City of Salinas
Draft 2023-2031 Housing Element
November 28, 2023
City of Salinas
Community Development Department
65 W. Alisal
Salinas, CA 93901
(831) 758-7206
ACKNOWLEDGEMENTS
Mayor Kimbley Craig
Tony Barrera, Councilmember
Carla Gonzales, Councilmember
Steve McShane , Councilmember
Orlando Osornio, Councilmember
Anthony Rocha, Councilmember
Andrew Sandoval, Councilmember
City Administration
Jim Pia, Interim City Manager
Christopher A. Callihan, City Attorney
City Project Team
Lisa Brinton, Community Development Director
Megan Hunter, Former Community Development Director
Rod Powell, Assistant Community Development Director
Grant Leonard, Planning Manager, Advanced Planning and Project Implementation Division Jonathan Moore, Senior Planner, Advanced Planning and Project Implementation Division Monica Gurmilan, Senior Planner, Advanced Planning and Project Implementation Division Francisco Brambila, Acting Planning Manager, Housing Division Kayshla Lopez, Homeless Services Manager, Housing Division Luis Ochoa, Sr. Community Development Analyst Housing Division Cristina Gonzalez, Community Development Analyst, Housing Division Beatriz Trujillo, Community Development Analyst, Housing Division Hilda Peralta, Community Development Analyst, Hosing Division David Vigil, Housing Production Coordinator VISTA, Housing Division Consultants
Veronica Tam and Associates, Inc.
Community Partners
Center for Community Advocacy (CCA)
i
City of Salinas
2023-2031 Housing Element (November 2023)
Table of Contents
1. Introduction ............................................................................................................................. 1
1.1 Overview of State Law Requirements.................................................................................................. 2
1.1.1 State Review ..................................................................................................................4
1.2 Consistency with General Plan ............................................................................................................. 4
1.3 Affirmatively Furthering Fair Housing (AFFH) ................................................................................. 4
1.4 Data Sources............................................................................................................................................ 5
1.5 Community Engagement ....................................................................................................................... 5
1.6 Definitions ................................................................................................................................................ 6
1.7 Organization of the Housing Element................................................................................................. 8
2. Community Participation ........................................................................................................ 9
2.1 Visión Salinas: An Integrated Planning Initiative............................................................................... 9
2.2 Alisal Vibrancy Plan..............................................................................................................................10
2.3 Chinatown Revitalization Plan ............................................................................................................10
2.4 Visión Salinas 2040 ...............................................................................................................................11
2.5 City Budget Engagement .....................................................................................................................13
2.6 2023-2031 Housing Element Engagement .......................................................................................13
2.7 Upcoming Public Meetings and Hearings .........................................................................................14
2.8 Recurring Themes................................................................................................................................. 15
3. Community Profile ................................................................................................................. 16
3.1 Population Trends and Characteristics ..............................................................................................16
3.1.1 Historical, Existing, and Forecast Growth ...................................................................16
3.1.2 Age Composition .........................................................................................................17
3.1.3 Race and Ethnicity .......................................................................................................18
3.2 Employment Trends .............................................................................................................................18
3.3 Household Characteristics ...................................................................................................................20
3.3.1 Household Formation and Composition ......................................................................21
3.3.2 Tenure ..........................................................................................................................22
3.3.3 Household Income .......................................................................................................23
3.4 Housing Inventory and Market Conditions ......................................................................................26
3.4.1 Housing Growth ...........................................................................................................26
3.4.2 Unit Type and Size.......................................................................................................27
3.4.3 Housing Conditions .....................................................................................................29
3.5 Housing Needs ......................................................................................................................................37
3.5.1 Housing Cost Burden ...................................................................................................37
3.5.2 Overcrowding ..............................................................................................................40
3.5.3 Housing Growth Need – 2023-2031 ............................................................................40
3.5.4 Special Needs Groups ..................................................................................................41
3.6 Alisal Vibrancy Plan and Alisal Neighborhood Revitalization Strategy Area (NRSA)...............66
3.7 Chinatown Revitalization Plan Area...................................................................................................70
3.8 Publicly Assisted Housing ....................................................................................................................73
3.8.1 Public Housing .............................................................................................................73
3.8.2 Housing Choice Vouchers Program.............................................................................74
3.8.3 Other Affordable Housing Projects .............................................................................74 ii
City of Salinas
2023-2031 Housing Element (November 2023)
3.8.4 Units at Risk of Converting to Market-Rate Housing .................................................77
4. Housing Constraints ..............................................................................................................80
4.1 Governmental Constraints...................................................................................................................80
4.1.1 Transparency and Access.............................................................................................80
4.1.2 Land Use Element........................................................................................................81
4.1.3 Zoning Code.................................................................................................................84
4.1.4 Building Codes and Enforcement ..............................................................................109
4.1.5 Housing for Persons with Disabilities .......................................................................109
4.1.6 Planning and Development Fees................................................................................111
4.1.7 Local Processing and Permit Procedures...................................................................113
4.1.8 On- and Off-Site Improvements ................................................................................117
4.1.9 Inclusionary Housing Program ..................................................................................118
4.2 Environmental and Infrastructure Constraints.............................................................................. 121
4.2.1 Environmental Constraints.........................................................................................121
4.2.2 Infrastructure Constraints...........................................................................................127
4.3 Market Constraints............................................................................................................................. 128
4.3.1 Land Prices.................................................................................................................128
4.3.2 Construction Costs.....................................................................................................129
4.3.3 Financing....................................................................................................................129
4.3.4 Energy Conservation..................................................................................................131
4.3.5 Project Duration and Density.....................................................................................131
5. Housing Resources..............................................................................................................133
5.1 Potential for Future Housing ........................................................................................................... 133
5.1.1 Regional Housing Needs Allocation (RHNA)...........................................................133
5.1.2 Adequacy of Sites to Meet the RHNA.......................................................................134
5.1.3 Progress towards the 2023-2031 RHNA....................................................................135
5.1.4 Residential Land Inventory........................................................................................142
5.1.5 Future Growth Area ...................................................................................................153
5.1.6 Availability of Services and Infrastructure ................................................................156
5.1.7 Visión Salinas 2040 General Plan Update and Future Land Use ..............................157
5.2 Financial Resources............................................................................................................................ 157
5.2.1 Inclusionary Housing Trust Fund ..............................................................................158
5.2.2 Salinas Successor Agency Funds...............................................................................158
5.2.3 American Rescue Plan Act ........................................................................................158
5.2.4 Family Homelessness Challenge Grant .....................................................................159
5.2.5 Encampment Resolution Funding..............................................................................159
5.2.6 Homekey Program Grant ...........................................................................................159
5.2.7 Permanent Local Housing Allocation........................................................................160
5.2.8 Prohousing Incentive Pilot Funds..............................................................................160
5.2.9 Local Housing Trust Fund Program ..........................................................................160
5.2.10 Chinatown Revitalization Plan Fund....................................................................161
5.2.11 Federal Entitlement Grants...................................................................................161
5.2.12 State Community Revitalization and Investment Authority.................................162
5.3 Partnership Resources....................................................................................................................... 162
6. Housing Plan .......................................................................................................................165
6.1 Goals and Policies.............................................................................................................................. 165
6.2 Implementing Programs and Actions............................................................................................. 169 iii
City of Salinas
2023-2031 Housing Element (November 2023)
6.2.1 Increase Housing Supply and Opportunity for all .....................................................169
6.2.2 Provide Tenant Protections........................................................................................177
6.2.3 Access to Safe and Healthy Housing for all Residents..............................................180
6.2.4 Advance Housing Affordability and Opportunity at all Income Levels....................181
6.2.6 Improve City Homeless Response .............................................................................190
6.2.7 Stabilize and Support Neighborhoods .......................................................................197
6.3 Quantified Objectives........................................................................................................................ 201
6.4 Affirmatively Furthering Fair Housing Meaningful Actions....................................................... 202 iv
City of Salinas
2023-2031 Housing Element (November 2023)
List of Tables
Table 1: Regional Population Trends (2000-2020) ........................................................................................... 16 Table 2: Population Growth (1990-2020) .......................................................................................................... 16 Table 3: Age Distribution (2010-2020)............................................................................................................... 17 Table 4: Racial and Ethnic Composition (2010-2020) ..................................................................................... 18 Table 5: Employment by Industry (2020)........................................................................................................... 19 Table 6: Largest Employers in Monterey County (2021)................................................................................. 19 Table 7: Labor Force Trends (2010-2021)......................................................................................................... 20 Table 8: Total Households (2000-2020)............................................................................................................. 21 Table 9: Household Size Distribution (2010-2020) .......................................................................................... 21 Table 10: Household Characteristics................................................................................................................... 22 Table 11: Occupied Units by Tenure (2020)...................................................................................................... 23 Table 12: Median Household Income (2010-2020).......................................................................................... 23 Table 13: Household Income by Tenure (2020) ............................................................................................... 24 Table 14: Distribution by Income Group (2022) .............................................................................................. 26 Table 15: Housing Unit Growth .......................................................................................................................... 26 Table 16: Housing Inventory by Unit Type (2010-2022)................................................................................. 27 Table 17: Unit Type by Tenure (2009-2013)...................................................................................................... 27 Table 18: Unit Size by Tenure (2020) ................................................................................................................. 28 Table 19: Occupancy Status (2010-2020)........................................................................................................... 29 Table 20: Tenure by Age of Housing Stock – Occupied Units (2020).......................................................... 29 Table 21: Units Lacking Plumbing or Complete Kitchen Facilities (2020)................................................... 30 Table 22: Median Home Prices (2021-2022) ..................................................................................................... 34 Table 23: Average Rent by Unit Size (2022)...................................................................................................... 35 Table 24: Housing Affordability Matrix - Monterey County (2022) .............................................................. 36 Table 25:Salinas Housing Cost Burden by Tenure (2022) ............................................................................... 38 Table 26: Housing Assistance Needs of Lower Income Households (2022) ............................................... 39 Table 27: Overcrowding by Tenure .................................................................................................................... 40 Table 28: Salinas Regional Housing Needs Allocation (2023-2031) .............................................................. 41 Table 29: Elderly Population and Disability Status (2010-2020) .................................................................... 42 Table 30: Median Household Income for by Age of Householder (2010-2020)......................................... 42 Table 31: Householders by Tenure and Age (2010-2020)............................................................................... 43 Table 32: Senior Housing Developments .......................................................................................................... 44 Table 33: Disability Characteristics (2020)......................................................................................................... 45 Table 34: Department of Developmental Services Consumers by ZIP Code (2022) ................................. 47 Table 35: Large Households by Tenure (2020) ................................................................................................. 51 Table 36: Homeless Population in Salinas and Monterey County (2016-2020) ........................................... 53 Table 37: Homeless Resources ............................................................................................................................ 56 Table 38: Farm Worker Employment Profile - Salinas, CA Metro Area (Monterey County) (2021) ....... 64 Table 39: Extremely Low-Income Households (2019) .................................................................................... 66 Table 40: Alisal NRSA vs. City of Salinas.......................................................................................................... 67 Table 41: Chinatown Plan Area vs. City of Salinas........................................................................................... 70 Table 42: Rental Subsidies Required................................................................................................................... 78 Table 43: General Plan Land Use Designations Allowing Residential ......................................................... 82 Table 44: Primary Uses- Residential Zoning Districts ..................................................................................... 84 Table 45: Permitted Uses...................................................................................................................................... 86 v
City of Salinas
2023-2031 Housing Element (November 2023)
Table 46: Summary of Residential Zoning Requirements ............................................................................... 96 Table 47: Summary of Commercial Zoning Requirements............................................................................. 98 Table 48: Summary of Mixed-Use Zoning Requirements............................................................................... 99 Table 49: Downtown Core Area Zoning Requirements ................................................................................ 103 Table 50: Residential Parking Requirements.................................................................................................... 105 Table 51: Mixed-Use Parking Requirements.................................................................................................... 106 Table 52: Planning Fees...................................................................................................................................... 111 Table 53: Residential Planning and Development Fees (April 2022)1 ......................................................... 112 Table 54: Street Design Standards..................................................................................................................... 117 Table 55: Salinas Inclusionary Housing Requirements .................................................................................. 119 Table 56: Mortgage Lending Approval Rates – Salinas Metropolitan Statistical Area (2021).................. 131 Table 57: RHNA 2023-2031 .............................................................................................................................. 134 Table 58: Comparison of Sites Inventory and RHNA ................................................................................... 135 Table 59: Credits Toward the RHNA ............................................................................................................... 136 Table 60: Vacant Residentially Zoned Land Inventory.................................................................................. 147 Table 61: Vacant Mixed Use Land Inventory .................................................................................................. 148 Table 62: Underutilized Land Inventory .......................................................................................................... 151 Table 63: West Area Specific Plan Land Inventory…………………………………………………...142 Table 64: Central Area Specific Plan Land Inventory………………………………………………...143 Table 65: Comparison of Existing Base Zoning and Draft Place Type Residential and Mixed Use Designations…………………………………………………………………………………………144
Table 66: Summary of Quantified Objectives (2023-2031)…………………………………………...184 Table 67: Summary of Meaningful Actions…………………………………………………………..186 List of Figures
Figure 3-1: City of Salinas Population Growth Forecast (2010-2045)........................................................... 17 Figure 3-2: Household Income (2010-2020)...................................................................................................... 24 Figure 3-3: Substandard Housing Code Enforcement Cases .......................................................................... 32 Figure 3-4: City Council Districts........................................................................................................................ 33 Figure 3-5: Alisal NRSA Location....................................................................................................................... 69 Figure 3-6: Chinatown Revitalization Area ........................................................................................................ 72 Figure 7: Central City Overlay ........................................................................................................................... 102 Figure 8: National Annual Average Mortgage Rates...................................................................................... 130 Figure 9: Residential Land Inventory ................................................................................................................ 146 1 City of Salinas
2023-2031 Housing Element (November 2023)
1. Introduction
Salinas is a community that values housing and believes in taking definitive action to support development of new housing and housing programs to support all members of our community. The City sees increasing the housing supply as a critical step needed to better the quality of life for the existing and future residents of Salinas.
The City of Salinas is facing an ongoing housing crisis with a low supply of units, rising rents and home prices, overcrowding, and a significant population of unhoused residents. Similar to many cities in California, housing affordability challenges have steadily increased in Salinas since the last Housing Element and were exacerbated further during the COVID-19 pandemic.
In response to these challenges, the City of Salinas has focused on advancing housing production and establishing programs to support residents with their housing needs. In the time since adoption of the 2015-2023 Housing Element update, the City has taken many meaningful steps to support housing development within the City. These include:
• Entitling two new Future Growth Areas that will provide over 8,000 housing units • Promoting Accessary Dwelling Unit (ADU) construction within the City and providing free preapproved ADU plans • Passing an Adaptive Reuse Ordinance to incentivize the conversion of office and retail buildings to provide new housing within the Downtown
• Utilizing SB2 grant funding to identifying and rezone infill opportunity sites throughout the City for housing, including rezoning downtown parking lots to mixed-use to incentivize development • Partnering with Monterey County to construct the City’s first low barrier, year-round homeless shelter, the SHARE Center
• Acquiring three (3) hotels through Project Homekey that will provide 202 new units of permanent supportive housing
• Establishing and operating the City’s COVID-19 Emergency Rental Assistance Program to support low-income residents at risk of eviction during the Pandemic • Establishing the City’s first Rental Registry program to create a database of rental units, monitor trends in the rental housing market, and increase access to fair housing services • Completing a Regional Farmworker Housing Study and Action Plan to support housing development for the farmworker community.
• Completing the Alisal Vibrancy and Chinatown Revitalization plans which helped shape new housing policy for two of Salinas’ most historically disinvested neighborhoods.
In March 2023, the City was honored to receive the official ProHousing Designation from the Office of Gov. Gavin Newsom., the first City on the Central Coast to receive the designation. The City looks forward to using the additional resources associated with the ProHousing designation to provide over $1 million in support of predevelopment, development, acquisition, rehabilitation, and preservation of multifamily housing that is affordable to extremely low, very low, low-, and moderate-income households (including necessary operating subsidies), and $510,000 towards homeownership opportunities, including, but not limited to, down payment assistance. 2 City of Salinas
2023-2031 Housing Element (November 2023)
The 2023-2031 Housing Element is a tool for the City to continue to address its housing challenges and plan for the community’s housing needs over the next eight-year planning cycle. Through research, analysis, and extensive public engagement, the Housing Element establishes the City’s official housing policies and objectives and identifies available candidate housing sites to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Association of Monterrey Bay Area Governments (AMBAG).
The Housing Element contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. The Housing Plan has the following six goals, each with a set of specific policies:
1. Increase Housing Supply and Opportunities for All
2. Provide Tenant Protections
3. Access to Safe and Healthy Housing for all Residents
4. Advance Housing Affordability and Opportunity at all Income Levels
5. Stabilize and Support Neighborhoods
6. Improve City Homeless Response
The Plan’s goals and policies reflect the new and recurring themes identified through the public outreach process and are consistent with the housing goals and policies identified in recent community planning efforts, such as the Alisal Vibrancy Plan.
The Housing Element will be implemented over the next eight years and will allow the City to build off recent successes in the development of critically needed housing and programs to ensure all Salinas residents have access to safe, affordable, stable, and equitable housing.
1.1 Overview of State Law Requirements
Every City and County in California must have a General Plan. The General Plan serves as the ‘constitution’ for development in the City. It is a comprehensive long-range planning document that describes goals, policies and programs to guide development and budgetary decision-making. Once the General Plan is adopted, all development-related decisions must be consistent with the Plan. The current Salinas General Plan was adopted in 2002. The City is in the process of conducting a comprehensive General Plan Update, Visión Salinas 2040, which is expected to be completed in 2024.
Every community’s General Plan must, by law, contain eight ‘elements’ that address defined sets of issues.
The State-mandated elements of the General Plan include Land Use, Circulation, Housing, Conservation, Open Space, Noise, Safety, and Environmental Justice. State law establishes general requirements for topics to be covered under each element of the General Plan. However, for the Housing Element, the State requirements are specific and extensive. New to the 6th Cycle are additional requirements for design and development of the site inventory, capacity calculations, infrastructure availability, non-vacant site suitability, size of sites, nonvacant site replacement units, and rezoning program requirements.
Jurisdictions must annually review their progress in implementing the Housing Element to ensure all programs are being appropriately addressed and implemented. State law also requires that housing elements be reviewed and updated at least every eight years following a State-initiated regional housing needs allocation process.
3 City of Salinas
2023-2031 Housing Element (November 2023)
The mandatory process of updating the Housing Element is initiated by the State through the “Regional Housing Needs Allocation” (RHNA) process. The State of California’s Housing and Community Development Department (HCD) works with regional Councils of Government (COGs) to determine the amount of housing needed within the region. The Association of Monterey Bay Area Governments (AMBAG) is the Monterey Bay Area region’s COG. The determination of housing needs is based on existing need and estimated population growth. Need is determined for households in all income categories: extremely low, very low, low, moderate, and above moderate incomes. In compliance with recent changes in state law related to equity and fair housing, AMBAG’s RHNA methodology allocated units to:
1. Increase the housing supply and mix of housing types, affordability in an equitable manner
2. Promote infill development & socio-economic equity, protect environmental and agricultural resources and encourage efficient development patterns
3. Promote an improved intraregional jobs-housing relationship including jobs housing fit
4. Balance disproportionate household income distributions
5. Affirmatively furthering fair housing
Once the total regional need is determined, AMBAG works with local governments and others to allocate the total need to individual cities and counties. Local governments are then required to plan where and how the allocated housing units can be accommodated within their communities. The most recent RHNA was adopted by AMBAG in 2022 covering the 2023-2031 planning period. The Housing Element planning period differs from the RHNA planning period. The Housing Element covers the planning period of December 15, 2023 through December 15, 2031. This Housing Element outlines how Salinas plans to accommodate its “fair share” of this need.
State law [Government Code Sections 65583 (a), (b), and (c)] specifically details the information housing elements must contain: (1) “an assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs;” (2) “a statement of the community’s goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing;” and, (3) “a program that sets forth a schedule of actions during the planning period...to implement the policies and achieve the goals and objectives of the Housing Element.” For each action or program, the Housing Plan must identify the agency responsible, the time frame for implementation, and the number of units planned to be constructed, rehabilitated, or conserved, or number of households that will be assisted through (or by) the program.
Most importantly, State law [Government Code Sections 65583(c)(1) and (3)] requires that the Housing Element: (1) identify adequate sites with appropriate zoning densities and development standards, and infrastructure to meet the community’s need for housing (including its need for extremely low, very low, and low income households, mobile homes, housing for persons with disabilities (including developmental disabilities), farm worker housing and homeless shelters); and (2) “address, and where appropriate and legally possible, remove governmental constraints and nongovernmental” to housing development. 4 City of Salinas
2023-2031 Housing Element (November 2023)
1.1.1 State Review
State law requires that every new or updated housing element be submitted to HCD for review to ensure compliance with the State’s minimum requirements. This “certification” process is unique among the General Plan elements.
Housing Element updates are submitted twice to HCD for review and comment: once during development of the Housing Element (in draft form), and again after adoption of the Housing Element.
The first review period requires 90 days and must take place prior to adoption by the Salinas City Council.
A compliance finding by HCD is only made on the adopted Housing Element; that review requires 60 days. Throughout the process, the City works with staff at HCD to ensure the draft Element meets State requirements and serves the needs of current and future residents.
1.2 Consistency with General Plan
State Law requires internal consistency among the various elements of a General Plan. Section 65300.5 of the Government Code states that the General Plan's various elements shall provide an integrated and internally consistent and compatible statement of policy. City staff have reviewed the other elements of the General Plan and determined that this Housing Element provides consistency with the other elements of the General Plan. The City will maintain this consistency as future General Plan amendments are processed, by evaluating proposed amendments for consistency with all elements of the General Plan.
1.3 Affirmatively Furthering Fair Housing (AFFH)
The goal of Affirmatively Furthering Fair Housing (AFFH) is to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, and lift barriers that restrict access in order to foster inclusive communities and achieve racial equity, fair housing choice, and opportunity for all Californians.
In 2018, the City, as lead agency, entered into a collaborative agreement with the County of Monterey (Urban County), City of Monterey, City of Seaside and the Housing Authority of the County of Monterey (HACM) to conduct an update for a Regional Analysis of Impediments to Fair Housing Choice (AI). Completed in 2019, the AI is an assessment and planning document required by the United States Department of Housing and Urban Development (HUD). The AI assesses historical and existing fair housing conditions that will result in the development of future goals to better combat discrimination and increase housing choice and access in our community.
In 2018, the California State Legislature passed AB 686 to expand upon the fair housing requirements and protections outlined in the Fair Employment and Housing Act (FEHA). AB 686 creates new requirements for all housing elements due to be revised on or after January 1, 2021.
These requirements ensure that the obligation to affirmatively further fair housing is a part of a jurisdiction’s planning process and guiding documents for community development. The Housing Element analysis of AFFH required by AB 686 must include an analysis of Racially Concentrated Areas of Affluence, and that the Assessment of Fair Housing component of the Housing Element analyze patterns and trends at both a local and regional scale. 5 City of Salinas
2023-2031 Housing Element (November 2023)
1.4 Data Sources
Various sources of information were used to prepare the Housing Element. These include, but are not limited to:
Demographic and housing data provided by AMBAG, the State Department of Finance (DOF), and the Census Bureau;
Housing market information, such as home sales, rents, and vacancies from various real estate data services and the Home Mortgage Disclosure Act (HMDA); Analysis of Impediments to Fair Housing;
Consolidated Plan, 2020-2024;
2019 Regional Analysis of Impediments to Fair Housing Choice Building permit and zoning information from the City of Salinas Community Development Department;
Special needs housing and services data, including services for homeless and marginally housed, from service providers and the Coalition of Homeless Service Providers, Monterey County’s Continuum of Care;
City of Salinas plans and studies such as the Downtown Vibrancy Plan (2015), Economic Development Element (2017), Farmworker Housing Study and Action Plan (2018), Alisal Vibrancy Plan (2019), and the Chinatown Revitalization Plan (2019); Community Housing needs survey;
Interviews with housing professionals, service providers, and community stakeholders; and Comments received during community workshops.
1.5 Community Engagement
The City has actively engaged the community on the subject of housing since the adoption of the 2015- 2023 Housing Element. Community engagement for the Housing Element built upon the extensive bilingual community outreach conducted for the Alisal Vibrancy Plan, Chinatown Revitalization Plan, Regional Farmworker Housing Study and Action Plan, Visión Salinas Guiding Principles, Visión Salinas 2040 General Plan Update, and the 2023 and 2024 City Budgets.
The City began formal 2023-2031 Housing Element public engagement with an online Housing Element workshop on February 9, 2023 and will continue its outreach through Council consideration of the adoption of the 2023-2031 Housing Element in December 2023. The outreach strategy involves various methods of collecting community input, including community workshops, webinars, stakeholder interviews, housing surveys, pop-up community events, and the General Plan Steering Committee.
Through a Sustainable Agricultural Land Conservation (SALC) Planning Grant, the City is also partnering with Center for Community Advocacy (CCA) to deepen grassroots outreach. CCA reached nearly 300 people through 71 house meetings discussing housing needs.
A full discussion of the City’s engagement activities is included in Chapter 2 and Appendix C. 6 City of Salinas
2023-2031 Housing Element (November 2023)
1.6 Definitions
Affordable Housing: Housing capable of being purchased or rented by a household with extremely low, very low, low, or moderate income, based on a household’s ability to make monthly payments necessary to obtain housing. Housing is considered affordable when a household pays less than thirty percent (30%) of its gross monthly income (GMI) for housing including utilities.
Aging in Place: The ability to live in one’s own home and community safely, independently, and comfortably, regardless of age, income, or ability level.
Area Median Income: Area Median Income (AMI) as periodically established by the State Department of Housing and Community Development pursuant to Section 50093 of the Health and Safety Code.
HCD uses the annual income survey conducted by the U. S. Department of Housing and Urban Development (HUD) to establish the AMI. Income limits for various income groups are established based on the AMI and adjusted for household size. “Area” refers to the Metropolitan Statistical Area, and for Salinas, this area is the County of Monterey.
Assisted Housing: Housing that has been subsidized by federal, state, or local housing programs.
Cost Burden: The extent to which gross housing costs, including taxes, insurance, and utility costs, exceed thirty percent (30%) of gross household income. Severe cost burden exists if gross housing costs exceed fifty percent (50%) of gross income.
Emergency Shelter: Housing for homeless persons that is limited to a maximum occupancy of six month or less and provides minimal supportive services. Emergency Shelter shall include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care No individual or household may be denied emergency shelter because of an inability to pay.
Homeless: HUD adopted the following definition of homeless in the Continuum of Care program (24 CFR 578). Specifically, four categories of homelessness are defined:
(1) Individuals and families who lack a fixed, regular, and adequate nighttime residence and includes a subset for an individual who is exiting an institution where he or she resided for 90 days or less and who resided in an emergency shelter, or a place not meant for human habitation immediately before entering that institution;
(2) Individuals and families who will imminently lose their primary nighttime residence; (3) Unaccompanied youth and families with children and youth who are defined as homeless under other federal statutes who do not otherwise qualify as homeless under this definition; or (4) Individuals and families who are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions that relate to violence against the individual or a family member.
Household: For Census purposes, a household includes all the persons who occupy a housing unit.
People not living in households are classified as living in group quarters. 7 City of Salinas
2023-2031 Housing Element (November 2023)
Housing Unit: A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters.
Separate living quarters are those in which the occupants live separately from any other individuals in the building, and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible.
Income Levels: For the purpose of the Housing Element, the State Housing Element law [Government Code Section 65584] references the Health and Safety Code [Sections 50079.5, 50093, 50105, and 50106] to establish the following income levels:
Acutely Low Income: 0-15% of AMI
Extremely Low Income: 15% to 30% of AMI
Very Low Income: 30-50% AMI
Low Income: 50-80% AMI
Moderate Income: 80-120% AMI
Collectively, Extremely Low, Very Low, and Low Incomes are also referred to as Lower Income. These income limits are different from those used by HUD for Community Development Block Grant and HOME Investment Partnership Act programs. (Refer to the City’s Consolidated Plan and Analysis of Impediments to Fair Housing Choice for HUD income limits.) Large Employer: An employer of 500 or more employees.
Overcrowding: A household with more than one person per room, including bedrooms, living and dining rooms, but excluding bathrooms, kitchens, hallways, and porches. Severe overcrowding is defined as households with more than 1.50 persons per room.
Supportive Housing: Government Code Section 65582(f) defines “Supportive Housing” as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” Target Population: Government Code Section 65582(i) further defines “Target Population” as 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.
Tenure: Housing tenure describes the arrangement by which a household occupies a housing unit; that is, whether the housing unit is owner-occupied or renter-occupied.
Transitional Housing: Government Code Section 65582(j) defines “Transitional Housing” as 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 8 City of Salinas
2023-2031 Housing Element (November 2023)
predetermined future point in time that shall be no less than six months from the beginning of the assistance.
1.7 Organization of the Housing Element
This Housing Element is organized into the following sections:
Section 1: Introduction - An overview of the purpose and requirements of the Housing Element Section 2: Community Participation – A summary of community outreach and engagement efforts conducted as part of this update.
Section 3: Community Profile – An assessment of housing and demographic trends and the nature and extent of housing needs in the community.
Section 4: Housing Constraints – An analysis of market, governmental, and environmental constraints to housing development.
Section 5: Housing Resources – An inventory of resources available for implementing the City’s housing objectives.
Section 6: Housing Plan – An eight-year plan of action, including goals, policies, programs, and objectives.
Appendix A: Past Accomplishments
Appendix B: Sites Inventory
Appendix C: Community Engagement
Appendix D: Affirmatively Furthering Fair Housing
Appendix E: Future Growth Area Documents
9 City of Salinas
2023-2031 Housing Element (November 2023)
2. Community Participation
Following the adoption of the 2015-2023 Housing Element, the City embarked on various planning efforts with equity at the center. For the Salinas community this meant extensive bilingual and inclusive community outreach and opportunities to have a voice in the process, particularly regarding housing policy. In 2017, Visión Salinas was initiated to support community outreach and ensure equity and inclusion. Through the Alisal Vibrancy Plan (AVP) and the Chinatown Revitalization Plan (CRP) processes (both community focused planning efforts supported by Visión Salinas), Salinas residents highlighted various housing needs and concerns. This feedback has been augmented with the current input the City has received through the General Plan Update (Visión Salinas 2040) and 2023-2024 budget process.
The community outreach program involved various methods of collecting community input, including the formation of resident steering committees, city-wide community workshops, focused presentations with key stakeholders, working groups, pop-up activities and surveys. A summary of the community outreach and engagement process, as well as results, are included in Appendix C and full documentation is available upon request.
2.1 Visión Salinas: An Integrated Planning Initiative
Visión Salinas was created to set a foundation for the General Plan Update. Furthermore, through extensive multi-stakeholder collaboration and outreach, it helped establish an Overarching Core Value and Guiding Principles that will guide each policy and action in the General Plan.
Overarching Core Value: An inclusive, diverse, and welcoming City where all persons can thrive.
This Overarching Core Value is embedded in each of the following:
• Economic Prosperity, Equity, and Diversity
• Housing Opportunities for All
• Healthy and Safe Community
• Youth and Future
• Collaborative, Inclusive, and Engaged Decision Making • Livable and Sustainable Community
• Connectivity, Access, and Mobility
• A Community to Celebrate
10 City of Salinas
2023-2031 Housing Element (November 2023)
2.2 Alisal Vibrancy Plan
The AVP is the first time that the City and residents collaborated to create a systematic set of action steps to improve the quality of life for the hardworking families who live and work in the Alisal.
Residents, stakeholders, and the City wanted a community-driven plan that would contribute to community stability, health, and vibrancy for East Salinas families, and to do so in a way that builds upon the social and cultural wealth of the Alisal.
From June 2017 to April 2019, the City in collaboration with community members and grassroots organizations from the greater Alisal neighborhood, engaged residents and community stakeholders to develop Plan content. Through this process, the City adopted the Spectrum of Community Engagement to Empower for Impact Matrix (see Appendix C) to help ensure inclusive engagement and transparency in the process. AVP conversations often centered around housing which led to ample participation in the Housing Working Group. Subsequently, AVP Housing Goals have been carried over and expanded on in this Housing Element.
2.3 Chinatown Revitalization Plan
The CRP outreach strategy was developed with inclusivity at the center and the objective of engaging members of groups that have previously been excluded from governmental processes and/or resources.
To achieve this objective, the Plan’s robust engagement process not only involved residents, business owners, housing developers, social service providers, and cultural and faith-based organizations, it also included activities targeted to individuals experiencing homelessness.
Between January 2017 and May 2019, staff convened Working Groups comprised of non-technical stakeholders from four distinct interest groups in Chinatown: Asian community-based organizations, business and property owners, homeless individuals and service providers, and housing developers and residents interested in a more sustained level of engagement. The Plan outlines policies and actions that support Chinatown becoming a more complete community with a diversity of businesses, housing 11 City of Salinas
2023-2031 Housing Element (November 2023)
opportunities, and community programs and amenities. The CRP’s endeavor to tackle homelessness has been carried over to current Housing Element policies and actions.
2.4 Visión Salinas 2040
In 2021, Visión Salinas became Visión Salinas 2040, the official title of the City’s current General Plan Update. The Guiding Principles and previous engagement strategies have been carried over to the current GPU process, as well as the citywide budget engagement. Over the last 2 years, City staff has supported and coordinated various community workshops, stakeholder meetings, pop-up activities and surveys. This process has also included the formation of a resident steering committee to help guide the process and working groups focused on the General Plan Update’s main pillars: Built Environment, Socioeconomic Systems and Natural Systems. Though Visión Salinas 2040 covers the entire General Plan, housing is often the main topic of conversation.
Throughout the current GPU process, City staff has worked to ensure inclusive and equitable community engagement. At times it has meant additional community meetings in underrepresented areas, or pop-up activities at 5 a.m. while farmworkers pick-up their lunch at the local bakery. Outreach activities and opportunities for dialogue have been facilitated with the support of community-based organizations and the foundation set forth by previous planning efforts.
Access and equity are a top priority and staff have augmented efforts to bring more residents into the conversation. Community meetings have been held at various locations across the city to increase access and participation. At the request of community stakeholders, several meetings have been held in Spanish with English translation, a shift from the more routine English with Spanish translation approach.
Furthermore, meeting materials and presentations are prepared in both English and Spanish and food has been provided at every meeting. Opportunities for this engagement are advertised on the City’s website, social media, through flyer distribution, and email blasts. Details surrounding engagement outcomes can be found below and in Appendix C.
Community Outreach Activities
12 City of Salinas
2023-2031 Housing Element (November 2023)
A. Community Meetings
The current General Plan Update process has included extensive bilingual (virtual and in person) community engagement. Since its kick-off in 2021, the City has held eleven (11) workshops on broad topics, i.e., Land Use, Existing Conditions, Community Design, and Environmental Justice, two (2) housing working group meetings and three (3) Housing Element meetings. Over four hundred (400) Salinas stakeholders participated in the community workshops and working group meetings. Feedback from these meetings helped shape the current goals, policies and programs outlined in this Housing Element, particularly around tenant protections, programs for the unhoused, and new strategies for affordable housing development.
B. Sustainable Agriculture Lands Conservation Grant
In 2020, The City was awarded a grant through the California Department of Conservation, the Sustainable Agriculture Lands Conservation Grant (SALC) to support Visión Salinas 2040. The SALC grant has augmented public engagement efforts focused on direct outreach to farmworkers with housing being one of the main topics discussed. With the support of the Center for Community Advocacy (CCA) and eleven (11) General Plan Update Ambassadors, over nine hundred (900) farmworkers have been reached using pop-up activities, food bank distributions, and lunch time field visits. This outreach was supported by staff with the preparation of pop-up materials focused on environmental justice priorities (healthy and safe housing being one of them) and preferred housing densities. Broad engagement through food bank distribution and lunch time field visits focused on broad General Plan information but was often concentrated on housing challenges.
13 City of Salinas
2023-2031 Housing Element (November 2023)
2.5 City Budget Engagement
The Housing Element was also brought into the 2024-2025 budget engagement process. City staff held forty (40) pop-up activities across the city, which resulted in over one thousand six hundred (1,600) responses. Residents were asked to choose two (2) priorities for each of our Vision Salinas 2040 Guiding Principles. Under the Housing Opportunities for All category the priorities included: Tenant & Landlord Education & Support, Homeless Outreach and Support, Homeownership Promotion & Support, and Incentivize & Facilitate Housing Production. Overall, the top two priorities were: 1. Homeless Outreach & Support, and 2. Homeownership Promotion & Support.
The City also released a public survey using the same categories and priorities. The survey results included two thousand seven hundred eleven (2,711) responses and had Homeownership Promotion & Support as the top housing priority and Homeless Outreach & Support as the second.
2.6 2023-2031 Housing Element Engagement
The City kicked-off the official 2023-2031 Housing Element update with a webinar on February 9th, 2023 via Zoom. The Housing Element webinar served as an introduction to the update process, timeline, and next steps. The session was conducted in English with Spanish translation and included a short presentation followed by questions & answers. Following the Housing Element webinar, CCA and GPU Ambassadors began extensive engagement focused on housing challenges and concerns.
Engagement led by the GPU Ambassadors has included ninety-five (95) house meetings with over three hundred forty (340) Salinas residents reached. Residents were asked to identify housing challenges outside of cost, desired housing programs and experiences with housing discrimination. Nineteen (19) house meetings were in Mixteco, one (1) in Triqui and the rest in Spanish. 14 City of Salinas
2023-2031 Housing Element (November 2023)
For the more extensive citywide engagement, staff partnered with City Councilmembers to facilitate conversations around new housing goals, policies, and actions. Three (3) Housing Element workshops were coordinated combining 2-3 Council Districts. Workshops were held in North Salinas, East Salinas and South Salinas and had over sixty (60) residents in attendance. Two of the workshops were conducted in English with Spanish translation including one with Mixteco translation and one in Spanish with English translation.
2.7 Upcoming Public Meetings and Hearings
The Draft Housing Element was available for public review from May 12, 2023 through June 20, 2023.
During this time, community members and other stakeholders were notified of and invited to attend three (3) public hearings (see list below) and share comments/concerns related to the Draft. Comments received and responses are a part of Appendix C.
Public Hearings
• May 17, 2023: Planning Commission Update on Draft Housing Element • June 6, 2023: Housing and Land Use Subcommittee Update on Draft Housing Element • June 20, 2023: City Council Presentation of Draft Housing Element and Resolution The City anticipates completing the 2023-2031 Housing Element by December 2023. The following is the anticipated schedule for public hearings and consideration of adoption:
• November 15, 2023: Planning Commission
• November 28, 2023: Housing and Land Use subcommittee
15 City of Salinas
2023-2031 Housing Element (November 2023)
• December 5, 2023: City Council adoption
2.8 Recurring Themes
Engagement following the adoption of the last Housing Element has produced extensive data related to housing needs and concerns, as well as policies and programs desired for implementation. Through the various community meetings, residents have highlighted the need for:
• Farmworker housing
• Support for the unhoused population
• Policies addressing tenant protections
• Affordable housing
• First-time homebuyer financial support and education.
Feedback from the various engagement activities has been sorted and incorporated into the Housing Element. See Appendix C for additional information, summaries community workshops and data collected.
16 City of Salinas
2023-2031 Housing Element (November 2023)
3. Community Profile
This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs.
3.1 Population Trends and Characteristics
Housing needs are influenced by population and employment trends. This section provides a summary of the changes to the population size, age, and racial/ethnic composition of the City of Salinas.
3.1.1 Historical, Existing, and Forecast Growth
The City of Salinas is one of twelve (12) cities within the County of Monterey. According to the U.S.
Census, Monterey County’s population was 439,035 in 2020. Monterey County is the largest of the three (3) central coast counties, followed by Santa Cruz County and San Benito County. Overall, the County has experienced a steady population growth over the last two decades. From 2000 to 2020, the County population increased by nine percent (9%). Table 1 lists the counties in Central California and their respective populations.
Table 1: Regional Population Trends (2000-2020)
County 2000 2010 2020
Monterey County 401,762 415,057 439,035
Santa Cruz County 255,602 262,382 270,861
San Benito County 53,234 55,269 64,209
Source: U.S. Census 2000 STF1, U.S. Census 2010 SF1, and U.S. Census 2020 DEC.
According to the State Department of Finance (DOF), Salinas experienced a 31% population increase between 1990 and 2000 and a 5.4% increase between 2000 and 2010. Between 2010 and 2020, the population increased another 7.4%. Thus, while Salinas’s population increased more than twice as fast as the overall County during 1990-2000, that growth slowed during the last 10 years (Table 2). In 2020, the population of Salinas accounted for 37% of the County total. As indicated in Figure 3-1: City of Salinas Population Growth Forecast (2010-2045), the Association of Monterey Bay Area Governments (AMBAG) forecasts continuous growth in Salinas over the next 20 years, with a forecast population of 177,128 in 2045.
Table 2: Population Growth (1990-2020)
Year City of Salinas Monterey County
Population % Change Population % Change
1990 108,777 -- 355,660 --
2000 142,685 31.2% 401,762 13.0%
2010 150,441 5.4% 415,057 3.3%
2020 161,577 7.4% 439,035 5.8%
17 City of Salinas
2023-2031 Housing Element (November 2023)
Source: California Department of Finance (DOF), E-4: Population Estimates for Cities, Counties, and the State, 1990-2020.
Figure 3-1: City of Salinas Population Growth Forecast (2010-2045) Source: Association of Monterey Bay Area Governments (AMBAG) Final Draft Subregional Growth Forecast, 2022.
3.1.2 Age Composition
Between 2010 and 2020, Salinas’ population experienced growth in all age groups. The “prime working” population, residents between the ages of 25-54 years, remains the largest age group in the City. According to the American Community Survey (ACS), between 2010 and 2020, the percentage of residents over age 55 increased while some of the City’s younger population decreased proportionally (specifically the 0-4 year and 18–24-year age groups). The ACS data indicates that the City is aging but still has a younger population compared with the County population. The median age in the City was 31 years old in 2020, a slight increase from the median age of 28.7 years recorded in 2010. In comparison, the median age countywide was 34.7 in 2020.
Table 3: Age Distribution (2010-2020)
Age Group
2010 2020
City of
Salinas
Monterey
County
City of
Salinas
Monterey
County
0 - 4 Years 9.6% 8.0% 8.4% 7.1%
5 - 17 Years 22.2% 18.8% 22.2% 19.1%
18 - 24 Years 11.5% 11.2% 10.1% 10.0%
25 - 44 Years 30.2% 28.5% 30.0% 27.4%
45 - 54 Years 11.5% 13.1% 10.8% 11.8%
55 - 64 Years 7.4% 9.9% 9.2% 11.1%
65+ 7.8% 10.4% 9.2% 13.6%
Total 147,074 407,435 156,177 432,977
Median Age 28.7 32.8 31.0 34.7
Source: American Community Survey (ACS) 2006-2010 and 2016-2020 (5-Year Estimates). 18 City of Salinas
2023-2031 Housing Element (November 2023)
3.1.3 Race and Ethnicity
Salinas residents are predominantly Hispanic or Latino, and the Latino percentage increased between 2010 and 2020. As of 2020, 79% of Salinas’ residents were of Hispanic or Latino origin (Table 4). Between 2010 and 2020, the Non-Hispanic White, Black/African American, American Indian or Alaska Native, Native Hawaiian and other Pacific Islander, and other populations each decreased significantly. During the same period, the Hispanic/Latino population grew by 78.1%. The Asian population represents the third largest ethnic group in the City, comprising 6% of the population in 2010 and 2020. Monterey County has a larger non-Hispanic White population compared to Salinas (29.5% vs. 12.1%, respectively).
Table 4: Racial and Ethnic Composition (2010-2020)
Ethnic Group 2010 2020
City of Salinas Monterey County City of Salinas Monterey County White, non-Hispanic 24,951 17.0% 139,535 34.2% 18,918 12.1% 127,632 29.5% Black/African American. NonHispanic 2,165 1.5% 12,089 3.0% 1,721 1.1% 10,471 2.4% American Indian or Alaska
Native, non-Hispanic 251 0.2% 1,158 0.3% 125 0.1% 657 0.2% Asian, on-Hispanic 9,213 6.3% 24,523 6.0% 9,386 6.0% 24,133 5.6% Native Hawaiian and Other
Pacific Islander, non-Hispanic 157 0.1% 1,736 0.4% 97 0.1% 1,839 0.4% Other, non-Hispanic 254 0.2% 1,105 0.3% 109 0.1% 764 0.2% Two or more races, nonHispanic 1,172 0.8% 8,421 2.1% 2,087 1.3% 11,969 2.8% Hispanic or Latino 108,911 74.1% 218,868 53.7% 123,734 79.2% 255,512 59.0% Total Population 147,074 100% 407,435 100% 156,177 100% 432,977 100% Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
3.2 Employment Trends
Housing needs are influenced by employment trends. Significant employment opportunities within the City can lead to growth in demand for housing in proximity to jobs. The quality and/or pay of available employment can determine the need for various housing types and prices.
As shown in Table 5, according to the 2016-2020 ACS, nearly 20% of Salinas’ residents are employed in educational, health and social services. About 16% are employed in agriculture, forestry, fishing and hunting, and mining, 10% percent are employed in professional, scientific, management, administrative, and waste management services, 9.5% are employed in retail trade, 7.4% are employed in construction, and 7.2% are employed in manufacturing. Educational, health, and social services also represents the largest employing industry countywide. Table 6 lists the companies located within Monterey County with the most employees.
Table 7 shows Salinas’ labor force, which decreased slightly from 78,300 in 2010 to 77,300 in 2021.
According to the California Employment Development Department (EDD), the unemployment rate in Salinas in 2021 was 10.3%, slightly higher than 8.3% countywide. Both Salinas and the County saw unemployment rates spike in 2020 amidst the COVID-19 pandemic. In Salinas, unemployment rate increased from 8.5% in 2019 to 13.2% in 2020. Similarly, the unemployment rate in Monterey County 19 City of Salinas
2023-2031 Housing Element (November 2023)
increased from 6.4% to 11.2% during the same period. Both Salinas and the County saw a reduction in unemployment between 2020 and 2021.
During harvest periods when workloads increase, the need to supplement the permanent labor force is satisfied with seasonal workers. Often these seasonal workers are migrant workers, defined by the inability to return to their primary residence at the end of the workday. The agricultural workforce in Monterey County does include many jobs, including weeding, thinning, planting, pruning, irrigation, tractor work, pesticide applications, harvesting, transportation to the cooler or market, and a variety of jobs at packing and processing facilities. It is therefore difficult to estimate the number of farm workers residing in the County or City of Salinas. The 2017 USDA Census of Farmworkers reported 26,929 farmworkers in the County, a decrease from 32,872 in 2012. Of the 26,929 farmworkers employed, 4,972 are migrant workers.
According to 2016-2020 ACS, there were 11,469 workers employed in farming, fishing, and forestry occupations living in Salinas (16.7% of the City’s civilian employed population 16 years and over).
Table 5: Employment by Industry (2020)
Industry Salinas Monterey County
Employees % Employees %
Agriculture, Forestry, Fishing and Hunting, and Mining 6,995 15.5% 15,035 12.3% Construction 3,359 7.4% 9,292 7.6%
Manufacturing 3,238 7.2% 8,250 6.7%
Wholesale Trade 1,491 3.3% 3,647 3.0%
Retail Trade 4,315 9.5% 10,616 8.7%
Transportation and Warehousing, and Utilities 2,544 5.6% 5,518 4.5% Information 481 1.1% 1,804 1.5%
Finance, Insurance, Real Estate, and Rental and
Leasing 1,394 3.1% 5,215 4.2%
Professional, Scientific, Management, Administrative,
and Waste Management Services 4,482 9.9% 13,357 10.9%
Educational, Health and Social Services 8,900 19.7% 24,307 19.8% Arts, Entertainment, Recreation, Accommodation and
Food Services 3,116 6.9% 12,120 9.9%
Other Services (except Public Administration) 2,166 4.8% 5,031 4.1% Public Administration 2,779 6.1% 8,528 6.9%
Total 45,260 100.0% 122,720 100.0%
Note: Total population is the full-time, year-round, civilian employed population aged 16 and older.
Source: 2016-2020 ACS (5-Year Estimates).
Table 6: Largest Employers in Monterey County (2021)
Company Number of Employees
Azcona Harvesting (Greenfield) 1,000-4,999
Bud of California (Soledad) 1,000-4,999
Pebble Beach Co (Pebble Beach) 1,000-4,999
Premium Harvesting & Packing (Salinas) 1,000-4,999
Salinas Valley Mem’l Healthcare (Salinas) 1,000-4,999
Al Pak Labor (Soledad) 500-999
20 City of Salinas
2023-2031 Housing Element (November 2023)
Table 6: Largest Employers in Monterey County (2021)
Company Number of Employees
County-Monterey Behavioral (King City) 500-999
Growers Co (Salinas) 500-999
Hilltown Packing Co Inc (Salinas) 500-999
Mann Packing Co Inc (Salinas) 500-999
Mee Memorial Hospital (King City) 500-999
Middlebury Institute-Intl Stds (Monterey) 500-999
Misionero Vegetables (Gonzales) 500-999
Monterey County Social Svc Dpt (Salinas) 500-999
Monterey Peninsula College (Monterey) 500-999
Natividad Medical Ctr (Salinas) 500-999
Quality Farm Labor (Gonzales) 500-999
R C Packing (Gonzales) 500-999
US Defense Dept (Seaside) 500-999
US Defense Manpower Data Ctr (Seaside) 500-999
Valley Harvesting (Greenfield) 500-999
Source: State of California, Employment Development Department (EDD), 2021.
Table 7: Labor Force Trends (2010-2021)
Year Labor Force Employment Unemployment Unemployment
Rate
2010 78,300 67,500 10,700 13.7%
2011 78,400 67,700 10,600 13.5%
2012 78,600 68,900 9,700 12.4%
2013 78,200 69,600 8,600 11.0%
2014 78,800 71,200 7,600 9.7%
2015 79,000 72,200 6,800 8.6%
2016 80,400 72,400 8,000 9.9%
2017 80,200 72,700 7,500 9.4%
2018 80,900 73,900 6,900 8.6%
2019 80,600 73,800 6,900 8.5%
2020 78,000 67,700 10,300 13.2%
2021 77,300 69,300 8,000 10.3%
Source: State of California Employment Development Department (EDD), 2021.
3.3 Household Characteristics
This section describes Salinas’ household characteristics. The Census Bureau defines a household as all persons living in a single housing unit. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit.
21 City of Salinas
2023-2031 Housing Element (November 2023)
3.3.1 Household Formation and Composition
In 2020, the ACS reported 41,296 households in Salinas, a 0.7% increase from 2010 (see Table 8). In comparison, total households in Monterey County increased by 2.4% and total households in California increased by 5.7% between 2000 and 2010. The household growth rate in the City has significantly slowed since 2000; between 2000 and 2010, Salinas saw an increase in households by 7.3%.
Table 8: Total Households (2000-2020)
Area 2000 2010 2020
Percent
Increase
2000-2010
Percent
Increase
2010-2020
Salinas 38,227 41,009 41,296 7.3% 0.7%
Monterey County 121,236 124,963 128,003 3.1% 2.4%
California 11,502,870 12,392,852 13,103,114 7.7% 5.7%
Source: U.S. Census 2000 SF3 H16; 2006-2010 and 2016-2020 ACS (5-Year Estimates).
