 Garden Road 013-322-014
Proposed remodel of an existing industrialzoned office building; remodel to include 25 apartment units
Planning permit incomplete 1.86 5 20 25
2200 North Fremont 013-171-014
Construct a three-story mixed-use building
with 40 apartment units and 6,000 square feet
of commercial space
Building permit in review 0.67 8 32 40
704 Foam Street 001-016-006
Demolish existing structure; Construct
four new stand-alone residential units with
detached garages
Planning permits in review;
Environmental review pending 0.13 4 4
1000 Eight Street 001-851-005
Convert existing commercial space to two
apartment units. The result would be a mixeduse building.

Planning permit approved;
Building permit in review 0.08 2 2
300 Cannery Row 001-031-003
Conversion of existing building to create eight
new residential condominium units and 8,500
square feet of retail & Coastal Commercial
with parking offsite.

Planning permit approved;
Currently in review with Coastal
Commission

0.05 8 8
2300 Garden Road 013-312-004 Convert existing office building into 64 apartment units
ARC preliminary review approved;
ARC final review pending 6.79 13 51 64
449 Alvarado Street 001-574-028
Demolish existing structure; Construct a
four-story mixed-use building with 34 new
apartment units and 2,376 square feet of retail
space
EIR preparation in process; has
not received Planning permits 0.3 7 27 34
476 Tyler Street 001-574-029
Converting existing ground floor commercial
space within an existing mixed-use building
into three studio apartments
Planning permits approved; Has
not applied for Building permits 0.54 3 3
La Mesa Village
001771040000,
001781025000,
001771039000
60 new homes for military personnel at La
Mesa Village
Start date after completion of
construction at Ord Military
Community
60 60
MidPen Housing
Project
001-522-009, 010, 011; and
a portion of 001-522-015-
000
City sponsored 100 percent affordable
housing project
City has entered into ENA
with MidPen Housing and
predevelopment activities are
underway
43 43
1045 Cass Street 001-671-003-000 Construction of twelve multi-family units 0.25 2 10 12 110 393 503
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2710, Packet Page 3038 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte
Beach
Monterey
Harbor
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Larkin School Park
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA
Monterey
Beachfront
NSA Monterey
Naval
Postgraduate
School
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguaji to
Casa Verde Way
N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista Dr Del Monte Ave
S Boundary Rd
SkylineDr
0 ¼ ½ 1
Miles
Pipeline Projects
Very Low/Low/Moderate Income
Above Moderate Income
Mixed Income
City of Monterey
Parks and Recreation
Water
µ
Map 3-1: Pipeline Projects
Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2711, Packet Page 3039 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-7
Areas where vacant and underutilized sites cluster are locations where change is most foreseeable over the planning period and as such are an important focus of planning activities. The opportunity sites were ranked by viability for development with housing in consideration of the prevailing land use characteristics and hazards and organized into tiers, as shown on Map 3-2. Tier 1 sites are those with indicators that signal the strongest redevelopment potential, and which are also least encumbered by natural and humanmade hazards. Tier 5 sites are those with some indication of redevelopment potential, but which are constrained by hazards. This tiering helped identify viable non-vacant sites to accommodate lower income RHNA, in view of State requirements for additional analysis to justify their inclusion on the Housing Element sites inventory. Based on this analysis, seven "opportunity areas" where change is foreseeable over the planning period were identified (see Map 3-3) and a community survey was conducted to solicit feedback to help plan where new housing should be located and how to achieve other community objectives like improving transportation options, revitalizing older commercial streets, and preserving and enhancing neighborhood character. Between March 1 and April 30, 2023, over 1,050 residents, business owners, and people working or attending school in Monterey participated in the Monterey 2031 Community Survey. Overall, respondents broadly support housing in all seven opportunity areas and a survey report documenting community input and presenting key implications for the planning process is included in Appendix G.

Drawing on the community input received, a preliminary inventory of sites available for housing and key strategies to facilitate housing development on the identified sites was prepared and reviewed with the Planning Commission and City Council over a series of public meetings in June 2023. The inventory and strategies were refined based on public input and direction from City decision-makers received at the June meetings prior to inclusion in this Draft Housing Element. Additionally, during the 30-day public review period for the Draft Housing Element, several owners of non-vacant commercial properties expressed interest in housing development and requested to have their sites added to the inventory.

SITE SCREENING AND CAPACITY PROJECTIONS
A majority of the sites included on the inventory are non-vacant, meaning they contain buildings or other significant improvements that are permanent and add significantly to the value of the property. Per State law, if the inventory identifies non-vacant sites to address a portion of the regional housing need allocation, analysis is required to demonstrate the viability of sites for redevelopment with housing during the planning period. Accordingly, a survey of recent residential development projects was conducted to confirm that the characteristics of sites identified are conducive to redevelopment and to establish average as-built densities that can be applied to determine the realistic capacity of sites included in the inventory. Although housing demand is high in the city, production has been severely constrained by water supply availability. Therefore, the survey also considered recent residential development projects on comparable sites in Seaside, Marina, and Sand City that do not face the same water supply constraints as Monterey so as to provide a realistic estimate of the future capacity of sites when new water supply is available. Profiles of the recent residential precedents are included in Appendix F, detailing project location, site characteristics prior to redevelopment, and approved/constructed densities. A comparison of development standards and permit procedures applicable to survey sites and non-vacant sites on the inventory is also provided. The profiles indicate that the project sites have characteristics comparable to the non-vacant sites on the inventory, in evidence of their viability. These characteristics include:
• Typical parcel size range from 0.3 to 5.5 acres
• Typical existing use: Commercial use or parking lot
• As-Built FAR prior to redevelopment: 0.07 to 0.61, with average of 0.26 FAR • Zoning: Commercial or Mixed Use Zoning
• Location: Along commercial corridors, at intersections or mid-block ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2712, Packet Page 3040 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte
Beach
Monterey
Harbor
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Larkin School Park
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA
Monterey
Beachfront
NSA Monterey
Naval
Postgraduate
School
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguajito
Casa Verde Way
N Fremont St
Montecito Ave
Garden Rd
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista Dr
Del Monte Ave
S Boundary Rd
SkylineDr
0 ¼ ½ 1
Miles
Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
(Residential or Mixed Use)
Opportunity Areas
City of Monterey
Parks and Recreation
Water
Map 3-2: Opportunity Sites by Tier
µ
Tier 1: Vacant Sites outside of environmentally contrained areas; Very Low AV Ratio Low AV Ratio or Low FAR sites outside of environmentally constrained areas Tier 2: Medium Low AV Ratio and Medium Low FAR (both) sites outside of environmentally constrained areas Tier 3: Vacant sites inside environmentally constrained areas Tier 4: Very Low AV Ratio, Low AV Ratio or Low FAR sites inside environmentally constrained areas Tier 5: Medium Low AV Ratio and Medium Low FAR (both) sites inside environmentally constrained areas Very Low AV Ratio = 0.0-0.5, Low AV Ratio = 0.51-0.7, Medium Low AV Ratio = 0.71-0.99 Low FAR Ratio = 0.0-0.2, Medium Low FAR Ratio = 0.21-0.4 AV Ratio = Improvement Value/ Land Value and FAR = Building Square Foot/ Lot Square Foot Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2713, Packet Page 3041 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte
Beach
Monterey
Harbor
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Larkin School Park
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
US Navy
La Mesa Village
NSA Monterey
Naval
Postgraduate
School
NSA
Monterey
Beachfront
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
U.S. Army
Garrison
Presidio of
Monterey
Ryan Ranch
Garden
Road/Airport
Fort Ord
North Fremont
Downtown Del Monte
Pacific/Munras/Cass
Lighthouse
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguaji to
Casa Verde Way
N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista Dr Del Monte Ave
S Boundary Rd
SkylineDr
0 ¼ ½ 1
Miles
Opportunity Areas
Potential Opportunity Sites
Vacant Sites
Pipeline Projects
(Residential or Mixed Use)
Underutilized Sites
Low FAR (0-0.2)
Medium Low FAR (0.21-0.4)
Very Low AV Ratio (0 - 0.5)
Low AV Ratio (0.51 - 0.7)
Medium Low AV Ratio (0.71 - 0.99)
City of Monterey
Parks and Recreation
Water
Map 3-3: Opportunity Areas
µ
Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2714, Packet Page 3042 City of Monterey 2023-2031 Housing Element
3-10 Hearing Draft | June 2024
Based on the results of the survey, the following densities have been used to project realistic capacity on individual sites included on the inventory: 56 dwelling units per acre (du/ac) in the Alvarado District Downtown, where maximum permitted density is 100 dwelling units per acre under current zoning, and in the North Fremont Specific Plan area, the Garden Road area, and the Pacific/Munras/Cass area, where rezoning is proposed as described below; 29-42 dwelling units per acre for sites in other parts of downtown, and along commercial corridors, and in other areas with zoning that permits high density housing; and 16- 29 du/ac in the Pacific/Munras/Cass area, assuming larger commercial sites immediately adjacent to downtown would develop at higher densities while development along Cass would be consistent with the average density of existing housing on that street. For vacant residential lots in low density neighborhoods, a typical rate of one unit per lot was assumed. Sites meeting the criteria established in State law for lower income RHNA sites were counted toward the City's Low and Very Low Income RHNA allocation; other sites were attributed to the City's Above Moderate RHNA allocation.

HOUSING POTENTIAL BY OPPORTUNITY AREA
This section introduces the opportunity areas and their capacity for new housing, accounting for community input received and State guidance for site suitability. A description of development potential in each area and strategies to facilitate development are proposed, including changes to City policies and regulations. Maps depicting sites in each area that can potentially accommodate new housing are also included.

Downtown
Downtown Monterey is the city’s premier business and tourism district, featuring shopping, restaurants, office, hotels, banks, and some higher density housing. There are few vacant parcels, but there is strong potential for redevelopment of older, underutilized commercial properties that currently feature 1-story buildings and large alleys or surface parking lots. The area south of Franklin Street between Alvarado and El Estero Park (known as the Pearl District) is projected to be impacted by sea level rise in 2050 and parts of this area are already subject to flooding during storms. The Downtown Specific Plan establishes a Density Cap Overlay which applies to much of the Pearl District, which limits building height to 4 stories for predominantly residential projects and caps permitted housing development at a maximum of 30 dwelling units per acre (du/ac) calculated on the basis of all sites included in the overlay with no limit for individual parcels.

In the citywide survey, respondents indicated the highest level of support for density and taller buildings downtown. A full 55 percent of respondents indicated that they believe low rise or mid-rise apartments and condominiums are appropriate housing type in this area of the city. Today, residential development at up to 100 du/ac is permitted in the Alvarado District and at up to 30 du/ac on other properties downtown.

Recent development has been approved at above 50 du/ac in the area. Height limits vary by district, with up to four stories allowed in the downtown core (Alvarado District), three stories permitted in the East Village District, and generally two stories permitted in other areas (except the Pearl District as noted above).

Parcel size tends to be small, less than 10,000 square feet on average, and the ownership pattern is somewhat fragmented, which poses challenges for development. The best development opportunities can be found in the Alvarado District, where there are several adjacent clusters of underutilized commercial properties along Calle Principal and Tyler that offer opportunities for redevelopment. The City Council has previously identified the Calle Principal Garage and Lot 14 as potential housing opportunity sites, so redevelopment of these properties has been assumed over the planning period, supported by Program 1-G in Chapter 4).

Given that the Pearl District is projected to be heavily impacted by sea level rise, no sites in this subarea have been included on the inventory.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2715, Packet Page 3043 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-11
To facilitate housing development downtown, the following strategies have been incorporated into the Housing Action Plan (Chapter 4):
• Program 1-C: Revise City land use and zoning regulations to permit building heights up to 55 feet (5 stories) in the Alvarado District in order to enhance development feasibility. (No change to permitted density or building heights in other parts of downtown). • Program 1-C: Revise City policy and regulations to incorporate a clear statement that 100 percent residential projects are permitted throughout the downtown area, except on/adjacent to Alvarado Street per City Council resolution 21-129 C.S.
• Program 1-C: Offer municipal shared parking agreements to projects that propose at least 30 new housing units within 1,000 feet of a City-owned parking lot or structure to assist with development feasibility and encourage lot consolidation. • Program 1-G: Partner with a non-profit developer for the construction of workforce housing on Two City-owned downtown parking facilities (Lot 14 parking lot on Bonifacio Pl & Adams St and the Calle Principal Garage on Calle Principal near Bonifacio Pl) to meet the needs of lower income households in Monterey.

On this basis, the inventory assumes development of 478 399 new housing units downtown, including 219 146 that would be affordable to households making less than 80 percent of the area median income. Sites are shown on Map 3-4. No rezoning is needed to accommodate these projections and all of the units projected toward lower income RHNA are on sites of adequate size and meeting the other parameters established in State law.

North Fremont
The North Fremont corridor extends from Highway 68 to the eastern City limit north of the Fairgrounds.

To the north and south are single-family residential neighborhoods. The airport approach zone extends over the western part of the corridor and higher density housing is prohibited here, which significantly constrains the potential to add housing over the area. The approach zone ends just west of Airport Road, and along the eastern part of the corridor there are several vacant and underutilized properties. Existing development is primarily motels, restaurants, and strip retail center with large surface parking areas which represent opportunities for redevelopment.

High density residential uses (30 du/ac or more) are conditionally permitted on commercial properties along the corridor, although recent development has been approved at 42 over 45 du/ac. Parcel size along North Fremont is larger than downtown or along Lighthouse Avenue, on average 0.77 acres or about 33,500 square feet. There are three adjacent larger parcels under common ownership at the east end of the corridor and several pairs of adjacent underutilized properties that could be consolidated to facilitate development.

In the citywide survey, community members expressed strong support for housing along North Fremont, particularly apartments (low rise and mid-rise) and townhomes. Many respondents expressed support for reimagining the area as a walkable, mixed use corridor that provides attainable housing options together with retail, restaurants, and daily services.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2716, Packet Page 3044 Jacks
Ballpark
P a c i f i c O c e a n
El Estero
Park
St Johns
Cemetery
Monterey State
Beach
Iris
Canyon
Park
Friendly
Plaza
Colton Hall
Lawn
Lagunita
Mirada
Jacobsen
Park
Larkin St
Van Buren St
Watson St
Figueroa St
Calle Principal
Tyler St
Del Monte Ave
E Franklin St
Alvarado St
Pierce St
Municipal
Wharf 2
Polk St
Hartnell St
Alma St
Cooper St
Washington St
Bonifacio Pl
Anthony St
Dutra St
Major Sherman Ln
Perry Ln
Adams St
Eldorado St
Davis Ln
Lomita St
Robinson St
O
Franklin St
C
Cortes St
Union St
Jackson St
Dormody Ct
Sargent Ct
Del Monte Ave
Portola Plz
Van Buren
E Franklin St
E Franklin St
Camino Aguajito
Cortes St
Madison St
Tyler St
Cortes St
Larkin St
Jefferson St
Lighthouse Ave
Munras Ave
Abrego St
Fremont St
Church St
Pacific St
Pacific St
Cass St
Cass St
Munras Ave
Webster St
Pearl St Pearl St
Calle Principal
Webster St
Camino El Estero
Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
Downtown Opportunity Area
National Historic
Landmark District
Density Cap Overlay
City of Monterey
Water
0 250 500 1,000
Feet
µ
Map 3-4: Downtown Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2717, Packet Page 3045 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-13
To help facilitate this vision and integrate new housing along the eastern portion of the corridor, the following strategies are proposed:
• Program 1-C: Revise City land use and zoning regulations to permit up to 6045 du/ac on all properties fronting Fremont Street with no change to permitted building heightsadjustments to development standards as needed to accommodate additional density. • Program 1-C: Revise City policy and regulations to incorporate a clear statement that 100 percent residential projects are permitted along the eastern segment of the North Fremont corridor outside of the Airport Compatibility Overlay.

On this basis, the inventory assumes development of 373 498 new housing units, including 263 348 that would be affordable to households making less than 80 percent of the area median income. Sites are shown on Map 3-5. Amendments to the North Fremont Specific Plan would be required to rezone sites in this opportunity area to accommodate projections. All of the units projected toward lower income RHNA are on sites of adequate size and meeting the other parameters established in State law.

Lighthouse
This area encompasses Lighthouse Avenue, Foam Street, Wave Street and Cannery Row, roughly from Reeside Avenue to the City limit. Today, the area features a mix of neighborhood and visitor-oriented businesses interspersed with housing, including 2 and 3 story apartment buildings, duplexes, and singlefamily homes. Portions along the coast near Cannery Row are susceptible to flooding from sea level rise, but overall risk of environmental hazard is lower here than in other areas of Monterey. Particularly along Lighthouse Avenue and Foam Street, underutilized commercial properties with low slung buildings and larger surface parking lots represent opportunities for redevelopment.

There are substantially more underutilized commercial properties with potential for new housing in this area than along the North Fremont and Garden Road corridors, although parcel size tends to be smaller in this area, averaging under 9,500 square feet. High density residential uses (30 du/ac or more) are conditionally permitted on commercial properties along the corridor, and ground floor residential uses involving more than four units are conditionally permitted along Lighthouse Avenue. Clusters of underutilized parcels under common ownership on Lighthouse and Wave represent some of the best opportunities for redevelopment. There are also adjacent underutilized parcels that could be consolidated to facilitate redevelopment.

In the citywide survey, community members generally expressed support for housing in the area. More than 80 percent of 10-minute survey respondents and apartments and condominiums (mid and low rise) were the most preferred housing typology; however, 5-minute respondents tended to allocate a smaller portion of the total number of new units in the Lighthouse area. Survey respondents emphasized a desire for a walkable, mixed use environment with plazas and public spaces that provide opportunities for socializing and events. Survey respondents also highlighted the need to ensure that traffic, parking, and pollution are adequate addressed as new housing is incorporated over the area.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2718, Packet Page 3046 N Fremont St
Hannon Ave
Dela Vina Ave
Montecito Ave
Ramona Ave
Montecito Ave
Casanova Ave
Ramona Ave
Airport Rd
Airport Rd
Casa Verde Ave
Del Monte Ave
Peter
Ferrante
Park
Montecito
Park
Casanova
Oak Knoll
Park
Laguna
Grande
Regional
Park
Recreation
Trail
A§
AÔ Casanova Ave
Ramona Ave
N Fremont St
Hannon Ave
Del Monte Ave
Encina Ave
Bruce Ln
Grant Ave
Virgin Ave
Branner Ave
Fairground Rd
Lerwick Dr
Beach Way
Spray Ave
Palo Verde Ave
Dunecrest Ave
Dundee Dr
Helvic Ave
Littleness Ave
Garden Ave
Surf Way
Casa Verde Ave
Garden Dr
Portola Ave
Old Salinas Hwy
Kolb Ave
Alcalde Ave
Sequoia Ave
Del Rosa Ave
Roberts Ave
Toyon Ave
English Ave
Stuart Ave
Ivy St
Lilac St
Fern St
Bush St
Oxner St
Estrella Ave
Fremont Blvd
Dunecrest Ln
del Robles Ave
Dela Vina Ave
Garden Rd
Ramona Ave
Fairground Rd
Palo Verde Ave
English Ave
7 2
3 1 3 4
5 Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
North Fremont Opportunity Area
Airport Safety Zones
City of Monterey
Water
0 250 500 1,000
Feet
#
µ
Map 3-5: North Fremont Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2719, Packet Page 3047 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-15
On this basis, the inventory assumes development of 28796 new housing units, including 4631 that would be affordable to households making less than 80 percent of the area median income. Sites are shown on Map 3-6. No rezoning is required to accommodate the projected capacity of these sites, however, Tto help facilitate this vision and integrate new housing along the eastern portion of the corridor, the following strategies are proposed:
• Program 1-C: Revise City policy and regulations to permit 100 percent residential projects on Lighthouse Avenue.
• Program 1-C: Offer municipal shared parking agreements to projects that propose at least 20 new housing units within 1,000 feet of a City-owned parking lot or structure outside the coastal zone to assist with development feasibility and encourage lot consolidation.

On this basis, the inventory assumes development of 296 new housing units, including 31 that would be affordable to households making less than 80 percent of the area median income. Sites are shown on Map 3-6.

Garden Road
Garden Road is a 0.7-mile corridor that runs from the Monterey Pines Golf Club to Olmsted Road, between the Airport and Highway 68. The area features a mix of commercial and office development today, with notable uses that include the Monterey Herald, California State parks Monterey District offices, Caltrans District Office, Garden Place Professional Center, Shoreline Church, and the Comfort Inn. Existing development in the area consists of 1- and 2-story buildings with surface parking heavily screened from view with trees and landscaping. Parcel size is relatively large, ranging from 0.9 acres to approximately 6 acres. Parcels on the norther side of the corridor abut the airport to the north and are largely within Airport Safety Zone 3 (Inner Turning Zone), where residential development is generally prohibited.

The Multifamily Residential Overlay District applies to the corridor, allowing the conversion of existing buildings to housing or the development of new housing at up to 30 du/ac under current zoning. Several development applications along the corridor are currently under review and one project involving 25 units on a 1.86-acre office site was approved in January 2023. Additional underutilized commercial/office properties along the southern side of the corridor present further opportunities for redevelopment with housing. In the citywide survey, there was solid (although not unanimous) support for additional high density housing along the corridor, including apartments and townhomes. Survey respondents emphasized the need to provide transit and bicycle connectivity to the rest of the community if housing is added here and to ensure adequate airport noise mitigation strategies are implemented.

Recognizing interest from the development community in sites along Garden Road and the relatively larger size of parcels than in other areas of the city, the Multifamily Residential Overlay District will amended to increase the maximum residential density throughTo help facilitate this vision and integrate new housing along Garden Road, the following strategies are proposedprogram:
• Program 1-B: Increase the maximum permitted density in the Multifamily Residential Overlay District from 30 to 560 du/ac and consider establishing a minimum density for the area when adequate water supply becomes available.

On this basis, the inventory assumes development of 515 687 new multifamily housing units along Garden Road, which would all be at densities deemed affordable for households making less than 80 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2720, Packet Page 3048 Recreation
Trail
Oak
Newton
Park
San Carlos
Beach Park
Archer Park
Mcabee
Beach
Scholze
Park
Hoffman
Park
Work
Triangle
Cannery Row
Park Plaza
Bruce Ariss
Way Park
Ed
Ricketts
Park
P a c i f i c O c e a n
Pacific Grove
Foam St
Laine St
Belden St
Pine St
Archer St
Spencer St
Wave St
Hoffman Ave
Irving Ave
Hawthorne St
Drake Ave
Lighthouse Ave
Oak St
Prescott Ave
McClelland Ave
Line St
Dickman Ave
Reeside Ave
David Ave
Newton St
Lily St
McClellan Ave
Central Ave
Prescott Ave
David Ave
David Ave
McClellan Ave
Irving Ave
Cannery Row
Drake Ave
Wave St
Cannery Row
Lighthouse Ave
Foam St
Hawthorne St
Hawthorne S
Hoffman Ave
Pine St
Oak St
Spencer St
Archer St
Belden St
Belden St
Laine St
Laine St
Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
Lighthouse Opportunity Area
City of Monterey
Water
0 250 500 1,000
Feet
µ
Map 3-6: Lighthouse Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2721, Packet Page 3049 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-17
percent of the area median income. In combination with pipeline projects, this will help ensure a mix of incomes in the area. Sites are shown on Map 3-7. This rezoning strategy is proposed to help accommodate the City's RHNA obligations. All of the Garden Road sites included on the inventory meet the requirements of Government Code 65583.2(h).

Additionally, a notable number of survey respondents expressed support for the development of clustered housing on vacant hillside land south of the airport within the City limit. This area contains a large, vacant parcel owned by the Monterey City School District (MPUSD). Located east of Tarpey Flats and south of the airport, the 50-acre parcel is on relatively flat terrain and is identified as potential site for moderate and low income housing in the Highway 68 Area Plan if MPUSD were to declare the property surplus. The Plan provides policy direction and design guidelines that could serve as a starting point for planning of the site and surroundings, and the City and the School District could also jointly pursue an Enhanced Infrastructure Financing District (EIFD) to help fund the cost of infrastructure to support development of the site. To facilitate development of this site with mixed income housing, Program 1-I has been included in the Housing Action Plan (Chapter4) and the inventory assumes 6140 new housing units, including 1451 homes affordable to moderate income households and 1451 homes affordable to lower income households over the planning period based on the City’s inclusionary requirements.

Pacific/Munras/Cass
Adjacent to Downtown Monterey, Tthis area features an eclectic mix of hotels, small-scale offices and apartments, and single-family homes. In particular, some underutilized commercial and office properties along Pacific, Cass, Abrego, and Munras offer opportunities for housing within easy walking distance of downtown. The area has relatively low risk of environmental hazards. Current General Plan land use and zoning for the area is Commercial, which allows for development at up to 30 du/ac along Munras Avenue and the Pacific/El Dorado/Cass Street area. Parcel size varies, with larger parcels ranging from 0.25 acres to

0.9 acres on Muras and smaller, odd-shaped parcels on Caars, El Dorado and Davis Lane. Notably, there are several clusters of small, adjacent underutilized parcels under common ownership that may be redeveloped together.

In the citywide survey, respondents strongly supported additional housing in the area, including low and mid-rise apartments, condominiums, fourplexes, triplexes, duplexes residential development in this area with styles that reflect the existing character. Additionally, since the release of the Public Review Draft 2023- 31 Housing Element, the City has received inquiries from property owners in the area interested in developing high density housing. Accordingly, the Multifamily Residential Overlay will be applied to commercial parcels in the area, which will permit a maximum residential density of up to 60 du/ac once revised per Program 1-B. For larger sites closest to downtown development was assumed at 29 du/ac and for sites along Cass development was assumed at the average density of existing housing in the area, which is 15.9 du/ac. On this basis, the preliminary inventory assumes development of 130 341 new housing units on underutilized sites in this area, including 11638 that would be affordable to households making less than 80 percent of the area median income. Sites are shown on Map 3-8. This rezoning strategy is proposed to help accommodate the City's RHNA obligations. All of the Pacific/Munras/Cass sites on the inventory projected to accommodate lower income RHNA meet the requirements of Government Code 65583.2(h).

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2722, Packet Page 3050 Ryan Ranch
Community
Park
Fisherman's Flat
Greenbelt
Monterey
Regional
Airport
A§
A§
A»
Garden Rd
Via Isola
S Boundary Rd
Deer Forest Dr
Airport Rd Euclid Ave Casanova Ave
Elk Run
Fawn Ln
Ralston Dr
Monhollan Rd
Olmsted Rd
Via Marettimo
Marsala Cir
Skypark Dr
San Vito Cir
White Tail Ln
Trapani Cir
Stag Ln
Lilac St
Messina Pl
Garden Rd
Garden Rd
7 7
5 1
3 1
2 3
3 3
5 2
2 4
2 1
5 Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
Garden Road/Airport/Hwy 68 Opportunity Area
Airport Safety Zones
City of Monterey
0 500 1,000 2,000
Feet
µ
Map 3-7: Garden Road Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2723, Packet Page 3051 El Estero Park
St Johns
Cemetery
Iris
Canyon
Park
Colton Hall
Lawn
Lagunita
Mirada
Jacobsen
Park
so
Whispering
Pines
Park
Don
Dahvee
Park
Pacific
Street
Greenbelt
Pacific St
Colton St
Grove St
Bernabe Dr
Doud St
Madison St
Polk St
Camino El Estero
Hartnell St
Alma St
Fountain Ave
Larkin St
Figueroa St
Major Sherman Ln
Perry Ln
Eldorado St
Davis Ln
Van Buren St
El Camino
Lomita St
Robinson St
Cortes St
Avenue Maria Rd
Del Rey
Tyler St
Via Descanso
Carmelo St
Carmelito Ave
Via Esperanza
Calle Principal
ncina
Via Arboles
Via Robles
Via Campana
Dormody Ct
Monterey Cir
Sargent Ct
Fremont St
Munras Ave
Abrego St
Munras Ave
Munras Ave
Pacific St
Abrego St
Cortes St
Via Mirada
Mesa Rd
El Dorado St
Alta Mesa Rd
Pacific St
Munras Ave
Cass St
Webster St
Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Pipeline Projects
Pacific/Munras/Cass Opportunity Area
City of Monterey
Water
0 250 500 1,000
Feet
µ
Map 3-8: Pacific/Munras/Cass Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2724, Packet Page 3052 City of Monterey 2023-2031 Housing Element
3-20 Hearing Draft | June 2024
Del Monte
This commercial corridor runs east of Del Monte Lake to Highway 1, featuring storage and auto-oriented businesses with some large surface parking lots and undeveloped land that could represent opportunities for redevelopment. There is existing single and multifamily housing north of the corridor. Coastal bluffs shield the corridor from the ocean and the risk of environmental hazard in the area is relatively low. Current General Plan land use and zoning for the area is Commercial, which allows for development at up to 30 du/ac. Parcel size varies, but is typically larger than in the Downtown, Lighthouse, and Pacific/Munras/Cass opportunity areas. Average parcel size is 0.81 acres, with three parcels over 1-acre in size and a 1.94-acre cluster of underutilized sites under common ownership offering some of the best opportunities for redevelopment. In view of the available sites and development opportunities, the inventory assumes development of 126 new housing units on underutilized sites in this area, all of which would be at densities deemed affordable for households making less than 80 percent of the area median income. Sites are shown on Map 3-9. No rezoning is needed to accommodate these projections and all of the units projected toward lower income RHNA are on sites of adequate size and meeting the other parameters established in State law.

Ryan Ranch and Fort Ord
Located immediately southeast of the airport, the Ryan Ranch Area is home to Montage Health, an office park, and some light industrial businesses. New housing is prohibited in the airport approach zone which extends through the central part of the area, but there is a cluster of underutilized commercial properties north of Upper Ragsdale Road which presents opportunities for redevelopment. Immediately adjacent to the north is the former Fort Ord Military Base, where approximately 130 acres of vacant land is potentially available for development with housing and other uses. The Fort Ord area is largely outside of the airport safety zones and risk of natural hazard is lower here than in other areas of Monterey, although the presence of unexploded ordnance requires remediation before residential development can take place. Specifically, the northernmost parcel at Fort Ord (APN 031191018000) is subject to deed restrictions regarding Munitions and Explosives of Concern (MEC), which require remediation of hazardous materials on this property and within Boundary Road, as well as reimbursement agreements with the federal and State agencies that will provide oversight. The timeline for putting the agreements in place, engaging contractors, and completing remediation activities is expected to be approximately 60 months. However, the other more southerly parcels at Fort Ord, totaling over 105 acres, can feasibly be developed during the 2023-31 planning period. Further, with the closure of Ford Ord, an allotment of 654-acre-feet of water was conveyed to the City (an amount sufficient for 240 260 new homes), making Fort Ord one of the more feasible locations for housing development in the near term, although the City has received correspondence from Land Watch about a settlement agreement applicable to the site that may affect the availability of water. Marina Coast Water District (MCWD), which serves Fort Ord, has confirmed that existing and planned water supply is sufficient to serve projected housing development at Fort Ord. A letter to this effect is included in Appendix F.

The General Plan land use designations applicable in this area include IIndustrial (I) and Parks, Recreation and Open Space (PROS). Current zoning does not permit housing in Ryan Ranch, but two of the six parcels at Fort Ord are zoned Planned Community (PC), which permits residential development subject to a PC Plan or Specific Plan. In the Citywide survey, Fort Ord was the area respondents identified most favorably for new housing, and generally felt it would be appropriate for a mix of housing types, primarily including single-family homes and townhomes with some multifamily housing as well. Ryan Ranch was also ranked highly by survey respondents as a location
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2725, Packet Page 3053 Monterey
State Beach
Del Monte
Beach
P a c i f i c O c e a n
AÔ
AÔ
Montecito
Park
Laguna
Grande
Regional
Park
Hannon Ave
Virgin St
English Ave
Ramona Ave
Virgin Ave
Casanova Ave
Spray Ave
Casa Verde Way
Encina Ave
Dunecrest Ave
Grant Ave
Branner Ave
Palo Verde Ave
Helvic Ave
Tide Ave
Casa Verde Way
Portola Ave
Sea Foam Ave
Roberts Ave
Toyon Ave
Del Robles Ave
Dela Vina Ave
Encina Ave
Ramona Ave
Dela Vina Ave
Beach Way
Surf Way
Casanova Ave
Hannon Ave
Ramona Ave
Encina Ave
Montecito Ave
Montecito Ave
Del Monte Ave
Del Monte Ave
Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Del Monte Opportunity Area
City of Monterey
Water
0 250 500 1,000
Feet
µ
Map 3-9: Del Monte Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2726, Packet Page 3054 City of Monterey 2023-2031 Housing Element
3-22 Hearing Draft | June 2024
for new housing, including a mix of apartments and townhomes. Community comments highlighted some of the challenges for development in this area, including the limited capacity of existing infrastructure and lack of access/connectivity to other areas of the community (particularly for transit, bicycles, and pedestrians). Preferences for the future of the area also varied, with many advocating for the creation of a mixed-use village over the area, others preferring to see lower scale development integrated with the natural environment, and some not favorable to development on natural open spaces or biologically sensitive areas.

Integrating new housing into this area would need to be done carefully and in a way that responds to the variety of preferences and concerns that community members expressed through the survey. Therefore, a key implementing strategy for the area, articulated in Program 1-H, involves the preparation of a specific plan to establish a clear vision for the areas and to guide future development and conservation, identify infrastructure needs and financing mechanisms, and establish measures to ensure sustainable development and adequate resource protection. Through implementation of Program 1-H and preparation of the Specific Plan, infrastructure improvements necessary to support the development envisioned would be planned and provisions implemented to ensure parcelization at adequate sizes. Mixed income housing is envisioned and, given that the City of Monterey is the property owner, Program 1-H stipulates that incentives be incorporated to support development of moderate and lower income housing on the site. On this basis, the preliminary inventory assumes a total of 1,6601,200 new housing units in the Ryan Ranch and Fort Ord area, 220 100 of which would be made available to moderate-income households and 220 100 of which would be made available to low-income households, consistent with the City’s inclusionary ordinance. Sites are shown on Map 3-10.

Other Key Sites
The inventory also assumes development of several key sites outside of the opportunity areas. These are shown on Map 3-11. Description of existing conditions and development potential is provided below.

County Courthouse Site
The County has decided to relocate the courthouse and this 4.4-acre site, located on Aguajito Road, east of Highway 1, is available for redevelopment with housing. Currently, the site is designated LDR in the General Plan and zoned R-1; but if the site is declared surplus, it could accommodate higher density housing to help meet the needs of moderate, low and very low-income households. Assuming Through Program 1-L, it is the site will be rezoned to R-3 and the Multifamily Residential Overlay will be applied, permitting up to 60 du/ac. On this basis, the inventory projects the site could will accommodate 246130 new units affordable to moderate, low, and very low income households. The site meets the requirements of Government Code 65583.2(h).

Monterey Museum of Art Perry Lane Site
Located at 590 Perry Lane just a short walk from El Estero Park and downtown Monterey, this 1.82-acre site is available for housing. The site is currently for sale. It contains some small single-story structures and is partially located within an area of high liquefaction risk, construction techniques are available to mitigate this risk. The site is currently zoned Commercial, which allows for residential development at up to 30 du/ac. On this basis, the preliminary inventory assumes development of 50 new housing units, 10 of which would be moderate and lower income households based on the City’s adopted inclusionary requirements.

No rezoning is required to accommodate projected capacity.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2727, Packet Page 3055 Ryan Ranch
Community Park
Fort Ord
National
Monument
S Boundary Rd
York Rd
Ragsdale Dr
Harris Ct
Ryan Ranch Rd
Monterra Ranch Rd
Justin Ct
A§
»A
Wilson
Rd
Lower Ragsdale Dr
Upper Ragsdale Dr
7 2
4 3
3 1
2 5
5 Potential Opportunity Sites
Tier 1
Tier 2
Tier 3
Tier 4
Tier 5
Fort Ord/Ryan Ranch Opportunity Area
Airport Safety Zones
City of Monterey
Water
0 500 1,000 2,000
Feet
µ
Map 3-10: Ryan Ranch/Fort Ord Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2728, Packet Page 3056 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Elk's Lodge Site
(150 Mar Vista
Drive)
Del Monte
Shopping
Center
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte Monterey Beach Harbor
Courthouse
Site
590 Perry
Lane
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Larkin School Park
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguaji to
Casa Verde Way
N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista
Del Monte Ave
S Boundary Rd
SkylineDr
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA
Monterey
Beachfront
NSA Monterey
Naval
Postgraduate
School
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
0 ¼ ½ 1
Miles
Citywide Vacant Sites
Other Opportunity Sites
Opportunity Areas
City of Monterey
Parks and Recreation
Water
µ
Map 3-11 Sites Outside Opportunity Areas
Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2729, Packet Page 3057 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-25
Elks Lodge Site
Monterey Elks Lodge is located at 150 Mar Vista Drive. The 3.75-acre site contains approximately 22,000 square feet of existing buildings constructed in 1963 and has large areas of surface parking lot that could be redeveloped with housing. The site is surrounded by existing multifamily developments including the 3- story Palo Verde Apartments immediately adjacent to the west. The site itself is generally outside of mapped areas of environmental hazard, although the Very High Fire Hazard Severity Zone extends to the opposite site of Mar Vista Drive, uphill from the graded and developed portion of the site. The General Plan Land Use designation applicable to the site is Residential - Medium Density (MDR), which allows for 8 to 30 du/ac. Assuming the existing building and structures remain on the property and new housing is integrated onsite, the Elks Lodge property could accommodate 94 new units at a density deemed affordable to low and very low income households by the State. No rezoning is required to accommodate projected capacity.

Del Monte Shopping Center
Located on three parcels with a combines area of nearly 48 acres, the Del Monte Shopping Center consists of retail shops and restaurants in single story buildings organized around large areas of surface parking.

Subject to property owner interest, a portion of the site could be developed with housing to further support the vitality of existing businesses and address local housing needs. The City has contacted the property owner to gauge interest and what measures could be put in place to facilitate the addition of housing to the site in the event the owner would like to proceed. Provisionally, the inventory assumes development of 150 market rate units on a portion of the property, 30 of which would be affordable to moderate and low income households consistent with the City's inclusionary requirements. No rezoning is required to accommodate projected capacity.

Vacant Residential Land
Map 3-11 also shows the location of vacant residential parcels within the City limit. In total, there are 113 parcels designated Low Density Residential (LDR) in the General Plan and zoned R-1, as well as 17 vacant parcels designated Medium Density Residential (MDR) in the General Plan and zoned either R-2 or R-3.

These sites are available for development when new water sources become available and their capacity is reflected in the inventory.

LOCAL EDUCATIONAL AGENCY LANDS
As shown on Map 3-12, the Monterey Peninsula Unified School District (MPUSD) owns 17 properties in the city with a total land area of 139.31 acres. Ten of these properties are schools and two are vacant, including a 4.24-acre property at the end of Del Rey Garden Road in Ryan Ranch and a 50-acre property south of Highway 68 and southeast of the airport. The ten properties with existing school facilities range in size from 0.28 acres to 21.25 acres and have base zoning that currently allows from residential development (R-1-5, R-1-20, R-3-5, and PC). Facing a declining enrollment trend in recent years, MPUSD has closed three facilities; however, the high cost of housing in the Monterey Peninsula is a significant barrier to recruitment and retention of teachers and staff. MPUSD reports that each year it loses 20-25 percent of its teaching staff due to a critical housing shortage of housing in the region and the high cost of living. As such, MPUSD has a strong interest in developing housing for teachers and school district staff and has submitted a statement to that effect, included in Appendix F.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2730, Packet Page 3058 nm
nm
nm
nm
nm
nm
nm
A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA
Monterey
Beachfront
NSA Monterey
Naval
Postgraduate
School
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte
Beach
Monterey
Harbor
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
Larkin
Park
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguaji to
Casa Verde Way N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista
Del Monte Ave
S Boundary Rd
SkylineDr
Trinity
Christian
High School
Monterey Bay
Charter School K-2
(Foothill Campus)
Monte
Vista
School
Monterey
High School
Walter Colton
Middle School
(Closed)
Bay View
Academy
Upper Campus
La Mesa
Elementary
School
Bay View
Academy
Lower Camps
Monterey
City
Hall
0 ¼ ½ 1
Miles
J:\GISData\584 Monterey GP\GIS\Projects\Housing Element\Map 3-12 Education Workforce Housing Overlay Sites1.mxd nm Public Schools
Monterey Peninsula Unified
School District Properties
City of Monterey
Parks and Recreation
Water
µ
Map 3-12 Education Workforce Housing Overlay Sites
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2731, Packet Page 3059 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-27
Recognizing the critical need for housing for local educational agencies (LEAs), the Governor signed AB2295 into law in 2022. The law exempts LEA housing projects from the provisions of the Surplus Land Act and allows housing at densities deemed affordable to lower income households on properties wholly owned by LEAs, subject to certain conditions. Program 1-E in Chapter 4 Housing Action Plan commits the City to adopting an Education Workforce Housing Overlay and associated objective development standards that implements AB2295 locally and permits housing development at up to 30 du/ac by right without discretionary review on urban infill sites owned by the MPUSD in the City of Monterey. Therefore, the inventory projects development of 100 110 new housing units on infill MPUSD properties in established residential neighborhoods by 2031, based on consultations with MPUSD and in view of District resources and capacity over the next 8 years. Development is assumed at densities of at least 20 du/ac, the level deemed affordable to lower income households by the State.

RELIGIOUS INSTITUTIONAL LANDS
New State laws recognize religious institutions as important partners in affordable housing development and seek to provide incentives to facilitate construction by churches, synagogues, and mosques, such as through the reduced parking requirements available to religious facilities seeking to develop affordable housing on their properties by way of AB 1851. In Monterey, there are 12 properties owned by religious institutions that range in size from 1- to 9 acres and are located outside of environmental hazard areas, including flood zones, Very High Fire Hazard Severity Zones, airport safety zones, areas of high liquefaction risk, and areas susceptible to sea level rise and coastal flooding. These properties, shown on Map 3-13, typically have zoning that permits low density residential development and many of them with vacant land and/or surface parking lots that could be developed with affordable housing.

The City is working to set up focus group discussions with representatives of the local faith-based community to understand if there is interest in pursuing affordable housing projects and what the City could do to support housing development by faith-based property owners. On the basis of this outreach, a refined list of candidate properties will be developed together with specific actions the City could take to facilitate the development of affordable housing by interested faith-based institutions, which would include zoning amendments to permit residential development at densities of at least 20 du/ac, permit streamlining procedures, and technical assistance. Program 1-F in Chapter 4 Housing Action Plan envisions the creation of a Congregational Overlay and associated development standards, as well as implementation of a program of technical assistance and development support for interested faith-based institutional property owners, which may include the preparation of factsheets; introductions to qualified design professionals, construction contractors, property management firms, and affordable housing operators; consultations on navigating the development application process.

ACCESSORY DWELLING UNITS
Sometimes called “in-law units” or “granny flats,” an accessory dwelling unit (ADU) is an additional smaller unit on the same property as an existing single-family home. ADUs come in many shapes and sizes, but are always a self-contained home that is smaller than the main house and legally part of the same property.

ADUs have a kitchen, bathroom, and place to sleep, while junior ADUs (JADUs) are smaller - up to a maximum of 500 square feet - and must contain an efficiency kitchen (sink, stove, fridge, and counter) or wet bar, but may share a bathroom and full kitchen facilities with the main house.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2732, Packet Page 3060 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
6 Del Rey Oaks
10 9
2 7
5 1
4 8 11
12 3
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA Monterey
Naval
Postgraduate
School
NSA
Monterey
Beachfront
NSA
Monterey
Research
Lab
NSA Monterey Pines
Golf Course
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abreg o St
Cam
Aguaj ito
Casa Verde Way N Fremont St
Montecito Ave
Garden Rd
El DoradoSt
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
S c enic
r D
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
MarVista Dr
Del Monte Ave
S Boundary Rd
SkylineDr
Jacks Ballpark
Oak Newton
Park Hilltop Park
And Center
Via Paraiso
Park
Ryan Ranch
Community Park
Quarry Park
U.S. Navy
Beachfront
San Carlos
Beach Park
Soldier Field
Larkin
School Park
Veterans
Memorial Park
Huckleberry Hill
Nature Preserve
Don Dahvee
Park Iris Canyon
Park
Del Monte
Beach
Monterey
State Beach
Lower Presidio
Historic Park
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol
Site
Monterey
City
Hall
Map 3-13: Congregational Overlay Sites
Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023. 0 ¼ ½ 1
Miles
J:\GISData\584 Monterey GP\GIS\Projects\Housing Element\Map 3-14 Congregational Overlay Sites.mxd Religious Property
City of Monterey
Park
Water
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ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2733, Packet Page 3061 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-29
Residential land uses comprise nearly 30 percent of all existing land use in Monterey, meaning there is significant opportunity for development of ADUs and JADUs. Since they are typically smaller than a singlefamily home, ADUs and JADUs can be “affordable by design,” meaning they cost less to build, buy, or rent.

As such they can offer affordable opportunities for older adults living on fixed incomes, students, teachers, service sector workers and others employed in the community. Demographic factors indicate that ADUs and JADUs can play an important role in helping to meet local housing needs. Adults aged 65 and older accounted for nearly 19 percent of the city's population in 2020, up from 15.45 percent in 2010. ADUs can be an important resource that allow older adult residents to "age in place," whether by providing opportunities for extended families to live together while maintaining privacy or by providing space for inhome caregivers. At the same time, ADUs can offer affordable housing options for some of the more than 7,500 post-secondary students at the Middlebury Institute of International Studies and the Monterey campus of Monterey Peninsula College. Equally, ADUs and JADUs can provide additional housing opportunities for those employed in the hospitality, tourism, retail, and service sectors that make up 25 percent of the jobs in the local economy.

Safe harbors in State Housing Element law allow for the use of local trends since 2018 to project the future rate of ADU production. On average since 2018, the City has issued construction permits for 12.31 ADUs each year, as shown in Table 3. By this measure, Monterey can project at least 121 ADUs annually throughout the planning period; however, as noted in HCD’s Housing Element Site Inventory Guidebook, this methodology represents “a conservative option [that] only account[s] for the effect of the new laws without local promotional efforts or incentives.” In Monterey, the production trend has generally increased year-on-year since 2018, with 7 ADUs permitted in 2018, 13 in 2020, and 19 in 2022 and 2023 even as past production trends have been constrained by water supply availability. The Housing Action Plan contains a program of zoning incentivizes (Program 3-G) to encourage the production of ADUs and JADUs, particularly for lower income households, as well as Program 1-M that involves educational and outreach activities to promote and encourage ADU production, and Program 1-N, through which the City will make pre-approved ADU floor plans available to help reduce cost and complexity for interested homeowners and stimulate production. This approach recognizes that local topography and environmental conditions will require site-specific design while still providing cost savings for homeowners. On this basis, the Town projects 15 new ADUs/JADUs annually throughout the planning period for a total of 120 new ADUs by 2031.

The City does not collect data on rental pricing for ADUs in the community; however, data available from other communities in the AMBAG region and the nearby San Francisco Bay Area provide important insight into the affordability of ADUs. The City of Santa Cruz conducts voluntary rental pricing surveys for ADUs each year, the results of which indicate the majority of ADUs are rented at low-income rents or below. For the 2022 survey, 89 percent of respondents who provided rental cost Table 3-3: Recent ADU Approvals
Year ADU Building Permits Issued
2018 7
2019 7
2020 13
2021 9
2022 19
2023 19
Total 7455
Annual Average 12.31
Source: City of Monterey, Annual Progress Reports, 2018-2022 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2734, Packet Page 3062 City of Monterey 2023-2031 Housing Element
3-30 Hearing Draft | June 2024
data were charging at or below the low income rent for their units. The Association of Bay Area Governments (ABAG), the metropolitan planning organization for the San Francisco Bay Area has conducted an extensive study of ADU affordability throughout California, and based on its findings, it is assumed that 60 percent of the ADUs/JADUS constructed in the City of Monterey over the planning period (72 units total) will be affordable to low and very low-income households, 30 percent of these units (36 units total) will be affordable to moderate-income households, and 10 percent (12 units total) will be affordable for above moderate income households. Implementation of Program 3-G, described above, will also help ensure the affordability of new ADUs and JADUs produced in the planning period.

SUMMARY OF RHNA CAPACITY
Table 3-4 summarizes the City's strategy for accommodating RHNA. As shown, a total of 1,873 units can be accommodated under current zoning, including 617 units for lower income households and 127 units for moderate income households. This Map 3-14 shows the location of sites available for housing and Table 3-4, below, summarizes the realistic capacity projected for the inventory with implementation of the proposed strategies. It accounts for development of vacant residential land, pipeline projects, ADU production, and realistic projections under current zoning on sites identified in the Downtown, Lighthouse, and Del Monte opportunity areas as well as on the Elk's Lodge, Perry Lane and Del Monte Shopping Center sites. development in the Educational Workforce Housing and Congregational Overlays, and development on individual sites in and outside opportunity areas. Per State guidance, ADUs are not assigned to individual sites, but rather projected on a citywide basis. Low and Very Low RHNA capacity has been attributed to sites that meet the suitability criteria outlined in State law, including parcel size, location, and zoning. Infill sSites within the opportunity areas that do not meet the established suitability criteria are assumed to develop with market rate housing and that capacity has been assigned to above moderate income households. However, the City has adopted an Inclusionary Ordinance which requires that 20 percent of new units in projects of six or more units be affordable to moderate and low income households and through Program 2-I in the Housing Action Plan (Chapter 4), the ordinance will be revised to specify that 10 percent of the units provided must be affordable to moderate income households and 10 percent must be affordable to low income households. Accordingly, 10 percent of the total above moderate infill development capacity has been reallocated to moderate income RHNA, and 10 percent to lower income RHNA.

Capacity under current zoning is not sufficient to meet RHNA obligations; accordingly, rezoning is required. As described above, rezoning strategies identified to accommodate RHNA include amending the North Fremont Specific Plan to increase the maximum permitted density in the area to 60 du/ac; amending the Multifamily Residential Overlay to permit up to 60 du/ac; rezoning the County Courthouse site to R3; and applying the Multifamily Residential Overlay to the County Courthouse site and sites with commercial zoning in the Pacific/Munras/Cass opportunity area. Government Code Section 65583.2(h) requires that sites rezoned to accommodate a shortfall of lower income RHNA must meet the following requirements:
• Permit multifamily development "by right," subject to objective standards; • Permit at least 16 units per site at a density of at least 20 du/ac; • Permit 100 percent residential developments; and
• If mixed use is permitted, require that at least 50 percent of the floor area in a mixed use development be for residential uses.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2735, Packet Page 3063 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-31
Table 3-4: Summary of RHNA Capacity
Location/Strategy L/VL Moderate
Above
Moderate Total
Units Accommodated Under Current Zoning
Pipeline projects 109 1 393 503
Vacant land 144 144
Downtown 126 20 253 399
Lighthouse 46 241 287
Del Monte 100 26 126
Elk's Lodge 94 94
Del Monte Shopping Center 150 150
Perry Lane 50 50
ADUs 72 36 12 120
Subtotal 547 57 1,269 1,873
Inclusionary Reallocation 70 70 -140
SUBTOTAL (A) 617 127 1,129 1,873
RHNA 1,946 462 1,246 3,654
% RHNA 32 27 91 51
Rezoning per 65583.2 (h)
North Fremont 348 150 498
Garden Road 687 687
Pacific/Munras/Cass (w/overlay) 116 225 341
County Courthouse 146 100 246
Inclusionary Reallocation 37.5 37.5 -75
SUBTOTAL (B) 1,335 138 300 1,772
Other Rezoning Strategies
Local density bonus 200 200
SUBTOTAL (C) 200 0 200
TOTAL A + B + C 1,952 465 1,429 3,845
Buffer
Educational Workforce Housing 110 110
Fort Ord/Ryan Ranch 100 100 1,000 1,200
Highway 68 51 51 512 614
GRAND TOTAL 2,213 616 2,941 5,769
RHNA 1,946 462 1,246 3,654
% RHNA 114 133 236 158
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2736, Packet Page 3064 City of Monterey 2023-2031 Housing Element
3-32 Hearing Draft | June 2024
All of the sites identified for rezoning through these strategies meet the size requirements of Government Code Section 65583.2(h), and Programs 1-B, 1-C, and 1-L in the Action Plan (Chapter 4) will ensure that other parameters identified in Government Code Section 65583.2(h) and (i) are met through rezoning.

These rezoning strategies will create capacity for an additional 1,772 units, including 1,335 lower income units, 138 moderate income units and 300 above moderate units. This is sufficient to meet the City's lower and above moderate RHNA obligations, but a shortfall of moderate income units remains. Therefore,A the City will also adopt a local density bonus program through Program 3-C, dditional moderate income RHNA units are anticipated as a result of the local density bonus program to be established pursuant to Program 3-C in the Action Plan. Through this program, the City will offering bonus density over the maximum base permitted in the Monterey City Code as an incentive for projects that provide additional moderate income units over and above any provision of such units required under the City’s Inclusionary Zoning Program. The local density bonus program is projected to incentivize an additional 200 moderate income units within multifamily developments on sites identified on the inventory, which represents approximately 8 percent of the total capacity for multifamily housing on sites identified for above moderate RHNA.

On this basisOverall, the preliminary draft inventory demonstrates capacity meet RHNA obligations at all income levels with a modest buffer. The buffer is required In order to ensure that there is sufficient capacity to meet RHNA obligations at all times during the planning period, in the event that some sites on the inventory actually develop at lower densities than envisioned, additional rezoning strategies are also identified, including Program 1-E, which involves adoption of an educational workforce housing overlay to permit multifamily housing for teachers and staff on properties owned by MPUSD, Program 1-H, which involves preparation of a specific plan to integrate mixed income housing in the Fort Ord/Ryan Ranch opportunity area, and Program 1-I, which involves an update to the Highway 68 Plan to incorporate mixed income housing on a 50-acre parcel owned by the MPUSD. Map 3-14 shows sites included on the inventory and the income category of projected units. Appendix A contains the full sites inventory in the format required under State law.

Financial Resources
As a small community, and especially since the loss of Redevelopment Agencies statewide, the City of Monterey has limited availability of funds for affordable housing activities. Key funding sources now include limited Community Development Block Grant funds and the City’s Inclusionary Housing Program.

Through these funding sources, the City has achieved affordable housing for lower and moderate income households.

COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) FUNDS
Through the CDBG program, HUD provides funds to local governments for a range of community development activities. The eligible activities include, but are not limited to, acquisition and/or disposition of real estate property, public facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of housing, home ownership assistance, and also clearance activities. In addition, these funds can be used to acquire or subsidize at-risk units. The City of Monterey typically receives approximately $250,000 annually from the U. S. Department of Housing and Urban Development (HUD).

The City has also been awarded an additional approximately $100,000 in CARES Act funds, and projected program income is $1,000,000.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2737, Packet Page 3065 A§
»A
ÔA
A§
ÔA
A§
A§
ÔA
P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
Del Monte
Beach
Monterey
Harbor
Jacks
Ballpark
Oak Newton Park Hilltop Park
And Center
Via
Paraiso
Park
Ryan Ranch
Community Park
Quarry
Park
San Carlos
Beach Park
Soldier
Field
Larkin School Park
Veterans
Memorial Park Huckleberry
Hill Nature
Preserve
Don Dahvee Park
Iris
Canyon
Park
Del Monte
Beach
Monterey
State Beach
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol Site
W Franklin St Tyler St
Prescott Ave
Fairground Rd
Ragsdale D r
Abrego St
Cam
Aguaji to
Casa Verde Way
N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwood Cir
Sc en icD r
Lighthouse Ave
Aguajito Rd
Munras Ave
Pacific St
Mar Vista
Del Monte Ave
S Boundary Rd
SkylineDr
U.S. Army
Garrison
Presidio of
Monterey
NSA Monterey
La Mesa
Village
NSA Monterey
Naval
Postgraduate
School
NSA
Monterey
Beachfront
NSA Monterey Pines
Golf Course
NSA
Monterey
Research
Lab
0 ¼ ½ 1
Miles
Sites available for Housing
Above Moderate Income
Moderate Income
Low/Very Low Income
Mixed Income
Opportunity Areas
City of Monterey
Parks and Recreation
Water
µ
Map 3-14: Sites Available for Housing
Data Source: City of Monterey, 2023; Monterey County GIS, 2023; Dyett & Bhatia, 2023.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2738, Packet Page 3066 City of Monterey 2023-2031 Housing Element
3-34 Hearing Draft | June 2024

PERMANENT LOCAL HOUSING ALLOCATION
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.

The first year of SB 2 funds are available as planning grants to local jurisdictions. For the second year and onward, 70% of the funding will be allocated to local governments for affordable housing purposes and will be distributed using the same formula used to allocate federal CDBG. This funding is known as the Permanent Local Housing Allocation (PLHA) and can be used to:
• Increase the supply of housing for households at or below 60 percent of AMI • Increase assistance to affordable owner-occupied workforce housing • Assist persons experiencing or at risk of homelessness • Facilitate housing affordability, particularly for lower and moderate income households • Promote projects and programs to meet the local government’s unmet share of RHNA • A Housing Element certified by the State HCD is a prerequisite for receiving PLHA funds

PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD, offer construction, rehabilitation, and permanent financing as low as three percent to qualified applicants such as housing authorities or private non-profit developers. These funds are competed for based on participation of other funding sources and local need.

Administrative Resources
Described below are public and non-profit agencies that can serve as resources in the implementation of housing activities in Monterey. These agencies play an important role in meeting the housing needs of the City. In particular, they are critical in the production of affordable housing and the preservation of at-risk housing units in Monterey. There are additional nonprofit agencies that are developing a local track record; these agencies may also assist in this area during the life of this Housing Element.

HOUSING AUTHORITY OF THE COUNTY OF MONTEREY (HACM)
HACM administers the Housing Choice Voucher program that also covers the City of Monterey. In addition, HACM actively pursues affordable housing development, especially farm labor housing, through its developer arm – Monterey County Housing Authority Development Corporation (MCHADC).

COMMUNITY HOUSING IMPROVEMENT SYSTEMS AND PLANNING

ASSOCIATION (CHISPA)
CHISPA is a Community Housing Development Organization (CHDO) operating in the Central Coast area. As the largest private, nonprofit developer in Monterey County, CHISPA has completed more than 2,200 affordable single-family, multi-family, and senior housing units since its incorporation in 1980.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2739, Packet Page 3067 Chapter 3: Housing Resources
Hearing Draft | June 2024 3-35

MID-PENINSULA HOUSING
Mid-Peninsula Housing (Mid-Pen) is an active nonprofit affordable housing developer in the Monterey Bay area. Currently Mid-Pen is working a 90-unit affordable permanent supportive housing project in Salinas’ Chinatown area. Through a groundbreaking collaboration between MidPen Housing and the Central California Alliance for Health, Moon Gate Plaza connects housing and health services for the highest utilizers of the healthcare system, with 20 supportive apartments set aside for that population.

Another 20 apartments accept referrals from Interim, Inc., a leading provider of mental health services and support. The other 50 apartments provide homes for the area’s other low-income residents.

In 2018, Mid-Pen completed construction of a 19-unit senior apartment complex on Van Buren Street in the City of Monterey, and the City has entered into an Exclusive Negotiating Agreement for a 100 percent affordable low income project on City leased land behind City Hall. Mid-Pen plans for the project to include 43 very low and low income units.

INTERIM, INC.

This nonprofit organization provides supportive services and affordable housing for persons with mental disabilities. It provides a range of housing options throughout the County.

HABITAT FOR HUMANITY
Habitat for Humanity is a community service organization that renovates and builds homes with the goal of eliminating poverty and providing decent shelter for all. Through volunteer labor and tax-deductible donations of money and materials, Habitat for Humanity constructs or rehabilitates homes in partnership with the families that will become the owners of the properties. Rehabilitated or newly constructed homes are sold to the families for the cost of materials through a mortgage that does not include interest or profit.

Habitat for Humanity, Monterey County is actively works with jurisdictions to find and acquire appropriate properties for residential development and redevelopment.

EDEN COUNCIL FOR HOPE AND OPPORTUNITY (ECHO) HOUSING
Echo Housing is a HUD-approved housing counseling agency aimed at fairly and equally providing education and assistance in obtaining and maintaining housing. Echo’s offers a range of services, including rental assistance, housing assistance, tenant/landlord counseling, home seeking, home sharing, and mortgage and home purchase counseling. In addition, they offer a Fair Housing Program that provides counseling, investigation, mediation, enforcement, and education in response to reports of housing discrimination and complaints. Echo Housing is based in Hayward and operate in Alameda County, Contra Costa County, and Monterey County, which they expanded services to in 2017. They are currently under contract with the Cities of Monterey, Salinas, and Seaside, and urban Monterey County to provide Fair Housing and Tenant/Landlord Services.

UNITED WAY OF MONTEREY COUNTY
United Way is a non-profit organization that aims to help families achieve financial stability by providing support and resources for early care and education, affordable housing, and asset building. United Way ran the Emergency Rental Assistance Program (ERAP) in 2022, distributing emergency rental funds to support people experiencing financial distress as a result of the COVID-19 pandemic. United Way also runs Monterey County’s 2-1-1 program, a free service that connects callers and texters with information about critical health and human services available to them. 2-1-1 has a range of housing related referral services, including housing expense assistance, emergency housing and services for homeless individuals and ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2740, Packet Page 3068 City of Monterey 2023-2031 Housing Element
3-36 Hearing Draft | June 2024
families, affordable housing options, landlord/tenant assistance, and connection to housing stability services, such as legal services.

COALITION OF HOMELESS SERVICE PROVIDERS
The Coalition of Homeless Service Providers works to eliminate homelessness in Monterey and San Benito Counties by promoting regional partnerships and interagency collaboration for a comprehensive system of housing. The Coalition administers the Continuum of Care (CoC) program, researches, trains, and supports providers in learning about best practices, advocates, on the subject of homelessness with policy makers, public funders, and those with lived experience, and coordinates and facilitates community-wide education. In addition, CoC promotes access to and utilization of mainstream programs and optimizes selfsufficiency among individuals and families experiencing homelessness. In 2021, CoC partnered with Focus Strategies, the City of Salinas, the County of Monterey, and County of San Benito to lead efforts in assessing the homelessness response system, report on key findings, hold public listening sessions, and interview key stakeholders, to inform the Lead Me Home 5-Year Plan to Reduce Homelessness by 50 percent by 2026.

Strategies in the plan included increasing collaboration and participation by key stakeholders across the region to address homelessness, improving performance of the homeless response system, and expanding service-oriented responses to unsheltered individuals.

MONTEREY BAY ECONOMIC PARTNERSHIP
Monterey Bay Economic Partnership (MBEP) is a regional nonprofit, membership organization consisting of public, private and civic entities located throughout the counties of Monterey, San Benito and Santa Cruz.

Founded in 2015, its mission is to improve the economic health and quality of life in the region.

In 2016, MBEP launched its housing initiative to support an increase in the supply of all housing at all income levels in the Monterey Bay region. The initiative starts with a broad, regional coalition of individuals and organizations to advocate for the construction of all types of housing through our MBEP Action Center.

To encourage development, MBEP joined forces with Housing Trust Silicon Valley to create the Monterey Bay Housing Trust: a local housing trust fund that provides a new loan pool to bring affordable housing projects throughout the region. In the Trust Fund’s first year, MBEP raised $12 million and funded three projects.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2741, Packet Page 3069

4. Housing Action Plan
The Housing Action Plan describes the specific goals, policies, and programs the City will undertake to achieve the long‐term housing objectives set forth in the Monterey Housing Element. These goals, policies, and programs are intended to provide a framework for increasing the range of housing options in the community, removing barriers and constraints to housing construction, ensuring the continued maintenance of existing housing, and providing equal access to housing opportunities and services for all who live and work in Monterey.

The City’s housing policies and implementing programs are organized around six key goals that correspond to community priorities. Quantified and qualitative objectives are described under each program.

Assumptions are based on past program performance, development trends, land availability, realistic capacity, and future program funding. A timeline depicting the implementation timing and sequence of the programs is included at the end of this chapter.

A critical consideration for implementation is the availability of water supply to serve new residential development, as detailed in Appendix C, Housing Constraints. Accordingly, the implementation timing for programs in this Action Plan has been synchronized with the anticipated availability of adequate water supply.

Housing Goal #1. Increase housing supply and facilitate production of at least 3,654 new homes by 2031.

Policy 1.1 Maintain sufficient land designated and appropriately zoned for housing to achieve a complementary mix of single‐family and multi‐family development to accommodate RHNA allocations at all levels throughout the planning period.

Policy 1.2 Promote infill development in adopted Specific Plan areas where high density residential development can be accommodated in locations with good pedestrian and bicycle infrastructure and proximity to employment, shopping, transit, recreation, and other services.

Policy 1.3 Recognizing that infill development alone will not be sufficient to meet the City's RHNA obligations, plan holistically to integrate new housing in context sensitive ways on larger vacant properties in the southeast of Monterey to take advantage of opportunities where they exist.

Policy 1.4 Incentivize and facilitate housing development on properties owned by schools, churches, synagogues, mosques, and businesses so that interested property owners can build housing to help meet the needs of the local workforce.

Policy 1.5 Promote development of a variety of housing types, sizes, and densities that meet community needs based on the suitability of the land, including the availability of infrastructure, the provision of adequate services, and recognition of environmental constraints.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2742, Packet Page 3070 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-2 Hearing Draft | June 2024
Policy 1.6 Continue to partner with and support non-profit and for-profit organizations in their efforts to construct, acquire, and improve housing to accommodate households with lower and moderate incomes.

Policy 1.7 Provide opportunities and facilitate innovative housing approaches in financing, design, construction, and types of housing to increase the variety and supply of lower and moderate-income housing.

Programs
Program 1-A Inventory of Available Sites. Maintain and publish an inventory of properties available for residential development on the City's website, updating it at regular intervals.

Responsibility: Community Development Department
Timeframe: Publish inventory by April 2024; updates to be made quarterly throughout the planning period
Objective: 3,654 new housing units, consistent with RHNA obligations Funding: General Fund
Program 1-B Multi-Family Residential Overlay Amendments. The City has established a Multifamily Residential (MFR) Overlay District, set forth in City Code section 38-99.4 et seq., applicable to properties along the south side of Garden Road that permits the conversion of existing commercial and office buildings to housing or the development of new housing at up to 30 du/ac. Garden Road and the Pacific/Munras/Cass area haves attracted significant developer interest in recent years times and the City will amend the MFR overlay and related standards to further facilitate housing development in theseis areas, which have a total combined area of 90 acres., Specifically, through this program the City will amend the MFR Overlay to:
• (a) Increase the maximum permitted density from 30 to 50 60 du/ac; and (b) • Permit residential uses “by right” without discretionary review per Government Code 65583.2 (h) and (i) on sites in the MFR overlay when at least 20 percent of the proposed units are affordable to lower income households; • Apply the overlay to sites with Commercial zoning in the Pacific/Munras/Cass area (total area: 37.84 acres);
• Recognizing the smaller parcel size and existing mixed use context in the Pacific/Munras/Cass area, incorporate appropriate objective development standards (including standards for side setbacks, building heights etc) to integrate higher density housing in the area and ensure the projected yield of new units can be achieved; • Require that residential uses occupy at least 50 percent of the total floor area of a mixed-use project in the MFR overlay (mixed use is not permitted on Garden Road but may be permitted in the Pacific/Munras/Cass area); and • consider establishing a minimum density for the area When adequate water supply becomes available establish a minimum density for the MFR overlay which would prevail over any density standards the base zone.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2743, Packet Page 3071 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-3
Responsibility: Community Development Department
Timeframe: Adopt amendments by end of Q3 2024
Objective: Help accommodate a lower income RHNA shortfall Fand facilitate development of 365 803 new housing units by Q4 2031
Funding: General fund
Program 1-C Focused Specific Plan Updates. The City has adopted specific plans with the intention of integrating new high density housing into three key commercial areas with good access to employment, shopping, transit, recreation, and other services: Downtown, North Fremont, and Lighthouse Avenue. Buildout of the specific plans will primarily involve infill development, and recognizing the associated challenges, the specific plans incorporate strategies to assist with the financial feasibility of high density infill housing development, including reduced parking requirements and provisions for permitting density above 30 du/ac. The specific plans control zoning for their respective areas. As described in Chapter 3, the North Fremont Specific Plan needs to be amended to accommodate a lower income RHNA shortfall and there are additional opportunities to facilitate and incentivize development in the Downtown and Lighthouse specific plan areas. Through this program the City will:
• Amend the North Fremont Specific Plan to increaseing maximum permitted density to 45 60 du/ac ; revise development standards (including standards for building height, setbacks, parking) to integrate higher density product, establish appropriate transitions to adjacent lower density development, and ensure the projected yield of new units can be achieved; permit residential uses “by right” without discretionary review per Government Code 65583.2 (h) and (i) on sites identified to accommodate a lower income RHNA shortfall when at least 20 percent of the proposed units are affordable to lower income households; and require that residential uses occupy at least 50 percent of the total floor area of a mixed-use project if proposed; on all properties fronting Fremont Street (North Fremont Specific Plan);
• Amend the Downtown Specific Plan to, including increaseing permitted building heights to five stories in the Alvarado District ; offering municipal shared parking agreements to projects that propose a minimum number of new housing units in proximity to a Cityowned parking lot or structure (Downtown and Lighthouse Avenue Specific Plans); and incorporateing additional incentives for consolidation of adjacent, small lots; and • (Downtown Specific Plan);Amend the Lighthouse Avenue Specific Plan to permitting 100 percent residential projects fronting Lighthouse Avenue (Lighthouse Avenue Specific Plan); offering municipal shared parking agreements to projects that propose a minimum number of new housing units in proximity to a City-owned parking lot or structure (Downtown and Lighthouse Avenue Specific Plans); and incorporateing additional incentives for consolidation of adjacent, small lots (Downtown, North Fremont, and Lighthouse Avenue Specific Plans). The City will establish a schedule for updating these specific plans, coordinated with implementation of Program 3-C. Updates will be undertaken sequentially with the goal of updating each specific plan within 18 months of initiation and completing all three updates by the end of Q2 2029. • When adequate water supply becomes available establish a minimum density standard of 20 du/ac in the specific plan areas.

Responsibility: Community Development Department
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2744, Packet Page 3072 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-4 Hearing Draft | June 2024
Timeframe: (a) Detailed scope of work and schedule by end of Q2 2024; (b) complete update of first plan and adopt by end of Q4 2025; (c) complete update of all three plans and adopt by end of Q2 2029Prepare focused amendments concurrently and bring to the City Council for adoption before December 15, 2024.

Objective: Help accommodate a lower income RHNA shortfall and Ffacilitate development of 1,0811,184 new housing units by Q4 2031, including 526 520 units affordable to lower income households
Funding: General fund and grant funding
Program 1-CProgram 1-D Permit Streamlining Pilot Project. The Monterey Peninsula faces an acute shortage of housing that undermines the local economy and the social fabric of its communities. Lack of an adequate water supply is the primary constraint on new housing development; however, the development approval and permitting process in Monterey can add complexity, uncertainty, and cost for housing projects. Therefore, to fast-track infill housing development in core areas of the city identified for high density housing when adequate water supply becomes available, the City will adopt an ordinance modeled after the Resilient City Development Measures enacted by the City of Santa Rosa following the Tubbs and Nuns fires of October 2017. The ordinance will:
• Allow housing projects by-right in portions of the Downtown and Pacific/Munras/Cass areas with concentrations of housing opportunity sites (see Map 4-1);
• Delegate design review (subject to objective standards enacted pursuant to Program 3-C) to the City staff with the exception of properties in the National Landmark Historic District;
• Establish expedited permitting procedures to reduce the time required for review and approval of planning, engineering, and building permits; • Remain in force for a period of three years from the date it becomes effective, unless otherwise amended by subsequent action of the City Council.

Responsibility: Community Development Department
Timeframe: Initiate preparation of the draft ordinance in Q2 2025 and bring the draft ordinance to the City Council for adoption in Q2 2026
Objective: 587 new housing units
Funding: General Fund
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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2745, Packet Page 3073 Jacks
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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2746, Packet Page 3074 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-6 Hearing Draft | June 2024
Program 1-DProgram 1-E Education Workforce Housing Overlay. The cost of housing on the Monterey Peninsula is a significant barrier to the recruitment and retention of teachers and school district staff. Each year the Monterey Peninsula Unified School District (MPUSD) loses approximately 20 percent of its teaching staff due to a critical housing shortage of housing in the region and the high cost of living. In 2022, the Governor signed into law AB2295, codified as Government Code section 65914.7, intended to facilitate housing development projects on property owned by a local educational agency (LEA).

The law exempts LEA housing projects from the provisions of the Surplus Land Act and allows housing at densities deemed affordable to lower income households on properties wholly owned by LEAs, subject to certain conditions. To provide much needed housing for teachers, school district employees, public agency staff, and others in the community, the City will adopt an Education Workforce Housing Overlay and associated development standards that implements AB2295 locally and permits housing development by right at up to 30 du/ac on urban infill sites owned by the MPUSD in the City of Monterey and by interested private schools in the city, subject to compliance with the objective standards adopted as part of the overlay. Additionally, the City will work with MPUSD to facilitate approval and development of educational workforce housing following adoption of the overlay. Specific actions will include:
• Conduct outreach to MPUSD and private school operators by end of Q2 2024; • Bring draft ordinance to City Council for adoption in Q1 2025; • Meet quarterly with MPUSD to help advance site planning and development applications;
• By mid-2028, evaluate progress toward construction target within the planning period and if production is not in line with target, take action as needed to ensure compliance with "no-net loss" provisions of State law. Corrective actions may include providing additional regulatory or process incentives; or if actual production and affordability is far from anticipated trends, amending the housing element, identifying additional sites as needed to accommodate RHNA, and rezoning within 1 year of the corrective action evaluation.

Responsibility: Community Development Department
Timeframe: (a) conduct outreach to MPUSD and private school operators by end of Q2 2024; (b) bring draft ordinance to City Council for adoption in Q1 2025 Timing as noted above
Objective: 100 110 new housing units, at least 30 percent of which would be made available at densities deemed affordable to lower income households through long-term affordability agreements. Documentation from MPUSD expressing its intent to develop on these sites within the next eight years is attached as Appendix F.

Funding: General Fund
Program 1-EProgram 1-F Congregational Overlay. The faith-based community can play an important role in providing affordable housing in Monterey. The City has identified 12 sites owned by religious institutions with potential for redevelopment over the planning period should the owners wish to pursue that option. Current zoning for most of the properties permits housing development; however, cost and familiarity with the development process can be barriers to development even where supportive zoning is ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2747, Packet Page 3075 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-7
already in place. Therefore, to facilitate production of affordable housing projects on properties owned by religious institutions, the City will:
a. Adopt a congregational overlay and associated objective development standards that permits residential development at up to 30 dwelling units per acre by-right (consistent with Government Code section 65583.2 (h) and (i)) on properties owned by religious institutions where affordable housing is proposed; b. Provide a program of technical assistance and development support to faith-based organizations wishing to pursue affordable housing developments on their properties. This may include the preparation of factsheets; introductions to qualified design professionals, construction contractors, property management firms, and affordable housing operators; consultations on navigating the development application process;
c. Proactively conduct outreach to faith-based organizations in Monterey to raise awareness of programs and incentives available to them for affordable housing development. This may include mailers, phone calls, meetings, and publication of information on the City's website.

Responsibility: Community Development Department
Timeframe: (a) Rezoning complete within 3 years or 1 year of statutory deadline as applicable; (b) institute program of technical assistance/support in April of year following rezoning; (c) ongoing with regular reporting annually by April of each year thereafter via Annual Progress Report to HCD
Objective: 100 new housing units affordable to Low and Very Low Income Households on properties owned by religious facilities
Funding: General Fund
Program 1-FProgram 1-G Surplus Municipal Parking Facilities. Two City-owned downtown parking facilities (Lot 14 parking lot on Bonifacio Pl & Adams St and the Calle Principal Garage on Calle Principal near Bonifacio Pl) have been identified as candidates for redevelopment with workforce housing to increase opportunities for hospitality and service workers, teachers, public servants, and others who earn less than 80 percent of the area median income. Both sites are located in the Alvarado District where the Downtown Specific Plan permits residential development at up to 100 du/ac. Through this program, the City will seek to partner with a non-profit developer for the construction of workforce housing on the sites to meet the needs of lower income households in Monterey. In making these properties available for affordable housing development, the City will comply with the requirements of the Surplus Lands Act. City actions for implementation will include:
• Releasing an RFP for the sites in Q42 20254;
• Identifying partner(s) and entering into an Exclusive Negotiating Agreement (ENA) by end of Q24 20254;
• Negotiating Development and Disposition Agreement (DDA), including incentives such as a ground lease and soft costs by end of Q42 2025 so long as there is sufficient guarantee of a water supply for this site.

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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2748, Packet Page 3076 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-8 Hearing Draft | June 2024
• Holding regular meetings with developer in order to expedite processing development application and design work with the goal of project approval by end of Q24 20276;
• Completion of construction by end of Q24 is anticipated in 20287. • If the project is not approved by Q1 2028, the City will review and take action proportional to the gap identified to ensure compliance with "no-net loss" provisions of State law. Actions may include further streamlining and incentivizing affordable housing construction, rezoning additional nonresidential sites, or other similar actions.

Responsibility: Community Development Department; City Manager's Office Timeframe: Actions and timing as noted above with the goal of completing construction by the end of Q24 20287 if water supply is available
Objective: 4850 lower income units by Q2 20287
Funding: General Fund
Program 1-GProgram 1-H Fort Ord/Ryan Ranch Specific Plan. In a community survey conducted for the Housing Element that garnered over 1,050 responses, the former Fort Ord Military Base was the area of the city identified most favorably for new housing to meet current and projected need. Adjacent Ryan Ranch, home to a regional medical center and office park south of the airport, was also ranked highly as a location for new townhomes and apartments by respondents. Integrating new housing into this area would need to be done carefully and in a way that responds to the variety of preferences and concerns that community members expressed through the survey, as described in Chapter 3. Therefore, the City will prepare a specific plan to establish a clear vision for the area and to guide future development and conservation, identify infrastructure needs and financing mechanisms, and establish measures to ensure sustainable development and adequate resource protection. The overarching objective should be to foster the creation of a mixed-use village on a portion of the site to provide housing, jobs, schools, shops, services and recreation for future residents while also preserving carefully selected areas of natural open space and habitat. The Specific Plan should prioritize housing and mixed-use development on any combination of the parcels shown on Map 3-10 Sites Available for Housing; however, future land uses planned on the Fort Ord property that are within the Monterey Regional Airport Influence Area shall be compatible with the ALUCP. The Specific Plan will incorporate mechanisms to ensure parcelization at appropriate sizes (ie. between 0.5 and 10 acres) and objective development standards to integrate high density housing into the area. Additionally, given that the City of Monterey is the property owner, incentives should be incorporated to ensure that at least 220 100 of the new homes planned will be affordable to moderate income households and at least 220 100 homes will be affordable to lower income households.

Responsibility: Community Development Department
Timeframe: (a) identify funding sources and release RFP by end of 2024; (b) complete site remediation work, special status species surveys, and biological study by the end of Q3 2026; (c) bring draft specific plan to City Council for adoption in Q4 Q2 2028 (d) target issuance of building permits for an initial project phase by end of Q1 2030; (e) by end of Q3 2029 if permitting is not on track, take action (such as identifying new sites or rezoning) as needed to ensure compliance with "no-net loss" provisions of State law.

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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2749, Packet Page 3077 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-9
Objective: 1,600 1,200 new housing units, including 220 100 homes affordable to moderate income households and 220 100 homes affordable to lower income households Funding: General Fund and grant funding
Program 1-I Highway 68 Area Plan Update. MPUSD owns a vacant 50-acre parcel on relatively flat land, east of Tarpey Flats and south of Highway 68 and the Monterey Regional Airport.

The Highway 68 Area Plan envisions a mix of up to 300 low- and moderate-income housing units on this property if MPUSD declares the property surplus, and the Plan provides policy direction and design guidelines that could serve as a starting point for planning of the site and surroundings. Through this program, the City will update the Highway 68 Area Plan to facilitate development of mixed income housing, access and infrastructure improvements, and neighborhood services and amenities on the site. The Highway 68 Area Plan Update should identify portions the site for low-medium density housing, high density housing, and open space preservation, including creation of a parcel or parcels no greater than 10-acres in size for development at densities deemed appropriate to accommodate housing for lower income households; incorporate regulatory or process incentives to facilitate on-site provision of housing for households with limited financial resources; establish a basis for the City, MPUSD, and Monterey County to jointly pursue an Enhanced Infrastructure Financing District (EIFD) to help fund the cost of infrastructure to support development of the site. Policies and standards in the Plan should account for and provide adequate buffer from the adjacent property, acquired for the purpose of natural resource and habitat conservation. Future land uses planned within the Monterey Regional Airport Influence Area shall be compatible with the ALUCP. City actions for implementation will include:
• Revising the Area Plan and bringing it to the Council for adoption by Q1 2026; • Working with MPUSD for release of an RFP/Q for development of the site by Q2 2026;
• Meeting regularly with MPUSD and the developer to facilitate project approval by Q1 2028; and
• Targeting issue of construction permits by Q4 2028;
• Evaluating progress of application(s) by end of Q3 2029 if permitting is not on track, take action (such as identifying new sites or rezoning) by the end of Q4 2029 as needed to ensure compliance with "no-net loss" provisions of State law.

Responsibility: Community Development Department
Timeframe: Actions and timing as noted above with the goal of issuing construction permits by Q1 2028 if water supply is available(a) identify funding sources and release RFP by end of 2026; (b) bring draft specific plan to City Council for adoption in Q3 2031 Objective: 640 512 new housing units, including 145 51homes affordable to moderate income households and 145 51 homes affordable to lower income households Funding: General Fund and grant funding
Program 1-HProgram 1-J SB 9 Housing Ordinance. SB 9 allows division of lots in single-family residential districts to facilitate the development of smaller scale housing that may be more affordable in existing neighborhoods. The new requirements, which are codified in ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2750, Packet Page 3078 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-10 Hearing Draft | June 2024
Government Code sections 65852.21.21 and 66411.7, require ministerial approval of a housing development with no more than two primary units in a single-family zone or subdivision of a parcel in a single-family zone into two parcels subject to compliance with objective development standards and requirements in the State law. This program commits the city to enacting regulations to comply with SB 9 and to promote and facilitate SB9 housing as appropriate in Monterey. Further, to promote housing opportunities for low-income families with children in single-family neighborhoods in Monterey, the ordinance will allow up to six units on what is currently a single-family parcel if the property owner commits to making at least one of the additional units affordable to households earning less than 80 percent of the Monterey County AMI through a long-term affordability agreement.

Responsibility: Community Development Department
Timeframe: As part of an omnibus Code clean up effort, prepare revisions to Zoning Code to comply with State law and bring to City Council for adoption by end of 2024 Objective: Comply with State law; Promote housing mobility and increase housing choices and affordability in single-family neighborhoods; Cumulatively, in combination with Programs 1-E, 1-F, 1-J, 3-E, 3-G, and 3-H) target the creation of 200 new housing opportunities for disadvantaged households in low density neighborhoods in the south of the city over the planning period, including affordable ADUs, home sharing opportunities, and school and church-sponsored affordable housing.

Funding: General fund (staff time)
Program 1-IProgram 1-K Employer Sponsored Housing. The availability and cost of housing is a significant impediment to hiring and retention of employees for Monterey businesses.

The Community Hospital of the Monterey Peninsula (CHOMP) has expressed interest in potentially building employee housing on property they own and other local businesses may also be interested. Therefore, the City will conduct outreach to major employers in the city to gauge interest in employee sponsored housing and discuss potential zoning mechanisms that could facilitate housing development for interested employers. If appropriate, the City will develop an overlay or comparable zoning mechanism to facilitate development of employee housing on properties they own, subject to objective standards.

Responsibility: Community Development Department
Timeframe: (a) complete outreach in Q4 2023; (b) if appropriate, adopt an Employer Sponsored Housing Overlay and related objective standards by the end of Q3 2026 Objective: Increase housing options for those employed in the City of Monterey Funding: General Fund
Program 1-JProgram 1-L County Courthouse Site. The County has decided to relocate the courthouse and this 4.4-acre site, located on Aguajito Road, east of Highway 1, is available for redevelopment with housing. Through this program, the City will coordinate with the County to facilitate redevelopment of the site with at least 130 246 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2751, Packet Page 3079 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-11
new homes affordable to moderate, low, and very low income households. City actions will include:
• Rezoning the site to promote multifamily housing at densities deemed affordable to lower income households before December 15, 2024. Rezoning actions will involve changing the base zone to R3, applying the MFR overlay to allow up to 60 du/ac, and permitting residential uses “by right” per Government Code 65583.2 (h) and (i) on the site; • Regular coordination meetings with the County to identify and implement a schedule of actions for redevelopment of the property, including compliance with the Surplus Land Act; • Identification of regulatory and process incentives and rezoning of the site at densities appropriate to accommodate moderate, low, and very low income housing by Q2 2026Q4 2025;
• Assisting the County with outreach to the development community to solicit applications; • Facilitating approval of a development application by Q4 2027 and issue of construction permits by Q4 2028; and
• Reviewing progress by the end of Q2 2028 and if substantial progress a development application has not been made approved at that time, identifying and implementing corrective actions to ensure the capacity of the inventory is sufficient to meet the City's RHNA obligations for all income categories. Actions may include further streamlining and incentivizing affordable housing construction, rezoning additional non-residential sites, or other similar actions.

Responsibility: Community Development Department
Timeframe: (a) rezone the site for compliance with Government Code 65583.2 (h) and (i) before December 15, 2024; (b) initiate coordination meetings in Q3 2024; (cb) identify and implement additional regulatory/process incentives and complete rezoning by Q4 2025; (c) targeting approval of a development application by Q4 2027 and issue of construction permits by Q4 2028; (d) assess progress by Q1 2028; (e) if needed, implement corrective actions to ensure adequate inventory capacity by Q4 2028 Objective: Help accommodate a lower income RHNA shortfall and Ffacilitate redevelopment of the County Courthouse site with at least 130 246 new homes affordable to moderate, low, and very low income households
Funding: General Fund
Program 1-M ADU/JADU Awareness. The City will initiate a program to inform the public about benefits and incentives offered, with the objective of promoting the development of ADUs and JADUs in Monterey. The program will include the following elements:
• Citywide email blasts and newsletter articles advertising incentives and resources available to interested homeowners;
• Preparation of an ADU/JADU application checklist and informational handouts on cost-saving building materials and construction techniques; • Pop up presence at events around City to raise awareness and answer questions;
• Community seminars providing advice and information to interested homeowners.

Responsibility: Community Development Department
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2752, Packet Page 3080 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-12 Hearing Draft | June 2024
Funding: General Fund
Objectives: Outreach, including newsletters, pop ups, and seminars, will be conducted bi-annually following program inception with the aim of issuing 15 ADU/JADU construction permits annually over the planning period
Timeframe: Prepare informational materials and launch program by end of Q4 2024 with updates via Annual Progress Report to HCD
Program 1-N Pre-Approved ADU Floor Plans. Designing an ADU can be a long and complex process.

To streamline and simplify process for interested homeowners, the City will solicit proposals from licensed architects and builders, including those who have experience in Monterey and other locations in the AMBAG region, for a range of schematic floor plans in different unit sizes, bedroom configurations, and designs. The Building Department will review floor plans submitted for compliance with applicable City regulations and pre-approve a selection from the proposals received, making them available on the City website. Interested homeowners will then be able to select a pre-approved floor plan and contact the architect or builder to have them complete site design, accounting for sitespecific context, structural engineering, and exterior building materials considerations.

Responsibility: Community Development Department
Timeframe: Solicit floor plans by Q4 2024; Pre-approve selection by end of Q2 2025; Promote availability of pre-approved floor plans bi-annually as part of Program 1-M implementation
Funding: General Fund
Objectives: Construction of 15new ADU/JADUs in Monterey annually over the planning period
Housing Goal #2. Remove or reduce barriers to housing production in Monterey and address the regulatory, process, and market factors that limit and adversely affect affordability.

Policy 2.1 Review and revise use permit and design review thresholds including expanding number and type of housing projects allowed by-right.

Policy 2.2 Increase flexibility in development standards including building heights, parking, and other requirements.

Policy 2.3 Develop zoning standards to encourage smaller multi-unit housing types including fourplexes, townhouses, and rowhouses.

Policy 2.4 Reduce constraints to the development of Accessory Dwelling Units.

Policy 2.5 Ensure that City fees are equitable and reflect reasonable cost of reviewing projects.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2753, Packet Page 3081 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-13
Policy 2.6 Remove obstacles to the development of Single Room Occupancy housing and other affordable options available to individuals and households who are unsheltered and those transitioning from homelessness.

Programs
Program 2-A By-Right Rezoning Sites from Prior Inventories. A number of the non-vacant commercial sites identified on the housing sites inventory were included on two prior Housing Element inventories and identified to accommodate lower income RHNA units (see Map 4-2). As these sites are also anticipated to accommodate lower income RHNA during the 2023-31 planning period, the City will create a zoning provision to allow developments by-right pursuant to Government Code section 65583.2(h) and (i) when 20 percent or more of the units are affordable to lower income households.

Responsibility: Community Development Department
Timeframe: Complete rezoning by end of Q4 December 15, 2024 Objective: Support meeting RHNA obligations, including development of 1,177 units affordable to very low income households and 769 affordable to low income households over the planning period
Funding: General Fund
Program 2-B Permit Thresholds for Multi-Family Projects. The Zoning Code requires a use permit for multi-family projects with four or more units in R-2, R-3, C-1, C-2, C-3, CO, and CR Districts and for mixed-use projects including residential units in the districts where the Code allows them. As noted below, the same requirements apply to supportive and transitional housing with four or more units. In most cases, these projects also require design review. These requirements are a constraint to development of small multi-family projects including those with 5,000 square feet of floor area or less on sites where a non-residential building of the same size would be permitted by-right.

As part of the process of bringing its zoning into compliance with the General Plan and Housing Element, the City will review its permit thresholds and identify revisions to eliminate disparate treatment of residential projects.

Responsibility: Community Development Department
Timeframe: (a) detailed scope of work and schedule by mid-2024; (b) adopt amended standards by end of Q4 2025target adoption by end of Q2 2029 Objective: Comply with State law requiring that decisions on residential projects be based on objective design standards.

Funding: General fund (staff time)
Program 2-C ARC Review. The Monterey City will revise the Code to state that the establishes a twostep architectural review process: Preliminary Architectural Review Committee (DRC) will review residential projects for compliance with objective development and construction requirements rather than subjective Final Architectural Review. Both levels of review consider consistency with the General Plan, and any applicable Area or Neighborhood Plan, design guidelines. , or similar document. Section 38-191 specifies ATTACHMENT 3 / EXHIBIT A
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findings that the ARC review needsor City Manager must make to approve an application submitted for Preliminary and Final Review. Through Program 2-D below, the City will adopt objective design and development standards for use in the architectural review process to focusthe extent they do not already exist. Through this Program, the City will revise Section 38-191 of the City Code to remove findings based on subjective determinations (such as whether design features are “appropriate for the project site, the immediate area, and the City; ”, whether the proposed project will not “unreasonably impair the views, privacy, or living environment currently enjoyed by other properties;” and that whether the proposed project is “substantially consistent” with the General Plan and other plans, guidelines, and such documents applicable to the project) and replace them with findings based on objective determinations. Additionally, Section 38-188 will be updated to clarify that architectural review does not apply to projects that qualify for streamlined review. Implementation of this program will help ensure that architectural review focuses on development features that may conflict with construction standards, such as public safety access and the California Building Code, Title 24, requirements for disability access.

Responsibility: Community Development Department
Timeframe: End of Q1 2025
Objective: Comply with State law requiring that decisions on residential projects be based on objective design standards
Funding: General fund (staff time)
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2755, Packet Page 3083 Pacific Grove
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Program 2-D Revise Adopted Plans and Zoning with Objective Standards. The Housing Accountability Act (Gov Code Sec.65589.5 (j)(1) requires objective development standards as a basis for denying or conditioning approval of all multifamily and residential mixed-use projects. Additionally, in Monterey, multifamily and mixed use projects that make at least 10 percent of their proposed units affordable to low income households are subject to streamlined review and approval, based on the 2023 Statewide SB35 determination. SB35 stipulates that qualifying projects are eligible for a streamlined approval process subject to consistency with objective zoning, subdivision, or design review standards. Given that the City's inclusionary zoning program requires projects of six units or more to make 20 percent of their units affordable to low and moderate income households, this means that most projects pursuant to this Housing Element will qualify for SB35 streamlining. However, the City's three adopted specific plans and 14 adopted area and neighborhood plans include policies, standards and guidelines that use imprecise terms that rely on subjective judgment. The City will establish a schedule for review and revision of all adopted plans, including specific and neighborhood plans, to ensure that they comply withCommercial zoning district standards for mixed-use development also contain provisions that are subjective, as discussed in Appendix C.

Therefore, through this program the City will adopt objective design and development standards (ODDS) applicable to all multifamily and residential mixed use projects, including those that qualify for SB35 streamlining. The City has already adopted ODDS for the Downtown and Lighthouse Specific Plan Areas, and through Programs 1-B and 1-C in the Housing Action Plan will adopt ODDS for the MFR Overlay and the North Fremont Specific Plan Area by December 15, 2024. As such, the focus of this program is on ODDS for multifamily and mixed use projects in other areas of the city. Standards for commercial zoning districts where the inventory envisions more new housing will be prioritized and the City will establish a schedule for review and revision of all remaining adopted area and neighborhood plans to ensure that they contain objective standard and comply with other applicable State requirements. In addition to establishing objective policies and standards, pursuant to State law, Specific Plans must be consistent with the General Plan. (California Government Code section 65454).

Responsibility: Community Development Department
Timeframe: (a) detailed scope of work and schedule by end of Q3 2024; (b) target incremental adoption with updates to all plans complete by end of Q2 2029 Objective: Comply with State law requiring that decisions on residential projects be based on objective design and development standards
Funding: General fund (staff time)
Program 2-E Revise Parking Requirements. Amendments to State law enacted in 2023 (AB 2097), amending Government Code section 65585 and adding Government Code section 65863.2, generally prohibit public agencies from imposing minimum parking requirements within a half-mile of “high quality" public transit. The City will need to revise parking requirements to reduce theremove minimum requirements to one space per unit for all unitsprojects located within one half mile of a major transit stop or highquality transit corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours and reduce the minimum parking requirements for multi-units buildings to an average maximum of 1.5 spaces per bedroom and 1 space ATTACHMENT 3 / EXHIBIT A
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for studio unit for projects located within one half mile of other major public transit routes. In addition, the City should reduce the base parking requirements for mixed-use sites so that they reflect the maximum demand for parking at any one time, rather than the sum of the requirements for all individual uses. The City will revise the Zoning Code to ensure its parking requirements conform to the requirements applicable to areas within a half-mile of public transit and will also initiate an evaluation of all parking requirements for residential uses to identify regulations that applicants identify as a constraint to affordable housing development and propose revisions to the Code.

Responsibility: Community Development Department
Timeframe:(a)As part of an omnibus Code clean up effort, adopt revisions Zoning Code to comply with changes to State law and bring to City Council for adoption by end of 2023; (b) detailed scope of work and schedule for parking study by end of 2023 Objective: Comply with State law requiring reduced parking within a half mile of transit and undertake study as a basis for additional revisions to parking requirements Funding: General fund (staff time)
Program 2-F Update Density Bonus Ordinance. New State laws pertaining to density bonuses were enacted in 2023: AB 2334, which amended Government Code section 65915, makes important changes to the Density Bonus Law to define development capacity; and AB 1551, set forth in Government Code section 65915.7, reinstates the ability to seek State Density Bonus Law benefits for commercial projects. Additional bonuses (including up to 80 percent for completely affordable projects) are now available. This program commits the City to updating its density bonus ordinance to incorporate the new requirements.

Responsibility: Community Development Department
Timeframe: Adoption by end of Q4 2024
Objective: Comply with State law requiring that decisions on residential projects be based on objective design standards
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Funding: General fund (staff time)
Program 2-H Expand Online Transparency. Government Code section 65940.1 requires cities and counties to provide transparency in publicizing land use controls and fees. The Planning Office website provides links to a variety of resources as well as links to downloadable versions of Land Use Plans, Regulations, and Studies. The City must also continue to ensure that the on-line version of the City Code is regularly updated and that revisions to review procedures are available on-line as well as in handouts at the Planning counter.