As shown in Table 9, households of three to four persons made up the largest segments of both ownerand renter-occupied households in 2010 and 2020. The proportion households with five or more people have increased in both the owner and renter populations. Households of five or more people represent the second largest share of households by size. During the same period, the share of one person and two person households has decreased. Large households of five or more persons are further discussed in Section 3.5.4, Special Needs Groups.
Table 9: Household Size Distribution (2010-2020)
Household
Size
Total
Households
% of
Total
Renter
Households %1 Owner Households %2
2010
1 Person 7,491 18.3% 4,267 19.8% 3,224 16.6%
2 Persons 8,821 21.5% 3,699 17.2% 5,122 26.3%
3-4 Persons 14,591 35.6% 7,773 36.0% 6,818 35.1%
5+ Persons 10,106 24.6% 5,828 27.0% 4,278 22.0%
Total 41,009 100.0% 21,567 100.0% 19,442 100.0%
2020
1 Person 6,604 16.0% 3,544 16.5% 3,060 15.5%
2 Persons 8,765 21.2% 3,757 17.5% 5,008 25.3%
3-4 Persons 14,566 35.3% 7,910 36.7% 6,656 33.7%
5+ Persons 11,361 27.5% 6,319 29.3% 5,042 25.5%
Total 41,296 100.0% 21,530 100.0% 19,766 100.0%
Notes:
1. Percent of total renters
2. Percent of total owners
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
The majority of households in Salinas are family households (79.3%), a higher proportion than the County as a whole (72.6%) (Table 10). About 42.2% of all households in the City are families with children. Nearly 33% of households have at least one elderly member (60+ years), and 7.1% of all households are seniors aged 65 and older living alone. As of 2020, the average household size in Salinas is 3.74 persons per 22 City of Salinas
2023-2031 Housing Element (November 2023)
household, higher than the Monterey County average of 3.25 persons per household. According to the 2006-2010 ACS, the average household size in Salinas in 2010 was 3.55, indicating households have increased in size over the last 10 years. These numbers also indicate a higher level of overcrowding than other local communities. Since the 2006-2010 ACS, the average household size for both renters and owners has increased. According to the 2006-2010 ACS, the average household size for renter-occupied units was 3.19 and the average household size for owner-occupied units was 3.06 in 2010.
Table 10: Household Characteristics
Household Type City of Salinas Monterey
County
Household Growth (2010-2020)
Households (2020) 41,296 128,003
Households (2010) 41,009 124,963
% Change 2010-2020 0.7% 2.4%
Household Type (2020)
Families 79.3% 72.6%
Families with Children 42.2% 33.2%
Married Families With Children 28.2% 23.6%
Male Headed Families with Children 3.8% 3.3%
Female Headed Families with Children 10.2% 6.4%
Non Family Households 20.7% 27.4%
Senior Living Alone (65+) 7.1% 10.1%
Households with elderly (60+ years) members 32.9% 41.1% Household Size (2020)
Average Household Size 3.74 3.25
Average Household Size - Owners 3.55 3.12
Average Household Size - Renters 3.92 3.38
Large Households (5+) 27.5% 20.0%
Large Households - Owners 25.5% 18.0%
Large Households - Renters 29.3% 22.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
3.3.2 Tenure
Housing tenure refers to the financial arrangement and ownership status of a house or apartment. Tenure preferences are primarily related to household income, composition, and age of the householder.
Communities need to have an adequate supply of units available both for rent and for sale in order to accommodate a range of households with varying incomes, family sizes, composition, lifestyles, etc.
Approximately 48% of Salinas’ households are owner-occupied households and 52% of the households are renter-occupied households as of 2020. As shown in Table 11, Salinas has a smaller share of owneroccupied households compared to the County (51.8%) and the State (55.3%). The proportion of owneroccupied households in Salinas has increased slightly since the 2006-2010 ACS, when 47.4% of households were owners.
23 City of Salinas
2023-2031 Housing Element (November 2023)
Table 11: Occupied Units by Tenure (2020)
Owner-Occupied Renter- Occupied Total
Households Percent Households Percent Households
Salinas 19,766 47.9% 21,530 52.1% 41,296
Monterey County 66,346 51.8% 61,657 48.2% 128,003
California 7,241,318 55.3% 5,861,796 44.7% 13,103,114
Source: 2016-2020 ACS (5-Year Estimates).
3.3.3 Household Income
As indicated in Table 12, according to the 2016-2020 ACS, the median household income for the City of Salinas is $67,914. In 2020, about a third (34.3%) of households earned less than $50,000 and only 13.2% of the households earned more than $150,000 (Table 12 and Table 13). The median income for owneroccupied households is $91,499, significantly higher than the median income amongst renter-occupied households ($52,689).
The City’s median income is 11.7% lower than the County median household income of $76,943 and
13.7% lower than the State median household income of $78,672. Table 12 shows median household income in the City, Monterey County, and State of California in 2010 and 2020.
According to 2006-2010 and 2016-2020 ACS data, adjusting for inflation, the median income has increased in Salinas, Monterey County, and the State (Table 12). The median income in Salinas increased the most significantly during this period (+12.3%) compared to the County (+9%) and California (+8.5%). Further, the median income amongst Salinas renters has increased 18.2% since the 2006-2010 ACS, while the median income amongst owners increased only 8.7%. This reflects the high increase citywide, as Salinas is a predominantly renter-occupied community. As noted in Table 11 above, 52.1% of households in the City are renters.
Table 12: Median Household Income (2010-2020)
Jurisdiction
Median
Household
Income (2010)1
Median
Household
Income (2010)2
Median
Household
Income (2020)
Percent
Change
(2010-2020)2
City of Salinas $50,808 $60,488 $67,914 12.3%
Owner-Occupied Households $70,702 $84,172 $91,499 8.7%
Renter-Occupied Households $37,439 $44,572 $52,689 18.2% Monterey County $59,271 $70,564 $76,943 9.0%
State of California $60,883 $72,483 $78,672 8.5%
Notes:
1. Not adjusted for inflation
2. In 2020 inflation-adjusted dollars
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates); U.S. Bureau of Labor Statistics CPI Inflation Calculator, Accessed November 2022.
24 City of Salinas
2023-2031 Housing Element (November 2023)
Table 13: Household Income by Tenure (2020)
Owner-Households Renter-Households Total Households
Households Percent Households Percent Households Percent Less than $5,000 219 1.1% 355 1.6% 574 1.4%
$5,000 to $9,999 281 1.4% 634 2.9% 915 2.2%
$10,000 to $14,999 165 0.8% 977 4.5% 1,142 2.8%
$15,000 to $19,999 392 2.0% 968 4.5% 1,360 3.3%
$20,000 to $24,999 339 1.7% 1,507 7.0% 1,846 4.5%
$25,000 to $34,999 924 4.7% 2,101 9.8% 3,025 7.3%
$35,000 to $49,999 1,732 8.8% 3,570 16.6% 5,302 12.8%
$50,000 to $74,999 3,332 16.9% 5,055 23.5% 8,387 20.3%
$75,000 to $99,999 3,685 18.6% 2,791 13.0% 6,476 15.7%
$100,000 to $149,000 4,453 22.5% 2,374 11.0% 6,827 16.5% $150,000 or more 4,244 21.5% 1198 5.6% 5,442 13.2%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
Figure 3-2: Household Income (2010-2020)
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates). 25 City of Salinas
2023-2031 Housing Element (November 2023)
For the purposes of the Housing Element, the State Department of Housing and Community Development (HCD) has established five income groups based on Area Median Income (AMI):1 Acutely Low Income: 0-15% of AMI
Extremely Low Income: 15-30% of AMI
Very Low Income: 31-50% of AMI
Low Income: 51-80% of AMI
Moderate Income: 81- 120% AMI
Above Moderate Income: >120% AMI
Pursuant to state and federal regulations, the Area Median Income refers to the median income for the Metropolitan Statistical Area. For the City of Salinas, this area refers to the County of Monterey. County Median Income as published by HCD must be used to establish income groups for the purpose of the Housing Element.
The U.S. Department of Housing and Urban Development (HUD) periodically receives “custom tabulations” of Census data from the Census Bureau that are largely not available through standard Census products. The most recent estimates were released in 2022 using the 2015-2019 ACS. This dataset, known as the “CHAS” data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for lower-income households. According to the CHAS data in Table 14, 55.2% of Salinas households are considered lower income, earning less than 80% of the AMI.
Renter-occupied households are significantly more likely to be lower income. Nearly 71% of renters in Salinas earn less than 80% of the AMI compared to only 36% of owners.
Salinas has a larger proportion of lower income households compared to the County. Only 45.6% of households countywide are lower income, including 31.3% of owners and 60.6% of renters. More than half (54.4%) of households in Monterey County are in the moderate or above moderate-income category compared to only 44.8% in Salinas. However, Monterey County has some extremely wealthy households in the Pebble Beach, Carmel and Carmel Valley areas which would raise the countywide statistic. 1 State income definitions are different than federal income definitions. For federal housing programs, eligibility is established for households with incomes up to only 80% of the AMI. These households, under the federal definition, are considered moderate income. For housing plans that are required by federal regulations, such as the Consolidated Plan and Analysis of Impediments to Fair Housing Choice, the federal income definitions are used. 26 City of Salinas
2023-2031 Housing Element (November 2023)
Table 14: Distribution by Income Group (2022)
Income Group Salinas Monterey County
Owners Renters Total Owners Renters Total
Extremely Low Income
(0-30%) 7.5% 23.3% 16.2% 6.4% 18.4% 12.3%
Very Low Income
(31-50%) 8.4% 20.8% 15.2% 8.8% 18.7% 13.7%
Low Income
(51-80%) 20.0% 26.9% 23.8% 16.1% 23.4% 19.7%
Moderate/Above Moderate Income
(>80%) 64.1% 29.1% 44.8% 68.7% 39.4% 54.4%
Total Households 18,285 22,515 40,800 64,900 62,255 127,155 Note: Data presented in this table is based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100% count due to the need to extrapolate sample data out to total households. Interpretations of this data should focus on the proportion of households in need of assistance rather than on precise numbers. Furthermore, because HUD programs do not cover households with incomes above 80% of the County AMI, CHAS data does not provide any breakdown of income groups above 80 percent AMI.
Sources: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2015-2019 ACS), 2022.
3.4 Housing Inventory and Market Conditions
This section describes the housing stock and market conditions in the City of Salinas. By analyzing past and current housing trends, future housing needs can be projected.
3.4.1 Housing Growth
According to the State Department of Finance (DOF), slightly more than 30% of Monterey County’s housing units were located within the City of Salinas in 2010 and in 2020 (see Table 15). Between 2010 and 2020, the DOF recorded an increase in housing units in Salinas by 1.8%, as Salinas housing construction experienced a very slow recovery from the Great Recession. During the same period, the number of housing units in the neighboring jurisdictions and the also County increased. Between 2020 and 2022, the number of housing units increased by 2.4% countywide. Salinas saw the highest increase in units during this period. The number of housing units in Salinas increased from 43,411 units in 2020 to 44,749 in 2022, or 3.1%. The DOF reported a decrease in housing units between 2020 and 2022 for both Seaside and Pacific Grove, while the number of units in the City of Monterey grew by only 0.7%.
Table 15: Housing Unit Growth
City/County # of Units
(2010)
# of Units
(2020)
# of Units
(2022)
Percent Change
(2010-2020)
Percent Change
(2020-2022)
Salinas 42,647 43,411 44,749 1.8% 3.1%
Seaside 10,883 10,920 10,818 0.3% -0.9%
Monterey 13,582 13,705 13,806 0.9% 0.7%
Pacific Grove 8,166 8,201 8,195 0.4% -0.1%
Monterey County 139,035 141,764 145,125 2.0% 2.4%
Source: State Department of Finance (DOF) Housing Estimates, January 2010, 2020, and 2022. 27 City of Salinas
2023-2031 Housing Element (November 2023)
3.4.2 Unit Type and Size
A. Composition of Housing Stock
Table 16 shows DOF housing estimates for Salinas from 2010 to 2022. The DOF, which records building permit data submitted by local jurisdictions, estimates that single-family detached units (54.7%) and multifamily units (36%) were the largest housing types in Salinas. From 2010 to 2022, the number of units for all housing types increased. During this period, however, the proportion of detached single-family units has decreased slightly, from 55.2% in 2010 to 54.9% in 2022. Conversely, the proportion of multi-family units increased during this period, from 35.2% in 2010 to 35.7% in 2022.
Table 16: Housing Inventory by Unit Type (2010-2022)
Housing Type 2010 2020 2022
Units Percent Units Percent Units Percent
Single family, detached 23,540 55.2% 23,826 54.9% 24,479 54.7% Single family, attached 2,731 6.4% 2,737 6.3% 2,798 6.3% Multi-family 15,029 35.2% 15,497 35.7% 16,091 36.0%
Mobile homes/Other 1,351 3.2% 1,351 3.1% 1,381 3.1%
Total Housing Units 42,651 100.0% 43,411 100.0% 44,749 100.0% Source: DOF, City/County Population and Housing Estimates, 2010-2022.
Owner-occupied housing units were predominately single-family detached, comprising 87.1% of all owner-occupied units (Table 17). Most renter-occupied units were multi-family (five or more units in the complex) with 44.2% of total renter-occupied units. Only 2.5% of owners live in multi-family housing units. Similarly, only 30.3% of renters reside in single family detached units.
Table 17: Unit Type by Tenure (2016-2020)
Owner-Occupied Renter- Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Single family, detached 17,213 87.1% 6,513 30.3% 23,726 57.5% Single family, attached 857 4.3% 1,813 8.4% 2,670 6.5%
Multi-family (2-4 units) 354 1.8% 3174 14.7% 3,528 8.5% Multi-family (5+ units) 132 0.7% 9,526 44.2% 9,658 23.4% Mobile Homes/Other 1,210 6.1% 504 2.3% 1,714 4.2%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
According to 2016-2020 ACS estimates, most occupied units are two- and three-bedroom units (Table 18). Approximately 28.4% of occupied units have two bedrooms and 37.5% have three bedrooms. The largest share of renter-occupied units are two-bedroom units (41%) while the largest share of owneroccupied units are three-bedroom units (51.1%). A larger proportion of owner-occupied units have four or more bedrooms (31.9%) compared to renter-occupied units (8.5%). A quarter of renter-occupied units are three-bedroom units and 21.4% are one-bedroom units. 28 City of Salinas
2023-2031 Housing Element (November 2023)
Table 18: Unit Size by Tenure (2020)
Owner-Occupied Renter- Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Studio/No bedroom 315 1.6% 869 4.0% 1,184 2.9%
1 bedroom 157 0.8% 4,609 21.4% 4,766 11.5%
2 bedrooms 2,893 14.6% 8,834 41.0% 11727 28.4%
3 bedrooms 10,097 51.1% 5,384 25.0% 15481 37.5%
4 bedrooms 5,276 26.7% 1,634 7.6% 6910 16.7%
5 or more bedrooms 1,028 5.2% 200 0.9% 1228 3.0%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
B. Vacancy Rates
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for residents, and provide an incentive for unit upkeep and repair. Vacancy rates are generally higher among rental properties, as rental units have greater attrition than owner-occupied units. A healthy vacancy rate ― one which permits sufficient choice and mobility among a variety of housing units ―is considered 2% to 3% for ownership units and 5% to 6% for rental units.2 In 2010, the vacancy rate in Salinas was 6.6% (Table 19). Since the 2006-2010 ACS, the vacancy rate has decreased for both for-sale and rental housing.
Overall, the 2016-2020 ACS reported a vacancy rate of 3.2%, including vacancy rates of 0.9% for for-sale housing and 1.8% for for-rent housing. Other units were vacant due to foreclosures, seasonal occupancy, or other reasons. The real vacancy rate for the City is within the lower ranges, indicating more limited housing options and mobility for residents.
2 The Association of Monterey Bay Area of Governments (AMBAG) in developing the Regional Housing Needs Allocation (RHNA) for this Housing Element considered a vacancy rate for a healthy rental housing market to be no less than 5%. 29 City of Salinas
2023-2031 Housing Element (November 2023)
Table 19: Occupancy Status (2010-2020)
Occupancy Status 2010 2020
Units Percent Units Percent
Occupied Housing Units 41,009 93.4% 41,296 96.8%
Vacant Housing Units 2,880 6.6% 1,379 3.2%
For-Sale --- 2.5% --- 0.9%
For-Rent --- 5.8% --- 1.8%
Total Housing Units 43,889 100.0% 42,675 100.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
3.4.3 Housing Conditions
A. Age of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit a need for repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs.
The ACS provides data on the age of housing stock by tenure. Nearly 72% of owner-occupied units in the City were built before 1990 including 44.2% built before 1970. Of the renter-occupied units, 74.3% were built before 1990 and 37.8% were built before 1970. Table 20 provides a summary of the age of the City’s housing stock by tenure. Based on the age alone, a significant portion of the housing stock may require rehabilitation work in the upcoming decade. Only 27% of the housing stock citywide was built in 1990 or later.
Table 20: Tenure by Age of Housing Stock – Occupied Units (2020) Year Built Owner-Occupied Renter- Occupied Total Occupied Housing Units Units Percent Units Percent Units Percent
2010 or later 123 0.6% 682 3.2% 805 1.9%
2000 – 2009 2,130 10.8% 1,785 8.3% 3,915 9.5%
1990 - 1999 3,362 17.0% 3,056 14.2% 6,418 15.5%
1980 - 1989 2,196 11.1% 3,672 17.1% 5,868 14.2%
1970 - 1979 3,228 16.3% 4,195 19.5% 7,423 18.0%
1960 - 1969 3,242 16.4% 2,776 12.9% 6,018 14.6%
1950 - 1959 2,645 13.4% 2,609 12.1% 5,254 12.7%
1940 - 1949 1,508 7.6% 1,777 8.3% 3,285 8.0%
1939 or earlier 1332 6.7% 978 4.5% 2,310 5.6%
Total 19,766 100.0% 21,530 100.0% 41,296 100.0%
Note: The data are from the ACS and therefore, is based on a sample of units and extrapolated to represent the entire housing stock. This table is intended only to provide a general picture of age and tenure of the housing stock.
Source: 2016-2020 ACS (5-Year Estimates).
B. Housing Conditions
Given the age of the housing stock in the City, the number of substandard housing units is moderate.
Housing is subject to gradual deterioration over time, and therefore housing age can indicate general 30 City of Salinas
2023-2031 Housing Element (November 2023)
housing conditions within a community. a majority of the housing stock in Salinas was constructed prior to 1980. According to the City’s 2020-2024 Consolidated Plan, approximately 59% of owner-occupied housing and 58% of renter-occupied housing in the City is over 40 years old (built before 1980).
Approximately 11% of housing units are 70 years of age or older (built before 1950), generally considered the useful life of a building. The age of the City’s housing stock suggests that a high portion of the housing stock may need significant improvements and rehabilitation. Based on the age of the housing stock, the City estimates that approximately 16,867 housing units or 40.8% of the entire housing stock are older than 50 years and may need major repairs.
Housing is considered substandard when conditions are found to be below the minimum standard of living conditions defined in Section 1001 of the Uniform Housing Code. Households living in substandard conditions need housing assistance, even if they are not seeking alternative housing arrangements, due to the threat to health and safety.
In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. According to the 2016-2020 ACS, 72 occupied units in Salinas lacked complete plumbing facilities, representing 0.2% of occupied housing units citywide (Table 21).
Specifically, 21 of the units were owner-occupied and 51 of the units were renter-occupied. Of all occupied units, 235 lacked complete kitchen facilities, representing 0.6% of all occupied housing units. Unlike plumbing facilities, lack of complete kitchen facilities is more common amongst owner-occupied units.
Approximately 0.7% of owner-occupied units, or 143 total units, lack complete kitchen facilities compared to only 0.4% of renter-occupied units, or 92 total units. It should be noted that there may be some overlap in the number of substandard housing units, as some units may lack both complete plumbing and kitchen facilities. For comparison, 0.3% of occupied units countywide lack complete plumbing facilities and 0.5% lack complete kitchen facilities. Lack of complete kitchen facilities is less common in Salinas and Monterey County than in the State, where 1.2% of occupied housing units lack complete kitchen facilities. The rate of units lacking complete plumbing facilities in California, 0.4%, is comparable to the rate in the City and County.
Table 21: Units Lacking Plumbing or Complete Kitchen Facilities (2020) Owner-Occupied Renter-Occupied Total
Units Percent Units Percent Units Percent
Lacking plumbing facilities 21 0.1% 51 0.2% 72 0.2%
Lacking complete kitchen facilities 143 0.7% 92 0.4% 235 0.6% Source: 2016-2020 ACS (5-Year Estimates).
In reviewing the above data, it is important to note that the Census may undercount makeshift housing units (such as converted garages). Undocumented Salinas residents, who are more prone to living in substandard housing, are also less likely to respond to Census inquiries. The Census also does not account for other, more subtle housing problems, such as inadequate wiring, leaks, or inadequate or lack of heating.
According to the 2022 Monterey Homeless Count and Survey Comprehensive Report, there are 1,065 persons experiencing homelessness in Salinas, only 288 of which are sheltered (residing in emergency shelters or transitional housing). As part of the 2022 Homeless Count, a survey was administered to 287 persons experiencing homelessness throughout Monterey County. Of the individuals surveyed, 62% reported living outdoors, either on the streets, in parks, or in encampment areas. Tracts encompassing the 31 City of Salinas
2023-2031 Housing Element (November 2023)
Chinatown, Alisal, and Downtown neighborhoods have the highest concentration of persons experiencing homelessness. Large encampment areas in Salinas are located in Chinatown and along the Union Pacific railroad tracks that traverse the Citye.
C. Code Enforcement Activities
The City provides Code Enforcement services throughout the City solely on a complaint basis. A complaint-based system may result in underreporting of code compliance issues, particularly of rental housing stock. Often tenants fear retaliation from the landlords and are therefore less willing to report an issue. Language barrier may be another obstacle for reporting code compliance issues. In April of 2023, the City approved establishing a Rental Registry Program and increasing Fair Housing Counseling services.
It is believed that the registry and enhanced fair housing counseling will help identify substandard housing conditions by giving renters a venue to report issues. Based on current Code Enforcement statistics, the 93905 Zip Code, Council Districts 2 and 4, have highest number of cases (Figure 3-3). The Alisal neighborhood is divided among three Council Districts – District 1, 2, and 4. A map illustrating the Council Districts is shown in Figure 3-4.
Most of the cases opened were related to neighborhood maintenance issues. Most typical housing condition issues concerned illegal occupancy, primarily related to garage and garden shed conversions and recreational vehicles illegally connected to the City’s sewer system. Additional issues include plumbing problems, overcrowding, and electrical hazards. These housing arrangements represent some of the City’s most substandard housing conditions.
Housings conditions, particularly for low-income renters, are a significant concern in the community, which led to the creation of the Residential Rental Registration Ordinance, adopted in April, 2023. To keep community stakeholders at the center of the development of this Ordinance, the City formed a Community Advisory Committee (TAC) comprised of community advocates, housing developers, property managers, and private sector professional organization representatives to assist in formulating an equitable, acceptable Residential Rental Registration Program. Staff envision the Residential Rental Registration serving initially as a database that the City would use to collect and track rental data on units, including affordable units, and to disseminate information and expand tenant/landlord services. However, the utility of the Residential Rental Registration could be expanded over time to incorporate additional monitoring, compliance, and enforcement activities as new programs are established and linked to it.
With this program, the City intends to facilitate abatement of on-going nuisances and increase compliance with State and local laws related to rental properties to ensure rental housing is maintained and meets minimum building, housing, fire, and nuisance standards and is safe to occupy. The Residential Rental Registration Program is intended to preserve and enhance the quality of life for residents living in rental housing, as well as the neighborhoods in which they reside. See Program 8 in Chapter 6 for implementation information.
32 City of Salinas
2023-2031 Housing Element (November 2023)
Figure 3-3: Substandard Housing Code Enforcement Cases
Source: City of Salinas, 2023
0 20 40 60 80 100 120 140
Hazardous Electrical
Hoarding
Other
Over-Crowding
Plumbing
Substandard Housing Cases
2020-2023
33 City of Salinas
2023-2031 Housing Element (November 2023)
Figure 3-4: City Council Districts
34 City of Salinas
2023-2031 Housing Element (November 2023)
D. Housing Prices and Rents
Table 22 displays median home prices for Salinas and neighboring jurisdictions within Monterey County.
In 2022, the median sales price for homes in Salinas was $661,500, a decrease of 2.7% from 2021. As of 2022, the price of for-sale housing in Salinas is significantly lower than in areas on the Monterey peninsula but only slightly lower than the County as a whole. While Monterey County and the cities of Marina, Carmel, and Monterey saw median price increases ranging from 4.9% to 24.2% between 2021 and 2022, median prices in Salinas (-2.7%), Pacific Cove (-14.3%), and Seaside (-3.4%) decreased during this period.
Every year, the National Association of Home Builders (NAHB) tracks the ability of households to afford a home in metropolitan areas across the country. NAHB develops a Housing Opportunity Index (HOI) for a given area that is defined as the share of homes sold in that area that would have been affordable to a family earning that area’s median income. Seventeen of the twenty least affordable metro areas in 2022 were located in California. The Salinas Metropolitan Statistical Area (MSA) ranked as the third least affordable region in the United States in 2022. In the thrid quarter of 2022, only 5.9% of the homes sold in the Salinas MSA were affordable to a family earning the area’s median income.3 The City of Salinas itself also ranked as the third worst place in the country for first-time homebuyers amongst midsize cities and 24th worst amongst all cities.4 The study compared 300 U.S. cities varying in size to determine which were most and least attractive to first-time home buyers using metrics related to affordability, real-estate market, and quality of life.
Table 22: Median Home Prices (2021-2022)
Jurisdiction # Sold Median Price
(2022)
Median Price
(2021)
% Change
2013-2014
Salinas 83 $661,500 $680,000 -2.7%
Marina 31 $960,000 $810,000 18.5%
Carmel 26 $2,050,000 $1,650,000 24.2%
Monterey 16 $997,500 $917,000 8.8%
Pacific Grove 23 $1,285,000 $1,500,000 -14.3%
Seaside 21 $777,500 $805,000 -3.4%
Monterey County 269 $810,000 $772,500 4.9%
Source: CoreLogic, California Home Sale Activity by City, August 2022.
Information on current rental rates in the City was obtained through a review of advertisements on Zillow in November 2022. Available rental housing ranged from single room studios to five-bedroom units. The majority of available units in the City were one- and two-bedroom apartment units and three-bedroom single-family homes. Error! Reference source not found. summarizes average apartment rents by unit 3 National Association of Home Builders, The NAHB/Wells Fargo Housing Opportunity Index: Complete Listing by Affordability Rank (3rd Quarter, 2022).
4 Best and Worst Cities for First-Time Home Buyers, July 2021. WalletHub.com. WalletHub compared 300 U.S. cities of varying sizes to determine the ones that are most and least attractive to first-time home buyers using 22 key indicators of market attractiveness, affordability, and quality of life. Midsize cities are considered cities with populations ranging from 150,000 to 300,000 people.
35 City of Salinas
2023-2031 Housing Element (November 2023)
size. Overall, 62 units of varying sizes were listed as available for rent in November 2022 with an average rent of $2,564.
Table 23: Average Rent by Unit Size (2022)
Studio 1-BR 2-BR 3-BR 4+ BR
Zillow Listings $1,542 $1,888 $2,619 $3,482 $5,248
Note: There were a total of 62 listings on Zillow as of November 15, 2022; five studio units, 21 one-bedroom units, 20 two-bedroom units, 14 three-bedroom units, one four-bedroom unit, and one five-bedroom unit.
Source: Zillow.com, accessed November 2022; Zumper.com Rent Research – Salinas, CA, updated November 2022.
E. Affordability Gap Analysis
The costs of homeownership and renting can be compared to a household’s ability to pay for housing to determine affordability in a community. Housing affordability is defined as paying no more than 30% of the gross household income on housing expenses. Table 24 summarizes affordable rents and purchase prices by income category based on the 2022 HCD median income of $90,100 for Monterey County.5 General cost assumptions for utilities, taxes, and property insurance are also shown. Affordable purchase price assumes a 3% interest rate with a 30-year fixed rate mortgage loan and a 10% down payment. Given the high costs of homeownership, lower income households are usually confined to rental housing, but the affordability problem also persists in the rental market. The situation is exacerbated for large households with lower and moderate incomes given the limited supply of large units, and for seniors with fixed incomes. When the housing market is tight, with high demand, low vacancies, and rising costs, the potential for discriminatory housing practices also increases.
Based on median for-sale home prices in the City, shown in Table 22 above, homes are not affordable to households of any affordable income category or size in Salinas. Similarly, average rental prices in Salinas, presented in Table 23 above, are also not affordable to most Salinas households. Based on these rental price averages, rental homes are only affordable to households in the moderate-income category, earning 100% to 120% of the AMI.
5 State and federal income limits differ. For the Housing Element, State income limits are used, which are usually higher than the federal levels used in the City’s Consolidated Plan and other related documents. 36 City of Salinas
2023-2031 Housing Element (November 2023)
Table 24: Housing Affordability Matrix - Monterey County (2022) Income Annual
Income
Affordable
Monthly
Housing Costs
Utilities
Taxes,
Insurance,
and HOA
Maximum Affordable
Price
Rent Own
Extremely Low Income (0-30% AMI)
1-Person $23,900 $598 $208 $209 $390 $27,244
2-Person $27,300 $683 $223 $239 $459 $36,007
3-Person $30,700 $768 $274 $269 $494 $33,964
4-Person $34,100 $853 $341 $298 $512 $25,509
5-Person $36,850 $921 $413 $322 $508 $17,608
Very Low Income (30-50% AMI)
1-Person $39,800 $995 $208 $348 $787 $95,337
2-Person $45,500 $1,138 $223 $398 $914 $113,950
3-Person $51,200 $1,280 $274 $448 $1,006 $121,757
4-Person $56,850 $1,421 $341 $497 $1,080 $122,938
5-Person $61,400 $1,535 $413 $537 $1,122 $122,746
Low Income (50-80% AMI)
1-Person $63,700 $1,593 $208 $557 $1,385 $197,691
2-Person $72,800 $1,820 $223 $637 $1,597 $230,864
3-Person $81,900 $2,048 $274 $717 $1,774 $253,233
4-Person $91,000 $2,275 $341 $796 $1,934 $269,188
5-Person $98,300 $2,458 $413 $860 $2,045 $280,773
Median Income (80-100% AMI)
1-Person $63,050 $1,576 $208 $552 $1,368 $194,907
2-Person $72,100 $1,803 $223 $631 $1,579 $227,867
3-Person $81,100 $2,028 $274 $710 $1,754 $249,807
4-Person $90,100 $2,253 $341 $788 $1,912 $265,334
5-Person $97,300 $2,433 $413 $851 $2,020 $276,490
Moderate Income (100-1200% AMI)
1-Person $75,650 $1,891 $208 $662 $1,683 $248,868
2-Person $86,500 $2,163 $223 $757 $1,939 $289,536
3-Person $97,300 $2,433 $274 $851 $2,159 $319,184
4-Person $108,100 $2,703 $341 $946 $2,362 $342,420
5-Person $116,750 $2,919 $413 $1,022 $2,506 $359,787
Assumptions: 2022 HCD income limits; affordable housing costs 30% of household income; Monterey County utility allowances; 35% of monthly affordable cost for taxes, insurance, PMI, and HOA; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.
Note: Income limits and maximum affordable price do not follow an increasing trend due to the State Hold Harmless (HH) Policy. This policy holds State Income Limits harmless from any decreases in household income category and median income levels that HUD began applying to its Section 8 Income Limits beginning 2010 after eliminating its longstanding Hold Harmless Policy. The State HH Policy is in place to ensure lower income households do not fall out income categories where assistance is available.
Sources:
State Department of Housing and Community Development 2022 Income Limits.
Housing Authority of the County of Monterey, Utility Allowances, 2021.
Veronica Tam and Associates, 2022.
37 City of Salinas
2023-2031 Housing Element (November 2023)
3.5 Housing Needs
This section provides an overview of existing housing needs in Salinas. It focuses on four categories:
Housing need resulting from housing cost burden;
Housing need resulting from overcrowding;
Housing need resulting from population growth and demolition of the existing housing stock; and,
Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female-headed households, homeless persons, and farmworkers.
3.5.1 Housing Cost Burden
Housing cost burden is generally defined as households paying more than 30% of their gross income on housing related expenses, including rent or mortgage payments and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in payment problems, deferred maintenance or overcrowding.
This section uses data from the 2022 Comprehensive Housing Affordability Strategy (CHAS) published by HUD based on the 2015-2019 American Community Survey (ACS). The CHAS provides information related to households with housing problems, including cost burden, overcrowding and/or without complete kitchen facilities and plumbing systems. The most recent estimates are derived from the 2015- 2019 ACS and are mostly comprised of a variety of housing need variables split by HUD-defined income limits and HUD-specified housing types.
As shown in Table 25, a significant portion of households were experiencing overpayment or had a cost burden greater than 30%. Cost burden is the fraction of a household's total gross income spent on housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities. Among renters, 54% of households paid more than 30% of income towards housing costs. About 26% of renters paid more than 50% of their income towards housing costs or are severely cost burdened. Cost burden rates were also high among Salinas homeowners. A significantly smaller proportion of owner-occupied households are cost burdened compared to renters. Only 31.4% of owners are cost burdened including 11.9% who are severely cost burdened. Cost burden is more prevalent amongst lower income households. Nearly 59% of owneroccupied lower income households and 72% of renter-occupied lower income households spent more than 30% of their household income on housing.
Cost burden is slightly more prevalent in Salinas compared to Monterey County. According to 2022 HUD CHAS data, 40.3% of households are cost burdened and 17.9% of households are severely cost burdened countywide. In Monterey County, 30.3% of owners and 50.7% of renters are cost burdened, a smaller proportion than in Salinas. However, Salinas has a marginally smaller population of severely cost burdened owners compared to the County. In general, rates of cost burden in the City and the County are comparable.
Table 26 provides further details of housing cost burden by income and household type. Certain housing problems may be more common amongst certain household types. Elderly households may be more prone 38 City of Salinas
2023-2031 Housing Element (November 2023)
to cost burdened due to fixed incomes. Similarly, large households are more likely to experience overcrowding. Lack of complete plumbing or kitchen facilities, overcrowding, and cost burden are considered housing problems according to HUD. As presented in Error! Reference source not found., lower income households, specifically lower income renters, are more likely to experience housing problems such as cost burden. Further, large lower income households have significantly higher rates of housing problems compared to large moderate- and above-income households; 100% of extremely lowincome renters experience one or more housing problem. Elderly households and small households follow a similar trend, where lower income households are more prone to housing problems and cost burden.
Table 25:Salinas Housing Cost Burden by Tenure (2022)
Household
Cost Burden
(30%+)
Severe Cost
Burden (50%+)
Total
Households
Lower Income (<80% AMI)
Owner-Occupied 58.6% 30.0% 6,560
Renter-Occupied 72.1% 36.1% 15,965
All Households 68.2% 34.4% 22,525
All Salinas Households
Owner-Occupied 31.4% 11.9% 18,285
Renter-Occupied 54.0% 25.7% 22,515
All Households 43.9% 19.5% 40,800
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2015-2019 ACS), 2022.
City of Salinas
Draft 2023-2031 Housing Element (July 2023) Page 39
Table 26: Housing Assistance Needs of Lower Income Households (2022) Household by Type, Income &
Housing Problem
Renters Owners Total
Households Elderly
HH Small HH Large HH Total Renters
Elderly
HH Small HH Large HH Total Owners
Ext. Low Income (0-30% MFI) 1,280 2,125 1,080 5,235 675 355 165 1,370 6,605 with any housing problems 68.8% 92.9% 100.0% 87.5% 68.9% 85.9% 78.8% 75.2% 84.9% with cost burden > 30% 55.8% 92.9% 91.7% 85.8% 68.1% 81.7% 78.8% 74.1% 83.3% with cost burden > 50% 36.7% 77.4% 74.1% 68.1% 57.8% 59.2% 78.8% 62.0% 66.8% Very Low Income (31-50% MFI) 520 2,195 1,155 4,675 620 525 315 1,540 6,215 with any housing problems 67.3% 91.3% 99.1% 90.9% 65.3% 64.8% 92.1% 70.5% 85.8% with cost burden > 30% 60.6% 85.0% 87.9% 83.6% 67.7% 65.7% 82.5% 67.2% 79.6% with cost burden > 50% 29.8% 39.9% 25.1% 39.8% 37.1% 38.1% 61.9% 40.3% 39.9% Low Income (51-80% MFI) 310 3,290 1,660 6,055 960 1,565 905 3,650 9,705 with any housing problems 71.0% 65.7% 90.1% 71.9% 34.4% 58.5% 76.2% 57.4% 66.5% with cost burden > 30% 64.2% 56.2% 37.0% 51.3% 34.4% 56.5% 45.9% 49.2% 50.5% with cost burden > 50% 28.7% 6.1% 0.6% 5.7% 10.4% 19.2% 5.5% 13.7% 8.7% Moderate/Above Moderate
Income (81%+ MFI) 665 3,560 1,245 6,550 2,600 5,335 2,880 11,725 18,275 with any housing problems 16.5% 17.0% 65.9% 26.5% 12.7% 22.7% 40.5% 25.0% 25.6% with cost burden > 30% 14.3% 8.4% 7.2% 10.1% 12.5% 20.7% 9.4% 16.2% 14.0% with cost burden > 50% 1.5% 0.0% 0.0% 0.2% 2.1% 1.9% 0.3% 1.8% 1.3% Total Households 2,775 11,170 5,140 22,515 4,855 7,780 4,265 18,285 40,800 with any housing problems 56.2% 60.4% 88.3% 66.3% 31.5% 35.6% 53.3% 39.1% 54.1% with cost burden > 30% 47.7% 53.6% 52.7% 54.0% 31.6% 33.7% 25.2% 31.4% 43.9% with cost burden > 50% 26.1% 24.4% 21.4% 25.7% 16.0% 10.4% 9.0% 11.9% 19.5% Source: HUD Comprehensive Housing Affordability Strategy (CHAS) (based on 2015-2019 ACS), 2022.
Notes: (1) HUD CHAS (Comprehensive Housing Affordability Strategy) data is based on tabulations from the American Community Survey (ACS) and has a smaller sample size than the Decennial Census. Due to the smaller sample size, the data presented may have significant margins of error, particularly for smaller geographies. The intent of the data is to show general proportions of household need, not exact numbers. (2) Elderly households include elderly families (two persons, either or both aged 62 or older) and elderly non-families.
City of Salinas
2023-2031 Housing Element (November 2023) Page 40
3.5.2 Overcrowding
Some households may not be able to accommodate high-cost burdens for housing but may instead accept smaller housing or reside with other individuals or families in the same home. Household overcrowding is reflective of various living situations: (1) a family lives in a home that is too small; (2) a family chooses to house extended family members; or (3) unrelated individuals or families are doubling up to afford housing. However, cultural differences also contribute to the overcrowded conditions. Some cultures tend to have larger household size than others due to the preference of sharing living quarters with extended family members as a way of preventing homelessness among family members. Overcrowding can strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes.
Approximately 20% of all households in Salinas are overcrowded, including 5.3% as severely overcrowded. Overcrowding is significantly more prevalent among renter-households than ownerhouseholds (Table 27). Close to 28% of renters in Salinas are overcrowded compared to only 11% of owners. Overcrowding is also more prevalent in Salinas compared to the County as a whole.
When compared to overcrowding data from 2009-2013, it is clear overcrowding is increasing slightly in both Salinas and Monterey County, with renters more acutely affected.
Table 27: Overcrowding by Tenure
Jurisdiction
Overcrowded
(1+ occupants per room)
Severely Overcrowded
(1.5+ occupants per room)
Renter Owner Total Renter Owner Total
Salinas (2016-2022) 27.6% 11.0% 19.7% 7.8% 2.6% 5.3%
Salinas (2009-2013) 23.5% 9.6% 17.5% 7.2% 2.4% 5.1%
Monterey County
(2016-2022) 20.6% 7.1% 13.6% 8.1% 1.7% 4.8%
Monterey County
(2009-2013) 18.1% 6.2% 12.2% 6.0% 1.6% 3.8%
Source: 2016-2020 ACS (5-Year Estimates).
3.5.3 Housing Growth Need – 2023-2031
The State of California determines the housing need for the three counties that make up the AMBAG region: Monterey, Santa Cruz and San Benito. AMBAG is responsible for allocating housing needs to each jurisdiction in its region. A local jurisdiction’s share of regional housing need is the number of additional housing units needed to accommodate the forecasted growth in the number of households, to replace expected demolitions and conversion of housing units to non-housing uses, and to achieve a future vacancy rate that allows for healthy functioning of the housing market. The allocation is divided into the four income categories: Very Low, Low, Moderate, and Above Moderate. The allocation is further adjusted to avoid an over-concentration of lower income households in any one jurisdiction. Table 28 shows the Regional Housing Needs Allocation for the City of Salinas as determined by AMBAG.
City of Salinas
2023-2031 Housing Element (November 2023) Page 41
Table 28: Salinas Regional Housing Needs Allocation (2023-2031) Total
Construction
Need2
Extremely
Low
Income1
Very Low
Income
Low
Income
Moderate
Income
AboveModerate
Income
Number of Housing Units 6,674 460 460 600 1,692 3,462
Note 1: The City’s RHNA allocation for very low-income units is 920 units; this allocation is evenly split between extremely low and very low income groups.
Source: 2023-2031 Regional Housing Needs Allocation (RHNA) Plan, AMBAG, 2022.
3.5.4 Special Needs Groups
Certain households, because of their special characteristics and needs, may require special accommodations, and may have difficulty finding housing due to special needs. Special needs groups include seniors, persons with disabilities, families with children, single-parent households, large households, homeless persons, and persons at-risk of homelessness, and farm workers.
F. Seniors
Seniors (persons aged 65 and above) are gradually becoming a more substantial segment of a community’s population. Americans are living longer and having fuller lives than ever before in our history and are expected to continue to do so. Elderly households are vulnerable to housing problems due to limited income, prevalence of physical or mental disabilities, limited mobility, and high health care costs. The elderly, particularly those with disabilities, may face increased difficulty in finding housing accommodations. A senior on a fixed income can face great difficulty finding safe and affordable housing.
Subsidized housing and federal housing assistance programs are increasingly challenging to secure and often involve a long waiting list.
According to the 2006-2010 ACS, 7.8% of all residents in Salinas were ages 65 and over (Table 29). Per recent 2016-2020 ACS data, 9.2% of Salinas residents are aged 65 or older, a 27.5% increase since the 2006-2010 ACS. Approximately 33% of the City’s households have a member aged 60 or older and 7.1% are seniors aged 65 or older living alone. According to 2016-2020 ACS estimates, 12.5% of elderly residents aged 65 and older are below the poverty level. As presented in Table 29, 39.1% of seniors experience one or more disabilities. The number of seniors with disabilities has increased 55.9% since the 2010 ACS. Ambulatory difficulties and independent living difficulties are the most common disability types amongst senior residents. Disability status and characteristics are further described in Section G, Persons with Disabilities, below.
City of Salinas
2023-2031 Housing Element (November 2023) Page 42
Table 29: Elderly Population and Disability Status (2010-2020) 2010 2020 Percent Change
Persons Percent Persons Percent (2010-2020)
Population Aged 65+ 11,317 7.8% 14,430 9.2% 27.5%
With any disability 3,512 35.5% 5,476 39.1% 55.9%
With a hearing difficulty 1,548 15.7% 1,888 13.5% 22.0% With a vision difficulty 808 8.2% 922 6.6% 14.1%
With a cognitive difficulty 1,373 13.9% 1,595 11.4% 16.2% With an ambulatory difficulty 2,754 27.9% 3,357 23.9% 21.9% With a self-care difficulty 1,131 11.4% 1,751 12.5% 54.8% With an independent living difficulty 2,025 20.5% 2,264 16.1% 11.8% Note: 2010 disability status data uses the 2010 ACS, 1-Year Estimates. 5-Year Estimates are not available for this dataset Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates); 2010 ACS (1-Year Estimates).
As indicated in Table 30, the 2016-2020 ACS estimates that the median household income for households with a householder aged 65 years or older is $51,702. Senior-headed households have the lowest median income compared to householders of all other age groups. The median household income is only 76% of the citywide median household income. However, the median income for senior-headed households has increased the most significantly since the 2006-2010 ACS compared to other age groups and the citywide average. According to the 2022 CHAS data presented in Table 26, only 47.7% of elderly renters and 31.6% of elderly owners experience cost burden. Comparatively, 54% of renters and 31.4% of owners citywide are cost burdened. For all income levels, elderly households are cost burdened at a lower or comparable rate to the citywide average of the respective income category. Despite this, elderly households are often on fixed incomes and may need financial assistance in making necessary repairs or accessibility improvements.
Householders by tenure and age are presented in Table 31. As of 2020, 27.5% of owners and 10.9% of renters in Salinas have householders aged 65 and over. Approximately 19% of all households citywide are senior-headed households. In comparison, only 15.2% of households during the 2006-2010 ACS were senior headed. The number of senior-headed households in Salinas increased nearly 25% during this period.
Table 30: Median Household Income for by Age of Householder (2010-2020) Householder Age 2010 2020 Percent Change
(2010-2020)
15 to 24 years $40,634 $59,263 45.8%
25 to 44 years $49,433 $63,567 28.6%
45 to 64 years $61,083 $85,270 39.6%
65 years and over $31,517 $51,702 64.0%
All Households $50,808 $67,914 33.7%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
City of Salinas
2023-2031 Housing Element (November 2023) Page 43
Table 31: Householders by Tenure and Age (2010-2020)
Householder
Age
2010 2020
OwnerOccupied % RenterOccupied % OwnerOccupied % RenterOccupied % 15-34 years 2411 12.4% 8,864 41.1% 1911 9.7% 6,465 30.0% 35-64 years 12,734 65.4% 10,827 50.2% 12,423 62.9% 12,708 59.0% 65+ years 4,336 22.3% 1,898 8.8% 5,432 27.5% 2,357 10.9% Total 19,481 100.0% 21,589 100.0% 19,766 100.0% 21,530 100.0% Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
Resources for Seniors
The Monterey County Area Agency on Aging (AAA) is a planning, advocacy, and grant making entity.
The AAA’s role in direct service provision is limited to the Information & Assistance (I&A) Program in partnership with the County Department of Social Services. Funding constraints and costs of doing business impacted the AAA’s capacity to continue as a provider of case management services. With a focus upon system planning, advocacy, and grant making, the AAA uses its resources and expertise to strengthen the capacity of community-based service providers in fulfilling the public’s increased requests for services. As an administrative entity, the AAA is positioned to track service trends and policy developments; lead efforts in community services planning; and assist with fund development activities.
The Alliance on Aging also serves seniors in Monterey County. Alliance on Aging programs include Medicare counseling and education (HICAP), peer counseling, nursing home information and advocacy, tax counseling for the elderly, benefits checkup, and a monthly senior outreach luncheon held in Salinas.
Alliance on Aging staff and volunteers provide direct services, information and education to seniors, adult children, caregivers, and “baby boomers” approaching and preparing for their senior years. The Alliance on Aging’s administrative and program offices are in Salinas and a representative visits the City’s Firehouse Recreation Center at least twice a month.
The City of Salinas’ senior programs, most offered at the Firehouse Recreation Center, include senior nutrition, leisure activities, education classes, social services, senior/adult trips, and volunteer opportunities. The Firehouse Senior Program works closely with several local non-profit agencies to provide services to its seniors such as Legal Services for Seniors. The Salinas Senior Center is a nonprofit organization, not a physical operating center, but it is working to raise funds to build a one-stop multiservice center for seniors and family caregivers in the City.
There are 650 rental units in eight rental properties in Salinas that are restricted for those age 55 or 62 and older, with renter qualifications not to exceed anywhere from 50% to 80% of median income. In addition to the senior housing developments above, seniors in the City are also served by 18 State-licensed residential care facilities for the elderly with a capacity to serve 454 people, 21 adult residential facilities with a capacity to serve 207 people, and five adult day care facilities with a capacity to serve 381 people.
City of Salinas
2023-2031 Housing Element (November 2023) Page 44
Table 32: Senior Housing Developments
Name Address
Affordable
Units
Dai Ichi Village Apartments 34 Rossi Street 11
Gateway Apartments 25 Lincoln Avenue 51
La Gloria Apartments 539 E. Market Street 22
Los Abuelitos 528 East Market Street 12
Montecito (Salinas) Senior Apartments 1598 Mesquite Drive 132 Parkside Apartments 1112 Parkside Street 80
Regency Court Senior Apartments 472 Regency Circle 119
Sherwood Village Senior Apartments 808 N. Main Street 124 Steinbeck Commons Apartments 10 Lincoln Avenue 99
Total 650
Source: City of Salinas, 2023
G. Persons with Disabilities
Federal nondiscrimination laws define a person with a disability to include “any (1) individual with a physical or mental impairment that substantially limits one or more major life activities; (2) individual with a record of such impairment; or (3) individual who is regarded as having such an impairment.” In general, a physical or mental impairment includes, but is not limited to, examples of conditions such as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodeficiency Virus (HIV), developmental disabilities, mental illness, drug addiction, and alcoholism. Some impairments are readily observable, while others may be invisible. Observable impairments may include, but are not limited to, blindness or low vision, deafness or being hard of hearing, mobility limitations, and other types of impairments with observable symptoms or effects, such as intellectual impairments (including some types of autism), neurological impairments (e.g., stroke, Parkinson’s disease, cerebral palsy, epilepsy, or brain injury), mental illness, or other diseases or conditions that affect major life activities or bodily functions. Major life activities include activities important to daily life such as walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.6 The U.S. Census Bureau classifies disabilities into the following categories:
Hearing difficulty: Deaf or having serious difficulty hearing Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions
Ambulatory difficulty: Having serious difficulty walking or climbing stairs 6 U.S. Department of Housing and Urban Development (HUD). “Disability Overview” https://www.hud.gov/program_offices/fair_housing_equal_opp/disability_overview#_Who_Is_a. Accessed November 16, 2022.
City of Salinas
2023-2031 Housing Element (November 2023) Page 45
Self-care difficulty: Having difficulty bathing or dressing Independent living difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping According to the 2016-2020 ACS, approximately 7.9% of the Salinas population has one or more disabilities, an increase since 7.2% during the 2008-2012 ACS.7 As shown in Table 33, ambulatory difficulties, independent living difficulties, and cognitive difficulties are the most prevalent disability types in Salinas. As discussed above, seniors experience disabilities at significantly higher rates than other age groups. Salinas has a slightly smaller population of persons with disabilities compared to the County.
Countywide, 8.9% of the population has a disability.
Table 33: Disability Characteristics (2020)
Disability by Age and Type Under 18
years
18 to 64
years
65 years
and over Total
Total Persons with a Disability 3.2% 5.7% 39.1% 7.9%
Disability Type
Hearing Difficulty 0.4% 0.9% 13.5% 1.9%
Vision Difficulty 1.1% 1.4% 6.6% 1.8%
Cognitive Difficulty 2.5% 2.2% 11.4% 3.2%
Ambulatory Difficulty 0.6% 2.2% 23.9% 4.0%
Self-Care Difficulty 1.1% 1.2% 12.5% 2.3%
Independent Living Difficulty -- 1.9% 16.1% 3.8%
Total Population 47,790 93,468 14,023 155,281
Note: Dataset includes civilian noninstitutionalized population. Independent living difficulties are not tallied for persons under 18 years old.