This program commits the City to ensuring these requirements are met and to addressing the recently enacted regulations in Government Code section 65913.3 requiring cities to compile lists specifying information applicants most provide to obtain post-entitlement phase permits. These requirements are effective at the end of 2023 but the City may be eligible for an extension.

Responsibility: Community Development Department
Timeframe: Comply with State requirements or obtain an exemption by the end of 2023 Objective: Comply with State requirements
Funding: General fund (staff time)
Program 2-I Inclusionary Zoning. Chapter 8 of the City Code establishes a requirement that a minimum of 20 percent of the units in any project with more than six new housing units be made permanently affordable to moderate- and low-income households for the life of the project. The inclusionary requirements are an important mechanism for increasing the total stock of affordable homes in the community over time. As a matter of practice, projects subject to the City's inclusionary requirement typically comply by making 10 percent of the proposed units available to moderate income households and 10 percent available to low income households. Through this program, the City will amend the Code to codify this as a requirement. Additionally, as an anti-displacement strategy, the City will continue to administer the Purchase and Resale Program that provides below market rate homeownership opportunities for households in the city or with a family member who works in the city.

Responsibility: Community Development Department
Timeframe: Adopt amendments by the end of Q4 2024 as part of an omnibus Code clean up effort
Objective: Facilitate development of below market rate units, including 1,946 2,213 lower income units and 462 616 moderate income units by 2031; prevent the displacement of existing households.

Funding: General fund (staff time)
Program 2-J Water Distribution Policy. As detailed in Appendix C, Housing Constraints, the State Water Resources Control Board has put in place a Cease-and-Desist Order that effectively prohibits new water hookups or increased water use in Monterey.

Consequently, the City cannot approve housing projects that would result a net increase in water consumption until the water supplier, the California American Water Company, has terminated illegal diversions from the Carmel River and a new water ATTACHMENT 3 / EXHIBIT A
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supply is in operation. Additional water supply is anticipated to become available starting in 2025 if the California Public Utilities Commission authorizes Cal-Am to enter into a water purchase agreement for the Pure Water Monterey expansion project, with supply to the City of Monterey increasing incrementally as new sources come online. Additional water sources are being explored for feasibility and are also anticipated to increase the overall water supply for the City. Therefore, as it becomes available, the City will develop a methodology for allocating new water credits and additional supply in a manner that prioritizes affordable housing projects. The methodology will consider the overall size of the project, the number of affordable units proposed, and the level of affordability proposed.

Responsibility: Community Development Department
Timeframe: Adopt a Water Distribution Policy by the end of Q4 2024 Objective: Support development of 1,946 2,213 lower income units by Q4 2031 Funding: General fund (staff time)
Program 2-K Addressing Water Supply Constraints. The primary constraint to development on the Monterey Peninsula is water supply. While new sources of water supply are anticipated to become available during the planning period, the City does not currently have access to sufficient water to support development of its full RHNA allocation. Therefore, the City will the City continue to work with other jurisdictions and agencies to optimize the use of available supply in the short-terms and to augment the existing water supply in the mid- to long-term with the following actions:
• Continue to require as a condition of project approval that new development and remodels implement the Monterey Peninsula Water Management District's Rule 142 Water Efficiency Standards, as applicable, in order to minimize the use of water;
• Support efforts by the Monterey Peninsula Water Management District (MPWMD), and the California American Water Company (Cal-AM), and the Marina Coast Water District (MCWD) to expand the water supply, including but not limited to future supply from the Pure Water Monterey Expansion Project and the Monterey Peninsula Water Supply Project Ocean Desalination Plant, anticipated to become available by 2030. Support will include:
o aAdvocating at least annually for additional water supply, through meetings with agency staff, written communications, and comments at public meetings; and
•o Continuing to participateion in regional decision-making processes, such as representation on the Monterey One Water (M1W) Board of Directorsthe Sand City desalination plant, Pebble Beach water recycling facility, and new lawful rights in the Carmel River;
• Continue to wWork with MPWMP and Cal-AM to develop water conservation methods (e.g., low flow fixtures, instant hot water heaters, cisterns/rain gardens)increase participation among City of Monterey households in water conservation programs such as Water Wise House Calls (free water conservation audits for homeowners and renters) and Free Devices (Cal-Am and MPWMD offer customers free water-saving devices including low-flow showerheads, sink ATTACHMENT 3 / EXHIBIT A
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aerators, hose nozzles, and timers) to augment water for new existing development projects. City actions will include promoting the availability of water conservation programs through web, email, and social media communications at least annually;
• Upon adoption of the Housing Element, provide a copy of the Element to MPWMP, and Cal-AM, and MCWD to facilitate prioritization of adequate supply for affordable housing projects, in compliance with AB 1087.

Responsibility: Community Development Department
Timeframe: (a) coordinate regularly with water providersrequire use of Rule 142 standards starting Q1 2024; (b) coordinate annually with water service providers starting in Q3 2024; (c) promote the availability of water conservation programs at least annually starting in Q4 2024; and (db) send adopted Housing Element to MPWMD and Cal-Am by end of Q21 2024
Objective: Support development of 3,654 new homes by Q4 2031 and target a 15 percent increase in the rate of participation among Monterey residents in MPWMD/Cal-AM water conservation programs by the end of 2028.

Funding: General fund (staff time)
Program 2-L Moratorium on Vehicle Storage. The Multifamily Residential Overlay applies to properties in the Industrial, Administration, and Research District (I-R District) along Garden Road. These sites represent important opportunities for high density infill housing in Monterey and have attracted interest from residential developers in recent years; however, water constraints limit the potential for housing in the short-term while the cease-and-desist order remains in place. Until new sources of water supply come online, there is a risk that these sites may develop with uses such as vehicle storage that generate revenue but do not require new water connections. Therefore, to protect these sites for high density housing to meet community need, the City will adopt an urgency ordinance prohibiting vehicle storage uses in the I_R district for a period of three years.

Responsibility: Community Development Department
Timeframe: Adopt urgency ordinance by the end of Q1 2024 Objective: Preserve housing sites in the Multifamily Residential Overlay District Funding: General Fund
Program 2-M Permit Processing Procedures. The time between planning application approval and building permit issuance is influenced by a variety factors, including the time the applicant needs to produce required technical or engineering studies; complete construction drawings and detailed site and landscape design; secure construction and permanent financing; and retain a building contractor and subcontractors. To facilitate the review process, the City currently allows applicants to apply for concurrent review of planning and building permits, which many developers opt to pursue.

AdditionallyThrough this program, the City will identify internal process improvements to further reduce the time required for review and approval of planning, engineering, and building permits. Such improvements may include establishing regular interdepartmental coordination meetings and designating a staff member track and expedite ATTACHMENT 3 / EXHIBIT A
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review. Additionally, through this program the City will amend Section 38-189.D of the City Code to allow an option for affordable multi-family projects to utilize 3-D modeling or other comparable methods in lieu of story poles and netting that provide objective information to assess impacts of development on important scenic views and resources.

Responsibility: Community Development Department
Timeframe: Identify and implement process improvements by Q2 2025 Objective: Reduce permit processing times
Funding: General Fund
Housing Goal #3. Provide for fair and equal housing opportunities for all persons, regardless of protected characteristics such as age, sex, family status, race, creed, color, or national origin, etc.

Policy 3.1 Enforce fair housing laws and address discrimination in the building, financing, selling, or renting of housing based on protected characteristics such as race, religion, family status, national origin, disability, color, sex, gender, gender expression, sexual orientation, or other protected class.

Policy 3.2 Work collaboratively with local non-profit, public, and private sector partners to raise awareness and achieve implementation of fair housing practices.

Policy 3.3 Promote a wider variety of housing types in High Resource areas of Monterey.

Policy 3.4 Expand housing choices for special needs groups throughout Monterey to better accommodate the varied housing needs of current and future residents.

Policy 3.5 Ensure that the City’s regulations, policies, practices, and procedures provide equal access to housing for all persons.

Programs
Program 3-A Legal Services and Fair Housing Education. Continue to contract with a fair housing counseling group in providing legal services (mediation and the processing of fair housing complaints) and fair housing education, both of which can assist in the prevention of discrimination against such households. Each year, the City’s fair housing counseling group uncovers and helps to resolve cases of housing discrimination, including cases of housing discrimination based on protected characteristics such as race, color, national origin, religion, sex, familial status, and disability. Additional specific actions will include:
• Making information detailing fair housing practices available at City Hall and on the City’s website;
• Partnering with a fair housing counseling group to conduct workshops and seminars about landlord and tenant responsibilities and rights.

Responsibility: Community Development Department
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Timeframe: Beginning in Q1 2024, (a) provide funding annually to a fair housing counseling group to; (b) publish information on City website and update annually as appropriate; (c) conduct workshops or seminars annually.

Objective: Provide fair housing support services for 75 persons annually during each year of the planning period
Funding: CDBG funds
Program 3-B Housing for ELI Households and Persons with Special Needs. Recognizing that local funding capacity for affordable housing has been severely diminished by the dissolution of redevelopment agencies, the City will continue to facilitate production of affordable housing, including units targeted to extremely low income (ELI) households and persons with special needs (elderly, disabled/developmentally disabled, large households, femaleheaded households, the unhoused, and farmworkers), through the following efforts:
• Provide administrative assistance upon request to developers seeking available State and federal funding and/or tax credits for the construction of low- and moderate-income housing;
• Facilitate projects that incorporate affordable units, including units targeted to ELI households and persons with special needs, by granting modifications to development standards, expediting the review process, and/or providing financial incentives consistent with City regulations and State law; Responsibility: Community Development Department
Timeframe: Beginning in Q1 2024
Objective: 25 units for ELI households and persons with special needs during the planning period
Funding: CDBG funds
Program 3-C Local Density Bonus. Enact a local density bonus program that offers additional density over the maximum base permitted in the Monterey City Code as an incentive for projects that consolidate small, adjacent lots and/or develop 2- and 3-bedroom units; and/or commit to additional Moderate-Income units over and above any provision of such units required under the City’s Inclusionary Zoning Program. The local density bonus program would complement additional density available to qualifying projects under State Density Bonus law with the objective of addressing particular local constraints and needs. The prevalence of parcels less than 0.5 acres in size in centrally located parts of the city is a constraint on infill development and the city has a relatively high rate of overcrowding, due in part to the fact that a disproportionate share of large households live in poverty.

Responsibility: Community Development Department
Timeframe: Adopt local density bonus provisions by Q2 2025before December 15, 2024 Objective: Facilitate development of 300 at least 200 units affordable to lower income households, 93 units affordable to Moderate Income households, and 75 rental units with two or three bedrooms over the planning period
Funding: General Fund
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Program 3-D Family-Sized Rental Units. Prioritize resources such as HOME Investment Partnerships Program (HOME) funds, California Housing Finance Agency single-family and multiple-family programs, HUD Section 208/811 loans for the development of rental projects that provide units with two or three bedrooms.

Responsibility: Community Development Department
Timeframe: Beginning in Q1 2024
Objective: Promote the development of 20 rental units with two or three bedrooms over the planning period
Funding: CHFA funds; HUD loans; HOPE funds; HOME funds
Program 3-E Home Sharing and Tenant Matching. Home-sharing and tenant matching programs pair existing homeowners with renters in need of space and may also offer supportive services such as background checks, applicant interviews/screening, and facilitation of living together agreements. These programs make efficient use of existing housing stock and provide affordable rental rates without the need for new construction. Home sharing can be a particularly effective tool to support independent living for seniors and disabled residents while also increasing local housing opportunities for students and lower income earners who work in Monterey County. There are currently no homesharing/tenant matching programs operating on the Monterey Peninsula; however, United Way is studying the feasibility of expanding its 211 service to include such a program. Through this program, the City will support United Way in this initiative, promoting participation by local homeowners by providing information via the website, City newsletters, and public contact events, referring interested parties to United Way of Monterey County.

Responsibility: Community Development Department
Timeframe: Beginning in Q1 2024, (a) publish information on City website and update annually as appropriate; (b) publicize the program in City newsletters annually; (c) conduct public outreach annually
Objective: 100 home sharing matches over the planning period, with geographic targeting to homeowners in High Resource neighborhoods; Cumulatively, in combination with Programs 1-E, 1-F, 1-J, 3-E, 3-G, and 3-H) target the creation of 200 new housing opportunities for disadvantaged households in low density single-family neighborhoods in south of the city designated as RCAAs and shown on Map D-16B over the planning period
Funding: General Fund and partnership with nonprofit
Program 3-F Affirmative Marketing of Affordable Housing Opportunities. Western and central areas of Monterey are designated High or Highest Resource areas by the California Tax Credit Allocation Committee (CTCAC), which facilitates the investment of private capital into the development of affordable rental housing for low-income Californians.

In order to increase access to High/Highest Resource areas for Low, Very Low, and Extremely Low-Income households and special needs populations (including older adults, the disabled (including developmentally disabled), large households, femaleATTACHMENT 3 / EXHIBIT A Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2764, Packet Page 3092 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-24 Hearing Draft | June 2024
headed households, people experiencing homelessness, and farmworkers), the City will encourage and facilitate affordable housing development in Monterey by:
• Preparing information on available sites and potential opportunities for affordable housing in Monterey, updating and distributing it annually to affordable housing developers;
• Conducting targeted outreach to housing developers with experience in development projects that include units affordable to extremely low income households and households with special needs;
• Creating and maintaining a contact list that interested developers can opt into and be notified of available opportunities;
• Continuing to provide technical assistance to housing developers to assist with the development application process;
• Annually exploring various sources (e.g., HCD and HUD) for funding opportunities, including those available for housing for extremely low income and special needs households; and
• Supporting applications for affordable housing funds for projects or programs that are consistent with the goals and objectives of the Housing Element.

Responsibility: Community Development Department
Timeframe: (a) Prepare materials by Q2 2024; (b) prepare list of experienced developers and contact them by end of Q3 2024; (c) conduct outreach in Q1 2025 and annually thereafter.

Objective: Facilitate development of 1,177 units affordable to very low income households and 769 affordable to low income households over the planning period; prevent the displacement of existing households.

Funding: General Fund
Program 3-G Zoning Incentives for Deed Restricted ADUs/JADUs. ADUs and JADUs can be an important source of affordable housing to help meet the needs of lower income seniors and people who work in Monterey. The City will amend the Zoning Code to incentivize the development of ADUs and JADUs made available to households earning less than 80 percent of the Monterey County annual median income through a binding commitment to rent-restrict. Incentives may include:
• Increasing the maximum allowable lot coverage permitted by-right to 50 percent; • Increasing the maximum allowable FAR permitted by-right to 50 percent; • Allowing two detached or attached ADUs on lots over 8,000 square feet in size where slope does not exceed 25 percent and where trees removed are replace at a ratio of 3:1.

Responsibility: Community Development
Timeframe: Update Zoning Code to enact incentives by end of Q1 2026 ATTACHMENT 3 / EXHIBIT A
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Objective: Construction of 10 new ADUs/JADUs affordable to lower income households annually over the planning period, with geographic targeting to homeowners in high resource neighborhoods
Funding: General Fund (staff time)
Program 3-H Co-Housing Overlay. Co-housing is an intentional community of private homes clustered around shared common spaces, such as a communal kitchen, game rooms, laundry facilities, gardens, or recreational spaces. Households have independent incomes and private lives, but neighbors collaboratively plan and manage community activities and share resources like tools and lawnmowers. The legal structure is typically an HOA, Condo Association, or Housing Cooperative. Larger lots in Monterey offer potential opportunities for co-housing communities. Such communities can help groups of older adults age in place or provide opportunities for intergenerational living. As part of “housing mobility" strategy to expand the range of housing types in the community, the City will prepare a co-housing zoning overlay and related objective standards to permit the development of co-housing communities on lots of 1-acre or more.

Responsibility: Planning Department.

Financing: General fund and staff time.

Objectives: Promote housing mobility and increase housing choices and affordability in single-family neighborhoods; Cumulatively, in combination with Programs 1-E, 1-F, 1-J, 3-E, 3-G, and 3-H) target the creation of 200 new housing opportunities for disadvantaged households in low density single-family neighborhoods in south of the city designated as RCAAs and shown on Map D-16B over the planning period, including affordable ADUs, home sharing opportunities, and school and church-sponsored affordable housing.

Timeframe: Bring an ordinance to City Council for adoption by the end of Q4 2026.

Program 3-HProgram 3-I Place-Based Capital Improvements. Since 1985, the City has implemented the Neighborhood and Community Improvement Program (NCIP), which directs tourist-generated dollars directly back into the City's residential neighborhoods for public improvements nominated by local residents. A committee consisting of Monterey residents from each of the 15 City neighborhoods considers all nominated projects and makes a recommendation to City Council of which projects should be funded, helping to ensure equitable public investments. To further ensure that placebased strategies are implemented to the benefit of lower income and disadvantaged residents, the City will implement the following capital improvement projects targeted to areas shown on Map D-10, which have the highest concentrations of low and moderate income (LMI) households, and will identify funding and prioritize additional capital improvements to areas with higher concentration of poverty and LMI households:
§ Monterey Sports Center (MSC) Repairs & Upgrades: A $1.7 million project to repair and upgrade the City's premier sports facility, located downtown.

Improvements include repairs to roof and pool; ADA remodel of front desk; installation of LED lighting indoors and in parking lot; and replacement of boilers, HVAC system, and saunas. (Complete construction by end of Q4 2027); ATTACHMENT 3 / EXHIBIT A
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§ Lake El Estero Multi-Use Path: A $1.2 million project to construct a Class I multiuse path around the perimeter of Lake El Estero, close gaps in the sidewalk network, and construct pedestrian crossing improvements at Del Monte Ave. (Complete construction by end of Q4 2030);
§ East Franklin Street Bicycle and Pedestrian Improvements: A $2.7 million project to construct bicycle and pedestrian improvements between the Monterey Sports Center and the Rec Trail, including widening multi-use sidewalks, constructing ADA upgrades, and rehabilitating the concrete pavement on East Franklin Street. (Complete construction by end of Q4 2029).

Responsibility: Public Works Department
Financing: MSC will require General Funds. Lake El Estero Multi-Use Path and East Franklin Street Bicycle and Pedestrian Improvements will include Measure P/S and Measure X (Sales Tax Revenue)
Objectives: Complement NCIP projects with additional investments to further ensure that place-based strategies are implemented to the benefit of lower income and disadvantaged residents
Timeframe: As noted above for individual projects, with all construction complete by end of Q4 2030.

Housing Goal #4. Take action to prevent homelessness and address the needs of unhoused people.

Policy 4.1 Preservation and Rehabilitation. Continue to prioritize funding for the acquisition, rehabilitation, and preservation of affordable housing stock in the community and funding to assist low-income homeowners with home repair, rehabilitation, and accessibility improvements that keep people in their homes.

Policy 4.2 Prevention Resources. Connect those most at risk of becoming unhoused to programs and services that will help prevent them from losing their homes.

Policy 4.3 Housing First. Focus on “housing first” as a way of transitioning those who are unhoused to permanent housing.

Policy 4.4 Continuum of Housing. Increase access to a continuum of housing, including emergency shelters, transitional housing, and supportive housing, to bridge the gap from homelessness to permanent housing by offering structure, supervision, support, and life skills training.

Policy 4.5 Continuous Improvement. Monitor the effectiveness of existing programs through the Consolidated Annual Performance and Evaluation Report (CAPER) process and explore opportunities for additional homelessness prevention, response, and services.

Policy 4.6 Collaborative Approach. Continue to cooperate and coordinate with other jurisdictions and public service organizations to address the needs of the unhoused in the community.

Programs
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Program 4-A Multi-Disciplinary Outreach Team (MDOT). The Monterey Police Department’s (MPD) MDOT works side-by-side with various governmental and non-governmental organizations to offer, provide, and find solutions for those who are unhoused. In 2023, the MPD MDOT team will expand it capacity to serve the unhoused with the recent City Council approval of a “Homeless Navigator position” to be added to the MPD MDOT team during the FY23-24 budget. MPD will also open an Outreach and Navigation Center at the Old French Consulate building adjacent to Lake El Estero in a waterfront location to better serve the public and the unhoused. In the most recent “point-in-time” homeless count, there was a 50 percent decrease in the number of homelessness in the City between 2019 and 2022, the largest decrease of any community in Monterey County.

Through this program, the City will:
• Provide workstations at the Monterey Police Department for service provider staff to facilitate solutions for the unhoused and collaboration with MPD officers; • Connect unhoused people with domestic violence workers, social workers, women's services, adult protective services, mental health and drug treatment programs, veterans programs, long-term housing solutions; and other relevant services;
• Abate illegal encampments to prevent beach erosion, public health problems, environmental damage, nuisance conditions, and fire hazards; and • Publish information about these collaborative efforts via the City website.

Responsibility: Monterey Police Department; local service providers Timeframe: Ongoing with community reports throughout the planning period and annual reports through the CAPER process
Objective: To continue to address and find resolution for the unhoused over the planning period
Funding: General Fund
Program 4-B Rental Assistance Pilot Program. Rental assistance is an effective way to prevent homelessness and improve housing security. Nearly half of all households in the City Monterey are considered cost burdened, meaning they devote more than 30 percent of their annual income to housing costs and are at high risk of becoming homeless. Large families and low-income seniors are disproportionately affected by severe cost burden.

While the Housing Authority of the County of Monterey (HACM) provides rental assistance through the federal Housing Choice Voucher (Section 8) Program, the program is fully subscribed and there are an additional 1,500 households on the voucher waiting list. To help address the urgent need, the City will establish a rental assistance program that provides lower income renter households with recurring rental assistance at a fixed rate (known as a shallow subsidy) to help improve housing stability and prevent displacement. The City has $250,000 in the General Fund to support this initiative.

Responsibility: City Manager
Timeframe: Beginning Q1 2024
Objective: Provide shallow subsidies to 20 lower income households per year throughout the planning period
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Funding: General Fund
Program 4-C Housing Rehabilitation Program. The City administers and manages a Housing Rehabilitation Program which encompasses a variety of home repair grants and loans intended to improve the condition of substandard owner-occupied single-family homes, with special emphasis placed on the remediation of health and safety housing issues. The program coordinator works closely with participating homeowners, helping to select a contractor, supervising construction along with the contractor, and inspecting all work completed - all at no cost to the homeowner. The City will continue to implement this program to help low income senior homeowners remain in their homes.

Responsibility: Housing Office
Timeframe: Beginning Q1 2024 with annual reporting the CAPER process Objective: Repairs to 25 lower income homes
Funding: CDBG
Program 4-D Classify Residential Care Facilities as Residential Uses. The Monterey Zoning Code classifies licensed residential care facilities providing 24-hour- a-day care to six or fewer persons with non-medical conditions as a residential use. Residential care facilities, limited, are permitted in all residential districts (R-E, R-1, R-2, and R-3). In contrast, State-licensed residential care facilities providing 24- hour-a-day care to seven or more persons with non-medical conditions, are categorized as a type of public/semipublic facility. Residential care facilities, general, require a conditional use permit in all residential districts (R-E, R-1, R-2, and R-3). This program proposes revising the Zoning Ordinance to classify all licensed residential care facilities as a residential use that is permitted by-right or, in the case of facilities that exceed a specific threshold, by approval of the Director subject to objective standards that promote housing for persons with disabilities in districts where residential uses are allowed and include a definition for residential care facility that complies with State law. Facilities will be subject to objective standards, such as providing employee parking, to ensure the facilities are a good fit in the areas where they are established.

Program 4-E Zoning for Supportive and Transitional Housing. The Monterey Zoning Code includes definitions for supportive and transitional housing that distinguish these housing types based on the length of tenure. The definition for supportive housing states that this housing is occupied by a target population and is linked to on-site or off-site services. The definition of transitional housing is identical to the one in Government Code section 65582 of the Housing Element law that buildings are configured as rental housing developments but makes no reference to the provision of services. TFurther, the current Code does not comply with Government Code Section 65651, which specifies ATTACHMENT 3 / EXHIBIT A
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that supportive housing shall be a use by-right in all zones where multi-family and mixed-uses are permitted, including non-residential zones permitting multi-family uses, if the proposed development meets specified criteria in State law, These include requiring that all of the units are restricted to lower income households and devoting a specified percentage of the non-residential space to onsite supportive services.

The City requires a use permit for supportive and transitional housing with four or more units, although residents of supportive housing facilities may live in a single unit and both types of facilities may be operated as group housing. Program 2-B, which will eliminate the disparate treatment of residential and non-residential projects with comparable development characteristics, will help to eliminate this obstacle.

Additionally, through this program the City will amend the Zoning Code as follows for compliance with State law:

Program 4-F• The Code should also be rRevise the Coded to clarify that the conversion of an existing multi-family housing development to accommodate supportive or transitional housing does not require a new use permit; . • To make it easier to identify transitional and supportive housing uses and ensure compliance with State requirements, the terms “supportive housing”, “supportive services”, “target population”, and “use by right” shall include citations to the applicable provisions of State law as stated in Government Code Section 65650;
• Amend the Code to allow supportive housing by right in zones where multifamily and mixed use development are permitted.

Responsibility: Community Development Department
Timeframe: As part of an omnibus Code clean- up effort, prepare revisions to Zoning Code to comply with State law and bring to City Council for adoption by end of 2024 Objective: Comply with State law requiring that decisions on residential projects be based on objective standards
Funding: General fund (staff time)
Program 4-GProgram 4-F Allow Low Barrier Navigation Centers in Mixed-Use and Nonresidential Districts. In 2015, Monterey established the Safe Parking Program (City Code section 38-126), which allows the use of existing parking lots on a temporary basis to provide individuals and families living in vehicles with a safe place to park overnight while working towards a transition to permanent housing. Actions the city needs to take in response to the needs of the unhoused include revising the Zoning Code to comply with Government Code Section 65662 to allow a Low Barrier Navigation Center (LBNC) permitted by-right in mixed-use districts and nonresidential zones that permit multifamily development. A LBNC is defined as a "housing-first, low-barrier, temporary, services-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing." This program also commits the City to establishing a definition of "emergency shelters," to comply with Government Code section 65583(a)(4), and to distinguish emergency shelters, which are temporary housing, from residential care facilities. As required by State law, the revised Code must ensure that ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2770, Packet Page 3098 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-30 Hearing Draft | June 2024
zones where shelters are located near amenities and services that serve homeless individuals.

Responsibility: Community Development Department
Timeframe: As part of an omnibus Code clean up effort, prepare revisions to Zoning Code to comply with State law and bring to City Council for adoption by end of 2024 Objective: Facilitate the development of an alternative type of housing that can accommodate low- and very low-income households transitioning from or avoiding homelessness
Funding: General fund (staff time)
Program 4-IProgram 4-H Mobile/Manufactured Homes. Under State law, Mobile homes (also referred to as manufactured homes) installed on a permanent foundation approved by the City and certified under the National Mobile Home Construction and Safety Standards Act of 1974 are considered single-family homes and must be treated as such.

The Monterey Zoning Code and Subdivision Ordinance include requirements for obtaining a Certificate of Compatibility that must be renewed every two years and prohibiting manufactured homes on lots with an average slope exceeding 10 percent, which differ from those applicable to single-family homes. Therefore, the City will revise the Code to remove requirements from the Zoning Code and Subdivision Ordinance that apply standards to manufactured homes that are different from those applicable to stickbuilt single-family homes except as permitted by State law.

Responsibility: Community Development Department
Timeframe: As part of an omnibus Code clean up effort, prepare revisions to Zoning Code to comply with State law and bring to City Council for adoption by end of 2024 Objective: Comply with State law
ATTACHMENT 3 / EXHIBIT A
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Funding: General fund (staff time)
Program 4-JProgram 4-I Reasonable Accommodation. The Monterey City Code (Article 30) establishes a clear process for processing requests for exceptions from the City’s land use regulations that meets the requirements of federal and State law and is similar to the model ordinance developed by Mental Health Advocacy Services available on the HCD website; however, the City’s regulations do not describe any procedures for appealing decisions. Therefore, the City will amend Article 30 to add appeal provisions consistent with the Mental Health Advocacy Services model ordinance. Additionally, through this program the City will remove the review authority from discretionary bodies when a reasonable accommodation request is reviewed concurrently with another land use permit and maintain the City Manager or a designated staff member as the sole reviewer for all reasonable accommodation requests.

Responsibility: Community Development Department
Timeframe: As part of an omnibus Code clean up effort, prepare revisions to Zoning Code to comply with State law and bring to City Council for adoption by end of 2024 Objective: Comply with State law
Funding: General fund (staff time)
Program 4-J Anti-Displacement Strategy. In 2023, the City enacted Rental Inventory Ordinance No. 3671 C.S. to create a local rental registry. The ordinance requires landlords with three or more units to notify the City if there are rent increases or registration amendments, including occupancy status and reasons for prior tenancy being terminated. Through this program, the City will use information collected to inform preparation of an antidisplacement strategy, including but not limited to consideration of the following:
• Preserve Subsidized Affordable Units: Create partnerships with the Housing Authority of the County of Monterey (HACM) to support acquisition of affordable units at-risk of conversion to market rate; identify a code 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.
• Protect Current Residents: Provide a link on the City’s website to the Housing Authority of the County of Monterey (HACM) Portfolio Directory for availability of affordable rental units; partner with nonprofits that serve underserved residents within the City to share information on fair housing and tenant rights; and add first right of refusal for BMR units for displaced residents. • Awareness and Marketing: Develop an engagement strategy to disseminate information on tenant rights and protections (e.g., source of income, and State rent stabilization and just cause eviction regulations).

Responsibility: Community Development Department
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2772, Packet Page 3100 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-32 Hearing Draft | June 2024
Timeframe: Evaluate 2 years of rental registry data by end of Q1 2026; Adopt AntiDisplacement Strategy by the end of Q4 2026 Objective: Address displacement risk citywide, with a focus on areas of greatest risk identified on Map D-25
Funding: General fund
Housing Goal #5. Continue to promote sustainability and energy efficiency in residential development to lower energy use through energyefficient urban design and through better design and construction in individual projects.

Policy 5.1 Promote energy conservation programs and incentives, including those offered by Central Coast Community Energy.

Policy 5.2 Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.

Policy 5.3 Encourage the use of building placement, design, and construction techniques that promote energy conservation, including green building practices, the use of recycled materials, and the recycling of construction and demolition debris.

Programs
Program 5-A Energy Efficient Design. Promote the use of solar energy and other environmentally sound, energy efficient methods for heating and cooling homes, consistent with adopted building, mechanical and plumbing codes. Provide information through the website and newsletters to residents, highlighting the availability of financial incentives available through federal, State, and local government programs such as those offered by Central Coast Community Energy.

Responsibility: Community Development Department; Building and Safety Division Timeframe: 2023-2031
Objective: Promote energy efficiency
Funding: General Fund
Program 5-B Green Building Incentives. Evaluate the feasibility of offering incentives for residential and mixed-use projects built to green building standards that exceed the requirements of Title 24 California Code of Regulations, Part 11 (CalGreen). Incentives may include density/intensity bonus, fee waivers, or expedited processing. Harmonize incentives with those provided for high density multifamily projects in the Specific Plan areas.

Responsibility: Community Development Department; Public Works Department Timeframe: 2023-2031
Objective: Promote energy efficiency
Funding: General Fund
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2773, Packet Page 3101 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-33
Program 5-C Sustainable Design. Promote environmentally sensitive construction practices and project design that reduce greenhouse gases by:
• Restricting the use of chlorofluorocarbons (CFCs), hydrochlorofluorocarbons (HCFCs), and halons in mechanical equipment and building materials; • Promoting the use of products that are durable and allow efficient end-of-life disposal (recyclable);
• Requiring large project applicants to submit a construction waste management plan for City approval;
• Promoting the use of locally or regionally available materials; • Promoting the use of cost-effective design and construction strategies that reduce resource and environmental impacts;
• Promoting use of green products with low volatile organic compound (VOC) content, such as low-VOC architectural coatings, cleaning supplies, consumer products, and alternatively fueled landscaping equipment; and • Encouraging building decarbonization and projects that use all-electric appliances without any natural gas connections and does not use propane or other fossil fuels for space heating, water heating, or indoor cooking.

Responsibility: Community Development Department; Sustainability Division Timeframe: 2023-2031
Objective: Promote energy efficiency
Funding: General Fund
Housing Goal #6. Monitor the effectiveness of housing programs to ensure that they respond to housing needs.

Policy 6.1 Ensure that the City is meeting State requirements as well as the housing needs of current and future residents by developing and carrying out procedures for tracking progress toward achieving adopted housing goals and objectives.

Policy 6.2 Work with community groups, other jurisdictions and agencies, non-profit housing sponsors and the building and real estate industry when implementing Housing Element programs.

Policy 6.3 Provide outreach and information to the community on the availability of programs to address individual housing needs, and will actively involve the community through information, outreach, and review.

Programs
Program 6-A Adequate Sites Available to Meet RHNA. To ensure adequate sites remain available for residential development to accommodate the City’s Regional Housing Need Allocation (RHNA) for all income categories, the City shall annually review its Available Land Inventory to ensure Monterey can accommodate its share of the RHNA throughout the ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2774, Packet Page 3102 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-34 Hearing Draft | June 2024
planning period. As development projects are considered, the City shall not take action to permit fewer units on a site than projected on the Available Land Inventory unless: 1) the reduction is consistent with the general plan and housing element; and 2) the remaining sites identified in the Available Land Inventory are adequate to accommodate the City’s share of the RHNA. If the remaining sites are not adequate to accommodate the City’s share of the RHNA, the City will identify (and rezone, if necessary) sufficient additional sites to meet RHNA. Further, the City will monitor the progress of entitled and pipeline projects listed in Table 3-2 and of educational workforce housing pursuant to Program 1-E, undertaking a formal evaluation of status by the end of Q1 2027. If the evaluation determines that sufficient progress toward completion of these projects has not been made and the capacity of the inventory is not sufficient to meet the City's RHNA obligations for all income categories at that time, the City will identify and implement corrective actions by the end of Q4 2027. These actions may include prioritizing available water supply for affordable housing projects; identifying supplementary sources of water; rezoning; or further process streamlining.

Responsibility: Community Development Department
Timeframe: (a) Complete review and submit report by April 1 of every year; (b) undertake formal evaluation of entitled and pipeline projects by end of Q1 2027; (c) if needed, undertake corrective action to ensure no net loss by end of Q4 2027 Objective: Conduct review and submit report to State Department of Housing and Community Development as required
Funding: General Fund
Program 6-B Annual Review. In conjunction with State requirements for preparation and submittal of annual housing progress report (Government Code section 65400), evaluate Housing Element implementation. Provide opportunities for public review and comment and submit to Planning Commission and City Council for review and any necessary action.

Responsibility: Community Development Department
Timeframe: Complete review and submit report by April 1 of every year Objective: Conduct review and submit report to State Department of Housing and Community Development as required
Funding: General Fund
Program 6-C ADU/JADU Monitoring. Monitor ADU and JADU permitting/construction trends and affordability in Monterey, reporting performance in its Housing Element Annual Progress Reports. If actual performance is not in line with projections in March 2026 or biennially thereafter, the City will review and take action proportional to the gap identified to ensure compliance with "no-net loss" provisions of State law. Actions may include further streamlining and incentivizing ADU construction, rezoning additional non-residential sites, or other similar actions.

Responsibility: Community Development Department
Timeframe: (a) reporting with annual report to HCD in April 2024; annually by April of each year thereafter (b) Q2 2026 or biennially thereafter for corrective action evaluation (if needed)
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2775, Packet Page 3103 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan Hearing Draft | June 2024 4-35
Objective: Track progress toward Sixth Cycle RHNA production goals ensure compliance with State law
Funding: General Fund
Program 6-D Development and Replacement Unit Requirements. The replacement of lower income units affordable to the same or lower income level is required as a condition of any development on a non-vacant site identified in the Housing Element, consistent with those requirements set forth in Government Code section 65915(c)(3). Replacement requirements apply to sites identified in the inventory that currently have residential uses, or within the past five years (based on the date the application for development was submitted) have had residential uses that have been vacated or demolished, and were:
• Subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or • Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or
• Occupied by low or very low-income households.

The City will not approve a housing development project that requires the demolition of residential dwelling units regardless of whether the parcel was listed in the inventory unless the project will create at least as many residential dwelling units as will be demolished, and the affordability criteria stipulated in Government Code section 66300(d) are met.

Responsibility: Community Development Department
Timeframe: Beginning in Q1 2024
Objective: Protection of existing housing
Funding: General fund (staff time)
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2776, Packet Page 3104 City of Monterey 2023-2031 Housing Element Update Chapter 4: Housing Action Plan 4-36 Hearing Draft | June 2024
Quantified Objectives
California Government Code Section 65583(b) requires that housing elements contain quantified objectives for the maintenance, preservation, and construction of housing. The quantified objectives shown in Table 4-1 set a target goal for Monterey to strive for, based on needs, available resources, and constraints.

Table 4-1: 2023-2031 City of Monterey Quantified Objectivities Income Category New Construction1 Rehabilitation2 Conservation/Preservation Extremely Low 253 -- --
Very-Low 1,152 -- --
Low 769 25 644
Moderate 462 -- --
Above Moderate 1,246 -- 155
TOTALS 3,654 25 79

1. The new construction objective is equal to Monterey’s’ RHNA allocation.

2. Through implementation of the City’s Housing Rehabilitation Program (Program 4-C), which offers loans and grants for rehabilitation of substandard homes.

3. Through implementation of Program 3-B, incentives for ELI households and special needs groups.

4. Assumes preservation of 64 assisted units at Portola Vista with covenants expiring in 2033

5. Based on inquiries at the planning counter, assumes conversion of commercial space to apartments and/or boarding house projects
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2777, Packet Page 3105 Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Rezoning to Accommodate RHNA Shortfall
1-B Multi-Family Residential Overlay Amendments
1-C Focused Specific Plan Updates
1-L County Courthouse Site
3-C Local Density Bonus
Omnibus Code Clean Up Items
2-E Revise Parking Requirements
2-F Update Density Bonus Ordinance
2-H Expand Online Transparency
2-I Inclusionary Zoning
4-D Classify Residential Care Facilities as Residential Uses 4-E Zoning for Supportive and Transitional Housing
4-F Allow Low Barrier Navigation Centers in Mixed-Use and Nonresidential Districts
4-G Recognize Single-Room Occupancy (SRO) as a Housing Type 4-H Mobile/Manufactured Homes
4-I Reasonable Accomodation
H-1: Increasing Housing Supply
1-A Inventory of Available Sites
1-D Permit Streamlining Pilot Project
1-E Education Workforce Housing Overlay
1-F Congregational Overlay
1-G Surplus Municipal Parking Facilities
1-H Fort Ord/Ryan Ranch Specific Plan
1-I Highway 68 Area Plan Update
1-J SB 9 Housing Ordinance
1-K Employer Sponsored Housing
1-M ADU/JADU Awareness
1-N Pre-Approved ADU Floor Plans
2024 2025 2026
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2778, Packet Page 3106 Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Rezoning to Accommodate RHNA Shortfall
1-B Multi-Family Residential Overlay Amendments
1-C Focused Specific Plan Updates
1-L County Courthouse Site
3-C Local Density Bonus
Omnibus Code Clean Up Items
2-E Revise Parking Requirements
2-F Update Density Bonus Ordinance
2-H Expand Online Transparency
2-I Inclusionary Zoning
4-D Classify Residential Care Facilities as Residential Uses 4-E Zoning for Supportive and Transitional Housing
4-F Allow Low Barrier Navigation Centers in Mixed-Use and Nonresidential Districts
4-G Recognize Single-Room Occupancy (SRO) as a Housing Type 4-H Mobile/Manufactured Homes
4-I Reasonable Accomodation
H-1: Increasing Housing Supply
1-A Inventory of Available Sites
1-D Permit Streamlining Pilot Project
1-E Education Workforce Housing Overlay
1-F Congregational Overlay
1-G Surplus Municipal Parking Facilities
1-H Fort Ord/Ryan Ranch Specific Plan
1-I Highway 68 Area Plan Update
1-J SB 9 Housing Ordinance
1-K Employer Sponsored Housing
1-M ADU/JADU Awareness
1-N Pre-Approved ADU Floor Plans
2028 2029 2030 2031
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2779, Packet Page 3107 Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2024 2025 2026
H-2: Removing Barriers to Housing
2-A By-Right Rezoning Sites from Prior Inventories
2-B Permit Thresholds for Multi-Family Projects
2-C ARC Review
2-D Revise Adopted Plans and Zoning with Objective Standards 2-G Prepare Local Coastal Program (LCP)
2-J Water Distribution Policy
2-K Addressing Water Supply Constraints
2-L Moratorium on Public Storage Uses
2-M Permit Processing Procedures
H-3: Fair Housing
3-A Legal Services and Fair Housing Education
3-B Housing for ELI Households and Persons with Special Needs 3-D Family-Sized Rental Units
3-E Home Sharing and Tenant Matching
3-F Affirmative Marketing of Affordable Housing Opportunities 3-G Zoning Incentives for Deed Restricted ADUs/JADUs
3-H Co-Housing Overlay
3-I Place-Based Capital Improvements
H-4: Homelessness Prevention and Needs
4-A Multi-Disciplinary Outreach Team (MDOT)
4-B Rental Assistance Pilot Program
4-C Housing Rehabilitation Program
4-J Anti-Displacement Strategy
H-5: Sustainability and Energy Efficiency
5-A Energy Efficient Design
5-B Green Building Incentives
5-C Sustainable Design
H-6: Monitoring Progress
6-A Adequate Sites Available to Meet RHNA
6-B Annual Review
6-C ADU/JADU Monitoring
6-D Development and Replacement Unit Requirements
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2780, Packet Page 3108 Housing Action Plan Programs Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2028 2029 2030 2031
H-2: Removing Barriers to Housing
2-A By-Right Rezoning Sites from Prior Inventories
2-B Permit Thresholds for Multi-Family Projects
2-C ARC Review
2-D Revise Adopted Plans and Zoning with Objective Standards 2-G Prepare Local Coastal Program (LCP)
2-J Water Distribution Policy
2-K Addressing Water Supply Constraints
2-L Moratorium on Public Storage Uses
2-M Permit Processing Procedures
H-3: Fair Housing
3-A Legal Services and Fair Housing Education
3-B Housing for ELI Households and Persons with Special Needs 3-D Family-Sized Rental Units
3-E Home Sharing and Tenant Matching
3-F Affirmative Marketing of Affordable Housing Opportunities 3-G Zoning Incentives for Deed Restricted ADUs/JADUs
3-H Co-Housing Overlay
3-I Place-Based Capital Improvements
H-4: Homelessness Prevention and Needs
4-A Multi-Disciplinary Outreach Team (MDOT)
4-B Rental Assistance Pilot Program
4-C Housing Rehabilitation Program
4-J Anti-Displacement Strategy
H-5: Sustainability and Energy Efficiency
5-A Energy Efficient Design
5-B Green Building Incentives
5-C Sustainable Design
H-6: Monitoring Progress
6-A Adequate Sites Available to Meet RHNA
6-B Annual Review
6-C ADU/JADU Monitoring
6-D Development and Replacement Unit Requirements
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2781, Packet Page 3109 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2782, Packet Page 3110

APPENDIX
A

SITES INVENTORY
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2783, Packet Page 3111 Please Start Here, Instructions in Cell A2, Table in
A3:B17 Form Fields
Site Inventory Forms must be submitted to HCD for a
housing element or amendment adopted on or after
January 1, 2021. The following form is to be used for
satisfying this requirement. To submit the form, complete the Excel spreadsheet and submit to HCD at
[email protected]. Please send the Excel
workbook, not a scanned or PDF copy of the tables. Sites Inventory Form, Version 2.3, Updated April 5, 2023.

General Information
Jurisidiction Name MONTEREY
Housing Element Cycle 6th
Contact Information
First Name Kimberly
Last Name Cole
Title Community Development Director
Email [email protected]
Phone 8315463759
Mailing Address
Street Address 570 Pacific Street
City Monterey
Zip Code 94930
Website
https://haveyoursaymonterey.org/monterey2031/news_feed/2023-2031-draft-housing-element Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2784, Packet Page 3112 Table A: Housing Element Sites Inventory, Table Starts in Cell A2 For Monterey County jurisdictions, please format the APNs as follows: 999-999-999-999 Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation (Current)
Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity
Total
Capacity Optional Information1
MONTEREY CALLE PRINCIPAL 93940 001-572-031-000 A Commercial PC Planned Community District 0 100 0.26 Parking YES - Current NO - Privately-Owned Avaliable Not Used in Prior Housing Element 0 0 0 0 Site in Alvarado District MONTEREY CALLE PRINCIPAL 93940 001-572-032-000 A Commercial PC Planned Community District 0 100 0.02 Parking YES - Current NO - Privately-Owned Avaliable Not Used in Prior Housing Element 0 0 0 0 Site in Alvarado District MONTEREY CALLE PRINCIPAL 93940 001-572-028-000 A Commercial PC Planned Community District 0 100 0.14 Commercial YES - Current NO - Privately-Owned Avaliable Not Used in Prior Housing Element 0 0 23 23 Site in Alvarado District MONTEREY 442 ADAMS ST 93940 001-694-009-000 B Public PC Planned Community District 0 100 0.11 Educational/institutional/religious YES - Current YES - City-Owned Avaliable Not Used in Prior Housing Element 0 0 0 0 Site in Alvarado District MONTEREY ADAMS ST 93940 001-694-008-000 B Public PC Planned Community District 0 100 0.26 Educational/institutional/religious YES - Current YES - City-Owned Avaliable Not Used in Prior Housing Element 0 20 0 20 Site in Alvarado District MONTEREY CALLE PRINCIPAL 93940 001-534-011-000 Public PC Planned Community District 0 100 0.50 Educational/institutional/religious YES - Current YES - City-Owned Avaliable Not Used in Prior Housing Element 27 0 0 27 Site in Alvarado District MONTEREY 464 ALVARADO ST 93940 001-572-004-000 Commercial PC Planned Community District 0 100 0.56 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 31 0 0 31 Site in Alvarado District MONTEREY 200 FRANKLIN ST 93940 001-693-002-000 Commercial PC Planned Community District 0 100 1.26 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 70 0 0 70 Site in Alvarado District MONTEREY 401 ALVARADO ST 93940 001-388-001-000 Commercial PC Planned Community District 0 100 0.16 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Site in Alvarado District MONTEREY TYLER ST 93940 001-388-003-000 Commercial PC Planned Community District 0 100 0.14 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Site in Alvarado District MONTEREY 414 CALLE PRINCIPAL 93940 001-534-003-000 Commercial PC Planned Community District 0 100 0.08 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 Site in Alvarado District MONTEREY 434 ALVARADO ST 93940 001-572-010-000 Commercial PC Planned Community District 0 100 0.23 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 12 12 Site in Alvarado District MONTEREY 429 ALVARADO ST 93940 001-573-003-000 Commercial PC Planned Community District 0 100 0.05 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Site in Alvarado District MONTEREY 481 ALVARADO ST 93940 001-574-004-000 Commercial PC Planned Community District 0 100 0.04 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 Site in Alvarado District MONTEREY 482 TYLER ST 93940 001-574-005-000 Commercial PC Planned Community District 0 100 0.16 Commercial YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 9 9 Site in Alvarado District MONTEREY 447 BONIFACIO PL 93940 001-574-011-000 Commercial PC Planned Community District 0 100 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 Site in Alvarado District MONTEREY 445 TYLER ST 93940 001-692-004-000 Commercial PC Planned Community District 0 100 0.32 Commercial YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 17 17 Site in Alvarado District MONTEREY 468 WASHINGTON ST 93940 001-692-010-000 Commercial PC Planned Community District 0 100 0.13 Parking YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 7 7 Site in Alvarado District MONTEREY 444 WASHINGTON ST 93940 001-693-001-000 Commercial PC Planned Community District 0 100 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 Site in Alvarado District MONTEREY 465 TYLER ST 93940 001-692-014-000 Commercial PC Planned Community District 0 100 0.16 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 Site in Alvarado District MONTEREY 484 ALMA ST 93940 001-726-007-000 C Public PC Planned Community District 0 30 0.07 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 470 ALMA ST 93940 001-726-006-000 C Public PC Planned Community District 0 30 0.09 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 560 HOUSTON ST 93940 001-691-007-000 D Commercial PC Planned Community District 0 30 0.19 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 580 HOUSTON ST 93940 001-691-012-000 D Commercial PC Planned Community District 0 30 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 528 HOUSTON ST 93940 001-691-011-000 D Commercial PC Planned Community District 0 30 0.04 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 MONTEREY 601 MUNRAS AVE 93940 001-683-015-000 Commercial PC Planned Community District 0 30 0.64 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 18 0 0 18 MONTEREY 117 PEARL ST 93940 001-574-014-000 Commercial PC Planned Community District 0 30 0.05 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TYLER ST 93940 001-574-015-000 Commercial PC Planned Community District 0 30 0.11 Parking YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 3 3 MONTEREY 533 HARTNELL ST 93940 001-581-010-000 Commercial PC Planned Community District 0 30 0.36 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 10 10 MONTEREY 22 DORMODY CT 93940 001-591-033-000 Commercial CO Office and Professional District 0 30 0.18 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 30 DORMODY CT 93940 001-591-034-000 Commercial CO Office and Professional District 0 30 0.25 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 MONTEREY 351 FREMONT ST 93940 001-683-013-000 Commercial PC Planned Community District 0 30 0.35 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 10 10 MONTEREY 244 PEARL ST 93940 001-691-004-000 Commercial PC Planned Community District 0 30 0.10 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 559 TYLER ST 93940 001-691-010-000 Commercial PC Planned Community District 0 30 0.31 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 MONTEREY 471 TYLER ST 93940 001-692-007-000 Commercial PC Planned Community District 0 30 0.18 Parking YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 5 5 MONTEREY 520 ABREGO ST 93940 001-696-005-000 Commercial PC Planned Community District 0 30 0.22 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 MONTEREY 301 WEBSTER ST 93940 001-696-008-000 Industrial PC Planned Community District 0 30 0.31 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 MONTEREY 537 HOUSTON ST 93940 001-696-012-000 Commercial PC Planned Community District 0 30 0.08 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 481 CORTES ST 93940 001-714-002-000 Commercial PC Planned Community District 0 30 0.08 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 563 FIGUEROA ST 93940 001-725-007-000 Commercial PC Planned Community District 0 30 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 444 ALMA ST 93940 001-726-003-000 Commercial PC Planned Community District 0 30 0.12 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 565 ABREGO ST 93940 001-726-017-000 Residential PC Planned Community District 0 30 0.21 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 MONTEREY 431 WEBSTER ST 93940 001-726-019-000 Commercial PC Planned Community District 0 30 0.40 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 MONTEREY 492 WEBSTER ST 93940 001-727-011-000 Commercial PC Planned Community District 0 30 0.24 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 MONTEREY 504 WAVE ST 93940 001-022-013-000 E Commercial C-2 Community Commercial District 0 30 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 504 WAVE ST 93940 001-022-039-000 E Commercial C-2 Community Commercial District 0 30 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 504 WAVE ST 93940 001-022-038-000 E Commercial C-2 Community Commercial District 0 30 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 MONTEREY 831 LIGHTHOUSE AVE 93940 001-074-005-000 G Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 857 LIGHTHOUSE AVE 93940 001-074-004-000 G Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 867 LIGHTHOUSE AVE 93940 001-074-003-000 G Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 MONTEREY 738 LIGHTHOUSE AVE 93940 001-072-018-000 H Commercial PC Planned Community District 0 30 0.38 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 740 LIGHTHOUSE AVE 93940 001-072-015-000 H Commercial PC Planned Community District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 12 0 0 12 MONTEREY 800 LIGHTHOUSE AVE 93940 001-071-015-000 I Commercial PC Planned Community District 0 30 0.26 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 801 FOAM ST 93940 001-071-006-000 I Commercial PC Planned Community District 0 30 0.26 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 11 0 0 11 MONTEREY 557 LIGHTHOUSE AVE 93940 001-065-004-000 J Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 571 LIGHTHOUSE AVE 93940 001-065-003-000 J Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 585 LIGHTHOUSE AVE 93940 001-065-016-000 K Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 591 LIGHTHOUSE AVE 93940 001-065-001-000 K Commercial PC Planned Community District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 270 FOAM ST 93940 001-032-011-000 L Commercial PC Planned Community District 0 30 0.11 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 258 FOAM ST 93940 001-032-010-000 L Commercial PC Planned Community District 0 30 0.11 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 MONTEREY WAVE ST 93940 001-022-019-000 M Commercial C-2 Community Commercial District 0 30 0.26 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 585 CANNERY ROW 93940 001-022-001-000 M Commercial CR Cannery Row District 0 30 0.22 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 12 12 MONTEREY 600 CANNERY ROW 93940 001-021-005-000 N Commercial CR Cannery Row District 0 30 0.99 Commercial YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 0 0 MONTEREY 610 CANNERY ROW 93940 001-021-004-000 N Commercial CR Cannery Row District 0 30 0.49 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 37 37 MONTEREY 725 LIGHTHOUSE AVE 93940 001-073-005-000 O Commercial PC Planned Community District 0 30 0.41 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 755 LIGHTHOUSE AVE 93940 001-073-004-000 O Commercial PC Planned Community District 0 30 0.21 Commercial YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 15 0 0 15 MONTEREY 528 FOAM ST 93940 001-025-010-000 P Commercial PC Planned Community District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 500 FOAM ST 93940 001-025-009-000 P Commercial PC Planned Community District 0 30 0.26 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 9 9 MONTEREY 899 LIGHTHOUSE AVE 93940 001-074-010-000 Commercial PC Planned Community District 0 30 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2785, Packet Page 3113 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation (Current)
Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity
Total
Capacity Optional Information1
MONTEREY 801 LIGHTHOUSE AVE 93940 001-074-006-000 Commercial PC Planned Community District 0 30 0.55 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 8 0 0 8 MONTEREY 883 LIGHTHOUSE AVE 93940 001-074-002-000 Commercial PC Planned Community District 0 30 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 774 LIGHTHOUSE AVE 93940 001-072-003-000 Industrial PC Planned Community District 0 30 0.25 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 381 MC CLELLAN AVE 93940 001-064-009-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.24 Parking YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 6 6 MONTEREY 471 LIGHTHOUSE AVE 93940 001-064-003-000 Commercial PC Planned Community District 0 30 0.28 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 724 HAWTHORNE ST 93940 001-073-010-000 Residential PC Planned Community District 0 30 0.14 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 750 FOAM ST 93940 001-016-008-000 Commercial PC Planned Community District 0 30 0.13 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 784 FOAM ST 93940 001-016-015-000 Commercial PC Planned Community District 0 30 0.49 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 14 14 MONTEREY 484 CANNERY ROW 93940 001-021-016-000 Commercial CR Cannery Row District 0 30 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 762 HAWTHORNE ST 93940 001-073-013-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 860 WAVE ST 93940 001-013-070-000 Commercial C-2 Community Commercial District 0 30 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 296 LIGHTHOUSE AVE 93940 001-035-013-000 Commercial PC Planned Community District 0 30 0.25 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 598 FOAM ST 93940 001-025-015-000 Commercial PC Planned Community District 0 30 0.25 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 499 WAVE ST 93940 001-026-001-000 Residential C-2 Community Commercial District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 765 WAVE ST 93940 001-016-002-000 Commercial C-2 Community Commercial District 0 30 0.13 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 141 IRVING AVE 93940 001-016-001-000 Commercial C-2 Community Commercial District 0 30 0.26 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 MONTEREY 663 LIGHTHOUSE AVE 93940 001-066-017-000 Commercial PC Planned Community District 0 30 0.25 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 715 FOAM ST 93940 001-072-012-000 Commercial PC Planned Community District 0 30 0.25 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 899 HAWTHORNE ST 93940 001-077-001-000 Commercial C-2 Community Commercial District 0 30 0.32 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 MONTEREY 360 MC CLELLAN AVE 93940 001-065-014-000 Commercial C-2 Community Commercial District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 600 LIGHTHOUSE AVE 93940 001-061-002-000 Commercial PC Planned Community District 0 30 0.13 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 763 FOAM ST 93940 001-072-004-000 Commercial PC Planned Community District 0 30 0.25 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 7 7 MONTEREY 899 FOAM ST 93940 001-071-001-000 Commercial PC Planned Community District 0 30 0.13 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 628 WAVE ST 93940 001-023-009-000 Commercial C-2 Community Commercial District 0 30 0.08 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY WAVE ST 93940 001-023-008-000 Commercial C-2 Community Commercial District 0 30 0.17 Parking YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 554 LIGHTHOUSE AVE 93940 001-062-018-000 Commercial PC Planned Community District 0 30 0.09 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 778 HAWTHORNE ST 93940 001-073-017-000 Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.43 Hotel/motel YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 MONTEREY 201 FOAM ST 93940 001-035-007-000 Commercial PC Planned Community District 0 30 0.26 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 611 LIGHTHOUSE AVE 93940 001-066-006-000 Commercial PC Planned Community District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 401 LIGHTHOUSE AVE 93940 001-064-005-000 Commercial PC Planned Community District 0 30 0.27 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6 MONTEREY 381 DAVID AVE 93940 001-074-011-000 Commercial C-2 Community Commercial District 0 30 0.34 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 MONTEREY 456 LIGHTHOUSE AVE 93940 001-063-017-000 Commercial PC Planned Community District 0 30 0.38 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 398 LIGHTHOUSE AVE 93940 001-034-002-000 Commercial PC Planned Community District 0 30 0.25 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 867 WAVE ST 93940 001-015-003-000 Commercial C-2 Community Commercial District 0 30 0.13 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 850 HAWTHORNE ST 93940 001-074-008-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 214 LIGHTHOUSE AVE 93940 001-035-009-000 Commercial PC Planned Community District 0 30 0.09 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 584 HAWTHORNE ST 93940 001-065-017-000 Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.14 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 514 LIGHTHOUSE AVE 93940 001-062-008-000 Commercial PC Planned Community District 0 30 0.20 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY 638 LIGHTHOUSE AVE 93940 001-061-005-000 Commercial PC Planned Community District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 2414 DEL MONTE BLVD 93940 013-056-008-000 V Commercial C-3 General Commercial District 0 30 0.11 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 215 ENGLISH AVE 93940 013-056-002-000 V Commercial C-3 General Commercial District 0 30 0.13 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 205 ENGLISH AVE 93940 013-056-006-000 V Commercial C-3 General Commercial District 0 30 0.25 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 22 0 0 22 MONTEREY 2220 DEL MONTE BLVD 93940 013-031-047-000 Industrial C-3 General Commercial District 0 30 1.26 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 31 0 0 31 MONTEREY 2232 DEL MONTE BLVD 93940 013-031-088-000 Commercial C-3 General Commercial District 0 30 0.78 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 19 0 0 19 MONTEREY 2240 DEL MONTE BLVD 93940 013-031-081-000 Commercial C-3 General Commercial District 0 30 0.60 Mixed Use YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 15 0 0 15 MONTEREY 2338 DEL MONTE BLVD 93940 013-041-009-000 Commercial C-3 General Commercial District 0 30 0.51 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 13 0 0 13 MONTEREY 205 DUNECREST LN 93940 011-591-016-000 Residential R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 2200 DEL MONTE BLVD 93940 013-031-046-000 Commercial C-3 General Commercial District 0 30 0.43 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 11 11 MONTEREY 249 DELA VINA AVE 93940 013-031-037-000 Industrial C-3 General Commercial District 0 30 0.14 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 225 DELA VINA AVE 93940 013-031-044-000 Industrial C-3 General Commercial District 0 30 0.31 Industrial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 8 8 MONTEREY 54 PORTA VISTA DR 93940 001-882-003-000 X Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 50 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 56 PORTA VISTA DR 93940 001-882-007-000 X Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 50 PORTA VISTA DR 93940 001-882-006-000 X Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 55 PORTA VISTA DR 93940 001-882-005-000 X Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 MONTEREY 750 PARCEL ST 93940 001-179-055-000 Residential R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 748 PARCEL ST 93940 001-179-057-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FILMORE ST 93940 001-139-013-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FILMORE ST 93940 001-139-018-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY CASANOVA AVE 93940 013-066-018-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 480 ENGLISH AVE 93940 013-066-017-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 140 STEPHEN PL 93940 001-231-022-000 Other R-1 Residential Single-Family District < 2 8 0.42 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 148 STEPHEN PL 93940 001-231-023-000 Other R-1 Residential Single-Family District < 2 8 0.59 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 781 TERRY ST 93940 001-179-052-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TERRY ST 93940 001-179-051-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY PARCEL ST 93940 001-179-043-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2786, Packet Page 3114 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation (Current)
Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity
Total
Capacity Optional Information1
MONTEREY 107 FLAGG HILL RD 93940 013-065-016-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-015-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-004-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-006-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-008-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-009-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-011-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-013-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-017-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-010-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-012-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-014-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 107 FLAGG HILL RD 93940 013-065-018-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY WITHERS AVE 93940 001-172-008-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY WITHERS AVE 93940 001-172-009-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TAYLOR ST 93940 001-202-005-000 Other R-1 Residential Single-Family District < 2 8 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TAYLOR ST 93940 001-202-004-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FRANKLIN ST 93940 001-243-019-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FRANKLIN ST 93940 001-243-020-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 22 SPRAY AVE 93940 011-591-011-000 Other R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY SPRAY AVE 93940 011-591-010-000 Other R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 460 ENGLISH AVE 93940 013-066-013-000 Residential R-1 Residential Single-Family District < 2 8 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY ENGLISH AVE 93940 013-066-014-000 Other R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 453 CASANOVA AVE 93940 013-066-015-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 930 MADISON ST 93940 001-333-014-000 Residential R-1 Residential Single-Family District < 2 8 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 940 MADISON ST 93940 001-333-017-000 Residential R-1 Residential Single-Family District < 2 8 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MYERS ST 93940 013-052-025-000 Residential R-1 Residential Single-Family District < 2 8 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MYERS ST 93940 013-052-023-000 Residential R-1 Residential Single-Family District < 2 8 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MYERS ST 93940 013-052-024-000 Residential R-1 Residential Single-Family District < 2 8 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 429 PINE ST 93940 001-114-014-000 Residential R-1 Residential Single-Family District < 2 8 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY PINE ST 93940 001-114-015-000 Other R-1 Residential Single-Family District < 2 8 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY AGUAJITO ROAD 93940 001-781-027-000 Residential R-1 Residential Single-Family District < 2 8 0.93 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY AGUAJITO ROAD 93940 001-781-026-000 Residential R-1 Residential Single-Family District < 2 8 1.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY VIRGIN AVE 93940 013-062-017-000 Residential R-1 Residential Single-Family District < 2 8 0.38 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY VIRGIN AVE 93940 013-062-016-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 31 VIA DESCANSO C 93940 001-631-023-000 Residential R-1 Residential Single-Family District < 2 8 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 31 VIA DESCANSO B 93940 001-631-022-000 Residential R-1 Residential Single-Family District < 2 8 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 170 LITTLEFIELD RD 93940 101-053-008-000 Residential R-E Residential Estate District < 2 8 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY CASANOVA AVE 93940 101-052-008-000 Residential R-E Residential Estate District < 2 8 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY ALTA MESA CIR 93940 001-752-062-000 Residential R-E Residential Estate District < 2 8 0.38 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 20 ALTA MESA CIR 93940 001-752-039-000 Residential R-E Residential Estate District < 2 8 0.39 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY BARTOLOMEA WAY 93940 001-622-012-000 Residential R-1 Residential Single-Family District < 2 8 0.30 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 3 CRAMDEN DR 93940 001-282-031-000 Residential R-1 Residential Single-Family District < 2 8 0.35 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 4 CRAMDEN DR 93940 001-282-028-000 Residential R-1 Residential Single-Family District < 2 8 0.26 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 132 TIDE AVE 93940 011-456-004-000 Residential R-1 Residential Single-Family District < 2 8 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 136 TIDE AVE 93940 011-456-039-000 Residential R-1 Residential Single-Family District < 2 8 0.08 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY VIA ZARAGOZA 93940 001-892-012-000 Residential R-1 Residential Single-Family District < 2 8 0.31 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY VIA ZARAGOZA 93940 001-892-013-000 Residential R-1 Residential Single-Family District < 2 8 0.27 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1 SOMMERSET VALE 93940 014-111-040-000 Residential PC Planned Community District 0 30 0.27 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 15 WYNDEMERE VALE 93940 014-081-015-000 Residential PC Planned Community District 0 30 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 MONTEREY 30 FOREST RIDGE RD 93940 014-131-020-000 Residential PC Planned Community District 0 30 0.23 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY 9 STRATFORD PL 93940 014-111-006-000 Residential PC Planned Community District 0 30 0.25 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 MONTEREY VAN BUREN ST 93940 001-512-009-000 Residential PC Planned Community District 0 30 0.12 Vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 1 1 MONTEREY 360 DRY CREEK RD 93940 001-282-057-000 Residential R-1 Residential Single-Family District < 2 8 0.27 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 747 FILMORE ST 93940 001-174-031-000 Residential R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 458 HANNON AVE 93940 013-073-019-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 635 JESSIE ST 93940 001-213-028-000 Residential R-1 Residential Single-Family District < 2 8 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1220 JOSSELYN CANYON RD 93940 101-141-019-000 Residential R-1 Residential Single-Family District < 2 8 0.64 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 6 LOMA VISTA PL 93940 001-941-016-000 Residential R-1 Residential Single-Family District < 2 8 0.19 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 815 LOTTIE ST 93940 001-194-025-000 Residential R-1 Residential Single-Family District < 2 8 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1880 PRESCOTT AVE 93940 001-185-011-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2787, Packet Page 3115 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation (Current)
Minimum
Density
Allowed
(units/acr
e)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity
Total
Capacity Optional Information1
MONTEREY SEA FOAM AVE 93940 011-462-039-000 Residential R-1 Residential Single-Family District < 2 8 0.10 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 78 VIA VENTURA 93940 001-463-032-000 Residential R-1 Residential Single-Family District < 2 8 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1001 MADISON ST 93940 001-336-001-000 Residential R-1 Residential Single-Family District < 2 8 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1057 WAINWRIGHT ST 93940 001-242-014-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1099 HARRISON ST 93940 001-345-021-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1121 PRESCOTT AVE 93940 001-149-050-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 23 YERBA BUENA CT 93940 001-272-025-000 Residential R-1 Residential Single-Family District < 2 8 0.25 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 29 MAR VISTA DR 93940 001-953-010-000 Residential R-1 Residential Single-Family District < 2 8 0.59 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 350 VIA DEL REY 93940 001-321-022-000 Residential R-1 Residential Single-Family District < 2 8 0.28 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 620 FILMORE ST 93940 001-146-023-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 780 LYNDON ST 93940 001-184-015-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 879 NEWTON ST 93940 001-132-029-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY CIELO VISTA DR 93940 001-911-019-000 Residential R-1 Residential Single-Family District < 2 8 0.39 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY CIELO VISTA DR 93940 001-911-023-000 Residential R-1 Residential Single-Family District < 2 8 0.27 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY CUESTA VISTA DR 93940 001-953-052-000 Residential R-1 Residential Single-Family District < 2 8 0.61 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY DEVISADERO ST 93940 001-214-015-000 Residential R-1 Residential Single-Family District < 2 8 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY DOUD AVE 93940 001-481-014-000 Residential R-1 Residential Single-Family District < 2 8 0.09 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY ENGLISH AVE 93940 013-143-010-000 Residential R-1 Residential Single-Family District < 2 8 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY ENGLISH AVE 93940 013-066-007-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FILMORE ST 93940 001-146-012-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FRANKLIN ST 93940 001-243-007-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY FRANKLIN ST 93940 001-244-015-000 Residential R-1 Residential Single-Family District < 2 8 0.01 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY HIGH ST 93940 001-341-024-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY HIGH ST 93940 001-341-006-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY JEFFERSON ST 93940 001-331-011-000 Residential R-1 Residential Single-Family District < 2 8 0.07 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY LYNDON ST 93940 001-185-008-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MAR VISTA DR 93940 001-953-035-000 Residential R-1 Residential Single-Family District < 2 8 0.40 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MYERS ST 93940 013-052-005-000 Other R-1 Residential Single-Family District < 2 8 0.15 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY MYERS ST 93940 013-052-003-000 Other R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY NEWTON ST 93940 001-133-015-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY OAK ST 93940 001-125-022-000 Residential R-1 Residential Single-Family District < 2 8 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY SIERRA VISTA DR 93940 001-922-001-000 Residential R-1 Residential Single-Family District < 2 8 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TAYLOR ST 93940 001-201-002-000 Residential R-1 Residential Single-Family District < 2 8 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TERRY ST 93940 001-167-008-000 Residential R-1 Residential Single-Family District < 2 8 0.06 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY WAINWRIGHT ST 93940 001-352-026-000 Residential R-1 Residential Single-Family District < 2 8 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY TWIN OAKS DR 93940 101-201-031-000 Residential R-1 Residential Single-Family District < 2 8 0.47 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY ENGLISH AVE 93940 013-062-015-000 Residential R-1 Residential Single-Family District < 2 8 0.38 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY TWIN OAKS DR 93940 101-201-022-000 Residential R-1 Residential Single-Family District < 2 8 0.34 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 151 HAWTHORNE ST 93940 001-054-009-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 1087 FOURTH ST 93940 001-836-005-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 361 HAWTHORNE ST 93940 001-056-004-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 361 LAINE ST 93940 001-057-002-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.27 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 0 0 2 2 MONTEREY 398 BELDEN ST 93940 001-057-008-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.13 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 424 VAN BUREN ST 93940 001-531-005-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.20 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 685 LARKIN ST 93940 001-511-016-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.11 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 751 HAWTHORNE ST 93940 001-078-004-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.14 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 801 LYNDON ST 93940 001-186-017-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.12 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY DELA VINA AVE 93940 013-094-032-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.44 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2 MONTEREY RAMONA AVE 93940 013-081-046-000 Residential R-3 Residential Medium Density Multifamily Dwelling District 0 30 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 136 LITTLEFIELD RD 93940 101-052-007-000 Residential R-E Residential Estate District < 2 8 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 801 MESA RD 93940 001-742-021-000 Residential R-E Residential Estate District < 2 8 0.44 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 1 1 MONTEREY 590 PERRY ST 93940 001-732-009-000 Commercial C-2 Community Commercial District 0 30 1.82 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 50 50 MONTEREY 150 MAR VISTA DR 93940 001-881-058-000 Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 30 3.75 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 94 0 0 94 MONTEREY 1500 DEL MONTE CENTER 93940 001-761-047-000 Y Commercial C-2 Community Commercial District 0 30 1.16 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 100 DEL MONTE CENTER 93940 001-761-039-000 Y Commercial C-2 Community Commercial District 0 30 1.94 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 0 0 MONTEREY 1410 DEL MONTE CENTER 93940 001-761-048-000 Y Commercial C-2 Community Commercial District 0 30 43.68 Commercial YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 150 150 Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2788, Packet Page 3116 Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 For Monterey County jurisdictions, please format the APNs as follows: 999-999-999-999 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Type of Shortfall Parcel Size
(Acres)
Current General Plan
Designation Current Zoning
MONTEREY SCHOOL DISTRICT SITE 93940 259-091-011-000 0 51 51 512 Shortfall of Sites 50.05 Public PC Planned Community District MONTEREY 1200 AGUAJITO RD 93940 001-781-013-000 0 120 126 0 Shortfall of Sites 4.41 Public R-1 Residential Single-Family District MONTEREY 2450 N FREMONT ST 93940 013-151-034-000 0 0 0 0 Shortfall of Sites 1.10 Commercial PC Planned Community District MONTEREY 2400 N FREMONT ST 93940 013-151-035-000 0 102 0 0 Shortfall of Sites 0.94 Commercial PC Planned Community District MONTEREY 2228 FREMONT BLVD 8-30 93940 013-171-015-000 0 22 0 0 Shortfall of Sites 0.70 Commercial PC Planned Community District MONTEREY 2209 N FREMONT ST 93940 013-121-007-000 0 0 0 14 Shortfall of Sites 0.26 Commercial PC Planned Community District MONTEREY 2201 N FREMONT ST 93940 013-121-008-000 0 0 0 19 Shortfall of Sites 0.34 Commercial PC Planned Community District MONTEREY 2400 N FREMONT ST 93940 013-151-026-000 0 33 0 0 Shortfall of Sites 0.59 Commercial PC Planned Community District MONTEREY 2161 N FREMONT ST 93940 013-112-039-000 0 100 0 0 Shortfall of Sites 1.80 Commercial PC Planned Community District MONTEREY 543 RAMONA AVE 93940 013-134-047-000 0 31 0 0 Shortfall of Sites 0.56 Commercial PC Planned Community District MONTEREY 2191 N FREMONT ST 93940 013-112-040-000 0 0 0 10 Shortfall of Sites 0.20 Commercial PC Planned Community District MONTEREY 2333 N FREMONT ST 93940 013-134-040-000 0 0 0 23 Shortfall of Sites 0.43 Commercial PC Planned Community District MONTEREY 2210 N FREMONT ST 93940 013-171-004-000 0 0 0 12 Shortfall of Sites 0.23 Commercial PC Planned Community District MONTEREY 345 KOLB ST 93940 013-132-016-000 0 0 0 5 Shortfall of Sites 0.09 Commercial C-1 Neighborhood Commercial District MONTEREY 530 RAMONA AVE 93940 013-121-015-000 0 0 0 7 Shortfall of Sites 0.14 Commercial PC Planned Community District MONTEREY 2236 N FREMONT ST 93940 013-171-008-000 0 0 0 13 Shortfall of Sites 0.23 Commercial PC Planned Community District MONTEREY 2407 N FREMONT ST 93940 013-133-002-000 0 0 0 13 Shortfall of Sites 0.24 Commercial PC Planned Community District MONTEREY 580 CASANOVA AVE 93940 013-133-003-000 0 0 0 20 Shortfall of Sites 0.36 Commercial PC Planned Community District MONTEREY 557 RAMONA AVE 93940 013-134-036-000 0 0 0 14 Shortfall of Sites 0.26 Commercial PC Planned Community District MONTEREY 2370 N FREMONT ST 93940 001-3161-028-000 0 60 0 0 Shortfall of Sites 1.09 Commercial PC Planned Community District MONTEREY 2200 GARDEN RD 93940 013-312-015-000 0 295 0 0 Shortfall of Sites 5.72 Commercial I-R Industrial, Administration, and Research District MONTEREY GARDEN RD 93940 013-312-006-000 0 340 0 0 Shortfall of Sites 6.50 Industrial I-R Industrial, Administration, and Research District MONTEREY 46 GARDEN CT 93940 013-322-010-000 0 52 0 0 Shortfall of Sites 1.13 Industrial I-R Industrial, Administration, and Research District MONTEREY Ryan Ranch/Fort Ord 93940 031-191-016-000 0 0 0 0 Shortfall of Sites 36.87 Industrial I-R Industrial, Administration, and Research District MONTEREY Ryan Ranch/Fort Ord 93940 031-191-003-000 0 0 0 0 Shortfall of Sites 32.78 Industrial I-R Industrial, Administration, and Research District MONTEREY Ryan Ranch/Fort Ord 93940 031-191-006-000 0 0 0 0 Shortfall of Sites 24.04 Open Space O Open Space District MONTEREY Ryan Ranch/Fort Ord 93940 259-041-009-000 0 0 0 0 Shortfall of Sites 0.70 Industrial I-R Industrial, Administration, and Research District MONTEREY Ryan Ranch/Fort Ord 93940 259-041-016-000 0 0 0 0 Shortfall of Sites 1.60 Industrial I-R Industrial, Administration, and Research District MONTEREY Ryan Ranch/Fort Ord 93940 259-041-017-000 50 50 100 1200 Shortfall of Sites 1.00 Industrial I-R Industrial, Administration, and Research District MONTEREY 929 CASS ST 93940 001-672-033-000 0 0 0 0 Shortfall of Sites 0.12 Commercial CO Office and Professional District MONTEREY 193 ELDORADO ST 93940 001-672-007-000 0 17 0 0 Shortfall of Sites 0.41 Commercial CO Office and Professional District MONTEREY DAVIS LN 93940 001-681-017-000 0 0 0 0 Shortfall of Sites 0.08 Commercial CO Office and Professional District MONTEREY DAVIS LN 93940 001-681-015-000 0 0 0 0 Shortfall of Sites 0.22 Commercial C-2 Community Commercial District MONTEREY DAVIS LN 93940 001-681-049-000 0 0 0 10 Shortfall of Sites 0.02 Commercial C-2 Community Commercial District MONTEREY 600 MUNRAS AVE 93940 001-681-037-000 0 0 0 0 Shortfall of Sites 0.65 Commercial C-2 Community Commercial District MONTEREY 601 CASS ST 93940 001-681-036-000 0 41 0 0 Shortfall of Sites 0.23 Residential C-2 Community Commercial District MONTEREY 693 CASS ST 93940 001-681-047-000 0 0 0 0 Shortfall of Sites 0.28 Commercial C-2 Community Commercial District MONTEREY CASS ST 93940 001-681-034-000 0 33 0 0 Shortfall of Sites 0.31 Commercial C-2 Community Commercial District MONTEREY 993 CASS ST 93940 001-671-028-000 0 0 0 0 Shortfall of Sites 0.22 Commercial C-2 Community Commercial District MONTEREY CARMELITO AVE 93940 001-671-008-000 0 0 0 10 Shortfall of Sites 0.11 Commercial C-2 Community Commercial District MONTEREY CASS ST 93940 001-671-027-000 0 0 0 0 Shortfall of Sites 0.13 Commercial C-2 Community Commercial District MONTEREY 159 CARMELITO AVE 93940 001-671-031-000 0 0 0 0 Shortfall of Sites 0.20 Commercial CO Office and Professional District MONTEREY 1011 CASS ST 93940 001-671-026-000 0 25 0 0 Shortfall of Sites 0.62 Commercial CO Office and Professional District MONTEREY 300 FREMONT ST 93940 001-682-022-000 0 0 0 12 Shortfall of Sites 0.33 Commercial C-2 Community Commercial District MONTEREY 398 FREMONT ST 93940 001-682-023-000 0 0 0 15 Shortfall of Sites 0.28 Commercial C-2 Community Commercial District MONTEREY 724 ABREGO ST 93940 001-682-009-000 0 0 0 32 Shortfall of Sites 0.95 Commercial C-2 Community Commercial District MONTEREY 900 MAJOR SHERMAN LN 93940 001-731-027-000 0 0 0 4 Shortfall of Sites 0.07 Commercial CO Office and Professional District MONTEREY 1001 PACIFIC ST 93940 001-611-006-000 0 0 0 4 Shortfall of Sites 0.09 Commercial CO Office and Professional District MONTEREY BORANDA LANE 93940 001-732-015-000 0 0 0 11 Shortfall of Sites 0.25 Residential R-1 Residential Single-Family District MONTEREY BORANDA LANE 93940 001-732-014-000 0 0 0 7 Shortfall of Sites 0.16 Residential R-1 Residential Single-Family District MONTEREY 920 CASS ST 93940 001-603-017-000 0 0 0 20 Shortfall of Sites 0.57 Commercial CO Office and Professional District MONTEREY 266 ELDORADO ST 270 93940 001-591-041-000 0 0 0 3 Shortfall of Sites 0.12 Commercial CO Office and Professional District MONTEREY 276 ELDORADO ST 93940 001-591-042-000 0 0 0 4 Shortfall of Sites 0.13 Commercial CO Office and Professional District MONTEREY 829 CASS ST 93940 001-681-055-000 0 0 0 15 Shortfall of Sites 0.38 Commercial CO Office and Professional District MONTEREY 182 ELDORADO ST 93940 001-681-002-000 0 0 0 4 Shortfall of Sites 0.12 Commercial CO Office and Professional District MONTEREY 862 MUNRAS AVE 93940 001-681-048-000 0 0 0 9 Shortfall of Sites 0.23 Commercial C-2 Community Commercial District MONTEREY 147 ELDORADO ST 93940 001-672-011-000 0 0 0 9 Shortfall of Sites 0.32 Commercial CO Office and Professional District MONTEREY 1030 CASS ST 93940 001-603-037-000 0 0 0 4 Shortfall of Sites 0.14 Commercial CO Office and Professional District MONTEREY 1088 CASS ST 93940 001-603-029-000 0 0 0 3 Shortfall of Sites 0.11 Commercial CO Office and Professional District MONTEREY 889 ABREGO ST 93940 001-731-023-000 0 0 0 13 Shortfall of Sites 0.36 Commercial C-2 Community Commercial District MONTEREY 167 ELDORADO ST 93940 001-672-034-000 0 0 0 3 Shortfall of Sites 0.10 Commercial CO Office and Professional District MONTEREY 174 CARMELITO AVE 93940 001-672-025-000 0 0 0 3 Shortfall of Sites 0.12 Commercial CO Office and Professional District MONTEREY 150 CARMELITO AVE 93940 001-672-022-000 0 0 0 3 Shortfall of Sites 0.13 Commercial CO Office and Professional District MONTEREY 81 VIA ROBLES 93940 001-661-043-000 0 0 0 10 Shortfall of Sites 0.38 Commercial R-3 Residential Medium Density Multifamily Dwelling District MONTEREY 142 CARMELITO AVE 93940 001-672-031-000 0 0 0 3 Shortfall of Sites 0.11 Commercial CO Office and Professional District MONTEREY 1244 MUNRAS AVE 93940 001-661-014-000 0 0 0 7 Shortfall of Sites 0.20 Commercial C-2 Community Commercial District MONTEREY 155 SARGENT ST 173 93940 001-681-057-000 0 0 0 7 Shortfall of Sites 0.28 Commercial C-3 General Commercial District Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2789, Packet Page 3117 Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Proposed General
Plan (GP) Designation Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total Capacity Vacant/
Nonvacant Description of Existing Uses Infrastructure Optional Information1 Optional Information2 Optional Information3 Public PC Planned Community District 0 TBD 614 Vacant Vacant YES - Current Buffer, not subject to Government Code 655 Public R-3 Residential Medium Density Multifamily Dwelling District 0 60 246 Vacant Vacant YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with 2400 N FREMONT ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 102 Non-Vacant Commercial YES - Current Consolidated with 2450 N FREMONT ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 22 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 14 Vacant Vacant YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 19 Vacant Vacant YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 33 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 100 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 31 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 10 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 23 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 12 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-1 Neighborhood Commercial District 0 60 5 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 7 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 13 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 13 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 20 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 14 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial PC Planned Community District 0 60 60 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial I-R Industrial, Administration, and Research District 0 60 295 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Industrial I-R Industrial, Administration, and Research District 0 60 340 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Industrial I-R Industrial, Administration, and Research District 0 60 52 Non-Vacant Industrial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Various PC Planned Community District 0 TBD 0 Vacant Vacant YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Various PC Planned Community District 0 TBD 0 Vacant Vacant YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Various PC Planned Community District 0 TBD 0 Vacant Vacant YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Various PC Planned Community District 0 TBD 0 Vacant Vacant YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Various PC Planned Community District 0 TBD 0 Non-Vacant Industrial YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Various PC Planned Community District 0 TBD 1200 Non-Vacant Commercial YES - Planned Consolidated Ryan Ranch/Fort Ord sites Buffer, not subject to Government Code 655 Commercial CO Office and Professional District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with 193 ELDORADO ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 17 Non-Vacant Commercial YES - Current Consolidated with 929 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with DAVIS LN Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 0 Non-Vacant Industrial YES - Current Consolidated with DAVIS LN Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 10 Non-Vacant Commercial YES - Current Consolidated with DAVIS LN Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 0 Non-Vacant Mixed Use YES - Current Consolidated with 601 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Residential C-2 Community Commercial District 0 60 41 Non-Vacant Commercial YES - Current Consolidated with 600 MUNRAS AVE Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 0 Non-Vacant Parking YES - Current Consolidated with CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 33 Non-Vacant Parking YES - Current Consolidated with 693 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with CARMELITO AVE Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 10 Non-Vacant Commercial YES - Current Consolidated with 993 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with 159 CARMELITO AVE and 1011 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 0 Non-Vacant Commercial YES - Current Consolidated with CASS ST and 1011 CASS ST Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 25 Non-Vacant Commercial YES - Current Consolidated with CASS ST and 159 CARMELITO AVE Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 12 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 15 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 32 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 4 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 4 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Residential R-1 Residential Single-Family District 0 60 11 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Residential R-1 Residential Single-Family District 0 60 7 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 20 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 4 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 15 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 4 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 9 Non-Vacant Parking YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 9 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 4 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 13 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial R-3 Residential Medium Density Multifamily Dwelling District 0 60 10 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial CO Office and Professional District 0 60 3 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-2 Community Commercial District 0 60 7 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Commercial C-3 General Commercial District 0 60 7 Non-Vacant Commercial YES - Current Accommodated Shortfall of Sites in 6th Cycle HE Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2790, Packet Page 3118 Table C: Land Use, Table Starts in A2
Zoning Designation
From Table A, Column G and Table B, Columns L and N (e.g., "R-1") General Land Uses Allowed (e.g., "Low-density residential") R-E Residential Estate District Single-family detached homes on large parcels in neighborhoods at densities ranging from less than two du/ac and to eight du/ac.

R-1 Residential Single-Family District
Single-family detached homes in neighborhoods at densities ranging from less than two du/ac to eight du/ac.

R-2 Residential Low-Density Multifamily Dwelling District Multifamily dwelling residential use, including duplexes, townhouses, apartments, or cluster housing, in neighborhoods at a maximum density of 14.5 du/ac.

R-3 Residential Medium Density Multifamily Dwelling District Garden apartments, townhouses, and cluster housing in neighborhoods at densities up to 30 du/ac.

C-1 Neighborhood Commercial District Businesses serving the daily needs of nearby residential areas. Housing is permitted at a maximum density of 30 du/ac.

C-2 Community Commercial District
Retail shopping areas containing a wide variety of commercial establishments, including: retail stores and businesses selling home furnishings, apparel, durable goods, and specialty items; restaurants; commercial recreation; service stations; and business, personal and financial services. Housing is permitted at a maximum density of 30 du/ac.

C-3 General Commercial District
Locally serving commercial areas by providing sites for such services as automobile sales and repair services, building materials, contractors’ yards, warehousing, storage and similar uses.

Housing is permitted at a maximum density of 30 du/ac.

CR Cannery Row District
Distinct visitor-commercial area for Cannery Row, including a broad range of specialty and general commercial, service, recreational and public and semipublic uses. Housing is permitted at a maximum density of 30 du/ac.

CO Office and Professional District Offices at appropriate location. Housing is permitted at a maximum density of 30 du/ac.

I-R Industrial, Administration, and Research District
Modern, large-scale administrative facilities, research institutions, and specialized manufacturing organizations, including non-nuisance production, distribution, and storage of goods, but no raw materials processing or bulk handling. Housing is permitted with appropriate overlay.

PC Planned Community District
Zoning for development of large parcels of land in specific plan areas in order to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small parcels. This includes the following current specific plan areas: Downtown, Lighthouse, and North Fremont.

Maximum permitted density for Downtown is 30 du/ac, with the exception of the Alvarado District that permits 100 du/ac.

Maximum permitted density in Lighthouse is 30 du/ac.

Maximum permitted density in North Fremont is currently 30 du/ac. HE Program 1-C proposes maximum density increase from 30 to 60 du/ac on all properties fronting Fremont Street.

HE Program 1-H Fort Ord/Ryan Ranch Specific Plan proposes preparation of a specific plan that will determine future General Plan designations and maximum density allowed.

EWHO Education Workforce Housing Overlay
Permits housing development by right at up to a maximum density of 30 du/ac on urban infill sites owned by the MPUSD in the City of Monterey and by interested private schools in the city, subject to compliance with the objective standards adopted as part of the overlay.

MF Multi-Family Residential Overlay
Permits conversion of existing commercial and office buildings to housing or the development of new housing at up to maximum density of 30 du/ac. HE Program 1-B would amend MF Overlay to (a) increase the maximum permitted density from 30 to 60 du/ac; and (b) consider establishing a minimum density for the area when adequate water supply becomes available.

Hearing Draft | June 2024
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2791, Packet Page 3119

APPENDIX
B
NEEDS

ASSESSMENT
ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2792, Packet Page 3120 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment Table of Contents
Population Characteristics............................................................................................. B-1 Household Characteristics............................................................................................. B-4 Employment .................................................................................................................... B-6 Special Needs Groups .................................................................................................... B-8 Housing Stock Characteristics .................................................................................... B-27 Housing Costs and Affordability.................................................................................. B-35 Assisted Housing at Risk of Conversion ..................................................................... B-46 Energy Conservation .................................................................................................... B-48 Projected Housing Need.............................................................................................. B-49 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2793, Packet Page 3121 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment Hearing Draft | June 2024 B-1
Appendix B: Housing Needs Assessment
The Housing Needs Assessment analyzes important population, housing, and employment characteristics to identify the specific housing needs in the City of Monterey. This assessment is essential for developing a successful strategy to meet a variety of housing needs in the City. Both local and regional changes since the previous Housing Element are assessed to provide the full scope of housing needs. This evaluation also serves as the basis for the goals, policies and programs detailed in the Housing Plan that will be implemented over the 2023-2031 planning period. Important characteristics to consider include:
• Demographic characteristics including of age, race/ethnicity and employment; • Household type, age and income;
• Special housing needs present in the community;
• Housing type, cost, condition and affordability; and
• Evaluation of the City’s share of the region’s housing needs.

The Association of Monterey Bay Area Governments (AMBAG) has produced Local Housing Needs Data packets for jurisdictions in the AMBAG region that have been pre-approved by the State Department of Housing and Community Development (HCD). These data packets largely rely on 2016-2020 five-year American Community Survey (ACS) and 2013-2017 Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) estimates, among other sources. Though 2021 ACS data is more recent than the 2016-2020 estimates, the AMBAG data provide a more fine-grained level of detail than is currently available from the 2020 ACS data and has been pre-certified by HCD to account for margins of errors.

Population Characteristics
According to the California Department of Finance (DOF), the total population of the City of Monterey in 2020 was 28,304, an increase of 2.3 percent since 2010 (27,810). As shown in Table B-1, AMBAG projects that by 2040 the population of the city will increase approximately 10 percent from the 2010 reported Census population. The AMBAG projections show a slightly higher population in 2010 than the U.S. Census count. 2010 2015 2020 2025 2030 2035 2040 2045 2050
Monterey 27,810 28,239 28,304 28,044 28,650 29,032 29,342 29,639 29,93 4 Monterey
County
415,05
7 430,277 440,393 453,956 464,124 471,901 477,265 480,694 481,3 05 Source: Association of Monterey Bay Area Governments, 2022, California Department of Finance, E-5 series, P1: State Population Projections (2010-2060), 2023 Table B-1: City of Monterey Population Projections (2010-2050) ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2794, Packet Page 3122 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment B-2 Hearing Draft | June 2024

POPULATION BY AGE
Current and future housing needs are usually determined in part by the age characteristics of a community’s residents. Each age group has distinct lifestyles, family type and size, incomes, and housing preferences.

Consequently, evaluating the age characteristics of a community is important in determining its housing needs.

According to the 2020 ACS five-year estimates, the city’s median age is 36.9, which is 2.2 years older than Monterey County’s median age of 34.7. A review of data on population by age in the city since 2010 indicates that while the share of residents 34 years and younger has remained relatively stable over time, the share of residents aged 35-54 has dropped by 10.8 percent. By contrast, the fastest growing segment of the population is the cohort aged 55 years and over, which grew by 14 percent between 2010 and 2020. This table is based on data from the U.S. Census and the American Community Survey five-year data set.

Age Group
2000 2010 2020
Number Percent Number Percent Number Percent
0-4 years 1,477 4.98% 1,423 5.12% 1,461 5.11%
5-14 years 2,684 9.04% 2,171 7.81% 2,291 8.02%
15-24 years 4,656 15.69% 4,513 16.23% 4,153 14.53%
25-34 years 5,382 18.14% 5,023 18.06% 5,645 19.76%
35-44 years 4,638 15.63% 3,451 12.41% 3,257 11.40%
45-54 years 4,031 13.58% 3,457 12.43% 2,907 10.17%
55-64 years 2,396 8.07% 3,475 12.50% 3,433 12.01%
65-74 years 1,974 6.65% 1,992 7.16% 2,745 9.61%
75-84 years 1,699 5.73% 1,370 4.93% 1,855 6.49%
85+ years 737 2.48% 935 3.36% 828 2.90%
Total 29,674 100% 27,810 100% 28,575 100%
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S.

Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B01001

RACE AND ETHNICITY
Table B-3 presents the racial and ethnic composition of the City of Monterey’s population in 2000, 2010, and 2020, as reported in U.S. Census (for 2000) and American Community Survey five-year data (for 2010 and 2020). Since 2000, Monterey has seen an increase in its Hispanic or Latinx population from 10.9 percent to 17 percent, making it the city’s second largest racial or ethnic group. The largest racial or ethnic group remains White, at 67.7 percent in 2020, down from 75 percent in 2000. In 2019, on-Hispanic Black and Non-Hispanic Asian populations stayed the same in their share of the city’s overall population at 3.6 percent and 6 percent, respectively.

Table B-2: Population by Age, City of Monterey (2000-2020) ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2795, Packet Page 3123 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment Hearing Draft | June 2024 B-3
Racial/Ethnic Group
2000 2010 2020
Number Percent Number Percent Number Percent
American Indian or Alaska Native,
Non-Hispanic
122 0.41% 109 0.39% 88 0.31%
Native Hawaiian and Other Pacific
Islander alone, Non-Hispanic
83 0.28% 100 0.36% 102 0.36%
Asian, Non-Hispanic 2,171 7.32% 2,544 9.14% 1,714 6.00% Black or African American, NonHispanic
716 2.41% 627 2.25% 1,024 3.58%
White, Non-Hispanic 22,246 74.97% 19,260 69.21% 19,346 67.70% Other Race or Multiple Races, NonHispanic
1,114 3.75% 1,228 4.41% 1,454 5.09%
Hispanic or Latinx 3,222 10.86% 3,959 14.23% 4,847 16.96% Total
29,674 100% 27,827 100%
28,57
5 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B03002 The ethnic composition of the City of Monterey contrasts markedly with that of the County as a whole.

While the City has a substantially larger share of White residents (63 percent) than in Monterey County as a whole (30 percent), the County has a much larger share of Hispanic/Latinx residents (58 percent) than the city (18.6 percent).

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002 Table B-3: Population by Race, City of Monterey (2000-2020) Chart B-1: Monterey and Surrounding Area Population by Race/Ethnicity, 2019 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2796, Packet Page 3124 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment B-4 Hearing Draft | June 2024
Household Characteristics

HOUSEHOLD SIZE
According to ACS five-year estimates data, the average household size in Monterey in 2020 was 2.1 (Table 25010). The City’s average is lower than the average for Monterey County as a whole (3.3).

As seen in Table B-4, the share of the City’s population in 2019 living in a one-person household (41 percent) was significantly larger than that of Monterey County (21.4 percent). This likely reflects the city’s large senior, student, and military populations. Two-person households account for over 36 percent households in Monterey, which is 8.3 percent more compared to Monterey County (27.8 percent). On the other hand, Monterey has a much smaller share of households of three-four persons (19 percent) and five or more persons (4 percent) than the County at 32.2 percent and 19.7 percent, respectively.

Household Size Monterey Monterey County
Number Percent Number Percent
1-Person Household 5,069 40.97% 27,366 21.38%
2-Person Household 4,459 36.04% 35,540 27.76%
3-4-Person Household 2,341 18.92% 39,901 31.17%
5-Person or More Household 504 4.07% 25,196 19.68%
Total 12,373 100% 128,003 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11016

HOUSEHOLD CHARACTERISTICS
A summary of household characteristics in the City of Monterey and Monterey County is provided in Table B-5. A family household is a household consisting of two or more people residing together and related by birth, marriage, or adoption. A non-family household consists of a householder living alone (a one-person household) or where the householder shares the home exclusively with people to whom they are not related to. According to the ACS data (2015-2019), the greatest share (53.1 percent) of households in Monterey are non-family households, again likely reflective of the city’s large student and military population. Overall, family households account for 46.9 percent of households in the City, which significantly lower than Monterey County (72.6 percent). Interestingly, Monterey has a smaller share of single-parent households (8.8 percent) than Monterey County (19.1 percent).