Source: 2016-2020 ACS (5-Year Estimates).
According to the 2022 Homeless Point-in-Time (PIT) Count and Survey, 61% of individuals surveyed reported having at least one disabling condition. A disabling condition is defined by HUD as a developmental disability, HIV/AIDS, or a long-term physical or mental impairment that impacts a person’s ability to live independently but could be improved with stable housing. The following selfreported health conditions were also recorded in the 2022 Survey:
Depression (57%)
Alcohol and drug use (49%)
PTSD (43%)
Chronic health condition (30%)
Psychiatric or emotional conditions (28%)
Physical disability (27%)
Chronic infection with Hepatitis BC (12%)
7 5-Year ACS estimates are not available for the 2006-2010 period; therefore, this analysis uses the 2008-2012 estimates for comparison.
City of Salinas
2023-2031 Housing Element (November 2023) Page 46
Traumatic brain injury (10%)
HIV/AIDS related illness (7%)
The elderly population is expected to grow substantially in the next 20 years. Since seniors have a much higher probability of being disabled, the housing and service needs for persons with disabilities should grow considerably commensurate with senior population growth. (1) Persons with Developmental Disabilities
As defined by State law, “developmental disability” means a severe, chronic disability of an individual who:
Is attributable to a mental or physical impairment or combination of mental and physical impairments;
Is manifested before the individual attains age 188
;
Is likely to continue indefinitely;
Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self- direction; f) capacity for independent living; or g) economic self- sufficiency; and Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
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.
While there are no estimates of the population with developmental disabilities, the DDS records developmental services consumers by zip code. As presented in Table 34, there are 1,734 residents in Salinas zip codes receiving services from the DDS, including 885 persons under 18 years old and 849 persons aged 18 and older. Most persons with a developmental disability in these zip codes lives in the home of a parent, family, or guardian, followed by community care facilities, and independent/supported living.
8 The State of California defines developmental disabilities slightly differently than federal law. The main difference is at the manifestation age, where federal definition established that threshold at age 22.
City of Salinas
2023-2031 Housing Element (November 2023) Page 47
Table 34: Department of Developmental Services Consumers by ZIP Code (2022) 93901 93905 93906 93907 93908
Age
0-17 years 123 349 314 76 23
18+ years 134 254 337 91 33
Total 257 603 651 167 56
Residence Type
Home of Parent/Family/Guardian 214 558 573 151 54
Independent/Supported Living 23 <11 23 <11 <11
Community Care Facility <11 29 46 14 0
Intermediate Care Facility 0 0 0 0 0
Foster/Family Home <11 <11 <11 <11 <11
Other <11 <11 <11 0 0
Total >237 >587 >642 >165 >54
Source: State Department of Developmental Services (DDS) Consumer Count by California ZIP Code, January 2022.
San Andreas Regional Center is a community-based, private nonprofit corporation funded by the State of California to serve people with developmental disabilities as required by the Lanterman Developmental Disabilities Services Act (aka Lanterman Act). The Lanterman Act is part of California law that sets out the rights and responsibilities of persons with developmental disabilities. San Andreas is one of 21 regional centers throughout California and serves individuals and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. The Regional Center provides diagnosis and assessment of eligibility and helps plan, access, coordinate, and monitor the services and supports that are needed because of a developmental disability. As of December 2021, 17,660 consumers were served by the San Andreas Regional Center.
According to the Golden Gate Regional Center serving the Bay Area, trends that are affecting people with developmental disabilities include California’s moves to reduce institutionalization, aging family caregivers not being able to continue providing in-house care and the growing wave of people with autism.
Deinstitutionalization: In 1977, California passed the Lanterman Developmentally Disabled Services Act to minimize the institutionalization of developmentally disabled people, help them remain in their communities, and to allow them to live their lives as similarly to non-disabled people as possible. To accomplish this, the state has been closing large institutional care facilities resulting in more people with disabilities being integrated into the community. However, this has increased the demand for community based independent living options to serve the needs of the developmentally disabled.
Aging Baby Boomers Unable to Care for Their Children with Developmental Disabilities: Almost three quarters of people with development disabilities live with a parent or caregiver, and many of these caregivers are baby boomers. As these caregivers age their ability to continue to care for their developmentally disabled children will decrease to the point where it is no longer possible. This trend is also going to be a factor in the increased need for community based independent living options for the developmentally disabled. Many service delivery systems and communities are not prepared to meet the increasing need.
Increasing Numbers of People with Autism: There is large number of young adults with developmental disabilities that have autism. They have been brought up as independent members of the City of Salinas
2023-2031 Housing Element (November 2023) Page 48
community and want to remain independent and involved in the community. There is a growing need to supply community based independent living options for these individuals.
People with development disabilities face many challenges when looking for housing:
Limited Supply: There is a limited supply of disabled accessible, affordable le housing generally, and the supply can be tight near transit. Being near transit is important because many of those with developmental disabilities cannot drive.
Lack of rental history: Because many people with development disabilities have lived with their parents, they often do not have a rental or credit history. This makes it harder for them to compete for the limited housing that is available.
Unable to afford high rents: Due to the challenge of securing long-term employment, people with developmental disabilities are often extremely low income which then makes it difficult to afford rents.
The three major needs for people with developmental disabilities are low cost (subsidized) rents, disabled accessible homes, and access to residences near public transportation. These needs are very similar to the desires of other segments of the population. Policies that promote affordable housing generally are also good for the developmentally disabled community.
(2) Persons with Psychiatric Disabilities
The 2022 Monterey Homeless PIT Count and Survey reported that 34% of sheltered individuals and 66% of unsheltered individuals were chronically homeless, defined as an individual with one or more disabling conditions or a family with a head of household with a disabling condition who has been continuously homeless for one year or more and/or has experienced four or more episodes of homelessness within the past three years. The survey reported that 57% of respondents reported having depression, 43% had PTSD, and 28% had psychiatric or emotional conditions. Mental health issues were the fourth most cited condition as the primary reason that led to homelessness, following financial issues, alcohol or drug use, and incarceration. Approximately 23% of respondents reported that mental health issues were the primary condition that led to their homelessness.
For many of the mentally ill, mental illness can only be managed; it cannot be ‘cured.’ In the absence of a cure, the affordable, supportive, permanent housing with intensive services model (provided by Monterey County nonprofits Interim Inc., Community Homeless Solutions, Bay Area Community Services) is known nationally to provide a higher quality of life for adults with mental illness at a lower cost to the public than alternative strategies. Homelessness, hospitals, and jails are too frequently used to “manage” the crisis of mental illness at an inflated cost to the community. Numerous studies, including the City/County of San Francisco and Santa Clara County in 2015, have documented the local cost savings (as well as public benefit) of providing housing with support services for homeless mentally ill vs. the costs of jails and emergency medical and psychiatric services.
Resources for Persons with Disabilities
Special housing needs for persons with disabilities fall into two general categories: physical design to address mobility impairments and in-home social, educational, and medical support to address developmental and mental impairments.
City of Salinas
2023-2031 Housing Element (November 2023) Page 49
The Central Coast Center for Independent Living (CCCIL) is an advocacy and information center serving disabled persons in Salinas. With a central office in the City of Salinas, CCCIL provides various services to persons with disabilities who live in the counties of Santa Cruz, Monterey, and San Benito. CCCIL programs include information and referral; individual and systems change advocacy; benefits counseling; housing assistance; personal assistance services; peer support; independent living skills training; and assistive technology.
The Housing Choices Coalition, with offices in Watsonville and San Jose, assists disabled persons in Salinas to locate suitable housing and request reasonable accommodation, if needed.
For persons with disabilities who require more assistance at home, the California Department of Social Services (DSS), Community Care Licensing Division reports that in Salinas there are 21 adult residential facilities with a capacity to serve 207 residents, 5 adult day care facilities with a capacity to serve 381 residents, and one social rehabilitation facility with a capacity to serve 15 residents. The City allocates CDBG funding to public service agencies that help the frail elderly remain independent in their homes, such as Meals on Wheels.
For adults with psychiatric disabilities, the challenge of finding affordable housing is often insurmountable.
And because mental illness affects earning potential, most adults with serious mental illness in Monterey County are very low income and on public assistance. The source of income for most adults with mental illness is Social Security Income (SSI). The SSI Program is a federally funded program which provides income support to adults who are aged 65 or older, blind, or disabled. SSI benefits are also available to qualified blind or disabled children. The SSP Program is the state program which augments SSI. Both SSI and SSP benefits are administered by the Social Security Administration (SSA). Eligibility for both programs is determined by SSA using Federal criteria. If an individual qualifies for SSI, they also qualify for SSP. The benefits are in the form of cash assistance.
The average monthly Social Security Income for blind or disabled persons in California is $765.93 as of September 2022.9 The current Fair Market Rent in Monterey County (as of 2023) is $2,112 for a studio and $2,194 for a one-bedroom unit, beyond the reach of disabled adults unless the housing or the tenant has a rent subsidy. Finding rent subsidies in significantly difficult because the Housing Choice Voucher (Section 8) program in Monterey County has very long waiting lists.
Salinas properties with affordable rents and units specifically for the disabled include:
Tynan Village (MCHADC) (15 units)
Parkside Apartments (MCHADC) (80 units for seniors or disabled) Catalyst Apartments (Interim Inc.) (5 units, 235 Martella) Lupine Gardens (Interim Inc.) (20 units)
Soledad House (8 units)
Sunflower Gardens (Interim Inc.) (15 permanent units and 2 transitional) 9 SSI Monthly Statistics, September 2022. https://www.ssa.gov/policy/docs/statcomps/ssi_monthly/2022-09/ssim-2022-
09.pdf.
City of Salinas
2023-2031 Housing Element (November 2023) Page 50
H. Families with Children and Single Parent Households
According to the 2016-2020 ACS, approximately 49% of all households in Salinas have children under the age of 18. Single-parent households often require special consideration and assistance because of their greater need for affordable housing, as well as accessible day care, health care, and other supportive services. Due to their relatively lower per-capita income and higher living expenses such as day-care, single-parent households have limited opportunities for finding affordable, decent, and safe housing.
Approximately 14% of households in Salinas are single-parent households, including 10.2% that are singleparent female-headed households. In comparison, only 9.6% of households countywide are single-parent households. Of the total female-headed households in the City, only 32.6% owned their homes and 67.4% rented.
In 2020, approximately 5,805 single-parent households resided in Salinas, representing 14.1% of the City’s households. An estimated 4,219 female-headed, single-parent households with children under age 18 lived in the City, representing 10.2% of all households in the City. Of particular concern are single-parent households with lower incomes. The 2016-2020 ACS shows that approximately 26.4% of the City’s female-headed households had incomes below the poverty level. By comparison, only 11.5% of all families had incomes below the poverty level.
Resources for Families
Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, health care, and other necessities. The City of Salinas offers various programs for families with children. The City’s Breadbox Recreation Center is a recreation center with an emphasis on the City’s youth and offers a variety of drop-in recreation programs and services. The Firehouse Recreation Center also hosts a teen lounge for after-school activities. The Alisal Family Resource Center offers family support groups, adult education, behavioral health counseling for children up to five years old, child abuse prevention program, annual health fair, and children’s oral dental health van. The Police Assistance League and Boys and Girls Club offer after-school activities for youth. The City has funded programs such as the East Salinas Girl Scout Center and Sun Street Center for teens with CDBG public service funds.
The Mexican American Opportunity Foundation (MAOF) has a Resource and Referral Program that provides families and providers in Monterey County with free referrals to licensed childcare centers and family day care homes near a family’s home or place of employment. MAOF is located in the City of Salinas and also offers information about childcare options for children with special needs, free workshops on child care-related topics, and technical assistance in completing applications for community services relating to childcare. Single parent households in the Salinas can also benefit from general programs and services for lower-and moderate-income persons, including the Housing Authority of the County of Monterey Housing Choice Voucher and rental assistance programs, the City’s Housing Rehabilitation and affordable housing development programs, and various community and social services provided by nonprofit organizations in the region such as the Food Bank.
City of Salinas
2023-2031 Housing Element (November 2023) Page 51
I. Large Households
Large households are defined as those with five or more members. These households are usually families with two or more children or families with extended family members such as in-laws or grandparents. It can also include multiple families living in one housing unit to save on housing costs. Large households are a special needs group because the availability of adequately sized, affordable housing units is often limited. To save for necessities such as food, clothing, and medical care, lower- and moderate-income large households may reside in smaller units, resulting in overcrowding.
As indicated in Table 35, in 2010, 27.5% percent of all households in Salinas had five or more members; specifically, 25.5% of owner-households and 29.3% of renter-households in the City were considered to be large households. The proportion of large households in Salinas (27.5%) was higher than at the County level (20%). Areas with a high proportion of large households also tend to have high proportions of nonWhite population and family households. Many ethnic minority groups have a younger age profile and tend to have larger families than the White population. However, cultural differences also contribute to the overcrowded conditions. Some cultures tend to have larger households and have a range of attitudes about intergenerational living and homelessness prevention by sharing home spaces, no matter how small.
Also, recently arrived immigrants may stay with relatives on a temporary basis until they get established.
Housing problems including overcrowding are further described in Appendix D, Affirmatively Furthering Fair Housing, of this Housing Element.
Table 35: Large Households by Tenure (2020)
Persons Per Unit Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent Five 2,607 13.2% 2,905 13.5% 5,512 13.3%
Six 1,478 7.5% 1,736 8.1% 3,214 7.8%
Seven or more 957 4.8% 1,678 7.8% 2,635 6.4%
Large Households 5,042 25.5% 6,319 29.3% 11,361 27.5%
Total Households 19,766 100.0% 21,530 100.0% 41,296 100.0% Source: 2016-2020 ACS (5-Year Estimates).
According to the 2022 Comprehensive Housing Affordability Strategy (CHAS) data based on the 2015- 2019 ACS (Table 26), 57.2% of large renter-occupied households and 25.2% of large owner-occupied households experience cost burden. Further, 88.3% of large renter households and 53.3% of large owner households have one or more housing problem including cost burden. The proportion of large households experiencing a housing problem above the cost burdened proportion is likely due to overcrowding. Less than one percent of the City’s rental housing stock has five or more bedrooms (refer to Table 18) resulting in a high percentage of lower income large-family households that are forced to live in overcrowded situations.
Resources for Large Households
Large households in Salinas can benefit from general programs and services for lower-and moderateincome persons, including the Housing Authority of the County of Monterey Housing Choice Voucher and Rental Assistance programs, and various community and social services provided by non-profit organizations in the region.
City of Salinas
2023-2031 Housing Element (November 2023) Page 52
J. Persons Experiencing Homelessness
On January 4, 2012, final regulations went into effect to implement changes to the U.S. Department of Housing and Urban Development’s (HUD’s) definition of homelessness contained in the Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act. The definition affects who is eligible for various HUD-funded homeless assistance programs. The new definition includes four broad categories of homelessness:10
People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled-up situation, within 14 days and lack resources or support networks to remain in housing. Families with children or unaccompanied youth who are unstably housed and likely to continue in that state.
People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing.
This definition demonstrates the diversity of people experiencing homelessness. The numerous locations in which people experiencing homelessness can be found complicate efforts to accurately estimate their total population. For example, an individual living with friends on a temporary basis could be experiencing homelessness but would be unlikely to be identified in a homeless count.11 The 2022 Monterey County Point in Time count and survey (PIT) counted 2,047 homeless individuals during their one-night point-in-time count. countywide12 This represents a 27.8% decrease from 2017.
The point-in-time (PIT) count identified 1,065 persons experiencing homelessness in Salinas, representing 52% of the countywide homeless population. Of the 1,065 persons identified, 777 were unsheltered (73%) and 288 were sheltered (27%). The population of persons experiencing homelessness declined by 21.7% in Salinas between 2017 and 2022. The population of unsheltered individuals decreased by 29.2% and the population of sheltered individuals increased by 9.1% during this period (Table 36). It is important to note that the PIT is a momentary snapshot of how many homeless people are on streets and in emergency and transitional shelters on any given day in Monterey County. 10 U.S. Department of Housing and Urban Development. “Expanding Opportunities to House Individuals and Families Experiencing Homelessness through the Public Housing (PH) and Housing Choice Voucher (HCV) Programs: Questions and Answers (Q&As).” (September 2013).
11 The school districts, however, define homelessness very differently. This definition extends to any family without a permanent roof over their heads. By definition, a child is homeless if he or she is: a) living with another family due to financial hardship; b) renting a room, living in a motel or hotel, or shelter; c) living in a car, RV, campsite, or garage; or d) awaiting foster care placement. Based on this definition, the Salinas City Elementary School District reported 3,566 homeless students in the 2018-2019 school year, or 40% of the district’s enrollment. (Alani Letang, “Data shows 40% of elementary kids homeless in Salinas,” KSBW, December 11, 2019.) 12 Applied Survey Research, “2022 Monterey County Homeless Count and Survey Comprehensive Report.” (2022).
City of Salinas
2023-2031 Housing Element (November 2023) Page 53
Table 36: Homeless Population in Salinas and Monterey County (2016-2020) Unsheltered Sheltered Total
Salinas
2022 777 288 1,065
2019 976 206 1,182
2017 1,097 264 1,361
Percent Change (2017-2022) -29.2% 9.1% -21.7%
Monterey County
2022 1,357 690 2,047
2019 1,830 592 2,422
2017 2,113 724 2,837
Percent Change (2017-2022) -35.8% -4.7% -27.8%
Source: 2022 Monterey County Homeless Count and Survey Comprehensive Report.
The definition of homelessness in City of Salinas school districts is established by the State to calculate funding and extends to any child not having a permanent roof. By definition, a child is homeless if he/she is living with a family due to financial hardships, renting a room (motel, hotel or shelter), living in a car, RV, campsite or garage, or awaiting foster care placement. According to the Monterey County Office of Education, in academic year 2021-22, there were a total of 4,193 students were found to be homeless within the school districts serving Salinas, which is a slight decrease from 2013-14 when there were 4,456 homeless students. The largest share of homeless students was within the Salinas City Elementary School District, which had 2,382 homeless students.
Resources for Persons Experiencing Homelessness
In 2011, the Counties of Monterey and San Benito completed the Lead Me Home plan, a 10-Year Plan to End Homelessness in Monterey and San Benito Counties. The Plan included recommendations by a working group comprised of representatives from public and private agencies that met over a 10-month period. The Plan establishes a “Housing First” approach to help people re-access housing as quickly as possible through four key strategies: create a comprehensive housing pipeline, focus housing development on target populations, identify new funding sources to support the creation of permanent housing, and improve system-level permanent housing outcomes. Goals set forth by the Plan aimed to increase the permanent housing stock for homeless persons by 75 units within five years and 200 units within ten years while also increasing permanent supportive housing units by 500 within ten years.
The Lead Me Home plan was updated in 2021 with a primary goal to reduce homelessness in Monterey and San Benito Counties by 50% over the next five years. Overarching strategies of the update include increasing participation in homelessness solutions by leaders and key stakeholders across the region, improving the performance of the homelessness response system, enhancing the system’s effectiveness in supporting people to secure and sustain housing, and expanding service-oriented responses to unsheltered homelessness.
During the development of the Chinatown Revitalization Plan in 2019, the City conducted community outreach and received feedback related to homelessness from community members, property owners, businesses owners, service providers, and community-based organizations:
City of Salinas
2023-2031 Housing Element (November 2023) Page 54
• Chinatown should no longer be the epicenter of homeless encampments and social services for homeless individuals. Social services should be distributed across the City and Monterey County. • Residents, business and property owners, as well as stakeholders, have expressed that it is of critical importance to reduce encampments in Chinatown to revitalize the neighborhood. • Homeless individuals in Chinatown indicated that they would prefer to be housed with friends and live in single-family homes or in a permanent supportive housing complexes like the Moon Gate Plaza project.
• There is support for improved mental health and homeless services. • Despite Chinatown’s negative reputation, it has always been a welcoming place for minorities and those less fortunate.
Many homeless resources are available within the City of Salinas and presented in Table 37. Some of the services described below serve different types of low-income populations, not just homeless. The location of some services is not within Salinas, but nonetheless they serve unhoused people who reside in Salinas.
When historic Fort Ord on the Monterey peninsula closed in 1994, agencies serving the homeless were given priority to receive some of the property, under the terms of the federal McKinney Act and Base Reuse and Closure Act (BRAC).
The Salinas Outreach and Response Team (SORT) mission is to promote the health and safety of unhoused residents of the City of Salinas by providing essential emergency services through outreach, referrals, and service coordination. SORT engages the City of Salinas unhoused population through outreach to build trust and rapport with the unhoused community. The team includes a collaboration with Peer Leaders with lived homeless experience which is vitaly to reaching individuals who are hesitant to work with service providers. SORT’s goal is to connect the unhoused residents to resources through housing pathways, education, and referrals to other service providers who offer Rapid Rehousing and Stabilization Support. Outreach workers and Peer Leaders, represent the homeless service provider network in the Salinas, Monterey, and San Benito Continuum of Care (CoC).
In August 2022, California Business, Consumer Services and Housing Agency Secretary Lourdes Castro Ramirez and Senator Anna Caballero met with city, county & nonprofit organizations to learn how $4.1 million dollars awarded to the City of Salinas, through the Encampment Resolution Funding (ERF) Program, will be used to expand outreach efforts to unhoused individuals living in encampments. Funding through this program focuses on ensuring the wellness and safety of people experiencing homelessness in encampments. The program also supports innovative efforts to resolve critical encampment concerns and supports Housing First approaches to give unhoused individuals access to safe and stable housing.
To learn more about the Street Outreach & Response Team, please visit the Homeless Service website for the City of Salinas.
The California Interagency Council on Homelessness (Cal ICH) awarded $4,079,416 in Encampment Resolution Funding (ERF) to the City of Salinas. This grant will support Health & Safety Day projects (services and clean-up efforts at encampment sites) along the milelong stretch of land from Natividad Creek Park to Main Street, which intersects with Laurel Drive, Carr Lake, and Sherwood Drive. The funds will be utilized for Health & Safety Day activities, including:
City of Salinas
2023-2031 Housing Element (November 2023) Page 55
• outreach and engagement at encampment sites,
• mobile healthcare services,
• basic needs and wraparound services,
• service coordination, referrals, transportation, and interim and permanent housing solutions, and • encampment site restorations
The Monterey County Department of Social Services (DSS) and Coalition of Homeless Services Providers (CHSP) administers an inclement weather voucher program each year from November 1st through March 31st. Motel vouchers are provided to certain nonprofit organizations to use for homeless individuals or families as needed. In advance of inclement weather season, CHSP updates the county’s emergency shelter list and coordinates with DSS to distribute inclement weather voucher packets in order to support homeless service providers in preparation of their individual agency’s inclement weather response.
On October 9, 2018, City Council authorized the City Manager to enter into a Memorandum of Understanding (MOU) with the County of Monterey (County) regarding the: 1) development and operation of a new homeless shelter at 855 East Laurel Drive, 2) development of permanent supportive housing at 1220 Natividad Road, and 3) continued operations of a temporary warming shelter at 111 West Alisal Street. Under the direction of Chief Frese, the Police Department appointed a new Homeless Outreach Team (Hot) Officer who is actively working with homeless in Chinatown.
In May 2021, the SHARE Center opened, replacing the temporary warming shelter. The SHARE Center operates as an extremely low barrier year-round homeless shelter, meaning clients can come with their pets, partners, or families, and mental health challenges / low income / other complex needs are not a barrier to coming indoors. The SHARE Center is a beautiful and spacious location, including a reception, waiting room, staff spaces, health clinic, counseling offices, library, a commercial kitchen, a multipurpose room, pet kennels, outdoor dining area, children’s play areas, and bedrooms with 100 beds, including family rooms. On-site Housing Navigators work with clients on an individualized basis to help clients end their own cycle of being unhoused and help them find permanent, sustainable housing.
Additionally, Community Homeless Solutions operates the City’s Chinatown Navigation Center, A 51- Bed navigation center that provides meals, access to hygiene services, and 24/7 shelter to homeless adults residing in Chinatown or the City of Salinas. The center provides supportive services and housing navigation.
City of Salinas
2023-2031 Housing Element (November 2023) Page 56
Table 37: Homeless Resources
Agency/Program Description Location
Emergency Shelters
Community Homeless Solutions
– Navidad Shelter
Emergency shelter for homeless women and
children or single homeless women with
prioritized beds for those fleeing domestic
violence. Access to food, clothing, and case
management. Capacity: 32 beds
Salinas
Community Homeless Solutions
– Hamilton Shelter
Emergency Shelter for homeless women and
children or single homeless women with
prioritized beds for those fleeing domestic
violence. Access to food, clothing, and case
management. Capacity: 19 beds
Marina
Community Homeless Solutions
– Chinatown Navigation Center
51 bed navigation center that provides meals
and 24/7 shelter to homeless adults. 115 East Lake Street, Salinas Community Homeless Solutions
– Central Coast Respite Center
A 6-bed shelter for homeless adults in need of
respite care following stays in 3
participating hospitals
Seaside
Community Human Services –
Casa De Noche Buena
A 20-35-beds year-round shelter for homeless
women and families. Capacity
depends on the number of children in families.
1292 Olympia Ave., Seaside
Community Homeless Solutions
– Safe Place
Year-round shelter for youth ages 18-21. Also,
provides four beds for runaway and homeless
youth up to age 17 in two licensed foster
homes for up to 21 days. Capacity: 12 beds
590 Pearl St.
Monterey, CA 93940
Outreach Unlimited – I-HELP for
Men
Interfaith Emergency Lodging Program (IHELP) offers homeless men overnight lodging 7 nights a week at rotating Peninsula-area
houses of faith. Pickup in the parking lot
directly across from Navy Post Graduate
School on Del Monte. Capacity: 25 beds
Information line
(831) 251-8663
Outreach Unlimited – I-HELP for
Women
I-HELP (Interfaith Emergency Lodging
Program) offers homeless women overnight
lodging 7 nights a week at rotating Peninsulaarea houses of faith. Capacity: 10 beds Information line
(831) 251-8663
Interim, Inc – MCHOME
MCHOME program provides emergency
shelter, outreach, housing and intensive,
integrated services to homeless adults with
psychiatric disabilities. MCHOME’s goal is to
move individuals with psychiatric disabilities off
the street and into housing.
Monterey County
City of Salinas
2023-2031 Housing Element (November 2023) Page 57
Table 37: Homeless Resources
Agency/Program Description Location
Orphan Productions – Safe
Parking Program
Overnight Safe Parking Program for homeless
adults and their respective children if
applicable.
Marina
Pajaro Rescue Mission
Shelter for homeless men in modern, well
ventilated dorms. Faith based organization
provides food, support and substance use
counseling. Capacity: 35 beds
111 Railroad Ave.
Watsonville, CA 95076
Pass the Word Ministry – One
Starfish Safe Parking Program
Overnight Safe Parking Program for homeless
adults. Monterey Peninsula
Salvation Army – Frederiksen
House
60-day emergency shelter for families with
children. Access to case management and
other support services. Must be clean and
sober.
Seaside
Safe Parking Program
An overnight safe parking program for people
living in their legally registered
vehicles.
Marina & Seaside
SHARE Center
A 128-bed navigation center for homeless
men, women, and families that provides
meals and 24/7 shelter to people experiencing
homelessness in Monterey County.
Salinas
Salvation Army - Frederiksen
House
A 90-day emergency shelter for families with
children. Provides case management
and other support services.
Seaside
Victory Mission
Emergency Shelter for single homeless men
ages 18 and older. Provides shelter, food,
showers, clothing and other supportive
services. Capacity: 70 beds
43 Soledad St.
Salinas, CA 93901
YWCA Monterey County –
Safehouse
Serves victims of domestic violence with
emergency shelter (women and children only). Confidential location Veterans Resource Center
Supportive services for homeless Military
Veterans and their families. Emergency shelter
through approved motel stays. Access to case
management and additional supportive
services.
40 Bonifacio Pl
Monterey, CA 93940
Veteran’s Transition Center –
HCHV ERS
Emergency shelter for unaccompanied male
homeless veterans. Access to case
management and additional supportive
services.
220 12th St.
Marina, CA 93933
City of Salinas
2023-2031 Housing Element (November 2023) Page 58
Table 37: Homeless Resources
Agency/Program Description Location
Community Kitchens
Community Human Services –
Safe Place
Breakfast provided Tuesday and Fridays from
9:00-11:00 am for homeless youth up to age
21. Dinner provided at the Monterey Youth
Center at El Estero Park- Thursdays from 5:30-
6:30 pm.
590 Pearl St.
Monterey, CA 93940
First United Methodist Church
Serves breakfast 6:30 – 8:00 am, lunch 11:30
am-12:30 pm, Sunday through Friday. Clothes
closet, art room, 12-step groups, computer lab
and access to other supportive services.
404 Lincoln Ave.
Salinas, CA 93901
Food Bank For Monterey County
Provides emergency supplemental food to lowincome residents of Monterey County. Monthly schedule of distribution sites across Monterey
County is available on website.
353 Rossi St.
Salinas, CA 93901
Franciscan Workers – Dorothy’s
Kitchen
Food Services 8:00 am – 2:00 pm Monday –
Friday. Gathering for Women is a refuge for
homeless women on the Monterey Peninsula.
Provides women with a caring community, a
hot nutritious meal, needed clothing,
comprehensive resource support, limited
emergency assistance, education to promote
their health and safety, and connections to
community service providers.
30 Soledad St.
Salinas, CA 93901
Gathering For Women –
Women’s Day Center
Day Center providing homeless and housing
insecure women and their dependents access
to meals, showers, clothing, case
management, and wellness and enrichment
activities, as well as connections to other
service providers.
147 El Dorado Street,
Monterey
Pass The Word Ministry - One
Starfish Supportive Services
Provides hot breakfast for homeless persons
on Saturdays at El Estero Park at 9:00 am &
Sundays at Windows by the Bay at 9:30 am.
Contact program for location
and info
(831) 275-5167
Pajaro Rescue Mission – Pajaro
Men’s Center
Nourishing meals twice a day with access to
showers and clothing. Daily Bible services and
other supportive services provided daily.
111 Railroad Ave.
Watsonville, CA 95076
Salvation Army Sabu Shake
Good Samaritan Center
Coffee-pastry breakfast (Monday-Friday 8:30-
10:30 am) and hot lunch (MondayFriday 10:30-
12 pm). Hope Mobile meal services parking
area on Del Monte Naval Postgraduate School,
Monday-Thursday 11:30 am.
800 Scott St.
Sand City, CA 93955
City of Salinas
2023-2031 Housing Element (November 2023) Page 59
Table 37: Homeless Resources
Agency/Program Description Location
Transitional Housing
Community Homeless Solutions
– Homeward Bound
Transitional housing for low income, homeless
families with children. Receives clients
exclusively from CARS.
Marina
Community Homeless Solutions
- Men In Transition
Transitional housing for homeless single men
or women. Receives clients exclusively from
CARS.
Marina
Community Homeless Solutions
– Lexington Court, Intact
Families
Transitional housing for intact families with
children. Receives clients exclusively from
CARS.
Marina
Community Homeless Solutions
–Women In Transition
Transitional housing for single homeless
women. Access to case management and
other supportive services.
Marina
Community Human Services –
Safe Passage
Transitional housing facility in Monterey for
homeless youth and youth aging out of foster
care, ages 18-21. Receives clients exclusively
from CARS.
544 Pearl Street
Monterey, CA 93940
Franciscan Workers - House Of
Peace
Transitional program for single homeless men
and women. Access to case management and
other supportive services. Receives clients
exclusively from CARS.
Salinas
Interim, Inc – Shelter Cove,
Marina
Transitional housing program for homeless
adults living with mental illness. Shared units.
Maximum two-year program.
Marina
Interim, Inc – Transitional
Housing Programs
Soledad House/Sunflower Gardens –
Transitional housing for individuals with mental
illness.
Monterey County
Pajaro Rescue Mission – Crisis
Induction Center
Intense daily routine for men and women with
life controlling problems.
111 Railroad Ave.
Watsonville, CA 95076
Pueblo Del Mar – Housing
Authority Of The County Of
Monterey
Transitional housing program for homeless
families with children who are in recovery from
substance abuse. Receives clients exclusively
from CARS.
3403 MacArthur Dr.
Marina, CA 93933
Salvation Army - Casa De Las
Palmas & Phase II
Transitional housing program for families with
children. Must be clean and sober. Call
program directly for application and screening
information.
Monterey County
Sun Street Centers – Seven
Suns
Self-supporting transitional housing facilities for
single men in recovery from substance abuse.
8 Sun St.
Salinas, Ca 93901
City of Salinas
2023-2031 Housing Element (November 2023) Page 60
Table 37: Homeless Resources
Agency/Program Description Location
Veterans Transition Center –
Transitional Housing Program
Transitional housing program for homeless
military Veterans and their families. Access to
case management, clothes closet, food and
other supportive services. Receives clients
exclusively from CARS.
220 12th St.
Marina, CA 93933
Permanent Supportive Housing
Interim Inc. 15 permanent units and 2 transitional serving 23 people with psychiatric disabilities
Sunflower Gardens
29 Sun Street
Salinas, CA 93901
Interim Inc. 20 units for low income people with psychiatric disabilities
Lupine Gardens
306 Soledad Street
Salinas, CA 93901
Rental Assistance and Permanent Housing
City of Salinas – Emergency
Rental Assistance Program
In collaboration with the County of Monterey
and the United Way Monterey County, Salinas
provides financial assistance to
eligible tenants who are experiencing
unemployment and loss of income due to the
COVID-19 pandemic
Salinas
Catholic Charities of the Diocese
of Monterey
Eviction prevention assistance, financial
education, nutrition education, and assistance
with Covered California and CalFresh
applications. Rental assistance available
November – March.
1705 2nd Ave
Salinas, CA 93905
Central Coast Center For
Independent Living
Rapid Rehousing and Homeless Prevention
program for homeless individuals and families.
Access to case management and other
supportive services. Receives clients
exclusively from CARS.
318 Cayuga St., Ste. 208
Salinas, CA
CHISPA
CHISPA is a non-profit housing developer in
Monterey County that offers affordable rentals
to families who qualify by income.
295 Main St. Ste. 100
Salinas, CA 93901
Housing Authority Of The
County Of Monterey
Provides housing and housing support
services through administration of Housing
Choice Vouchers (formerly Section 8), Public
Housing, Farm Labor Housing, and other
programs.
123 Rico St.
Salinas, CA 93901
Housing Resource Center Of
Monterey County
Homeless prevention, rental assistance and
low-income housing program referrals –
Provides financial literacy education.
201-A John St.
Salinas, CA 93901
City of Salinas
2023-2031 Housing Element (November 2023) Page 61
Table 37: Homeless Resources
Agency/Program Description Location
Interim, Inc – Permanent
Supportive Housing
Community Housing/SUNFLOWER GARDEN
& other properties–Permanent supportive
housing for individuals with mental illness.
Apartments or shared housing.
P.O. Box 3222
Monterey, CA 93942
Interim, Inc – Sandy Shor Permanent, affordable housing for homeless adults living with mental illness
P.O. Box 3222
Monterey, CA 93942
Salvation Army – Sabu Shake
Good Samaritan Center
Rental assistance to those at risk of
homelessness when funding is available.
800 Scott St.
Sand City, CA 93955
Veterans Resource Centers of
America
Rapid Rehousing and Homeless Prevention
program for homeless military Veterans and
families.
40 Bonifacio Pl.
Monterey, CA 93940
Social Services
Monterey County Aging and
Adult Services
Provides support and assistance to people
with disabilities, seniors, and their family
caregivers. Services include 24-hour reporting
and investigations of elder and dependent
adult abuse, In-Home Supportive Services, the
SSI-Advocacy Program, and senior information
& assistance services.
Salinas, King City & Marina
Monterey County Department of
Social Services
Provides temporary public assistance benefits
and services to assist eligible residents of
Monterey County meet basic needs. Programs
include Temporary Cash Assistance for Needy
Families (cash aid), General Assistance, MediCal, CalFresh, and CalWORKs. Eligibility for these public benefits is based upon income
and resource levels.
1000 S. Main St., Ste. 216
Salinas, CA 93901
VA DOD Outpatient Clinic
Support services to homeless veterans
including Veteran benefits, food, clothing, and
blankets.
201 9th St.
Marina, CA 93933
Day Centers and Resource Centers
City of Salinas
2023-2031 Housing Element (November 2023) Page 62
Table 37: Homeless Resources
Agency/Program Description Location
Castro Plaza Family Resource
Center
Support for homeless children and families
including clothing, school supplies and referral
to other community resources to remove
barriers to education.
10601 McDougall St.
Castroville, CA 95012
Community Health Engagement
Center
Provides people experiencing homelessness in
Chinatown free internet access, basic and
preventive health care services, life skills
classes, support groups, workshops,
supportive counseling, street outreach, case
management, social service enrollment
assistance, and links to housing services.
Chinatown, Salinas
Community Human Services –
Safe Place
Safe Place provides street outreach, survival
aid such as food, socks, clothing, and hygiene
products to run away and homeless youth up
to age 25.
590 Pearl St.
Monterey, CA 93940
Franciscan Workers – Dorothy’s
Place Drop-In Center
Open daily, 7:30 am - 6:00 pm. Showers,
laundry, and mail services available.
Connection to onsite and offsite social
services, including case management and
transitional housing.
30 Soledad St.
Salinas, CA 93901
Family Resource Center (FRC) -
Homeless Education
Supportive services and resources for
homeless families and foster youth identified
through the school district.
110 S. Wood St., Rm. #K4
Salinas, CA 93905
First United Methodist Church
Safe space day program is open 6:30 am - 1
pm. Access to computers, telephones,
restrooms, etc. Clothing closet also available
Monday, Wednesday, and Friday 9:30 am - 11
am.
404 Lincoln Ave.
Salinas, CA 93901
Gathering for Women
A refuge for unsheltered women, offering
supportive services, clothing, case
management, emergency assistance, and
showers in a caring environment. 8:00 am – 4
pm, Monday - Friday.
147 El Dorado Street
Monterey, CA 93940
Interim, Inc - Pajaro Street
Wellness Center
Peer support, employment services, dual
recovery services and family support for
persons with mental health challenges.
Wellness programs are free and open to
anyone with mental health challenges.
Programs are also offered off-site at other
community locations.
339 Pajaro St., Ste. A
Salinas, CA 93901
City of Salinas
2023-2031 Housing Element (November 2023) Page 63
Table 37: Homeless Resources
Agency/Program Description Location
Salvation Army – Good
Samaritan Center, Peninsula
Supportive services include showers, access
to phone, fax, computers, hot meals, food
boxes, laundry, lockers, clothing closet,
spiritual counseling and rental assistance.
Monday-Friday 8:30-4:30 pm (closed 12-1 pm)
800 Scott St.
Sand City, CA 93955
Salvation Army – Salinas Center
Community center with a variety of family
services including shelter, meal assistance, bill
pay assistance, and employment assistance.
2460 North Main St.
Salinas, CA 93906
Veterans Transition Center –
Martinez Hall-Day Program
Support services to homeless veterans
including food, clothing, and blankets.
220 12th St.
Marina, CA 93933
Source: Monterey County Homeless Services Resource Guide. Coalition of Homeless Service Providers, August 2019.
Periodically, City crews are involved in cleanups of encampment areas in Chinatown due to health and safety impacts and concerns. As stated in the City’s 2020-2024 HUD Consolidated Plan, the City provides a range of homeless services that complement the Regional Continuum of Care, promoting coordination of services. The City also provides programs and services that focus on the prevention of homelessness, and the rapid rehousing of those recently homeless or at imminent risk of becoming homeless. Salinas will continue to support the operation of homeless shelters and other homeless facilities and transitional housing for the formerly homeless, including runaway and emancipated youth. This is a citywide priority, with an emphasis in the Chinatown area. To this end, the City maintains active partnerships with the SDCB, Chinatown Homeless Action Team (CHAT), and CHSP to address the homeless situation in the Chinatown area, among other areas. The City is also pursuing opportunities to create additional homeless facilities to better serve this population.
K. Farm Workers
The Salinas Valley is one of the most productive agricultural regions in the world, earning its moniker “the Salad Bowl of the World.” The Valley is home to thousands of acres of produce and flower farms, as well as wineries. Agriculture contributes millions of dollars to the local economy and provides jobs to people throughout the Monterey Bay region. As traditionally defined, farm workers are persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm workers tend to work in fields or processing plants. During harvest periods when workloads increase, the need to supplement the permanent labor force is satisfied with seasonal workers. Often these seasonal workers are migrant workers, defined by the inability to return to their primary residence at the end of the workday.
The agricultural workforce in Monterey County does include many jobs, including weeding, thinning, planting, pruning, irrigation, tractor work, pesticide applications, harvesting, transportation to the cooler or market, and a variety of jobs at packing and processing facilities. It is therefore difficult to estimate the number of farm workers residing in the County or City of Salinas. The 2017 USDA Census of Farmworkers reported 26,929 farmworkers in the County, a decrease from 32,872 in 2012. Of the 26,929 farmworkers employed, 4,972 are migrant workers. According to 2016-2020 ACS, there were 11,469 workers employed in farming, fishing, and forestry occupations living in Salinas (16.7% of the City’s civilian employed population 16 years and over).
Farm worker households tend to have high rates of poverty, live disproportionately in housing that is in the poor condition, have very high rates of overcrowding, have low homeownership rates, and are City of Salinas
2023-2031 Housing Element (November 2023) Page 64
predominately members of minority groups. Some immigrant farm workers may have an inherent fear and mistrust of law enforcement and other government authorities based on their experience or perception of the government in their country of origin or from rumors and experiences suffered by other farm workers. These farm workers may be reluctant to report fair housing issues or violations or contact any other government official for assistance. Furthermore, most federally funded housing programs, including the Housing Choice Voucher program and other subsidy programs, exclude persons who are undocumented. This means that people who are most in need are unable to obtain housing assistance, and others are unable to find any housing and instead must resort to homeless shelters, to sleeping in their vehicles, or to homeless encampments.
According to the U.S. Department of Labor, Bureau of Labor Statistics (BLS), the average annual fulltime wage for farm workers and laborers in the Salinas MSA in 2021 was $33,550. Within farming, fishing, and forestry occupations, first-line supervisors earned the highest wages. Table 38 presents the location quotient for farming, fishing, and forestry occupations. The location quotient is the ratio of the area concentration of occupational employment to the national average concentration. A location quotient greater than one indicates the occupation has a higher share of employment than average, and a location quotient less than one indicates the occupation is less prevalent in the area than average. As shown in Table 38, there is a very high concentration of all types of agricultural occupation in the Salinas Metro area.
Table 38: Farm Worker Employment Profile - Salinas, CA Metro Area (Monterey County) (2021) Occupation Title Employment
Location
Quotient
Mean
Hourly
Wage
Annual
Mean
Wage
Farming, Fishing, and Forestry Occupations 31,460 57.93 $16.50 $34,310 First-Line Supervisors of Farming, Fishing, and Forestry Workers 1,250 40.28 $25.35 $52,720 Graders and Sorters, Agricultural Products 680 22.11 $15.22 $31,660 Agricultural Equipment Operators 670 21.37 $16.59 $34,500 Farmworkers and Laborers, Crop, Nursery, and Greenhouse 28,690 86.24 $16.13 $33,550 Farmworkers, Farm Ranch, and Aquacultural Animals 30 0.85 $17.60 $36,600 Agricultural Workers, All Other 100 13.30 $18.29 $38,030 Note: The U.S. Department of Labor, Bureau of Labor Statistics indicates a higher number or persons employed in Farming, Fishing, and Forestry Occupations as compared with data from the 2016-2020 American Community Survey from the U.S. Census Bureau.
Source: U.S. Department of Labor, Bureau of Labor Statistics. May 2021 Metropolitan and Nonmetropolitan Area Occupational Employment and Wage Estimates.
Resources for Farm Workers
Several organizations work to secure more affordable housing for Salinas’ farmworkers. The two most active organizations in this area are the Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) and the Center for Community Advocacy (CCA). CHISPA works to rehabilitate and construct new farm worker housing in the Salinas Valley. In Salinas, CHISPA built the Wesley Oaks project utilizing funding for farmworker housing. They have been successful in demolishing the dilapidated buildings intended to serve single migrant farm workers in the 1940s, which were not appropriate for permanent occupation by large families. In their place new affordable units are built for farm workers, some of which are “sweat equity” homes. With a sweat equity arrangement, the sale price of the home is significantly reduced because the homeowners themselves provide much of the labor to build them. CCA is a nonprofit organization whose mission is to improve housing conditions as well as City of Salinas
2023-2031 Housing Element (November 2023) Page 65
provide outreach, health services, and educational programs to farm workers and other low-income families. CCA’s overarching goal is to help farm workers help themselves. CCA conducts outreach at labor camps to educate farm workers about their basic rights.
The Tresor Apartments for farmworkers were developed by the City with funding from the Redevelopment Agency, the City’s HUD entitlement HOME allocation, and the USDA Rural Development program.
The Housing Authority of Monterey County (HACM) maintains a number of Migrant and Permanent Farm Labor housing units. A total of 215 housing units are available for this targeted population. The Migrant Center is located in King City and is open for six months each year. The permanent Farm Labor Complexes maintained by HACM are located in Salinas, Chualar, and Castroville. The United Farm Workers (UFW) Union also maintains an office in Salinas.
As stated in the City’s 2020-2024 HUD Consolidated Plan, “there is a shortage in the amount of suitable, affordable housing for specialty crop farmworkers and their families throughout the region. Much of the housing currently used by farmworkers and their families is in serious need of replacement, upgrades, and/or repairs, and there are an inadequate number of new units being created. The inability of farms to provide housing for their workforce, in combination with barriers to worker travel (border control, gas prices), leaves open a large question about how to attract and retain a qualified labor force for this important industry.”
In 2016, Salinas led the effort to coordinate a Regional Farmworker Housing Study and Action Plan, which was completed in 2018. The Study concludes that farmworker housing in the region is severely crowded and estimates the need for 48,000 new units of farmworker housing to alleviate critical overcrowding in farmworker households. The Study includes an action plan for expanding affordable housing opportunities for this important economic segment of the region.
In 2019, the City amended the Zoning Code to permit the temporary conversion to interim or employee housing at an existing property developed as a hotel or motel. Labor contractors are allowed to rent motel and hotel rooms for up to ten months during a three hundred sixty-five day period, after which they can renew a rental permit for an additional ten months. The City has received 20 applications for this program and has approved five. Three applications have been withdrawn, and the remaining twelve are being processed.
Adjacent to the City, the County of Monterey has approved three farmworker housing projects in recent years, which the City supports by allowing access to its utility services. These are the Boronda Villas with housing for 600 workers, Harvest Moon Apartments with housing for 1,200 workers, and Spreckels Crossing with housing for 800 workers. The County continues to coordinate with the City on farmworker housing through various stakeholder engagement methods like the Farmworker Study oversight Committee and the Housing Advisory Committee focusing primarily on subjects related to finance, suitable sites, and regulatory reform for farmworker housing. In addition to this work, the City also created map that identifies opportunity sites for farmworker housing within City of Salinas limits. Program 17 of Chapter 6 describes City actions to support farmworker housing during the planning period.
L. Extremely Low-Income Households
As discussed previously, extremely low-income households earning less than 30% of the AMI are often more likely to experience housing problems including cost burden. There are 6,605 extremely low-income City of Salinas
2023-2031 Housing Element (November 2023) Page 66
households in the City representing 16.2% of households citywide (Table 39). Of these households, 79.3% (5,235 households) are renters and 20.7% (1,370 households) are owners. Nearly 85% of extremely lowincome households experience one or more housing problems and 83.3% are cost burdened compared to only 54.1% and 43.9%, respectively, of households citywide.
Table 39: Extremely Low-Income Households (2019)
Owner Renter Total
Extremely Low-Income Households 1,370 5,235 6,605
With housing problem 75.2% 87.5% 84.9%
With cost burden 74.1% 85.8% 83.3%
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
Resources for Extremely Low-Income Households
Housing Choice Vouchers (HCV) represent a significant resource for extremely low-income households as HUD policy requires that at least 70% of all new HCV be available to this income group. Affordable housing projects available to low-income households, including extremely low income households, are described in Section 3.8, Publicly Assisted Housing. Additional resources such as social services, rental assistance, and resource centers available to extremely low-income households are included in Table 39 above.
3.6 Alisal Vibrancy Plan and Alisal Neighborhood Revitalization Strategy Area (NRSA)
In 2019, the City accepted the Alisal Vibrancy Plan as a strategic planning document. The Alisal Vibrancy Plan is the result of years of visioning, community organizing, and relationship building between the City of Salinas and Alisal residents. In 2013, residents and community groups led by Building Healthy Communities – East Salinas (BHC) Collaborative advocated for a vibrancy plan for East Salinas during the Downtown Vibrancy Plan and Economic Development Element community engagement and planning processes. Over the following years, residents and community groups collaborated with the City to define the planning process, dedicate City funding, and initiate the process.
The Alisal Vibrancy Plan is an action-oriented, comprehensive strategy for Salinas’ Alisal neighborhood.
The Plan is the first of its kind in the City, providing a community vision for a focused area of the City, with specific actions and policies that were generated through a community-led process. Its purpose is to communicate the collective vision, goals and desires of those who live, work, worship, and shop in the Alisal.
Community recommendations, which evolved into Goals, Policies and Actions are the “heart” of the Alisal Vibrancy Plan and will inform the update of the City’s General Plan, anticipated to begin early 2020.
The intent of the Alisal Vibrancy Plan is to reflect and celebrate this unique identity, providing planning guidance that is driven by the Alisal community and focused on its particular needs and special character.
The Alisal Vibrancy Plan aims to alleviate and reverse the neglect and underinvestment that the community has faced for decades both pre and post annexation into the City. It is an opportunity to improve quality of life for East Salinas residents by creating a more vibrant, equitable, and healthy community in a way that builds upon the social and cultural wealth of the Alisal City of Salinas
2023-2031 Housing Element (November 2023) Page 67
The Alisal Vibrancy Plan Area follows the boundaries of the federal government’s Department of Housing and Urban Development (HUD) Alisal Neighborhood Revitalization Strategy Area (ANRSA) and the previously proposed Alisal Market Place redevelopment area The Alisal NRSA covers approximately 2.6 square miles, or about 11% of the whole City. The Alisal NRSA includes some of the most distressed residential neighborhoods in Salinas and qualifies as a NRSA based on the high percentage of lower income residents. The NRSA faces challenges such as inadequate public infrastructure, high levels of unemployment, high levels of poverty, and violent criminal activity.
Specifically, 19 of the 22 complexes previously administered by the Housing Authority of the County of Monterey (HACM) are in the Alisal NRSA. Initiated in 2015 and completed in 2019, HACM converted its 22 public housing developments into project-based rental assistance units through HUD’s RAD program. Assisted rental housing is further discussed in Section 3.8, Publicly Assisted Housing, below.
Table 40 provides a comparison of demographic and household characteristics between the Alisal NRSA and the City as a whole.13 The Alisal NSRA area has larger Hispanic/Latino populations, populations of persons below the poverty level, farmworker populations, and single-parent female-headed household populations compared to the City as a whole. Housing problems such as cost burden and overcrowding are also more prevalent in the Alisal NSRA. Focused efforts to address the housing and supportive service needs in the Alisal area are warranted. Program 25 of Chapter 6 describes efforts to implement the AVP, ANRSA, and the Chinatown Revitalization Plan, discussed below.