Household Types Monterey Monterey County
Number Percent Number Percent
Female-Headed Family Households 725 5.86% 15,986 12.49% Male-headed Family Households 357 2.89% 8,394 6.56%
Married-couple Family Households 4,719 38.14% 68,568 53.57% Other Non-Family Households 6,572 53.12% 35,055 27.39%
Total 12,373 100% 128,003 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B11001 Table B-4: Monterey and Surrounding Areas Household Size, 2019 Table B-5: Monterey and Surrounding Areas Household Type, 2020 ATTACHMENT 3 / EXHIBIT A
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HOUSEHOLD INCOME
Household income is one of the most significant factors affecting housing choice and opportunity. Income largely determines a household’s ability to purchase or rent housing. While higher-income households have more discretionary income to spend on housing, lower- and moderate-income households are limited in the range of housing they can afford. Typically, as household income decreases, cost burdens and overcrowding increase.

For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the California State Department of Housing and Community Development (HCD). For Monterey County, the applicable Area Median Income (AMI) for a family of four in 2023 is $100,400. This is an increase of 46.1 percent from the 2014 median income of $68,700. HUD has defined the following income categories for Monterey County, which apply to the City of Monterey, based on the median income for a household of four persons for 2023:
• Extremely low-income: 30 percent of AMI and below ($0 to $36,100) • Very low-income: 31 to 50 percent of AMI ($36,101 to $60,200) • Low-income: 51 to 80 percent of AMI ($60,201 to $96,350) • Moderate-income: 81 to 120 percent of AMI ($96,351 to $120,500) • Above moderate-income: 120 percent or more of AMI ($120,501 or more) Table B-6 shows the HUD definitions for Monterey County’s maximum annual income level for each income group, adjusted by household size. This data is used when determining a household’s eligibility for federal, State, or local housing assistance and used when calculating the maximum affordable housing payment for renters and buyers.

Maximum Income Level
Household
Size
Extremely Low Very Low Low Median Moderate
1 Person $25,300 $42,150 $67,450 $70,300 $85,350
2 Persons $28,900 $48,200 $77,100 $80,300 $96,400
3 Persons $32,500 $54,200 $86,750 $90,350 $108,450
4 Persons $36,100 $60,200 $96,350 $100,400 $120,500
5 Persons $39,000 $65,050 $104,100 $108,450 $130,150
6 Persons $41,900 $69,850 $111,800 $116,450 $139,800
7 Persons $45,420 $74,650 $119,500 $124,500 $149,400
8 Persons $50,560 $79,500 $127,200 $132,550 $159,050
Source: HUD Income Limits 2023
As summarized in Table B-7, the majority of households in the City made more than 100 percent of AMI (62.1 percent) as compared to the county (51 percent). Correspondingly, the share of moderate- and lowerincome households is lower in the City than in the county.

Table B-6: HUD Income Levels by Household Size (Monterey County, 2023) ATTACHMENT 3 / EXHIBIT A
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Monterey Monterey County
Number Percent Number Percent
0%-30% of AMI 905 7.8% 12,110 9.61%
31%-50% of AMI 795 6.9% 14,480 11.49%
51-80% of AMI 1,645 14.2% 21,850 17.33%
81%-100% of AMI 1,040 9.0% 13,360 10.60%
>100% of AMI 7,205 62.1% 64,250 50.97%
Total 11,590 100% 126,050 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release Employment

OCCUPATION AND LABOR FORCE
There are 13,550 persons in the labor force in the City of Monterey as of 2020. As seen in Table B-8, the largest industry sector represented among the City’s working residents is Health and Educational Services (26.7 percent), which is a greater share of the workforce represented in the industry compared to the county (20.3 percent). Financial and Professional Services is the second largest represented amount Monterey working residents (22 percent). Compared to Monterey County, the number of residents employed in the Agriculture and Natural Resources industry account for significantly less of the City’s employment distribution (2 percent) than that of the county (16 percent).

Monterey Monterey County
Number Percent Number Percent
Agriculture & Natural Resources 281 2.1% 29,975 15.9%
Construction 617 4.6% 12,524 6.6%
Financial & Professional Services 2,965 21.9% 25,839 13.7% Health & Educational Services 3,620 26.7% 38,246 20.3%
Information 128 0.9% 2,593 1.4%
Manufacturing, Wholesale, &
Transportation 1,071 7.9% 21,949 11.6%
Retail 1,092 8.1% 18,535 9.8%
Arts, Entertainment,
Accommodation, & Food Services 2,215 16.3% 21,063 11.2% Public Administration 1,063 7.8% 9,923 5.3%
Other 498 3.7% 8,087 4.3%
Total 13,550 100% 188,734 100%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table C24030 Table B-7: Monterey and Surrounding Areas Households by Household Income Level Table B-8: Monterey and Surrounding Areas Employment by Industry (2020) ATTACHMENT 3 / EXHIBIT A
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COMMUNTING TRENDS
U.S. Census Bureau OnTheMap tool displays where workers are employed and where they live. U.S. Census identified 20,743 workers in the City of Monterey in 2020, of which 18,082 workers commute to the Monterey from outside of the city, which represents 87.2 percent of the total worker population.

Approximately 2,661 people both live and work in Monterey, which accounts for only 12.8 percent of total worker population. As shown in Table B-9, about 7,247 workers who live in Monterey commute outside of the city for work. This means almost three times the number of workers commute out of Monterey compared to those who live and work in the City, and more than double the number of workers commute in to Monterey as compared to those who live in Monterey and commute out of the City to work. Most commuting workers in and out of Monterey (78.7 and 71.4 percent) work in “all other services.

Inflow Outflow
Number Percent Number Percent
Goods Producing Workers 1,102 6.1% 927 12.8%
Trade, Transportation, and Utilities Workers 2,754 15.2% 1,148 15.8% All Other Services Workers 14,226 78.7% 5,172 71.4%
Total 18,082 100.00% 7,247 100.00%
Notes

1. “Goods Producing” includes agriculture, forestry, fishing and hunting; mining, quarrying, and oil and gas extraction; construction, and manufacturing.

2. “Trade, Transportation, and Utilities” class includes workers in wholesale trade, retail trade, and transportation and warehousing.

3. “All Other Services” includes information, finance and insurance, real estate, professional, scientific, and technical services, health and educational services, food services, arts, entertainment, accommodation, & food Services, and public administration.

Source: U.S. Census Bureau OnTheMap tool, 2020

EMPLOYMENT GROWTH TRENDS
According to California Employment Development Department Local Area Unemployment Statistics (LAUS), the City of Monterey experienced an unemployment rate of 4.5 percent in 2021. While this rate is a 50 percent decrease from unemployment rates in 2011, it is a 80 percent increase from the 2019 unemployment rate (2.5 percent). Monterey’s significant increase in unemployment in 2020 is likely due to the impacts of the COVID-19 pandemic. Meanwhile, Monterey County had a 12.7 percent unemployment rate in 2021, which is only about 28.7 percent decrease from unemployment rates in 2011 (17.8 percent).

Additionally, while the City’s unemployment rate decreased between 2020 and 2021, the County unemployment rate increased approximately 27 percent.
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Monterey 9.0% 8.1% 7.2% 6.3% 5.6% 3.5% 3.2% 2.6% 2.5% 7.8% 4.5% Monterey
County 17.8% 16.6% 15.5% 13.6% 12.6% 11.8% 11.6% 9.8% 10.3% 10% 12.7% Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas annual updates, 2011- 2021.

Table B-9: Monterey Commuting Workers by Job Type (2020) Table B-10: Monterey Unemployment Rate (2011-2021)
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Special Needs Groups
Certain groups have greater difficulty in finding suitable affordable housing due to their special needs and circumstances. This may be a result of employment and income, family characteristics, disability, or household characteristics. Consequently, certain residents in the City of Monterey may experience more instances of housing cost burdens, overcrowding, or other housing problems. The categories of special needs addressed in this Element include:
• Extremely low-income households
• Older adults
• Persons with disabilities, including developmental disabilities • Female-headed households
• Large households
• Persons experiencing homelessness
• Farmworkers
• Students
• Military employees and veterans
• Group quarters populations

EXTREMELY LOW-INCOME HOUSEHOLDS
California State Housing Law requires local governments to address the needs of “Extremely Low-Income” populations, which refers to households with incomes below 30 percent of the AMI for the community. In addition to those families making less than 30 percent of AMI, the Federal Poverty Level (FPL) is a threshold established by the federal government that remains constant throughout the country (and thus does not correspond to AMI). Federal statistics can also help the City quantify the extent of the extremely lowincome (ELI) population. The federal government defines poverty as a minimum level of income (adjusted for household size and composition) necessary to meet basic food, shelter, and clothing needs. For 2021, the FPL for a family of four is $26,500, which is lower than Monterey County’s threshold for 30 percent of AMI at $36,100. This means that households that qualify as extremely low-income in Monterey are living only slightly above the FPL.

As seen in Table B-11, 8.6 percent of City of Monterey residents fall below 30 percent of AMI.. This is slightly lower than the percent of Monterey County residents who fall below 30 percent of AMI at 12.2 percent. This data is based on the HUD Comprehensive Housing Affordability Strategy ACS tabulation 2015-2019 release. American Indian or Alaska Native (non-Hispanic) households are most likely to fall below 30 percent AMI at 50 percent. At 15.6 percent and 15.5 percent respectively, Asian (non-Hispanic) and Hispanic or Latinx households in Monterey are most likely to fall below 30 percent of AMI. Households that identify as White (non-Hispanic) and Other or Multiple Races (non-Hispanic) have the lowest prevalence of extremely low-income households at 7 percent and 0 percent respectively.

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Racial/Ethnic Group
0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI
>100% of
AMI
American Indian or Alaska Native
(Non-Hispanic)

50.00% 0.00% 50.00% 0.00% 0.00%
Asian/API (Non-Hispanic) 15.56% 14.11% 8.17% 3.79% 58.37% Black or African American
(Hispanic and Non-Hispanic)

0.00% 8.97% 15.38% 12.82% 62.82%
White (Non-Hispanic) 6.89% 9.46% 15.71% 10.11% 57.83%
Other or Multiple Races (NonHispanic)

0.00% 0.00% 37.50% 0.00% 62.50%
Hispanic or Latinx 15.50% 16.97% 18.82% 13.65% 35.06%
All Households 8.55% 10.70% 15.56% 9.99% 55.20%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
According to ACS 2020 five-year estimates, the City has a poverty rate of 11.5 percent. This is lower than the poverty rate of 14.1 percent in Monterey County overall. Table B-12 displays the poverty status by race among Monterey residents. Poverty is highest among those who identify as American Indian or Alaska Native (69.5 percent), Other Race (50.1 percent), and Hispanic or Latinx (29.7 percent). Other Race includes any responses not included in the listed race categories. This may include individuals who provide write-in responses such as “mixed,” or “interracial.” Poverty is lowest among those who identify as White (both Hispanic and Non-Hispanic) or White (Non-Hispanic) at 7.2 percent and 6.2 percent, respectively.

Racial/Ethnic Group Percent Below Federal Poverty Line
American Indian or Alaska Native (Hispanic and Non-Hispanic) 69.5% Native Hawaiian and Other Pacific Islander (Hispanic and non-Hispanic) 0.0% Asian (Hispanic and Non-Hispanic) 16.9%
Black or African American (Hispanic and Non-Hispanic) 13.8% White (Hispanic and Non-Hispanic) 7.2%
White (Non-Hispanic) 6.2%
Other Race (Hispanic and Non-Hispanic) 50.1%
Multiple Races (Hispanic and Non-Hispanic) 12.7%
Hispanic or Latinx 29.7%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S1701 While the City experiences relatively low rates of poverty and residents below 30 percent AMI as compared to the county as a whole, the City of Monterey continually seeks to address the needs of extremely-low income households. The City’s Consolidated Annual Performance and Evaluation Report (CAPER) for 2022-2023 identifies that 59 percent of households (1,194 households) who received support through Community Development Block Grant (CDBG) funds were extremely low income households, accounting for all total extremely low income households in Monterey, meaning the City’s CDBG funds were allocated to public and housing services that assist extremely-low income households. Additionally, the City’s Housing Programs office provides resources and programs to enhance housing opportunities for extremely, Table B-11: Household Income Distribution by Race (City of Monterey) Table B-12: Poverty Status by Race (City of Monterey)
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low, moderate, and workforce-income households, including promotion of services from ECHO Housing that provides fair housing and tenant/landlord services to the City, and U.S. Department of Health and Urban Development (HUD) that provides homeowner assistance resources like mortgage guides and information about foreclosure. Further, the City will continue to allocate CDBG public service funds to tocommunity organizations that provide direct services to extremely-low income households and the homeless. Specifically, public services will be provided to Gathering For Women, Community Human Services, and Interim Inc.

While the share of extremely low-income households in Monterey is lower than in the county as a whole, their needs are acute. Therefore, programs have been added to the action plan to address the needs of extremely low income households by facilitating the construction of affordable and supporting housing for extremely-low income households. Program 3-B, Housing for ELI Households and Persons with Special Needs, provide administrative assistance to developers seeking funding or tax credits, as well as facilitate projects for extremely low-income households by granting modification to development standards and expedition of review process. Program 3-F, Affirmative Marketing of Affordable Housing Opportunities, would involve targeted outreach to housing developers with experience developing housing for extremelylow and low income households.

OLDER ADULTS
Older adults (elderly residents) have many different housing needs, depending on their age, level of income, current tenure status, cultural background, and health status. Elderly households may need assistance with personal and financial affairs, networks of care to provide services and daily assistance, and even possible architectural design features that would accommodate disabilities that would help ensure continued independent living. Table B-13R13esidents aged 65 and over represent a growing segment of the City’s population, increasing from approximately 14.9 percent in 2010 to 19.0 percent of the population in 2020.

Compared to nearby jurisdictions however, the City has a moderate percentage of residents aged 65 and over, as shown in Table B-13.

Jurisdiction Population Percent
Carmel-by-the-Sea 1,900 50.1%
Del Rey Oaks 334 22.0%
Marina 3,025 13.8%
Monterey 5,428 19.0%
Pacific Grove 4,155 26.9%
Sand City 40 12.5%
Seaside 4,219 12.4%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S0101 Table B-14 shows the distribution of Monterey residents aged 65 and over by racial group compared to the population of other age groups. The majority of those aged 65 and over in Monterey identify as White (90 percent), followed by Asian (5.2 percent), and Multiple Races (3 percent). In Monterey, the proportion of those 65 and older who are White is greater than it is among younger age groups. In contrast, the proportion of younger residents who identify as Asian, Black or African American, Multiple Races is greater. In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity.

Table B-13: Persons Aged 65 and Over
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Age 0-17 Age 18-64 Age 65+
Race Number Percent Number Percent Number Percent
American Indian or Alaska
Native (Hispanic and NonHispanic)
125 2.9% 128 0.7% 23 0.4%
Native Hawaiian and Other
Pacific Islander (Hispanic and
Non-Hispanic)
0 0.0% 102 0.6% 0 0.0%
Asian (Hispanic and NonHispanic)
246 5.8% 1,106 6.0% 272 5.2%
Black or African American
(Hispanic and Non-Hispanic)
150 3.5% 861 4.7% 55 1.0%
Multiple Races (Hispanic and
Non-Hispanic)
578 13.6% 1,210 6.6% 156 3.0%
Other Race (Hispanic and NonHispanic)
303 7.1% 632 3.5% 22 0.4%
White (Hispanic and NonHispanic)
2,851 67.0% 14,250 77.9% 4,752 90.0%
Total 4,253 100.00% 18,289 100.00% 5,280 100.0%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B01001(A-G) A specific governmental response may be required to address the housing needs of older adults due to low incomes. As seen in Table B-1415, according to the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 12.2 percent of households with at least one older adult aged 62 and over have an income below 30 percent of AMI, which is higher than the rate of

7.8 percent found among the overall population of the city. As they age, older adults may face additional housing costs to maintain their homes and ensure they remain accessible, a situation exacerbated by the fact that many older adults live on fixed incomes. Like all lower income residents, many older adult residents may be facing overpayment problems or are unable to find affordable rental units at all. As seen in Table B1415, senior renters are much more likely to fall into the extremely low-income (zero to 30 percent of AMI) or very low-income (31 to 50 percent of AMI) categories than seniors who own their homes. Among renters with at least one older adult aged 62 and over in the household, 21 percent are considered extremely lowincome. Table B-1516 further demonstrates cost-burden experienced by senior households. Approximately 70 percent of senior households making below 30 percent of AMI spend more than 50 percent on their income, while approximately 79 senior households making more than 100 percent of AMI spend less than 30 percent of their income on housing costs.

Table B-1314: Senior and Youth Population by Race (City of Monterey) ATTACHMENT 3 / EXHIBIT A
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Owner Occupied Renter Occupied All Senior Households
Income Group Number Percent Number Percent Number Percent 0%-30% of AMI 160 6.36% 345 21.04% 505 12.15%
31%-50% of AMI 290 11.53% 320 19.51% 610 14.68%
51%-80% of AMI 300 11.93% 295 17.99% 595 14.32%
81%-100% of AMI 180 7.16% 185 11.28% 365 8.78%
Greater than 100%
of AMI
1,585 63.02% 495 30.18% 2080 50.06%
Total 2,515 100.00% 1,640 100.00% 4,155 100.00%
Notes:

1. For the purposes of this table, HUD considers senior households to be those with a householder who is aged 62 or older.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
% of Income Used for Housing Costs 0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI
>100% of
AMI
<30% of Income 16.84% 9.02% 24.37% 63.51% 78.95%
30%-50% of Income 12.63% 38.52% 44.54% 27.03% 17.70%
>50% of Income 70.53% 52.46% 31.09% 9.46% 3.35%
Total 100% 100% 100% 100% 100%
Notes:

1. For the purposes of this table, HUD considers senior households to be those with a householder who is aged 62 or older.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Other potential older adult housing needs that may require a specific governmental response include:
• Assisted living facilities. Assisted living facilities provide elderly residents with the opportunity to maintain an independent housing unit while receiving needed medical services and social support.

Congregate care facilities include housing with medical and health services. There are four assisted living facilities in Monterey, which include the Park Lane, Merrill Gardens at Monterey, Ivy Park at Monterey, and Carmelo Park.
• Relocation assistance. Some elderly residents need assistance in relocating to a dwelling that better suits their space and income needs.
• Mobility impairment. Mobility-impaired elderly residents requiring special accessibility features in their dwelling units. Mobility impairment may require that special accessibility features be included in the design and construction of a home. Mobility impairment can also create a need for a living arrangement that includes health, meals, cleaning, and/or other services as part of the housing package. A number of living arrangements are possible, from senior citizen developments with individual dwelling units to assisted living facilities to 24-hour support services. Table B-1617 shows the prevalence of different types of disabilities among seniors over age 65 in Monterey. The Table B-1415: Senior Households1 by Income and Tenure (City of Monterey) Table B-1516: Cost-Burdened Senior Households1 by Income Level (City of Monterey) ATTACHMENT 3 / EXHIBIT A
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most prevalent type of disability is ambulatory difficulty, experienced by 15.5 percent of Monterey seniors, followed by hearing difficulty at 13.8 percent. An ambulatory difficulty refers to a mobility impairment that causes significant difficulty walking or climbing stairs.

Disability Number of Civilian NonInstitutionalized Seniors (65+)Percentage of Civilian NonInstitutionalized Seniors (65+) With an ambulatory difficulty 802 15.5%
With an independent living difficulty 471 9.1%
With a cognitive difficulty 304 5.9%
With a self-care difficulty 321 6.2%
With a hearing difficulty 714 13.8%
With a vision difficulty 175 3.4%
Notes:

1. Percentages reflect values out of the civilian, noninstitutionalized population which is defined as people 16 and older residing in the 50 states and the District of Columbia, who are not inmates of institutions (e.g., penal and mental facilities, homes for the aged), and who are not on active duty in the Armed Forces

2. Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

3. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

4. Hearing difficulty refers to those who are deaf or have serious difficulty hearing.

5. Self-care difficulty refers to having difficulty bathing or dressing.

6. Cognitive difficulty refers to having difficulty remembering, concentrating or making decisions due to a physical, mental, or emotional problem.

7. Vision difficulty refers to those who are blind or have serious difficulty seeing.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S1810 To support this growing population of older adults, the City of Monterey provides connections to affordable housing service providers specifically for seniors including CHISPA at El Estero Senior Housing and the Housing Authority of Monterey County at 800 Casanova and Portola Vista Apartments. Further, the City operates the Scholze Park Center, a community center focused on activities for older adults. Monterey Recreation and Meals on Wheels of the Monterey Peninsula also offers a meal program at Scholze Park Center, where seniors may receive a warm meal Monday through Friday during lunch time. The City and the Food Bank for Monterey County also offer a weekly produce distribution service for seniors on Mondays by reservation. Additionally, a senior housing information and referral portal for the County of Monterey offered by United Way Monterey County and the Monterey County Aging and Disability Resource connection offers information about the full range of options for services and supports in the community, including housing resources. Lastly, Alliance on Aging provides tax assistance to low-income seniors, while Legal Services for Seniors provides legal advocacy and services for low-income seniors in need.

Program 3-E, Home Sharing and Tenant Matching, in the Housing Element, would support United Way in expanding its 211 service to include a home-sharing and tenant matching program, which could be an effective tool to support independent living for seniors. Because many older adults live on fixed incomes, home sharing and tenant matching would allow them to stay in their household while earing additional income from tenants. Many older adult residents also face additional housing costs to maintain their homes, a situation exacerbated by the fact that many older adults live on fixed incomes. Program 4-B, Rental Assistance Pilot Program, established a rental assistance program that provides lower income renters and Table B-1617: Seniors (Age 65 and Over) by Type of Disability (City of Monterey) ATTACHMENT 3 / EXHIBIT A
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seniors with recurring rental assistance at a fixed rate to help with housing stability and prevent displacement.

Overall, while the population of older adults in Monterey is growing and will continue to increase during the planning period, there is a network of existing programs services available to address the needs of this segment of the population. Data and anecdotal information from older adults in the community collected through outreach for the Housing Element indicates that the number and share of cost burdened older adults in the community is high. As such, the Housing Element incorporates programs to address displacement risk for both older adult homeowners (Program 3-E) and renters (Program 4-B).

PERSONS WITH DISABILITIES
Persons with disabilities have physical or mental impairments that require special housing designed for selfsufficiency. According to 2019 American Community Survey estimates, 4,543 persons (19 percent of the non-institutionalized population) in the City had a disability.

Disability can further be broken down into six categories. The Census Bureau provides the following definitions for these disability types:
• Hearing difficulty: deaf or has serious difficulty hearing. • Vision difficulty: blind or has serious difficulty seeing even with glasses. • Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. • Ambulatory difficulty: has serious difficulty walking or climbing stairs. • Self-care difficulty: has difficulty dressing or bathing. • Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

These disability types are counted separately and are not mutually exclusive, as an individual may report more than one disability; thus, these counts should not be summed. Table B-1718 provides a breakdown of Monterey’s population by disability type. The most prevalent disability was ambulatory difficulty at 4.8 percent.

Further, residents with disabilities may have more difficulty in finding employment. In Monterey, according to 2019 ACS estimates, approximately 1 percent of the civilian noninstitutionalized population 18 years to 64 years in the labor force with a disability were unemployed. The censusCensus considers individuals to not be in the labor force if they are not employed and are either not available to take a job or are not looking for one. This category typically includes discouraged workers, students, retired workers, stay-at-home parents, and seasonal workers in and off season who are not looking for work.

Given the barriers faced by persons with disabilities, the provision of affordable and barrier-free housing is essential to meet their housing needs. There are two approaches to housing design for residents with disabilities: adaptability and accessibility. Adaptable housing is a design concept in which a dwelling unit contains design features that allow for accessibility and use by mobility-impaired individuals with only minor modifications. An accessible unit has the actual special features installed in the house (grab bars, special cabinetry). To address these needs, the State requires design or accessibility modifications, such as access ramps, wider doorways, assist bars in bathrooms, lower cabinets, elevators, and the acceptance of service animals. These modifications are critical to provide the broadest range of options for residents with disabilities.

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Disability Number of Non-Institutionalized
Civilians
Percentage of the Civilian NonInstitutionalized Population With an ambulatory difficulty 1,156 4.8%
With an independent living difficulty 630 2.6%
With a cognitive difficulty 878 3.6%
With a self-care difficulty 558 2.3%
With a hearing difficulty 984 4.1%
With a vision difficulty 336 1.4%
Notes:

2. Ambulatory difficulty refers to having serious difficulty walking or climbing stairs.

3. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

4. Hearing difficulty refers to those who are deaf or have serious difficulty hearing.

5. Self-care difficulty refers to having difficulty bathing or dressing.

6. Cognitive difficulty refers to having difficulty remembering, concentrating or making decisions due to a physical, mental, or emotional problem.

7. Vision difficulty refers to those who are blind or have serious difficulty seeing.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Additional housing resources for persons with disabilities include subsidized rentals at 800 Casanova and Portola Vista Apartments that are affordable for low income households. The City of Monterey continues its housing preservation and rehabilitation programs, which include emergency housing repairs through the Mr. Fix-It Grant and home accessibility improvements for physically disabled household members. Of the 13 households that were assisted through these programs, all were low-income. Further, Central Coast Center for Independent Living (CCCIL) provides an array of services to persons with disabilities who live in the counties of Santa Cruz, Monterey, and San Benito, including housing assistance in applying to affordable and accessible housing, as well as independent living skills training. Locally, Kernes Adaptive Aquatics operates the Josephine Kearns Memorial Pool in Monterey that offers an innovative warm therapy program for the physically disabled, which aids with strength, functionality, and pain management.

As noted above, a substantial amount (20 percent) of the population in Monterey have a disability, with the most prevalent disability was ambulatory difficulty at 4.8 percent, which refers to having serious difficult walking or climbing stairs. There are existing programs and services available to address the housing accessibility and physical needs of this segment of the population. The Housing Element makes a push for resources and services to the disability population in Monterey, such as Program 3-A, Legal Services and Fair Housing Education, which would contract a fair housing counseling group to provide legal services (mediation and the processing of fair housing complaints) and fair housing education to people with disabilities. Further, the Program 4-I, Reasonable Accommodation, establishes a clear process for processing requests and exceptions from the City’s land use regulations that meets the requirements of federal and State law and is similar to the model ordinance developed by Mental Health Advocacy Services available on the HCD website.

Table B-1718: Monterey Disability by Type
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Development Disabilities
Since January 2011, per SB 812 as codified in Section 65583, housing elements are required to address the housing needs of individuals with a developmental disability within the community. The analysis must include an estimate of the number of persons with developmental disabilities, an assessment of the housing need, and a discussion of potential resources. According to Section 4512 of the Welfare and Institutions Code a "developmental disability" means a disability that originates before an individual attains age 18 years, continues—or can be expected to continue—indefinitely, and constitutes a substantial disability for that individual, which includes intellectual disability, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other disabling conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down Syndrome, autism, epilepsy, and related conditions through a network of 21 regional centers and state-operated facilities.

DDS consumer data provides an estimate of the number of Monterey residents with a developmental disability. Table B-1819 shows that the vast majority of residents with a developmental disability (63 percent) live in the home of a parent/family/guardian. Further, approximately 98 percent (2,267) of the population that has a developmental disability is over the age of 18, while the remaining 2 percent (48 persons) is under 18 years old, according to American Community Survey Table S1810.

Residence Type Number Approximate Percent
Home of Parent/Family/Guardian 77 62.60%
Community Care Facility >0 0.00%
Independent/Supported Living 35 28.46%
Intermediate Care Facility >0 0.00%
Foster/Family Home >0 0.00%
Other <11 8.94%
Total 123 100%

1. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction. Independent living difficulty refers to having difficulty doing errands alone due to a physical, mental, or emotional problem.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2022 Service providers in the City of Monterey include the non-profit organization Housing Choices, which is funded by the San Andreas Regional Center. Housing Choices specializes in assisting individuals with Table B-1819: Monterey Population with Developmental Disabilities by Residence1 ATTACHMENT 3 / EXHIBIT A
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developmental disabilities to find affordable housing within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. Housing Choices offer resources and expertise to help individuals and families navigate the affordable housing market, advocate locally for inclusivity in housing opportunities, and partners with housing developers to create new affordable housing for people with developmental and other disabilities.

In addition, Special Kids Connect, headquartered in Monterey, is a community organization providing resources and support to children with disabilities and their families. With funding from the California Department of Developmental Services, these resources include community service navigation, a Family Empowerment Center, and additional community programs. Additionally, the Gateway Center located in Pacific Grove provide housing and activities for people with developmental disabilities. Services by the nonprofit organizations Housing Choices, Special Kids Connect, and Gateway Center can support people with developmental disabilities by helping find and apply for affordable housing and providing community programs.

As shown in Table B-19, about 123 people in Monterey have a developmental disability, which is a relatively small amount of the total population of 29,874. As mentioned above, there are services available to support persons with disabilities, though not directly administered by the City. Adoption of the programs in the Housing Element would support persons with disabilities in finding independent living and meet the needs of this segment of the population, such as Program 3-B, Housing for ELI Households and Persons with Special Needs, which would facilitate production of affordable housing, including units targeted to extremely low income and persons with special needs (disabled/developmentally disabled). Program 3-E, Home Sharing and Tenant Matching, would also support independent living for seniors and disabled residents by matching existing homeowners with renters in need of housing.

FEMALE-HEADED HOUSEHOLDS
Female-headed families, including those with children, are identified as a special needs group, because they are more likely to be low-income and face difficulty in finding affordable housing. In Monterey, marriedcouple family, owner-occupied households are the predominant household type comprising 54.5 percent of the population, with renter-occupied householders living alone coming in with the second largest amount (34.4 percent). As shown in Table B-1920 there are 246 female-headed households and 45 maleheaded owner-occupied households in the City of Monterey. These groups constitute 2.0 percent and 1 percent, respectively, of the City’s total number of households. Female-headed households represented about 5.8 percent and 0.3 percent of owner-occupied and renter-occupied households, respectively. As shown in Table B-2021, approximately 28 percent of female-headed households have children. About 64 female-headed households with or without children are at or below the federal poverty level.

Existing local service providers for female-headed households include Gathering for Women, a non-profit organization with a location in Monterey, which provides homeless women and family emergency assistance, food, connection to mental health providers, and clothes. Additionally, the YWCA Monterey County operates a confidentially located safehouse in Monterey for those women seeking immediate shelter from violence. YWCA Monterey County provides training, education, and support groups to support women, as well as mental health services to support individuals going through traumatic event. Community Human Services runs one shelter in Monterey serving families and women, the Shuman HeartHouse. The Shuman HeartHouse shelter accommodates homeless single women and families with children and offers shelter, meals, and supportive services designed to lead to permanent housing. Interfaith Homeless Emergency Lodging Program (I-HELP) offers homeless men and women short-term lodging and evening meals on a nightly basis, as well as advice and support in finding jobs and housing moving forward. Further, as noted under Extremely-Low Income Households, Program 3-B of the Housing Element, Housing for ELI Households and Persons with Special Needs, would facilitate projects that incorporate affordable units ATTACHMENT 3 / EXHIBIT A
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targeted to persons with special needs, like female-headed households, by granting modification to development standards and expedition of review process.

There is a robust network of organizations and services for a relatively small percent of the family-headed families in Monterey, with the support of organizations like Gathering for Women, YWCA Monterey County, Shuman HeartHouse, and I-HELP. Adoption of the programs in the Housing Element that would further facilitate housing and support for female-headed households in Monterey with Program 3-B and Program 3-F.

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
Married-Couple Family
Households
2,310 54.49% 2,409 29.62%
Householders Living Alone 1,456 34.35% 3,613 44.42%
Female-Headed Family Households 246 5.80% 479 5.89%
Male-Headed Family Households 45 1.06% 312 3.84%
Other Non-Family Households 182 4.29% 1,321 16.24%
Total 4,239 100.00% 8,134 100%
Notes

1. For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25011 Households With Children Households Without Children
Poverty Level Number Percent Number Percent
Above Poverty Level 170 23.5% 491 67.7%
Below Poverty Level 28 3.9% 36 5.0%
Notes

1. The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

2. Percentages represent the value of total-female headed family households Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B17012

LARGE HOUSEHOLDS
Large families, defined as households of five or more related individuals, are a special need category under State law because they are at higher risk for overcrowding if the jurisdiction’s housing stock doesn’t have sufficient larger units with an adequate number of bedrooms. Additionally, in communities throughout California many large families, particularly renters, often do not have sufficient income to afford larger homes or apartments.

In Monterey, most of the households (77 percent) are occupied by one or two people. As shown in Table B-2122, the 2019 American Community Survey reported 504 large households with five or more members, Table B-1920: Monterey Household Type by Tenure
Table B-2021 Monterey Female-Headed Households by Poverty Status1 ATTACHMENT 3 / EXHIBIT A
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including 109 owner-occupied households and 395 renter-occupied households. About 2.6 percent of owner-occupied households and 4.9 percent of renter-occupied households were considered large households. As shown in Table B-2223, large households experience slightly greater severe cost burden with 81 percent of large households compared to 79 percent of all other household types.

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent
1 Person Household 1,456 34.35% 3,613 44.42%
2 Person Household 1,954 46.10% 2,505 30.80%
3 Person Household 399 9.41% 786 9.66%
4 Person Household 321 7.57% 835 10.27%
5 Or More Person Household 109 2.57% 395 4.86%
Total 4,239 100% 8,134 100%
Source: AMBAG Monterey Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25009 Table B-2223: Monterey Cost Burden by Household Size
Large Family (5+ Persons) All Other Household Types
Income Category Number Percent Number Percent
No Cost Burden 65 14.48% 1,190 10.28%
Cost Burden 20 4.45% 1,245 10.75%
Severe Cost Burden 364 81.07% 9,145 78.97%
Total 449 100% 11,580 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
In comparison to surrounding jurisdictions, Monterey has a much smaller proportion of large family households. Chart B-2 shows that about 4 percent of households in the City are considered large households, while 19.7 percent in Monterey County are considered large households. Of the large families in Monterey, approximately 19 percent are considered extremely low- or very low-income households (i.e., households below 50 percent HAMFI). This is slightly lower than the proportion for all other household types at approximately 20 percent (see Chart B-3). Monterey also has a greater share of low-income households of larger families at 15.6 percent relative to all other household types at 15.1 percent.

Table B-2122: Monterey Household Size by Tenure
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While Monterey has a much smaller proportion of large family households than the County as a whole, the following resources and services are made available by the City. The Housing Programs office provides information about housing support providers such as ECHO Housing that provides fair housing and tenant/landlord services to the City, which can help large households navigate overcrowding and discrimination. Further, large households in Monterey can benefit from general programs and services for lower and moderate-income households, including Programs 3-B, 3-F, and 4-B, as noted above. Program 3-D in the Housing Element, Family-Sized Rental Units, also prioritizes resources such as HOME Investment Partnerships Program (HOME) funds, California Housing Finance Agency single-family and multiple-family programs, and HUD Section 208/811 loans for the development of rental projects that provide units with two or three bedrooms. Coupled with the existing services, adoption of the programs in the Housing Element would further facilitate and support housing for large households.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), S2501 Chart B-2: Households by Household Size in Monterey and Surrounding Areas ATTACHMENT 3 / EXHIBIT A
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Chart B-3: Monterey Household Size by Household Income Level Note: HAMFI is the median family income calculated by HUD for each jurisdiction in order to determine Fair Market Rents (FMRs) and income limits for HUD programs.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release

PERSONS EXPERIENCING HOMELESSNESS
Individuals and families who are homeless have perhaps the most immediate housing need of any group.

They also have one of the most difficult sets of housing needs to meet, due to both the diversity and complexity of the factors that lead to homelessness, and to community opposition to the siting of housing that serves homeless clients. Homelessness is a countywide issue that demands a strategic, regional approach that pools resources and services. A common method to assess the number of homeless persons in a jurisdiction is through a Point-in-Time (PIT) Count. The PIT Count is a biennial census of sheltered and unsheltered persons in a Continuum of Care (CoC) completed over a 24-hour period in the last ten days of January. The unsheltered PIT Count is conducted annually in Monterey County and is a requirement to receive homeless assistance funding from HUD. The PIT Count does not function as a comprehensive analysis and should be considered in the context of other key data sources when assessing the state of homelessness in a community.

According to HUD, a CoC is a “a community plan to organize and deliver housing and services to meet the specific needs of people who are homeless as they move to stable housing and maximize self-sufficiency. It includes action steps to end homelessness and prevent a return to homelessness.” In Monterey County, Coalition of Homeless Service Providers oversees the CoC Program. Table B-2324 provides an estimate of the homeless population by household type and shelter status in Salinas, Monterey, and San Benito County.

According to the 2022 PIT Count, there were 779 sheltered homeless persons and 1,625 unsheltered persons in Salinas, Monterey, and San Benito Counties, including 8 homeless youth and children, for a total of 2,404 homeless persons.

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Shelter Status
People in Households
Composed Solely of
Children Under 18
People in
Households
with Adults
and Children
People in
Households
without Children
Under 18 Total
Sheltered -– Emergency Shelter 0 202 298 500
Sheltered -– Transitional Housing 0 195 84 279
Unsheltered 3 11 1,611 1,625
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2022
Monterey County also partnered with Applied Survey Research (ASR) to produce a Homeless Count and Survey Comprehensive Report for PIT data specific to Monterey County and jurisdictions within the County. As shown in Chart B-4, the total population of unhoused individuals in both Monterey County and the City of Monterey has decreased significantly over the past 5 years. The number of people experiencing homelessness in Monterey County reached 2,837 individuals in 2017 and decreased 27.8 percent to 2,047 individuals in 2022. The report also notes that number of people experiencing homelessness in the County is at its lowest value in 13 years (since 2009). In addition, the City of Monterey has seen a 70 percent decrease in homelessness between 2017 and 2022 from 338 to 101 individuals.

New shelters in Seaside and Salinas, as well as homeless services such as Project Room Key, Project Home Key, Gathering for Women, Community Human Services Safe Place, the Shuman HeartHouse shelter, and the City’s Community Development Block Grant funded public services provide a variety of resources to help alleviate homelessness in Monterey(CDBG) funded public services provide a variety of resources to help alleviate homelessness in Monterey. As noted above, Gathering for Women in Monterey provides services for homeless women and female-headed households, such as emergency assistance, food, and clothes. The Shuman HeartHouse shelter accommodates homeless single women and families with children and offers shelter, meals, and supportive services designed to lead to permanent housing. Community Human Services Safe Place in Monterey is a comprehensive program for at-risk runaway and homeless youth that provides street outreach, survival aid, and temporary shelter, the only such facility in the County.

The Community Hospital of Monterey Peninsula (CHOMP), located in Monterey, also runs a discharge facility for patients experiencing homelessness after they are discharged from the hospital. This program provides reintegration and temporary shelter services for patients experiencing homelessness. Further, Interfaith Homeless Emergency Lodging Program (I-HELP) offers homeless men and women short-term lodging and evening meals on a nightly basis, as well as advice and support in finding jobs and housing moving forward. Lastly, as noted in the City’s 2022-23 CAPER, the City’s CDBG grants were provided to community service organizations to serve homeless needs, such as Community Human Services Casa Casa De Noche Buena and Safe Place, the Food Bank of Monterey County, GGathering for Women, and Interim Inc, which all assist the homeless with needed services.

The Housing Element makes a push for resources and services to the homelessness population in Monterey under Housing Goal #4. Program 4-A, Program 4-A Multi-Disciplinary Outreach Team (MDOT), the Monterey Police Department MDOT team will expand it capacity to serve the unhoused population with the recent City Council approval of a “Homeless Navigator position” to be added to the MPD MDOT team during the FY23-24 budget. Through this program, the City will connect unhoused people with domestic violence workers, social workers, women's services, adult protective services, mental health and drug treatment programs, veterans programs, long-term housing solutions; and other relevant services. Further, Table B-2324: Homelessness by Household Type and Shelter Status in Salinas/Monterey and San Benito Counties
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the Program 4-F, Allow Low Barrier Navigation Centers (LBNC) in Mixed-Use and Nonresidential Districts, would allow LBNC permitted by-right in mixed-use districts and nonresidential zones that permit multifamily development, which would allow low-barrier, temporary, services-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. This would reduce the barrier to shelters located near amenities and services that serve homeless individuals. As such, there is a robust network of existing services and programs in Monterey that support people experiencing homelessness. Adoption of the Housing Element, specifically Program 4-A and Program 4-F, would further support the needs of the homeless..

Source: ASR, 2022 Monterey County Homeless Count and Survey Comprehensive Report The racial/ethnic breakdown of Salinas/Monterey and San Benito County’s homeless population is shown in Table B-2425. Notably, those who identify as White (Hispanic and non-Hispanic) represent the largest share of the unhoused population (59 percent) of the county, while Hispanic/Latinx comprise the second largest group (56 percent). Additionally, those identify as Black or African American (Hispanic or NonHispanic) represented disproportionately among the unhoused population as they make up 13 percent of the homeless Monterey County residents, but only 2.6 percent of its overall population.

Per HCD'sHCD’srequirements, jurisdictions also need to supplement county-level data with local estimates of people experiencing homelessness. According to the California Department of Education, in Monterey County there were 6,764 reported K-12 students experiencing homelessness in the 2017-2018 school year.1 By comparison, Monterey County has seen a 7.3 percent increase in the population of K-12 students experiencing homelessness since the 2016-17 school year (6,271 students in the 2016-17 school year). 1 California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) Chart B-4: Homelessness in Monterey City and County (2017-2022) ATTACHMENT 3 / EXHIBIT A
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Racial/Ethnic Group Number of Homeless Population Percent of Homeless Population American Indian or Alaska Native
(Hispanic and Non-Hispanic)
308 12.81%
Native Hawaiian or Other Pacific
Islander (Hispanic and Non-Hispanic)
65 2.70%
Asian (Hispanic and Non-Hispanic) 111 4.61%
Black or African American (Hispanic
and Non-Hispanic)
310 12.90%
White (Hispanic and Non-Hispanic) 1,417 58.94%
Multiple Races (Hispanic and NonHispanic)
193 8.03%
Hispanic/Latino 1,348 56.07%
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2022

FARMWORKERS
Across the state, housing for farmworkers has long been recognized as an important and unique concern.

Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market. According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent and seasonal farm workers in Monterey County has both increased and decreased respectively from 2002 to 2017 (Chart B-5). From 2012 to 2017, the permanent farm worker population has decreased, totaling 14,806 in 2017; while the number of seasonal farm workers has also decreased during this time period, totaling 12,123 in 2017. As shown on Table B-89, there are currently 281 people employed in Agriculture anand Resources in Monterey, which is 2.1 percent of City versus 15.9 percent of Monterey County Farmworkers are predominantly housed in the Salinas Valley, Watsonville, and Castroville near the agricultural fields, which explains the large number of farmworkers in Monterey County. The Housing Authority of Monterey County operates 215 migrant and permanent farm labor housing units to support the housing needs of farmworkers. In addition, the Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley conducted in 2018 identified current needs and strategies to provide sufficient affordable farmworker housing over the next 10 years, including for farmworkers in Monterey County.

The Monterey County Health Department recently launched the Farmworker Resource Center Program, which provides assistance to farmworkers in locating useful resources regardless of their abilities to speak English and understand technology. Farmworkers in Monterey can receive support and advocacy from this program, which is free and confidential. Monterey has a much smaller proportion of farmworkers than the County as a whole. Overall, the need for farmworker housing in the City of Monterey is relatively limited and programs and services are provided by the County. Adoption of the Housing Element, specifically Program 3-B, Housing for ELI Households and Persons with Special Needs, would facilitate production of affordable housing, including units targeted to extremely low income and persons with special needs (farmworkers) and Program 3-F, Affirmative of Affordable Housing Opportunities, would increase access to high resource areas for special needs populations including farmworkers by offering technical assistance and support to developers.

Table B-2425: Racial/Ethnic Group Share of General and Homeless Population in Salinas/Monterey and San Benito Counties
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Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor

STUDENTS
The City of Monterey has a sizeable student population, with a substantial portion of these students being associated with the military. The city has four advanced education institutions, as seen in Table B-2526.

Much of the student population in the city are those that attend Monterey Peninsula College (MPC), though this number also includes students that attend the Marina and Seaside MPC locations. MPC does not provide any on-campus housing, nor college-managed housing, which means MPC students who live locally must find housing for themselves and therefore increases student housing needs. For students attending the Naval Post Graduate School (NPS) and Army Defense Language Institute (DLI), the military provides a basic allowance for housing to live either on or off base. On-base housing is provided for both families and single persons. Family housing is provided at La Mesa Village in the City of Monterey and at the Presidio of Monterey. Housing for single persons is located on the Naval Post Graduate School campus in downtown Monterey and at the Presidio. The Middlebury Institute provides housing at one location, 787 Munras Avenue, which houses 87 students. Further, Program 3-E of the Housing Element, Home Sharing and Tenant Matching, can be an effective tool for increasing local housing opportunities for students in Monterey, which would pair existing homeowners with renters in need of space. Monterey’s large population of students may compound continued needs for affordable housing in the City, making increased services and housing options focused on students important to consider.

Table B-2526: Students at Education Institutions in Monterey Education Institution Number
U.S. Naval Post Graduate School 1,446
U.S. Army Defense Language Institute/Foreign Language Center 2,500 Middlebury Institute of International Studies 686
Monterey Peninsula College (Monterey, Marina, and Seaside Campuses) 12,944 Total 17,576
Source: Naval Postgraduate School, 2022, Middlebury Institute of International Studies, 2022, Defense Language Institute Foreign Language Center, 2022, Monterey Peninsula College, 2019 Chart B-5: Farm Labor in Monterey County, 2002-2017
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MILITARY EMPLOYEES AND VETERANS
Monterey is home to the United States Naval Postgraduate School (NPS) and the United States Army Garrison Defense Language Institute (DLI), also known as the Presidio of Monterey. As a result, there is a large population of service members living in Monterey that are associated with DLI and NPS.

The Parks at Monterey encompasses family housing communities for the Presidio of Monterey and the Naval Postgraduate School. With locations at the Ord Military Community on the former Fort Ord and La Mesa Village in Monterey, the development consists of 2,580 housing units with various amenities. The community serves the 4,000-plus population of service members and their families assigned to DLI and NPS.

The City supports the Veterans Transition Center in Marina, the regional hub for veterans service delivery.

The City has provided over $1 million in CDBG funds over the years to support services and efforts of the center, which include several housing programs including emergency, transitional, and permanent supportive housing.

GROUP QUARTERS POPULATIONS
Group quarters are places where people live or stay in a group living arrangement that are owned or managed by an organization providing housing and/or services for the residents. These services may include custodial or medical care as well as other types of assistance. Residency is commonly restricted to those receiving these services, and residents are usually not related to one another. Institutional group quarters include correctional facilities, nursing homes, or mental hospitals. Non-institutional group quarters include college dormitories, military barracks, group homes, missions, or shelters.

The largest group quarter population in Monterey are those living in military quarters, coming in at 82 percent, as seen in Table B-2627. Other noninstitutional facilities, such as group homes, missions, and shelters, make up 9 percent of Monterey’s group quarters populations.

Population Type Number Percentage
Institutionalized population 394 9.0%
Correctional facilities for adults 0 0.0%
Juvenile facilities 0 0.0%
Nursing facilities/Skilled-nursing
facilities
280 6.4%
Other institutional facilities 114 2.6%
Noninstitutionalized population 3,970 91.0%
College/University student housing1 0 0.0%
Military quarters 3,580 82.0%
Other noninstitutional facilities 390 8.9%
Total 4,364 100.0%
Note:

1. The total for college/university student housing does not include 87 beds that were constructed for Middlebury in 2021.

Source U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table P5 Table B-2627: Monterey Group Quarters by Type, 2020
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Housing Stock Characteristics

HOUSING TYPE
During the 2010 to 2020 period, the city saw development of only 394 units – or 3.3 percent - due in large part to limits on housing production linked to the availability of water supply. The State of California has issued a Cease-and-Desist Order for any new water hookups or increased water use. Over the period, per ACS estimates shown in Table B-2728, the number of multifamily housing (two to four units), increased by 13 percent and the number of attached single-family homes increased by 21 percent. The data reflects there was a substantial decrease in the number of mobile homes in the city during this period. However, based on local knowledge, the City does believe there are no mobile home parks in Monterey as of 2023.2 Because ACS data is survey-based, data may not always accurately reflect values as they are on the ground. 2010 2020 Percent Change (2010 –
Building Type Number Percent Number Percent 2020)
Single-Family Home:

Attached 681 5.68% 824 6.66% 21.00%
Single-Family Home:

Detached 5,279 44.07% 5490 44.37% 4.00%
Multifamily Housing:

Two to Four Units 2,204 18.40% 2,490 20.12% 13.00
Multifamily Housing:

Five-plus Units 3,776 31.52% 3,560 28.77% -5.72%
Mobile Homes 39 0.33% 9 0.07% -76.92%
Total 11,979 100% 12,373 100% -
Note:

1. U.S. Census data, listed in this table, shows a decrease in five-plus multifamily housing units between 2010 and 2020, which conflicts with trends in the California Department of Finance (DOF) data. The City does not believe there was a decrease in five-plus multifamily housing units over this period; therefore, both DOF and U.S. Census data are referenced in this Draft Housing Element.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)

HOUSING TENUREFFTENURE
Tenure refers to whether a house is rented or owned. The rate of homeownership in the City is substantially lower and the rate of renting is substantially higher than in Monterey County. In the city, the number of owner-occupied housing units decreased from 4,853 in 2000 to 4,239 in 2020. The number of renteroccupied housing units decreased from 7,747 in 2000 to 7,635 in 2010 but has since increased to 8,134 in 2020. The percentage of renter-occupied households in the city increased modestly from 61.5 percent to

65.7 percent between 2000 and 2020, while the percentage of owner-occupied households has decreased modestly from 38.5 percent in 2000 to 34.3 percent in 2020. 2 Source: Kimberly Cole, Community Development Director, City of Monterey, 2023.

Table B-2728: Monterey Housing Type Trends, 2010 – 2020 ATTACHMENT 3 / EXHIBIT A
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Source: U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25003 The City’s household tenure differs from patterns seen in the county, see Table B-2829. Monterey County has higher rates of owner-occupied housing (51.8 percent) than Monterey does (34.3 percent).

Owner-Occupied Renter-Occupied
Region Number Percent Number Percent
Monterey 4,239 34.26% 8,134 65.74%
Monterey County 66,346 51.83% 61,657 48.17%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 The age of a resident—as well as the year the resident moved to the unit, race/ethnicity, household income, and housing type—can influence household tenure rates in a jurisdiction. Shown in Chart B-7, majority of younger residents (34 years and below) are renters in Monterey. While most residents above 60 years and above are owners, it should be noted that about 50.7 percent of those aged 85 years and over are renters.

This reflects a need for a variety of housing types for residents of all ages – including group homes and affordable rental as well as ownership units.

Chart B-6: Monterey Household Tenure, 2000-2020
Table B-2829: Monterey and Surrounding Areas Household Tenure, 2020 ATTACHMENT 3 / EXHIBIT A
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Chart B-7: Monterey Housing Tenure by Age, 2020
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25007 Ownership rates also change depending on the year the resident has moved into their current residence.

Shown in Chart B-8, most residents who have moved to their current residence since 2010 are considered renters, with an increasing share over time. Residents who have lived in their housing units for a longer period (i.e., since 1989) are overwhelming owners. While the trend towards increasing shares of renters started in 2010, it likely that the 2008 financial crisis exacerbated the trend considering the leap from 40.6 percent renters among those who moved in between 2000 to 2009 to 69.3 percent renters among those who moved in between 2010 to 2014.

ATTACHMENT 3 / EXHIBIT A
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Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25038 As shown in Table B-29, both White (Non-Hispanic and Hispanic) and Asian racial/ethnic groups have comparable percentages of owner-occupied households, coming at 39.6, 38.4, and 37.7 percent, respectively.

Black or African American and Hispanic or Latinx also have comparable percentages of owner-occupied households, coming in at 17.3 and 15.9 percentages, which is nearly half less than White and Asian households. Households considered to be American Indian or Alaska Native, Native Hawaiian and Other Pacific Islander, and Other Race (Hispanic and Non-Hispanic) are largely renter-occupied.

Chart B-8: Monterey Housing Tenure by Year Moved to Current Residence ATTACHMENT 3 / EXHIBIT A
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Owner-Occupied Renter-Occupied
Racial/Ethnic Group1 Number Percent Number Percent Total American Indian or Alaska Native
(Hispanic and Non-Hispanic)
0 0.00% 92 100.00% 92
Native Hawaiian and Other Pacific
Islander (Hispanic and Non-Hispanic)
0 0.00% 94 100.00% 94
Asian (Hispanic and Non-Hispanic) 288 37.70% 476 62.30% 764 Black or African American (Hispanic
and Non-Hispanic)
75 17.32% 358 82.68% 433
Hispanic or Latinx 259 15.92% 1,368 84.08% 1,627
Other Race (Hispanic and NonHispanic)
17 2.81% 587 97.19% 604
Multiple Races (Hispanic and NonHispanic)
114 17.73% 529 82.27% 643
White (Hispanic and Non-Hispanic) 3,745 38.44% 5,998 61.56% 9,743 White, Non-Hispanic 3,520 39.59% 5372 60.41% 8,892
Notes

1. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity.

However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and nonHispanic/Latinx, data for multiple white sub-groups are reported here.

The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction.

However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25003(A-I) Disparities in tenure are also apparent across different income levels, as might be expected. As ownership is typically more costly than renting, lower-income households are often renters. In Monterey, most lowerincome households—those making less than 80 percent of AMI—are renters, while the majority of households making above 100 percent of AMI are owners. See Table B-3031 for the complete breakdown by income group. This indicates that homeownership is likely out of reach for many lower-income households. About 44.7 percent of households in Monterey make less than 100 percent of AMI, while majority of households (55.3 percent) make above 100 percent of AMI. Considering the racial/ethnic share of renters in Monterey, especially among Black or African American and Hispanic or Latinx households, this highlights a need to target both economic as well as racial/ethnic disparities to affirmatively further fair housing, which will be further discussed in a separate report.

Table B-2930: Monterey Housing Tenure by Race/Ethnicity, 2020 ATTACHMENT 3 / EXHIBIT A
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Owner-Occupied Renter-Occupied
Income Group1 Number Percent Number Percent
0%-30% of AMI 230 5.11% 865 11.74%
31%-50% of AMI 325 7.22% 930 12.62%
51%-80% of AMI 470 10.44% 1,330 18.05%
81%-100% of AMI 350 7.78% 810 10.99%
Greater than 100% of AMI 3,125 69.44% 3,435 46.61%
Total 4,500 100% 7,370 100%
Note:

1. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas. The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Rates of homeownership also typically depend on the type of housing available. Most detached single-family homes are owner-occupied, see Table B-3132. However, a significant share of these units—about 37.4 percent—are renter-occupied. Further, about 66 percent of attached single-family homes are occupied by renters. Majority (91.5 percent) of Monterey’s multifamily housing stock is renter-occupied. As mentioned above, as of 2023, there are no mobile home parks in Monterey.

Owner-Occupied Renter-Occupied
Housing Type Number Percent Number Percent Total
Detached Single-Family Homes 3,434 62.6% 2,056 37.4% 5,490 Attached Single-Family Homes 280 34.0% 544 66.0% 824
Multi-Family Housing 516 8.5% 5,534 91.5% 6,050
Mobile Homes 9 100.0% 0 0.0% 9
Boat, RV, Van, or Other 0 0.0% 0 0.0% 0
Total 4,239 - 8,134 - 12,373
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table S2504

HOUSING VACANCY
Housing vacancy rates provide one metric to assess the balance between the supply and demand of housing in a region. Low vacancy rates occur when demand outpaces the supply of housing, while high vacancy rates indicate an oversupply of housing. Housing costs also tend to be higher with low vacancy rates. Estimates from the 2016-2020 indicate that 1,242 (9.2 percent) out of the 13,615 housing units in the city were vacant, which is lower than in the county (9.8 percent), as shown in Table B-3233.

Table B-3031: Monterey Housing Tenure by Income Level, 2019 Table B-3132: Monterey Housing Tenure by Housing Type, 2020 ATTACHMENT 3 / EXHIBIT A
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Monterey Monterey County
Vacancy Status Number Percent Number Percent
For Rent 287 23.11% 2308 16.60%
For Sale 0 0.00% 679 4.88%
For Seasonal, Recreational, Or
Occasional Use 714 57.49% 6666 47.93%
Other Vacant 149 12.00% 3264 23.47%
Rented, Not Occupied 92 7.41% 425 3.06%
For migrant workers 0 0.00% 63 0.45%
Sold, Not Occupied 0 0.00% 502 3.61%
Total Vacant Housing Units 1,242 9.12% 13,907 9.79%
Total Housing Units 13,615 141,910
Source: American Community Survey 5-Year Data (2016-2020), Table B25004

AGE OF HOUSING STOCK
The condition of the housing stock, including the age of buildings and units that may be in substandard condition, is also an important consideration in a community’s housing needs. In Monterey, about 72.9 percent of the housing stock was constructed prior to 1980 and is over 40 years old. About 7.3 percent of the housing stock has been constructed since 2000, with only 2.9 percent constructed since 2010. See Chart B-9 for the age of Monterey’s housing stock as of 2020. This decrease in housing production is the result of the Cease-and-Desist Order regarding water consumption issued October 20, 2009 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25034 Table B-3233: Monterey Vacant Units by Type, 2020
Chart B-9: Age of Monterey Housing Stock, 2020
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A high proportion of older buildings, especially those built more than 30 years ago, may indicate that substantial housing conditions may be an issue. Housing is considered substandard when physical conditions are determined to be below the minimum standards of living, as defined by Government Code Section 17920.3. A building is considered substandard if any of the following conditions exist:
• Inadequate sanitation
• Structural hazards
• Nuisances
• Faulty weather protection
• Fire, safety or health hazards
• Inadequate building materials
• Inadequate maintenance
• Inadequate exit facilities
• Hazardous wiring, plumbing or mechanical equipment
• Improper occupation for living, sleeping, cooking, or dining purposes • Inadequate structural resistance to horizontal forces • Any building not in compliance with Government Code Section 13143.2

UNITS IN NEED OF REPLACEMENT AND REHABILITATION
Any household living in substandard conditions is considered in need of assistance, even if they are not actively seeking alternative housing arrangements. Estimating the number of substandard units can be difficult, but the lack of certain infrastructure and utilities can often be an indicator of substandard conditions. According to the City’s 2015-2023 Housing Element, there are approximately 880 housing units experiencing serious deterioration, 2,140 in decline, and 4,830 will require maintenance, though not immediately urgent. As noted in Chart B-9, the portion of older housing units in Monterey, about 72.9 percent of the housing stock was constructed prior to 1980 and is over 40 years old. Approximately 75 percent of all units built before 1979 could potentially contain lead-based paint, which may pose a human health hazard.3
According to 2020 ACS, as shown in Table B-3334 about 0.2 percent of owners lack complete kitchen facilities while 1 percent of renters do. Further, approximately 1.2 percent of owners lack complete plumbing facilities while 0 percent of renters do. In total, there are 49 occupied housing units with incomplete plumbing facilities and 91 units with incomplete kitchen facilities.

Owner Renter
Building Amenity Number Percent Number Percent
Incomplete Kitchen Facilities 8 0.2% 83 1.0%
Incomplete Plumbing Facilities 49 1.2% 0 0.0%
No telephone service available 0 0.0% 52 0.6%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049
3 Community Development Block Grant 2020-2024 Consolidated Plan & 2020-2021 Annual Action Plan, City of Monterey, 2020.

Table B-3334: Monterey Substandard Housing Issues, 2020 ATTACHMENT 3 / EXHIBIT A
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Given that preservation costs are lower than replacement costs, the updated Housing Element should include programs aimed at facilitating preservation and rehabilitation to maintain affordability in addition to the City’s Housing Rehabilitation Program. Most residential structures begin to show signs of deterioration as they approach 30 years, and often begin to require rehabilitation work to their major components, such as roofing, siding, plumbing, and electrical systems.As shown in Chart B-8, in Monterey, about 72.9 percent of the housing stock was constructed prior to 1980 and is over 40 years old. This indicates that a focus on programs to assist with maintenance should be an important part of the housing approach in the city.

Housing Costs and Affordability
Several housing market characteristics, like high levels of cost burden or overcrowding, may indicate high housing costs and a lack of affordability within a community. This section summarizes housing costs in Monterey and assesses the extent to which housing is affordable for residents of the city.

HOUSING AFFORDABILITY AND HOUSEHOLD INCOME
Housing affordability can be estimated by comparing the cost of renting or owning a home in Monterey with the maximum affordable housing costs to households at different income levels. In evaluating affordability, the maximum affordable price refers to the maximum amount that could be afforded by households in the upper range of their respective income category. Households in the lower end of each category can afford less in comparison. The maximum affordable home and rental prices for residents of Monterey are shown in Table B-3435. This table shows what type of household can afford what size and type of housing. The affordability of the city’s housing stock by tenure and income group is discussed below.

HCD has estimated the 2023 Monterey County AMI to be $100,400 which is an increase of 46.1 percent from the 2014 median income of $68,700.

ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2828, Packet Page 3156 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment B-36 Hearing Draft | June 2024

Affordable Payment2 Housing Costs Maximum Affordable
Price
Household Size AMI Limits1 Renter Owner

Utilities
Renter3
Owner
Taxes &
Insurance
Owner4 Renter Owner5
Extremely-Low-Income (<30% AMI)
1 Person (Studio) $25,300 $633 $633 $247 $247 $221 $386 $30,403 2 Person (1 Bedroom) $28,900 $723 $723 $265 $265 $253 $458 $37,720 3 Person (2 Bedroom) $32,500 $813 $813 $319 $319 $284 $494 $38,703 4 Person (3 Bedroom) $36,100 $903 $903 $405 $405 $316 $498 $33,539 5 Person (4 Bedroom) $39,000 $975 $975 $477 $477 $341 $498 $28,958 Very-Low-Income (31%-50% AMI)
1 Person (Studio) $42,150 $1,054 $1,054 $247 $247 $369 $807 $80,804 2 Person (1 Bedroom) $48,200 $1,205 $1,205 $265 $265 $422 $940 $95,544 3 Person (2 Bedroom) $54,200 $1,355 $1,355 $319 $319 $474 $1,036 $103,721 4 Person (3 Bedroom) $60,200 $1,505 $1,505 $405 $405 $527 $1,100 $105,750 5 Person (4 Bedroom) $65,050 $1,626 $1,626 $477 $477 $569 $1,149 $107,026 Low-Income (51%-80% AMI)
1 Person (Studio) $67,450 $1,686 $1,686 $247 $247 $590 $1,440 $156,704 2 Person (1 Bedroom) $77,100 $1,928 $1,928 $265 $265 $675 $1,663 $182,142 3 Person (2 Bedroom) $86,750 $2,169 $2,169 $319 $319 $759 $1,850 $201,248 4 Person (3 Bedroom) $96,350 $2,409 $2,409 $405 $405 $843 $2,004 $214,159 5 Person (4 Bedroom) $104,100 $2,603 $2,603 $477 $477 $911 $2,126 $224,012 Moderate-Income (81%-120% AMI)
1 Person (Studio) $85,350 $2,134 $2,489 $247 $247 $871 $1,887 $253,009 2 Person (1 Bedroom) $96,400 $2,410 $2,812 $265 $265 $984 $2,145 $288,231 3 Person (2 Bedroom) $108,450 $2,711 $3,163 $319 $319 $1,107 $2,393 $320,471 4 Person (3 Bedroom) $120,500 $3,013 $3,515 $405 $405 $1,230 $2,608 $346,747 5 Person (4 Bedroom) $130,150 $3,254 $3,796 $477 $477 $1,329 $2,777 $367,059

1. AMI limits based on 2023 HCD Income Limits, interest rate assumptions derived from 30-Year Fixed Rate Zillow estimates for California (as of September 15, 2022). Down payment derived from 2019 median down payment for first-time buyers per the National Association of Realtors Research Group Downpayment Expectations & Hurdles to Homeownership April 2020 report. The 2023 Monterey County AMI is $100,400.

2. Affordable monthly payment for renters and owners is assumed to be one-twelfth of 30% of median income applicable for the number of bedrooms. The exception is moderate-income owners, whose affordable payment is assumed to be is one-twelfth of 35% of median income applicable for the number of bedrooms as specified by HCD, pursuant to HSC 50052.5(b)(4)

3. Utilities are estimated according to the 2022 Monterey County Housing Authority Utility Allowance Schedule. Estimates are based on the combined average cost of gas and electric heating, cooking and water heating, as well as other electric, water, trash collection, sewer, air conditioning, refrigeration, and range/microwave across all unit types (i.e., elevator/high-rise/apartment/walk-up (multi-family), detached house/single-family dwelling, mobile/manufactured home, & row house/townhouse).

4. Taxes and insurance are assumed to be 35% of monthly affordable housing costs

5. Assumed 30-year amortization, 5.84% interest rate, 6.0% down payment and closing costs equal to 2% of the sale price.

Source: HCD State Income Limits, 2023; Monterey Housing Authority Utility Allowance Schedule, 2022; Zillow Mortgage Rates, September 2022; National Association of Realtors Research Group, Downpayment Expectations & Hurdles to Homeownership, April 2020; Dyett & Bhatia, 2022
Table B-3435: City of Monterey Housing Affordability by Income Group ATTACHMENT 3 / EXHIBIT A
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HOUSING MARKET COST TRENDS
Rental
In 2020, according to ACS estimates, the median contract rent in Monterey was $1,777. According to the Census, contract rent is the monthly rent agreed upon regardless of any furnishings, utilities or services that may be included. Data regarding contract rent excludes units for which no cash rent is paid. Table B-3536 illustrates that rent in the City is substantially higher than the county during the same year. Rents in the City and the county were substantially increased between the 2010 and 2020 period, increasing by about

50.8 percent and 41.3 percent, respectively.

Jurisdiction
2010 Median
Contract Rent
2015 Median
Contract Rent
2020 Median
Contract Rent
Monterey $1,178 $1,402 $1,777
Monterey County $1,033 $1,147 $1,460
Notes

1. County and regional counts are weighted averages of jurisdiction median using rental unit counts from the relevant year.

Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2006-2010 through 2016-2020, B25058 The distribution of contract rent by region is provided by ACS. As demonstrated in Chart B-10, most (65.5 percent) renter-occupied units in the City have contract rents below $2,000. Similarly, majority of Monterey County (79.3 percent) also have contract rents below $2,000.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25056 Table B-3536: Monterey and Regional Area Rents1, 2010 – 2020 Chart B-10: Contract Rents for Renter-Occupied Units, 2020 ATTACHMENT 3 / EXHIBIT A
Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2830, Packet Page 3158 City of Monterey 2023-2031 Housing Element Appendix B: Housing Needs Assessment B-38 Hearing Draft | June 2024
According to the gross rental estimates (i.e., including utilities and other costs) from Table B-3536 above and monthly affordable payments presented in Table B-3435, extremely-low-income households in Montereywould not be able to afford to rent an appropriately sized unit. However, larger extremely-low-income households could afford to a rent a unit with fewer bedrooms – for instance, a four-person household could afford to rent a two-bedroom unit. This mismatch may be one of the causes behind the city’s relatively high rate of overcrowding.All other income levels, including low- and very-low-income households, would be able to afford to rent an appropriately sized unit. Chart B-11 demonstrates this affordability gap for the typical extremely-lowincome household, which may require subsidies to ensure housing affordability.

Note: The typical household is a four-person, three-bedroom housing unit.

Source: IPUMS USA, 2015-2019 ACS; Dyett & Bhatia, 2021
Ownership Costs
Like many cities in the California, housing costs in Monterey have continued to rise over the last two decades. Home values are tracked using the Zillow Home Value Index (ZHVI), which is a smoothed, seasonally adjusted measure of the typical value for homes in the 35th to 65th percentile range. The regional ZHVI estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series. As demonstrated in Chart B-12, home values in the City have followed the same upward trend as Monterey County, though home values in the City are 30 percent more on average than in the county. Home values have continuously risen in the city and county since 2012, reaching nearly $1,130,600 in Monterey by January 2022.

Chart B-11: Rental Affordability Gap for the Typical Household ATTACHMENT 3 / EXHIBIT A
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In addition to the ZHVI, ACS provides estimates of home values for owner-occupied units. Shown in Chart B-13, this data confirms the similarity in home value across the region as indicated by the ZHVI. The ZHVI estimates the typical household is valued over $1,130,600, and the ACS similarly indicates that a quarter (about 25.5 percent) are valued at $1,000,000 or more. Given that housing costs have risen since the 2020 ACS, the 2022 ZHVI will be used to estimate housing value in the City of Monterey—although it should be noted that this may slightly overestimate housing cost.

Chart B-12: Monterey and Regional Area Zillow Home Value Index (ZHVI), 2001 – 2022 ATTACHMENT 3 / EXHIBIT A
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Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S2507 The ZHVI tracks a variety of types of owner-occupied housing units, including both single-family homes and condominiums. Table B-3637 provides a breakdown of the ZHVI by housing type and size between 2011 and 2022. In total, housing value has increased by about 97.10 percent between 2011 and 2022. Threebedroom units in particular have seen a high increase in value by about 100.2 percent during the period. As of 2022, the highest value housing type in Monterey is a five-bedroom or greater housing unit at $2,271,239.

Jurisdiction January 2011 ZHVI January 2022 ZHVI Percent Change (2011-2022) Total 573,603 1,130,599 97.10%
Single-Family 614,174 1,206,846 96.50%
Condo 355,771 641,695 80.37%
1 Bedroom 314,377 590731 87.91%
2 Bedrooms 448,098 885,421 97.60%
3 Bedrooms 609,608 1,220,362 100.19%
4 Bedrooms 886,319 1,630,253 83.94%
5+ Bedrooms 1,342,300 2,271,239 69.21%
Source: Zillow Home Value Index, January 2011 and January 2022 Chart B-13: Monterey and Regional Area Owner-Occupied Unit Values, 2020 Table B-3637: Monterey Zillow Home Value Index (ZHVI), 2011 – 2022 ATTACHMENT 3 / EXHIBIT A
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Given the ZHVI estimates provided in Table B-3637 and housing affordability levels from Table B-3435, it is apparent that no lower-income household can afford a home at an appropriate size. Some larger households may be able to afford units that have fewer bedrooms, which would lead to overcrowding. For instance, a four-person low-income household would be able to afford a $198,159 unit, which would only be sufficient to purchase a one-bedroom unit per the ZHVI. Moderate-income households would also not be able to afford to purchase a home at the appropriate size. This demonstrates a serious affordability gap for all households in the city, as households generally would not be able to afford to buy a home without significant subsidy. Increased housing production for a range of housing types would also help to increase affordability, but this analysis shows that housing is generally only affordable to households making more than 100 percent of AMI. Chart B-14 visualizes the affordability gap for the typical household, which is defined as a four-person household living in a three-bedroom housing unit.

Note: The typical household is a four-person, three-bedroom housing unit Source: Zillow Home Value Index, December 31, 2020; Dyett & Bhatia, 2022 Chart B-14: Ownership Affordability Gap for the Typical Household ATTACHMENT 3 / EXHIBIT A
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COST BURDEN
Cost burden, or overpayment, is defined as monthly shelter costs in excess of 30 percent of a household’s income. Severe cost burden is defined as paying over 50 percent of household income for shelter costs.

Shelter cost is defined as the monthly owner costs (mortgages, deed of trust, contracts to purchase or similar debts on the property and taxes, insurance on the property, and utilities) or the gross rent (contract rent plus the estimated monthly cost of utilities). HUD Comprehensive Housing Affordability Strategy (CHAS) data provides estimates of cost burden by tenure and income category. Estimates use the HUD Area Median Family Income (HAMFI) to determine overpayment. HAMFI is the median family income calculated by HUD for each jurisdiction in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI is not necessarily equivalent to other median income calculations due to a series of adjustments made by HUD.

According to 2015-2019 CHAS estimates, a total of 2,659 households experience cost burden (22.7 percent) while an additional 2,480 households experience severe cost burden (21.1 percent). This means that a little less than half of all households in the city experience some level of cost burden. Of the 5,139 households experiencing some level of cost burden, 1,764 of them are considered moderate- or above-moderate-income and 1,350 of them are considered lower-income. Thus, cost burden is not limited to lower income households.

Further, renters are particularly impacted by cost burden, as, unlike homeowners, they cannot build equity with their homes. Renters in Monterey tend to have higher rates of cost burden than owners – for instance,

52.3 percent of all renters experience some level of cost burden while only 30.1 percent of owners do. Rates are further unevenly distributed between renters and owners by income level, as evident in Table B-3738 below.

OVERCROWDED HOUSEHOLDS
According to the U.S. Census, overcrowding occurs where there is more than 1.01 persons per room (excluding bathrooms and kitchens) in an occupied housing unit and severe overcrowding occurs when there is more than 1.5 persons per room. Overcrowding typically occurs when there is an inadequate supply of affordable housing. As shown in Table B-3839, 664 out of 12,373 occupied housing units in the city were either overcrowded or severely overcrowded (5.4 percent). This is lower than the rate in Monterey County (13.6 percent).

Further, renters tend to experience overcrowding more often than owners. As shown in Chart B-15, about

1.3 percent of renter-occupied households experience overcrowding and 6.55 percent experience severe overcrowding. By contrast less than 1 percent of owner-occupied households any level of overcrowding.

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Income Category
Renters Owners Total Households2
Number Percent Number Percent Number Percent
Extremely-Low-Income (Under 30% HAMFI3)
No Cost Burden/Not Computed 95 1.31% 10 0.22% 105 0.89% Cost Burden 15 0.21% 45 1.00% 60 0.51%
Severe Cost Burden 630 8.70% 165 3.68% 795 6.78%
Very-Low-Income (30% - 50% HAMFI)
No Cost Burden/Not Computed 64 0.88% 25 0.56% 89 0.76%
Cost Burden 220 3.04% 165 3.68% 385 3.28%
Severe Cost Burden 650 8.97% 135 3.01% 785 6.69%
Low-Income (50% - 80% HAMFI)
No Cost Burden/Not Computed 250 3.45% 195 4.34% 445 3.79% Cost Burden 770 10.63% 55 1.23% 825 7.03%
Severe Cost Burden 310 4.28% 215 4.79% 525 4.47%
All Lower-Income (Under 80% HAMFI)
No Cost Burden/Not Computed 409 5.65% 230 5.12% 639 5.45% Cost Burden 1,005 13.87% 265 5.90% 1,270 10.83%
Severe Cost Burden 1,590 21.95% 515 11.48% 2,105 17.94% Moderate- and Above-Moderate-Income (Over 80% HAMFI)
No Cost Burden/Not Computed 3,045 42.03% 2,909 64.82% 5,954 50.75% Cost Burden 1,005 13.87% 384 8.56% 1,389 11.84%
Severe Cost Burden 190 2.62% 185 4.12% 375 3.20%
All Income Groups
No Cost Burden/Not Computed 3,454 47.68% 3,139 69.94% 6,593 56.20% Cost Burden 2,010 27.75% 649 14.46% 2,659 22.66%
Severe Cost Burden 1,780 24.57% 700 15.60% 2,480 21.14% Notes

1. According to HUD, households spending 30 percent or less of their income on housing expenses have no cost burden, households spending 31 to 50 percent of their income have cost burden, and households spending 51 percent or more of their income have severe cost burden.

2. Discrepancies in sums are due to rounding errors.

2. 3. HUD Area Median Family Income (HAMFI).

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Not Overcrowded Overcrowded Severely Overcrowded
Region Number Percent Number Percent Number Percent
Monterey 11,709 94.6% 105 0.8% 559 4.5%
Monterey County 110,606 86.4% 11,257 8.8% 6140 4.8%
Notes

1. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 Table B-3738: Cost-Burdened Households in Monterey by Income and Tenure1 Table B-3839: Overcrowding1 Severity by Region
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Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 Typically, in California, renters experience higher rates of overcrowding than homeowners because they are more likely to be lower income than are homeowners. Lower-income households in the city (those making less than 80 percent of AMI), generally tend to have higher rates of overcrowding. For instance, as shown in Table B-3940, among extremely-low-income households (i.e., those making less than 30 percent of AMI) 3.7 percent are considered overcrowded while 5 percent are severely overcrowded. Among households making between 31 to 50 percent of AMI and 51 to 80 percent of AMI, 2.4 percent and 3.8 percent are considered severely overcrowded. This may reflect a lack of both affordable housing and housing to meet the needs of all income levels.

Like tenure, rates of overcrowding are unevenly distributed by race/ethnicity. Chart B-16 below demonstrates the breakdown of overcrowding within various racial/ethnic groups. According to the Census Bureau, it “does not disaggregate racial groups by Hispanic/Latinx ethnicity. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here.” In addition, “[t]he racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled ‘Hispanic and Non-Hispanic' are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.”
Chart B-15: Overcrowding by Tenure and Severity in the City of Monterey ATTACHMENT 3 / EXHIBIT A
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Overcrowded Severely Overcrowded
Income Group Number Percent Number Percent
0%-30% of AMI 40 3.65% 55 5.02%
31%-50% of AMI 0 0.00% 30 2.39%
51%-80% of AMI 20 1.11% 69 3.83%
81%-100% of AMI 25 2.16% 122 10.52%
Greater than 100% of AMI 25 0.38% 210 3.20%
Notes

2. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas. The AMI levels in this table are based on the HUD metro area where this jurisdiction is located.

Source: American Community Survey 5-Year Data (2016-2020), Table B25004 Overcrowding is most prevalent among American Indian or Alaska Native, Other Races, and Hispanic or Latinx households as 20.8 percent, 5.3 percent, and 4.5 percent of each group experiences overcrowding, respectively. Overcrowding rates are comparable for White, non-Hispanic households (2.65 percent), Black or African American households of any ethnicity (1.26 percent), and for Asian households (0.81 percent).

Chart B-16: Overcrowding by Race/Ethnicity in Monterey
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B2501 Table B-3940: Overcrowding1 by Income Level and Severity in the City of Monterey ATTACHMENT 3 / EXHIBIT A
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Assisted Housing at Risk of Conversion

AVAILABILITY OF SUBSIDIZED HOUSING
State Housing Element law requires that communities identify the status of assisted low-income rental units that are “at risk” of conversion to market rent status within ten years of the statutory mandated update of the Housing Element (from January 2023 to January 2031). The California Housing Partnership (CHP) estimates that there are 5,864 low-income rental units in Monterey County. Table B-4041 shows that there are 64 units (0.09 percent) at moderate risk of conversion, 345 units (5.3 percent) at high risk, and 0 units (0 percent) at very high risk. There are no assisted units in the City with covenants expiring within the planning period; however, there are 64 subsidized rental housing in the City at risk of conversion to market rate within ten years of the planning period as shown in Table B-4142. Monterey's assisted housing inventory includes El Estero, Portola Vista, Montecito/Watson, and Dela Vina Apartments. While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state.

Consequently, there may be at-risk assisted units in the city that are not captured in this data table.

Source: California Housing Partnership, Preservation Database, 2022 Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at risk of converting to market rate usesto supplement the aggregate numbers provided in Table B-4041. The assisted housing inventory is available in Table B-4142 below. Several of these units are restricted for affordable use through the City’s Inclusionary Housing Program. Another large portion of these units are owned by nonprofits that provide housing for special needs groups.

Table B-4041: Assisted Units at Risk of Conversion
Monterey Monterey County
Risk Level1 Number Percent Number Percent
Low 142 0.01%
Moderate 0 0% 64 0.09%
High 0 0% 345 5.34%
Very High 0 0% 0 0%
Total 142 409
Notes

1. California Housing Partnership uses the following categories for assisted housing developments in its database:
• Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
• Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable nonprofit, mission-driven developer. • High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
• Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable nonprofit, mission-driven developer.

Table B-4142: Monterey Assisted Housing Inventory
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Project Name Project Address Project Type
Total
Units
Affordable
Units
Date
Constructed
Affordability
End Date
Portola Vista 20 Del Monte
Avenue
Seniors 62+
and/or
Disabled
64 64 1/31/2033
Montecito
Apartments –
Public Housing
242 Montecito
Street
Family 8 8 6/30/2036
Watson
Apartments –
Public Housing
531 Watson
Street
Family 5 5 6/30/2036
Van Buren Senior
Housing
613 Van Buren
Street
Seniors 19 18 2070
El Estero Senior
Housing
151 Park
Avenue
Seniors 26 26 8/31/2035
Casa de Los Robles 504 W.

Franklin Street
Special
Needs
6 6 2049
Dela Vina
Apartments
345 Dela Vina
Avenue
Family 14 14 9/30/2038
Total 142 141
Source: Housing Authority of Monterey, 2022, Community Development Block Grant 2020-2024 Consolidated Plan, & 2020-2021 Annual Action Plan, City of Monterey, 2020

COST ANALYSIS
State law requires the analysis of at-risk housing to identify “the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from low-income use, and an estimated cost of preserving the assisted housing developments.” The typical development cost of affordable housing projects in the City of Monterey is about $429,217 per unit. Estimates are derived from the average projected development costs per unit provided in recent California Tax Credit Allocation Committee (TCAC) project tax credit applications, see Table B-4243. If the 117 units identified by the CHP as facing some level of risk converted to market rate housing during the 10-year period, the total replacement cost would be about $50,218,389.

Project Name TCAC Application Year Per Unit Cost1
Van Buren Senior Housing 2016 $429,217.11

1. Derived from stated “true cash per unit cost” or “effective per unit costs”, where applicable, in TCAC project applications.

Source: California Tax Credit Allocation Committee, Project Staff Reports, 2016 The cost of preservation for the typical affordable housing project can be estimated by finding the difference between fair market rent and affordable rent. As shown in Table B-34the35, the affordable monthly rental payment for a very-low-income, four-person household in Monterey is $1,421. In fiscal year 2021 the HUD Fair Market Rent (FMR), or gross rent estimate, in the Salinas, CA HUD Metro FMR area for a threebedroom unit was $2,566. The difference between these two prices is about $1,145 in Monterey. Given this gap, the total cost of preserving all 117 low-risk units through covenants would be approximately $133,965 Table B-4243: Typical Development Costs of Affordable Housing ATTACHMENT 3 / EXHIBIT A
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per month or $1,607,580 per year. This translates to a cost of $16,075,800 over the 10-year period, or $137,400 per unit, which is less than the cost per unit of a new affordable housing development, as seen on Table B-4243. Though there are no at-risk units in Monterey during the planning period of 2023-2031, there are 117 assisted units at risk of conversion within ten years of the updated Housing Element.

RESOURCES FOR PRESERVATION
There are two primary resources available for preserving at-risk units (1) public agencies, nonprofit housing corporations, and tenant groups; and (2) public financing or subsidy programs. HCD maintains a current list of all “qualified entities” across the state, which are nonprofit or for-profit organizations or individuals that agree to maintain the long-term affordability of affordable housing developments. Table B-4344 provides the list of all qualified entities for Monterey County. The City would work with these organizations to preserve the housing units in danger of conversion.

Qualified Entity City Contact Email
Mid-Peninsula Housing Coalition
Foster City (650) 356-2900 info@midpenhousing.org
Affordable Housing Foundation San Francisco (415) 387-7834 [email protected] South County Housing, Inc. Gilroy (408) 842-9181 [email protected] Peoples' Self-Help Housing Corp. San Luis Obispo (805) 540-2452 [email protected] CHISPA Inc. Salinas (831) 757-6251 [email protected] ROEM Development
Corporation
Santa Clara (408) 984-5600 Ext 17 [email protected]
Source: HCD, May 2021
Energy Conservation
Household energy consumption, along with transportation, constitutes a significant proportion of total urban energy use. Efforts to reduce or minimize the overall level of urban energy consumption are essential to mitigate the high costs of energy and the environmental impacts of energy use.

Reductions in energy use can be achieved through the coordination of land development and transportation infrastructure. Located between the California coastline and the Santa Cruz Mountains, the City of Monterey has relatively little vacant land and few opportunities for development in previously undeveloped areas. There are opportunities for new housing along the city's commercial corridors and downtown, where redevelopment of underutilized commercial sites and surface parking lots present opportunities for redevelopment with residential and mixed-use development. Additionally, there are opportunities for smaller-scale housing such as accessory dwelling units (ADUs) and Senate Bill 9 development in established residential neighborhoods. This pattern of infill development tends to be more energy efficient than conventional suburban single-family residential development, not only because of the compact size and scale of the built form, but also because it results in fewer vehicle miles traveled and less gasoline consumption per capita.

To achieve energy conservation goals, the City will continue strict enforcement of the building standards of the 2019 edition of the California Building Standards Code, Title 24 of the California Code of Regulations and amendments related to energy conservation. Title 24 establishes energy budgets or maximum energy Table B-4344: Qualified Entities in Monterey
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use levels for dwelling units. The standards of Title 24 supersede local regulations and mandate implementation by local jurisdictions.

The City prepared and adopted a Climate Action Plan (CAP) in 2016 using both 2005 and 2012 emissions, provided by the Greenhouse Gas (GHG) Inventory. The CAP provides a policy framework to reduce citywide GHG emissions and improve the sustainability of community, while setting the stage for building additional climate resilience. A number of objectives and strategies, which continue to be implemented by the City, target the reduction of residential emissions. The City also adopted the California Green Building Standards Code (CALGreen) in 2013, and continue to update CALGreen standards in the City Code as new versions become available. CALGreen requires all permitted residential and non-residential construction, demolition, and additions/alterations projects to recycle or salvage a minimum 65 percent of nonhazardous construction materials from the project. The City can require contractors to develop and maintain a waste management plan and document diversion and disposal, or utilize a waste management company that can provide verifiable documentation that it meets 65 percent waste diversion, or use a waste stream reduction alternative.

The City of Monterey is serviced by CCCE which provides 100% renewable energy to its customers and offers various energy conservation programs to residents and businesses in the city. There are a variety of retrofit and energy savings programs to encourage owners to provide buildings and appliances that are as energy efficient as possible.

Projected Housing Need

RHNA BY INCOME GROUP
The “demand” for housing is based on the total number of households divided into four household income categories. These income categories are based on the median household for Monterey County. The Association of Monterey Bay Area Governments and HCD classify income as follows:
• Extremely low-income: 30 percent of area median income and below • Very low-income: 31 to 50 percent of area median income • Low-income: 51 to 80 percent of area median income
• Moderate-income: 81 percent to 120 percent of area median income • Above moderate-income: over 120 percent of area median income

REGIONAL HOUSING NEEDS ALLOCATION
California’s Housing Element law requires that each city and county develop local housing programs designed to meet its “fair share” of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments (COG) and HCD. The Association of Monterey Bay Area Governments (AMBAG) is the COG responsible for allocating to jurisdictions in the Monterey Bay area their fair share of the region’s projected housing needs, known as the Regional Housing Needs Allocation (RHNA). A fair share of housing units is calculated for each of four income groups based on a jurisdiction’s current share of housing for different income levels and on the jurisdiction’s amount of available vacant land.

Fair share needs are allocated over the planning period for every jurisdiction’s Housing Element. This cycle, the Planning Period is 2023-2031. The intent of RHNA determinations is to ensure that local jurisdictions address not only the needs of their immediate areas but also help meet the housing needs for the entire ATTACHMENT 3 / EXHIBIT A
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region. A major goal of RHNA is to ensure that every community provides an opportunity for a mix of affordable housing to all economic segments of its population. Jurisdictional allocations are made to guarantee that adequate sites and zoning are provided to address existing and anticipated housing demands during the planning period and that market forces are not inhibited in addressing the housing needs for all populations within a particular community.

For the 2023-2031 period, AMBAG’s adopted 2020 Final RHNA figures identify an overall construction need of 3,654 new units in Monterey, an increase from the prior cycle’s allocation of 650 new units. Table B-4445 shows the income breakdown of these units.

Income Group % of County AMI Number of Units Allocated Percent of Total Allocation Very Low 0-50% 1,177 32.2%
Low >50‐80% 769 21.0%
Moderate >80‐120% 462 12.6%
Above Moderate 120%+ 1,246 34.1%
Total 3,654 100.0%
Source: Association of Monterey Bay Area Governments, 2022 Table B-4445: Regional Housing Needs Allocation 2023-2031 ATTACHMENT 3 / EXHIBIT A
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APPENDIX
C

HOUSING

CONSTRAINTS
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C.1 Non-Governmental Constraints..................................................................................... C-1 C.2 Governmental Constraints ........................................................................................... C-18 C.3 Land Use and Development Regulations..................................................................... C-22 C.4 Provision for a Variety of Housing Types .................................................................... C-31 C.5 Housing Regulations ...................................................................................................... C-39 C.6 Permits and Processing Procedures ............................................................................ C-42 C.7 Fees.................................................................................................................................. C-47 C.8 Cumulative Effect of Land Use Controls and Site Conditions .................................. C-51 C.9 Transparency in Development Regulations ................................................................ C-52 C.10 Coastal Zone Analysis.................................................................................................... C-52 C.11 Key Findings.................................................................................................................... C-53 ATTACHMENT 3 / EXHIBIT A
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Housing Constraints
State law requires housing elements to identify and evaluate potential and actual governmental and nongovernmental constraints that affect a jurisdiction’s ability to maintain and improve existing housing and develop housing to meet its housing needs. Governmental constraints can include land use regulations, fees and exactions, and processing and permitting times, among others. Non-governmental constraints can be infrastructural, environmental, or market based. This appendix provides an assessment of these constraints to help identify any approaches the City of Monterey could use to reduce or overcome these constraints and improve its ability to meet its housing needs.

C.1 Non-Governmental Constraints
Non-governmental constraints range from environmental factors such as flooding, wildfire, and seismic hazards to economic conditions including the cost and availability of financing, labor supply, the cost of materials and, more recently, supply chain problems. These conditions can hamper residential development and are, for the most part, beyond the ability of local government to control. Nevertheless, there are approaches they might use to help offset the impacts of these constraints through their planning and regulation of land use and development.

In Monterey, the most significant non-governmental constraint to residential development is water supply as the region has been subject to a Cease-and-Desist Order since 1995 and the issue has yet to be resolved.

Other major non-governmental constraints to residential development include the high cost of land and construction costs. Although many constraints are driven by market conditions, jurisdictions have leverage in instituting policies and programs to address such constraints. The discussion below analyzes these constraints, and some approaches Monterey could employ to mitigate their effects.

WATER SUPPLY
The primary constraint to development on the Monterey Peninsula is water supply. Most of the Monterey Peninsula, including the City of Monterey, is supplied by the California American Water Company (Cal Am) through wells in Carmel Valley, a dam on the Carmel River, and a well drawing from the Seaside Aquifer. Historically, the Carmel River provided the bulk of water supply to the Monterey Peninsula; however, in 1995, the State Water Resources Control Board (SWRCB) adopted Order WR 95-10, which found that Cal Am was diverting about 10,730 acre-feet per annum of water from the Carmel River without a valid basis of right and directed that Cal Am should diligently implement actions to terminate its unlawful diversion. The restrictions are in place to limit the amount of water from the Carmel River to protect critical habitat and endangered species; however, they have effectively halted the development of housing in the region and severely impacted the development of workforce housing, resulting in workers who work on the Monterey Peninsula living far outside the community and enduring long and expensive commutes.

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Over the years, there have been multiple amended orders, the most recent of which in 2016 established a reduction in diversions over time and required that Cal Am "diligently implement actions to terminate its unlawful diversions from the Carmel River and shall terminate all unlawful diversions from the river no later than December 31, 2021." The last illegal diversion was terminated in compliance with the SWRCB 1995 order, but the region remains subject to the order until a new water supply has been in operation for a number of years. Until that the order is lifted, there is no additional public water supply available to serve new development and no new water meters can be installed. Therefore, the vision to create new housing opportunities is not possible without resolving the Peninsula’s water moratorium.1 In the interim, some properties have water credits that can be reused for new residential or commercial development if adequately sized water meters exist. While developing specific plans for future growth areas, the City created a database of underutilized properties and water credits associated with each property.

These underutilized properties are identified in the specific plans. There are opportunities to consolidate adjacent properties under a single ownership to facilitate redevelopment and provide new housing units by sharing the water credits. The City has had some success in this effort, generating new housing in infill areas; however, full development potential of these areas is often unmet due to the lack of water. Likewise, the City has been approached by landholders/developers interested in seeking entitlements for new housing projects, but again are unable to move forward due to the water supply challenge. Some property owners are considering wells that are costly but possible alternatives.

The City is required by state law to plan for 3,654 new housing units. While the AMBAG RHNA allocation requires the City to plan for 3,654 new housing units, there may not be sufficient water supply allocated to meet water demands to construct all 3,654 units by 2031. The required RHNA allocation for the City of Monterey would result in approximately 7,819 new residents2 . The Monterey Peninsula Water
Management District’s (MPWMD) adopted Technical Memorandum 2022 Supply and Demand Forecast3 only includes forecasted water demands for a population increase in Monterey of 1,469 new residents by 2045 (2045 Monterey projected population of 29,639 – 2020 Monterey population estimate of 28,170) (Table C-1, Adopted 2045 Water Demand Projections).

In summary, MPWMD’s 2045 Water Demand Forecast includes the following assumptions:

MPWMD’s forecast is based on the AMBAG 2022 Regional Growth Forecast and uses current 5-year average water production, a measure of the total water required to “feed” the system for customer use, before losses and fire flows, as the base. Starting with three years of actual consumption data (2017, 2018, and 2019 – pre-COVID), MPWMD allocated consumption for residential and non-residential by political jurisdiction, based on the proportionate percentages of each then mapped the current base production to the same proportions.

Assuming all prospective population and housing growth is captured in AMBAG’s Regional Growth Forecast and all commercial economic expansion occurs at the same rate as AMBAG’s employment projections, MPWMD offers the following water demand forecast”2 (Pg 6 of MPWMD report; Refer to Table C-1 below). 1 City of Monterey, Council Agenda Report from Kimberly Cole, AICP, Community Development Director, March 15, 2022.
2 City of Monterey’s RHNA allocation of 3,654 units x 2.14 persons per household (Census 2017-2021) = 7,819 new residents. https://www.census.gov/quickfacts/montereycitycalifornia 3 2022. MPWMD. Technical Memorandum. 2022 Supply and Demand Forecast. Adopted September 19, 2022.

Available online: https://www.mpwmd.net/wp-content/uploads/2022-Supply-and-Demand-Forecast-wAttachments-1.pdf ATTACHMENT 3 / EXHIBIT A
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Table C-1: MPWMD Adopted 2045 Water Demand Projections
While the City is not required to construct housing to fulfill the RHNA allocation, the City Council is committed to addressing the City’s shortage of affordable housing. The City Council adopted a set of specific program, policy, or projects that support the City’s Strategic Priorities. Under Value Driver #5 and #6, the City Council supports staff work programs that focus on providing affordable housing and securing water resources to provide this housing.
• Value Driver #5: Champion regional and local efforts to secure adequate, affordable, and sustainable water sources for the city, now and into the future. The Council recognizes that access to a dependable supply of fresh water is a significant gating factor that impacts the City’s ability to provide affordable housing and promote economic vitality consistent with the goals described in the City’s General Plan. Securing water sources is a strategic priority for staffs’ work program efforts. This strategy includes staff continuing to advocate and lobby on behalf of the City of Monterey’s interests on Source: MPWMD. 2022, Appendix D, page 115.

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regional water issues, with an emphasis on securing water for affordable housing projects.
• Value Driver #6: Support efforts and policies that provide equitable access to affordable housing in Monterey and the region. The Council embraces efforts that provide equitable access to affordable housing, including balanced approaches to increase housing supply, rental resources and assistance, and housing rehabilitation grants to homeless, low-income, senior, and disabled individuals. This strategy includes staff efforts that support affordable housing through modern zoning policies/ordinances, ADU policies, housing grants, review of density requirements, and consideration of City-owned sites for affordable housing; and addressing homelessness through programs, partnerships, and support of homeless service agencies.4 Recognizing the urgent need for housing in Monterey, the City Council has petitioned the State Water Resources Control Board (SWRCB) to lift the Cease-and-Desist Order now that the illegal diversions have ceased; and has asked the Monterey Peninsula Water Management District (MPWMD), responsible for developing long-term water supply for the Monterey Peninsula cities in the district, to support the request.

In a letter dated April 13, 2021 to the SWRCB, the City requested relief from the Cease-and-Desist Order for health and safety needs related to housing. The letter states:

Housing production in the City of Monterey is basically at a standstill due to the Ceaseand-Desist Order (CDO). Last year, the City only produced 13 accessory dwelling units.

These units could only be developed when the main home’s water credits were reduced such as bathroom removed. Housing production in the City is woefully inadequate to meet demand, prevent homelessness and meet State and regional housing goals for the City.