Table 40: Alisal NRSA vs. City of Salinas
Alisal NRSA Salinas California
Population Characteristics
Population Growth (2013-2020) -5.8% 2.5% 4.5%
% Children (under age of 18) 36.1% 30.7% 22.8%
% Seniors (65 years and older) 6.1% 9.2% 14.3%
% Hispanic/Latino 96.5% 79.2% 39.1%
% Living below Poverty Status 21.4% 14.2% 12.6%
% With Less Than High School Diploma (of
population 25 years and older) 62.3% 37.2% 16.1%
Employment and Income Characteristics
% Employed by Agriculture/Forestry 43.1% 15.5% 1.9%
% Unemployed 3.3% 3.2% 3.9%
% Households Earning Less Than $25,000
Annually 18.8% 14.2% 15.5%
Household Characteristics
% Families with Children 64.0% 42.2% 29.7%
% Female-Headed Families with Children 21.2% 10.2% 6.0% % Large Households (5+ members) 42.4% 27.5% 13.8%
% Households Overcrowded1 39.3% 19.7% 8.2%
% Renters Overcrowded 45.0% 27.6% 13.2%
13 A separate document that details the neighborhood conditions in the Alisal area and strategies for improvements is incorporated as part of the City’s FY 2020 – FY 2024 Consolidated Plan.
City of Salinas
2023-2031 Housing Element (November 2023) Page 68
Table 40: Alisal NRSA vs. City of Salinas
Alisal NRSA Salinas California
% Owners Overcrowded 27.5% 11.0% 4.2%
% Households with Cost Burden2 49.6% 42.3% 40.1%
% Households with Severe Cost Burden3 23.5% 18.6% 19.0% Housing Characteristics
% Housing Growth (2013-2020) -8.5% -0.1% 3.5%
% Multi-Family Units 40.8% 32.4% 31.4%
% Renter-Occupied 67.5% 52.1% 44.7%
% Owner-Occupied 32.5% 47.9% 55.3%
Notes:
1. >1.0 occupants per room
2. >30% of income spent on housing costs
3. >50% of income spent on housing costs
* 2009-2013 ACS was used as ACS data at the block group level prior to 2013 is not available. ** Block group designations have shifted between the 2013 and 2020 ACS periods. The area of tract 106.08, block groups 2 and 3, identified during the 2013 ACS became tract 106.08 block group 1. However, the new block group 1 designation is now slightly smaller than the area previously encompassed in block groups 2 and 3. Changes in population and housing units are estimates only.
*** Data in this table may not match HUD CHAS data presented in this Community Profile previously. This table uses the ACS only, at the tract (Alisal NRSA tracts), City, and State level to ensure comparisons are accurate.
Sources: 2009-2013 and 2016-2020 ACS (5-Year Estimates).
City of Salinas
2023-2031 Housing Element (November 2023) Page 69
Figure 3-5: Alisal NRSA Location
City of Salinas
2023-2031 Housing Element (November 2023) Page 70
3.7 Chinatown Revitalization Plan Area
The Chinatown Revitalization Plan was completed in 2019, created to support the needs of its existing and growing population through diverse land uses that create a more balanced neighborhood, including affordable and market-rate housing, health and social services, healthy and multicultural food establishments, open spaces, and employment options for all residents. Chinatown is centrally located within Salinas and proximate to several key destinations, amenities, and institutions. It lies immediately north of the City’s Downtown, immediately east of the Salinas Intermodal Transportation Center (ITC), and within approximately three miles of the emerging Future Growth Area to the northeast of the City.
The Chinatown planning area is shown in Figure 3-6 and is 104 acres and 17 square blocks. The Chinatown Plan area is generally encompassed by tract 18.02, block group 2. Small sections of tract 18.01 block group 3, tract 13 block group 2, and tract 145 block group 1 are in the Chinatown Plan area. However, the area of block groups included in the Plan area is negligible. The demographics data for the Chinatown Plan area in Table 41 reflects tract 18.02 block group 2 alone.
The Chinatown Plan area is characterized by a large population of persons experiencing homelessness.
The Chinatown area also has larger populations of persons below the poverty level, persons with less than a high school diploma, farmworkers, unemployed workers, and single-parent female-headed households.
Overcrowding and cost burden are also more prevalent in the Chinatown Plan area.
Table 41: Chinatown Plan Area vs. City of Salinas
Chinatown Plan
Area Salinas California
Population Characteristics
Population Growth (2013-2020) 22.0% 2.5% 4.5%
% Children (under age of 18) 34.5% 30.7% 22.8%
% Seniors (65 years and older) 1.9% 9.2% 14.3%
% Hispanic/Latino 93.5% 79.2% 39.1%
% Living below Poverty Status 22.0% 14.2% 12.6%
% Persons Experiencing Homelessness (# of
Individuals) 9.4% (200) 0.6% (976) 0.4% (161,548)
% With Less Than High School Diploma (of
population 25 years and older) 59.4% 37.2% 16.1%
Employment and Income Characteristics
% Employed by Agriculture/Forestry 56.5% 15.5% 1.9%
% Unemployed 9.6% 3.2% 3.9%
% Households Earning Less Than $25,000
Annually 19.0% 14.2% 15.5%
Household Characteristics
% Families with Children 59.0% 42.2% 29.7%
% Female-Headed Families with Children 18.8% 10.2% 6.0% % Large Households (5+ members) 34.6% 27.5% 13.8%
% Households Overcrowded1 27.5% 19.7% 8.2%
% Renters Overcrowded 39.5% 27.6% 13.2%
% Owners Overcrowded 0.0% 11.0% 4.2%
% Households with Cost Burden2 44.1% 42.3% 40.1%
City of Salinas
2023-2031 Housing Element (November 2023) Page 71
Table 41: Chinatown Plan Area vs. City of Salinas
Chinatown Plan
Area Salinas California
% Households with Severe Cost Burden3 22.4% 18.6% 19.0% Housing Characteristics
% Housing Growth (2013-2020) 3.6% -0.1% 3.5%
% Multi-Family Units 49.2% 32.4% 31.4%
% Renter-Occupied 69.8% 52.1% 44.7%
% Owner-Occupied 30.2% 47.9% 55.3%
Notes:
1. >1.0 occupants per room
2. >30% of income spent on housing costs
3. >50% of income spent on housing costs
* 2009-2013 ACS was used as ACS data at the block group level prior to 2013 is not available. ** Data in this table may not match HUD CHAS data presented in this Community Profile previously. This table uses the ACS only, at the block group (Chinatown block group2, tract 18.02), City, and State level to ensure comparisons are accurate.
Sources: 2009-2013 and 2016-2020 ACS (5-Year Estimates); 2022 Monterey County Homeless Count and Survey Comprehensive Report; City of Salinas Chinatown Revitalization Plan, 2019; California Senate Housing Committee, Homelessness in California, January 2022.
City of Salinas
2023-2031 Housing Element (November 2023) Page 72
Figure 3-6: Chinatown Revitalization Area
City of Salinas
2023-2031 Housing Element (November 2023) Page 73
3.8 Publicly Assisted Housing
The availability and location of public and assisted housing may be a fair housing concern. If such housing is concentrated in one area of a community or of a region, a household seeking affordable housing is limited to choices within the area. In addition, public/assisted housing and Housing Choice Voucher (Section 8) assistance should be accessible to qualified households regardless of race/ethnicity, disability, or other protected class status.
3.8.1 Public Housing
The Housing Authority of the County of Monterey (HACM) previously owned and administered 26 public housing complexes (682 units) in Salinas. Specifically, 19 of the complexes are in the Alisal area. Eligible residents must be senior citizens, a disabled individual, or a low-income family. Initiated in 2015 and completed in 2019, HACM converted its 22 public housing developments into project-based rental assistance units through HUD’s RAD program. HACM has established Monterey County Housing Authority Development Corporation (MCHADC) to manage former public housing developments. As of 2020, 276 project-based vouchers, 1,689 tenant-based vouchers, 65 Veterans Affairs Supportive Housing vouchers, 21 Family Unification Program vouchers, and 976 vouchers for persons with disabilities are used in Salinas. As of March 2023, the waitlist for HACM properties is 6,019. The following complexes in Salinas are now managed by MCHADC:
Del Monte Estates – 1415 Del Monte Avenue (89 units)
El Gin Village – 350 Casentini Street (50 units)
Northridge Plaza – 1511,1513, and 1515 Wheeler Drive (80 units) Ocean View Apartments – 44 Natividad Road (40 units)
Parkside Manor – 1112 Parkside Street (88 units)
Tesoro del Campo – 42 La Posada Drive (57 units)
Del Monte Townhouse Apartments – 1259 Del Monte Avenue (17 units) Rider Manor – 1030 Rider Avenue (18 units)
Sanborn Arms – 1058 N Sanborn Road (16 units)
Sanborn Estates – 1025 N Sanborn Road (14 units)
Sanborn Plaza – 1039 N Sanborn Road (14 units)
1029 Rider Avenue (8 units)
540 Williams Road (3 units)
775 Elkington Avenue (7 units)
780 Elkington Avenue (8 units)
24 N Wood Street (4 units)
1012 N Sanborn Road (11 units)
312 Williams Road (3 units)
City of Salinas
2023-2031 Housing Element (November 2023) Page 74
737 Mae Avenue (2 units)
747 Mae Avenue (2 units)
1113 D Street (6 units)
1011 E Laurel Drive (15)
1111 Alamo Way (25 units)
1112 Alamo Way (4)
1062 Sanborn Road (10 units).
3.8.2 Housing Choice Vouchers Program
HACM administers the Housing Choice Voucher Program (HCV) for Salinas residents. As of January 2022, 3,316 Salinas households were receiving Housing Choice Vouchers. For the distribution of voucher assistance within the City, HACM has established local preferences such as families who have lost HCVs due to funding cuts, working families, elderly or disabled, and veterans. As of January 2022, there were 2,739 households on the waiting list for the HCV program.
As an extension of the HCV program, HACM provides assistance to eligible families who purchase a home by applying their existing HCV towards a monthly mortgage payment. Eligible families may qualify for a maximum period of 10 or 15 years (depending on the mortgage terms).
3.8.3 Other Affordable Housing Projects
Housing developments utilizing federal, state, and/or local programs, including state and local bond programs, Low-Income Housing Tax Credits (LIHTC), density bonus, or direct assistance programs, are often restricted for use as low-income housing and provide another source of affordable housing for a jurisdiction. A number of developments in Salinas have been identified where some or all of the units are affordable for low to moderate income households. Together these projects provide 2,196 units of affordable housing.
Property
Name Property Address Funding Source Type Total Affordable Units Total Project
Units
California
House 436 California Street HOME, SRA; MHSA Family 8 8
Catalyst
House 235 Martella Street CDBG Family 5 17
Creekbridge
Apartments 1701 Independence Blvd Inclusionary Family 12 220 City of Salinas
2023-2031 Housing Element (November 2023) Page 75
Property
Name Property Address Funding Source Type Total Affordable Units Total Project
Units
East Salinas
Family RAD
Apartments
(Scattered
Sites)
1025 & 1039 Sanborn 1415
Del Monte Ave
1058 Sanborn Rd
1029-1030 Rider Ave
1111-1112 Alamo
540 Williams Rd
312 Williams Rd
737 and 747 Mae Ave
775 and 780 Elkington 1062
Sanborn Rd
1012 Sanborn Rd
1259 Del Monte Ave
1011 Laurel Dr
1113 D St
24 N Wood St
LIHTC Family 196 202
Hacienda
Phase IV -
Dai Ichi
Village
Apartments
34 Rossi Strreet HOME,
Inclusionary Senior 11 41
Gabilan Hills
Townhomes 1051 Paseo Grande Inclusionary, LIHTC Family 99 100 Gabilan
Plaza Apts 730 Williams Road HUD Assisted Family 197 200 Gateway
Apartments 25 Lincoln Avenue HOME, SRA, Inclusionary Senior 51 52 Haciendas
Phase I 233 Calle Cebu HOME, SRA, Inclusionary Family 52 53 Haciendas
Phase II 275 Calle Cebu HOME, Inclusionary Family 46 46 Haciendas
Phase III 131 E Rossi Street HOME, Inclusionary Family 50 50 Harden
Ranch
Apartments
1907 Dartmouth Way Inclusionary Family 95 100
Jardines Del
Monte 1253 Del Monte Avenue HOME, SRA, Inclusionary Family 11 11 La Gloria
Apartments 539 E Market Street
HOME, SRA,
Inclusionary,
Density Bonus
Senior 22 22
Loma El
Paraiso 541 Roosevelt Street CDBG Family 42 43
Los Abuelitos
Senior
Apartments
258 E Market Street SRA Senior 12 25
Lupine
Gardens 306 Soledad Street
CDBG, HOME,
SRA,
Inclusionary
Disabled 20 20
Mariposa
Apartments 300 Casentini Street HUD Assisted Family 20 20 Montecito
Senior
Apartments
1598 Mesquite Drive HOME,
Inclusionary Senior 132 132
City of Salinas
2023-2031 Housing Element (November 2023) Page 76
Property
Name Property Address Funding Source Type Total Affordable Units Total Project
Units
Moon Gate
Plaza
Apartments
21 Soledad St HOME, CDBG Disabled 90 90
Mountain
View
Townhomes
1568 Falcon Dr. Inclusionary Family 68 68
Nantucket
Bay
Apartments
950 Nantucket Blvd. LIHTC,
Inclusionary Family 158 160
Parkside
Apartments 1112 Parkside Street HOME Senior 80 80
Pajaro
Triplex 139 Pajaro Street SRA Family 3 3
Plaza Club
Apartments 100 Harden Parkway LIHTC Family 42 208
Plaza
Grande 50 E Market SRA, LIHTC Family 72 92
Regency
Court 472 Regency Circle Inclusionary, LIHTC Senior 119 120 Roosevelt
Street
Townhomes
II
504 Roosevelt Street LIHTC Family 21 22
Roosevelt
Townhomes 522 Roosevelt Street LIHTC Family 21 22
Salinas Bay
Apartments 920 Larkin Street Inclusionary, LIHTC Family 92 95 Salinas
Family Rad
Apts
(scattered
sites)
44 Natividad Rd
350 Casentini St
1511-1515 Wheeler Dr
LIHTC Family 155 170
Pointe
Apartments
(aka Los
Padres)
Apartments
1260 John Street HOME, SRA,
LIHTC Family 164 219
Sherwood
Village 808 N Main Street CDBG, HOME, Inclusionary Senior 124 125 Steinbeck
Commons
Apartments
10 Lincoln Avenue HUD Assisted,
LIHTC Senior 99 100
Sun Street
Apartments 34 Sun Street Inclusionary Family 2 17
Sun Rose
Apartments 439 Soledad Street CDBG, HOME, HAS, SRA Disability 9 9 Sunflower
Gardens 29 Sun Street CDBG, SRA, Inclusionary Family 23 23 Tresor
Apartments 1041 Buckhorn Drive
HOME, SRA,
Inclusionary,
LIHTC
Family 80 81
City of Salinas
2023-2031 Housing Element (November 2023) Page 77
Property
Name Property Address Funding Source Type Total Affordable Units Total Project
Units
Tynan
Village 325 Front Street
HOME, SRA,
Inclusionary,
Density, LIHTC
Family 106 171
Vista del la
Terraza 165 Carr Avenue CDBG Family 40 41
Wesley Oaks 138 Carr Ave
HOME, Salinas
HTF,
Inclusionary
Family 6 10
401
Monterey
Street
401 Monterey Street Density Family 2 16
3.8.4 Units at Risk of Converting to Market-Rate Housing With the next ten years (2023-2033), the below 15 projects are identified as potentially at risk of converting to market-rate housing:
Overall, 778 units are considered at risk of converting to market-rate housing due to potential expiration of rent subsidies either by restrictions place in the property by the City of Salinas, HCD, HUD, LIHTC, CalHFA and other funding sources.
M. Preservation and Replacement Options
To preserve the existing affordable housing stock, the City must either preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to tenants; and 3) purchase of affordability covenants. For example, CDBG and HOME funds may be used to acquire and rehabilitate Property Name # of Affordable Units City
Affordability Period Expiring
Other Affordability Period
(LIHTC/CalHFA/HCD)
Buena Vista Apartments 1 March 27, 2025
California House 8 July 3, 2032
Creekbridge Apartments 12 July 1, 2029
Gabilan Hills Apartments 100 September 29, 2025
Harden Ranch Apartments 95 May 6, 2026
Jardines Del Monte 11 January 28,2033
Lupine Gardens 20 November 12, 2032
Montecito At Williams Ranch 130 June 3, 2029
Mountain View Homes 68 August 21, 2030
Pajaro Triplex 3 October 25, 2025 5/6/2026
Regency Court 119 December 28, 2025 2023
Salinas Bay Apartments 92 November 13, 2030
Sun Street Apartments 2 January 28, 2030
Plaza Club Apartments 42 N/A 2027
Las Casas de Madera 75 June 30, 2022 8/31/2023
Total 778
City of Salinas
2023-2031 Housing Element (November 2023) Page 78
the affordable units in exchange for an extended affordability covenant on the assisted units. In terms of replacement, the most direct option is the development of new assisted multi-family housing units. These options are described below, and City actions are described in Program 24 of Chapter 6. (1) Transfer of Ownership
Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. Transferring property ownership to a non-profit organization would secure low income restrictions and the project would become potentially eligible for a greater range of governmental assistance. Currently, a 8-unit apartment complex in East Salinas is listed for sale at $2.15 million or an average of $268,750 per unit. The cost to transfer ownership of these projects to nonprofit housing providers is generally estimated at $87.3 million for all at-risk units.
(2) Rental Assistance
Rental subsidies can be used to maintain affordability of the 325 at-risk affordable units, consisting of 155 one-bedroom units, 77 two-bedroom units, 55 three-bedroom units, and 38 four-bedroom units. These rent subsidies could be structured to mirror the federal Housing Choice Voucher (Section 8) program.
Under Housing Choice Voucher (Section 8), HUD pays the difference between what tenants can pay (defined as 30% of household income) and what HUD estimates as the fair market rent (FMR) on the unit. As indicated in Table 42 the total cost of subsidizing the rents of all 325 at-risk units is estimated at $590,799 per month or $7,089,588 annually. Providing this level of subsidies for at least 55 years would require over $390 million.
Table 42: Rental Subsidies Required
Unit Size Total
Units
Fair
Market
Rent1
Household
Size
Very Low
Income
(50% AMI)2
Affordable
Cost –
Utilities3
Monthly per
Unit
Subsidy
Total
Monthly
Subsidy
Studio 0 $2,112 1 $39,800 $787 $1,325 $0
1-Bedroom 155 $2,194 2 $45,500 $914 $1,280 $198,400
2-Bedroom 77 $2,675 3 $51,200 $1,006 $1,669 $128,513
3-Bedroom 55 $3,790 4 $56,850 $1,080 $2,710 $149,050
4-Bedroom 38 $4,144 5 $61,400 $1,122 $3,022 $114,836
Total 325 $590,799
Notes:
1. Fair Market Rent (FMR) is determined by HUD, 2023.
2. Monterey County 2022 Area Median Household Income (AMI) limits set by the California Department of Housing and Community Development (HCD) – see Error! Reference source not found..
3. Affordable cost = 30% of the AMI, minus utilities for rentals– see Error! Reference source not found..
The feasibility of this alternative is highly dependent upon the availability of reliable funding sources necessary to make rent subsidies and the willingness of property owners to participate in the program.
Furthermore, funding available for this type of assistance is limited as CDBG funds cannot be used for long-term rental assistance and HOME funds for rental assistance are subject to stringent requirements. (3) Purchase of Affordability Covenants
Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include reducing the interest City of Salinas
2023-2031 Housing Element (November 2023) Page 79
rate on the remaining loan balance, providing a lump-sum payment, and/or supplementing the rents to market levels. The feasibility of this option is dependent upon how high the development is leveraged.
By providing lump sum financial incentives or ongoing subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable. Funding available for purchase of affordability covenants is also limited as, typically, HUD funds cannot be used for this purpose.
(4) Construction of Replacement Units
The construction of new low income housing units is a means of replacing the at-risk units should they be converted to market-rate units and is eligible for HUD funds. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Assuming an average construction cost of approximately $600,000 per unit, it would cost over $195 million (excluding land costs) to construct 325 new assisted units. Including land costs, the total cost to develop replacement units would be higher. (5) Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various options.
These costs estimates are general estimates and are intended to demonstrate only the relative magnitude of funding required. Actual costs of preservation would depend on the individual circumstances of the at-risk property and market conditions at the time.
The transferring of ownership of the at-risk units to a non-profit housing organization is only an option for two of the projects. The annual costs of providing rental subsidies to preserve the 325 assisted units are $590,799; however, long-term provision of rental subsidies for at least 55 years would cost over $340 million. New construction of 325 replacement units has highest upfront costs ($48 million, excluding land costs) but the City can safeguard the quality and long-term affordability of these units. In evaluating the various options, the City must consider the available funding sources and the willingness of property owners to participate in preservation, among other factors. .
City of Salinas
2023-2031 Housing Element (November 2023) Page 80
4. Housing Constraints
4.1 Governmental Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by the government which affect the development and provision of housing. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government and are therefore not addressed in this analysis.
4.1.1 Transparency and Access
The City of Salinas is committed to serving its community and providing access to information and key documents. The City’s website, cityofsalinas.org, is the main repository of information for the public. The City updated the look and feel of its website in the Summer of 2023, while making it more user friendly.
Convenient features on the City’s main page include “Search for a service or page” for quick access to information, as well as a “Permits” button at the top of the main page. The “Your Government” dropdown menu directs users to the City’s planning and building divisions. As an example of the webpage’s usability, below are links to some of the key pages related to Housing and Building:
• Building: https://www.cityofsalinas.org/Residents/Permit-Center • Housing: https://www.cityofsalinas.org/Residents/Community/Housing-CommunityDevelopment • Planning: https://www.cityofsalinas.org/Your-Government/Find-a-Department/CommunityDevelopment/Current-Planning-Division • City Municipal Code: https://library.municode.com/ca/salinas/codes/code_of_ordinances • Zoning Code:
https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH 37ZO&searchText=#TOPTITLE
• Development Impact Fees: https://www.cityofsalinas.org/Your-Government/Find-aDepartment/Public-Works/Development-Engineering • Inclusionary Housing Requirements:
https://www.cityofsalinas.org/Residents/Community/Housing-CommunityDevelopment/Developer-Resources/Inclusionary-Housing The City website also includes a searchable repository of publicly available documents, Next Request, to provide easy access for the public.
4.1.2 SB 330 Compliance
Effective January 1, 2020, and through its expiration on January 1, 2025 SB 330 (Housing Crisis Act of 2019 – Government Code Section 65941.1) expands or amends State legislation, including the City of Salinas
2023-2031 Housing Element (November 2023) Page 81
Permit Streamlining Act and Housing Accountability Act, with the broad goals of facilitating increased production of new residential units, protecting existing units, and providing for an expedited review and approval process for housing development projects through submittal of a “preliminary application.”
The so-called “Builder’s Remedy” under the Housing Accountability Act (HAA) is disciplinary and applies when a local jurisdiction has not adopted a revised Housing Element in compliance with state law, in which case the local jurisdiction cannot deny a qualifying housing development project even if it is inconsistent with the general plan and zoning ordinance (subject to limited exceptions).
Submittal of a SB 330 preliminary application during the applicable period of Housing Element noncompliance vests the Builder’s Remedy.
The City of Salinas intends to adopt the 2023-2031 Housing Element before the December 2023 statutory deadline, thereby ensuring continued compliance.
4.1.3 Land Use Element
The Land Use Element of a General Plan designates the general distribution, location, and extent of uses for land planned for housing, business, industry, open space, and public or community facilities. As it applies to housing, the Land Use Element establishes a range of residential land use categories, specifies densities (typically expressed as dwelling units per acre [du/ac]), and suggests the types of housing appropriate in a community. Residential development is implemented through the zoning districts, use classifications, development regulations, and design standards specified in the jurisdiction’s zoning code.
The City’s Land Use Element designates over 6,200 acres of land for residential uses. In addition, mixeduse and residential uses are also allowed in the Commercial, Office, New Urbanism and Mixed-Use zoning districts.
A. Residential Densities
A number of factors, governmental and non-governmental, affect the supply and cost of housing in a local housing market. The governmental factor that most directly influences these market conditions is the allowable density range of residentially designated land. In general, higher densities allow developers to take advantage of economies of scale, reduce the per-unit cost of land and improvements, and reduce developments costs associated with new housing construction. Reasonable density standards ensure the opportunity for higher-density residential uses to be developed within a community, increasing the feasibility of producing affordable housing, and offer a variety of housing options that meet the needs of the community. Minimum required densities in multi-family zones (which include the Residential Medium-Density and Residential High-Density districts) ensure that land zoned for multi-family use, the supply of which is often limited, will be developed as efficiently as possible.
Table 43 summarizes the land use designations within the City that allow residential uses, as well as their permitted net densities (without density bonus). The City of Salinas provides a range of densities for single-family (6-8 du/ac without density bonus) and multi-family (9-24 du/ac without density bonus) housing development to accommodate a range of housing options. The Salinas General Plan land use designation also requires minimum densities to be provided as referenced in Table 43. In 2013, the City also amended its MX zoning district and Focused Growth Overlay district regulations to allow residential multi-family projects by-right that have a minimum net density of 30 du/ac to a maximum net density of City of Salinas
2023-2031 Housing Element (November 2023) Page 82
40 du/ac (without density bonus) for parcels 1 acre in size or larger in order to ensure adequate sites for higher density residential uses. It also included an amendment to allow developments on certain MX zoned lots located within 2,500 feet of the Intermodal Center to have up to a minimum net density of 80 units per acre (without density bonus) subject to the approval of a Conditional Use Permit. Higher densities of up to 80 dwelling units per acre are also allowed in the Central City Overlay district (Downtown Core Area).
The City is in the process of updating its General Plan. Visión Salinas 2040 is the first comprehensive update to the City of Salinas’ General Plan since 2002. Work on Visión Salinas 2040 began in 2021 and is planned to be a three-year process. A key element of Visión Salinas 2040 is the update to the City’s Land Use element, which is shifting away from strict use-based classifications to Place Types. Place Types Table 43: General Plan Land Use Designations Allowing Residential Designation Description Existing
Acreage1
Permitted
Density2
Minimum Maximum
Residential Low
Density
Single-family detached units, which may
include small-lot, single-family
developments.
3,992 6.0 du/ac 8.0 du//ac
Residential
Medium Density
Small-lot, single-family homes, town
homes, row houses, duplexes, most
mobile home parks, and multifamily units
such as condominiums.
1,414 9.0 du/ac 15.0 du/ac
Residential High
Density
Apartments, condominiums, row houses,
senior housing, and multifamily clusters. 827 16.0 du/ac
24.00 du/ac (without density
bonus)
Mixed Use Mixture of retail, office, and residential
uses in the same building, on the same
parcel, or in the same area to promote
pedestrian oriented uses and activity
centers.
231 N/A
Mixed Use: 1.25 FAR4
(1.0 FAR + 10 du/ac)
Residential developments:
max 24 du/acre without
density bonus3
Mixed Use
(Central City) 62 N/A
6.0 FAR (4.0 FAR + 80
du/ac)
3.0 FAR if office only use
60 du/ac if residential only
use4
Arterial
Frontage
Residential, commercial, small-scale nonnuisance industry. Highly mixed use land patterns. This designation is intended for
existing developed areas.
62 N/A
0.30 FAR
Dwelling units determined per
detailed plan
Source: City of Salinas General Plan, 2002.
du = dwelling units; ac = acre; FAR = floor area ratio
Notes:
1. These acreages do not include the annexation of the North of Boronda Future Growth Area in 2008.
2. Permitted density per net acre.
3. A minimum density of 30 units per acre is allowed in the Focused Growth (FG) Overlay Areas.
4. FAR of 8.0 may be allowed for receiving properties in the core of the downtown commercial area under a transfer of development rights program that may be adopted by the City.
City of Salinas
2023-2031 Housing Element (November 2023) Page 83
respond to a variety of community needs by emphasizing how uses come together to create a sense of place to maximize limited infill development opportunities. These Place Types will encourage more housing opportunities and a variety of units. Even the lowest density Place Type (Traditional Neighborhood) would encourage different kinds of single- and small-scale multi-family units (detached homes, small-lot homes, ADUs, duplexes, bungalow courts). See section 5.1.7 for a comparison of residential densities. The Place Types also encourage growth along transportation corridors to support walkable, transit-oriented development.
The draft Place Types and Place Type Map were developed from community feedback heard at seven (7) land use workshops held in 2021, Working Group and Steering Committee meetings. Draft Place Types incorporate land use policies and recommendations of recent strategic plans including the Alisal Vibrancy Plan and Economic Development Element. In general, residents and stakeholders wanted to see more housing and mixed-use development, sufficient area for businesses to grow, and a variety of entertainment and recreation for all ages. The Place Types have been positively received, and the City is moving forward with them in the General Plan update, including using them to determine buildout projections.
The City is committed to completing a draft of the General Plan Update by early 2024 with final adoption anticipated by the end of 2024. After the General Plan is adopted, the City will update its Zoning Code to implement these Place Types. The City looks forward to implementing the Place Types model following adoption of Visión Salinas 2040 and welcomes the opportunities for new housing that it will bring.
Although the Place Types will be included in the updated General Plan, the 2023-2031 Housing Element is based on the current land use designations.
City of Salinas
2023-2031 Housing Element (November 2023) Page 84
4.1.4 Zoning Code
The Zoning Code is the primary tool for implementing the General Plan Land Use Element. It is designed to protect and promote public health, safety and welfare, as well as to promote quality design and quality of life. The City of Salinas’ residential zoning districts control both the use and development standards of each residential lot or parcel, thereby influencing the development of housing.
Table 44 summarizes the permitted residential uses in the Residential and Mixed-Use districts. Residential zoning districts include five designations: R-L-5.5, R-M-3.6, R-M-2.9, R-H-2.1, and R-H-1.8. Singlefamily, detached units are allowed by right in all of the single-family residential zoning districts, except for R-H-2.1 and R-H-1.8 where a Conditional Use Permit for residential development is required.
Table 44: Primary Uses- Residential Zoning Districts
Zone Single Family
Detached Single Family Attached Multiple Family
R-L-5.5 P NP NP
R-M-3.6 P C NP
R-M-2.9 P S S
R-H-2.1 C S S
R-H-1.8 C S S
MAF NP C C
MX NP S S
P=Permitted by Right; C= Conditional Use Permit Required; NP=Not Permitted; “—“=Not listed for the zone
S=Site Plan Review Required (ministerial)
Source: City of Salinas Zoning Code, 2023
The multi-family residential zoning districts are R-M-2.9, R-H-2.1, and R-H-1.8. Multi-family dwellings are permitted with a Site Plan Review in all of the multi-family residential districts. A Site Plan Review provides a streamlined review process for verifying a project’s compliance with the Zoning Code’s development regulations, design standards, and use classifications. This administrative process also serves as assurance to landowners, business owners, and developers that proposed uses, structures, and site improvements comply with the provisions of the Zoning Code, before preparation of plans for a building permit.
To initiate the Site Plan Review Process (SPR), the applicant files a Development Review Application with the Community Development Department. The City Planner confirms that the proposed project/use is subject to SPR, not a discretionary/non-ministerial process as part of deeming an application complete.
If the application is deemed complete and that it complies with all relevant requirements, the City Planner must approve the application.
Single-family attached dwellings are permitted with a Site Plan Review in the R-M-2.9, R-H-2.1, and R-H1.8 zoning districts and require a Conditional Use Permit in the R-M-3.6 district.
The City of Salinas has established two mixed-use zoning districts: the Mixed Arterial Frontage (MAF) zoning district and the Mixed Use (MX) zoning district. Single-family detached housing units are not permitted in MAF or MX zoning districts. Attached single-family residential units are permitted with a Site Plan Review in the MX zoning district and with a Conditional Use Permit in the MAF zoning district.
City of Salinas
2023-2031 Housing Element (November 2023) Page 85
Multiple family units are permitted with a Site Plan Review in the MX zoning district and with a Conditional Use Permit in the MAF zoning district.
B. Variety of Housing Opportunity
The Zoning Code provides for a range of housing types, including single-family, multi-family, second dwelling units, mobile homes, licensed community care facilities, employee housing for seasonal or migrant workers as necessary, assisted living facilities, emergency shelters, supportive housing, transitional housing, and single room occupancy (SRO) units. Table 45 provides a summary of Salinas’ Zoning Code as it relates to ensuring a variety of housing opportunities.
Table 45: Permitted Uses
Zoning
District SF Det’d SF Att’d Multiple Family
Multiple
Det’d Duplex
Residential Care
Facilities
Convalescent
& Rest
Homes
Interim
Housing
Resid.
Service
Fac.
Employee Housing
SRO ADU
Mobile
Home
Large Small Medium Small Parks 18
R-L-5.5 P NP NP NP NP CUP P CUP NP NP ___ P --- P CUP
R-M-3.6 P 2, 3 CUP 3 NP NP NP CUP P CUP NP NP ___ SPR --- P CUP R-M-2.9 P 2, 3 SPR 3 SPR SPR P 5 CUP P CUP CUP1 CUP ___ SPR --- P CUP R-H-2.1 CUP 4, 5 SPR 5 SPR SPR SPR 5 CUP P CUP CUP CUP ___ ___ --- P CUP R-H-1.8 CUP 4, 5 SPR 5 SPR SPR SPR 5 CUP P CUP CUP CUP ___ ___ --- P CUP CO/R P SPR SPR SPR SPR CUP 7 CUP CUP6 CUP ___ P CUP SPR --- CO CUP SPR SPR SPR SPR CUP 7 CUP CUP6 CUP ___ NP CUP NP --- CR CUP CUP CUP CUP CUP CUP 7 CUP CUP 6 CUP ___ NP CUP NP --- MAF NP CUP CUP CUP CUP CUP 9 CUP CUP8 CUP 8 NP CUP CUP NP --- MX NP SPR SPR CUP CUP CUP 9 CUP CUP8 CUP 8 NP SPR CUP NP --- NE17 P CUP12 NP NP NP CUP P CUP NP NP P ___ NP P NP
NG-117 P SPR SPR SPR SPR CUP P CUP NP NP ___ P NP P CUP NG-217 P SPR SPR SPR SPR CUP P CUP CUP CUP ___ P CUP P CUP VC NP SPR SPR CUP CUP CUP CUP 11 CUP CUP10 CUP ___ NP CUP NP NP A P NP NP NP NP CUP P --- CUP CUP P 13 P 13 --- SPR --- Focus Growth (FG) Overlay
District
Does not permit single-family detached dwellings in CO, CO/R, CR, and R-M-2.9. This Overlay district does not specify restrictions for other uses.
Central City (CC)
Downtown Core (DC) Area Does not permit residential uses on the ground floor fronting Main Street regardless of the underlying base zoning district designation.
Central City (CC)
Downtown Neighborhood (DN)
Area
Properties in the DN area are subject to the development regulations of the underlying base zoning district, except that buildings shall be a maximum of 50 feet in height and the density and FAR limitations for DC area also apply to properties zoned CO, CR, and MX in the DN area.
East Romie Lane Corridor
(ERL) Overlay District
The maximum FAR is 1.0 + 10 du/ac for mixed office and residential uses up to a maximum of 20 du/ac for residential projects without office uses. Where a conflict occurs with base district, the ERL Overlay district regulations prevail.
Table 45: Permitted Uses
P=Permitted by Right; CUP= Conditional Use Permit Required; NP=Not Permitted; “---“=Not listed for the zone; SPR=Site Plan Review Required Notes:
R-M- 3.6,2.9
(R-M 3.6, R-M 2.9= Residential Medium Density)
1. Interim housing shall be limited to facilities serving six or fewer people. Such housing shall be designed to accommodate a group living environment. Labor camps shall not be allowed.
2. Single-family detached dwellings in the R-M-2.9 zoning district shall comply with the R-M-3.6 zoning district regulations.
3. Must meet the minimum density requirements of the applicable district except as otherwise provided in the section.
R-H-2.1, 1.8
(R-H 2.1, R-H 1.8= Residential High Density)
4. Single-family detached dwelling in the R-H zoning district shall be subjected to the R-M- 3.6 zoning district regulations.
5. Must meet the minimum density requirements of the applicable zone except as otherwise provided in this section.
CO/R, CO, CR
(CO/R= Commercial Office/Residential; CO= Commercial Office; CR= Commercial Retail)
6. Interim housing serving six or fewer people allowed with a Site Plan Review.
7. Small residential care facilities are permitted uses when the principal use is a residential dwelling unit.
MAF, MX
(MAF= Mixed Arterial Frontage; MX= Mixed Use)
8. Residential services facilities and interim housing serving six or fewer people are allowed with Site Plan Review. Such facilities shall be designed to accommodate a group living environment.
9. Small residential care facilities are a permitted use when the principal use is a residential dwelling.
NE, NG-1, NG-2, VC
(NE= Neighborhood Edge/Low Density Residential; NG-1= Neighborhood General 1/Medium Density Residential; NG-2= Neighborhood General 2/High Density Residential; VC= Village Center)
10. In the VC zoning district, residential service facilities and interim housing serving six or fewer people are allowed with a Site Plan Review. Such facilities shall be designed to accommodate a group living environment.
11. In the VC zoning district, small residential care facilities are permitted use when the principal use is a residential dwelling unit.
12. Single-family attached dwelling units may be considered subject to the approval of a Conditional Use Permit in the NE zoning district to promote neighborhood diversity and to achieve minimum density requirements
13. A, MU, PS, and all other zoning districts that permit housing.
14. In addition to Small Project Employee Housing and Medium Project Employee Housing, which are permitted by right in the A zoning district, Employee Housing (not restricted by number of beds or dwelling units) is allowed subject to the approval of a Conditional Use Permit in the zoning district.
15. Emergency Shelter Type A, is permitted by right in the MU and PS zoning districts; Emergency Shelter, Type B, which is not subject to the applicable development regulations for Type A, is allowed subject to the approval of a Conditional Use Permit in the MU and PS zoning districts.
16. Supportive Housing and Transitional Housing are both considered residential uses of property subject only to the development regulations that apply to other residential dwellings of the same type in the same zoning district.
17. Specific Plans for the FGA may adopt alternative Zoning Designations and use classifications to those listed
18. Employee Housing, Small Projects, which may accommodate six or fewer employees, are treated the same as single family housing types in the same zone per Zoning Code definition Source: City of Salinas Zoning Code, 2023
City of Salinas
2023-2031 Housing Element (July 2023) Page 88
(6) Single- and Multi-Family Uses
Single- and multi-family housing types include detached and attached single-family homes, duplexes, townhomes, condominiums, and multi-family rental apartments. Zoning codes or ordinances should specify the zones in which each of these uses would be permitted by right.
As previously indicated, single-family, detached units are permitted by right in all single-family residential zoning districts, except for R-H-2.1 and R-H-1.8 where such uses are subject to the approval of a Conditional Use Permit.
Zoning codes should also avoid “pyramid or cumulative zoning” (e.g. permitting lower-density singlefamily uses in zones intended for higher density multi-family uses). Pyramid or cumulative zoning schemes could limit the amount of lower-cost multi-family residential uses in a community and be a potential impediment to fair housing choice. Allowing or requiring a lower density use in a zone that can accommodate higher density uses is regulated by State law (SB 2292, also known as the Dutra Bill). A local government is required to make a finding that an action that results in a density reduction, rezoning, or downzoning is consistent with its Housing Element, particularly in relation to the jurisdiction’s ability to accommodate its share of regional housing needs. The Salinas Zoning Code does not include pyramid zoning. It also requires minimum densities in all residential zoning districts except in limited circumstances.
(7) Accessory Dwelling Units
Accessory Dwelling Units and Junior Accessory Dwelling Units (ADUs/JADUs) are attached or detached dwelling units that provide complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, cooking and sanitation. ADUs/JADUs may be an alternative source of affordable housing for lower income households and seniors. These units typically rent for less than apartments of comparable size.
The City of Salinas has enthusiastically embraced ADUs and JADUs as one strategy to increase housing production within the City. In 2021, the City launched a public education campaign related to the changes in state law for ADUs and JADUs. The City was one of 244 cities to receive an AARP Community Challenge grant to support this outreach effort, which included brochures, bilingual workshops for the public, and technical workshops for contractors.
In 2021 The City of Salinas utilized Local Early Action Planning Grants Program (LEAP) funds in support of policies related to accelerating the production timeframe of accessory dwelling units and streamlining their permitting process. Beginning in 2022, City of Salinas in collaboration with Design Path Studio, started offering property owners a selection of four (4) detached Pre-approved ADU Plans to promote construction of new detached ADUs within City limits. The plans feature configurable choices regarding external style (Craftsman, Mid-Century, Ranch, and Spanish) and materials used but will ultimately abide by the design standard of the main dwelling unit and match as close as it’s possible to the principal residence. The pre-approved plans include 1 and 2 bedroom configuration ADUs, which range from 495 square feet to 749 square feet. Although pre-approved plans reduce preconstruction fees and expedite the permitting process, they require additional documents and schematics from the property owner at time of submittal. To guide interested applicants through the pre-approved ADU process, including what is City of Salinas
2023-2031 Housing Element (July 2023) Page 89
included in a complete application and what components are required at plan submittal, the City developed a pre-approved ADU Guidebook and conducted instructional workshops.
In addition to the pre-approved plans, the City maintains a ADU/JADU webpage with additional resources for the public and contractors, including checklists for developing ADUs and JADUs, information on the permitting process, and information about state laws and the HCD ADU Handbook:
https://www.cityofsalinas.org/our-city-services/community-development/building-adu-salinasaccessory-dwelling-unit
California law requires local jurisdictions to adopt ordinances that establish the conditions under which ADUs and JADUs are permitted (Government Code, Section 65852.2). With the recent updates to State ADUs and JADUs laws, the City’s current ADU/JADU ordinance is out of date. The City has contracted with outside legal services to prepare an updated City ADU/JADU ordinance to incorporate updated state requirements, including those in AB 345, AB 3182, AB 68, AB 881, AB 587, AB 670, AB 671, and SB 13 to name a few. The City anticipates this updated ordinance to be completed in the Fall of 2023 or Spring of 2024 (see Program 4 in Chapter 6).
City of Salinas
2023-2031 Housing Element (July 2023) Page 90
(8) Manufactured Housing and Mobile Homes
State law requires local governments to permit manufactured or mobile homes meeting federal safety and construction standards on a permanent foundation in all single-family residential zoning districts (Section 65852.3 of the California Government Code). In Salinas, a manufactured/factory-built house is considered to be a single-family detached dwelling unit and is treated as such.
In 2018, the City worked with the Housing Authority of Monterey County to construct prefabricated modular apartments in Chinatown. The fifty-unit Hikari Apartments were constructed with modular units that allowed for faster construction and lower costs.
Per section 37-50.140 of the zoning code, Mobile-home Parks are allowed in all districts, subject to a Conditional Use Permit (CUP) with the following development regulations:
1. A mobilehome park shall not be less than three acres in size.
2. A mobilehome park development shall meet or exceed the minimum standards set forth in the zoning district in which it is located. This includes, but is not limited to, density consistent with the Salinas general plan, yards, distance between structures, height, usable open space, fences and walls, off-street parking and loading, signs, outdoor facilities, refuse storage areas, design standards, performance standards, nonconforming uses, and recreational vehicle storage, except that such development regulations and design standards may be changed to allow for unique site design requirements for mobilehome parks.
The minimum three-acre lot size is necessary to provide for economies of scale for a reasonable number of spaces to support the required amenities (such as open space, parking, etc.). Development of new mobilehome parks is not constrained by the City’s development standards but by market economics.
Mobilehome parks are not an efficient use of land as typical density for a mobilehome park is between 8 and 12 units per acre. While it is the City’s goal to preserve this affordable housing option for many lower income households, the City does not anticipate mobilehome parks to once again emerge as a development trend. Statewide, many aging mobilehome parks are closing and being redeveloped into multi-family housing.
(9) Licensed Residential Care Facilities
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. The use of property for the care of six or fewer mentally disordered or otherwise handicapped persons is required by law. A State-authorized, certified or authorized family care home, foster home, or group home serving six or fewer persons with disabilities or dependent and neglected children on a 24-hour-a-day basis is considered a residential use to be permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes (commonly referred to as “group” homes) of six or fewer persons with disabilities than are required of the other permitted residential uses in the zone.
The City of Salinas allows, by-right, residential care facilities for six or fewer persons in any residential zoning district and in the NE, NG-1, NG-2, and A zoning districts. Group care facilities for seven or more persons are permitted, subject to a Conditional Use Permit, in the Residential, Mixed Use, and New Urbanism zoning districts, in Commercial zoning districts, as well as the Agricultural zoning districts.
CUP’s are subject to standard conditions for approval, which include:
City of Salinas
2023-2031 Housing Element (July 2023) Page 91
• Pursuant to Salinas City Code Section 1-8.1: Civil action enforcement, and Section 1-8.2: Liability for costs, permittee shall reimburse the City of Salinas for all costs and expenses (including but not limited to fees and charges of architects, engineers, attorneys, and other professionals, and court cost(s) incurred by the City in enforcing the provisions of this Permit. • Use of the property shall be conducted in such a way that it does not constitute a nuisance to the use and enjoyment of surrounding properties or the public. Any permittee, person, firm, corporation, whether as principal, agent, employee or otherwise, violating, causing or maintaining the violation of any of the provisions of this Permit shall be guilty of a misdemeanor or an infraction, as charged. Upon determination by the Planning Manager that there are reasonable grounds for revocation of this Permit, a revocation hearing shall be set to be heard before the Salinas Planning Commission in accordance with Section 37-60.1330: Revocation of permits, of the Salinas Zoning Code.
• The applicant(s) shall defend, indemnify, and hold harmless the City of Salinas or any of its boards, commissions, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within the time period provided for in applicable state and/or local statutes. The City shall promptly notify the applicant(s) of any such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibit the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney’s fees and costs, and the City defends the action in good faith. • Notwithstanding any of the provisions in this permit, all improvements and uses shall comply with all other ordinances and regulations of the City of Salinas and all local, state and federal laws and regulations.
• No further development other than that shown on this permit or attached exhibits shall be allowed unless or until an amendment to this permit has been approved by the Planning Manager.
Conditional Use Permits are approved administratively, but are also subject to appeal and subsequent review and approval by the Planning Commission City Council. Additional information about the City’s Conditional Use Permit process and requirements is available on the City’s municipal code webpage:
https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH37ZO_ ARTVIAD_DIV8COUSPE
The Lanterman Act covers only licensed residential care facilities. California Housing Element law also addresses the provision of transitional and supportive housing, which covers also non-licensed housing facilities for persons with disabilities.
(10) Emergency Shelters
An emergency shelter is a facility that provides temporary shelter and feeding of indigents or disaster victims, operated by a public or non-profit agency. State law requires jurisdictions to identify adequate sites for housing which will be made available through appropriate zoning and development standards to facilitate and encourage the development of a variety of housing types for all income levels, including emergency shelters and transitional housing (Section 65583(c)(1) of the Government Code). Recent changes in State law (SB 2) require that local jurisdictions make provisions in the Zoning Code to permit emergency shelters by right in at least one zoning district where adequate capacity is available to accommodate at least one year-round shelter. Local jurisdictions may, however, establish standards to regulate the development of emergency shelters.
City of Salinas
2023-2031 Housing Element (July 2023) Page 92
The City amended the Public/Semipublic (PS) zoning district and the Mixed Arterial Frontage (MAF) zoning district in 2012 to permit emergency shelters by-right without discretionary action. Emergency Shelters, as defined by State law, are defined in the City’s Zoning Code as Emergency Shelters, Type A.
They are distinguished from Emergency Shelters, Type B, which are not subject to the same development regulations (e.g., number of beds, proximity to other emergency shelters) but do require a Conditional Use Permit).
The City currently has the following shelters:
• CHS Natividad Shelter: 32 Beds
• CHS Chinatown Navigation Center: 51 beds
• BACS SHARE Center: 128 Beds
• Victory Mission: 50 beds
The City currently permits emergency shelters by right in the Public/Semi-Public and Mixed Arterial Frontage zones. Pursuant to new state law (AB 2339), the City must demonstrate the adequacy of sites identified to accommodate emergency shelters. Specifically, if a vacant site is zoned for a nonresidential use but allows residential development, the site must be located near amenities and services that serve people experiencing homelessness. If the site is nonvacant, the analysis must provide substantial evidence that the existing use is likely to be discontinued during the planning period. Sites owned by the City can be included if the analysis demonstrates that the sites will be made available for emergency shelters during the planning period, are suitable for residential use, and are located near amenities that serve people experiencing homelessness.
Based on the current uses of properties in the P/S-P and MAX zones, the City does not have sufficient capacity for emergency shelters in the next eight years. Therefore, this Housing Element includes an action as part of Program 6 to amend the Zoning Code to identify the emergency shelters as a permitted use in the MX zone as well. These three zones cover a total of 24 sites (some containing multiple parcels) in the Sites Inventory (87.2 acres, 3,798,432 square feet). Based on the general guidelines in AB 2339, an average of 200 square feet is required per person. With an unsheltered homeless population of 777 persons, an estimated 154,000 square feet of building area would be required. The P/SP, MAF and MX zones contains at least 10 vacant sites (with an average area of 4.4 acres, 2.2 acres if excluding the largest parcel). Also 10 parcels are developed with older buildings (at least 30 years of age) and four sites are dedicated parking lots. Adaptive reuse of these properties into emergency shelters can be a feasible option. To ensure adequate capacity for emergency shelters, the City will remove the 50-bed limit.
The Zoning Code will also be amended to address the parking and distance requirements for emergency shelters consistent with AB 139 and for consistency with AB 101 for Low Barrier Navigation Centers (LBNC). AB 139 requires that parking standards for emergency shelters be established based solely on staffing level. The City’s current standard is a minimum of two spaces and an additional space for every eight residents. AB 101 requires allowing LBNCs (as defined in Government Code Section 65660) by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses if it meets specified requirements. Amendments for both AB 139 and AB 101 are included as actions in Program 6 of the Housing Plan.
City of Salinas
2023-2031 Housing Element (July 2023) Page 93
(11) Transitional and Supportive Housing
State law (AB 2634 and SB 2) requires local jurisdictions to address the provisions for transitional and supportive housing. Under Housing Element law, 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 (California Government Code Section 65582(h)).
Supportive housing means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving individual health status, and maximizing one’s ability to live and, when possible, work in the 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 (California Government Code Sections 65582(f) and (g)).
Accordingly, State law establishes transitional and supportive housing as a residential use and therefore local governments cannot treat it differently from other similar types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). The City of Salinas considers transitional and supportive housing as residential uses of property subject only to the development regulations that apply to other residential dwellings of the same type in the same zoning district. Excludes emergency shelters, convalescent hospitals and hospitals. https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH37ZO_ ARTIGEPR_DIV2DE_S37-10.430DE
Through the State’s Project Homekey Program, the City has partnered with a for-profit developer and non-profit service provider to access funds to purchase three underutilized hotels for conversion to transitional and permanent supportive housing: Step Up Salinas provides 101 units, Step Up on Sanborn provides 58 units, and Step Up on Fairview provides 43 units.