There are at least 441 units in the pipeline readying for construction including: 289 units on Garden Road and 152 100%-affordable housing units on City owned parcels. In addition to the 289 units proposed on Garden Road, the District’s request from relief would allow up to 400 units. The City would need approximately 25 acre feet of water to construct the 400 housing units. Without relief from Condition 2, development of these projects is uncertain4
The SWRCB denied the request, but the agency recently expressed support for the regional desalination plant.

There are long-range water supply projects that will create and expand three water supply sources for the Monterey Peninsula to reduce regional demand on groundwater and the Carmel River. The overall Monterey Peninsula Water Supply Project (MPWSP) involves several major components – the Cal-Am desalination facility consolidated with other water infrastructure serving the area, including a water recycling project (Pure Water Monterey) purchased from the Monterey Regional Water Pollution Control Agency (MPWPCA), and an Aquifer Storage and Recovery (ASR) wells project (Figure C-1). 4 City of Monterey, January 25, 2023. City Council Special Meeting. Amended Agenda. https://isearchmonterey.org/OnBaseAgendaOnline/Meetings/ViewMeeting?id=5626&doctype=1 ATTACHMENT 3 / EXHIBIT A
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Figure C-1: MPWSP Overview

DESALINATION FACILITY
On November 17, 2022, the California Coastal Commission approved a Consolidated Coastal Development Permit for the California-American Water Company (Cal-Am) to construct and operate a desalination facility, a well field, water transmission pipelines, pump station, and other related infrastructure. The desalination facility will be part of the overall MPWSP. The desalination facility would provide potable water for customers in Cal-Am’s service area in the Monterey Peninsula region, which have experienced decades of water shortages resulting from drought, overpumping of groundwater sources, seawater intrusion, proposed supply projects not being completed, and other causes. The Monterey Peninsula region faces unique water supply challenges that are likely to be exacerbated by climate change. The desalination facility would be constructed in phases, a smaller initial phase would produce 4.8 million gallons per day (“mgd”) per year (~5,372 acre-feet) and the second phase, which would produce a combined total of 6.4 mgd per year (~6,250 acre feet per year), would occur only if Cal-Am can demonstrate a need for the additional water supply and demonstrate that the first phase has been operating in a manner that is protective of local groundwater supplies and nearby wetlands.

The desalination facility will use advanced slant well technology to draw ocean water from beneath a sandy beach located at the former CEMEX industrial sand mining facility in Marina, thereby minimizing any harm to marine life. At the Project’s maximum build-out, it would include up to six new slant wells to be located within a Cal-Am easement in part of the CEMEX sand mining facility near the Monterey Bay shoreline in the City of Marina. The Project would also include conversion of a test slant well to a permanent well on the same site, as well as four main pipelines, with part of each in the coastal zone. The desalination facility itself would be constructed inland of the coastal zone and would discharge processed saline brine to an existing outfall operated by the regional wastewater treatment agency, Monterey One Water (“M1W”).

This outfall line would need to be modified in order to discharge the brine. The treatment plant will be powered with 100 percent renewable power or equivalents to achieve net-zero Greenhouse Gas emission.

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Cal Am says it expects to have the project operational in five years. 5 The SWRCB submitted two comment letters to the California Coastal Commission in association with the Cal-Am Coastal Development Permit application for the desalination plant (Coastal Commission application 9-20-0603). Eileen Sobeck, SWRCB Executive Director, in her letter dated October 25, 2022 stated:

State Water Board Order 2016-0016 provides that the conditions of the State Water Board’s orders remain in effect until “Cal-Am certifies, with supporting documentation, that it has obtained a permanent supply of water that has been substituted for the water illegally diverted from the Carmel River” and the Deputy Director of the State Water Board’s Division of Water Rights concurs with the certification.

Cal-Am will not report its water use for Water Year 2021-2022 until February 1, 2023, and therefore the State Water Board is not yet able to determine whether Cal-Am is in compliance with their water rights (including permit terms such as maximum annual diversion limits). Because of the present uncertainty of Cal-Am’s compliance, the State Water Board recently denied requests to modify or lift the cease-and-desist order (Eileen Sobeck, letter to David Stoldt, July 28, 2022). As California has just experienced its driest three-year period on record, continued unlawful diversions will cause even greater harm to the Carmel River’s protected fish and wildlife.

Although Cal-Am and the Monterey Peninsula Water Management District (MPWMD) have implemented various measures to reduce diversions from the Carmel River, it is undisputed that Cal-Am has not yet secured a permanent replacement water supply. CalAm and MPWMD have made efforts to reduce demand, including programs encouraging conservation by business and residential customers, water efficiency requirements, and tiered conservation rates, and to develop new supplies, such as the Sand City desalination plant, Pebble Beach water recycling facility, and new lawful rights in the Carmel River.

Cal-Am currently relies on Pure Water Monterey to produce 3,500 acre-feet per year. The California Public Utilities Commission will consider whether to authorize Cal-Am to enter into a water purchase agreement for the Pure Water Monterey expansion project, which could provide an additional 2,250 acre-feet annually of treated water by 2024 or 2025.

The Pure Water Monterey expansion project may constitute an important component of a permanent replacement water supply, if it is developed and demonstrated to be a reliable, drought-resilient water source. However, based on regional housing needs, source reliability, and the effects of aridification on California’s water supplies, the State Water Board believes it is prudent for Cal-Am to pursue additional sources of water that are sustainable and urges the Coastal Commission to consider the proposed desalination facility as a potentially vital municipal water supply that also could help to protect one of the region’s most important environmental assets.

The water supply for the Monterey Peninsula remains precarious, and will continue to be so until a long-term, resilient replacement water supply is developed. The conditions of the State Water Board’s orders remain in effect, including a prohibition on new water 5 California Coastal Commission, Staff Report: Recommendation on Appeal De Novo. November 17, 2022. https://www.coastal.ca.gov/meetings/agenda/#/2022/11
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service connections served from the Carmel River. The State Water Board supports CalAm’s efforts to develop a diverse and drought-resilient water supply portfolio.

Desalination that is appropriately permitted and conditioned to protect the environment can be one part of a long-term water supply solution.

The Regional Water Quality Control Board, Central Coast Region (Central Coast Water Board) has permitting authority over the desalination facility project and will apply subdivision (b) of section 13142.5 of the Water Code and the California Ocean Plan in the exercise of that authority.6

WATER RECYCLING FACILITY (PURE WATER MONTEREY/GROUNDWATER

REPLENISHMENT PROJECT (PWM/GWR PROJECT)
Pure Water Monterey Groundwater Replenishment Project (PWM/GWR) is an advanced water recycling project, jointly developed by two public agencies - a partnership between Monterey One Water and MPWMD. The project recycles wastewater through an advanced treatment process. The primary objective of the PWM/GWR Project was to replenish the Seaside Groundwater Basin (Seaside Basin) with 3,500 acrefeet per year (AFY) of purified recycled water to replace a portion of California American Water’s (CalAm) water supply as required by SWRCB orders. The PWM/GWR Project as approved in 2015, included a 4.0 million gallon per day (mgd) capacity Advanced Water Purification Facility for treatment and production of purified recycled water for conveyance and injection into the Seaside Basin using conveyance pipelines, a booster pump station, and a series of shallow and deep Injection Wells. The injected water would then mix with the existing groundwater and be stored for extraction and urban use by CalAm.

After the approval of the PWM/GWR Project, minor changes to components of the PWM/GWR Project were subject to discretionary action by responsible agencies. These actions included approval of a water distribution system permit by MPWMD, including the addition of the Hilby Pump Station and minor realignments to the Monterey Pipeline. On October 30, 2017, the M1W Board approved modifications to the PWM/GWR Project (Addendum No. 3 to the PWM/GWR Project, “Addendum No. 3”) to increase the operational capacity (peak or maximum flowrate) of the approved Advanced Water Purification Facility from 4.0 mgd to 5.0 mgd. The purposes of the 2017 modifications were to enable delivery of 600 AFY of purified recycled water to Marina Coast Water District (MCWD) for urban landscape irrigation by MCWD customers and to allow the shared use of existing pipelines and new pipelines and storage facilities for this irrigation use and for conveyance of purified recycled water to Injection Wells in the Seaside Basin7 .

Using proven, advanced, multi-stage treatment to provide a safe, reliable and sustainable drinking water supply that will comply with or exceed strict state and federal drinking water standards, the PWM/GWR Project will reduce water taken from the Carmel River and the Seaside Basin. It also provides a source of tertiary treated water for the Salinas Valley agricultural industry while providing treatment for their impaired surface waters. In doing so, it will help meet regulatory orders and enhance water supply reliability by diversifying local water sources8
.
6 California Coastal Commission, Staff Report: Recommendation on Appeal De Novo. November 17, 2022.

Correspondence from Elected Officials, Tribal Officials, and Organizations:
https://www.coastal.ca.gov/meetings/agenda/#/2022/11 7 Monterey One Water and MPWMD, Draft Supplemental EIR for the Proposed Modifications to the Pure Water Monterey Groundwater Replenishment Project, November 2019.

Viewed 1/24/2023 (pg 1-2). https://purewatermonterey.org/wp/wp-content/uploads/Main-Body-of-M1W-DraftSupplemental-EIR-Nov-7-2019.pdf 8 Monterey Peninsula Water Supply Project. About Us. Viewed 1/24/2023. https://purewatermonterey.org/about-us/ ATTACHMENT 3 / EXHIBIT A
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AQUIFER STORAGE AND RECOVERY PROJECT
The MPWSP will expand Cal-Am’s current Seaside Groundwater Basin ASR project – a partnership with MPWMD – which captures excess winter flows in the Carmel River (~December 1st through May 31st) from the Carmel River Alluvial Aquifer for storage in the Seaside Aquifer, and conveys the water to the Seaside Basin via the existing Cal-Am delivery system, and injecting the water into ASR wells for subsequent recovery and delivery to Cal-Am customers during dry periods (normally June 1st through November 30th of the water year the water is injected). Winter flows are considered excess only when they exceed what is needed to protect the river’s threatened population of steelhead9 .

LOCATION AND DEVELOPMENT
The City of Monterey covers 8.67 square miles of land area, or approximately 5,551 acres, and 3.57 square miles of water area in the Monterey Bay that is within the Monterey City limits. The city is bordered by the cities of Seaside and Del Rey Oaks to the north and northeast; Pacific Grove to the northwest; and unincorporated Monterey County to the east and south. The City’s Planning Area includes unincorporated lands within the County of Monterey that may ultimately be annexed by the city as well as unincorporated land not being considered for annexation, but that may affect Monterey’s planning. 10 Human-made constraints to the location and size of housing development exist and include the Monterey Peninsula Airport and the variety of military facilities and other institutions operating within and adjacent to the city, which provide jobs that have an impact on housing demand but are not subject to municipal regulation. The Monterey County Airport Land Use Commission adopted the Airport Land Use Compatibility Plan (ALUCP). The ALUCP identifies safety and noise hazards associated with the airport and recommends areas where certain uses should not be located. The ALUCP Table 4 B establishes the following prohibitions affecting residential construction:

Zone 1 – Prohibits all structures except ones with location set by aeronautical function Zone 2 – Prohibits all residential except for very low density residential and infill in developed areas Zone 3 – Prohibits all residential except for low density residential and infill in developed areas Zone 4 – Prohibits buildings with greater than 3 aboveground habitable floors Zone 5 – Prohibits residential except for very low residential and infill in developed areas. 11 Airplanes generate significant noise and the ALUCP identifies the airport’s noise contours. The 65dB contour is predominantly limited to the airport’s jurisdiction. The City requires compliance with the California Building Code, which requires new residential construction to have an interior sound rating of 45dB.

As identified above, various institutions constrain the location and size of housing development. The Coast Guard Station, Defense Language Institute (DLI), Monterey Peninsula College (MPC), the Monterey Institute for International Studies (MIIS) and the Naval Post Graduate School (NPS) are important institutional uses within the city limits that are not subject to local land use regulation. Total full-time 9 MPWMD. Resolution No. 2016-12. Viewed 1/24/2023. https://www.mpwmd.net/resolutions/2016/Resolution2016-

12.pdf 10 California Government Code Section 65301(a) requires cities to plan for “all of the territory outside its boundaries that in its judgment bears relation to its planning.” This area includes all the territory within a city’s sphere of influence, which is the probable physical boundary and service area of a local agency as approved by the Local Agency Formation Commission. (Government Code Section 56425 (a)). 11 Monterey County, Airport Land Use Compatibility Plan, Adopted February 25, 2019, pp. 4-23 and 4/24 https://www.co.monterey.ca.us/home/showpublisheddocument/75251/636875603145330000 ATTACHMENT 3 / EXHIBIT A
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enrollment at NPS, MPC, and MIIS was 10,479 in 2019 compared with a total population of 28,099 for the entire city.12 The four military institutions in the City of Monterey, the Defense Language Institute, the Naval Post Graduate School, Naval Research Laboratory, and the Coast Guard Station together comprise nearly 30 percent of the total acreage within the City limit.

ENVIRONMENTAL CONSTRAINTS
There are environmental constraints to development in Monterey due to its location and natural environmental conditions. Environmental factors such as topography, soils, geologic conditions, seismic hazards, sea level rise, and wildfires all pose constraints to some degree. Table C-2 below summarizes the environmental hazards most likely to affect housing development in Monterey, based on analysis conducted for the Monterey County Multi-Jurisdictional Hazard Mitigation Plan. The City’s challenge is to integrate new housing into the community in consideration of these constraints. Identification of sites available for housing and realistic capacity projects reflect this challenge.

Table C-2: Local Hazards Likely to Affect Housing
Hazard Type Geographic
Extent
Likelihood
of
Occurrence
Magnitude/
Severity Impact
Ranking
(Out of
16)
Degree of
Risk
Drought & Water
Shortage 3.3 3.1 3.0 3.2 12.6 High
Wildfire 3.1 2.0 3.7 3.8 12.6 High
Coastal Flooding 2.9 3.0 3.1 3.1 12.1 High
Pandemic 3.1 2.9 3.0 3.1 12.1 High
Sea Level Rise 2.7 2.9 3.1 3.4 12.1 High
Earthquake 2.9 2.6 3.0 3.4 11.9 Substantial
Water
Contamination 3.0 2.3 3.3 3.3 11.9 Substantial
Coastal Erosion 2.7 2.9 2.9 2.9 11.4 Substantial
Utility Interruption 3.1 2.7 2.7 2.7 11.2 Substantial
Tsunami 2.3 2.3 3.1 3.1 10.8 Substantial
Windstorms 2.8 2.8 2.6 2.6 10.8 Substantial
Slope Failure 2.6 2.6 2.6 2.6 10.4 Substantial
Stormwater
Flooding 2.4 2.7 2.4 2.4 9.9 Moderate
Flash Flood 2.0 2.0 2.0 2.3 8.3 Moderate
Riparian Flooding 1.7 1.9 1.8 1.5 6.9 Possible
Hazardous
Materials Incident 1.8 1.9 1.7 1.8 7.1 Possible
Note: The County’s Multi-Jurisdictional Hazard Mitigation Plan also identifies human-caused hazards, such as cyberthreats, targeted violence, and terrorism, and public health hazards, which do not generally impact buildings and critical infrastructure. The Disaster Mitigation Act does not require an assessment of human-caused hazards and they are not included in this table.
12 City-Data.com, https://www.city-data.com/city/Monterey-California.html Source: County of Monterey, Multi-Jurisdictional Hazard Mitigation Plan, Volume 2, Table H-2, March 2022 https://www.co.monterey.ca.us/home/showpublisheddocument/117501/638034094445670000; Dyett & Bhatia, 2022 ATTACHMENT 3 / EXHIBIT A
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The impacts of local hazards and the environmental conditions most likely to impact housing conditions are summarized below:
• Drought and Water Shortage. The entire population of Monterey is vulnerable to drought events.

Drought can affect people’s health and safety, including health problems related to low water flows, poor water quality, or dust. Other possible impacts include recreational risks; effects on air quality; diminished living conditions related to energy, air quality, and hygiene; compromised food and nutrition; and increased incidence of illness and disease. Water shortages can affect access to safe, affordable water, with substantial impacts on low-income families and communities burdened with environmental pollution. A prolonged drought could also cause economic impacts. Increased demand for water and electricity may result in shortages and higher costs of these resources. While economic impacts will be most significant on industries that use water or depend on water for their business, cascading economic effects can hurt many sectors of the economy. Tourism, a major economic driver in the City, will likely be impacted by drought conditions and thereby impact the local economy. There is no agricultural land within the City limit but agriculture is likely be impacted by drought conditions and is a major economic driver in Monterey County, which could affect the city economically.13 • Climate Change and Sea Level Rise. 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 identified above. Climate change will have a measurable impact on the occurrence and severity of natural hazards. Increasing temperatures and rising sea-levels will have direct impacts on public health and infrastructure. Drought, coastal and inland 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 rural economies, along with changes to agriculture and crops, which are a critical backbone of Monterey County’s economic success. There will also be negative impacts to ecosystems, both on land and in the ocean, leading to local extinctions, migrations, and management challenges. Hazards associated with climate change and sea level rise include drought, coastal flooding, cliff and shoreline erosion.
1 • Coastal Erosion. Coastal areas along Monterey Bay, especially dune deposits, are highly susceptible to coastal erosion from waves and tidal events. Erosion potential varies along the length of the coast.

Variability in erosion rates is caused by several factors including sea level, wave patterns influenced by the form of the ocean floor, storm patterns, and the structure and character of dunes in localized areas.

Historic average coastal bluff retreat rates have been highest in the former Fort Ord area, averaging up to eight feet per year. Average erosion rates decrease downcoast to about three to five feet per year in Sand City. Farther south, within the City limit, average erosion rates are estimated to be one to two feet per year. Coastal erosion would be a significant factor for any development proposed along the margin of Monterey Bay.14
• Seismic Hazards. The California Department of Mines and Geology defines active faults as those that have experienced movement within the past 11,000 years. Mapping conducted for the National Earthquake Hazards Reduction Program in 1994 identified two faults in the Monterey and Seaside area as active faults, the Tularcitos and Navy fault zones, which extend toward Monterey Bay from the Carmel Valley. The Navy fault goes through developed areas within the city and is believed to be a 13 County of Monterey, Multi-Jurisdictional Hazard Mitigation Plan, Volume 2, March 2022, pp. H-6 and H-7 https://www.co.monterey.ca.us/home/showpublisheddocument/117501/638034094445670000 14 City of Monterey General Plan Update EIR, 2004, p. 2-53 ATTACHMENT 3 / EXHIBIT A
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continuation of the Tularcitos fault based on mapping done in 1997. The city could also be affected by activity on the San Andreas Fault, the most significant fault in the region, located in eastern Monterey County. Earthquakes on any of the local faults or on other faults located in the vicinity or region could produce significant seismic shaking within the Planning Area. 15, 16 Monterey’s entire population 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 12,204 residential and non-residential buildings in the city, with a total value of $6,677,984,992. Since all structures in the city are susceptible to earthquake impacts to varying degrees, this represents the property exposure to seismic events.

About 723 residential properties are also susceptible to earthquake-induced liquefaction and 700 could be affected by earthquake induced landslides.
17 Additional development anywhere in Monterey will
expose more people and buildings to all types of seismic hazards. Seismic shaking is considered the most significant hazard; hazards from liquefaction, differential settlement, and slope failure are expected to be less widespread as the surface and subsurface conditions associated with these hazards is geographically limited.17
• Topography and Slopes. Topography and slope within the city are quite variable. Lands along the margin on Monterey Bay tend to be relatively flat but sloped towards the bay. Much of the upland portion of the city is incised by a series of intermittent stream channels that have cut into surface soil and subsurface geologic formations, leaving a series of mesas that trend towards the bay. Much of the city is built on these mesas and on the more level margins of the bay. The northern terminus of the Santa Lucia Mountains is the major regional landform that forms the backdrop to Monterey. Due to slope and access constraints, development within this area tends to be less dense. Steep slopes within the City tend to be located along stream channels and within the hillside areas, including areas where slope exceeds 25 percent.18
• Wildfire Hazards. The California Department of Forestry and Fire Protection (CALFIRE) has delineated Fire Hazard Severity Zones throughout California. Areas most likely to experience wildfire are designated as Very High or High Fire Hazard Severity Zones (VH/HFHSZ), and structures in these zones can be potentially impacted. Within VHFHSZs, special building code standards and defensible space provisions, designed to minimize the loss of life, resources and property from wildfire, apply.

Several areas in the south and southwest of the Monterey city limits are within the VHFHSZ, including the Skyline, Monterey Vista, and Glenwood neighborhoods. These areas are primarily residential, but contain two hospitals, considered critical facilities.
• Soil Erosion and Expansion. Depending on soil type and slope, new residential development could be exposed to minimal or significant potential erosion hazards. The susceptibility of new development to potential damage from expansive soils also is variable, depending on soil type. Within the existing commercial and mixed-use neighborhoods where new residential development is likely to be 15 Chris Pilson, “Monterey-Seaside Quadrangles: Earthquake Fault Zones and the Local Building Policy”, April 20, 2001 https://digitalcommons.csumb.edu/cgi/viewcontent.cgi?article=1118&context=caps_thes 16 County of Monterey, Multi-Jurisdictional Hazard Mitigation Plan, H-6, op cit. 18 Ibid., Table H-3 17 City of Monterey General Plan Update EIR, 2004, p. 2-48.

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concentrated, soils do not generally exhibit extreme erosion potential or expansion potential. Most new development is reviewed to determine the potential intensity of these hazards and the City requires engineering and geologic investigations for most projects to determine what conditions shall be imposed to mitigate potential hazards.18
• Flooding and Tsunami Hazards. Increased exposure to hazards from a 500-year flood may occur in the Downtown/East Downtown mixed-use commercial area with the intensification of land use.

Increased exposure to a 100-year flood can also be expected along the segment of Del Monte Avenue that is located within the flood hazard zone. To the extent that buildout of the few remaining vacant parcels located along the margin of Monterey Bay occurs, wave run up hazards to new development on those parcels would be of concern and require analysis and mitigation. Such analysis and mitigation will also be required with respect to tsunami hazard.19 • Biological Resources and Habitats. Because of the characteristics and diversity of soils in the Planning Area and specific climactic conditions, the inland area supports a large variety of rare special-status plant and wildlife species. In addition, the area is on the boundary of the southern and northernmost range for many of the State’s flora and fauna, creating a diverse and complex mix of biotic communities.

Habitat types within the Planning Area include Monterey pine forest, oak woodland, urban forest, grassland, and coastal dunes. The Monterey Pine Forest is a unique feature that exists in only three native stands in California including the Monterey Peninsula. Relatively undisturbed Monterey pine forests provide habitat and corridors for wildlife species and are affected by urbanization. The Monterey Bay, one of the widest on the Pacific coast, also contains one of the largest of the major dune systems on the California coastline. The proximity of these important natural areas is a constraint because it limits the land available for development but also because of the potential adverse effects of development on their critical environmental resources.20 • Hazardous Materials. Sites where hazardous chemical compounds have been released into the environment can pose threats to human and ecologic systems’ health. Both historic and current activities, such as those that involve the storage, treatment, or disposal of hazardous materials, may result in the release, leak, or disposal of toxic substances on or below the ground surface, where they can then contaminate soil and ground water. Disturbance of the ground through grading or excavation can result in exposure of these chemicals to the public. Improper handling of contaminated sites may result in further exposure via airborne dust, surface water runoff, or vapors. As shown in Figure C-2, hazardous materials sites in Monterey are primarily concentrated in the Downtown area, along Lighthouse and Del Monte Avenue, and on either side of Fremont Boulevard. Known hazardous material sites at Ryan Ranch, on Garden Road and the Airport, as well as the vast majority of sites in Monterey have been remediated and are closed. The former Fort Ord Military Base, was placed on the Superfund list in 1990 due to multiple hazards, including an150-acre landfill and unexploded ordnances (UXO) on portions of the property.21 The site has been cleared of UXO to a level that permits light industrial uses, but not residential uses. Additional remediation would be required prior to residential development on the site.
18 Ibid, 2-55. 19 Ibid., 2-75. 20 Ibid., pp. 2-17 to 2-37. 21 Environmental Protection Agency. “Ford Ord Marina, CA Cleanup Activities.”Available:
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OTHER DEVELOPMENT CONSTRAINTS
This section considers other factors, such as parcel shape, access, title conditions, historic preservation, or easements, can potentially limit or preclude housing development in the planning period.

Outside of hillside areas, the physical development pattern of the city features uniform, rectangular lots organized around a grid network. As such, parcel shape an access do not represent significant development constraints in Monterey. The 50-acre MPUSD parcel in the Highway 68 Plan area is currently undeveloped and new access roads would be planned and constructed as part of Program 1-I, most likely from the southeast and/or southwest. Access improvements to increase connectivity between new housing at Fort Ord and existing jobs at Ryan Ranch would be planned and constructed through implementation of Program 1-H.

Small parcel size is potentially a constraint in older, established areas of the City, including Downtown, Old Town, and New Monterey, where average parcel size is less than 0.25 acres. The Action Plan incorporates strategies to address this constraint, including a local density bonus (Program 3-C) and municipal shared parking agreements (Program 1-C). All sites on the inventory identified to accommodate lower income RHNA are at least 0.5 acres in size. Based on a survey of property owners in opportunity areas identified in Chapter 3, the City is not aware of title conditions or easements that would preclude development on inventory sites. While navigation easements exist on some properties adjacent to the Monterey Regional Airport, the inventory does not include such sites.

As one of California's oldest cities, Monterey boasts a wealth of historic sites, landmarks, and architecture.

Designated resources and landmarks are generally concentrated in Downtown, Old Town, and Cannery Row. To preserve this rich historic legacy, the City has put in place an historic preservation program which establishes standards for sites with historic zoning, where preparation of a report and review by the Historic Preservation Commission (HPC) is required prior to redevelopment. Design review and review by HPC are completed concurrently to streamline project approvals. Sites which do not have historic zoning, but which contain resources determined to be historic are required to make findings of consistency with the Secretary of the Interior Standards for Historic Preservation. Historic preservation is an important priority for the City, linked closely to community identity and economic development. The standards of the preservation program are comparable to those in other historic California communities and do not unduly constrain housing development, as evidenced by the fact that much of the housing permitted in the city during the Fifth Cycle was located Downtown and in Cannery Row.

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Council Regular Meeting, 7/16/2024, Item No. 15., Item Page 2858, Packet Page 3186 P a c i f i c O c e a n
Monterey
Regional
Airport
Carmel
By-The-Sea
Sand
City
Seaside
Pacific Grove
Del Rey Oaks
AÔ
A»
A§
A§
AÔ A§
AÔ
A§ Oak
Newton
Park
Hilltop Park
And Center
Via Paraiso
Park
Ryan Ranch
Community Park
Quarry Park
U.S. Navy
Beachfront
San Carlos
Beach Park
Soldier
Field
Larkin
School Park
Veterans
Memorial Park Huckleberry Hill
Nature Preserve
Don
Dahvee
Park
Iris Canyon
Park
Del Monte Beach
Monterey
State Beach
Lower Presidio
Historic Park
Fisherman's
Flat Greenbelt
El Estero
Park
Old Capitol
Site
W Franklin St
Prescott Ave
Fairground Rd
Ragsdale Dr
Abreg o St
CamAguajito
Casa VerdeWay
N Fremont St
Montecito Ave
Garden Rd
El Dorado St
Mark Thomas Dr
Upper Ragsdale Dr
Fremont St
Glenwoo d Cir
Sc e nic
r D
Lighthouse Ave
AguajitoRd
Munras Ave
Pacific St
Mar Vista D r
Del Monte Ave
S Boundary Rd
Skylin e Dr
Naval
Postgraduate
School
Naval
Postgraduate
School
Presidio of
Monterey
Monterey
City Hall
Figure C-2: Hazardous Materials Sites
Data Source: Geotracker Sites, State Water Resources Control Board (SWRCB), 2023; Envirostor Sites, Department of Toxic Substances Control (DTSC), 2023; City of Monterey, 2022; Monterey County GIS, 2022; Dyett & Bhatia, 2022. 0 0.275 0.55 1.1
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Envirostor Sites
!( Federal Superfund
!( State Response
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City of Monterey
Sphere of Influence
Neighboring City
Park
Water
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LAND COSTS
Land costs are often difficult to estimate, and there is no single publicly available database that records urban land prices. A recent study conducted by researchers from the Federal Housing Finance Agency (FHFA) estimated the price of residential land based on appraisals of single-family parcels conducted between 2012 and 2019. From this assessment FHFA published data on land prices for census tracts and zip codes in the country. The average land value per acre in Zip Code 93940, a 16-square mile area that is wholly contained within the boundaries of the City of Monterey,22 increased 93 percent between 2012 and 2019.

The estimated value per acre of single-family residential lots in this tract went from $781,500 to $1,511,800 based on an increase in the value of quarter acre lots from $341,100 to $603,900 during this period. One effect of this change is that the land share of property value went up by almost 10 percentage points from .574 to .670.23The City amended the Zoning Code in 1994 to encourage mixed commercial and residential development in commercial zones and this shift has relieved some pressure on residential districts where land is expensive due to its high demand, limited availability, and other factors, such as the ocean view and limited availability of water service.

CONSTRUCTION COSTS
The average construction cost for residential development in Monterey was estimated at $123 per square foot for low-density single-family development to $208 per unit for multi-family rental housing in 2017 excluding financing, fees, and builder profit.24 Using county and regional cost data from projects applications, the California Tax Credit Allocation Committee has established a construction cost base limit ranging from $311,183 for Single-Room Occupancy and studio apartments to $617,173 for multi-family units with four or more bedrooms.25

AVAILABILITY AND COST OF FINANCING
One of the most significant factors related to the provision of adequate housing for all segments of the population is the availability of financing – both for real estate development and homeownership. Because the projected net operating income from affordable housing developments is lower than that from market rate developments, developers generally have to secure financing from a variety of sources. Project funding sources can generally be divided into three major categories:

1. Equity;

2. “Senior” debt; and,

3. “Subordinate” debt.
22 ZipDataMaps https://www.zipdatamaps.com/93940 23 “The Price of Residential Land for Counties, ZIP Codes, and Census Tracts in the United States”, FHFA Working Paper 19-01 http://www.fhfa.gov/papers/wp1901.aspx
For more information, email William Larson at [email protected] Version 3.0 (October, 2020) 24 Economic & Planning Systems, Draft Memorandum, “Monterey Fort Ord Property—Site Opportunity and Feasibility Analysis”, Table C-1. 25 California Tax Credit Allocation Committee-Development Section, Memorandum, 2022 Threshold Basis Limits, 31 Jan 2022.

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EQUITY
Equity, the funds contributed by the developer, typically include some direct investment by the developer but additional funds are secured from tax credit investors. Because the amount of tax credits generated through a typical project far exceed most developers’ tax liability, other for-profit entities with large tax liabilities (“investors”) or syndicators who act as a broker between the developer and the investors, form a limited partnership with the developer. The partnership then allocates most of the tax credits to the nondeveloper partners in exchange for equity in the project. Congress created the Low-Income Housing Tax Credit (LIHTC) program in 1986 to help low-income housing developers to raise equity for their projects.

Each year, the U.S. Department of the Treasury issues tax credits to states for allocation to low-income housing projects. The California Tax Credit Allocation Committee, the State agency responsible for administering the credit has established additional regulations for allocating the credit. These include giving higher priority to projects near amenities such as public transit, public parks, public libraries, schools, and senior centers. Because of the high cost of building housing in California and limited availability of federal tax credits, the State legislature also approved a State housing credit to augment the federal tax credits. The State credit is also restricted to projects that are not located in difficult to develop areas (DDAs) or qualified census tracts (QCTs) or, if located in DDAs or QCTs, with projects where 50 percent of the units are for individuals with special needs.26
The Low-Income Housing Fund (LIHF) is a major source of funding for affordable housing in California.

The LIHF was previously funded through a 20 percent set aside of tax increment earned in the City’s Redevelopment areas. This fund may be used for a variety of purposes, including: (1) preserving long‐term affordability of units, (2) homeless prevention and rapid rehousing, and (3) development of new housing.

As of March 2020, the LIHF had a restricted fund balance of $5.5 million. Since then, $500,000 has been appropriated from the LIHF to fund the COVID-19 Housing Assistance Grant Program. There are only two projects in Monterey receiving financing from the LIHF: Casa de Los Robles, a six-unit special needs development (504 West Franklin Street), and Van Buren Senior Housing with 19 units of housing (669 Van Buren Street). The California Housing Finance Agency offers grants and loans for accessory dwelling units (ADUs) through a group of private lenders. Homeowners with annual incomes less than $300,000 are eligible to apply for up to $40,000 in assistance for pre-development costs including architectural designs, permits, soil and engineering tests and other expenses. Grants may also be used to buy down the interest rate on financing.27
The cost of securing financing to purchase a home also impacts the cost of housing and access to homeownership for lower-income households. At the national level, interest rates were relatively low from 2015-2019, and experienced a significant decline during the COVID-19 pandemic. However, rates have started to increase during 2021 – as interest rates continue to rise, the amount of public subsidy needed to bridge the affordability gap for moderate- and lower-income households will also rise. See Chart B-1 for the change in 30-year fixed rate mortgages since 2013. The average 30-year mortgage interest rates for December 2022 through March 2023 can be found in Chart B-2 below. After dropping to 3.11 at the end of 2021, mortgage rates increased sharply in 2022 rising to 7.08 percent at the end of October 2022. Since then, rates have stayed at just under 7 percent. Meanwhile, the average home value in Monterey increased from $1.05 million in October 2021 to $1.16 million at the end of September 2022.

Households can usually afford to spend 30 percent of their monthly income on housing. This figure assumes 26 California Housing Consortium, “Resources: Affordable Housing 101: How is it Built?” https://calhsng.org/resources/affordable-housing-101/how-is-it-built/ 27 Cal HFA, ADU Grant Program, https://www.calhfa.ca.gov/adu/index.htm and https://www.calhfa.ca.gov/adu/homeowner/adu-steps.pdf
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that the household does not have an already high debt to income ratio, or other high monthly expenses.

The Areawide Median Income (AMI) for a four-person household is $90,100, an increase of 31.1 percent above the median income of $68,700 in 2014 but less than a third of what a family could afford to buy a home in Monterey. The most recent average sale prices in mid-March 2023 ranged from $401,948 for a one-bedroom condominium unit to $4,950.000 for an eight-bedroom home on a .4-acre site. With a typical home value of $1,018,379 and an interest rate of 6.16 percent for a 30-year fixed rate mortgage, a family would have to afford monthly housing costs of $5,680 (including $711 for taxes and insurance) a month for the average home. 28
Chart B-1: National 30-Year Fixed Rate Mortgages, 2013-2023

28 See https://www.trulia.com/CA/Monterey/93940/ and Mortgage Calculator https://www.trulia.com/mortgagepayment-calculator/ Source: Freddie Mac, Mortgage Rates Accessed 3/19/23, https://www.freddiemac.com/pmms ATTACHMENT 3 / EXHIBIT A
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Chart B-2: Weekly National Fixed Rate Mortgages, December 2022-March 2023 The cost of financing has a substantial effect on the affordability and availability of housing. Interest rates have a significant role in determining the feasibility of development projects, especially residential real estate. Developers typically pass the cost of financing development projects onto buyers or tenants, thus affecting the affordability and availability of housing types for residents. The availability of financing for residents to purchase, refinance, and improve homes is an important analysis of the private market to determine the feasibility of homeownership access.

C.2 Governmental Constraints
The City of Monterey regulates the use and development of land through the General Plan, Zoning Ordinance, Subdivision Ordinance, and a variety of building and site development standards. These requirements are intended to protect the health, safety, and general welfare of the community and to ensure quality housing, they can also unintentionally contribute to delays or increased development costs. Actions taken by Monterey can thus have an impact on both the overall affordability of housing as well as its availability within the city. Governmental constraints that could lead to such cost increases include land use controls, site improvement requirements, building codes, fees, and other local programs to improve the overall quality of housing. The following section assesses the potential for governmental constraints on housing and issues identified will be addressed through programs in Chapter 4, Housing Action Plan.

LAND USE PLANS AND POLICIES
2005 GENERAL PLAN (AS AMENDED)
The General Plan seeks to concentrate new residential development in mixed use neighborhoods within existing commercial areas. The “mixed-use neighborhood” development approach emphasizes the use of existing commercial areas for a combination of activities including residences, retail shops, services, and jobs all in proximity to one another. These areas are designed to be well served by transit and bicycle routes and have a welcoming pedestrian environment. The General Plan proposed to accommodate most of the projected residential development in three mixed- use commercial areas: Downtown, East Downtown, Cannery Row/Lighthouse Avenue, and North Fremont. The Plan maintained the existing pattern of development in Monterey’s residential areas designating two of the three residential classifications for single family development as described below:

Source: Bankrate, 30-year mortgage rates today. Accessed 3/19/23 <tinyurl.com/2edpmnc6> ATTACHMENT 3 / EXHIBIT A
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• Very Low Density Residential. This category applies to single-family residential areas where the average density is less than two dwellings per acre.
• Low Density Residential. This category applies to single-family residential areas where the average density is between two to eight dwellings per acre.
• Medium Density Residential. This category applies to multiple-family residential areas where the average density is from eight to thirty dwellings per acre. Residential land uses in this category include duplexes, condominiums, and apartments.

The Plan anticipated that less than seven percent of the new residential development would be in singlefamily areas through the planning horizon and the majority of the projected 2,135 units would be the new mixed-use neighborhoods.29 The adopted General Plan would not accommodate the new Regional Housing Needs Allocation of 3,654 housing units and amendments will be required to accommodate the new RHNA number.

LOCAL COASTAL PLANS
The California Coastal Act requires cities and counties in the state’s Coastal Zone to enact and implement plans to manage coastal development. The LCPs must include policies and standards consistent with the Coastal Act to address issues such as shoreline public access, recreation, protection of natural and visual resources, planning for coastal-related industries and, effective January 1, 2022, protection against sea-level rise. The City of Monterey originally adopted a series of Land Use Plans (LUPs) to comply with the California Coastal Act. During the 1980s, Monterey divided its coastal planning area into five subareas— Cannery Row, Monterey Harbor, Del Monte Beach, Skyline, and Laguna Grande and prepared separate land use plans for each of these areas. The Coastal Commission certified each of the land use plans, except for the Laguna Grande Plan, but the City never prepared or adopted the required implementation plan.

Monterey is now completing preparation of a single land use plan consolidating all five subareas along with an implementation plan for adoption by the City Council and certification by the California Coastal Commission.30 Until such time the Commission certifies the city’s LCP, development up to 1,000 yards inland is potentially subject to review by the Coastal Commission for approval of a Coastal Development Permit.

The Coastal Act emphasizes the protection of low and moderate-income housing within the Coastal Zone.

Government Code Section 65590 prohibits conversion or demolition of existing housing in the coastal zone occupied by low- or moderate-income persons and households unless provision has been made for the replacement of those units with comparable units on the same site or, if that isn’t feasible, within three miles of the coastal zone. With respect to new development, however, many of the recent State laws intended to create additional opportunities for housing development and removing obstacles to residential development do not apply to development in the Coastal Zone. For example, the requirement for ministerial approval of ADUs and proposals to develop two or fewer units and urban lot splits pursuant to SB9 do not supersede the Coastal Act, and consequently, many coastal cities have found it difficult to meet the new housing mandates in a manner that does not conflict with the Coastal Act.

A memo from the Coastal Commission recommended that “local governments should adopt LCP amendments with standards that harmonize with SB 9 requirements as much as is feasible and that also ensure such new development is consistent with the Coastal Act and any applicable LCP policies, including 29 City of Monterey General Plan, amended to June 2019, pp. 17-18 30 The City of Monterey Local Coastal Program, https://www.monterey.org/city_hall/community_development/planning/planning_projects/local_coastal_program. php
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requirements relating to notice of local decisions to the public and the Commission.” One option for the City is to update its LCP to create a checklist of objective standards for qualifying projects so that little or no discretion is involved when considering them. The fact that the City has not yet adopted an LCP for certification by the Coastal Commission creates an additional obstacle for residential development within the Coastal Zone in Monterey.

SPECIFIC AND NEIGHBORHOOD PLANS
In addition to the General Plan and Coastal Plans, Monterey has adopted plans that include policies and standards affecting residential development. The following summaries list the specific plans focusing on issues related to housing.

North Fremont Specific Plan
The North Fremont Specific Plan was adopted in April 2014 and amended in August 2016. The Planning Area consists of approximately 47.7 acres on both sides of the 0.87-mile North Fremont Street from the eastern City limits west to State Highway 1. The area is designated by the City’s General Plan as one of three “Mixed-Use Neighborhoods” along with Downtown/East Downtown, Cannery Row and Lighthouse Avenue described below. The Plan aims to direct future population growth into mixed use areas by emphasizing attractive design concepts and development guidelines that will provide unique character, improved pedestrian experience, commercial opportunities, connections to the neighborhood, and bus transportation. Buildout projections list 130 new dwelling units on North Fremont Street and 50,000 square feet of new commercial development. The Plan encourages residential development as part of mixed-use projects and specifies alternatives for streetscapes, parking, and circulation as the area carries significant traffic from Highway 1.

Lighthouse Specific Plan
The Lighthouse Specific Plan was adopted September 6, 2016 and amended November 2016. The Plan guides the future development of the mixed-use area along Lighthouse Avenue and Foam Street, containing residences, retail shops, and services. The Planning Area includes the Lighthouse Avenue and Foam Street corridors, bordered by the Pacific Grove City Limits at David Avenue to the Lighthouse Tunnel and connecting side streets adjacent to the Lower Presidio area. The main objective of the Lighthouse Specific Plan is to guide development of a transit-oriented mixed-use community and revitalized destination point. Buildout projections include accommodating up to 113 dwelling units (as part of the 260 units projected by the 2005 General Plan) and a 35,000 square foot net increase in total commercial land use. The Plan includes design objectives, guidelines, and standards for land use and development provides guidance for improved bicycle boulevards, streetscapes, sewer collection, storm drainage, low impact design, and utility undergrounding.

Downtown Specific Plan
The Downtown Specific Plan was adopted in October 2013 and most recently amended in May 2020. The Planning Area encompasses approximately 106 acres in both Downtown and East Downtown. The Plan aims to develop a clean, enticing, and safe environment that provides gathering spaces and draws visitors into the area and offers a variety of services, events, and retail establishments. It establishes nine districts within its Planning Area and identifies several opportunity sites for commercial and residential development. Of the nine districts, Pearl District has the potential to accommodate housing at a higher density, while Pierce Street has several small lots that could also be developed with residential uses. The Pearl District, however, is subject to a density cap of 186 units imposed by the City Council in 2019 (see Resolution 19-211, Amend the Downtown Specific Plan to Establish a Density Cap Overlay). This amendment removed density restrictions on individual parcels and allowed development of any site in the Pearl District up to a height of four stories without any restriction on density as long as the maximum ATTACHMENT 3 / EXHIBIT A
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number of units in the entire 6.2-acre area did not exceed 30 units per acre. This amendment appears consistent with Government Code 66300 (Housing Crisis Act of 2019, which the Governor signed into law on October 9, 2019. Downtown buildout projections include 912 residential units, with the caveat that limited water sources will restrict the scenario to 260 units, and a total of 50,000 square feet of commercial use. The Plan provides for potential conversion of six segments of one-way street into two-way traffic and relocating the Monterey-Salinas Transit (MST) station from Simoneau Plaza to the Washington Street area.

Cannery Row Conservation District Design Program
The Cannery Row Conservation District design program was adopted April 6, 2004. The purpose of the design program is to maintain and preserve the traditional and historic character of the Cannery Row destination, providing guidance for improvement projects, new buildings, and alterations to existing structures. The design guidelines build on the City of Monterey General Plan, the Cannery Row Land Use Plan, the City of Monterey Zoning Ordinance, the Cannery Row Streetscape Study, and the Monterey Peninsula Recreational Trail Policies and Standards for Adjacent Development. Specific design goals include maintaining traditional character, accommodating compatible changes, preserving historic resources, and strengthening the overall identity of the district. The program does not include specific buildout projections.

East Del Monte Avenue Area Plan
The East Del Monte Avenue Area Plan was adopted September 1986. The Plan aims to implement General Plan policies focused on protecting and enhancing scenic gateways along Del Monte Avenue and screening commercial uses through design, landscape, and parking standards such as reducing street parking. The Plan includes eight small areas north and south of Del Monte Avenue, mostly between Highway 1 and Palo Verde Avenue, except for one area which extends to two small blocks beyond Highway 1. The area includes industrial and commercial uses, as well as natural landscape that has access to the Monterey Bay Coastal Recreation Trail. No buildout projections are included, though the Plan suggests rezoning one of the areas from commercial space to residential, which it is today.

Ryan Ranch Area Plan
The Ryan Ranch at Monterey Plan dates from September 1980 and was revised most recently in August 1987. The Plan Area consists of 309 acres stretching from Highway 68 between York and Canyon del Rey Roads, northeastward to the Ford Ord boundary at roughly South Boundary Road. Ryan Ranch lies entirely in the City of Monterey. The Plan aims to guide development for Ryan Ranch to include a 213-acre Industrial Park for 29 sites, a 75-acre City Park, a 3.5-acre parcel for service commercial needs, and 17.5 acres of public internal streets. The Plan describes uses and standards for the area, which today provides a variety of uses, including medical facilities, CSUMB operations, a shipping center, a law office, and a veterinarian office. The existing Plan does not propose any residential uses., which are limited due to airport safety zone regulations.

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C.3 Land Use and Development Regulations
Monterey regulates the type, location, density, and scale of residential development through its zoning and subdivision ordinances, as well as through standards in its specific plans, all of which must be consistent with the General Plan. These regulations are also intended to achieve other purposes, such as to provide a “precise guide” for the physical development of the city, to preserve the character and quality of existing residential neighborhoods, to conserve and enhance architectural and cultural resources and key visual features of Monterey’s setting, to prevent the population from exceeding General Plan limits, and provide for “review of the appearance of new development to preserve the beauty of the city.” The Monterey Zoning Ordinance (Chapter 38 of the City Code) allows residential development in all residential and commercial zones, as shown on Table C-3: Permitted Housing Types by Zoning District; however, except for single family residences, many other types of housing require a Use Permit approved by the Zoning Administrator (ZA) or Planning Commission (PC) and design review by the Architectural Review Committee (ARC). These discretionary review procedures can be a constraint to residential development due to their cost and the time required for review and approval. Moreover, these discretionary approvals are subject to environmental review and to appeal, all of which increase uncertainty for applicants.

Table C-3: Permitted Housing Types by Zoning District
P Permitted subject to zoning compliance determination
U Conditional Use Permit
X Not permitted
Use Type Zoning District
RE R1 R2 R3 C1 C2 C3 CO CR
Single-Family P P P P U U X U X
Accessory
Dwelling Units P P P P P P P P P
Mixed Use X X X X U U U U U
Multi-Family
2-3 units X X P P P P P P P
4 + units X X U U U U U U U
Group Residential X X X P X U X X X
Emergency Shelter X X X X P P P P X
Residential CareLimited P P P P X X X X X
Residential Care -
General1 U U U U X X X U X
Single-Room
Occupancy X2 X2 X2 X2 X2 X2 X2 X2 X2
Supportive
Housing
2-3 units P P P P P P P P P
4 + units U U U U U U U
Transitional
Housing
2-3 units P P P P P P P P P
4 + units U U U U U U U U
Notes:

1. Classification includes homeless shelters (Zoning Code Section 38-17. P).

2. SROs not specifically mentioned.

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The residential development standards for the various zoning districts are summarized in Table C-4 Residential Development Standards on the following pages. Residential densities in PC districts may not exceed the maximum the General Plan permits and height, setbacks, open space, development intensity, and performance standards are as applicable to the underlying district. The PC Plan or Specific Plan may, however, establish different and additional standards for other development features. (Monterey Zoning Code, Section 38-53). The City has not established minimum unit sizes, other than for ADUs/JADUs, which may not be smaller than the size required to allow an efficiency unit pursuant to California Health and Safety Code Section 17958.1.