The City must establish a streamlined approval process to comply with AB 2162 (2018) for supportive housing as defined in the California Health and Safety Code Section 50675.14. Projects that meet the State definition and are located in zones where multifamily and mixed uses are permitted shall be treated as byright use, with no minimum parking requirements if the project is located within ½ mile of a public transit stop. This is listed as an action under Program 6 of the Housing Plan. The City of Petaluma, for example, has established a similar process that could be used as a model.
City of Salinas
2023-2031 Housing Element (July 2023) Page 94
(12) Single-Room Occupancy (SRO)
AB 2634 (Section 65583 of the Government Code) also mandates that local jurisdictions address the provision of housing options for extremely low income households, including Single Room Occupancy units (SRO). SRO units are one room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other.
The City of Salinas Zoning Code defines an SRO as “a residential facility with individual secure rooms, of a smaller size than normally found in multifamily dwellings, which may have kitchen, and bathroom facilities, and which are rented to a one- or two-person household on a long-term basis.” SRO developments may be located in the Commercial Office/Residential (CO/R) zoning district, Commercial Office (CO) zoning district, Commercial Retail (CR) zoning district, Mixed Arterial Frontage (MAF) zoning district, and Mixed Use (MX) zoning district. SRO’s are subject to a Conditional Use Permit. Each project is reviewed and Conditional Use Permits are granted by the Planning Commission. The process is not intended to deter the use of SRO’s, but to ensure development of high quality projects located in appropriate areas with services and facilities to assist the SRO development residents.
CUP’s are subject to standard conditions for approval, which include:
• Pursuant to Salinas City Code Section 1-8.1: Civil action enforcement, and Section 1-8.2: Liability for costs, permittee shall reimburse the City of Salinas for all costs and expenses (including but not limited to fees and charges of architects, engineers, attorneys, and other professionals, and court cost(s) incurred by the City in enforcing the provisions of the Permit. • Use of the property shall be conducted in such a way that it does not constitute a nuisance to the use and enjoyment of surrounding properties or the public. Any permittee, person, firm, corporation, whether as principal, agent, employee or otherwise, violating, causing or maintaining the violation of any of the provisions of the Permit shall be guilty of a misdemeanor or an infraction, as charged. Upon determination by the Planning Manager that there are reasonable grounds for revocation of the Permit, a revocation hearing shall be set to be heard before the Salinas Planning Commission in accordance with Section 37-60.1330: Revocation of permits, of the Salinas Zoning Code.
• The applicant(s) shall defend, indemnify, and hold harmless the City of Salinas or any of its boards, commissions, agents, officers, and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of this project/use. For Tentative Maps, this shall also apply when such claim or action is brought within the time period provided for in applicable state and/or local statutes. The City shall promptly notify the applicant(s) of any such claim, action, or proceeding. The City shall cooperate in the defense. Nothing contained in this condition shall prohibit the City from participation in a defense of any claim, action, or proceeding if the City bears its own attorney’s fees and costs, and the City defends the action in good faith. • Notwithstanding any of the provisions in the permit, all improvements and uses shall comply with all other ordinances and regulations of the City of Salinas and all local, state and federal laws and regulations.
• No further development other than that shown on this permit or attached exhibits shall be allowed unless or until an amendment to the permit has been approved by the Planning Manager.
City of Salinas
2023-2031 Housing Element (July 2023) Page 95
Additional information about the City’s Conditional Use Permit process and requirements is available on the City’s municipal code webpage:
https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH37ZO_ ARTVIAD_DIV8COUSPE
In general, SRO development is not common in Salinas, with developers favoring traditional singlefamily and multi-family developments. The most recent example of an SRO being developed in Salinas is the Moon Gate Apartments in Chinatown, which included SRO units as part of the Affordable Housing types provided. The CUP process went smoothly, and no issues were raised during the CUP process.
(13) Farmworker and Employee Housing
The California Employee Housing Act (Section 17000 to 17011 of the Health & Safety Code) requires that housing for six or fewer employees be treated as a regular residential use. The Employee Housing Act further defines housing for agricultural workers consisting of 36 beds or 12 units be treated as an agricultural use and permitted where agricultural uses are permitted.
As amended in January 2012, the Salinas Zoning Code distinguishes three types of employee housing.
Small Project Employee Housing, which may accommodate up to six persons, is treated as single family housing of the same type in each zone. Medium Project Employee Housing (including labor camp) accommodates agricultural workers and may have up to 36 beds in group quarters or 12 dwelling units or spaces for single households on one lot. It is treated in the same way as other agricultural uses in the same zoning district. Finally, Employee Housing (without designation as Medium or Small Project, limiting the number of beds or units) is allowed with a Conditional Use Permit in the Agricultural District.
C. Development Requirements – An Overview
Table 46 summarizes the residential zoning districts and their requirements. Error! Reference source not found. summarizes the commercial zoning districts and their requirements and Error! Reference source not found. summarizes the requirements for the mixed use zoning districts.
Table 46: Summary of Residential Zoning Requirements
Zoning
District
Minimum Lot
Area
(sq. ft.)
Minimum Lot Maximum
Building
Height (ft)
Minimum
Front Yard
(ft)
Minimum
Interior Side
Yard (ft.)
Minimum
Corner
Side Yard (ft.)
Minimum Rear
Yard (ft.) Width
(ft)
Depth
(ft)
Frontage
(ft)
R-L-5.5 5,500 1, 2, 5 50 5 75 5 35 5 30 5 20 3, 4, 5 5 5 15 3, 4, 5 10 5 R-M-3.6 3,600 7, 8, 9, 15 40 15, 16 70 15, 16 35 15, 17 30 15 15 10, 14, 15 5 11, 12, 15 15 10, 14, 15 10 12, 13, 15 R-M-2.9 5,800 7, 8, 9, 15 60 15, 16 90 15, 16 35 15, 17 35 15 15 10, 14, 15 1011, 12, 15 15 10, 14, 15 10 12, 13, 15 R-H-2.1 7,200 18, 19, 23,
24 75 23, 25 100 23, 25 35 23, 26 45 23 15 20, 21, 23 10 22, 23 15 20, 21, 23 10 22, 23 R-H-1.8 7,20018, 19, 23, 24 7523, 25 100 23, 25 35 23, 26 45 23 15 20, 21, 23 10 22, 23 15 20, 21, 23 10 22, 23 Notes:
R-L-5.5
1) The minimum density shall be no less than six dwelling units per net acre in accordance with the General Plan except that parcel which are less than one acre in size and are located within the city’s boundaries as indicated in Figure I-1 (Planning Area) of the General Plan shall not be subjected to the minimum density requirements. 2) Minimum lot size may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and similar facilities. 3) Where adjoining lots on the same block face in an R zoning district are improved with residential dwellings, the required minimum front are corner side yards for new structures, as applicable, shall be the average of the front or corner side yard depths for the dwellings located in the adjoining lots. For residential additions, the existing front or corner side yard may be maintained if less than the average. The average shall not include the yards provided for detached garages or carports located on the adjoining lots. 4) Unenclosed porches and architectural entry features may encroach a maximum of five feet into required front and corner side yards. 5) Inclusionary dwelling units may be developed in accordance with the R-M-3.6 zoning district development regulations.
R-M-3.6, 2.9
7) The minimum density shall be more than eight dwelling units per net acre in accordance with the General Plan except for existing lots of record that are seven thousand two hundred square feet or less in size.
8) Minimum lot size may be reduced when the exclusive use of such lots in intended for utility substations, pumping stations, and other similar facilities. 9) In the R-M-2.9 zoning district, the minimum lot size for a lot with a single-family attached (rowhouse) dwelling may be reduced to the minimum lot area per dwelling unit. 10) Where adjoining lots on the same block face in an R zoning district are improved with residential dwellings, the required minimum front and corner side yards for new structures, as applicable, shall be the average of the front or corner side yard depths for the dwellings located on the adjoining lots. For residential additions, the existing front or corner side yard may be maintained if less than the average, the average shall not include the yards provided for detached garages or carports located in the adjoining lots. 11)
a. For detached single-family dwelling in the R-M-3.6 zoning district, one interior side yard may be eliminated if the opposite side yard is at least ten feet. A five-foot-wide easement on the lot adjacent to the eliminated interior side yard shall be required for building overhang, encroachments, and access for building maintenance. Such easements shall be recorded prior to issuance of any building permit. Otherwise, both interior side yards shall be a minimum of five feet. In no case shall any structure be closer than ten feet from a structure on an adjoining property.
b. The required minimum interior side yard setback may be eliminated on lots that have abutting single-family attached (rowhouse) dwellings. This shall only apply to the interior side yard where the single-family attached (rowhouse) dwelling unit abuts another single-family attached dwelling unit. 12) In the R-M-2.9 zoning district, the minimum interior side and rear yard setbacks shall be increased to ten feet per story (except for single-family detached and attached dwellings) to a maximum of twenty feet when an interior side or rear yard of a lot abuts an R-L-5.5 or R-L-3.6 zoning district. 13) In the R-M-3.6 zoning district. The rear yard may be reduced to five feet for a length not to exceed one-third of the width of the parcel, provided a fifteen-foot read yard is provided along a minimum of one-third of the mean property width.
14) Unenclosed porches and architectural entry features may encroach a maximum of five feet into required front or corner side yards. 15)
a. Single-family detached dwellings in the R-M-2.9 zoning district shall be subject to the R-M-3.6 zoning district regulations.
Table 46: Summary of Residential Zoning Requirements
b. The subdivision of an existing lot of record in the R-M-2.9 zoning district with existing single-family detached dwellings may deviate from the minimum lot depth, frontage, and width requirements of the district by not more that ten percent provided all remaining development standards can be met or maintained. 16) The minimum lot width requirements may be reduced to twenty feet and the minimum lot depth may be reduced to fifty feet for a lot with single-family attached (rowhouse) dwelling only. 17) The minimum lot frontage requirement for single-family attached dwelling shall be twenty feet except that the minimum lot frontage requirements may be waived for single-family attached (rowhouse) dwellings located on lots, which do not front a street.
R-H-2.1, 1.8
18) The minimum density shall be more than fifteen dwelling units per net acre in accordance with the General Plan except for existing lots of record that are seven thousand two hundred square feet or less in size.
19) Minimum lot sizes may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and other similar facilities. 20) Unenclosed porches and architectural entry features may encroach a maximum of five feet into front or corner side yards. 21) Where adjoining lots on the same block face in an R zoning district are improved with residential dwellings, the required minimum front and corner side yards for new structures, as applicable, shall be the average of the front or corner side yard depths for the dwellings located on the adjoining lots. For residential additions, the existing front or corner side yard may be maintained if less than the average. The average shall not include the yards provided for detached garages or carports located on the adjoining lots. 22)
a. The minimum interior side and rear yard setbacks shall be increased to ten feet per story (except for single-family detached dwellings) to a maximum of thirty feet when an interior side or rear yard of a lot abuts an R-L-5.5 or R-M-3.6 zoning district. b. The required minimum interior side yard setback may be eliminated on lots that have abutting single-family attached (rowhouse) dwellings. This shall apply only to the interior side yard where the single-family attached (rowhouse) dwelling unit abuts another single-family attached (rowhouse) dwelling unit. 23) Single-family detached dwellings shall be subjected to the R-M-3.6 zoning district regulations. 24) In the R-H-1.9 zoning district and the R-H-2.1 zoning district, the minimum lot size for a lot with a single-family attached (rowhouse) dwelling may be reduced to the minimum lot area per dwelling unit specified for the applicable zoning district.
25) The minimum lot width requirements may be reduced to twenty feet and the minimum lot depth may be reduced to fifty feet for a lot with a single-family attached (rowhouse) dwelling only. a. The minimum lot frontage requirements for single-family attached dwellings shall be twenty feet except that the minimum lot frontage requirements may be waived for single-family attached (rowhouse) dwellings located on lots, which do not front a street.
Source: City of Salinas Zoning Code, 2015
Table 47: Summary of Commercial Zoning Requirements
Zoning
District
Minimum Lot
Area
(sq. ft.)
Minimum Lot Maximum Building
Height (ft)
Minimum
Front Yard (ft)
Minimum
Interior Side
Yard (ft.)
Minimum
Corner Side
Yard (ft.)
Minimum
Rear Yard (ft.) Width
(ft)
Depth
(ft)
Frontage
(ft)
CO/R 7,500 4 75 100 50 30 2 15 1, 3 0 10 3 10
CO 7,500 4 75 100 50 30 2 10 1, 3 0 10 3 10
CR 7,500 4 75 100 50 No Height Limit 0 1, 3 0 0 3 0
CT 10,000 4 100 100 50 No Height Limit 0 1, 3 0 0 3 0
Notes:
1) Front yards may be reduced to the average distance of existing buildings from their front property line on the two abutting lots adjoining the front property line. 2) Structures shall not intercept a forty-five-degree incline plane inward from a height of ten feet above existing grade at an R zoning district boundary line. Single story structures and ground level parking may encroach a maximum of five feet into required side and rear yards. 3) Any area between the front and corner side property line and the building, exclusive of driveways, shall be landscaped. 4) Minimum lot sizes may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and other similar facilities, or in conjunction with shopping centers and office complexes where two or more separate lots would be created and be subject to a reciprocal agreement utilizing shared parking, landscaping, and related facilities when it can be demonstrated that the purpose of the district can be achieved and that the public health, safety, and general welfare will be maintained.
Source: City of Salinas Zoning Code, 2015
Table 48: Summary of Mixed-Use Zoning Requirements
Zone
Minimum Lot
Area
(sq. ft.)
Minimum Lot Maximum
Building
Height (ft)
Minimum Front
Yard (ft)
Minimum
Interior Side
Yard (ft.)
Minimum
Corner Side
Yard (ft.)
Minimum Rear
Yard (ft.) Width
(ft)
Depth
(ft)
Frontage
(ft)
MAF 7,500 5 50 100 50 65 3, 4, 6 0 1, 2 0 6 0 1, 2 5 6
MX No Minimum 50 100 50 65 3, 4, 6 01, 2 0 6 0 1, 2 5 6 Notes:
1) Nonresidential and mixed use buildings shall have a build-to line of 0 feet except that the front or corner side street facades of such buildings may be set back to accommodate pedestrian oriented outdoor uses and amenities which the city planner determines are appropriate to an urban setting, such as outdoor patio dining areas, plazas and courtyards, fountains, public art, entry forecourts, and landscaping.
2) Structures and buildings with ground floor residential uses shall have a front and corner side yards of at least five feet, but no greater than ten feet. Stairs, landings, patios, unenclosed porches and architectural entry features, landscaping and similar features may occupy such yards. 3) Additional building height may be considered for mixed use buildings and developments subject to the approval. 4) Except as permitted in Section 37-50.080: Exceptions to height limits and Section 37-30.280 (j): Roof Treatments. 5) Minimum lot sizes may be reduced when the exclusive use of such lots is intended for utility substations, pumping stations, and other similar facilities or in conjunction with shopping centers and office complexes where two or more separate lots would be created and be subjected to a reciprocal agreement utilizing shared parking, landscaping, and related facilities when it can be demonstrated that the purpose of the district can be achieved and that the public health, safety, and general welfare will be maintained. 6) Structures shall not intercept a forty-five degree incline plane inward from a height of ten feet above existing grade at an R zoning district boundary line. Single story structures and ground level parking may encroach a maximum of five feet into required side and rear yards.
Source: City of Salinas Zoning Code, 2015
City of Salinas
2023-2031 Housing Element (November 2023) Page 100
D. New Urbanism
The Salinas General Plan has integrated principles of New Urbanism into the development goals and policies for the City's long-term growth. Two base districts and two overlay districts have been established to allow a mixture of land uses and a higher density and intensity of development standards than typically described for other zoning districts in the City. These districts are as follows:
(1) New Urbanism (NU) Zoning Districts
The NU zoning districts consist of five districts: Neighborhood Edge/Low Density Residential (NE), Neighborhood General 1/Medium Density Residential (NG-1), Neighborhood General 2/High Density Residential (NG-2), Village Center (VC), and New Urbanism Interim (NI). The New Urbanism Districts promote the principles of New Urbanism and the creation of distinct identifiable neighborhoods that have Traditional Neighborhood Development (TND) characteristics as expressed in the Salinas General Plan.
The New Urbanism districts are guiding the development of the City’s Future Growth Area (FGA). Both the West Area Specific Plan (WASP) and the Central Area Specific Plan (CASP) incorporated the principals of New Urbanism, including walkable communities, housing, employment, and shopping in proximity, accessible open spaces, and creating a unique sense of place within each community. The New Urbanism districts are as follows:
Neighborhood Edge/Low Density Residential (NE) – The purpose of the NE zoning district is to provide areas for predominately detached single-family dwellings, together with other dwelling types at the minimum average density to be not less than six dwelling units per net residential acre and the maximum average density is not more than eight dwelling units per net residential acre without a density bonus.
Neighborhood General 1/Medium Density Residential (NG-1) – The purpose of the NG-1 zoning district is to provide areas for a diverse range of low, medium, and high density dwellings such as detached single-family dwelling units on large and small lots, row houses, green courts, duplexes, cottages, and attached multi-family dwelling units where the minimum average density within this district is not less than nine dwelling units per net residential acre and the maximum average density is not more than fifteen dwelling units per net residential acre without a density bonus.
Neighborhood General 2/High Density Residential (NG-2) – The purpose of the NG-2 zoning district is to provide areas for medium and high density dwellings such as lane homes, green courts, cottages, row houses, and multi-family dwelling units where the minimum average density is not less than sixteen dwelling units per net residential acre and the maximum average density is not more than twenty-four dwelling units per net residential acre without density bonus. Village Center (VC) – The purpose of the VC zoning district is to provide areas for mixed use, stand-alone retail and office uses, flex use, high density residential, and public and semipublic facilities generally sited along a “Main Street” or around a village square where the maximum dwelling units per acre is ten dwelling units per acre and the maximum floor area ratio is 1.0.
General Plan provisions allow for a conversion of allowable commercial floor area to residential units at a ratio of one unit per 1,000 square feet of floor area. New Urbanism Interim (NI) – The purpose of the NI zoning district is to provide a transitional zone for the future growth areas of the City located north of East Boronda Road that are annexed into the City and are subject to the preparation of specific plans and subsequent subdivision maps.
City of Salinas
2023-2031 Housing Element (November 2023) Page 101
(2) Mixed Use Districts
The zoning districts, consisting of the Mixed Use (MX) and Mixed Arterial Frontage (MAF) zoning districts, are applied to areas that the Salinas General Plan has identified as appropriate for a mixture of commercial, office, institutional, and business uses emphasizing retail, entertainment, and service activities in addition to medium and high-density residential uses. Specific use classifications, development regulations, and design standards are applied to these properties to minimize conflicts between uses and facilitate pedestrian-oriented activity centers.
Mixed Use Districts provide the highest level of flexibility for the development of housing. As shown in Error! Reference source not found., existing development regulations include minimum and maximum set back requirements to ensure the utilization of the largest development pad possible. Additionally, FAR and dwelling unit regulations are exceptionally high in comparison to adjacent jurisdictions. This flexibility in development regulations, and the housing policies for the Downtown Core area, will provide significant opportunities for the provision of housing in the Downtown and other areas. Mixed Use (MX) – The MX zoning district provides opportunities for mixed-use, office, public and semipublic uses, and commercial uses that emphasize retail, entertainment, and service activities. Medium and high-density residential uses are encouraged within the MX zoning district to facilitate pedestrian-oriented activity centers.
Mixed Arterial Frontage (MAF) – The MAF zoning district provides a combination of mixed use, commercial, and small-scale non-nuisance industry along certain areas of North Main Street, East and West Market Streets, and other arterials that have highly mixed land use patterns of existing development. Stand-alone residential uses within the MAF zoning district are generally not encouraged, unless on a vacant site or as part of a comprehensive revitalization of the property subject to the approval of a Conditional Use Permit. Residential uses in mixed-use buildings may only be combined with office, retail, restaurants, and service commercial uses, and not with industrial, maintenance, vehicle repair and restoration, or storage activities. (3) Focused Growth (FG) Overlay District
The Focused Growth (FG) Overlay district is applied to existing urbanized areas that the Salinas General Plan has identified for additional growth and revitalization. The purpose of the FG Overlay district regulations is to focus growth at high potential, under-utilized sites within the City of Salinas by providing standards that will enhance the City and its neighborhoods and create incentives for mixed-use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. Properties located in a FG Overlay district are subject to the more specific use classifications and development regulations identified in Article IV, Division 4: Focused Growth (FG) Overlay district. Focused Growth Overlay Area 1 (Laurel Drive at North Main Street) – Focused Growth Overlay Area 1 is located north of downtown Salinas and adjacent to the Sherwood Park and Salinas sports complex. This highly visible and well-traveled commercial district benefits from strong residential neighborhoods both to the east and the west. FG 1 has the capacity for 47 units at densities of 15 to 24 units/acre and 379 units at 30 to 40 units/acre on underutilized sites at least one-half acre in size.
Focused Growth Overlay Area 2 (North Main Street/Soledad Street) – Focused Growth Overlay Area 2 is centered around the intersection of North Main Street and West Rossi Streets.
This area receives high traffic volume and visibility with its immediate proximity to both the US City of Salinas
2023-2031 Housing Element (November 2023) Page 102
101 Highway and the downtown core. FG 2 has the capacity for 72 units at densities of 15 to 24 units/acre and 296 units at 30 to 40 units/acre on underutilized sites of at least one-half acre in size.
Focused Growth Overlay Area 3 (South Main Street) – Focused Growth Overlay Area 3 stretches from Geil Street on the north to Blanco Road on the south and contains existing commercial buildings that transition into the surrounding residential neighborhoods. FG 3 has the capacity for 48 units at densities of 15 to 24 units/acre and 463 units at 30 to 40 units/acre on underutilized sites of at least one-half acre in size.
Focused Growth Overlay Area 4 (Abbott Street) – Focused Growth Overlay Area 4 stretches from John Street in the north to East Romie Lane in the south and is in proximity to the Salinas Valley Memorial Hospital. FG 4 has the capacity for 100 units at densities of 15 to 24 units/acre and 379 units at 30 to 40 units/acre on underutilized sites of at least one-half acre in size. Focused Growth Overlay Area 5 (East Alisal Street/East Market Street) – Focused Growth Overlay Area 5 includes properties fronting Alisal and Market Streets from Sanborn Road to Kern Street. Cesar Chavez Community Park is located to the north of this area. FG 5 has the capacity for 45 units at densities of 15 to 24 units/acre and 71 units at 30 to 40 units/acre on underutilized sites of at least one-half acre in size.
(4) Central City (CC) Overlay District
The Central City (CC) Overlay district consists of two areas, the Downtown Core (DC) and the Downtown Neighborhood
(DN), which are applied to the existing urbanized areas of the City's downtown. The purpose of the CC Overlay district is to provide development regulations and design standards to encourage and accommodate development of mixed use,
commercial, retail, and office uses within the Central City, increase opportunities for infill housing and innovative retail, and improve transportation corridors into pedestrian-oriented civic boulevards with mixed-use projects. Properties located within the CC Overlay district are subject to the more specific development regulations and design standards identified in Article IV, Division 5: Central City (CC) Overlay District. Downtown Core (DC) Area – The use classifications
for properties located in the DC area are those of the
underlying base district, with several exceptions. One
of the exceptions restricts residential uses on the ground floor fronting Main Street regardless of the underlying base district designation.
Downtown Neighborhood (DN) Area – Properties in the DN area are subject to the use classifications and development regulations of the underlying base district, except buildings shall be a maximum of 50 feet in height and the density and FAR limitations for the DC area shall also apply to properties zoned CO, CR, PS, and MX in the DN area.
Figure 7: Central City Overlay
DC
DN
City of Salinas
2023-2031 Housing Element (November 2023) Page 103
Table 49: Downtown Core Area Zoning Requirements
Standard Requirement
Lot Size-Minimum 7,500 sq. ft.1,2
Lot Depth- Minimum 100 ft.1,3
Lot Width- Minimum 50 ft.1,3
Lot Frontage- Minimum 40 ft.1,3
Front Yard- Minimum/Maximum 0 ft./ 10 ft.
Side Yard 0 ft.
Interior Yard- Minimum/Maximum 0 ft./ 10 ft.
Corner Side Yard- Minimum/Maximum 0 ft./ 10 ft.
Rear Yard- Minimum 0 ft.
Height- Maximum 40’-160’ according to Figure 37-40.110 in the Zoning Code 4 FAR/Residential Density- Maximum 4.0 FAR + 80 d.u. per net acre without density bonus5 Notes
1) No minimum lot size, depth, or width will be required to accommodate viable renovation and use of existing historic or architecturally significant buildings, as determined by the City Planner. 2) The minimum lot size for lots with a single-family attached dwelling may be reduced to one thousand square feet. 3) For lots with a single-family attached dwelling, the minimum lot width requirements may be reduced to a minimum of twenty feet and the lot depth may be reduced to fifty feet. The minimum lot frontage requirement for single-family attached dwellings shall be twenty feet except that the minimum lot frontage requirement may be waived for single-family attached (rowhouse) dwellings located on lots, which do not front a street.
4) Structures shall not intercept a forty-five degree inclined plane inward from a height of ten feet above existing grade at an R-district boundary line. Single-story structures and ground level parking may encroach a maximum of five feet into required side and rear yards.
5) The method of relating floor area ratio and dwelling units per acre equates forty dwelling units per acre to a 1.0 floor area ratio. Any combination of this ratio may be used to determine appropriate residential density on a site, such as 0.25 FAR=10 dwelling units per acre and 0.5 FAR=20 dwelling units per acre.
Source: City of Salinas Zoning Code, 2015
(5) Downtown Vibrancy Plan
In 2013-2015, 28 meetings of the Downtown Stakeholder Team (18 to 24 members) and three community meetings were held to develop the “Downtown Vibrancy Plan (DVP).” On March 17, 2015, the City Council accepted the DVP as a strategic document and directed staff to proceed with seeking funding for capital improvements, policy changes, and operating budgets beginning in FY 2015-16 and subsequent years. The DVP recommends expanding the area of the Central City Overlay district and rezoning key catalyst sites such as surface parking lots from the Public/Semipublic zoning district to Mixed Use zoning district or Mixed Arterial Frontage zoning district.
In December 2019, the City accepted an SB2 grant award from the state Housing and Community Development Department (HCD) in the amount of $310,000. Grant funds are to be used to facilitate the production of housing by undertaking the necessary planning and environmental studies and analyses to consider changing land use and zoning designations of identified opportunity sites to allow for higher density residential or mixed-use development. This SB2 grant award enabled the City to undertake the planning and environmental study and analysis required to prepare the proposed Amendments.
In November 2021, the City rezoned the following sites to allow for additional housing production:
• ITC, northwest corner of North Main Street and West Market Street.
City of Salinas
2023-2031 Housing Element (November 2023) Page 104
• Parking Lot 12, northwest corner of Lincoln Avenue and West Gabilan Street located at 122 Lincoln Avenue.
• Parking Lot 8, southeast corner of Lincoln Avenue and West Gabilan Street located at 210 Salinas Street.
• Parking Lot 1, Salinas Street between West Alisal Street and West Gabilan Street, mid-block located at 219 Salinas Street.
• Parking Lot 5, southwest corner of Monterey Street and East Alisal Street located at 300 Monterey Street.
• Permit Center and Parking Garage, 65 West Alisal Street between Lincoln Avenue and Salinas Street.
(6) East Romie Lane Corridor (ERL) Overlay District
The purpose of the East Romie Lane Corridor (ERL) Overlay district is to ensure that adequate and sufficient off-street parking is provided in the vicinity of Salinas Valley Memorial Hospital for office uses and to encourage the provision and location of office and multi-family residential uses in the East Romie Lane Corridor in accordance with the General Plan. The ERL Overlay district may be combined with any underlying base zoning district. The maximum FAR in the ERL Overlay district is 1.0 + 10 du/ac for mixed office and residential uses up to a maximum of 20 du/ac for residential projects without office uses. Where a conflict occurs with the base district, the ERL Overlay district regulations prevail.
E. Parking Requirements
Tables 50 and 51 summarize residential parking requirements in Salinas. The City’s parking standards are only slightly above the State density bonus parking requirements and the City offers reduced parking for special residential uses such as senior housing and SRO to facilitate the development of smaller units.
Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot areas for residential development. The City determines the required number of parking spaces based on the type and size of the residential unit and has found the required parking spaces to be necessary to accommodate the number of vehicles typically associated with each residence. The City also provides a reduced parking requirement for mixed use residential buildings to encourage the development of such uses.
City of Salinas
2023-2031 Housing Element (November 2023) Page 105
Table 50: Residential Parking Requirements
Type of Residential Development Required Parking Spaces (off street)
Single-family Dwellings
(Detached and Attached Units)
Duplex Dwellings,
Green Court Dwellings,
Multiple Detached Dwellings
4 bedrooms or less: 2 per dwelling unit (2 garaged*)
5+ bedrooms: 3 per dwelling unit (2 garaged*), 3rd space may be tandem.
Multifamily Dwellings
(except for condominiums)
Studio: 1 per unit.
1- bedroom: 1.5 per dwelling unit.
2- or 3- bedrooms: 2.0 per dwelling unit.
4+ bedrooms: 3.0 per dwelling unit.
Condominiums
4 bedrooms or less: 2 per dwelling unit (2 covered).
5+ bedrooms: 3 per dwelling unit (2 covered), 3rd space may be tandem.
Mobile home Parks 2 per dwelling unit, (1 covered); plus 1 space per 8 dwelling units, which must be designated for guest parking; tandem parking is permitted.
Accessory Dwelling Units Refer to latest State law.
Senior Housing 1.0 per dwelling unit.
0.5 per dwelling unit for congregate housing.
Single Room Occupancy Housing 0.25 per dwelling unit.
Large Residential Care and
Residential Service Facilities 1 per 3 licensed beds.
Interim Housing 1 per private sleeping room; plus 1 per 100 sq. ft. used for common sleeping areas.
Source: City of Salinas Zoning Code Section-50.360 et. seq., 2015 * Single-family attached dwelling unit parking spaces may be tandem.
City of Salinas
2023-2031 Housing Element (November 2023) Page 106
Table 51: Mixed-Use Parking Requirements
Type of Residential Development Required Parking Spaces (off street)
Mixed Use Buildings:
Central City (Downtown Core Area)
and Focused Growth Overlay
Districts and the MX, MAF, and NU
(VC) Districts only. (**)
Studios, 1- bedroom and 2- bedrooms: 1 per dwelling unit; plus Nonresidential Uses: 1 per 400 sq. ft. of nonresidential floor area.
Loading requirement only applicable to buildings with 30,000 sq. ft. of gross floor area or more.
For mixed use buildings that have dwelling units with more than 2- bedrooms, the mixed-use development parking and loading standard shall apply.
C Districts
Residential Dwelling Units (applicable to mixed use buildings with a max. of 3 dwelling units only):
Studios, 1- bedroom and 2- bedrooms: 1 per dwelling unit; plus Nonresidential Uses: 1 per 400 sq. ft. of nonresidential floor area.
For mixed use buildings with more than 3 dwelling units or with dwelling units with more than 2- bedrooms, the mixed use development parking and loading standard shall apply.
Mixed Use Developments
The number of off-street parking and loading spaces to be provided shall be equal to the sum of the requirements prescribed for each residential and nonresidential use.
Source: City of Salinas Zoning Code Section 37- 50.360 et. seq., 2015. ** On-street parking may be used to satisfy the off-street parking requirements in accordance with the provisions of Section 37-30.280(q) (3): On-street Parking.
F. Height Limits
The City’s height limits are generally adequate to accommodate the allowable densities. A rule of thumb from the development community is one story per 10 units per acre. The City’s height limits for multifamily housing and mixed use development exceed this rule of thumb. Furthermore, the City does not limit height based on number of stories but based on feet, providing flexibility in design and varying height depending on unit types and uses.
G. Minimum Lot Sizes
Minimum lot sizes reflect the City’s existing subdivision patterns and range from 5,500 to 7,200 square feet for residential parcels and from 7,500 to 10,00 square feet for commercial parcels. These are reasonable to facilitate the development of multi-family and mixed use developments.
H. Cumulative Impacts of Land Use Controls
The maximum number of units allowed in a multi-family residential development is determined primarily by the minimum lot area required per dwelling unit, the maximum allowable site coverage and the maximum permitted building height. Of these three regulations, the minimum lot area required per dwelling unit is the most important in determining the number of units that can be developed on a site.
This regulation accounts for the minimum size of the unit based on bedroom count and the necessary parking and recreational space for each unit. Based on the numerous constructed and approved multifamily projects in Salinas that have been developed while adhering to these regulations, the City has not found that the development regulations adversely impact the cost and supply of the housing or the ability to achieve maximum densities.
City of Salinas
2023-2031 Housing Element (November 2023) Page 107
The regulations established for residential development have been determined to be the minimum necessary to carry out the purpose of each zoning district and create healthy living environments for the City’s residents. As densities increase and the City moves toward a more metropolitan urban form and features a higher degree of transit-oriented development, the development regulations that were considered appropriate in a neighborhood context may not be appropriate in the Central City or adjacent transit corridors where parking and open space may be able to be met in consolidated locations off-site.
While the City’s development regulations have not been an impediment to providing housing, economics have a significant impact on the development of new housing, especially new multi-family housing. It is noteworthy to point out that the multi-family housing constructed in Salinas over recent years has been developed primarily by non-profit housing providers, such as CHISPA, Interim Inc., and the Housing Authority of the County of Monterey (HACM). The City’s HUD funds are usually essential to jumpstart projects (by funding predevelopment costs) or finalizing the financing by fulfilling local match requirements. Recent projects by non-profit developers include the 80-unit Parkside One project for lower-income seniors, completed by the Housing Authority of Monterey County (HAMC) in 2023 with financial assistance from Salinas. These non-profit housing providers have been able to successfully develop projects due to their ability to leverage a number of different funding sources and to receive subsidies that are targeted to address the affordable housing needs of their clients.
The HACM’s 80-unit Parkside One project is a classic example of this unique financing structure, which relied on 2.3 million in City funding, from sources like PLHA and HOME, to complement other funding secured by HACM.
Without the multiple layers of public subsidies, an affordable housing project cannot be achieved in the marketplace by for-profit developers, because market rents would not come close to covering the debt service on the project financing much less provide a reasonable profit for the developer.
Economic conditions will have a significant impact on the development of all new housing for the immediate future. The Parkside One project was constructed for just under $600,000 per dwelling unit.
Construction costs increased dramatically during the COVID-19 pandemic, as inflation, national supply chain issues, and increased demand from consumers who initiated home remodel projects during stay-athome orders and remote work assignments combined to drive up costs. This national trend is showing signs of moderating as inflation declines, existing projects are completed, and workers return to the office.
As costs moderate, it is possible the City will see affordable housing construction costs come down to levels closer to what they were before the pandemic.
(7) Barriers to Infill Developments
The DVP proposes to reallocate downtown’s parking resources and repurpose underutilized surface parking lots into structured parking and redevelopment sites. Rather than control the amount of parking required per parcel, the DVP recommends consolidating various existing and development driven demands onto single parcels in “stacked” parking arrangements. Since a shortage of on-site parking could become a common issue with future downtown development, a district-wide approach to providing parking is recommended.
In addition to on-site parking requirements, on-site open space requirements may not be practical on small infill lots and could potentially be a constraint on housing development. The DVP suggests relief from on-site open space requirements when parks and plazas are nearby, which would remove it as a constraint.
City of Salinas
2023-2031 Housing Element (November 2023) Page 108
Furthermore, the Central City Overlay and the Downtown core area have other regulations, as outlined in Zoning Code section 37-40.290, intended to promote a vibrant, mixed-use community, with greater opportunities for infill housing.
(https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH37ZO _ARTIVOVDIRE_DIV5CECCOVDI). The City has experienced recent successes in adaptive reuse of office buildings in the Downtown to mixed-use residential (Rabobank and Bruhn Building Apartments).
In 2021 the City used SB2 grant funding to rezone four (4) City-owned parking facilities to mixed-use to encourage housing development, and the City is currently in discussions with developers for those sites.
As part of the City’s Visión Salinas 2040 General Plan Update, the City will be switching to a more flexible Place Type form of zoning. The Place Type for the City’s downtown will be City Center and allow 1-8 stories of mixed-use, with a floor area ratio of 6.0 and up to 80 dwelling units per acre. This change is intended to further support the development of high quality, higher density, mixed-use housing within the downtown core.
I. Density Bonus Ordinance
(8) State Density Bonus
Given the changes to the State’s Density Bonus law since 2015, the City’s Density Bonus Ordinance is no longer current. The City has obtained outside legal assistance to perform the update and anticipates completing an update to the Density Bonus Ordinance by the Fall of 2023 or Spring of 2024. This Housing Element includes a program to continue updating the City’s Density Bonus Ordinance to be consistent with State law if other changes are made.
In accordance with Chapter 4.3 Section 65915 et. seq. of the California Government Code, the City of Salinas has adopted a Density Bonus Ordinance (Chapter 37-50.060 of the Zoning Code). Upon request from the applicant, the City grants a density bonus based on the percentage of affordable units, senior housing units or transfer of land to the City for development of very low income housing units or the provision of child care facilities, consistent with State law. Projects qualifying for the density bonus also receive reduced parking requirements, concessions and other development incentives. If a waiver or modification is requested, the developer must show that the waiver or modification is necessary to make the housing units economically feasible and that the development standard(s) will have the effect of precluding construction at the density or with the concession(s) that are permitted under the density bonus section of the Zoning Code. The applicant must submit appropriate financial analysis and documentation. (9) Senior Housing Density Bonus
In response to the growing need for senior housing, the City also offers a second type of density bonus that is far more generous than the bonus mandated by the State of California. This density bonus applies to Senior Housing Type 2 developments of five dwelling units or more that are designed for residency by qualifying residents in accordance with California Civil Code Section 51.3 and in which a minimum of 50 percent of the dwelling units are provided at an affordable housing cost.
A minimum of 60 percent of affordable housing units must be available at an affordable rent or affordable ownership cost to very low-income senior households, and 40 percent of affordable housing units must be available at an affordable rent or affordable ownership cost to lower income senior households.
However, a greater percentage of very low-income senior housing units may be provided in lieu of some City of Salinas
2023-2031 Housing Element (November 2023) Page 109
or all of the lower income senior housing units on a one-to-one ratio. The density bonus is equal to the percentage of affordable housing units in the Senior Housing Type 2 development.
J. Other Local Ordinances
Short Term Rental Prohibition
The popularity of Short-term rentals has continued to grow in recent years, leading to a greater impact on local housing markets as an increasing number of property owners embrace short term rentals over traditional long-term rentals. In order to protect the supply of local rental properties, many communities have enacted ordinances banning Short Term Rentals.
As noted in Chapter 3, 52% of the City’s households are renter occupied, and the City has an interest in protecting rental housing stock for our community. While the City of Salinas does not have an ordinance banning short term rentals, they are effectively prohibited by definition within the City Code, which requires any rental shorter than 28 days be through a permitted hotel.
4.1.5 Building Codes and Enforcement
Building and safety codes are adopted to preserve public health and safety and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.
The City of Salinas has adopted the 2022 California Building Standards Code. Other codes commonly adopted by reference within the region include the California Mechanical Code, California Plumbing Code, California or National Electric Code, Uniform Housing Code, and California Fire Code. Less common are the California Uniform Code for the Abatement of Dangerous Buildings, the UrbanWildland Interface Code, and the Uniform Code for Building Conservation. Adopted amendments to the 2022 California Building Code address the following: Calgreen Construction Waste Plan Additionally, the city does place restrictions on building within the flood overlay zone. These measures help to protect the public and their property from flood hazards by limiting development within those areas subject to flooding and ensuring that allowed development occurs in a manner that does not increase the risk of flooding to the project, nor the community as a whole. This overlay primarily affects the Carr Lake agricultural area, which is not zoned for development.
Starting in 2023, the City is requiring all rental properties to participate in a Rental Registry. This requirement includes a nominal fee to support the administration of the program and is not viewed as a constraint on future development of rental housing.
Based on its analysis, the City finds the Building Code, local amendments and code enforcement activities to not be constraints to the development, maintenance or preservation of housing.
4.1.6 Housing for Persons with Disabilities
K. Land Use Controls
The City of Salinas allows, by-right, residential care facilities for six or fewer persons in any residential zoning district and in the NE, NG-1, NG-2 and A zoning districts. Group care facilities for seven or more persons are permitted subject to a Conditional Use Permit in any residential, mixed-use and New City of Salinas
2023-2031 Housing Element (November 2023) Page 110
Urbanism zoning districts, in commercial zoning districts, as well as agricultural zoning districts.
Conditional Use Permits are approved administratively, but subject to appeal and subsequent review and approval by the Planning Commission City Council. The required findings for approval are:
a) That the proposed location of the use is in accordance with the objectives of the Salinas general plan, this Zoning Code, and the purposes of the district in which the site is located; b) That the proposed location of the conditional use and the proposed conditions under which it would be operated or maintained are consistent with the Salinas general plan and 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, nor detrimental to properties or improvements in the vicinity or to the general welfare of the city; and
c) That the proposed conditional use complies with the provisions of this Zoning Code, including any specific conditions required for the proposed use.
Finding b) may be considered subjective and potentially impede the development of housing for persons with disabilities. The Housing Element contains an action to review and revise the finding to ensure objective standards of review for certainty in outcomes.
The parking standard – one space per three beds – is generally lower than similar residential uses. For example, a seven-person facility would require less than three spaces. At least four bedrooms are needed to accommodate seven persons based on the standard of two persons per room. This parking standard is lower than a typical four-bedroom home and therefore not a constraint to development.
L. Reasonable Accommodation
Building and development standards may constrain the ability of persons with disabilities to live in housing units that are suited to their needs. The City developed a formal reasonable accommodation ordinance in 2015 (Ord. No. 2561) which is included in Chapter 17 of the City Code.
Individual requests for reasonable accommodations are reviewed by the community development director or designee. Requests submitted for concurrent review with another planning approval, permit, or entitlement are reviewed by the authority reviewing the other land use application. Currently, required findings include subjective matter such as “potential impact on surrounding uses”. The City will amend its required findings to remove subjective findings. This is an action in Program 6 of the Housing Plan.
M. Definition of Family
The City’s Zoning Code defines family as “any group of individuals living together based on personal relationships. Excludes larger institutional group living situations such as dormitories, fraternities, sororities, monasteries, and nunneries, and also excludes such commercial group living arrangements as congregate housing, boardinghouses, lodging-houses, and farm labor camps.” This definition is consistent with State law.
N. Building Code
The of Salinas has adopted the 2022 California Building Standards Code and routinely adopts updates as they become available. The City has not adopted any special amendments to this Code that would impede housing for persons with disabilities.
City of Salinas
2023-2031 Housing Element (November 2023) Page 111
4.1.7 Planning and Development Fees
Housing construction imposes certain short- and long-term costs upon local government, such as the cost of providing planning services and inspections. As a result, the City of Salinas relies upon various planning and development fees to recoup costs and ensure that essential services and
infrastructure are available when needed. Planning fees for Salinas are summarized in Table 52.
Until 1978, property taxes were the primary revenue source for financing the construction of infrastructure and
improvements required to support new residential
development. The passage of Proposition 13 in 1978 has
limited a local jurisdiction’s ability to raise property taxes and significantly lowered the ad valorem tax rate, increasing reliance on other funding sources to provide infrastructure, public improvements, and public services. An alternative funding source widely used among local governments in California is the development impact fee, which is collected for a variety of improvements including water and sewer facilities, parks, and transportation improvements.
To enact an impact fee, State law requires that the local jurisdiction demonstrate the “nexus” between the type of development in question and the impact being mitigated by the proposed fee. Also, the amount of the fee must be roughly proportional to the impact caused by the development. Nevertheless, development impact fees today have become a significant cost factor in housing development.
The City of Salinas collects development impact fees for construction of housing units, as well as commercial and industrial development and schools. These fees are used to offset impact costs associated with traffic, sanitary sewer, storm drain, street trees and parks. In addition, other local agencies collect development impact fees associated with sanitary sewer (in addition to City fees), regional traffic impacts, school districts, and floodplain or wetlands management.
Table 53 summarizes the development impact fees required by the City and other relevant agencies for residential development. Given current economic conditions, these fees constitute a significant economic challenge to providing affordable housing in Salinas, as has been experienced in communities throughout the region. Based on current conditions, planning and development impact fees are in the order of $33,000 for a market-rate single-family home and $23,000 for a market-rate multi-family apartment unit. Assuming a construction cost of between $150-$300 per square foot, the cost to construct a 2,000 square foot single family home is between $300,000 and $600,000 and the permitting fees would be approximately 5-10% of the cost. Similarly, assuming a construction cost of between $150-$300 per square foot, the cost to construct an 800 square foot 2-bedroom multifamily unit is between $120,000 and $240,000 and the permitting fees would be between 5% and 10%.
The contribution of fees to home prices varies temporally as well as spatially. When times are good, housing production tends to lag behind demand, especially in coastal markets. Housing prices during such periods are chiefly affected by the balance between supply and demand and are much less affected by construction and development costs. When economic times are bad, and demand is weak, housing prices Table 52: Planning Fees
Application Fee
General Plan Amendment $7,477.01
Conditional Use Permit $6,162.71
Variance $3,853.76
Site Plan Review $667.80 -
$5,566.05
Tentative Map $10,230.41
Parcel Map $3,046.05
Zone Change $3,665.05
Source: City of Salinas, July 1, 2023.
City of Salinas
2023-2031 Housing Element (November 2023) Page 112
are more sharply affected by the prices of construction inputs, including fees. The strength of the economy and housing market also determines the degree of fee shifting and who ultimately pays fees. During strong economic times, the final homebuyer or renter ends up paying housing development fees; the builder or developer is mostly an intermediary. During recessionary periods, the burden of paying of fees may be partially shifted back to the landowner.
Table 53: Residential Planning and Development Fees (April 2022)1 City of Salinas Type Cost Basis Single
Family2
MultiFamily3
Sanitary Sewer Trunk Line Fee Bedroom $633 $1,899 $1,266 Traffic Impact Fee:
Existing City Limits (excluding the FGA) Daily Trips $451 $451 $451 Future Growth Area (FGA) Daily Trips $652 $652 $652
Storm Sewer Trunk Fee Bedroom $678 $2,034 $1,356
Park Fee Per Sq Ft $6,924 $5,184
Fire Impact Fee Per Sq Ft $373 $270
Police Impact Fee Per Sq Ft $2,067 $1,419
Library Impact Fee Per Sq Ft $1,471 $1,061
Recreation Impact Fee Per Sq Ft $818 $591
City Total $16,686 $12,205
Local Agencies
Transportation Agency of Monterey County
Market-Rate Units Dwelling Unit --- $3,790.57 $2,661.72 Inclusionary Units – Moderate Dwelling Unit --- $2,958.78 $2,077.64 Inclusionary Units – Low, Very Low Dwelling Unit --- $2,186.41 $1,535.29 Monterey Regional Water Pollution Control Agency Dwelling Unit $5,654.65 $5,654.65 $5,654.65 School Fees5
Alisal Union Per Residential SF $3.87 $7,740 $3,096
Salinas Union High Per Residential SF $2.96 $5,920 $2,368 Salinas Elementary Per Residential SF $1.42 $2,840 $1,136 Santa Rita Union Per Residential SF $3.50 $7,000 $2,800 Notes:
1. City fees adjust on July 1st of each year. The above fees have been adopted and will become effective July 1, 2023.
2. Assumes a 2,000 square feet / 3-bedroom household.
3. Assumes an 800 square feet / 2-bedroom unit.
4. Sample school fees for a typical project only. Actual fees depend on the school districts involved for the specific location of the project.
5. Units in the FGA are subject to a higher Traffic Impact Fee rate and therefore, the overall total will be higher for these units.
Source: City of Salinas, 2023
City of Salinas
2023-2031 Housing Element (November 2023) Page 113
4.1.8 Local Processing and Permit Procedures
Considerable costs to developers are associated with delays in processing development applications and plans. At times, these holding costs are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability. The City of Salinas’ development review process is designed to accommodate housing development applications of various levels of complexity and requiring different entitlements, such as:
• Permitted: approved by issuance of a building permit
• Site Plan Review: approved by staff if it meets Zoning Conde development regulations • Conditional Use Permit: approved administratively, but subject to appeal and subsequent review and approval by the Planning Commission City Council
• Planned Unit Development: reviewed by Planning Commission, approved by City Council Processing times vary with the complexity of the project. Single-family dwelling unit applications typically take two to four weeks through the building permit process. Multi-family development applications take four to eight weeks through the building permit process and site plan review. The City's permit procedures do not unduly constrain housing development. The following discussion describes in greater detail the City’s administrative development review procedures (such as Site Plan Review) as well as discretionary review and approval processes.
A. Site Plan Review
As previously indicated, the City of Salinas requires all multi-family residential projects to undergo a ministerial Site Plan Review, with approval by Planning staff if the plan is found to be consistent with the City‘s development regulations. The Site Plan Review process enables City staff (from the Community Development, Public Works, Police, and Fire Departments) to review development proposals prior to the building permit process. The plans are reviewed for consistency with City design standards and development regulations. The fees are minimal for this review. The Site Plan Review process does not serve as a constraint to housing production and often saves the applicant considerable time and resources.
The time for processing a Site Plan Review varies with the complexity of the proposal. However, the review process can usually be accomplished in no more than 90 to 120 days.
Included here are two flyers the City provides the public to explain the process and the turn-around times for review and approval.
City of Salinas 2023-2031 Housing Element
(November 2023) Page 114
City of Salinas
2023-2031 Housing Element (November 2023) Page 115
One way in which review of plans has been streamlined is by use of objective design standards. Within the City, each zoning district has a set of design standards, as do the overlay districts within the City, e.g.
Abbott Street Overlay District) and all Specific Plan areas within the City. The use of objective design standards simplifies the development process for both the developer and the City and reduces subjective discretionary decisions.
B. Conditional Use Permits
City of Salinas
2023-2031 Housing Element (November 2023) Page 116
Conditional use permits (CUP) are required for certain land uses with unusual site development features or operating characteristics so that they may be designed, located, or operated in a compatible manner with uses on adjoining properties and in the surrounding area.
Most residential projects are permitted by right within the City’s residential zoning districts. Single-family detached units are permitted by-right in all residential zones, except for the R-H-2.1 and R-H-1.8 zoning districts which are Residential High Density zones that permit multi-family development by-right. A Conditional Use Permit is required for a detached single family residence in the Residential High Density districts as the City’s General Plan policies strive to maximize the development potential within each of the zoning districts, efficiently utilize the investment in infrastructure, and minimize the need to prematurely convert prime agricultural land to residential use.
A CUP is required for residential development in non-residential districts (e.g. a retail or commercial zoning district). In these cases, the project must be reviewed by the Planning Commission except that in certain cases an Administrative CUP can be approved by the City Planner as further discussed below. A CUP is granted when: 1) the proposed location of the use is in accord with the objectives of the zoning district and the General Plan; 2) the proposed use and the conditions under which it would be operated or maintained are consistent with the General Plan; 3) the proposed use would not be detrimental to the health, safety, and welfare of persons in the adjacent neighborhood nor detrimental to properties or improvements (e.g. negatively impact the provision of infrastructure and public services); and 4) the proposed use complies with the Zoning Code and any site-specific standards. Program 6 in Chapter 6 discusses creating objective design standards and updating CUP requirements for projects with housing.
The City’s CUP process typically allows the Planning Commission to consider conditional uses within approximately 90 to 120 days. Moreover, the Zoning Code authorizes the City Planner to administratively approve projects without a public hearing if the project has a statutory or legislative exemption from CEQA and no negative response is received from public noticing.
C. Planned Unit Development (PUD) Permits
In certain cases, developers will propose projects which require alternative development standards. In these cases, the City allows developers to apply for a PUD. The PUD is designed to: a) reduce or eliminate design rigidity; b) ensure orderly and thorough planning; c) encourage variety and allow greater freedom in selecting the means to provide access, light, open space, and other amenities; d) encourage the assembly of properties that might otherwise be developed in unrelated increments; and e) allow freedom of design equaling or surpassing the quality required by zoning regulations. In the PUD approval process, the Planning Commission is advisory to and makes a recommendation to the City Council. The processing time for a PUD depends on the scale and complexity of the proposal. However, review may typically be accomplished within three to four months.
D. Specific Plan (SP) Overlay District
The Specific Plan (SP) Overlay district applies to eight existing (approved) Specific Plan areas located within the City as shown on the Salinas Zoning Map. The Specific Plan Overlay district also applies to the Future Growth Area (FGA) of the City. A Specific Plan must be approved by the City, prior to the development of any land located in the Specific Plan Overlay district. In conjunction with the annexation of lands into the City limits, a Pre-zone action is required. The City makes extensive use of the Specific Plan Overlay district to demonstrate consistency with General Plan policies and provides additional flexibility in zoning regulations and design standards to recognize the unique characteristics of the City of Salinas
2023-2031 Housing Element (November 2023) Page 117
neighborhood area. Although the Specific Planning process can be lengthy and usually necessitates the preparation of an environmental impact report, the Specific Plan is advantageous in that once it approved, development can generally be approved administratively, rather than undergo separate review.
4.1.9 On- and Off-Site Improvements
Site improvements required to develop specific sites vary depending on location and existing infrastructure, as well as the size of the subdivision. A subdivision of four or fewer lots is limited to the dedication of rights-of-way, easements, and the construction of reasonable off-site and on-site improvements for the parcels being created. As a condition of approval for a tract or parcel map, the subdivider must dedicate all parcels within the subdivision that are needed for streets, alleys, including access rights and abutters’ rights, drainage, easements, public utility easements and other public easements.
The subdivider agrees to improve all streets, alleys, drainage easements, public utility easements and other public and private easements. For subdivisions of five or more parcels, all utilities within the subdivision and along peripheral streets must be placed underground except those facilities exempted by the Public Utilities Commission regulations. Undergrounding is required for overhead lines on either side of the peripheral street. For subdivisions of four or less parcels, the subdivider is not required to underground overhead utility lines along peripheral streets, unless undergrounding of such utilities is likely to occur within the ten-year period following approval of the parcel map. In such cases, the subdivider is required to pay in-lieu fees of undergrounding such utilities. Requiring site improvements ensures that the necessary infrastructure is available for new development and is necessary to protect the health, safety and welfare of the City’s residents.
The City has established standard street cross sections related to public facilities such as roadways and infrastructure facilities. Table 54 summaries the street design standards based on the City’s subdivision requirements for both City-wide streets and streets in the proposed Future Growth Area. The standard street cross section and design standards shall be in conformance with Chapter 31 of the Salinas Municipal Code as the same may be amended or renumbered from time to time, or with the Specific Plans adopted for the Future Growth Area, as applicable.
Table 54: Street Design Standards
Street Type R.O.W.
Width (ft)
Pavement
Width
Including
Shoulder (ft)
Traffic
Index (T.I.)
Number of
Lanes at Full
Development
Sidewalk (ft)
Collector Streets
Residential
Type I 64 44 8 2 10
Type II 60 40 7 2 10
Commercial & industrial 64 44 9 2 10
Bus route 64 44 8 2 10
Local streets
Standard residential 60 36 6 2 12
Commercial & industrial 64 44 8 2 10
Bus route 60 40 8 2 10
Alley residential 24 24 4 2 none
City of Salinas
2023-2031 Housing Element (November 2023) Page 118
Table 54: Street Design Standards
Alley commercial 30 30 8 2 none
Cul-de-sac: maximum length=
400 feet; turnaround right-ofway diameter= 100 feet min.56 36 5 2 10 Turnaround pavement
diameter= 80 feet min. 100 (dia.) 80 (dia.) 5 2 10
Frontage road
Residential road 42 30 5.5 2 10
(one side only)
Commercial road 50 36 8.5 2 10
(one side only)
Private road
Subject to approval of the Planning Commission, Director of Community Development, and City Engineer.
Proposed Future Growth Area (May be modified by the adopted Specific Plan) Curb to Curb (ft) Park Lanes (ft) Travel Lanes
(ft)
Recommended
Maximum ADT
Local Residential Street 1 32 7 9 1,000
Local Residential Street 2 34 7 10 1,500
Local Residential Street 3 36 7 11 2,000
Local Residential Street 4 28 7 10.5 2,000
Collector Street w/out Bike
Lanes 38 8 11 3,000+
Source: City of Salinas Municipal Code Section 31-804.5, 2015
4.1.10 Inclusionary Housing Program
Inclusionary housing describes a local government requirement that a specified percentage of new housing units be reserved for, and made affordable to, lower and moderate income households. The goal of inclusionary housing programs is to increase the supply of affordable housing commensurate with new market-rate development in a jurisdiction. This can result in improved regional jobs-housing balances and foster greater economic and racial integration within a community. The policy is most effective in areas experiencing rapid growth and a strong demand for housing.
As rental and owner-occupied housing prices in Salinas became increasingly more expensive, the City introduced an Inclusionary Housing Ordinance in 1992, which is incorporated into Article 3, Chapter 17 of the City’s Municipal Code.
A. 2017 Update
As part of the City’s 2015-23 General Plan Housing Element update, the City Council directed staff under “Action H-8: Inclusionary Housing” to update the existing Ordinance along with a nexus study. The City began working on an update to the Inclusionary Housing Ordinance in 2014 and completed the update in June 2017. As part of the update, the City Council approved the selection of the Technical Advisory Committee (TAC) to serve as the recommendation committee regarding the Ordinance update. The TAC was composed of various members from the development community and housing advocates. In addition, City of Salinas
2023-2031 Housing Element (November 2023) Page 119
the City contracted with Baird and Driskell Community Planning to assist with drafting the Ordinance update.
After an extensive draft Ordinance update process which included fifteen TAC meetings, two CDBG/Housing Subcommittee meetings, one Planning Commission meeting and one City Council housing study session, the City Council considered a draft ordinance in May of 2017 and adopted the final update in June 2017.
B. Requirements
The Ordinance applies to any project that requires any development permit and will create ten or more dwelling units or lots through either new construction or additions or alterations to existing structures.
This includes:
1. New construction of at least ten units of for-sale housing;
2. Subdivision of property into ten or more lots; and
3. Additions or alterations to existing structures to create ten or more new dwelling units.
The Ordinance in Section 17-9 and 17-10 provides three standard on-site inclusionary options for developers who elect to provide housing on site. A key part of any application for a residential development is for the applicant to select the appropriate inclusionary option. The table below summarizes the three standard on-site options.
Applicants may also choose to propose alternatives to the standard on-site options as described in Section 17-13 of the Ordinance. These alternatives must be reviewed and approved by the City Council.
Table 55: Salinas Inclusionary Housing Requirements
City of Salinas
2023-2031 Housing Element (November 2023) Page 120
C. Rental Housing Impact Fees and In-Lieu Fees
Developers of rental housing are required to pay a rental housing impact fee unless they voluntarily elect to mitigate the impact by providing affordable rental housing. If an applicant chooses to pay rental housing impact fees, the applicant will also make twelve percent (12%) of the units within the development available to Section 8 Housing Choice Voucher (Section 8) Program participants so long as the Section 8 Program is in effect. Units within the development that are offered to Section 8 Program participants should represent a unit and bedroom mix similar to other non-inclusionary units and be properly disbursed throughout the development. The applicant will include the proposed placement of the Section 8 Program units within the development as part of an Affordable Housing Plan submission to be reviewed and approved by the City. Developers of for-sale housing may elect to satisfy their affordable housing obligation by paying an in-lieu fee. All housing fees are deposited into the City’s inclusionary housing trust fund. The City Council from time to time will adopt in-lieu fees and rental housing impact fees, which may be increased annually based on 8 increases of an established index. Full details regarding the dollar amounts and calculation of the in-lieu fees and rental housing impact fees are included in the City’s adopted fee resolution. The fee is charged on a per square foot of residential development basis and are due when building permits are issued.
Generally, the fee is based on the square footage of the buildings, not counting parking. For apartments, hallways, elevators and stairs are excluded from the calculations.
Specifically, for Single-Family Detached Homes, Townhomes, and Condominiums, Residential Floor Area includes all horizontal areas of the several floors of such buildings measured from the exterior faces of exterior walls or from the center line of party walls separating two (2) buildings, minus the horizontal areas of such buildings used exclusively for parking. For Apartments, Residential Floor Area includes all horizontal areas of the several floors of such buildings measured from the exterior faces of exterior walls or from the center line of party walls separating two (2) buildings, minus the horizontal areas of such buildings used exclusively for covered porches, patios, or other outdoor space, amenities and common space, parking, elevators, stairwells or stairs between floors, hallways, and between- unit circulation.
D. Other Alternatives
There are a number of alternatives available for developers that require City Council review and approval.
These alternatives are described in the Ordinance in Section 17-13. Below is a list of alternatives:
1. Land Dedication
2. Partnerships
3. Off-Site Construction
4. Transfers of Surplus Inclusionary Units
5. Other Options
a. A developer may propose an option not listed in the Ordinance as part of the Affordable Housing Plan. It may be approved by the City Council if it provides substantially the same or a greater level of affordability and the same number of units as required by the basic options. Alternatively, a developer may propose to provide fewer units with deeper affordability.
City of Salinas
2023-2031 Housing Element (November 2023) Page 121
E. Downtown Exemption
When the Inclusionary Housing Ordinance was updated in 2017, it included a Downtown Exemption, which covered the Central City Overlay District. At that time, the City Council supported the exemption in recognition of the number of inclusionary units already in the Downtown (Central City Overlay District), the need to support the 2015 Downtown Vibrancy Plan, and the findings of the 2017 Housing Target Market Analysis Study that found significant risks to downtown residential development and the untested market potential.
In the years since 2017, the Downtown has seen two successful infill housing projects, located at the former Rabo Bank building (301 Main Street) and the former Dick Bruhn Building (300 Main Street). In light of these successes, in November of 2022, the City Council reduced the Downtown Exemption to apply only to Adaptive Reuse projects within the Central City Overlay District and directed staff to return with an updated Housing Target Market Analysis and to begin working on an update to the City’s Inclusionary Housing Ordinance.
F. Ordinance Update
In November 2022, the City Council directed staff to begin the process of updating the Inclusionary Housing Ordinance. In the Spring 2023, staff prepared a Request for Proposals for consultant services to prepare an updated nexus study and Inclusionary Housing Ordinance. The City selected a consultant in summer of 2023. Adoption of the new ordinance is anticipated by June 2024.
4.2 Environmental and Infrastructure Constraints
4.2.1 Environmental Constraints
Environmental hazards affecting housing units include seismic hazards, flooding, toxic and hazardous waste, fire hazards and noise. The following hazards may impact future development of residential units in the city.
A. Seismic Hazards
Salinas lies within a region with active seismic faults and is therefore subject to the risk of hazards associated with earthquakes. Seismic activity poses two types of hazards: primary and secondary. Primary hazards include ground rupture, ground shaking, ground displacement, and subsidence and uplift from earth movement. Primary hazards can induce secondary hazards including ground failure (lurch cracking, lateral spreading, and slope failure), liquefaction, water waves (tsunamis and seiches), movement on nearby faults (sympathetic fault movement), dam failure, and fires.
No known active fault is located in the City, and no Alquist-Priolo Earthquake Fault Zoning in the City has been identified by the State. Consequently, the potential for ground rupture is considered low.
Although the potentially active King City and Gabilan Creek Faults (active within the last three million years, though not the last 11,000 years) are located within the City, they are not expected to generate seismic activity. The greatest seismic threat is related to the San Andreas and Calaveras Faults which are located outside of City limits.
Damage from earthquakes is often the result of liquefaction. Liquefaction occurs primarily in areas of recently deposited sands and silts and in areas of high groundwater levels. Especially susceptible areas City of Salinas
2023-2031 Housing Element (November 2023) Page 122
include sloughs and marshes that have been filled in and covered with development. Salinas has several former wetland areas that have been “reclaimed” (drained and filled) and developed. In addition, Salinas rests on almost 1,800 feet of alluvium.
The City assesses development proposals for potential hazards pursuant to CEQA, requiring mitigation measures to mitigate all identified public safety hazards. The City also implements the most recent geologic, seismic, and structural guidelines including the most recent California Building Code, with amendments to increase seismic safety. During the review of development proposals involving grading, unstable soils, and other hazardous conditions, the City requires surveys of soils and geologic conditions, and incorporated measures into projects that minimize geologic hazards.
B. Flooding
The Salinas area topography includes creeks and lakebeds which, with the exception of the Salinas River, are seasonal. All of the creeks are tributary to the Monterey County Water Resources Agency (MCWRA) Reclamation Ditch 1665, which serves as the primary drainageway for the City.
Flood-prone areas have been identified primarily in a wide band on either side of the creeks, in the vicinity of the Airport (a former historic lake), and a narrow strip along the Reclamation Ditch running northwestsouthwest through the City. A series of lakebeds along the ditch are subject to flooding and are included in the floodplain as established by the Federal Emergency Management Agency (FEMA). These historic lakebeds along the ditch are subject to flooding during more intense storm events and serve as retention basins. Thus, they hold water when the capacity of the Reclamation Ditch is reached and protect areas downstream from flooding; although, the areas adjacent to the lakes also become flooded.
The City has a Sewage and Drainage Master Plan of 2004 that addresses the necessary storm drain system needed to meet development capacity identified in the 2002 Salinas General Plan. Existing problems with the storm drain system were identified and prioritized.
Salinas also has the potential for inundation due to the failure of the Nacimiento and San Antonio Dams.
According to the 2022 Monterey County Multi-jurisdictional Hazard Mitigation Plan (MJHMP), in the event that one of these dams was to fail during a normal wet river flow, approximately two-thirds of Salinas would be flooded within 22 hours after failure. Salinas is required by Section 8589.5 of the California Government Code to have emergency procedures for the evacuation and control of populated areas within the limits of inundation below dams. In addition, real estate disclosure upon sale or transfer of property in the inundation area is required under Section 1103 of the Civil Code.
Salinas participates in the National Flood Insurance Program (NFIP), which is administered by FEMA.
The NFIP program provides federal flood insurance and federally financed loans for property owners in flood prone areas.
The City also continues to control development in the floodplain and floodway through its Flood (F) Overlay District regulations and implementing Article IV, Division 1 of Chapter 37 of the Municipal Code (Sections 37-40.010 to 060). These measures help to protect the public and their property from flood hazards by limiting development within those areas subject to flooding and ensuring that allowed development occurs in a manner that does not increase the risk of flooding to the project, nor the community as a whole.
City of Salinas
2023-2031 Housing Element (November 2023) Page 123
The City of Salinas has been issued several National Pollutant Discharge Elimination System (NPDES) permits by the Central Coast Regional Water Quality Control Board (CCRWQCB) during the late 1990s up until recently. The current NPDES permit is effective from October 1, 2019 through September 30, 2024. The City has no choice but to accept the conditions/requirements of the NPDES Permit once issued. The Permit requires all development to follow Low Impact Development (LID) principles which reduce sources of pollution and require all developments to approximate the pre-existing condition (before the influence of man) and mitigate any increases in storm runoff due to development and filter storm runoff before it enters streams and creeks. The impacts which trigger NPDES Permit requirements includes disturbing existing ground and creating and/or replacing impervious and/or managed turf surfaces over 2,000 square feet minimum area.
If a project is required to meet NPDES Permit requirements, storm water related development submittal process is triggered. The complexity of the submittal/review process increases as the impact increases up to the maximum requirements which are triggered at 22,500 square feet of impact. The NPDES Permit requirements add another review to the development process which requires experienced engineering design personnel to provide the required designs/calculations/submittals for City engineering staff/City engineering consultants to review and approve and can add additional design costs starting at approximately $2,000 and varying upwards for each project submitted for compliance. The related NPDES Permit compliance submittal and review process slows down the approval process when compared with projects which do not meet the thresholds and are not required to provide the required submittals. However, as previously related, the City has no choice but comply with the NPDES Permit requirements as the requirements are mandated by the CCRWQCB.
The current permit requires addressing these storm water standards on a parcel-by-parcel basis, in lieu of regional facilities. Thus, a 40-unit project on 3 acres would be required to install appropriate features on the 3-acre property to address the storm water development permit requirements, as opposed to paying toward a regional facility to address the water quality “impacts.” C. Toxic and Hazardous Wastes
Many chemicals used in household cleaning, construction, dry cleaning, film processing, landscaping, and automotive maintenance and repair are considered hazardous. Within Salinas there are approximately 228 generators of hazardous wastes. (Source: EPA Hazardous Waste Site Searchhttps://rcrapublic.epa.gov/rcrainfoweb/action/modules/hd/handlerindex). Hazardous waste generators include facilities such as automotive repair and medical office buildings. Of the 228 EPAregistered hazardous waste generators within the City, 17 are located in areas projected to be inundated by the 100-year flood projected by FEMA (Source: FEMA’s National Flood Hazard Layer (NFHL) Viewer- https://www.fema.gov/flood-maps/national-flood-hazard-layer).
Both the federal government and the State of California require all businesses that handle more than a specified amount of hazardous materials or extremely hazardous materials to submit a business risk management plan to its local Certified Unified Program Agency (CUPA). In order to effectively manage hazardous materials and waste, the City also implements applicable portions of the Monterey County Hazardous Waste Management Plan and works with the Salinas Valley Solid Waste Authority to implement its Household and Small Business Hazardous Waste Programs.
City of Salinas
2023-2031 Housing Element (November 2023) Page 124
D. Brownfields
GeoTracker is an online database maintained by the State Water Resources Control Board that (1) provides access to statewide environmental data and (2) tracks regulatory data for the following types of sites: Leaking Underground Storage Tanks (LUFT) cleanup sites; Cleanup Program Sites (CPS; also known as Site Cleanups [SC] and formerly known as Spills, Leaks, Investigations, and Cleanups [SLIC] sites); Military sites (consisting of: Military Underground Storage Tank [UST] sites; Military Privatized sites; and Military Cleanup sites [formerly known as DoD non UST]); Land Disposal sites (Landfills); and Permitted UST facilities. Viewing the map of sites in Salinas shows a concentration in the downtown area and Market Street corridors, in part because of the age of development as well as hazardous activities that were allowable in the past. (Source: State Water Resource Control Board, GeoTracker- https://geotracker.waterboards.ca.gov/).
E. Fire Hazards
Salinas is an urbanized community surrounded by agricultural lands. The greatest fire risk in Salinas is fire within the urban area. Structural and automobile fires are the most common fire risks for residents of Salinas. Risk of wildland fires is associated with the rangelands on the hillsides surrounding the community. As development extends out closer to these areas, the risk of wildland fires will increase.
The City currently promotes fire prevention in the following ways:
Funds the Salinas Fire Department to implement fire hazard education and fire prevention programs, including weed abatement programs;
Ensures coordination between Cal Water, Alco, and the Fire Department to provide adequate water pressure for fire-fighting purposes; and
Adopted and implements the most recent Uniform Fire Code provisions and appropriate amendments to reflect the unique needs of Salinas.
The Salinas Fire Department presently has six stations with plans and land allocated for a seventh station.
Salinas has a contract with Salinas Rural Fire Protection District to provide fire protection services to a portion of their Fire Protection District.
F. Salinas Municipal Airport
The Salinas Municipal Airport is a general aviation airport located in the southeastern portion of the City and provides support to the surrounding agricultural industry by allowing operation of agriculture-related equipment, such as helicopters and corporate aircraft. The type of development occurring in the airport vicinity impacts the safety of aircraft operation, as well as the number of people exposed to aircraft hazards, such as excessive noise and airplane crashes.
The Salinas Municipal Airport Master Plan, the Monterey County Airport Land Use Plan, and California Airport Land Use Planning Handbook provide guidance as to appropriate land uses in the area surrounding the airport. Development controls include limiting development within areas subject to high noise levels and limiting the intensity and height of development within aircraft hazard zones.
Development regulations within the Airport Overlay District are outlined in Section 37.40.410 of the City’s zoning code and shall apply to development review applications, structures, and vegetation if located City of Salinas
2023-2031 Housing Element (November 2023) Page 125
on or proposed for land situated within the "area of influence" of the Salinas municipal airport as follows (see Figure 37-40.210):
• General plan amendments to the Salinas general plan;
• Rezoning or pre-zoning of any parcel of land;
• Parcel or subdivision maps;
• Sign permits or master sign plans for signs over fifty feet tall; • Large family day care home permits;
• Site plan review, conditional use permits, variances, and planned unit developments for:
o Any nonresidential project involving the construction of two thousand five hundred square feet or more of new floor area or an increase in the height of an existing structure; (applies to both new construction and additions), or
o Any nonresidential project of any size that involves the conversion to uses that involve the assembly of persons (e.g., classrooms, churches, and gymnasiums), o Any new construction of a residential dwelling or mixed use building or development, or o Any increase in the height of an existing residential dwelling or mixed use building or development;
o Building permits for any new construction of a residential dwelling; o Building permits for additions to residential dwellings involving an increase in the height of the structure, where the structure is located in the runway protection zone; or o Any structure including those in existence prior to the effective date of this division, the height of which would conflict with Salinas Municipal Code, Chapter 4: Airport, and which is determined by the deputy city manager or their designee to be hazardous to airport operations.
• Tall Structures. This division also applies to any development review application for construction or alteration of a structure (including antennas, poles, or towers) higher than two hundred feet above ground level at the site, regardless of the site's location within the city of Salinas. Any such structure shall comply with the requirements of the Salinas Municipal Code, Chapter 4: Airport. • Exceptions. Except with respect to height limitation requirements on structures and trees, this division does not apply to:
o Existing development (as of the effective date of this division) for which no expansion or changes of use are proposed even if the existing uses are not in conformance with the standards herein;
o Use of airport property by the city of Salinas; or
o Any project for improvement of a structure to comply with existing state or local health, sanitary, or safety code specifications which are solely necessary to ensure safe living conditions.
City of Salinas
2023-2031 Housing Element (November 2023) Page 126
The Airport Overlay District code section is available at:
https://library.municode.com/ca/salinas/codes/code_of_ordinances?nodeId=PTIITHCO_CH37ZO_ARTIVOVD IRE_DIV7AIAROVDI
G. Noise
Residential land uses are generally considered to be the most sensitive to loud noises. The principal noise sources in Salinas are the transportation systems. Roadways are the primary source of transportationgenerated noise. The four major sources of transportation related noise in Salinas are:
Traffic on Highways 101, 68 and 183;
City of Salinas
2023-2031 Housing Element (November 2023) Page 127
Traffic on major arterial roadways within the City;
Train movement on the Union Pacific Railroad and Amtrak lines; and Flight activity at the Salinas Municipal Airport.
Section 37-50.180 Performance Standards of the City’s Zoning Code provides controls for excessive and annoying noise from stationary sources such as air conditioning and refrigeration units, industrial development and commercial activities, and other potentially nuisance-related noise sources. Section 37-
50.180 of the Zoning Code establishes allowable exterior noise levels for agricultural, residential, commercial, industrial, and public and semipublic districts.
The City’s Community Development Department considers noise in the project review process and works with the applicant to use site planning and other design strategies to reduce noise impacts to a level less than significant. If the impact cannot be reduced to a level less than significant or avoided with accepted noise reduction methods or other mitigation, the proposed project is determined “Clearly Unacceptable” and is not approved.
Each jurisdiction is required to address noise standards in the community. Specifically, the California Government Code requires the General Plan to include a Noise Element. The City’s noise standards are generally consistent with those established by other communities for similar uses in their respective General Plans. These standards for Salinas have been in place since at least 2002 as part of the City’s Noise Element. Implementation of the Noise Element has never been identified by the development community as a constraint. Furthermore, sound insulation techniques and measures (such as landscaping and triplepane windows) can effectively reduce noise levels and significantly enhance energy costs.
4.2.2 Infrastructure Constraints
A. Water
California Water Service Corporation (Cal Water) and Alosal Water Corporation (Alco) provide water to the City of Salinas. Alco serves approximately one-third of the City. The service area is primarily in the east and southeast portions of the City. Cal Water services the majority of the urbanized planning area including: Vista Del Oro, Las Palmas, Toro Park, Oak Hills, Bolsa Knolls, and Las Lomas.
The source of all urban and agricultural water for Salinas is groundwater from two subbasins – the 180/400 Foot Aquifer and the Eastside Aquifer. Water supplies for the City are limited to the watershed since no imported water sources are available. The City’s groundwater supply is also threatened by seawater intrusion and nitrate contamination due to the substantial agricultural activity within the region.
Both aquifers have Groundwater Sustainability Plans adopted by the Salinas Valley Basin Groundwater Sustainability Agency (SVBGSA).
The two water purveyors will be able to provide necessary infrastructure to serve new development, but they are limited currently to using groundwater for future water supplies. If too much of the groundwater basin becomes contaminated, reducing available supplies, the demand for potable water generated by the development proposed in the General Plan may exceed the available supply. Extended statewide drought conditions and other considerations may limit the possibility of adding imported water sources to compensate for the potential loss of potable water in the groundwater basin.
City of Salinas
2023-2031 Housing Element (November 2023) Page 128
Both water purveyors have a policy to serve new development as required within their service area boundaries. Both purveyors prioritize service to developments with affordable housing units. Both purveyors anticipate having capacity to serve future growth within the City. Water can be provided to new housing in growth areas, since new housing typically results in less water usage than existing agricultural uses.
B. Sewer
The Monterey One Water (M1W), formerly Monterey Regional Water Pollution Control Agency, provides regional wastewater conveyance, treatment, disposal, and recycling services to all of the sewered portions of northern Monterey County, including the entire City of Salinas. Wastewater treatment for the City is provided by M1W’s Regional Treatment Plant in Marina. The Regional Treatment Plant is a secondary level plant using the Trickling Filters-Solids Process (TF-SC) process. The plant is rated at 29.6 mgd and current flows are about 18 mgd. In 2014, MRWPC prepared updated flow projections for the region through 2054. MRWPCA’s projections indicate that the existing regional plant has adequate treatment capacity to accommodate growth through Year 2055. M1W re-certified the projections in 2019. This capacity therefore includes service for the affordable housing allocated to the City through the Regional Housing Needs Allocation process.
C. Dry Utilities
All infill development within the City is served by existing dry utilities. The City of Salinas requires that all developments within the Fture Growth Area provide dry utility connections. For example, Section
9.4 of the West Area Specific Plan requires that that all wet and dry utilities necessary to serve the development as determined by the City shall be provided for each final map or applicable development application. Section 9.4 of the Central Area Specific Plan also requires that that all wet and dry utilities necessary to serve the development as determined by the City shall be provided for each final map or applicable development application.
All infill development within the City is served by existing dry utilities. The City of Salinas requires that all developments within the Future Growth Area provide dry utility connections. For example, Section
9.4 of the West Area Specific Plan requires that that all wet and dry utilities necessary to serve the development as determined by the City shall be provided for each final map or applicable development application. Section 9.4 of the Central Area Specific Plan also requires that that all wet and dry utilities necessary to serve the development as determined by the City shall be provided for each final map or applicable development application.
4.3 Market Constraints
4.3.1 Land Prices
Land costs have a demonstrable influence on the cost and availability of affordable housing. Land prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes less available, the price of land increases. In coastal Monterey County, undeveloped land is limited, and combined with a growing population, land prices have been increasing.
The real estate in the City of Salinas is less than the cost in Monterey Peninsula cities, but higher than costs in other Salinas Valley cities. Data from the Monterey County Association of Realtors shows that the median single-family price in Salinas is $700,000, while it is $1,165,000 in Monterey and $493,500 in City of Salinas
2023-2031 Housing Element (November 2023) Page 129
King City. An analysis of recent sales and currently listed properties on Zillow and the Multiple Listing Service shows that unimproved single family lots sell for between $300,000-$400,000. Unimproved, nonsubdivided properties, such as agricultural land, sell for between $50,000-$100,000 per acre.
In the years since the 2015 Housing Element, the real estate market continued to rebound from the 2008 recession. The cost of housing increased dramatically during the COVID-19 pandemic. Data from the Monterey County Association of Realtors shows that in January 2017, the median sales prices for a singlefamily home in Salinas was $485,000, homes took 2.6 months to sell, and there was an inventory of 201 homes. In 2021, the median sales price was $677,500, homes took 1.3 months to sell, and the inventory was 99 homes. The high real estate market has resulted in higher costs of land that can be developed into housing.
Although there was the extended rise in the real estate market over the last decade, increasing federal interest rates in 2021 and 2022 may have a cooling effect on land price as the cost of financing increases.
The City adopted the Western Area and Central Area specific plans (WASP and CASP) for the North of Boronda Future Growth Area in 2020, allowing for development to move forward in those areas.
However, both projects are currently stalled due to CEQA litigation. Development of the WASP and CASP may resume once the litigation is settled.
4.3.2 Construction Costs
Construction costs are primarily determined by the costs of materials and labor. They are also influenced by market demands and market-based changes in the cost of materials. Construction costs depend on the type of unit being built and the quality of the product being produced. However, construction costs are mostly driven by regional and national factors that can impede housing development in at the local level.
Construction costs increased dramatically during the COVID-19 pandemic, as inflation, national supply chain issues, and increased demand from consumers who initiated home remodel projects during stay-athome orders and remote work assignments combined to drive up costs. The websites ProMatcher and Home Blus estimate that home constructions costs for Salinas are between $150 and $330 per square foot, but construction valuations submitted to the City’s building department are showing costs as high as $400 per square foot for basic home construction. These high costs are a direct result of increased material costs and a shortage of available contractors. This national trend is showing signs of moderating as inflation declines, existing projects are completed, and workers return to the office.
4.3.3 Financing
Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford.
Lower interest rates result in lower monthly payments for the homebuyer and can increase the purchasing ability.
When interest rates rise, the market typically compensates by decreasing housing prices. Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower income households often find it more difficult to purchase a home during these time periods. Error! Reference source not found.Figure 8 shows the average interest rates for each year from January 2015 to April 2023.
City of Salinas
2023-2031 Housing Element (November 2023) Page 130
Figure 8: National Annual Average Mortgage Rates
Source: Freddie Mac Primary Mortgage Market Survey, 2023 From 2015 to 2019, annual average interest rates generally remained stable, followed by a steady decline into 2021. This was in keeping with Federal monetary policies that sought to increase access to credit. The annual averages began to dramatically increase in 2021 and 2022 as Federal monetary policy shifted to combat rising inflation. Rates appear to be stabilizing in 2023 as COVID-19 era inflation begins to wane.
As shown in Table 56, the number of loan applications increases as income increases. The percentage of persons denied for a home loan in Salinas is highest for the very low income (less than 50 percent of the AMI) category with 30.6 percent, and only 39.9 percent of the low-income household applications resulted in loan origination.
Following the Housing Crisis of 2008, the qualifications and lending standards for home loans have changed and financial institutions now have more stringent qualifications for home loans. Despite historically low interest rates during the 2015-2021 period, lower income households found it more difficult to qualify now than prior to 2007.
In the past, in order to extend home buying opportunities to lower income households, jurisdictions often offer down payment assistance and interest rate write-downs, primarily using federal HOME Investment Partnership Act (HOME) and local redevelopment housing set aside funds. However, with the significant reductions in federal funding since 2012 and elimination of redevelopment, most communities in California no longer can afford to operate these programs.
City of Salinas
2023-2031 Housing Element (November 2023) Page 131
Table 56: Mortgage Lending Approval Rates – Salinas Metropolitan Statistical Area (2021) Income Group Total
Applications
Loans
Originated
Withdrawn or
Incomplete
Approved But
Not Accepted
Applications
Denied
<50% MFI 1,393 556 (39.9%) 356 (25.5%) 54 (3.9%) 427 (30.6%) 50-79% MFI 2,509 1449 (57.7%) 554 (22.1%) 52 (2.1%) 454 (18.1%) 80-99% MFI 1,219 741 (60.8%) 259 (21.2%) 33 (2.7%) 186 (15.2%) 100-120% MFI 4,041 2,594 (64.2%) 868 (21.5%) 85 (2.1%) 494 (12.2% 120% MFI or More 14,621 9,914 (67.8%) 3,032 (20.7%) 310 (2.1%) 1,365 (9.3%) Total 23,783 15,254 (64.1%) 5,069 (21.3%) 534 (2.2%) 2,926 (12.3%) Source: FFIEC Home Mortgage Disclosure Act, HMDA Data 2021
4.3.4 Energy Conservation
The City of Salinas is committed to conserving energy and reducing pollution associated with the production of electricity. The City continues to require compliance with Title 24 of the California Administrative Code on the use of energy efficient appliances and insulation. Through compliance with Title 24, new residential development has produced reduced energy demands.
Pacific Gas and Electric (PG & E), which provides electrical service in Salinas, offers public information and technical assistance to developers and homeowners regarding energy conservation. PG & E also provides a number of rebate programs for energy efficient new construction and home improvements.
Section 31.804.18 of the Salinas Municipal Code, Energy Conservation in Chapter 31, Subdivisions requires that new subdivisions requiring a tentative map provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision. Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.
In the Zoning Code, design standards of residential districts discuss lot orientation (passive) and encourage alternative fueling systems in garages for electric vehicle charging, among other energy conservation features.
Brochures with information about Green Building to promote energy conservation are available at the Permit Center of the Permit Services Division of the City Department of Community Development.
4.3.5 Project Duration and Density
The City’s development standards offer flexibility and are adequate to accommodate the maximum allowable density established for the zone. Development proposals however, vary in density primarily due to product type. Typically, townhome projects in high density residential or mixed use areas do not achieve the maximum density, as such product type usually yields an average density between 12 and 18 units per acre. This density is the development community’s response to consumer preference.
The various factors discussed above all affect the viability of a housing project, as well as the time it takes a developer to complete the project once it is approved by the City. In calendar year 2022, there were 252 City of Salinas
2023-2031 Housing Element (November 2023) Page 132
permits issued for new housing units, including ADUs and JADUs. Of those, 125 of those projects were finalized, with an average time between permit issuance and permit finalized being 149 days. The timing for completion of projects varies greatly from project to project. Many factors (contractor schedules, weather, supply chain issues, owner initiative) all of which combine to affect construction schedules and are outside the control of the City. Typically, approval of housing units happens through the building permit process discussed above, with the average 149 days to complete a project, with exception to large scale developments that require planning approval, such as in the future growth area.
Such large-scale projects are typically more complicated and take multiple years to advance, as developers need to finalize predevelopment work, secure financing, and work through external challenges. For example, the City’s West Area Specific Plan and Central Area Specific Plan were approved in 2019 and 2020, respectively, but have not been able to begin construction due to a CEQA lawsuit. However, the development teams have been able to continue predevelopment work during litigation, such as preparing tentative maps. With the CEQA challenge resolved in August 2023, it is believed that development of these specific plans will move forward more quickly.
The factors discussed above can also influence what level of density a developer chooses to pursue. While greater density can result in economies of scale and a greater return on investment, it can also result in increased costs related to design, engineering, and construction. While the City does not directly track whether a project comes in at less than the allowed density, the City does have density minimums in the future growth areas and focused growth areas that ensure certain densities are met. There are also density bonuses to encourage greater density. If a developer decides to construct a project under density, it would most likely be because of economics or expertise. Construction over 4 or 5 stories makes engineering and building costs for a project increase dramatically. It also requires the developer to be skilled in high density developments, and in Monterey County most developers only have experience building 1-3 story projects that have been common in the area.
.
City of Salinas
2023-2031 Housing Element (November 2023) Page 133
5. Housing Resources
5.1 Potential for Future Housing
State law requires that jurisdictions provide an adequate number of and properly zoned sites to facilitate the production of their regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites” through a sites inventory. Under State law (California Government Code section 65583[c][1]), adequate sites are those with appropriate zoning designations and development regulations —with services and facilities—needed to facilitate and encourage the development of a variety of housing for all income levels. The land resources available for the development of housing in Salinas are addressed here.
5.1.1 Regional Housing Needs Allocation (RHNA)
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. HCD allocates a numeric regional housing goal to the Association of Monterey Bay Area Governments (AMBAG). AMBAG is then mandated to distribute the housing goal among the cities and counties in the region. This share for the AMBAG region is known as the Regional Housing Needs Allocation, or RHNA. The AMBAG region, for RHNA purposes, includes Monterey and Santa Cruz Counties. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the AMBAG region so that every community provides for a mix of housing for all economic segments.
The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.
The current RHNA for the AMBAG region covers an 8-year planning period (December 31, 2023 to December 31, 2031) and is divided into four income categories: very low, low, moderate, and above moderate. Salinas As determined by AMBAG, the City of Salinas’ allocation is 6,674 new housing units during this planning cycle, with the units divided among the four income groups as shown in Table 57 City of Salinas
2023-2031 Housing Element (November 2023) Page 134
Table 57: RHNA 2023-2031
Income Group Total Housing Units
Allocated
Percentage of
Units
Extremely/Very Low 920 13.78%
Low 600 9.00%
Moderate 1,692 25.35%
Above moderate 3,462 51.87%
Total 6,674 100%
Source: Association of Monterey Bay Area Governments
Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low-income households (0-30% AMI). In estimating the number of extremely low-income households, a jurisdiction can use 50% of the very low-income allocation.
Therefore, the 920 very low-income units can be evenly split between 460 extremely low and 460 very low income units.
5.1.2 Adequacy of Sites to Meet the RHNA
Table 58 summarizes the sites inventory and how the City plans to accommodate its sixth cycle RHNA.
The sites to accommodate the City’s allocation are divided into the following categories: 1. Pipeline Projects and anticipated ADU Development, 2. Vacant Residential (including non-mixed use commercial and other zones allowing residential) and Mixed Use Sites, 3. Underutilized (non-vacant) Residential and Mixed Use Sites, and 4. The North of Boronda Future Growth Area (FGA). Pipeline projects and anticipated ADU construction are expected to produce 1,370 units, including 524 affordable units. The site inventory has identified capacity for an additional 6,724 units, 1,412 of which are on sites with density suitable for development of lower income housing. Overall, the City has the ability to accommodate 8,094 units during the planning period. Program 1 of Chapter 6 commits the City to actively monitoring its sites inventory to ensure no net loss, competition of Pipeline Projects, compliance with AB 1397, compliance with the Surplus Lands Act, and other sites-related actions.
There are several changes to the sites inventory since the September 2023 draft to reflect current project status and respond to HCD comments to analyze recent trends to determine the likelihood of potential sites developing with non-residential uses. This analysis is located in Section 5.1.4.
Affordability and Non-Vacant Sites
The Sites Inventory projects capacity for 1,936 lower income units, a 21-percent surplus over the RHNA requirement. If non-vacant sites accommodate 50-percent or more of the lower income need, the housing element must describe “substantial evidence” that the existing use does not constitute an impediment for additional residential use on the site. Currently, non-vacant sites account for only 28-percent of the projected lower income sites. Pipeline projects account for 27-percent, vacant sites for 24-percent, and FGA the remaining 21-percent.
City of Salinas
2023-2031 Housing Element (November 2023) Page 135
Table 58: Comparison of Sites Inventory and RHNA
Unit Capacity
Income Category
Total Extremely
/
Very Low
Low Moderate Above
Moderate
Pipeline Projects 378 146 -- 294 818
Projected ADUs -- -- 166 386 552
Vacant Residential Sites
12-24 units/acre -- -- 269 5 274
Underutilized (Non-Vacant) Residential Sites
8-24 units/acre -- -- 340 -- 340
Vacant Mixed Use Sites
18-24 units/acre -- -- 41 -- 41
30-40 units/acre 253 216 -- -- 469
Underutilized (Non-Vacant) Mixed Use Sites
18-24 units/acre -- -- 32 -- 32
30+ units/acre 263 270 3 72 608
North of Boronda Future Growth Area
West Area -- -- 800 1,953 2,753
Central Area 205 205 492 1,305 2,207
Total 1,099 837 2143 4,015 8,094
2023-2031 RHNA 920 600 1,692 3,462 6,674
Surplus +179
(19%) +237 (40%) +451 (27%) +553 (16%) +1,420
(21%)
5.1.3 Progress towards the 2023-2031 RHNA
Pipeline Projects
Jurisdictions may count toward the RHNA housing units that are in development, under construction, or approved, since July 1, 2023. As of October 2023, there are 818 units that the City anticipates will be in the pipeline at that time. Included in these projects are a mix of affordable and market-rate housing developments. Because of the City’s current inclusionary housing ordinance, which applies to projects of 10 or more units, even the market-rate projects will still contribute towards the affordable housing stock.
Together, the Pipeline Projects credited towards the RHNA have the following income distribution:
378 very low-income units
146 low-income units
0 moderate-income units
294 above moderate-income units
City of Salinas
2023-2031 Housing Element (November 2023) Page 136
Anticipated ADU Development
Increasing the number of ADUs in Salinas is a top priority for the City. The City passed a fee holiday for ADUs before the state and recently created pre-approved plan sets for detached ADUs to bring down development costs and accelerate approvals. Recent state laws eliminating restrictions on ADUs and this proactive approach resulted in a dramatic increase in ADU interest and permits. In 2019 and 2020, the City permitted 17 and 16 ADUs; this increased to 110 in 2021 and 134 in 2022. This dramatic increase in ADU production corresponds to changes in state law and dedicated local efforts to promote and streamline ADU development by the City. The City waived fees for new ADUs prior to similar state efforts, held community information sessions, created an ADU hotline, and adopted pre-approved plans to lower soft costs and development time.
The City is allowed to use an estimate of future ADU production to count towards its RHNA. Projecting the average of the previous four years (69 ADUs permitted annually) over the eight-year planning period yields a conservative estimate of 552 units. Based on review of publicly listed ADU rents on sites such as Zillow, the City estimates 70-percent of these units at the Above Moderate Income level and 30-percent at Moderate Income level for RHNA purposes. Program 4 in Chapter 6 describes actions the City will take to continue encouraging ADU production.
After counting pipeline projects and anticipated ADU development, the remaining RHNA need for the Planning Period is 5,261. Allocation of the remaining need by income category is also shown in Table 59.
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
Pipeline Projects
Entitled
Creekbridge Village III,
1486 Constitution
Boulevard:
Adding MF to an existing
commercial parking lot
and demolishing existing
gym.
Status: Project fully
approved and under
construction. Anticipated
completion in 2024 or
2025.
In-lieu fee to be
paid by developer
and make 6 units
(12-percent)
available to
Section 8
program.
Executed Intent to
Pay In-Lieu Fee
document in
place.
4 2 -- 44 50
Parkside Manor Phase
II, 1108 Parkside Street:
Second phase of 160-unit
affordable development
from the Monterey
County Housing Authority
100% affordable
housing project,
exempt from
Inclusionary
Ordinance.
Developer
pursuing CTCAC
and City funding.
78 1 -- 1 80
City of Salinas
2023-2031 Housing Element (November 2023) Page 137
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
and Monterey County
Housing, Inc. (MCHI).
Status: All units are
entitled and Phase I has
been constructed. Phase
2 could move forward
when MCHI is able to
secure funding.
Anticipated completion
2027-2028.
Step Up in Salinas, 540
Work Street:
Homekey project/motel
conversion providing
units for permanent
housing for chronically
homeless plus two
manager units.
Status: Project is entitled
pending approval of
change of ownership of
majority of property, with
the city retaining a small
portion in a FEMA
floodway that may
eventually be transferred
to the Water Resources
Agency of Monterey
County. This matter is
expected to be resolved
by early-mid 2024 and
construction could be
complete by the end of
2025.
100% affordable
housing project,
exempt from
inclusionary.
Developer
obtained HCD
Homekey Round 1
and City funding.
99 -- -- 2 101
Step Up on Fairview,
1030 Fairview Avenue:
Homekey Round 2
project/motel conversion
providing units for
permanent housing for
chronically homeless plus
one manager unit.
Status: Project is under
construction and could
receive certificate of
100% affordable
housing project,
exempt from
inclusionary.
Developer
obtained HCD
Homekey Round 2
and City funding.
42 -- -- 1 43
City of Salinas
2023-2031 Housing Element (November 2023) Page 138
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
occupancy by December
2023 or early 2024.
Step Up on Sanborn,
180 S Sanborn Road:
The second of two
Homekey Round 2
project/motels
conversions providing
units for permanent
housing for chronically
homeless plus one
manager unit.
Status: Project is
anticipated to complete
entitlements by the end
of 2023 and construction
could be complete by end
of 2024.
57 -- -- 1 58
11 Hill Circle PUD, 11
Hill Circle:
A new small-lot
subdivision of detached
homes on vacant land
with urbanized area. PUD
and Negative Declaration
approved in 2022.
Status: Developer is
working through
subdivision map approval
with state Department of
Fish and Wildlife.
Pending successful
approval in 2024
construction anticipated
to complete by 2027 or
2028.
Inclusionary
Project. Developer
selected Option 2
(3 units at Median
Income, 2 units at
Moderate Income
and 1 unit at
WorkforceIncome.
-- --6 -- 31 37
Under Review/Active Planning
Northeast Corner John
and Abbott Streets
PUD:
Residential would be a
part of a new mixed use
development
consolidating 14 formerly
industrial parcels.
Inclusionary
Project. Option 3 -
In-lieu fee and 27
units (12-percent)
available to
Section 8
Program.
Executed Intent to
Pay In-Lieu Fee
15 14 -- 213 242
City of Salinas
2023-2031 Housing Element (November 2023) Page 139
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
Status: Developer is
preparing PUD and
application for submittal.
This project includes
consolidating 14 existing
parcels to 10 parcels and
a new road dedication.
All proposed phases are
intended to be complete
by 2031.
document in
place.
467 E Market Street
Mixed Use:
Proposed infill project on
one vacant and one
developed lot. Would
replace existing singlestory building with fivestories of apartments with retail fronting the street.
Status: Currently in siteplan review. Assuming
permitting can be
completed in 2024
project could be
constructed by 2026.
100% affordable
housing projects
are exempt from
inclusionary.
Developer will
pursue CTCAC
and City funding.
20-- 54 -- 1 75
St. George Senior
Apartments, 98 Kip
Drive:
Potential partnership
between a church and
non-profit developer,
CHISPA, will pursue
CTAC and City funding.
Status: Doing a General
Plan Amendment and
Rezone to R-H-1.8,
which should go to
Council in January 2024.
Assuming all permitting
can be completed in
2024, project could be
constructed by 2026.
100% affordable
senior housing
projects are
exempt from
inclusionary. .
19 20 -- 1 39
City of Salinas
2023-2031 Housing Element (November 2023) Page 140
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
Republic Café Housing
Project, 37 Soledad
Street:
City is in the process of
purchasing this historic
but neglected building in
Chinatown with the intent
of developing affordable
housing on its second
floor.
Status: In escrow, with
dedicated project
management funding
ready when it closes. City
has allocated Local
Housing Trust Fund
money to this project and
34-38 Soledad Street
below. City would
complete
predevelopment activities
and issue RFP by 2025,
with project completion
by 2028.
City administered
project. Developer
5 units, 100%
affordable.
5 5
34-38 Soledad Street:
City recently purchased
this lot in Chinatown for
the purpose of building
housing. located across
from Republic Café site.
Status: Applied for REAP
2.0 funds to cover
predevelopment
activities. Could issue
RFP by 2025 with project
completion by 2028.
City administered
project, would be
100% affordable.
26 El Rey Motel
Conversion, 443 W
Market Street:
City is using ARPA funds
to purchase another
motel for conversion to
housing, similar to
Homekey projects.
City administered
project, would be
100% affordable.
13 13
City of Salinas
2023-2031 Housing Element (November 2023) Page 141
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
Status: City could close
as soon as January
2024. Owner could delay
until further into 2024
through a 1031
Exchange. Once
purchased, the city would
seek conversion similar
to the Homekey projects.
Estimated completion by
2026.
Vineyard Church
Vacant Lot, 1182 E
Alisal Street:
Vineyard Church is
interested in building
affordable housing on the
vacant lot adjacent to
their church building.
Status: Church owners
have partnered with an
affordable developer and
are working on plans.
They’ve met with the City
to review preliminary site
plans and are developing
their application package.
Assuming permitting in
2024-2025, project could
be constructed by 2027-
2028.
100% affordable. 34
942 Lupin Drive:
Owner has met with
planning about
redeveloping this lot as a
small
multifamily/affordable
apartment.
Status: Owner has met
with city staff and is
developing preliminary
plans. Assuming
permitting in 2024-2025
this small project could
be constructed by 2026-
2027.
Project under 10
units, not subject
to inclusionary.
Owner with
demonstrated
interested in
making it 100%
affordable and
working with the
Section 8
Program.
5 5
City of Salinas
2023-2031 Housing Element (November 2023) Page 142
Table 59: Credits Toward the RHNA
Name and Status
Affordability and
Inclusionary
Ordinance
Compliance
Extremely and
Very Low
Income
(0-50% AMI)
Low
Income
(51-80%
AMI)
Moderate
Income
(81-120%
AMI)
Above
Moderate
Income
(121%+ AMI)
Total
Accessory Dwelling Units
Anticipated ADU
construction
N/A -- -- 166 386 552
Sub-total credit
toward RHNA 378 146 166 680 1,370
2023-2031 RHNA 920 600 1,692 3,462 6,674
Remaining RHNA Need 542 454 1,526 2,782 5,304
Source: City of Salinas, 2023. See Appendix B Sites Inventory for site details
5.1.4 Residential Land Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth. The City has sufficient sites to meet and exceed the identified housing need. Altogether, these sites, shown on Figure 9 ensure that adequate sites beyond the remaining RHNA are provided for in the planning period.
A. Land Inventory Considerations
Consistent with HCD Guidelines, the methodology for determining realistic capacity and potential affordability level on each identified site must account for land use controls and site improvements. The Salinas General Plan and Zoning Code require minimum densities to be provided in the Residential Low, Residential Medium, and Residential High districts. City of Salinas land use and zoning regulations provide a range of densities for single-family (6 to 8 du/ac, without density bonus) and multi-family (8 to 15 units/acre for medium density, 15 to 24 units/acre for high, without density bonus) housing development to accommodate a range of housing options. Minimum densities for mixed use developments are either 15 units/acre or 30 units/acre (determined by size and location). In unique cases, mostly on mixed use sites in or near the Downtown Core, there can be a much wider range of density allowed, from 15 to 80 units/acre, without density bonus. The City is using 70-percent of max capacity as a conservative assumption. In zones with tighter density ranges, this is close to the minimum density while allowing flexibility in zones with larger ranges. For example, a one-acre site in a R-H 1.8 district would be allowed a maximum of 24 units; 70-percent of 24 is 17, just above the 15 unit minimum.