PARKING STANDARDS
Required parking can significantly increase project development costs and reduce the feasibility of residential development. One recent analysis found that the cost of providing only one parking space per unit typically increases moderate-priced housing costs approximately 12 percent, and two parking spaces increases lower-priced housing costs by 25 percent.31 Lower-income households are particularly disadvantaged by generous off-street parking requirements because they tend to own fewer vehicles and pay more for parking as a percentage of housing costs. For example, the $100 per month direct cost of two parking spaces represents only 5 percent of a $2,000 per month luxury condominium rent, but 20 percent of the $500 per month rent of a basic apartment. See Table C-5 below for a summary of off-street parking standards for a variety of residential uses. ADU parking standards are discussed separately below.

Article 18 of the City of Monterey’s Zoning Ordinance currently requires at least two off-street parking spaces for most residential uses, except for homes on lots less than 3,600 square feet (1 covered space behind front setback), studio and one-bedroom rental units (1.2 and 1.5 spaces), group residential (1 per room), and residential care (1 per 3 beds), and elderly and senior housing (.5 per unit). For buildings with 25 or more rental units, two spaces per unit are required regardless of the number of bedrooms in a unit. When more than one space per unit is required, at least one of the required spaces must be covered parking, which further increases the cost of development and may reduce the financial feasibility of multifamily project.

The Downtown and North Fremont Specific Plans have less stringent parking requirements. For parking in the North Fremont area, the maximum required parking for residential uses is 1.5 spaces per unit, and residential projects in the Downtown Plan Area must provide 0.5 space per unit. Additionally, all new residential projects in these Specific Plan Areas are required to “unbundle” parking, which can make the cost of housing less expensive for residents by creating a separate optional charge for those who want a parking space. Parking requirements may also be met with an in-lieu fee and shared parking is allowed between:
• different uses within a single mixed-use building;
• residential buildings and an off-site parking facility, provided that the off- site facility is within 1,000 feet of the building entrance; and,
• non-residential buildings and an off-site parking facility, provided that the off-site facility is within 1,250 feet of the building entrance.

In the Downtown and North Fremont Specific Plans Areas, off-site shared parking located farther than 1,000 feet may be permitted at the discretion of staff with documentation that reasonable provision has been made to allow off-site parkers to access the principal use (e.g. shuttle bus, valet parking service, free transit passes, etc.).
31 “Parking Requirement Impacts on Housing Affordability”, Victoria Transport Policy Institute, May, 2023, pp. 14-

16. Download at https://www.vtpi.org/park-hou.pdf
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Table C-4: Development Standards by Zoning District
Zone Minimum Lot
Area Height Front
Setback Side Setback Rear Setback Maximum Lot
Coverage %
Maximum
FAR %
R-E-20 to
R-E-5A
20,000 sq. ft.
to 5 acres
2½ stories and
30 ft
35 ft First story: combined 20%
of lot width, 15 ft
minimum; second story:
30% of lot width, 15 ft.
minimum. Corner side: 20
percent of the lot width
but not more than 25 feet.
35 ft, or 20%
of lot depth,
but not less
than 10 ft on
lots less than
100 ft in
depth
35 40
R-1-5 to R1-405,000 to
40,000 sq. ft.
2 stories and
25 ft.
15 ft
(house); 20
ft parking
First story: combined 20%
of lot width, 4 ft minimum
and 10 ft maximum; second
story: combined 40% of lot
width, 7ft minimum and 10
ft maximum. Corner side:
20 percent of lot width; 10
foot minimum, 15 foot
maximum.
20 ft 40 one-story
buildings; 35
two or more
story
buildings
40 R-2-5 to R2-205,000 to
20,000 sq. ft.
2 stories and
25 ft.
20 ft 5 ft, or for single-family
residences, 10% of lot
width, 4 ft minimum, or for
multi-family dwellings, shall
be increased at the rate of
2 ft per story for each
story, min 15 ft. Corner
side: 20 percent of lot
width; 10 foot minimum,
15 foot maximum.
15 ft, or for
single-family
residences
less than 100
ft in depth,
20% of lot
depth, no
less than 10
ft, or for two
story
structures,
20 ft.
35 35, or up to
40 for
secondary
units that
are attached
to the
primary unit
and on lots
5,000 sf or
greater
R-3-5 to R3-20)5,000 to
20,000 sq. ft.
2 stories or 25
ft
20 ft 5 ft, or for single-family
residences:

Minimum 10% of lot
width, 4 ft minimum; multifamily dwellings setback
increased 2 ft per story for
each story. Corner side: 20
percent of lot width; 10-foot
15 ft, or for
single-family
residences
on lots less
than 100 ft
in depth,
20% of lot
402 35 3, 4
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Table C-4: Development Standards by Zoning District
Zone Minimum Lot
Area Height Front
Setback Side Setback Rear Setback Maximum Lot
Coverage %
Maximum
FAR %
minimum, 15-foot maximum.

On corner lots, attached or
detached garages opening
onto the side street shall be
at least 30 feet from the side
property line.
depth, 10 ft
minimum
C-1 5,000 2 stories or 25
ft
05 05 105 506 NA
C-2 5,000 2 stories or 25
ft; 3 stories
and 35 ft7
05 05 05 506 NA
C-3 10,000 2 stories or 25
ft;
3 stories, 35
ft7
05, 8 05 05 506 NA
CO 15,000 2 stories or 25
ft;
3 stories, 35
ft7
20 5 ft, or two-and threestory buildings 10 ft.

Corner Side: 20% of width,
min. 10 ft. max. 15 ft.
10 50 NA
CR10 5,000 4 stories and
45 ft; for
multi-family
residential 15
ft plus 3 ft for
each story
over three
0 Multi-family residential, 15
ft plus 3 ft for each story
over three.

Corner side: 10 ft
0 NA11 Waterfront side
of CR, 2.

Opposite or
nonwaterfront
side of CR 3
PC-D
(Downtown
Specific
Plan)
0 Alvarado
District, 4
stories; East
Village
District, 3
stories; Pearl
District, 3
stories; All
0 0 0 NA NA
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Table C-4: Development Standards by Zoning District
Zone Minimum Lot
Area Height Front
Setback Side Setback Rear Setback Maximum Lot
Coverage %
Maximum
FAR %
other districts
2 stories.11
PC-NF
(North
Fremont
Specific
Plan
0 Buildings
fronting North
Fremont: 35 ft.

Up to 50 ft in
the Visitor
Serving Area
on the south
side of North
Fremont with
a use permit.
0 (projects
shall be
“predomina
ntly ...built
to back of
sidewalk.”
15 ft for
projects
fronting on
Bruce
Lane.12
5-10 (corner side of
ground floor residential13
0 PC-LH
(Lighthous
e specific
Plan)
0 One and two
story buildings
are preferred;
Three story
buildings (35
foot maximum
height) may be
permitted
subject to
objectives;
exceptions to
numerical limits
may be
permitted
subject to ARC
review and are
subject to
accessibility
requirements.
0 0 0 NA NA
Notes:

1. On lots 5,000 square feet or larger, 40% FAR for secondary units that are attached to the primary unit.

ATTACHMENT 3 / EXHIBIT A
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Table C-4: Development Standards by Zoning District
Zone Minimum Lot
Area Height Front
Setback Side Setback Rear Setback Maximum Lot
Coverage %
Maximum
FAR %

2. 35%, except that lots greater than 5,000 square feet are allowed an additional 1% per 1,000 square feet of additional lot coverage, up to maximum of 40% excluding uncovered decks and stairways

3. No more than 50% of the dwelling units on any parcel may consist of apartments less than or equal to 500 square feet in area. Except for mixed use and senior citizen apartment developments, at least one third of any apartment development of three or more units shall consist of two or more bedrooms.

4. The permitted floor area of one single-family dwelling on a lot, measured to exterior dimensions, may be increased to maximum of 40% of total lot area; provided, that all provisions of the R-1 zone concerning floor area ratio, setbacks and lot coverage are met. For parcels under 3,600 square feet, the permitted floor area shall not exceed 35%.

5. Abutting or fronting on an R district, standards of adjacent district apply.

6. Use Permit required for coverage 50% or more.

7. Use Permit required.

8. Along East Del Monte Avenue, average yard is 15 feet and minimum yard is 10 feet.

9. Ten feet for two- and three-story buildings.

10. Multifamily residential development must comply with the R-3 District standards.

11. Planning Commission may exempt from coverage requirements: (1) certain structures when open on all sides, such as covered walks, if accessory to major buildings, and (2) underground parking structures upon finding that they are consistent with the purpose and intent of the CR District.

12. Bruce Lane 15, North Fremont 0, side streets 5-10 ft.

13. Density Cap Overlay allows up to four stories for projects with at least 50% of FAR dedicated to residential use.

14. Planning Commission may modify any development standard to permit project consistent with Cannery Row LCP to respect historic character of Cannery Row structures and architectural character, pedestrian scale, and perspective of Cannery Row buildings.

Source: City of Monterey Zoning Ordinance, October 2022: Downtown Specific Plan, August 2010; North Fremont Specific Plan, April 1, 2014, rev. August 17, 2016.

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Table C-5: Off-Street Parking Requirements for Residential Uses Use Type Required Spaces
Source: City of Monterey Zoning Ordinance, October 2022 Amendments to State law enacted in 2023 (AB 2097), amending Government Code section 65585 and adding Government Code section 65863.2, generally prohibit public agencies from imposing minimum parking requirements within a half-mile of a major transit stop or high-quality transit corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. Through Program 2-E in the Action Plan, the City will revise parking requirements for compliance with State law.

Additionally, as part of Program 2-E, the City will also revise the standards to reduce parking requirements for all multi-unit buildings, regardless of tenure, to an average maximum of 1.5 spaces per bedroom and 1 space for studio units and make other revisions to facilitate housing development within opportunity areas.

This includes reducing the base parking requirements for mixed-use sites so that they reflect the maximum demand for parking at any one time, rather than the sum of the requirements for all individual uses and initiating an evaluation of all parking requirements for residential uses to identify regulations that applicants identify as a constraint to affordable housing development and proposing revisions to the Code.

Further, through Program 1-C in the Action Plan, the City will offer municipal shared parking agreements to projects that propose a minimum number of new housing units in proximity to a City-owned parking lot or structure in the Downtown and Lighthouse opportunity areas.

The Housing Action Plan commits the City to reviewing existing parking standards and making revisions to ensure they are appropriate in light of anticipated parking demand and comply with applicable State Single Family
Lots under 5000 sq. ft. One covered outside front setback Lots 5000 sq. ft. or more Two including one covered outside front setback1 Accessory Dwelling Unit2 One additional per unit or bedroom, whichever is less, with exceptions per State law.

Multi-Family Rental3
Studio 1.2
One-Bedroom 1.5
Two-Bedroom 2
Three or more bedrooms 2.5
Buildings w. 25 or more units 2 per unit
Multi-Family Condominium and Condo Conversions4
Studio to Two-Bedrooms 2 including one covered
Three or more Bedrooms 3 including one covered
Residential Care, General 1 per 3 beds
Senior or Elderly .5 per unit
Group Residential 1 per guest room
Mixed-Use (residential apartment units) 1 permanently assigned per unit (no covered parking)
Notes:

1. Tandem permitted

2. Covered parking not required for units created through conversion to residential in Multi-Family Residential Overlay.

3. Every unit must have at least one permanently assigned parking space for each unit. Covered parking spaces are not required. Units over 1,000 sq. ft. may be required to conform to Multi-family, Rental and Multi-family, Condominium requirements. A portion of the required parking, as determined by the Planning Commission on a case-by-case basis, shall be set aside for visitor parking and shall be uniformly distributed throughout the development.

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requirements mandating reduced parking based in proximity to transit. These mandates include the passage of AB 2097, which added Government Code Section 65863.2 prohibiting the imposition of minimum parking standards within a half mile of public transit.

SPECIFIC PLAN DEVELOPMENT STANDARDS
Within the Downtown and North Fremont Specific Plan areas, residential uses (single family, multi-family, and single room occupancy units) are permitted uses. The Council amended the Plans in 2021 to remove the requirement for a use permit to allow residential uses on the ground floor (City Council Resolution 21- 129). The same resolution also modified the requirements limiting residential units along the street frontage in the Alvarado District between Alvarado Street and the first block of Del Monte Avenue and Franklin Street. Ground floor residential is conditionally allowed (i.e., use permit required) on Calle Principal and Tyler Streets. Second floor residential uses are permitted uses in all specific plan areas, except those designated for public recreation. The permitted density is 30 units per acre in all specific plan areas, except for the Alvarado District, where up to 100 units/acre is permitted. The North Fremont Specific Plan allows for densities that exceed 30 units/acre if the project is “of exceptional design, implements the vision of the North Fremont Specific Plan and is consistent with all applicable design objectives with no exceptions.”.

The Lighthouse Specific Plan allows mixed-use projects to have ground floorresidential uses located behind commercial uses and along the street frontage in some areas within the Lighthouse Avenue Character Area.

Residential uses with three units or less are permitted on the first floor in both the Lighthouse Avenue and Foam Street Character Areas, but residential uses with four units or more on the first floor require a conditional use permit. Residential uses above the first floor in the Lighthouse Avenue and Foam Street Character Area are permitted. A use permit is required if the density exceeds 30 units per acre.

Site design test fits for residential and mixed use development on representative sites in the specific plan areas demonstrate that the capacities projected in the inventory are achievable in the Downtown and Lighthouse specific plan areas under current zoning standards. Illustrative Sketchup models and calculations have been included in Appendix H. As such, standards for height, setback, parking and other parameters do not represent constraints to development, either individually or cumulatively. However, as described in Chapter 3, Sites Available for Housing, through Program 1-C the City will amend zoning to further support and facilitate multifamily development in these areas, including increasing permitted building heights to five stories in the Alvarado District Downtown; permitting 100 percent residential projects fronting Lighthouse Avenue and incorporating additional incentives for consolidation of adjacent small lots in the Lighthouse Avenue Specific Plan area; and offering municipal shared parking agreements to projects that propose a minimum number of new housing units in proximity to a City-owned parking lot or structure in both the Downtown and Lighthouse Avenue Specific Plan areas.

In the North Fremont Specific Plan area, where average parcel size is significantly larger at 0.77 acres, development at 30 du/ac or more is possible under current zoning, as evidenced by the recently approved and constructed projects within the specific plan area. However, the inventory envisions higher density development in this location and accordingly, through Program 1-C, the City will amend applicable development standards (including standards for building height, setbacks, parking) to integrate higher density product, establish appropriate transitions to adjacent lower density development, and ensure the projected yield of new units can be achieved. Further, as sites in the North Fremont area will accommodate a shortfall of lower income units, applicable zoning will also be amended to permit residential uses “by right” without discretionary review per Government Code 65583.2 (h) and (i) on sites identified to accommodate a lower income RHNA shortfall when at least 20 percent of the proposed units are affordable to lower income households, and to require that residential uses occupy at least 50 percent of the total floor area of a mixed-use project if proposed.

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COMMERCIAL ZONING DISTRICT STANDARDS FOR MIXED-USE DEVELOPMENT Monterey permits mixed-use projects in all commercial districts subject to approval of a use permit. Section 38-33, Supplemental Regulations Applicable to C Districts requires that mixed-use development meet the development standards of the underlying zone with several qualifications and exceptions, some of which do not meet State requirements that regulations applicable to mixed-use projects (i.e., developments with at least two-thirds of the floor area designated for residential use) be “objective standards.” Specifically, the following provisions from the existing code are subjective and should be revised:
• Commercial and office uses shall be the predominant street frontage use in a mixed-use project; • Mixed-use developments should be compatible with the existing design elements of the surrounding area. The development should not look like an apartment building, if the predominant design is commercial; and,
• Density may exceed 30 units per acre if Planning Commission determines that additional units will make the mixed-use building size and height compatible with adjoining buildings.

The Housing Action Plan (Chapter 4) includes a pProgram 2-D that commits the City to review and revision of the standards for mixed-use projects to ensure compliance with the State requirements for limiting standards applicable to residential development to objective standards that involve no personal or subjective judgment by a public official and which are uniformly verifiable by reference to an external and uniform benchmark or criterion.

On larger sites with Commercial zoning, such as the Del Monte Shopping Center or sites along Del Monte Avenue, the capacities projected in the inventory are achievable under current zoning standards. In these areas, standards for height, setback, parking and other parameters do not represent constraints to development, either individually or cumulatively. By contrast, in the Pacific/Munras/Cass opportunity area, where average parcel size is significantly smaller, site design test fits demonstrate that development at 30 du/ac permitted under current zoning is generally possible, although for narrow lots the side setback requirements would pose a constraint to higher density development, in combination with height and parking standards. To illustrate this point, Sketchup models and calculations have been included in Appendix H. However, as described in Chapter 3, Sites Available for Housing, through Program 1-B the City will rezone sites in this area to apply the Multifamily Residential Overlay on sites with Commercial zoning and incorporate appropriate objective development standards (including standards for side setbacks, building heights etc) to integrate higher density housing in the area and ensure the projected yield of new units can be achieved. Further, as sites in the Pacific/Munras/Cass area will accommodate a shortfall of lower income units, applicable zoning will also be amended to permit residential uses “by right” without discretionary review per Government Code 65583.2 (h) and (i) on sites identified to accommodate a lower income RHNA shortfall when at least 20 percent of the proposed units are affordable to lower income households, and to require that residential uses occupy at least 50 percent of the total floor area of a mixeduse project if proposed.

SUBDIVISION AND ON- AND OFF-SITE IMPROVEMENTS
Chapter 33 of the Monterey City Code establishes standards and procedures for subdivisions including required off-site improvements. Section 33-2 states that subdivisions must comply with the General Plan and Zoning Ordinance as well as the specific provisions regulating subdivisions. The ordinance also directs planning authorities charged with implementing the subdivision requirements to “consider their effect on the housing needs of the region and balance these needs against the public service needs of the City’s residents and available fiscal and environmental resources.” Monterey is in the process of amending its ATTACHMENT 3 / EXHIBIT A
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zoning and subdivision requirements to ensure compliance with the requirement enacted by SB 9 to allow division of lots in single-family residential districts. The new requirements, which are codified in State Government Code Sections 65852.21.21 and 66411.7 require ministerial approval of a housing development with no more than two primary units in a single-family zone or subdivision of a parcel in a single-family zone into two parcels subject to compliance with objective development standards and requirements in the State law.

Chapter 33 incorporates the basic requirements applicable to land divisions in the State Subdivision Map Act but establishes additional requirements for residential, hillside, nonresidential and tandem lot subdivisions. The requirements for residential condominiums (Section 33-9) establish additional requirements for residential condominium conversion projects including minimum standards for noise and sound transmission, recycling and waste enclosures, correction of immediate hazards and minimum building and site improvements intended to bring conversion projects into closer compliance with requirements for new residential projects. Although compliance with development standards and requirements for on- and off-site improvements increase the cost of developing condominium projects, Monterey has established a number of provisions intended to protect and assist lower income households.

PROTECTIONS FOR LOWER INCOME HOUSEHOLDS
Chapter 8, Section 8-1 and Article 2, Section 33-9 establishes inclusionary housing requirements for new subdivisions and condominium conversions with more than six units and establishes other requirements to protect lower income households and expand their housing opportunities. These include provisions for tenant relocation assistance and requirements for developers to provide incentives intended to increase homeownership in the city. Condominium developers must prepare an Ownership Assistance Plan that documents measures that will be provided to assist existing tenants in conversions, others who are current renters in the city, and employees working in Monterey to purchase condominium units. The City Council may impose other requirements to help achieve the city’s goal of ensuring at least 50 percent of the units in a condominium subdivision are owner occupied and purchased by tenants residing in rental units in the City of Monterey, by employees working in the city, or by existing tenants in apartments that are proposed for conversion.

C.4 Provision for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage development of various types of housing for all economic segments of the population. This includes single-family housing, multi-family housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others. Table C-3 above summarizes the existing use regulations applicable to various housing types.

ACCESSORY DWELLING UNITS
The State first enacted regulations for Accessory Dwelling Units (ADUs) in 1982 with the addition of Government Code Section 65852.2, which authorized local agencies to approve second units through a conditional use permit process. The law has been amended several times since then, most recently with the adoption of SB 897 and AB 2221, which specified that design and development standards applicable to ADUs must be objective, increased the minimum heights limits to 18 to 20 feet for detached ADUs within a half-mile walk of a major transit stop or 25 feet for an attached ADU, and made other changes to facilitate ADU development.

The City’s current zoning ordinance includes two sets of provisions applicable to ADUs. Section 38-112.6, ATTACHMENT 3 / EXHIBIT A
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Accessory Dwelling Units and Junior Accessory Dwelling Units (JADUs), adopted in November 2021 revised the City’s requirements to comply with amendments the State adopted to that date. In November 2022, the City Council enacted further revisions to the regulations to make its requirements consistent with the most recent changes to State law. The on-line version of the Zoning Code (https://monterey.municipal.codes/Code/38) may not reflect all of the revisions the Council has adopted.

The Housing Action Plan includes a program to ensure that the on-line Code is regularly updated to incorporate City actions. A variety of information about ADUs and JADUs, including a step-by-step guide to the approval process, a list of common questions, and links to the HCD ADU Handbook and other guidance materials from HCD and other sources is also available from the City of Monterey Building and Safety Office webpage.

EMERGENCY SHELTERS
The 2022 Point-in-Time Count found 101 persons experiencing homelessness in the City of Monterey in 2022. Of these, 74 were unsheltered and 27 were living in shelters.32 This is a 50 percent decline from 2019 when the count identified 204 homeless individuals. The 17 percent decrease in homelessness across Monterey County was mirrored across its sheltered and unsheltered populations. Of the jurisdictions in the county, Pacific Grove and Del Rey Oaks were the only two cities to experience increases. The census of homeless persons was conducted on January 29 and March 31, 2022, and included an early morning count of unsheltered individuals and families sleeping outdoors on the street; at bus and train stations; in parks, tents, and makeshift shelters; and in vehicles and on abandoned properties as well as a nighttime count of individuals and families staying at publicly and privately-operated shelters.32 The majority of respondents interviewed in a follow-up survey (85 percent) reported they had been homeless for a year or longer, representing a substantial increase from 2019 when 63 percent said they had been homeless for a year or more. The majority (83 percent) reported that they were living in Monterey County at the time they became homeless; 80 percent said they had been living in the county for five years or longer, and 64 percent said they had been County residents 10 years or more. Just over a third of the survey respondents reported they were living in a home owned or rented by them or their partner before becoming homeless, which represented a decline from 2019 when 46 percent gave this response. The majority (50 percent) of respondents said that financial issues were the primary cause of their homelessness, a significant increase from previous years. Just over a third cited alcohol or drug use, 29 percent said incarceration, and 23 percent cited mental health issues. When asked about obstacles to obtaining permanent housing, the most common response was the cost of renting. Only 10 percent said they had received a housing voucher of some kind during the previous 12 months but only 21 percent of those with vouchers reported that they were able to use their vouchers.32 State law requires the Housing Element to address planning and approval requirements for emergency shelters. Jurisdictions with an unmet need for emergency shelters for persons experiencing homelessness are required to identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit. The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter.

Permit processing, development and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters. California Health and Safety Code Section 50801(e) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” In 2015, the city established the Safe Parking Program (Monterey Zoning Code Section 38-126), which 32 Monterey County Point-In-Time Homeless Count https://chsp.org/wpcontent/uploads/2022/07/2022montereyfinalV2.pdf ATTACHMENT 3 / EXHIBIT A
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allows the use of existing parking lots on a temporary basis to provide individuals and families living in vehicles with a safe place to park overnight while working towards a transition to permanent housing.

Parking programs must be managed by a social service provider. In 2017, the City of Monterey amended its Zoning Ordinance to establish an emergency shelter overlay district to facilitate the provision of emergency shelter for homeless persons and in compliance with Government Code Section 65583 (a)(4).

The ordinance, which Monterey adopted in response to Senate Bill (SB) 2 (Cedillo, 2007) requiring the City to allow emergency shelters without any discretionary action in at least one zone appropriate for permanent emergency shelters, establishes objective development and management standards as allowed by the State.

These standards include:
• Allowing a maximum of 35 beds or persons to be served nightly by the facility; • Off-street parking based upon demonstrated need, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone; • The size and location of exterior and interior on-site waiting and client intake areas; • The provision of on-site management;
• A minimum separation of 300 feet from another emergency shelter; • A maximum six-month length of stay by a homeless person ; • Maximum light levels and spacing; and
• Security during hours that the emergency shelter is in operation.

The existing Code allows emergency shelters by right in the C1, C2, C, and CO districts. Recent amendments to the requirements in Section 65583(a)(4) require local governments with zoning that only allows shelters by right on sites zoned for nonresidential uses must demonstrate that these sites are located near amenities and services that serve people experiencing homelessness, such as health care, transportation, retail, employment, and social services, or that the local government provides free transportation to these services or offers them on site. Moreover, there must be sufficient sites to provide at least 200 square feet per person unless the local agency already has one or more shelters that have provide denser accommodations. (See sub-sections (4) (H) through (4) (J). As noted above, the 2022 Point-in-Time Count found 101 persons experiencing homelessness in the City of Monterey, which would require sufficient area to provide a total of at least 20,200 square feet to meet the State requirements.

The Sites Inventory (Appendix A, Table A) identifies 61 sites, with a total of 65.5 acres in the zones where emergency shelters are allowed by right. Of these, 21 are a third of an acre or more and 16 are vacant or used for parking. Section 38-99.2 of the Zoning Code limits the number and capacity of shelters allowed in the Overlay District to “that required to meet the shelter needs of the number of estimated homeless persons in the City identified in the City’s housing element.” This provision may be too restrictive given possible fluctuation in the number of unhoused persons over the duration of the eight-year planning period and may conflict with State requirements. Government Code 65583(a)(4) requires cities to enact zoning regulations that will make it possible to accommodate the need for emergency shelters based on the capacity needed to accommodate the most recent count of homeless persons conducted before the start of the planning period. The estimate also needs to consider the number of beds available on a year-round and seasonal basis, the number of shelter beds that go unused on an average monthly basis within a one-year period, and the percentage of those in emergency shelters that move to permanent housing solutions.

In 2019, the State enacted Assembly Bill 101, which amended the Government Code Section 65660 to require municipalities to permit a Low Barrier Navigation Center (LNBC) to be permitted by right in mixed-use districts and nonresidential zones that permit multifamily development. A LNBC is defined as a “housing-first, low-barrier, temporary, services-enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing.” As noted above, the existing code allows emergency ATTACHMENT 3 / EXHIBIT A
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shelters in all mixed use and most nonresidential zones that permit multifamily development. Program 4- F in Chapter 4 commits the City to revising the Code to comply with the requirements of State law pertaining to emergency shelters and low barrier navigation centers.

EMPLOYEE AND FARMWORKER HOUSING
Housing elements must ensure that local zoning, development standards, and permitting processes comply with State Health and Safety Code Sections 17021.5 and 17021.6. This generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. The City’s zoning, development standards and permitting processes currently comply with the State Employee Housing Act (Health and Safety Code Sections 17021) which requires employee housing for six of fewer persons to be treated as a single- family structure and residential use. The Act also allows farmworker housing with up to 12 units or accommodations for 36 persons by-right in any zone where agriculture is a permitted use. No conditional use permit, zoning variance, or other zoning clearance may be required for this type of employee housing.

The special housing needs of many agricultural workers is due to their generally lower wages and the insecure nature of their employment. Only 281 workers representing about 2 percent of the city’s work force were employed in agricultural and natural resources industries in 2019, compared with 29,975 (15.6 percent) of all workers in Monterey County.33 Census data indicates that there were only 157 persons that worked in agricultural, fishing, forestry, hunting, and/or mining. Because there is no land within the City limit that the General Plan or Zoning Ordinance classifies or designates for agricultural use, it is likely that the workers identified as being engaged in agriculture, work in other businesses associated with this use.

As such, the demand for housing generated by farmworkers in the City of Monterey is likely to be nominal and can be addressed through other types of affordable housing. The Housing Authority of Monterey County operates Migrant and Permanent Farm Labor housing with a total of 215 housing units for this targeted population. Farmworker housing available in Monterey County includes a 100-unit housing project for migrant farm worker in Spreckels developed by Tanimura & Antle, an agricultural company, completed 2016.34 Section 17021.6, which generally requires employee housing consisting or not more than 36 beds in group quarters or 12 units or less designed for use by a single family or household to be treated as an agricultural use, does not apply to the City of Monterey because there are no agricultural zoning districts or agricultural lands.

HOUSING FOR EXTREMELY LOW-INCOME HOUSEHOLDS
Assembly Bill 2634 (Lieber, 2006) requires the quantification and analysis of existing and projected housing needs of extremely low-income households. Housing elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units (SROs). Extremely low-income households typically comprise persons with special housing needs, including, but not limited to, persons experiencing homelessness or near- homelessness, persons with substance abuse problems, and farmworkers. The Downtown, North Fremont, and Lighthouse Area Specific Plans all include a definition for Single Room Occupancy (SRO) facilities but do not specify what type of approval Monterey requires for this land use. A program has been added to the Housing Action Plan (Chapter 4) to address this.

MOBILE/MANUFACTURED HOMES
Mobile homes (also referred to as manufactured homes) are considered single-family homes and are treated as such, given that they are certified under the National Mobile Home Construction and Safety Standards 33 U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030. 34 https://www.pewtrusts.org/en/research-and-analysis/blogs/stateline/2017/01/05/could-good-affordable-housingsolve-farmworker-shortage ATTACHMENT 3 / EXHIBIT A
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Act of 1974, which are installed on a permanent foundation approved by the City. Manufactured homes – including mobile homes and pre-fabricated homes – have the potential to reduce housing development costs.

The existing Monterey Zoning Code defines manufactured homes to include both mobile homes and modular housing that meets federal standards for manufactured homes. (Section 38-11, Definitions. Section 38-14 of the Code classifies manufactured homes (mobile homes and factory-built housing) as either single-family or multifamily residential depending on the number of units provided.

The Code includes some standards that may impede the use of either mobile homes or manufactured housing to help meet Monterey’s housing needs. These include the requirement for obtaining a Certificate of Compatibility that must be renewed every two years and prohibiting manufactured homes on lots with an average slope exceeding 10 percent. (Monterey Zoning Code Section 38-26. H.2). In contrast to Seaside, Pacific Grove, other nearby cities and unincorporated Monterey County, there are no mobile home parks within the Monterey City limits and the Monterey zoning code does not define or establish any specific provisions for such use.

Mobile home parks, which are typically defined as sites under one ownership that are planned and developed to accommodate two or more manufactured homes for non-transient use, offer an affordable housing option to many low- and moderate-income households.

The Monterey Subdivision ordinance includes requirements that any proposal to convert a mobile home park to another use include a report on the impact of the conversion upon displaced park residents. The subdivider is required to provide each resident with a copy of the report and the Planning Commission may require the subdivider to mitigate adverse impacts of the conversion on park residents (Chapter 33, Section 33-41, Mobile home Parks). The Housing Action Plan includes a program that will revise the Zoning Code to remove requirements from the Zoning Code and Subdivision Ordinance that apply standards to manufactured homes that are different from those applicable to stick-built single-family homes except as permitted by State law. These include the requirement for obtaining a Certificate of Compatibility that must be renewed every two years and prohibiting manufactured homes on lots with an average slope exceeding 10 percent. (Monterey Zoning Code Section 38-26. H.2).

MULTI-FAMILY HOUSING
In 2019 Monterey amended the Zoning Code to establish a Multifamily Residential Overlay District allowing the development of up to 405 units at a maximum density of 30 units per acre in the Industrial zoned area along Garden Road. (Monterey Zoning Code Article 16C, Multifamily Residential Overlay Districts). The regulations include development standards that are somewhat less stringent than otherwise applicable to multi-family development. To date, the City has approved 89 units and the City anticipates construction of these units. It is important to note that all these projects were downsized to meet on-site water credits. The developer was interested in building more affordable housing at the various sites, but water credits were not available. The City also sought relief from the State Water Resources Control Board for these projects but the request was denied. In all the other districts where multi-family development is allowed, projects with three or fewer units are permitted by right and larger projects require Planning Commission approval of a use permit. Issuance of a use permit requires the planning authority to make findings based on information in the record that the proposed use:

1. Is in accord with the objectives of this Code and the purposes of the zone;

2. Will be consistent with the General Plan;

3. Will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city; and,

4. Will comply with any specific condition required for that use.

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When the project is proposed to be a new condominium or a condominium conversion, approval of the use permit also requires a determination that the applicant has demonstrated:

1. Financial ability to carry out the proposed project;

2. That construction will start within 30 months of project approval of the project; and,

3. Completion of construction within a reasonable time, as determined by the Planning Commission.

Multi-family housing projects may also be subject to architectural review (Zoning Code Article 25). This analysis includes further discussion below regarding the constraints that these procedures create for multifamily and other housing types.

RESIDENTIAL CARE FACILITIES
Residential Community Care Facilities (CCFs) are licensed by the Community Care Licensing Division of the State Department of Social Services to provide 24-hour non-medical residential care to children and adults with developmental disabilities who need personal services, supervision, and/or assistance essential for self-protection or sustaining the activities of daily living. The California Health and Safety Code requires that any licensed residential facility serving six or fewer persons (small residential care) must be treated like a single-family home. This means that such facilities must be a permitted use in all residential zones in which a single-family home is permitted and may only be subject to the same regulations applicable to single-family homes. This mandate applies to virtually all licensed group homes including, but not limited to facilities for persons with disabilities, residential care facilities for the elderly, and facilities for alcohol and drug treatment.

The Monterey Zoning Code classifies licensed residential care facilities providing 24-hour- a-day care to six or fewer persons with non-medical conditions as a residential use but State-licensed residential care facilities providing 24-hour-a-day care to seven or more persons with non-medical conditions (large residential care), are categorized as a type of public/semipublic facility. This is inconsistent with State law, which classifies both types of facilities as a residential use. The Code permits facilities serving six or fewer persons by right in all residential districts (R-E, R-1, R-2, and R-3) but requires a conditional use permit to establish residential care facilities for seven or more persons in any residential districts or in the Office and Professional District, which is the only non-residential district where they are allowed. The Action Plan includes a program to revise the Code to include definitions, use regulations, and requirements for both types of residential care to comply with the federal and State Fair Housing Acts, and other statutory requirements. This program will be consistent with the guidance provided in the State’s recently published Group Home Technical Advisory. 35

SINGLE-ROOM OCCUPANCY (SRO) UNITS
Single-room occupancy (SRO) units are small, one-room units occupied by a single individual or couple that may have either shared or private bathroom and kitchen facilities. This type of housing is an alternative housing that is affordable to extremely-low-income households. Monterey ‘s current regulations do not recognize SRO units as a type of housing, but rather classifies SRO hotels as a type of Visitor Accommodation Facility that is subject to the Uniform Transient Occupancy Tax imposed on hotels, motels, bed and breakfast inns, and similar facilities rented for a period of 30 days or less. (Monterey Municipal Code, Article 3. Uniform Transient Occupancy Tax). SRO units are permitted by right in the Downtown, North Fremont, and Lighthouse Specific Plan areas, except when located on the ground floor 35 California Department of Housing and Community Development, Division of Housing Policy Development, “Group Home Technical Advisory”, December 2022. Download at https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/group-home-technical-advisory2022.pdf ATTACHMENT 3 / EXHIBIT A
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of a mixed-use development fronting on North Fremont and are not permitted on the first floor between Alvarado Street and the first block of Del Monte Avenue and Franklin Street in the Alvarado District. The Housing Action Plan proposes to revise the Zoning Ordinance and other City regulations to recognize SRO units rented for more than 30 days as a type of housing. SRO units should, at a minimum, be permitted in the same districts where residential uses are allowed subject to the same use regulations, including provision for individual or communal cooking facilities.

TRANSITIONAL AND SUPPORTIVE HOUSING
Supportive housing is generally defined as permanent, affordable housing with on-site or off-site services that help residents, who fall within the “target population” under State law, improve health status, and maximize their ability to live and, when possible, work in the community. Services may include case management, medical and mental health care, substance abuse treatment, employment services, and benefits advocacy. Supportive housing is further defined as “housing with no limit on length of stay and that is occupied by a target population as defined in the Government Code and subdivision (d) of Section 53260 of the California Health and Safety Code, that provides, directly or indirectly, a significant level of on-site or off-site services to help residents retain housing, improve their health status, and maximize their ability to live and, when possible, work in the residents’ community. “Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

Transitional housing units are “residential units operated under program requirements that call for (1) the termination of any assistance to an existing program recipient and (2) the subsequent recirculation of the assisted residential unit to another eligible program recipient at some predetermined future point in time, which point in time shall be no less than six months into the future.” State law requires that transitional and supportive housing be treated as a residential use and be subject only to those restrictions that apply to other residential uses of the same development type in the same zone. This housing can take several forms, including group housing or multi-family units, and typically includes a supportive services component to allow individuals to gain necessary life skills in support of independent living. For example, if the transitional housing is a multi-family use proposed in a multi-family zone, then zoning should treat the transitional housing the same as other multifamily uses in the proposed zone.

State law includes the following additional provisions that jurisdictions must address in their regulation of supportive housing:
• Allowing supportive housing as a use by-right in all zones where multi-family and mixed-uses are permitted, including non-residential zones permitting multi-family uses, if the proposed development meets specified criteria in State law;
• Approval of an application for supportive housing that meets these criteria within specified periods; and
• Eliminating parking requirements for supportive housing located within ½ mile of public transit. “Transitional housing” means buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. SB 2 requires that transitional and supportive housing types ATTACHMENT 3 / EXHIBIT A
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be treated as residential uses and subject only to those restrictions that apply to other residential uses of the same type in the same zone.

The current Monterey Code permits supportive and transitional housing by right in the R-E and R-1 districts and also allows both types of housing by right in other residential zones if they have three or fewer units. Supportive and transitional housing with four or more units requires a Use Permit. These distinctions are problematic and may be inconsistent with applicable State requirements because they are based on occupancy rather than development type. Depending on the residents’ need for assistance and the type of services offered, residents of supportive housing facilities may occupy rooms in a group housing configuration rather than individual units as defined by Section 38-11 of the Zoning Code or the California Building Code. Requiring a use permit to establish a supportive housing program in an existing multifamily structure would probably violate State law although the law would allow a local government to require a use permit to construct a new building with four or more units. A program is included in the Housing Action Plan (Chapter 4) to revise the Code provisions for compliance with State law.

HOUSING FOR PERSONS WITH DISABILITIES
SB 520 (Chapter 671, Statutes of 2001) requires all local jurisdictions to undertake an analysis of governmental constraints to the development, improvement, and maintenance of housing for persons with disabilities and to include a program to remove constraints or provide reasonable accommodations for housing designed for occupancy by, or with supportive services for persons with disabilities. For the purposes of state law, “persons with disabilities” are defined in the Government Code as those individuals facing a variety of physical, mental, or health problems that make major life activities difficult or impossible.

Monterey’s Municipal Code defines a family as “an individual or two or more persons living together in a dwelling unit as a single housekeeping unit.” (Section 38-11) The definition is broad and neither mentions nor omits people with disabilities. Monterey does not have any specific land use or development standard related to the spacing or concentration of persons with disabilities or any special parking requirements and the City amended the Zoning Code in 2016 to add Article 30, Reasonable Accommodation to provide a process for individuals with disabilities to request relief from the various land use, zoning, or building laws.

To facilitate the review and approval process, requests for reasonable accommodation are reviewed by the City Manager or a designated staff member unless the request is submitted for concurrent review with an application for discretionary planning or zoning approval. The City has appointed an ADA Coordinator to assist applicants with preparation and submission of accommodation requests. The Accommodation Form and the Coordinator’s contact information are provided online along with other relevant information at https://monterey.org/city_hall/city_manager/accessibility/index.php.

Article 30, Reasonable Accommodation establishes a clear process for processing requests for exceptions from the city’s land use regulations that meets the requirements of federal and State law and is similar to the model ordinance developed by Mental Health Advocacy Services available on the HCD website. The only inconsistency between Monterey’s reasonable accommodation provisions and the Model Ordinance is that the city’s regulations do not describe any procedures for appealing decisions. The Housing Action Plan includes a program committing the City to amending Article 30 to add appeal provisions consistent with the Mental Health Advocacy Services model ordinance.

HOUSING FOR STUDENTS
As shown on Table C-5, Monterey has a student population of about 14,000, a substantial portion of which is associated with the military. In addition to the U.S. Naval Post Graduate School and the U.S. Army Defense Language Institute, other institutions of higher education in the Monterey are the Middlebury Institute of International Studies, Monterey Peninsula College, and the Monterey College of Law. Monterey Peninsula ATTACHMENT 3 / EXHIBIT A
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College (MPC) is a public community college based in Monterey that offers classes at a campus in Monterey as well as locations in Marina and at the former Fort Ord. Monterey College of Law (MCL) is a community law school founded in 1972 by prominent local attorneys and judges and has been accredited by the State Bar of California since 1981. In addition to the main campus at the former Ford Ord in Seaside, MCL operates at campuses in San Luis Obispo andBakersfield and will be opening the Empire College of Lawin Santa Rosa in 2023. Except for the two military institutions, none of the schools provides any on-site housing.

Table C-5: Enrollment at Higher Education Institutions in and near Monterey (2022) The military provides 2,580 housing units for both families and single persons at La Mesa Village in the City of Monterey and the Ord Military Community at the former Fort Ord. Housing for single persons is located on the Naval Post Graduate School campus in downtown Monterey and at the Presidio. In 2020, there were a total of 2,771 students enrolled in the Naval Postgraduate School. The U.S. Department of Defense provides a basic allowance for service members, including students attending the Naval Post Graduate School and Army Defense Language Institute (DLI) to live either on or off-campus. The housing allowance varies based on rank and whether the member has dependents. As of January 2020, the basic allowance for housing in the Monterey Bay Area was $1,788 to $2,511 depending on rank up to $2,802 to $3,687 for military personnel without dependents.

Rates for those with dependents was $2,385 to $3,291 up to $3,735 to $4,359 based on household size. 36 Since Monterey revised its Zoning Ordinance in 2016 to incorporate Section 38-112.5, Density Bonus, the State has amended the State Density Bonus Law to add provisions to benefit lower income students. These changes made projects setting aside 20 percent of total units for lower income students in a student housing development meeting certain requirements eligible for the same density bonuses and incentives available to other types of affordable housing. For-profit developers can become eligible for these benefits by entering into an agreement or master lease with one or more institution of higher education. (Government Code 65915(b)(1)(F)(i). The term “lower income student” is defined in part as a student qualified for Cal Grant A or B based on household income and asset level.

C.5 Housing Regulations

DENSITY BONUSES
In November 2016, Monterey amended its Zoning Code to incorporate a variety of revisions to implement 36 Monterey Bay Military Housing Services Office, 2020 BAH Rates for the Monterey Bay Area https://www.housing.army.mil/Installations/Presidio%20of%20Monterey/HousingWelcomePacket.pdf Institution Enrollment
U.S. Naval Post Graduate School 1 1,446 (resident)
U.S. Army Defense Language Institute 2 2,500
Middlebury Institute of International Studies at Monterey 3 695 Monterey Peninsula College (Monterey and Marina Campuses) 4 7,920 Monterey College of Law 235
Total 12,796
Sources:

1. U.S. Naval Postgraduate School https://nps.edu/documents/10180/0/NPS+Fact+Sheet2022+%281%29.pdf/37526c22-219e-da41-022d-bdf55b7cf6d8?t=1651155444206

2. US Army Defense Language Institute https://www.dliflc.edu/about/

3. Monterey Institute of International Studies at Monterey https://www.middlebury.edu/institute/about

4. Monterey Peninsula College https://www.mpc.edu/

5. Monterey College of Law https://www.montereylaw.edu/ and https://en.wikipedia.org/wiki/Monterey_College_of_Law
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the previous Housing Element including establishing regulations to comply with Government Code Section 65915, the State-mandated requirements for granting density bonuses. Section 38-112.5, Density Bonus, has not been revised since 2016 and does not comply with more recent changes to the State law.

Table C-6: Monterey Density Bonus Allowance for Affordable Housing Projects Amendments to the State Density Bonus Law since 2016 include an increase in the maximum density bonuses to which projects are entitled to 50 percent in most projects and to 80 percent for projects that are completely affordable. The provisions in Section 38-112.5.K regarding affordable housing incentives are also out of date. Effective January 2021, the thresholds for granting incentives and concessions was reduced to allow projects with 17 percent low-income units to qualify for two incentives or concessions and projects with 24 percent low-income units to qualify for three requiring changes to Monterey’s current provisions summarized in Table C-7: Incentive Allowances for Qualified Housing Projects.

Table C-7: Incentive Allowances for Qualified Housing Projects Income Category Minimum Percent of Affordable Units
Very Low-Income 5% 10% 15%
Low-Income 10% 20% 30%
Moderate-Income* 10% 20% 30%
Incentives Allowed 1 2 3
Source: City of Monterey, Zoning Ordinance, October 2022 https://monterey.municipal.codes/Code/38 The State law has been amended to increase the number of available incentives /concessions to four for 100 percent affordable projects. Other changes enacted since Monterey adopted its current requirements include the provisions applicable to student housing projects and the following:
• Eliminating the ability of local governments to disapprove a developer’s request for an incentive or concession, or a waiver or modification of development standards, on the grounds that it would have a specific adverse impact on the physical environment;
• Providing parking standards of one-half space per bedroom for housing developments within a half mile of a major transit stop that include at least 40 percent moderate income units; • Eliminating the requirement that for-sale units for moderate income households must be in a Household
Income
Category
Minimum
Percent of
Affordable
Units
Minimum
Density
Bonus
Additional
Bonus for
Each 1%
increase in
Affordable
Units
Maximum
Density
Bonus
Affordable Units
Required for
Maximum
Density Bonus
Very LowIncome5% 20% 2.5% 11% 35%
Low-Income 10% 20% 1.5% 20% 35%
ModerateIncome*10% 5% 1% 40% 35%
Senior
Housing
10% 20% 1.5% 20% 35%
Notes:
*Condominium or Common-Interest development as defined in Civil Code Section 4100.

Source: City of Monterey, Zoning Ordinance, October 2022 https://monterey.municipal.codes/Code/38 ATTACHMENT 3 / EXHIBIT A
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“common interest development” in order to qualify for a density bonus. • Clarifying that for purposes of qualifying for a density bonus, the “total units” in a housing development include affordable units designated to satisfy local inclusionary housing requirements; and, • Clarifying that for purposes of qualifying for a density bonus, affordable units for lower-income households can be either rental or for-sale units. (Affordable units for moderate income households still must be for-sale units and may not be rental units)

INCLUSIONARY ORDINANCE
Chapter 8, Affordable Housing, of the City Code establishes requirements for Monterey’s inclusionary ordinance. The City adopted the inclusionary ordinance in October 2003 to implement its previous housing element, which included a program requiring that a minimum of 20 percent of the units in any project with more than six new housing units be permanently affordable for the life of the project.

The regulations require eligible developers to either:
• Provide at least 20 percent of their project for moderate- and low-income households with a mix of units proportionate to the number of units in the entire project with respect to size and type, excluding amenities; or
• Provide an approved Developer Housing Program to the City that will meet the City’s goal that at least 20 percent of all new housing be affordable to low- and moderate-income households through a technique or combination of techniques subject to Council approval. Designations of levels of affordability are subject to Council approval of the Developer Housing Program but units supplied shall be a proportionate mix of units to the number of units in the entire project and similar in size and type, excluding amenities and must be on-site unless the project is intended for sale or rent at levels above those affordable to moderate-income households.

The City may provide incentives for a project including, but not limited to those provided by State law if the developer proposes to make 20 percent of the units affordable to low-income households. If a developer provides land or funds in lieu of producing housing, the City or other housing sponsor may choose to use these resources to produce low- or moderate-income housing.

CONDOMINIUM CONVERSION ORDINANCE
The purpose of the Condominium Conversion Ordinance is to increase homeownership and the percentage of owner-occupied housing in the City of Monterey. It was also viewed as a way to encourage investment in the City’s older housing stock and obtain 20 percent low- and moderate-income housing for existing developments without this requirement. The 2005 General Plan includes a policy (Housing Element Policy i.2.1) encouraging condominium conversions that was implemented by the adoption of an ordinance regulating condominium conversion in 2008. As of 2023, the City had completed 457 condominium conversions and 135 tentative maps.37Of these 457 condominium conversions, several have been affordable to low- and moderate-income households (Footprints on the Bay, 42 units; Cypress Park Townhomes, 32 units; Vista del Mar Condominiums, 8 units; Laine Hill Condominiums, 5 units, and Skyline, 8 units).

Monterey City CouncilJuly 16, 2024

Monterey City Council
July 16, 2024