The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower income RHNA based on State law. The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by State law (at least 30 units/acre for Salinas), HCD is obligated to accept sites with those density standards (30 units/acre or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for lower income households. In 2013, the City amended the Mixed Use (MX) zoning district and Focused Growth Overlay district regulations to allow for a minimum density of 30 units/acre and a maximum density of 40 units/acre (without density bonus) for parcels one acre in size or larger in order to ensure adequate site for higher density residential uses. Also amended were the permitted uses for a select group City of Salinas
2023-2031 Housing Element (November 2023) Page 143
of parcels to allow residential multi-family projects by right. The City also included an amendment to allow developments on certain MX-zoned parcels located within 2,500 feet of the Salinas Intermodal Transportation Center to have up to a maximum density of 80 units/acre (without density bonus), subject to the approval of a Conditional Use Permit. Higher densities of up to 80 units/acre are also allowed in the Central City Overlay (Downtown Core) for mixed use projects and 60 units/acre for solely residential projects. Parcels one acre in size or larger that are zoned Mixed Use and located in specific overlay districts are consistent with the State-established default density standard (30 units/acre) for metropolitan jurisdictions such as Salinas. Therefore, identified sites in these zones are considered appropriate to accommodate housing for lower income households consistent with Government Code Section 65583.2(c)(3)(B). Sites zoned at 15 to 24 units/acre are credited towards the moderate income RHNA.
In 2019 the City received an SB2 planning grant to upzone identified areas to MX or high-density residential to spur residential development ahead of the Housing Element and General Plan Updates.
These areas included City-owned surface parking lots downtown, vacant big box stores, underutilized commercial areas, and one undeveloped residential parcel. All SB2 rezoning will be complete by December, 2023. Only some SB2 sites are included in the Sites Inventory based on their lot size, current use, and redevelopment potential. Despite this conservative approach for RHNA purposes, these rezonings demonstrate the City’s efforts to boost housing production and reflect its desire to create denser, more sustainable, and more livable infill neighborhoods.
The most significant land use change since the 2015 Housing Element is the adoption of two specific plans for over 1,500 acres, approximately two-thirds of the North of Boronda Road Future Growth Area (FGA), farmland annexed by the City in 2008. The West Area Specific Plan (WASP), adopted 2019, and Central Area Specific Plan (CASP), adopted 2020, are designed around New Urbanism principles.
Analysis of Recent Projects and Adjusting for Non-Residential Development Recent Housing and Mixed Use Projects Over 10 Units
Project Actual
Density
Zoning
and Max
Density
Affordability Construction
Time*
Notes
Rabobank
building
adaptive reuse
– 301 Main
Street
350 du/ac
(49 units on
0.14 acres)
MX - No
max density
for adaptive
reuse
projects
downtown
Market rate –
Inclusionary
Ordinance did
not apply to the
downtown at
approval time.
4 years (2019-
2023)
All studio
apartments above
dining in a
conversion of a
historic six-story
office/bank
building.
Dick Bruhn
building
adaptive reuse
– 300 Main
Street
44 du/ac (19
units on 0.43
acres)
MX - No
max density
for adaptive
reuse
projects
downtown
Market rate –
Inclusionary
Ordinance did
not apply to the
downtown at
approval time.
2 years (2021-
2023)
11 one-bedroom
and 8 twobedroom
apartments in a
mixed use
conversion of a
historic
department store.
City of Salinas
2023-2031 Housing Element (November 2023) Page 144
Sun Rose
Apartments –
439 Soledad
Street
31 du/ac (11
units on 0.36
acres)
RM-2.9 –
15 du/ac
100%
Affordable –
used density
bonus to
increase units.
4 years (2019-
2023)
Demolished a SF
home and built 3-
story apartment
building for Special
Needs Housing.
Parkside
Manor Phase 1
– 1108
Parkside Street
35 du/ac (80
units on 2.28
acres)
RH-1.8 –
24 du/ac
100%
Affordable –
used density
bonus to
increase units.
2 years (2021-
2023)
First phase of
affordable
apartments,
replacing
deteriorated units
and doubling site
density.
The Alameda
– 400 Abbott
Street
30 du/ac
(110 units on
3.6 acres)
MX/Focus
Growth
Overlay 4 –
40 du/ac
Market Rate –
project
approved
between
Inclusionary
Ordinances
3 years (2020-
2023)
New mixed-use
development
consolidating five
lots into two.
Moon Gate
Plaza – 21
Soledad Street
109 du/ac
(90 units on
0.82 acres)
MX/Focus
Growth
Overlay 2 –
80 du/ac
Affordable –
88 SRO units
plus 2 manager
units
2 years (2018-
2020)
New SRO mixeduse building for
the chronically
homeless.
Consolidated eight
parcels into one.
North Main
Apartments –
2205 N Main
Street
15 du/ac (13
units on 0.87
acres)
CR – 24
du/ac
Market rate –
approved
between
inclusionary
ordinances
2 years (2019
-2021)
New multifamily
building.
Dai-Ichi
Village – 30 E
Rossi Street
71 du/ac (41
units on 0.58
acres)
MX/Focus
Growth
Overlay 2 –
80 du/ac
Affordable
senior housing
2 years (2014-
2016)
New senior
housing.
Monterey
Street
Conversion –
401 Monterey
Street
34 du/ac (16
units on 0.47
acres)
MX - No
max density
for adaptive
reuse
projects
downtown
14 market rate,
2 affordable
units
1 year (2018-
2019)
Converted
office/clinic
building into
apartment
building.
Haciendas
Phase 3 – 40 E
Rossi Street
26 du/ac (41
units on 1.57
acres)
MX/Focus
Growth
Overlay 2 –
80 du/ac
Affordable
senior housing
2 years (2015-
2017)
New senior
housing.
*Construction time estimated by time between approval and finalizing of building permit.
Looking at projects with more than 10 units completed since 2016 suggests several trends considered when compiling the sites inventory. Most projects were completed on sites zoned for Mixed Use, but City of Salinas
2023-2031 Housing Element (November 2023) Page 145
there are some on residential and commercially zoned sites. These 10 projects are evenly split between affordable and market rate, reflecting significant efforts on the part of the City, Housing Authority of the County of Monterey, and their affordable housing partners. During this time period, virtually all projects on Mixed Use-zoned sites included residential. In addition to the seven completed projects listed above, there are three more projects on Mixed Use-zoned sites in the pipeline. During this time there has only been one non-residential project built in a Mixed Use zone. Because of the demand for housing on such sites, the sites inventory does not included additional discounting beyond 70% of capacity.
In other commercial zones that allow residential, there is more demand for construction beyond housing. On Commercial Retail-zoned sites, there is still demand for retail and other new construction.
Since 2018, there are two recent new buildings with residential (one under 10 units), two more in the pipeline, and at least five completed new non-residential buildings (new fast-food restaurants, selfstorage, and a financial services building). Because of this, and additional 50-percent discount rate was applied to the six Commercial Retail-zoned sites in the inventory.
The sample size of completed projects in other non-residential/commercial zones that allow housing is limited. In the Commercial Office (CO) and Commercial Office/Residential zones (CO/R), the only recent new construction project is a duplex, and only recent reuse project is the conversion of a church to medical offices. There are only two CO and one CO/R sites in the inventory. The CO sites are both vacant parcels, and the CO/R site is the empty former home of the Californian newspaper. This downtown historic building had adaptive reuse interest pre-pandemic and is a great candidate for project similar to those at 300 and 301 Main Street. There are also two sites zoned Public/Semi-Public (PS) listed in Underutilized Sites. These are owned by the City and County of Monterey respectively. Because of their density, these units are listed in the moderate income category, but any project would realistically be for low-income housing. Recent examples of projects (and City-County partnerships) on PS sites include the SHARE Center, a navigation center opened in 2021, and a 132-unit affordable housing project located at 845 Laurel Drive. Because the City granted the County building permit control, these units are not listed in our sites inventory. To take a conservative approach, there is an additional 25- percent unit discount applied to these five CO, CO/R, and PS sites in the inventory.
Small Sites
The Appendix B Sites Inventory lists several parcels under 0.5 acres. Most of these are collectively part of a larger “site” that consolidates multiple parcels. Recently completed projects at 21 Soledad Street and 400 Abbott Street are both examples of lot consolidation, as is the pipeline projects the Northeast corner of John and Abbott. There are only four standalone sites under 0.5 acres in the updated inventory. Two of these, 16 N. Wood Street and 230 Martella Street, are privately owned, and are only estimated to produce eight moderate income units. The other two, 37 and 34 Soledad Street, are pipeline projects by the City itself. Four of the ten recent housing and mixed use projects over 10 units are on parcels under 0.5 acres, demonstrating the feasibility of small site projects in Salinas. While the zoning code does have some incentives for lot consolidation, there is an action in Program 6 to strengthen these in the zoning code update.
City of Salinas
2023-2031 Housing Element (November 2023) Page 146
Figure 9: Sites Inventory
City of Salinas
2023-2031 Housing Element (November 2023) Page 147
B. Vacant Residential Land Inventory
Identification of vacant residential and mixed-use land was based on the 2015 Housing Element sites inventory, with developed and non-viable sites removed, with the addition of any recently-available or rezoned sites as appropriate. Virtually all sites in the vacant land inventory were included in the 2015 Housing Element. (See Appendix B for detailed sites table). (10) Vacant Residential and Commercial Land
The inventory of vacant residentially zoned land and commercial land that permits residential uses in Salinas totals 24 acres, down from 65.5 acres in the 2015 inventory. This decrease is from housing development on previously vacant sites, mostly from the completion of the Monte Bella subdivision, which is comprised of low-medium density housing. The remaining vacant residential sites, identified in Table 60, have the potential to yield 274 units at medium densities appropriate for moderate and above moderate income housing.
Table 60: Vacant Residentially Zoned Land Inventory
General Plan Zoning # Sites1
Residential
Density Range
Allowed
Acres
Realistic
Capacity
(units)2
Potential
Affordability Level3
Residential Medium
Density
R-M-2.9 1 8-15 units/acre 1.7 18 Moderate
R-M-3.6 1 8-12 units/acre 0.6 5 Above Moderate
Residential High
Density
R-H-1.8 2 15-24 units/acre 3.7 62 Moderate
Residential High
Density R-H-2.1 2 15-20 units/acre 5.7 79 Moderate
Office and Retail4 CO 2 15-20 units/acre 3.4 35 Moderate CR 4 15-24 units/acre 8.9 75 Moderate
Total 12 24 274
Notes:
1. Sites may assume consolidation of parcels. 2. Capacity based on minimum density or 70% of maximum density.
3. Potential affordability level represents the level of affordability that would be considered feasible based on the density range allowed, without subsidy or density bonus.
4. Additional discount rate of 25-percent applied to CO and 50-percent applied to CR as described in methodology in 5.1.4.A.
Source: City of Salinas Information Systems, GIS data, October 2023. (2) Vacant Mixed Use Land
The inventory of vacant mixed use zoned land in Salinas totals 20.15 acres, all identified in the Fourth and Fifth Cycle Housing Elements. These vacant parcels are designated for densities ranging from 15 to 40 units/acre. Three mixed use parcels sites (totaling just over 15 acres) allow for a minimum density of 30 units/acre and allow residential uses by right (with a capacity for 469 units). Per AB 1397, vacant sites identified in the previous two Housing Element Cycles used to accommodate lower income RHNA must allow residential as a by right use at a minimum of 20 units per acre if at least 20-percent of the units are affordable. Each site accommodating lower income RHNA already allows residential as a by right use at a minimum of 30 units/acre. In total, vacant mixed-use properties identified in Table 59 have the potential to yield 510 units. The overlay districts identified in Table 59 are discussed in more detail in the Underutilized Land Inventory section.
City of Salinas
2023-2031 Housing Element (November 2023) Page 148
Table 61: Vacant Mixed Use Land Inventory
General
Plan Zoning Overlays # Sites
Allowed
Density
Range
Acres
Realistic
Capacity
(units)1
Potential
Affordability
Level2
Sites <1 Acre in Size
Arterial
Frontage MAF
FG 2 – North Main
Street/Soledad
Street
1 15-24
units/acre 0.25 4 Moderate
Sites ≥1 Acre in Size
Arterial
Frontage MAF
FG 2 – North Main
Street/Soledad
Street
2 15-24
units/acre 4.2 37 Moderate
Mixed Use MX3
FG 2 – North Main
Street/Soledad
Street
2 30-40
units/acre 13 389 Very LowLow
FG 5 – East Alisal
Street/East Market
Street
1 30-40
units/acre 2.7 80 Very LowLow
Total 6 20.15 510
Notes:
1. Capacity based on minimum density or 70% of maximum density.
2. Potential affordability level represents the level of affordability that would be considered feasible based on the density range allowed, without subsidy or with a reasonable amount of subsidy.
3. Allows residential and mixed use uses by-right.
MAF= Mixed Arterial Frontage, MX= Mixed Use
Source: City of Salinas Information Systems, GIS data, September 2023.
City of Salinas
2023-2031 Housing Element (November 2023) Page 149
C. Underutilized (Non-Vacant) Land Inventory
As vacant land has become scarce in Salinas, the use of underutilized land has become a more attractive alternative for residential units. This inventory takes a very conservative approach to including underutilized commercial properties. Salinas still has a very strong demand for local retail and low commercial vacancies, even in older, single-story developments in Focus Growth Overlay Districts are zoned for significantly higher density. The sites included have the highest potential for development within the planning period based on use, occupancy status, size, density, opportunities for consolidation, past market demand, and established regulatory incentives for development. Sites in the Underutilized Land Inventory have the capacity for 980 units. Four out of sites in the underutilized land inventory for this planning period were included in the 2015 Housing Element.
Recent and current projects suggest that there are great opportunities for redevelopment of underutilized land. Two adaptive reuse projects in the downtown core finished construction in 2022, turning commercial buildings (formerly the Dick Bruhn and RaboBank buildings) into 68 units with retail and dining ground floors. The City also secured multiple rounds of Project Homekey funding to purchase and convert three hotels into permanent housing. In Chinatown, Mid Pen Housing and the City consolidated eight parcels into a 0.8-acre site and built an 88-unit affordable, permanent supportive housing development with ground floor space for a community art gallery. The City purchased another lot just down the block from Moon Gate Plaza at 34 Soledad Street included in this sites inventory and is seeking additional property in the area to assemble sites for future development. On Abbott Street, construction is finished in 2023 on 110 units of mixed-use housing after consolidating three lots formerly dedicated to car sales. This is the first major housing development on a primary commercial corridor the City has envisioned transforming since the 2002 General Plan. A larger Planned Unit Development is in the planning review stages for the northeast corner of John and Abbott Streets which would include 242 units, a hotel, and other commercial uses. At 1486 Constitution Boulevard, a market rate developer is utilizing a commercial center’s excess parking area and demolishing a vacant gym to add 50 multifamily units.
These projects indicate trends of adaptive reuse or reconstruction of vacant buildings, underutilized lot consolidation, affordable housing partnership, and the start of redevelopment momentum in older commercial areas.
(3) Underutilized Residential/Non Mixed-Use Land
The sites inventory also includes five non-mixed use sites with commercial or public use zoning. Parcel number 003851039000 is a County-owned lot on Constitution Boulevard with some surface parking. It is also next to the Natividad Medical Center and the Constitution Soccer Complex. 101 W. Alisal Street is a City-owned parcel that nearly includes the entire block containing the Recreation Center and Steinbeck Library, but also a one-acre surface parking lot. Currently zoned Public/Semi-Public, this parking lot could be used for a Type A shelter, medium density housing, or rezoned for higher density similar to other lots downtown rezoned through the SB2 grant. Next to this parking lot is 123 W. Alisal Street, the vacant Californian Building, formerly home to the Californian newspaper. This building is currently zoned Commercial Office/Residential (CO/R), and as a local example of Art Deco architecture is an excellent candidate for another adaptive reuse project downtown. Two vacant big box Commercial Retail sites are included in this category. These are the vacant former Sears at Northridge Mall (1100 Northridge Mall and former Orchard Supply at 1067 N. Davis Road. These sites have the capacity of 340 units by zoning and acreage. These are allocated to moderate income because of the medium density allowed but public ownership of two of these sites means projects could have higher levels of affordability. (4) Underutilized Mixed-Use Land
City of Salinas
2023-2031 Housing Element (November 2023) Page 150
The underutilized land inventory focuses on properties in and around the Central City Overlay district and the FG Overlay districts (which consists of five areas) (Table 62). The purpose of the Central City and FG Overlay district regulations is to focus growth on underutilized infill sites with high development potential and encourage the development of mixed use neighborhoods that are active, transit-oriented, safe, and welcoming. Properties in these districts are located in the downtown and along major corridors and are eligible for regulatory and economic incentives that provide favorable conditions for future provision of housing. Specific standards for all overlay districts are identified in Zoning Code Article IV, Division 4. While minimum densities are typically used to calculate realistic capacity (consistent with California Government Code 65583.2[c][1]), in many cases these are conservative estimates, as densities on some sites can be increased significantly. For example, MX zoned properties in the Downtown Core area and MX zoned properties within 2,500 feet of the ITC can be developed at up to 80 units/acre (for mixed use projects and before a density bonus).
The urbanized downtown is within the Central City Overlay (CC) district which is further divided into the Downtown Core (DC) and Downtown Neighborhood (DN) areas. Both of these areas have unique historical development and relatively high development intensities. Located in these two areas are the City of Salinas and Monterey County government centers, each with hundreds of employees and built-in demand for housing. Similar opportunities exist along the major arterials. The Downtown Core area offers numerous underutilized sites, as well as zoning regulations and incentives that promote the highest development intensities, including an adaptive reuse ordinance that exempts buildings converted to residential from requiring new onsite parking, open space, and allows such projects to exceed maximum density requirements. This ordinance made the Dick Bruhn and Rabobank adaptive reuse projects feasible.
Development in the downtown and FG areas also can take advantage of well-established infrastructure and an extensive transportation network. Monterey-Salinas Transit completed a Comprehensive Operational Analysis in 2021. The resulting Revised Network Plan upgraded bus service to every 15 minutes along Lines 49 and 41, which cover the downtown and three of the five FG areas. In 2021, the City rezoned four surface parking lots, including that of the Intermodal Transit Center (ITC), and the Permit Center building to MX to further enable short- and long-term transit-oriented development in the downtown. Affordable housing developments located in these areas can benefit from funding resources (such as Low-Income Housing Tax Credits) that assign high scores to sites near transit and services.
In 2013, the City established a minimum density of 30 units/acre and a maximum density of 40 units/acre for MX parcels one acre in size or larger in FG Overlays with multifamily housing permitted by right.
These areas include underutilized (nonvacant) sites also identified in the previous Housing Element used to accommodate lower income RHNA. Limiting this change to larger parcels is intended to promote design flexibility and encourage lot consolidation for more viable development. To ensure higher-density development would be feasible, the City also reduced parking, bedroom mix, and open space requirements.
City of Salinas
2023-2031 Housing Element (November 2023) Page 151
Table 62: Underutilized Land Inventory
General
Plan Zoning Site Description
Allowed
Density
Range
Acres
Realistic
Capacity
(units)1
Potential
Affordability
Level2
Residential/Non-Mixed Use
Public/
Semipublic
PS
Lot 6/17, 101
W. Alisal Street.
APN:
002331010000
Large City-owned parking
lot that is infrequently
used. Part of larger parcel
but only parking lot
portion included in
analysis. Zoning also
allows Type A Emergency
Shelters. Parking lot is
paved doesn’t have other
improvements.
12-15
units/acre 1.14 9 Moderate
PS
Constitution
Boulevard
APN:
003851039000
County-owned parcel with
dirt parking lot. Located
near Natividad Hospital
and SHARE Center
navigation center. Zoning
also allows Type A
Emergency Shelters.
12-15
units/acre 24.20 191 Moderate
Office and
Retail3
C0/R
123 W Alisal
Street
APN:
002335005000
Vacant building formerly
home to the Californian
Newspaper. Excellent
candidate for adaptive
reuse like other recently
completed historic
conversions on nearby
Main Street.
15-20
units/acre 0.87 9 Moderate
CR
1067 N Davis
Road
APN:
261711052000
Vacant former retail big
box store and parking lot
empty since 2019.
15-24
units/acre 5.39 45 Moderate
CR
1100 Northridge
Mall
APN:
253201540000
Vacant former Sears
building and lot attached
to the larger Northridge
Mall. Retains separate
ownership from
remainder of mall.
15-24
units/acre 10.20 86 Moderate
Subtotal 5 41.8 340
Mixed Use – Focus Growth and Downtown Overlay Districts Arterial
Frontage MAF
1121 Baldwin
Street
APN:
003272005000
Office building that the
owner has expressed
interest in converting to
residential.
15-24
units/acre 0.65 11 Moderate
Mixed Use MX
30 Romie Lane
APN:
002542013000
Massive surface parking
lot serving small-scale
retail that does not
produce significant
30-40
units/acre 5.22 157 Very Low-Low
City of Salinas
2023-2031 Housing Element (November 2023) Page 152
Table 62: Underutilized Land Inventory
General
Plan Zoning Site Description
Allowed
Density
Range
Acres
Realistic
Capacity
(units)1
Potential
Affordability
Level2
parking demands. At over
five acres it could be
developed on its own, or
paired with
redevelopment of
adjacent buildings
fronting Main Street
(separate parcels).
MX
718 Abbott
Street
APN:
002902047000,
002902048000
Currently an equipment
rental facility. Owner has
expressed interest in
residential redevelopment
and is an experienced
developer in Salinas.
Owner recently
completed a mixed use
redevelopment on similar
property 1,000 feet at
504 Abbott Street.
30-40
units/acre 2.83 85
Very LowAbove
Moderate4
MX
207 N Sanborn
Road
APN:
004131004000,
004131001000
Owned by the Teamsters
Local 890 and used as
their headquarters. They
are interested in
redeveloping the site with
affordable housing. Site
is adjacent to 2.65 acres
of vacant mixed use land
owned by the City. The
Teamsters and the City
have partnered on a joint
RFP for development.
30-40
units/acre 1.39 42 Very Low-Low
MX
58 W Market
Street
APN:
002171013000,
002171012000,
002171008000,
002171007000,
002171006000,
002171011000,
002171010000,
002171005000,
002171023000,
002172001000,
002172002000,
002172011000,
002172012000
This site is the parking lot
Intermodal Transit Center
downtown. It’s owned by
the City and the City is
developing a masterplan
for Transit Oriented
Development with
affordable housing.
Max. 80
units/Acre 3.17 178 Very Low-Low
City of Salinas
2023-2031 Housing Element (November 2023) Page 153
Table 62: Underutilized Land Inventory
General
Plan Zoning Site Description
Allowed
Density
Range
Acres
Realistic
Capacity
(units)1
Potential
Affordability
Level2
MX
295 Main Street
APN:
002234028000
Currently used as an
office building but is an
excellent candidate for
adaptive reuse. Similar
mixed use projects were
recently completed at 300
and 301 Main Street
Max. 80
units/Acre 0.58 32 Very-Low-Low
MX
300 Monterey
Street
APN:
002233023000
City-owned parking lot
(Lot 5) recently rezoned
to Mixed Use for
redevelopment.
Max. 80
units/Acre 1.16 65 Very Low-Low
MX
122 Lincoln
Avenue
APN:
002245008000,
002245007000,
002245006000,
002245005000,
002245004000,
002245003000
City-owned parking lot
(Lot 12) recently rezoned
to Mixed Use for
redevelopment.
Max. 80
units/Acre 0.88 49 Very Low-Low
MX
108 E San Luis
Street
APN:
002353001000,
002353002000,
002353003000
Surface parking lot on
own parcel(s) in
Downtown Neighborhood
overlay. Surrounding land
uses have additional
dedicated surface parking
lots.
15-24
units/acre 0.71 12 Moderate
MX
40 E San Luis
Street
APN:
002352017000
Surface parking lot on
own parcel in Downtown
Neighborhood overlay.
Surrounding land uses
have additional dedicated
surface parking lots.
15-24
units/acre 0.53 9 Moderate
Subtotal 10 17.1 640
Total 15 58.9 980
Notes:
1. Capacity based on minimum density or 70% of maximum density.
2. Potential affordability level represents the level of affordability that would be considered feasible based on the density range allowed, without subsidy or with a reasonable amount of subsidy.
3. Additional discount of 25-percent applied to PS and CO/R, and 50-percent applied to CR sites, per Section 5.1.4.A
4. Affordability based on Inclusionary Housing Ordinance Option 1 which the owner/developer has opted for in another recent residential project (see Creekbridge Village III on Table 59).
Source: City of Salinas Information Systems, GIS data, October 2023.
5.1.5 Future Growth Area
In addition to the residential and mixed use sites identified in previous sections, future residential development will occur in the City’s North of Boronda Future Growth Area (FGA). The FGA is currently City of Salinas
2023-2031 Housing Element (November 2023) Page 154
owned by a number of different owners and has agricultural, limited residential uses and other nonresidential uses. The FGA was annexed into City limits in 2008 and consists of approximately 2,400 acres.
Based on site constraints, market conditions, and other factors influencing development intensity, the 2002 General Plan anticipated that the FGA will accommodate approximately 12,000 residential units, along with a mix of commercial, education, recreation, and other uses. This anticipated development is reflected in the growth assumptions for AMBAG’s regional forecasts and RHNA methodology, making realization of the FGA a critical part of meeting the City’s 2023-2031 housing production targets. The General Plan requires that the FGA will be developed consistent with the principles of New Urbanism.
This means that while densities will be similar to the existing General Plan and Zoning Code, unit types and housing forms will have more variety and be located in a larger mix of uses than most post-World War II Salinas development.
The General Plan also required the adoption of specific plans for the FGA prior to development. In 2019, the City adopted the West Area Specific Plan (WASP), and in 2020 adopted the Central Area Specific Plan (CASP). The WASP covers approximately 797-acres stretching from San Juan Grade Road in the west to Natividad Road in the east. The approximately 760-acre CASP picks up at Natividad Road, running to Constitution Boulevard (see Figure 10: FGA Specific Plan Locations). The City will initiate a planning process for the Central Area in 2023.
Figure 10: FGA Specific Plan Locations
City of Salinas
2023-2031 Housing Element (November 2023) Page 155
Together, the WASP and CASP adoption entitled over 8,250 housing units at a variety of densities. These plans did not include detailed phasing timelines, but full buildout for each area is expected to take 20-30 years. To determine a feasible projection during the eight-year planning period, the City is only including parcels controlled (owned or with an option to purchase) by parties of the respective completed development agreements for each specific plan (see Appendix E) that is near existing city development/infrastructure. As tentative and subdivision maps are still being developed, these parcels are still in their large, agricultural configurations. To determine unit counts and affordability levels, the City is using land use and sub area plans within the Specific Plans to determine density for identified sites, according to WASP Table 2-1 and CASP Appendix G. Tables 61: West Area Specific Plan Land Inventory and 62: Central Area Specific Plan Land Inventory, provide a breakdown of sites and densities for each area by development agreement party, anticipating 4,960 units for the planning period. Where density ranges are at least 15-units per acre but less than 30, units are attributed to the moderate-income category.
By base specific plan zoning, only Village Center – B in the CASP includes a density range that includes 30-units per acre, thus this is currently the only area in the WASP or CASP attributed with low-income units. Provisions in both specific plans allow flexibility to increase density, typically based on proximity to a Village Center or by conversion of allowed commercial square footage to dwelling units. Both specific plans are also subject to the City’s Inclusionary Housing Ordinance.
Table 63: West Area Specific Plan Land Inventory1
Sub Area by
Development Party
Acres Sub
Area
Density
Per Acre
Projected Target Residential Units by Zone Total
NE
(above
moderate)
VC
(moderate)
NG-1
(above
moderate)
NG-2
(moderate)
Rexford Title (formerly Cloverfield) – APN 211231062000
1.1 16.3 5.9 98 98
1.2 17.96 6.3 113 113
1.3 12.34 9.7 120 120
1.4 14.45 10.0 144 144
1.5 9.95 8.5 85 85
1.6 7.66 20.4 156 156
1.7 21.23 10.1 214 214
Village Center
(portion)
1.55 20.0 31 31
Aaroe (Kantro) – APN 211011003000
2.6 7.25 8.1 59 59
2.7 (portion) 4.91 16.3 80 80
2.8 (portion) 4.02 6.2 25 25
2.9 26.14 5.8 151 151
2.10 34.50 5.6 194 194
2.11 7.82 9.6 75 75
2.12 11.25 16.0 180 180
Harrod Construction (Harden) – APN 211231016000
3.1 8.57 18.7 158 158
3.2 6.93 8.2 57 57
3.3 10.89 5.7 62 62
3.4 (portion) 14.45 6.8 92 92
Village Center
(portion)
3 20.0 60 60
City of Salinas
2023-2031 Housing Element (November 2023) Page 156
Bondesen – APNs 211231012000, 211231013000
3.4 (portion) 7.12 6.5 46 46
3.5 8.07 16.7 135 135
3.6 22.55 11.8 265 265
3.7 14.22 6.6 91 91
3.8 (Portion) 7.23 8.6 62 62
Total 300.36 872 91 1,081 709 2,753
Notes:
1. Adapted from WASP Table 2-1: West Area Specific Plan Residential Program.
Table 64: Central Area Specific Plan Land Inventory1
Development
Agreement
Party
Minimum Residential Units by Zone Totals
NE-A
(5-6
units/acre)
NE-B
(7-8
units/acre)
NG-A
(8-9
units/acre)
NG-B
(9-10
units/acre)
NG-C
(14-16
units/acre)
VC-A
(18-24
Units/Acre)
VC-B
(24-31
Units/Acre)
Above
Moderate
Above
Moderate
Above
Moderate
Above
Moderate
Moderate Moderate Very LowLow
Boronda LLC (formerly Probert) – APN 153091015000
Acres 13.48 14.54 8.33 19.13 9.65 27.35 17.08 109.6
Min. Units 67 102 67 172 135 492 410 1,445
Harrod Construction (Christensen/Richardson) – APNs 153091001000, 153091020000 Acres 19.12 7.41 29.46 2.89 18.38 0 0 77.26
Min. Units 115 59 265 29 294 0 0 762
Total 182 161 332 201 429 492 410 2,207
Notes:
1. Adapted from CASP Appendix G – Land Use and Density Summary, page 9.
5.1.6 Availability of Services and Infrastructure
The sites inventory analysis reflects land use designations and densities established in the Zoning Code and subsequent major planning documents (WASP, CASP, SB-2 rezones). Thus, any environmental constraints that would lower the potential yield have already been accounted for. Any additional constraints that would occur on a more detailed site review basis would be addressed as part of the individual project review process. The City’s capacity to meet its regional share and individual income categories are not currently constrained by any environmental conditions. Full urban-level services are available throughout Salinas and specifically to infill each site in the inventory. Water, sewer, and dry utility services are currently available for all the sites included in the inventory, including the capacity to accommodate its total share of the regional housing need (RHNA). Utility service connections are required for all developments in the future growth area. While the City does not have the legal water limitations of its neighbors on the Monterey Peninsula and in the Carmel Valley, it does face an uncertain water future, as the aquifers it relies on (the 180/400 Foot Aquifer and East Side Aquifer) are at risk from sea water intrusion and over drafting. Working with the Salinas Valley Groundwater Sustainability Agency City of Salinas
2023-2031 Housing Element (November 2023) Page 157
(SVBGSA) to implement its sustainability plans, creating denser mixed-use neighborhoods, retrofitting existing buildings, and working with the agriculture industry to reduce its water use are all critical parts to ensuring a habitable future Salinas with housing for all.
5.1.7 Visión Salinas 2040 General Plan Update and Future Land Use In 2021 the City launched its General Plan Update with seven land use workshops (one for each district plus the mayor). Larger themes that emerged from these events included a desire for more housing and increased affordability, more mixed-use areas, and more things to do in Salinas. This led to the creation of the draft citywide Place Type land use designations, which put an emphasis on sense of place and balancing needs, rather than single uses. While these are still in draft form, their adoption would increase base residential densities, allow more forms of housing, and greatly increase the amount of land in Salinas with mixed use designations. Virtually every infill site would have a higher allowed density under the Place Type designations, increasing the feasibility of reaching our housing targets. Table 63 below compares existing residential and mixed-use base zoning districts with their equivalent draft Place Types. The City is developing buildout projections based on the Place Types prior to issuing a Notice of Preparation for a general plan Environmental Impact Report. As drafts, the Place Types are subject to change and any updates will be reflected in the final Housing Element.
Table 65: Comparison of Existing Base Zoning and Draft Place Type Residential and Mixed Use Designations
Existing Zoning Districts Allowed Density Range
(dwelling units/acre)
Draft Place Type Allowed Density Range
(dwelling units/acre)
Residential Low Density 6-8 Traditional Neighborhood 6-12 Residential Medium
Density
8-15 Blended Residential
Neighborhood
12-20
Residential High Density 15-24 Multifamily Neighborhood 20-40 Commercial Office,
Commercial
Office/Residential
15-20 (both) Employment Center
Neighborhood Center
15-30 (both)
Commercial Retail 15-24 Commercial Retail 15-30
Mixed Use 15-24 for residential only,
30-40 in FG Districts
Mixed Use Corridor, Mixed
Use Village
30-40 (Corridor)
30-50 (Village)
Mixed Use – Central City
Overlay
80 maximum in Downtown
Core
City Center Core, City
Center Edge
30-80 (Core)
20-40 (Edge)
N/A – area currently
commercial/light industrial
(roughly bounded by Front
Street, E Market Street, US
101, and E Alisal Street)
15-24 in limited
Commercial Retail/Mixed
Arterial Frontage areas
Alisal Marketplace 30-60
5.2 Financial Resources
The provision of affordable housing to low- and moderate-income households, especially those with extremely low incomes, requires significant financial investment. Below is a summary of funding sources available to the City for new construction, acquisition and/or rehabilitation, and preservation of housing, as well as providing housing assistance and supportive services. Since the start of the COVID-19 pandemic, the City has only increased its pursuit of resources, securing additional grant funding for City of Salinas
2023-2031 Housing Element (November 2023) Page 158
housing, including multiple rounds of project Homekey, a Family Homelessness Challenge grant, the Prohousing Incentive Pilot (PIP) program, Local Housing Trust Fund, and others. The City is also allocating a portion of its American Rescue Plan Act and General Fund dollars. Over the next eight (8) years, the permanent sources of funds to assist with new construction, acquisition and/or rehabilitation, and preservation of housing, as well as providing housing assistance and supportive services will be HUD CDBG, HOME and ESG entitlement funds along with HCD PLHA funds which will be used as leverage to bring additional projects and funds into the City.
Funding Source
(Annually)
Leverage Amount
(Annually)
HOME $700,000
CDBG $1,800,000
ESG $150,000
PLHA $1,000,000
Total $3,650,000
5.2.1 Inclusionary Housing Trust Fund
The Inclusionary Housing Trust Fund (HTF) was established by the Inclusionary Housing Ordinance. All in-lieu fees, fees, promissory note repayments, shared appreciation payments, or other funds collected from the City’s Inclusionary Housing Program are deposited into the HTF. Monies from this Fund are used exclusively to provide housing affordable to very low, low, moderate income, and workforce households in the City. Few developments opted for the in-lieu fee and therefore, the HTF does not maintain any substantial balance. The City is in the process of updating the Inclusionary Housing Ordinance and is selecting a consultant for a nexus study. The in-lieu fee option may change in the future.
5.2.2 Salinas Successor Agency Funds
On July 28, 2009, the Governor signed into law AB X4 26 modifying the now defunct Community Redevelopment Law. AB X4 26 permanently shifted approximately two billion dollars away from former redevelopment agencies to the Supplemental Educational Revenue Augmentation Fund (“SERAF”) in each county. SERAF was renamed Housing Successor Agency (HSA) fund and has an available balance of $500,000 as of 2023. In 2022, HSA funds were committed to Sun Rose Apartments Project ($500,000) to help close the construction budget deficit for a new 8-bedroom transitional housing unit and 9 units of affordable housing for persons with psychiatric disabilities who are homeless.
5.2.3 American Rescue Plan Act
The Coronavirus State and Local Fiscal Recovery Funds (SLFRF) program authorized by the American Rescue Plan Act (ARPA) awarded the City of Salinas $51,000,000 million dollars to address the unique needs its communities in response to and recovery from the COVID-19 public health emergency. The City allocated $12,000,000 of the funds towards homelessness and housings needs. Funds will be used to provide housing assistance and supportive services to households ($5 million) and the creation of the Affordable Housing Production Funds ($7 million) for new construction, acquisition and/or rehabilitation, and preservation of housing. In 2023, a portion of the Affordable Housing Production City of Salinas
2023-2031 Housing Element (November 2023) Page 159
Funds were committed to two projects: acquisition and rehabilitation of a duplex at 403 E. Romie Lane ($1,450,000) for permanent supportive housing and the predevelopment costs of a 132-unit 100% affordable multi-family housing project at 855 E. Laurel Drive ($500,000).
5.2.4 Family Homelessness Challenge Grant
Family Homelessness Challenge (FHC) Grants authorized by AB 140 (Chapter 111, Statutes of 2021) provides competitive grants to local jurisdictions. The grant funded program known as the Salinas Project Reclamation for Families was specifically developed to create affordable, permanent housing options for families experiencing homelessness by purchasing single-family homes, optimized through new ADUs, and integrated with the overall system of care. On June 24, 2022, the City was awarded $2,600,000 during round 1, and will be eligible for another $2,600,000 in round 2. The City entered a partnership with Bay Area Community Services Housing Corporation (BACS) who will purchase the single-family homes and add the ADUs to the purchased properties. On February 21, 2023, City Council approved a resolution authorizing the purchase of a single-family residence at 817 Bautista Drive for a purchase price of $625,000.
5.2.5 Encampment Resolution Funding
The California Interagency Council on Homelessness (Cal ICH) awarded $4,079,416 in Encampment Resolution Funding (ERF) to the City of Salinas. This grant will support Health & Safety Day projects (services and clean-up efforts at encampment sites) along the milelong stretch of land from Natividad Creek Park to Main Street, which intersects with Laurel Drive, Carr Lake, and Sherwood Drive. A main focus of this grant was to also establish immediate housing opportunities for encampment residents as well as a pipeline for moving them toward permanent housing. The funds will be utilized for Health & Safety Day activities, including:
• outreach and engagement at encampment sites,
• mobile healthcare services,
• basic needs and wraparound services,
• service coordination, referrals, transportation, and interim and permanent housing solutions, and • encampment site restorations
5.2.6 Homekey Program Grant
Homekey Program (Homekey) funding is derived from the Coronavirus State Fiscal Recovery Fund (CSFRF) and the State General Fund. Homekey provides local public agencies opportunity to purchase motels and a broad range of other housing types in order to increase their community's capacity to respond to homelessness and the COVID-19 pandemic. In October 2022, the City was awarded $9.2 million for the purchase and conversion of the Good Nite Inn Hotel into 101 units of permanent supportive housing for people experiencing chronic homelessness. In Homekey Round 2, the City was awarded $29.5 million for two permanent supportive housing projects: 1) Step up on Fairview ($13.2 million) for the acquisition and transition to a 43 unit permanent supportive housing project and 2) Step up on Sanborn ($16.3 million) for the acquisition and transition to a 58 unit permanent supportive housing project. The City will also be pursuing a third round of Homekey funding in July, 2023.
City of Salinas
2023-2031 Housing Element (November 2023) Page 160
5.2.7 Permanent Local Housing Allocation
Senate Bill 2 (SB 2), known as the Building Homes and Jobs Act (Act), established a fee on real estate transactions to generate funds to increase affordable housing. The Act establishes the Permanent Local Housing Allocation (PLHA) program administered by HCD. PLHA provides funding to local governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities. As an entitlement local government, Salinas is eligible to receive an estimated $6,041,082 over a five-year funding period. The City was awarded $1,006,847 (FY 2019-20) and $1,564,592 (FY 2020-21). For year three (FY 2021-22), the City anticipates an allocation of $1,722,182. The City plans to allocate funds to 1) advance affordable housing development; 2) facilitate ADU production; 3) expand homeless services and 4) establish a Local Housing Trust Fund. In 2021, the City provided $765,505 PLHA funds to the Housing Authority of the County of Monterey for predevelopment and construction of Parkside Manor Phase I, an 80 unit 100% affordable senior housing development. In 2022, the City committed $1,014,00 to the Step Up on Sanborn project and $220,000 to the Step up on Fairview project for the provisions of permanent supportive housing opportunities for unhoused City residents.
5.2.8 Prohousing Incentive Pilot Funds
On December 15, 2022, the HCD released a Notice of Funding Availability and application for its new Prohousing Incentive Pilot (PIP) Program to support the creation and preservation of affordable housing. The PIP Program intends to increase participation in HCD’s Prohousing Designation Program (PDP) by pairing the designation with a significant award grant to eligible jurisdictions based upon a regional geographic categorization and a jurisdiction’s PDP Application score. On March 7, 2023, City Council approved a Resolution authorizing the submission of a PIP application and anticipates an approved score that could result in an award of up to $1,650,000. If awarded, the City intends to allocate $1,150,000 of its awarded funds towards the predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential live-work, rental housing that is affordable to extremely low, very low, low-, and moderate-income households, including necessary operating subsidies and $500,000 towards homeownership opportunities, including, but not limited to, down payment assistance.
5.2.9 Local Housing Trust Fund Program
On March 7, 2023, HCD announced the release of the NOFA for approximately $53 million in funds for the Local Housing Trust Fund (LHTF) program. This fund provides Matching Grants to the LHTF Funds established by cities. The City submitted an application in May 17, 2023 for the 2023 LHTF NOFA and will use Housing Production Funds (General Fund Revenues) as its matching contribution as well as land donation several City own properties (Division St. properties and 32-39 Soledad St.). In the submitted application, the City requested $4,526,562 as matching funds. Of this amount, $1,810,625 came in the form of land donation and $2,715,937 in the form of General Fund Revenues. If awarded, the City’s new LHTF Program would utilize the funds for the construction of new multifamily and rental housing that is affordable to extremely low-, very low-, and low-income households, including necessary operating subsidies. The provided funds would be awarded to developers in the form of construction loans and/or permanent financing loans at simple interest rates of no higher than 3 percent per annum.
City of Salinas
2023-2031 Housing Element (November 2023) Page 161
5.2.10 Chinatown Revitalization Plan Fund
In 2019, the City of Salinas approved its latest Chinatown Revitalization Plan to restore and maintain the cultural and historical identity of the neighborhood while creating a more balanced neighborhood with affordable and market-rate housing, health and social services, open spaces, growth of business and employment options for residents. The City established the Chinatown Revitalization Plan fund that will focus on creating affordable and market-rate housing. Funds will be made available through fiscal years 2023 to 2028 for an estimated total of $2.4 Million based on the City’s adopted 2023-2024 capital improvement budget.
5.2.11 Federal Entitlement Grants
The City of Salinas is an entitlement jurisdiction, eligible to receive Community Planning and Development (CPD) grants directly from the U.S. Department of Housing and Urban Development (HUD). The entitlement grants include: Community Development Block Grants (CDBG); HOME Investment Partnership Act (HOME); and Emergency Solutions Grant (ESG). The City’s adopted FY 2020-2024 Consolidated Plan outlines the general priorities for using CDBG, HOME, and ESG funds.
A. Community Development Block Grant (CDBG)
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 or property, public facilities and improvements, rehabilitation and construction (under certain limitations) of housing, and public services. In addition, these funds can be used to acquire or subsidize at-risk units. The City of Salinas receives approximately $2 million annually in CDBG funds.
B. HOME Investment Partnership Act (HOME)
Salinas also receives an annual entitlement under the HOME program. HOME funds can be used for activities that promote affordable rental housing and homeownership, including but not limited to:
building acquisition, new construction, reconstruction, moderate or substantial rehabilitation, first-time homebuyer assistance, and tenant-based assistance. Currently, the City receives approximately between $540,000 to $900,000 annually in HOME funds.
C. Emergency Solutions Grant (ESG)
In addition to CDBG and HOME funds, Salinas is also entitled to receive Emergency Solutions Grant (ESG) from HUD. ESG funds are used to provide homeless prevention services and to support the operation of emergency shelters for the homeless. Annually, the City receives approximately $180,000 in ESG funds.
D. HOME American Rescue Plan (ARP)
The City of Salinas (“City”) received a one-time allocation of $2.9 million dollars, through the American Recue Plan Act of 2021 (“ARP”), for the HOME Investment Partnership Program (HOME) to provide homelessness assistance and supportive services. This funding source aims to perform four key activities that must primarily benefit qualifying individuals and families who are homeless, at risk of homelessness, or in other vulnerable populations. The City submitted an Allocation Plan, after conducting a robust consultation with the public and service providers, to determine which activities should be prioritized and funded. Based on this consultation process, and a needs assessment for qualifying populations, the City City of Salinas
2023-2031 Housing Element (November 2023) Page 162
determined that HOME ARP funding will be used toward supportive services for two HomeKey projects that will provide permanent supporting housing to 101 homeless individuals.
5.2.12 State Community Revitalization and Investment Authority On September 22, 2015, the Governor signed into law AB 2, which authorizes the creation of Community Revitalization and Investment Authorities and adoption of redevelopment-like plans including 25 percent tax increment revenues for affordable housing. CRIAs will have significant power to "invest in disadvantaged communities with a high crime rate, high unemployment, and deteriorated and inadequate infrastructure, commercial, and residential buildings." In part, the newly formed CRIAs will have the power to (i) issue bonds; (ii) adopt a community revitalization and investment plan; (iii) clean hazardous waste; (iv) acquire and transfer real property; and (v) incur debt.
Section 62001(d) of the Government Code establishes the criteria for a community revitalization plan within a community revitalization and investment area. Not less than 80 percent of the land calculated by census tracts, or census block groups within the area shall be characterized by both of the following conditions:
An annual median household income that is less than 80 percent of the statewide annual median income.
Three of the following four conditions:
o Nonseasonal unemployment that is at least three percent higher than statewide median unemployment, as defined by the report on labor market information published by the Employment Development Department in January of the year in which the community revitalization plan is prepared.
o Crime rates that are five percent higher than the statewide median crime rate, as defined by the most recent annual report of the Criminal Justice Statistics Center within the Department of Justice, when data is available on the California Attorney General’s Internet Web site. o Deteriorated or inadequate infrastructure such as streets, sidewalks, water supply, sewer treatment or processing, and parks.
o Deteriorated commercial or residential structures.
The Community Revitalization and Investment Authority (CRIA) could potentially be an important financing tool available to the City of Salinas in addressing the disproportionate concentration of housing and community development issues in the East Salinas/Alisal area.
5.3 Partnership Resources
The City collaborates with various nonprofit housing developers to provide affordable housing for lower and moderate income households and households with special needs through new construction, acquisition/rehabilitation, and preservation of at-risk affordable housing. The following agencies have the capacity and experience to develop and manage affordable housing in Salinas:
City of Salinas
2023-2031 Housing Element (November 2023) Page 163
Housing Authority of the County of Monterey (HACM): HACM administers the Housing Choice Voucher program that covers also the City of Salinas. In addition, HACM actively pursues affordable housing development. In 2022, HACM completed construction of the 80-unit Parkside Manor Phase I project and had its grand opening January 2023. HAMC is also partnering with the City on a proposed affordable housing development located at Division Street. Mid-Peninsula Housing: Mid-Pen is also an active nonprofit affordable housing developers in the Monterey Bay area. The City worked with MidPen in the construction of a 90-unit affordable SRO project in the Chinatown neighborhood. The Moon Gate Plaza, a permanent supportive housing project, was completed in September of 2020. Mid-Pen continues its partnership with the City and is certified as a Community Housing Development Organization (CHDO) by the City of Salinas.
CHISPA: CHISPA is an active nonprofit affordable housing developer in the Monterey Bay area.
CHISPA recently completed the rehabilitation of the 40-unit Vista de la Terraza project using CDBG funds and is developing a senior apartment complex in Salinas. CHISPA is certified as a CHDO by the City of Salinas.
Building Healthy Communities (BHC): BHC was a 10-year place-based initiative funded by the California Endowment (TCE) to build community power, advance policy and promote racial equity in disadvantaged communities throughout California. BHC East Salinas worked closely with the City of Salinas on various community development projects including the Inclusionary Housing Ordinance, the Alisal Vibrancy Plan. The collaboration sought to expand the City's reach and bring new voices, that are so often left out of the conversation, into decision making spaces to shift policy and build resident leadership. This on going partnership has helped expand education related to housing policy and services in some of the most underserved areas in Salinas. 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. The City supports various homeless outreach activities provided by Interim, Inc. Interim, Inc. will finalize the completion of the Sun Rose Apartments in 2023. The project involved the demolition of six units and construction of 18 new units. These units (except for the manager’s unit) are targeted for low income individuals who are homeless or at risk of homelessness and are mentally disabled..
Eden Housing: Eden Housing is a nonprofit affordable housing developer founded in 1986 who now serves thirty cities in thirteen counties. In 2023, the City and County of Monterey entered into an agreement with Eden Housing to develop a 100% affordable multifamily rental housing project at 855 East Laurel Drive The project will provide 132 units consisting of 3 bedroom, 2 bedroom, and 1 bedroom.
Step up on Second Street: Step up on Second Street (Step up) is a nonprofit permanent supportive housing community founded in 1984. As of 2021, Step Up had over 1,850 permanent supportive housing units in developments throughout the U.S. The City entered in partnership with Step up and Shangri-La (for profit developer) to acquire and convert three hotels to permanent supportive housing: Step up on Sanborn, Step up on Fairview and Step up in Salinas.
City of Salinas
2023-2031 Housing Element (November 2023) Page 164
These projects will provide a total of 202 units to unsheltered Salinas residents, 103 of these units will be completed at the end of 2023.
Bay Area Community Services: Founded in 1953, Bay Area Community Services (BACS) is a nonprofit leader in homelessness prevention programs by providing housing solutions, residential services, and intentional care. In 2021, the City partnered with BACS to operate the year-round regional navigation center to help serve up to 100 residents who are experiencing homelessness.
The City entered a partnership with BACs to purchase single-family homes and add the ADUs to the properties to house unsheltered individuals.
City of Salinas
2023-2031 Housing Element (November 2023) Page 165
6. Housing Plan
This section describes the City’s goals, quantified objectives, and policies to ensure the projected demands for housing are adequately met during the 6th Cycle planning period (2023-2031). The Housing Plan serves as the primary tool for directing implementation on neighborhood conservation, housing production, and housing assistance.
Appropriateness of the Goals, Policies, and Actions
In the time since adoption of the 2015-2023 Housing Element update, the City of Salinas has focused on advancing housing production and establishing programs to support residents with their housing needs.
Since 2015, the City has learned from the implementation of the Housing Element and consistently sought to improve on and expand existing programs, while also establishing new programs and completing multiple projects to advance housing production. The City is proud that as a result of these diligent efforts, Salinas received Prohousing designation in the Spring of 2023. The City will continue to refine, expand, and improve on existing policies and programs, while consistently seeking new opportunities to advance housing production.
The Housing strategies described in this plan were developed from extensive engagement efforts for this Element and related community planning efforts around housing, and reflect the voices of community members, local stakeholders and advocacy groups. These policies are the result of many conversations not just through Housing Element Engagement, but also related plans such as the Alisal Vibrancy Plan, Chinatown Revitalization Plan, and Regional Farmworker Housing Study. Residents have repeatedly underscored the need for more affordable housing, housing rehabilitation, and access to resources alongside measures to prevent displacement and gentrification. Each goal encompasses policies to reflect the City’s preferred course of action based on housing-related needs, state laws, community action plans, current market conditions, and development trends. This chapter contains the City of Salinas’ action plan for a broad range of programs that address the production and affordability of housing, strengthening tenant rights, improving existing housing, and ending homelessness.
6.1 Goals and Policies
Goal 1: Increase Housing Supply and Opportunities for All.
The City strives to ensure an adequate supply of housing is made available to meet the diverse housing needs of all economic segments of the community. Maintaining diversity in housing choice and cost allows Salinas residents’, regardless of age, family type or income, an opportunity to find housing meeting their individual and family needs. Housing production for infill and new housing developments should come in a variety of housing types and support sustainability through design and location. The City can only directly develop on property it owns, which can provide just a small portion of the needed units, but it will play various roles to incentivize production and remove barriers for additional housing.
HE Policy 1.1: Incentivize and support the production of new housing units.
HE Policy 1.2: Develop and formalize partnerships that support the long-term supply of housing.
City of Salinas
2023-2031 Housing Element (November 2023) Page 166
HE Policy 1.3: Encourage and facilitate the construction of Accessory Dwelling Units (ADUs).
HE Policy 1.4: Encourage a mix of diverse housing types.
HE Policy 1.5: Update the Zoning Code regularly to ensure consistency with state law and alignment with community vision.
HE Policy 1.6: Encourage developers to maximize energy conservation and sustainability through green building techniques and materials.
HE Policy 1.7: Develop high-density and mixed-use housing in areas with existing public and active transportation, and create additional safe bike and pedestrian infrastructure.
HE Policy 1.8: Work with Monterey-Salinas Transit to ensure the Future Growth Area and all future areas with low income housing have access to high quality transit as they develop.
Goal 2: Provide Tenant Protections
Urgent action is needed to address the threats of displacement and fair housing violations. The Covid-19 pandemic only increased risks of housing loss from unaffordable and rising rents, the expiration of existing affordability restrictions, and pressure from new development. Through strengthening legal protections and programs for tenants the City can help keep people in their homes and neighborhoods. Providing access to housing information and programs is also key to ensuring both property owners and tenants understand their rights and responsibilities, as well services available to them. The community advocated for the City to work with property owners and tenants to provide education, technical assistance, and public information to help increase participation in existing housing programs.
HE Policy 2.1: Pursue policies and programs that prevent displacement.
HE Policy 2.2: Advance rent stabilization.
HE Policy 2.3: Develop additional programs and policies to support tenants’ rights and uphold fair housing/landlord laws.
HE Policy 2.4: Provide education on fair housing and connect tenants to related legal services.
Goal 3: Access to Safe and Healthy Housing for all Residents Housing quality is an important contributor to the quality of life for our neighborhoods and overall community. Rental housing stock in many parts of the city is old and often deteriorating in places where absentee rental owners have little economic incentive to reinvest in improvements. Homeowners face rehabilitation challenges as well with aging buildings and increasing maintenance costs. Salinas must continually assess potential individual, neighborhood and community health and safety impacts associated with aging housing, infrastructure, and community facilities. Maintenance and rehabilitation efforts contribute to the preservation and enhancement of neighborhoods and the individual housing units within these neighborhoods. The City must also take steps to address unsafe conditions related to overcrowding through collaborative code enforcement that balances life-safety issues and displacement and gains the City of Salinas
2023-2031 Housing Element (November 2023) Page 167
trust of residents, particularly in rental housing, so that they feel comfortable addressing substandard housing issues with officials.
HE Policy 3.1: Improve the quality and condition of rental housing.
HE Policy 3.2: Continue to promote the rehabilitation of existing housing units.
HE Policy 3.3: Support programs for maintenance and retrofits that include energy, heat, and water conservation, and greenhouse gas emission reductions. Focus public funding on lower income residents to decrease economic and health disparities in the transition to green housing.
HE Policy 3.4: Through public-private partnerships and collaborative efforts, rehabilitate substandard housing where feasible.
HE Policy 3.5: Require Code Enforcement to work with property owners to address substandard housing violations before pursuing other enforcement options with the goal of preventing loss of housing.
HE Policy 3.6: Support the elimination of health risks in the home through programs to remove leadbased paint, mold, and other contaminants.
Goal 4: Advance Housing Affordability and Opportunity at all Income Levels Affordability is undeniably the top housing priority for most Salinas residents. While this now holds true across many income levels thanks to the housing crisis, certain segments of the population may have even more difficulty finding decent, affordable housing. These segments include lower income households, workforce households (teachers, firefighters, healthcare workers, etc.), the elderly, persons with disabilities (including those with developmental disabilities), large families, single-parent households, and farmworkers. To address the housing needs of these groups, the City should continue to further fair housing choices by promoting housing opportunities to residents throughout the city to reverse patterns of segregation, removing impediments to housing, preserving existing affordable housing, closing the financial feasibility gap for new affordable housing, and tailoring resources to our unique populations.
Retaining long-time residents and families strengthens the community fabric, identity, and stability of Salinas’ neighborhoods.
HE Policy 4.1: Facilitate the production of affordable housing.
HE Policy 4.2: Preserve and expand the existing affordable housing stock.
HE Policy 4.3: Promote housing opportunities for existing residents.
HE Policy 4.4: Connect residents to financial resources.
HE Policy 4.5: Provide assistance to special populations to ensure equitable access to housing.
HE Policy 4.6: Support seniors aging in place in the community.
City of Salinas
2023-2031 Housing Element (November 2023) Page 168
Goal 5: Stabilize and Support Neighborhoods
Strong neighborhoods are the foundation of a vibrant, successful, and prosperous community. Great places are the result of significant investments of time and money by residents, businesses, local groups, and the City. Recently adopted community plans seek to reverse historic disinvestment in the Alisal, Chinatown, and downtown, and build on what makes them unique. The City will work closely with residents and local leaders to continue to identify priorities and design improvement projects.
Collaboration with the City and residents can also include activities such as community clean ups, tree planting, and assisting neighbors with home repair and beautification.
HE Policy 5.1: Collaborate with residents to improve neighborhoods.
HE Policy 5.2: Leverage code enforcement strategies to improve neighborhoods.
HE Policy 5.3: Encourage the preservation and restoration of residential and neighborhood resources that possess historic, cultural or architectural value
HE Policy 5.4: Take proactive steps to reverse patterns of discrimination by investing in disadvantaged neighborhoods through implementing the Alisal Vibrancy Plan (including ANRSA), Chinatown Revitalization Plan, and Downtown Vibrancy Plan, to ensure they have the resources to reverse the effects of historic neglect.
Goal 6: Improve City Homeless Response
Homelessness is an urgent and growing issue in Salinas that calls for immediate action. The City takes a proactive approach to addressing the housing and service needs of individuals experiencing homeless and those at-risk of homelessness. Through partnership, the City assisted the local Continuum of Care (CoC #506-CA) in the formulation of a regional framework, the Lead Me Home Ten-Year Plan to End Homelessness in Monterey and San Benito Counties and assumed a more primary role in the development of its subsequent data-driven, action-oriented Lead Me Home Update – 5 Year Plan to Reduce Homelessness in Monterey and San Benito Counties. As the largest incorporated jurisdiction in the CoC seeking to permanently house approximately 70% of the CoC’s unhoused population, the City will continue in its proactive leadership role to coordinate, support and work with the CoC and other partner agencies and jurisdictions within the Coalition of Homeless Services Providers and community partners to ensure the identification and implementation of best practices under an explicit intention to provide comprehensive, responsive, and outcome-oriented services to our unhoused residents.
HE Policy 6.1: Collaborate with the local Continuum of Care (Coc #506-CA) to implement the Lead Me Home Plan.
HE Policy 6.2: Improve the quality of homeless services and coordination with community providers.
HE Policy 6.3: Pursue funding opportunities to support existing and new homeless services programs.
HE Policy 6.4 Seek to address the urgent health and safety needs of unhoused residents.
City of Salinas
2023-2031 Housing Element (November 2023) Page 169
6.2 Implementing Programs and Actions
6.2.1 Increase Housing Supply and Opportunity for all
Program 1: Provision and Monitoring of Adequate Sites for RHNA The City of Salinas has a Regional Housing Needs Allocation (RHNA) of 6,674 units:
Income Level Units
Very Low-Income 920
Low-Income 600
Moderate-Income 1,692
Above moderate-income 3,462
Total RHNA number 6,674
The City plans to accommodate its RHNA through a combination of pipeline projects in construction or planning, Accessory Dwelling Unit (ADU) development, vacant and underutilized sites, and entitled portions of the North of Boronda Future Growth Area (FGA). There are 818 units in the pipeline expected after July 1, 2023. The City conservatively anticipates 552 new ADUs during the planning period, based on the four-year average of new ADU permits from 2018-2022. The site inventory has identified capacity for an additional 6,724 units (including in the FGA), 1,936 of which are on sites with density suitable for development of lower income housing. Overall, the City has the capacity to accommodate 8,094 units during the planning period.
Unit Capacity
Income Category
Total Extremely
/
Very Low
Low Moderate Above
Moderate
Pipeline Projects and Projected ADUs 378 146 166 680 1,370 Vacant Residential Sites -- -- 269 5 274
Underutilized Residential Sites -- -- 340 -- 340
Vacant Mixed Use Sites 253 216 41 -- 510
Underutilized Mixed Use Sites 263 270 35 72 640
North of Boronda Future Growth Area
West Area -- -- 800 1,953 2,753
Central Area 205 205 492 1,305 2,207
Total 1,099 837 2,143 4,015 8,094
2023-2031 RHNA 920 600 1,692 3,462 6,674
Surplus +416 +1,004 +1,420
By Right Approval and Monitoring of No Net Loss
AB 1397 (2017) added requirements for identified sites that were also used in previous housing element cycles. If a nonvacant site identified in the prior cycle (5th cycle), or a vacant site used in the previous City of Salinas
2023-2031 Housing Element (November 2023) Page 170
two cycles (4th and 5th) is used to accommodate low- and very low-income RHNA, it must be rezoned to allow residential as a non-discretionary use at a minimum of 20 dwelling units per acre (du/a) if at least 20 percent of the units are affordable to lower income households. The 2023-2031 Sites Inventory identifies six sites used in previous Housing Elements that meet the above criteria. These sites are already in areas that permit non-discretionary residential development at a minimum of 30 du/a and do not require rezoning.
SB 166 (2017) requires that jurisdictions maintain adequate sites to accommodate its RHNA at all times throughout the planning period. If, at any time during the planning period, a jurisdiction finds that there is a shortfall of sites to accommodate its remaining RHNA, the jurisdiction must take immediate action by amending its Sites Inventory to either include previously unidentified sites or sites that have been rezoned to account for the shortfall.
IMPLEMENTATION
HE Policies: 1.1, 1.2, 1.4, 1.6
Funding Source: Departmental Budget
Responsibility: Community Development Department
Quantified Objective: To facilitate sufficient sites for the development of adequate housing and ensure the availability of housing for all households in the City of Salinas.
Construct 6,674 units in accordance with the 2023-2031 RHNA.
Actions: a. Maintain a site inventory of adequate densities and appropriate development standards to facilitate a range of housing opportunities. - Ongoing
b. Establish a formal procedure by end of 2024 to annually review sites and ensure no net loss of sites to accommodate remaining RHNA and to identify additional sites or rezone within six months when net loss would occur.
c. To ensure completion of pipeline projects identified in Table 59:
Credits Toward the RHNA, the City will monitor progress of these projects and will coordinate with applicants to facilitate remaining approvals and permits. The City will work with applicants to ensure entitlements do not expire and assist with expedition and funding assistance if the project is eligible under state law and applicable Housing Element Programs. If a pipeline project is not approved, the City will ensure adequate capacity for the remaining RHNA is provided through monitoring of no net loss and rezoning if necessary (see Action b. above).
d. Maintain a minimum of 30 du per acre in the zoning code as a nondiscretionary permitted use requirement on previously identified sites located in the Focused Growth Overlay district which can accommodate residential and mixed-use developments. – Ongoing e. To ensure continued AB 1397 compliance, require non-discretionary review for any housing projects with at least 20-percent of units affordable to lower-income households on:
i. Vacant sites identified in two consecutive previous Housing Element cycles, or
ii. Nonvacant sites identified in the previous cycle, or City of Salinas
2023-2031 Housing Element (November 2023) Page 171
iii. Sites to be rezoned past the statutory deadline.
f. Continue compliance with Surplus Lands Act requirements and actively market available Surplus Land to affordable housing developers, particularly Consolidated Sites ‘C’ and ‘E’ of Appendix B, which could accommodate 129 Very Low-Low income units. If additional surplus land is necessary to accommodate a shortfall of sites/net loss identified through Action b. above, ensure any necessary rezone is completed within six months.
g. Consult annually with affordable housing developers to identify any additional sites (including surplus public land), which may be considered appropriate for affordable housing development. h. Work with the developers to facilitate WASP and CASP development on identified sites by 2031.
i. Coordinate with Monterey-Salinas Transit to increase transit access to new housing sites.
Program 2: Financial Assistance and Gap Financing
The City will continue to facilitate the expansion of the City’s affordable housing inventory through new construction, acquisition, and or rehabilitation. Emphasis will be placed on the City’s most underserved segments of the population, including the lower income households (especially those with extremely low incomes), farmworkers, persons with disabilities (including those with developmental disabilities), seniors, elderly, large households, and the homeless.
The City will continue to assist in the development of affordable housing by providing gap financing and providing support for funding applications, offering technical assistance, provide feedback on project concepts, predevelopment meetings, development incentives, and permit processing. In addition to assisting in gap-financing nonprofit housing development, the City utilizes a variety of tools to facilitate affordable housing development by private developers. These include, maximizing use of public properties, land donation, direct funding/zero-dollar impact fees and other incentives. The City will explore ways to increase affordable housing development in areas of high resource and opportunity throughout the City.
IMPLEMENTATION
HE Policies: 1.1, 1.2, 1.4, 4.2, 4.3
Funding Source: CDBG, HOME, PLHA, HSA, ARPA, HOME ARP, PIP, and other available funding source
Responsibility: Community Development Department
Objective: Provide financial assistance and/or gap financing to allow for the development of adequate housing and ensure the availability of housing for all households in the City of Salinas.
Actions & Timeframes: Annually
a. Proactively pursue and leverage governmental and nongovernmental funds to increase the inventory of affordable housing.
City of Salinas
2023-2031 Housing Element (November 2023) Page 172
b. Commit federal pass-through funds to the production and preservation of affordable housing.
c. Continue to promote density bonus, inclusionary units, and other incentives to facilitate affordable housing development. d. Continue collaborating with existing or potential Community Housing Development Organizations (CHDOs) and local or
regional stakeholder organizations to create new affordable housing projects and to enhance neighborhood conditions.
Short Term (1-3 Years)
e. Explore the creation of a Community Revitalization and Investment Authority for Downtown, Chinatown and the Alisal as a tool to finance affordable housing.
f. Explore parcel taxes for affordable housing that would tax land rather than new development.
g. Explore community land trusts as another avenue for developing and preserving affordable housing.
h. Explore allocating a portion of Cannabis Business Taxes to foster affordable housing production including funding of planning staff to sustain projects through the process.
i. Explore the possibility of a Monterey County Housing Bond and continue to discuss this possibility among Monterey County Stakeholders.
j. Explore the development of commercial/industrial linkage fee for the provision of affordable housing.
k. Maximize local funding resources to leverage conventional nonlocal grants.
Program 3: Prohousing Designation
The City will maintain its Prohousing Designation Program (PDP) from the California Housing and Community Development Department (HCD). The Prohousing Designation provides incentives, in the form of additional points or preferences in the scoring of competitive applications for housing and infrastructure for City projects. The City of Salinas is currently one of twenty-two jurisdictions in the State with this designation and the only one in the Central Coast. As a Prohousing Designation jurisdiction, the City applied to the Prohousing Incentive Program (PIP) in March 2023 and is projected to receive approximately $1,650,000. Funds will be used towards the development of affordable housing and First Time Homebuyer Down Payment Assistance Program.
IMPLEMENTATION
HE Policies: 1.1, 1.4
Funding Source: HCD, PIP
Responsibility: Community Development Department
Quantified Objective: Pursue funding from the PIP to assist 1-2 affordable housing developments and 5-10 households with down payment assistance.
Actions: a. Annually pursue PIP funding.
City of Salinas
2023-2031 Housing Element (November 2023) Page 173
b. Maintain the PDP by adhering to applicable State Housing Law, The Affirmatively Furthering Fair Housing obligation and the Principles of Prohousing, and by implementing the proposed Prohousing policies within the time frame specified in the City’s application for Prohousing Designation.
Timeframe: Beginning 2024, Annually
Program 4: Accessory Dwelling Units
The construction of accessory dwelling units (ADUs) will continue to be promoted and facilitated in order to expand the supply of affordable housing stock within city limits. Due to their small size and relative low cost of construction ADUs can enhance affordability for renters and act as a reliable source of income for homeowners. Due to state and local policies (including AB 587, AB 671, AB 68, and SB 13, among others) ADUs are eligible for streamlined approval and permitted through a ministerial process. While the City is following relevant recent state laws on ADUs/JADUs, its own ordinance is out of date and in the revisions process, which is expected to be complete by late 2023/early 2024.
IMPLEMENTATION
HE Policies: 1.1, 1.3, 1.4
Funding Source: Salinas Local Housing Trust Fund, PLHA, HAS, and other available funding
Responsibility: Community Development Department
Quantified Objective:
Increase housing stock and gradually infill existing neighborhoods by encouraging ADU construction through pre-approved plans, active marketing, and financing assistance. Construct an estimate of 552 ADU’s in accordance with the 2023-2031 RHNA.
Actions: a. Promote the City’s pre-approved ADU plans and provide guidance and educational materials for building ADUs on the City's website, including permitting procedures and
construction resources.
b. Monitor and pursue state grants and financial incentives in connection with the planning, construction, and operation of affordable ADUs.
c. Establish loan program for the financing of new ADUs and provide subsidies for owners willing to provide affordable ADUs.
d. Extend existing ordinance amending Chapter 9 of the Salinas Municipal Code (Building) to exempt accessory dwelling units from Development Impact Fees for an additional 5 years. e. Complete ADU/JADU ordinance update by May 2024, to
incorporate state requirements and any other relevant
legislation.
City of Salinas
2023-2031 Housing Element (November 2023) Page 174
f. Monitor program every other year and adopt necessary additional zoning code or other changes within six months of identification of need.
g. Conduct annual outreach and education.
Timeframe: Ordinance update: complete by May 2024.
Other actions: on-going
Program 5: East Area Specific Plan Development
In September 2008, the North of Boronda Future Growth Area (FGA) was annexed into the City of Salinas. Salinas General Plan Policy LU-4 requires the preparation of a specific plan prior to the development of any FGA. With the adoptions of the Gateway Center (2011), West (WASP, 2019) and Central (CASP, 2020) Area Specific Plans, this leaves only the eastern portion of the FGA without an adopted plan. The WASP and CASP were developer-driven plans that took over a decade to complete due to the Great Recession. An East Area Specific Plan (EASP) was initiated in the early to mid-2000s but did not move forward after the economic downturn in 2008. The City is launching the preparation of a city-driven EASP to align it with the General Plan Update, include more robust community engagement, and complete the effort in a shorter timeframe. While the East Area is less likely to produce units within this Housing Element’s planning period, adopting a Specific Plan is key for longterm housing production and completing a vision for the whole Future Growth Area. Like the WASP and CASP, the EASP will be designed with New Urbanism Principles and also apply the draft Place Types, creating a variety of housing types and walkable neighborhoods.
IMPLEMENTATION
HE Policies: 1.1, 1.4, 1.5
Funding Source: Departmental Budget/General Fund
Responsible Agency: Community Development Department/City Council Objective: Create long-term housing production for the Future Growth Area Actions: a. Issue a Request for Proposals and select a planning consultant. b. Initiate community engagement.
c. Develop draft Specific Plan and environmental documents. d. Adopt East Area Specific Plan.
Timeframe: Select planning consultant and initiate engagement by July 2024. Draft and adopt EASP by end of 2026.
Program 6: General Plan, Zoning Code, and Approval Process Updates With the Visión Salinas 2040 General Plan Update, the City is reimagining its land use plan, switching from traditional land use designations to a place-based system. These draft Place Types would offer greater flexibility and density and place less emphasis on strict use classifications. Their focus on place and form will make it easier to implement Objective Design Standards and other changes to state law intended to reduce approval times for housing projects. Updates to the zoning code and approval processes will also address several other issues identified in Chapters 4 and 5 to comply with recent state City of Salinas
2023-2031 Housing Element (November 2023) Page 175
laws. These include revising Conditional Use Permit (CUP) requirements to increase certainty in outcomes, streamlining approval processes for eligible affordable and supportive housing projects, and updating emergency shelter requirements.
IMPLEMENTATION
HE Policies: 1.1, 1.4, 1.5
Funding Source: General Plan and Zoning Maintenance Fee Responsible Agency: Community Development/City Council
Objective: Complete the General Plan Update and amend Municipal Code to comply with state law and implement Place Type land use designations.
Actions: a. Adopt the General Plan Update.
b. Amend Zoning Code to implement Place Type designations and revised Land Use Element. Establish or modify
development standards to facilitate achieving maximum
densities, encourage small lot consolidation, and remove constraints to housing.
c. Develop and adopt Objective Design Standards for residential and mixed-use development consistent with the Housing
Accountability Act and increase opportunities for ministerial review.
d. Expand the Adaptive Reuse Ordinance to Citywide by 2026. e. Amend Municipal Code Chapter 15 Housing to remove
subjective findings from Article IV – Reasonable
Accommodation for Persons with Disabilities.
f. Amend CUP requirements in zoning code to remove
subjective required finding (Sec. 37-60.520.(b)) on nonimpacts to the surrounding neighborhood/properties for housing projects and mixed use projects that include housing. g. Change the zoning code definition of family (in Sec. 37-
10.300) to remove language that may exclude unrelated
individuals from living together. Remove phrase “based on personal relationships”.
h. Amend zoning code to remove garage and covered parking requirements.
i. Amend zoning code to make Employee Housing, Small
Project, a Permitted-by-right (P) use in the R-M-3.6 and R-M2.9 residential zones. j. Amend Emergency Shelter section (Sec. 37-50.305) to meet all requirements pursuant to AB 2339, including eliminating the restrictions on the number of beds, expanding the definition, ensuring proximity to services, bringing parking and distance requirements into compliance with AB 139, making
Emergency Shelters, Type A, a permitted use (no discretionary action) in the Mixed-Use District.
k. Streamline approval process to comply with AB 2162 (2018) City of Salinas
2023-2031 Housing Element (November 2023) Page 176
for Supportive Housing (as defined in the California Health and Safety Code Section 50675.14) in zones where multifamily and mixed uses are permitted, treat as use by right, with no minimum parking requirements if the development is located within ½ mile of a public transit stop.
l. Establish a written policy to ensure streamlined ministerial review of eligible affordable housing projects as provided by SB 35 (2017) and Government Code, Section 65913.4.
m. Amend zoning code to comply with AB 101 (2019) to allow Low Barrier Navigation Centers (LBNC, as defined in
Government Code Section 65660) by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses if it meets specified requirements, including:
i. Access to permanent housing.
ii. Use of a coordinated entry system (Homeless
Management Information System).
iii. Use of Housing First according to Welfare and
Institutions Code section 8255 (Government Code
Section 65662).
n. Review and revise the required findings for CUP approval for large residential care facilities to ensure the findings do not constrain the redevelopment of such facilities.
Timeframe:
Adopt General Plan and complete streamlining of identified processes by end of 2024. Complete rezoning/zoning and municipal code amendments before July 1, 2026.
Program 7 Reduce Housing Production Constraints
The City will monitor existing development fees, including in-lieu fees, development impact fees, and processing fees, to ensure they are not a constraint to the feasibility of affordable housing development.
To ensure fees do not create a constraint to affordable housing development, the City will annually review development fees and revise as appropriate.
In light of recent legal debates and court decisions on inclusionary housing programs and current market conditions, the City has determined that the Inclusionary Housing Ordinance should be reviewed to determine if it is feasible to increase the requirements of the ordinance. The City will complete a technical analysis, feasibility study and engage with stakeholders to review and update the ordinance to ensure a portion of units will be reserved as affordable.
IMPLEMENTATION
HE Policies: 1.1, 1.2, 1.3, 1.4 4.2, 4.3, 4.6
Funding Source: Departmental Budget
Responsibility: Community Development Department
Quantified Objective: Reduce housing costs associated with permit or development fees and City of Salinas
2023-2031 Housing Element (November 2023) Page 177
streamline the review process associated with housing production and annually assist two affordable housing developments with deferral of impact fees annually. Reduce average processing time for housing planning and permit approvals by 10-percent by the end of 2026.
Actions: a. Annually review the City’s planning and development fees to ensure they are appropriate and do not unduly constrain affordable housing development. Compare fees with other local jurisdictions to determine if they are within a reasonable range for similar projects, based on fees per unit, square footage, total development cost, or other appropriate metrics.
b. Revise and reduce fees to remove constraints on housing. c. Update the impact fee schedule to reduce minimum net land area per unit requirements.
d. As funding permits, assist in gap financing affordable development by nonprofit developers to help offset the cost of development through deferred impact fees.
e. Periodically review the effectiveness of the Inclusionary Housing Ordinance and Density Bonus Program to implement revisions as appropriate to incentivize additional housing development. f. Continue efforts on streamlining and enhancing the efficiency of the planning and permit approval process as well as building inspection services. Additionally continue supporting affordable housing developers through the entitlement and development process. Track the average processing time for housing planning and permit approvals and reduce time by 10 percent by the end of 2026.
Timeframe: Annual review of fees. Reduce processing time by end of 2026.
6.2.2 Provide Tenant Protections
Program 8: Residential Rental Registration & Rent Stabilization The City adopted a Residential Rental Registration Ordinance on in April of 2023. To keep community stakeholders at the center of the development of this Ordinance, the City formed a Community Technical Advisory Committee (TAC) comprised of community advocates, housing developers, property managers, and private sector professional organization representatives to assist in formulating an equitable, acceptable Residential Rental Registration Program. Staff envision the Residential Rental Registration Program serving initially as a database that the City would use to collect and track data rental related data on units, including those that are affordable units, as well as an opportunity to further expand its Fair Housing Services platform through the dissemination of useful tenant/landlord services and supports, and to disseminate information and expand tenant/landlord services. Potential consideration of additional program components related to monitoring, compliance, and enforcement may also be considered. However, the utility of the Residential Rental Registration could be expanded over time to incorporate additional monitoring, compliance, and enforcement activities as new programs are established and linked to it.
IMPLEMENTATION
City of Salinas
2023-2031 Housing Element (November 2023) Page 178
HE Policies: 2.2., 2.3, 3.1, 3.5
Funding Source: Departmental Budget, Residential Rental Registration Program Enterprise Fund
Responsibility: Community Development Department
Quantified Objective: Reach 80% rental registration compliance of all rental units by 2028. Create 1 bilingual (English-Spanish) tenant toolkit
Create 1 bilingual (English-Spanish) landlord toolkit Enter into at least one new partnership to provide tenant/landlord mediation services
Provide at least 12 linkage referrals to City’s tenant/landlord and fair housing service providers.
Analyze rent stabilization options by end of 2024, implement chosen option by 2025.
Actions: a. Make educational material and resources available in English, Make educational material and practical resources available in English, Spanish and other languages as appropriate.
b. Referrals to local service providers.
c. Examine the possibility of developing a Rental Assistance and Navigation program component.
d. Examination, exploration and consideration of a rent stabilization and inspection components.
Timeframe: Implementation of rental registry in 2023; thereafter annually. Rent stabilization by 2025.
Program 9: Fair Housing Education, Outreach, and Services Provide fair housing education, outreach, mediation materials, and referral services through the CDD Housing Division and a contracted fair housing and tenant-landlord legal organizations to include information and services available in English, Spanish, and/or other languages as appropriate.
Tenant/landlord resources may include FAQs, tenant toolkit, landlord toolkit, workshops, webinars and/or one-on-one counseling, among others.
The City actively furthers fair housing choice in the community through the following actions:
Fair Housing Services: The City provides fair housing services to residents, property owners, and housing professionals. Currently, the City is actively looking at expanding the network of services providers while creating robust in-house tenant-landlord services/programs and contracts with Eden Council for Hope and Opportunity (ECHO) to provide fair housing related services.
In addition, the City will continue to refer fair housing complaints to State Department of Fair Employment and Housing, and to HUD’s Fair Housing and Equal Opportunity (FHEO) Office. Linguistic Isolation: Continue implementation of City’s Language Assistance Plan (LAP) for persons of Limited English Proficiency (LEPs) who may be linguistically isolated and further coordination with Salinas community-based non-profits regarding implementation of their LAPs to provide multilingual outreach materials and program services.
City of Salinas
2023-2031 Housing Element (November 2023) Page 179
Fair Housing Outreach: Expand fair housing outreach activities:
- The City partners with local community-based organizations, landlord and real estate groups, and/or school districts to disseminate relevant information and bring awareness about relevant programs.
- Distribute informational materials to community organizations and neighborhood gathering spots in areas with higher rates of protected groups.
- Continue support of fair housing service providers offering community education of institutional leaders, to expand training beyond landlord/tenant rights training to include identification of fraud and potential dishonest schemes related to mortgages, lending and foreclosures.
IMPLEMENTATION
HE Policies: 2.1, 2.2, 2.3, 3.5
Funding Source: General Fund; CDBG
Responsibility: Community Development/Housing Division
Objective:
Educate tenants and landlords on their rights and
responsibilities under fair housing laws to promote increased housing stability, fair housing practices within rentals, and to affirmatively further fair housing.
Ensure all information and services are available in appropriate languages by June 2024, updating annually or as needed.
Provide four educational workshops per year.
Actions: a. Provide fair housing resources information through City social media, printed materials, and workshops.
b. Distribute informational materials to community
organizations and neighborhood gathering spots in areas with higher rates of protected groups.
c. Collaborate with local and regional stakeholders to reach linguistically isolated and underserved populations.
d. Meet quarterly with the City’s contracted housing rights and tenant protection agency staff, beginning in 2023-
2024.
e. Through the HUD Consolidated Plan and Annual
Action Plan, identify and allocate funding for fair
housing services as a continued priority.
f. Evaluate and support the implementation of a tenant
relocation assistance program.
g. Consider the implementation of a just cause for eviction ordinance.
h. Support the implementation of a Residential Rental
Registration Program.
Timeframe: Annually, Quarterly
City of Salinas
2023-2031 Housing Element (November 2023) Page 180
6.2.3 Access to Safe and Healthy Housing for all Residents Program 10: Housing Services Program
The City’s Housing Division will reassess and reinstate its Housing Services Program (HSP). Housing assistance may be available through the following strategies:
Minor and Major Housing Rehabilitation Loans/Grants: Provide low interest loans or grants to low-income owner-occupied homeowners as well as investors whose houses/units are in need of repair and who will lease the housing unit to a low-income household. Housing Accessibility Assistance Grant: Grants for applicants with disabilities to help alleviate architectural barriers, which limit mobility in their homes and prevent displacement due to accessibility. These homes must be owner- occupied.
Lead Hazard Reduction Grant: The grant will focus on reducing lead-based paint hazards in eligible housing units of low-income City residents. The objective is to safeguard the health of children and vulnerable populations residing in older housing units containing lead-based paint by addressing lead exposure risks
Energy Efficiency and Innovative Housing Technology: Support housing projects, both new construction and rehabilitation, which integrate energy efficiency, water conservation, and other green elements that reduce operational costs to support and sustain projects over time. Central Coast Energy Services (CCES): CCES provides energy conservation, consumer education and advocacy, home improvement, utility assistance, job training, and other services to people in need. CCES serves Monterey, San Benito, Santa Cruz and San Mateo counties. City staff will continue to refer residents to CCES programs.
IMPLEMENTATION
HE Policies: 2.2, 2.3
Funding Source: CDBG; HOME,
Responsibility: Community Development Department / Housing Division Quantified Objective: Reassess and reinstate the Housing Services Program to assist with the following services:
a. Minor/Major Rehabilitation Loans/Grants
b. Housing Accessibility Assistance grants
c. Lead Hazard Reduction Grant
d. Energy Efficiency and Innovative Housing Technology
Grants
Staff anticipates an initial goal of assisting 10 households on an annual basis while the program is re-established. If successful and fully staffed, the City could potentially assist up to 20 households annually. Staff will monitor progress and set updated assistance goals annually.
Continue to promote the services provided by the Central Coast Energy Services (CCES) to low-income City residents that could benefit from the program.
City of Salinas
2023-2031 Housing Element (November 2023) Page 181
Actions: a. Develop new Housing Services Program and hire new staff to support the services to be provided to the community.
b. Promote an adequate, safe, and decent housing stock through conservation and rehabilitation activities.
c. Market and promote the program through various social media, printed material, and workshops.
Timeframe: Reinstate HSP by 2025; other actions to be perform annually.
Program 11: Code Enforcement
To ensure the quality of housing stock is maintained, the City’s Code Enforcement Division will continue to enforce regulations governing building and property maintenance. The City will continue to work with residents and property owners to remedy code violations and refer property owners to financial resources as funding permits. In addition, the City proactively enforces housing and maintenance codes to prevent foreclosed and abandoned properties from becoming a blight issue.
IMPLEMENTATION
HE Policies: 3.1, 3.5
Funding Source: General Fund; Measure G
Responsibility: Community Development/Permit and Inspection Services Objective: Operate an effective Code Enforcement Program Actions: Complete 200 code corrections annually and address substandard housing conditions for 80 units annually.
a. Use Code Enforcement Strategically. Reduce blight by using code enforcement, nuisance abatement, and receivership to address significant problem properties.
b. Educate Residents and Community partners on Code
Enforcement through a variety of platforms such as social media, printed materials and workshops.
c. Continue periodic analysis of code enforcement data to enhance program effectiveness, especially for housing violations that warrant inspection
d. Seek/research funding, such as HUD HOME lead-based paint and rehabilitation programs, as it becomes available.
Timeframe: On going
6.2.4 Advance Housing Affordability and Opportunity at all Income Levels Program 12: Housing Vouchers
The Housing Choice Voucher (Section 8) Program extends rental subsidies to very low-income households, as well as elderly and disabled persons. The subsidy represents the difference between 30 percent of the monthly income and the allowable rent determined by the Housing Choice Voucher (Section 8) program. The vouchers permit tenants to locate their own housing and rent units beyond the City of Salinas
2023-2031 Housing Element (November 2023) Page 182
federally determined fair market rent in an area. The Housing Authority of the County of Monterey (HACM) administers the Housing Choice Voucher Program for Salinas residents. As of January 2023, 3,316 Salinas households were receiving Housing Choice Vouchers, with 7,718 households on the waiting list.
IMPLEMENTATION
HE Policies: 4.4, 4.5, 4.6
Funding Source: HUD Section 8 Funding
Responsibility: Housing Authority of the County of Monterey Community Development/Housing Division
Quantified Objective: Increase housing stability for renters and improve housing safety by annually increasing the supply of housing vouchers by 10%.
Actions: a. By 2024, establish a closed-loop referral and navigation support system with service provider for those seeking information about Housing Voucher program and Utilities Assistance Programs to service providers.
b. Collaborate with nonprofits and landlords to promote and increase participation of rental properties in voucher housing programs.
c. Continue to support annual Fair Market Rental Rate studies to ensure Voucher valuations receive necessary cost of living increases.
d. Continue to partner and seek Vouchers to support the current and emerging development of affordable housing projects. e. Support HACM’s petition to HUD for increased Section 8 funding as requested.
f. Continue to support the nonprofits efforts to educate landlords about SB 329 and SB 222. Under these two laws, all landlords in California will be required to accept Section 8 and VASH vouchers and other forms of rental assistance and to consider them as part of an applicant’s income. Both laws came into effect on January 1, 2020.
Timeframe: On-going
City of Salinas
2023-2031 Housing Element (November 2023) Page 183
Program 13: Homebuyer Resources
With the dissolution of the redevelopment agency and the limitations of using HUD HOME entitlement funds for homebuyer assistance, the City suspended its First-Time Homebuyer Program in November 2014. The City recognizes the value its residents place on homeownership opportunities and is proposing reinstating the First-Time Home Buyer Program with HCD Prohousing Incentive Program (PIP) funds.
On May 2023, the City was awarded $1,650,000 in HCD PIP funds. Of these funds, $500,000 will be utilized to reinstating the First-Time Home Buyer Program. The new program will be established by end of 2023 and it will assist very low, low, and moderate incomes households with ownership opportunities.
In addition to the above program, the following homebuyer assistance programs offered by the California Housing Finance Agency (CalHFA) are available to Salinas residents:
Government Loans
Cal HFA FHA Loan Program: This is an FHA-insured loan featuring a CalHFA 30-year fixed interest rate first mortgage.
Cal PLUS FHA Loan Program: This is an FHA-insured first mortgage with a slightly higher 30-year fixed interest rate than our standard FHA program and is combined with the CalHFA Zero Interest Program (ZIP) for closing costs.
Cal HFA USDA Program: This program is a USDA Guaranteed first mortgage loan program, which can be combined with the MyHome Assistance Program (MyHome). This loan is a 30-year fixed interest rate first mortgage.
Conventional Loans
CalHFA Conventional Loan Program: The program is a first mortgage loan insured through private mortgage insurance on the conventional market. The interest rate on the CalHFA Conventional is fixed throughout the 30-year term.
CalPLUS Conventional Loan Program: This is a first mortgage loan insured through private mortgage insurance on the conventional market. The interest rate on the Cal PLUS Conventional is fixed throughout the 30-year term. The Cal PLUS Conventional is combined with a CalHFA Zero Interest Program (ZIP), which is a deferred-payment junior loan of three percent of the first mortgage loan amount, for down payment assistance.
MyHome Assistance Program:
CalHFA Government Loans (FHA): MyHome offers a deferred-payment junior loan of an amount up to the lesser of 3.5% of the purchase price or appraised value to assist with down payment and/or closing costs.
CalHFA Conventional Loans: MyHome offers a deferred-payment junior loan of an amount up to the lesser of 3% of the purchase price or appraised value to assist with down payment and/or closing costs.
Salinas residents can apply for CalHFA loans through local loan officers who have completed training for these programs. CalHFA maintains a hotline and website to help residents identify local loan officers.
First-time homebuyers must attend a homebuyer education course either online or in-person through NeighborWorks America or any HUD-approved housing counseling agencies. The City currently provides CDBG funds to the Housing Resource Center (HRC) to provide first-time homebuyer education and foreclosure prevention services.
City of Salinas
2023-2031 Housing Element (November 2023) Page 184
IMPLEMENTATION
HE Policies: 4.4, 4.5, 4.6
Funding Source: CalHFA; CDBG; HOME; PIP; and other funding sources as available Responsibility: Community Development/Housing Division
Quantified
Objective:
Reinstate the City’s First-Time Homebuyers Program and assist five (5) households (up to moderate income) with downpayment assistance.
Refer residents to other available first-time homebuyer services and programs.
Actions: a. Reassess and Reinstate First Time Homebuyer Program (FTHB Program) by the end of the 2023 and assist five (5) households within incomes up to moderate income.
b. Investigate and pilot innovative housing ownership model by the end of 2025.
c. Promote CalFHA programs to local loan officers and refer residents to CalFHA homebuyer assistance programs to increase participation. d. Continue to support first-time homebuyer education and foreclosure prevention services.
Timeframe: FTHB Program by end of 2023; pilot innovative housing ownership by end of 2025; other actions are on-going
City of Salinas
2023-2031 Housing Element (November 2023) Page 185
Program 14: Housing and Services for Persons with Disabilities The City recognizes that people have varying abilities and that many people will encounter temporary or permanent changes in ability to conduct tasks necessary for daily living. In an effort to expand services and housing opportunities for persons with disabilities, the City will continue to utilize the following strategies and actions:
Universal Design: encourages the use of universal design principles in residential development.
Universal Design features create housing suited for people regardless of abilities and can allow people to stay in their homes over their lifetime. The City’s Building Code is updated no less than annually; the Building Official will support the inclusion of Universal Design features in housing as reflected in updated codes.
Reasonable Accommodation Procedure: The City established a formal procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act (together, the Acts) in the application of zoning laws and other land use regulations, policies, and procedures. It may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the zoning ordinance to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis.
ADA Transition Plan: In addition, the City completed its ADA Transition Plan and identified public facilities that require accessibility improvement. The City will evaluate communications, employment programs, emergency management, and public facilities to produce or modify City policies relating to ADA compliance. The City will ensure all public facilities are ADA compliant, provide a suitable living environment for all and promotes the participation of civic events by persons with disabilities.
Supportive Services: Through the CDBG and ESG Public Services Program, the City provides a range of supportive services for persons with disabilities. Alternative Housing Options: The City encourages and facilitates the development of transitional and supportive housing for persons with disabilities. CDBG have been used to assist in the development and provision of housing for persons with disabilities, such as housing operated by Interim, Inc. and counseling services provided by the Central Coast Center on Independent Living and Housing Choices Coalition.
Housing Accessibility Assistance: The HAA program was suspended in 2020 due to staff shortage and no funding allocations. The City is currently reassessing and proposing reinstating the HAA grant for disabled residents by the end of 2025. Once reinstated grants would become available to applicants with disabilities to help alleviate architectural barriers, which limit access or impede mobility, as well as installing fixtures which may reduce hazards aggravated by a disability.
City of Salinas
2023-2031 Housing Element (November 2023) Page 186
IMPLEMENTATION
HE Policies: 4.4, 4.6, 4.7
Funding Source: General Fund; CDBG; HOME; ESG
Responsibility: Community Development Department & Public Works Department Quantified
Objective:
Expand services and housing opportunities for persons with disabilities by assisting up to four (4) low-income households annually.
Actions: a. Reinstating the Housing Services Program (HSP) and HAA Grant for disabled residents by the end of 2025 and the target the program for low-income households.
b. Through the Annual Action Plan (AAP) of the CDBG, HOME, and ESG entitlement funds, evaluate and allocate funding for supportive services and housing for persons with disabilities. c. Continue to provide individuals with disabilities “reasonable accommodation” in land use, zoning and building regulations, as required per Ordinance and evaluate and adjust the ordinance as needed to ensure its effectiveness.
d. Seek funding sources to incorporate ADA improvements under the ADA Transition Plan to bring older community facilities up to compliance standards.
Timeframe: HSP and HAA Grant reinstated by end of 2025; Other actions are ongoing Program 15: Allocate Funding for Housing First Homeless Programs The City is committed to implementing best practices, such as Housing First, Person Centered, and efficient, equitable policies and procedures in all Homeless Services Programs. Through its annual planning process, the City evaluates and allocates funding for services and facilities to support those unhoused or at-risk of homelessness through core program activities such as Street Outreach, Emergency Shelter, Rapid Rehousing HMIS and access to Permanent Supportive Housing. All interventions are intended to support a pathway to housing.
City of Salinas
2023-2031 Housing Element (November 2023) Page 187
IMPLEMENTATION
HE Policies: 6.2,6.3,6.4
Funding Source: HUD CDBG, HUD ESG, HUD HOME ARP, ARPA, HCD ESG, PLHA, CESH , Cal ICH ERF and FHC funds.
Responsibility: Community Development Department / Housing and Community Development Division
Quantified Objective: Improve performance, capacity, and outcomes of the City homelessness response system.
Actions: a. Proactively evaluate areas of growth to ensure Housing First programs are provided with no/low barrier access to supportive housing
b. Review and analyze street outreach, emergency shelter, and rapid rehousing policies and make recommendations of best practices including housing first approaches.
c. Provide sub-recipients with technical assistance and support in modifying policies and procedures, either directly or through a HUD TA provider.
d. Continue to fund and support the City’s three housing navigation centers – SHARE Center, Chinatown Navigation Center and the Emergency Motel Program – using ARPA and other City Funds. e. Continue to pursue acquisition of motel/hotels for potential rapid conversion to non-congregate shelter, transitional housing, or permanent affordable housing for extremely low, very low and low income individuals.
f. Explore the development of a safe parking program with an emphasis on unsheltered families.
Timeframe: On going
Program 16: Local Education Workforce Housing
In 2022 the City adopted an ordinance (ZCA 2022- 002) amending chapter 37 of the Salinas Municipal code to allow a school district or community college district to acquire, construct rehabilitate, or preserve affordable rental housing for its staff or public consistent with the Teacher Act of 2016. The Teacher Housing Act of 2016 (AB 2295) allows school districts to facilitate the acquisition, construction, rehabilitation, and preservation of affordable housing at low and moderate rental rates for teachers and employees, local public employees, or the general public. Additionally, the State Legislature is in the process of amending this Act to include community college districts. The City has vested interest in leveraging the states momentum to remove regulatory and zoning barriers in education workforce housing to explore appropriate middle-income housing strategies.
IMPLEMENTATION
HE Policies: 4.2, 4.3, 4.4, 4.7
Funding Source: has, SLHTF; and other funding as available Responsibility: Community Development/Planning and Housing Divisions; City Manager’s Office/Economic Development Division
City of Salinas
2023-2031 Housing Element (November 2023) Page 188
Quantified
Objective:
Support the production of 200 new education workforce housing units during the 6th RHNA cycle.
Actions: a. Periodically review City zoning codes and regulations to facilitate a variety of housing types conducive to employee housing multifamily rental housing, factory-built housing, mobile homes, supportive housing, single-room occupancy units, accessory dwelling units (ADUs), emergency shelters, and transitional housing).
b. Identify and eliminate barriers for the development of employersponsored housing while ensuring that the development is built to allow for future conversion to multi-family should the employer sell the property.
c. City to engage quarterly/annually with local/regional employers regarding the production of local workforce housing.
Timeframe: On-going
Program 17: Farmworker Housing Production & Financing
The City will pursue the implementation actions suggested by the Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley in order to expand the quantity and diversity of housing available to farmworkers. The four sections of the action plan are: Housing Types, Appropriate Sites, Financing, and Regulatory Reform. There are 57 actionable items in total. The Action P’an's overarching objective is to make available 3,500 permanent, affordable housing units over the next five years to stabilize the agriculture workforce in the Salinas and Pajaro Valley Region.
Adjacent to the City, the County of Monterey has approved 3 farmworker housing projects in recent years.
These are the Boronda Villas with housing for 600 workers, Harvest Moon Apartments with housing for 1,200 workers, and Spreckels Crossing with housing for 800 workers. The County continues to coordinate with the City on farmworker housing through various stakeholder engagement methods like the Farmworker Study oversight Committee and the Housing Advisory Committee focusing primarily on subjects related to finance, suitable sites, and regulatory reform for farmworker housing. The City will continue to partner with the County to support development of farmworker housing adjacent to the City during the 2023-2031 Housing Element Cycle.
IMPLEMENTATION
HE Policies: 4.2, 4.3, 4.4, 4.6
Funding Source: General Fund, SLHTF, Joe Serna, Jr. Farmworker and other funding as available
Responsibility: Community Development Department; County of Monterey Quantified
Objective:
The city will support the production of farmworker housing units over the 6th RHNA Cycle, with an aspirational goal of completing 100-150 new units during the RHNA cycle. However, given the challenges with developing farmworker housing, the City anticipates supporting the production of 50-80 units during the RHNA cycle.
City to support the conversion of 1-2 motels/hotels into farmworker housing for H2A workers.
City of Salinas
2023-2031 Housing Element (November 2023) Page 189
City to support and assist in the development of 1-2 new farmworker housing projects being developed just outside of municipal boundaries of the City by allowing them to tie into City infrastructure. Though these units will count towards the County’s RHNA, they also implement the Farmworker Housing Study.
Actions: a. Continue to seek federal and state housing finance programs that are occupationally restricted or advantage farmworker housing (including, for example, the Joe Serna, Jr. Farmworker Housing Grant Program, USDA Section 514,516,521,523
grants). City to financially support all affordable housing projects within City limits pursuing Joe Serna, Jr. funding. b. Facilitate private sector development of farmworker housing with unrestricted funding sources to allow flexibility in providing housing for farmworkers regardless of
documentation.
c. Continue to work with and engage farmworker stakeholders, farmworker housing proponents and the nonprofit
community bi-annually to implement the Regional
Farmworker Housing Study and Action Plan.
d. To date the City has approved the conversion of 8
hotels/motel into temporary farmworker housing through an Extended Stay Conditional Use Permit (CUP). Currently there are 7 additional hotels/motels pending approval of an
Extended Stay CUP. City to continue to approve 1-2 of these CUPs a year to increase the supply of temporary farmworker housing.
e. The City has assisted the County of Monterey and several temporary farmworker housing projects in the periphery of the City by allowing them to tie into City infrastructure. The City to continue to assist 1-2 of these new temporary farmworker housing projects.
f. City to update map identifying potential farmworker housing sites within the City every two years.
g. Incentivize growers with marginal agricultural land contiguous to and surrounded by urban uses to dedicate, discount, or lease land for farmworker housing, including no-cost release from Williamson Act Contracts.
h. Facilitate the development of intergenerational farmworker housing for multiple generations of farmworkers (retirees, working adults, and children) to create opportunities for mutual self-reliance, such as provision of childcare and elder care.
City of Salinas
2023-2031 Housing Element (November 2023) Page 190
i. Enable property owners with contiguous sites appropriate for farmworker housing to parcellate the land or create new lot lines to accommodate larger, more economically feasible projects.
Timeframe: Annually assist the development of 13 units
Program 18: Farmworker Housing Regulatory and Land Use Changes The Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley contained many regulatory and land use changes. The City of Salinas believes the below actions are attainable and more specific to the local context of the City within this RHNA Cycle.
IMPLEMENTATION
HE Policies: 4.2, 4.3, 4.4, 4.6
Funding Source: General Fund, SLHTF, Joe Serna, Jr. Farmworker and other funding as available
Responsibility: Community Development Department; County of Monterey Objective: Change City regulations to be more flexible and allow various forms of Farmworker housing and other forms of short term housing.
Actions: a. Continue to implement and improve the Conditional Use Permit (CUP) for Extended Stay for Hotel/Motel use by H2A or Other Seasonal Farmworkers, through a City Council ordinance passed on August 10, 2021, allowing hotels/motels in certain zoning districts to obtain a CUP to fully operate as an Extended Stay with occupancy up to 10 months in a year. b. Continue to comprehensively update the Greater Salinas Areas Memorandum of Understanding between the City of Salinas and the County of Monterey to reflect current land use
development plans, current planned or contemplated
development project’s including farmworker housing and
associated services and facilities (relative to sewer, roads. Etc). c. Update as needed a map that identifies specific sites that are suitable for farmworker housing within City limits in
collaboration with local jurisdictions in the region. Whenever possible continue streamlining the approval processes for farmworker housing projects.
d. Explore opportunities to utilize H2A and other farmworker housing that is vacant off-season for rapid rehousing or other short-term housing uses.
Timeframe: Ongoing
6.2.6 Improve City Homeless Response
Program 19: Implementation of the Lead Me Home Plan
City of Salinas
2023-2031 Housing Element (November 2023) Page 191
The Lead Me Home Update – 5 Year Plan to Reduce Homelessness in Monterey and San Benito Counties serves as an action-oriented, data-driven guide for implementing various strategies, policies, actions, and measurable goals and targets to reduce homelessness within CoC CA-506 by 50% within a 5-year period.
IMPLEMENTATION
HE Policies: 6.1, 6.2, 6.3,6.4
Funding Source: HUD CDBG, HUD ESG, HUD HOME ARP, ARPA, HCD ESG, PLHA, CESH , Cal ICH ERF and FHC funds.
Responsibility: Community Development Department/Housing and Community Development Division
Quantified Objective: Reduce homelessness in the County of Monterey by 50% in a 5 year period.
Actions: a. increase participation in homeless solutions by leaders and key stakeholders from across the region
b. improve the overall performance, capacity, and outcomes of the homelessness response system, and
c. expand service-oriented responses to unsheltered homelessness.
Timeframe: Adopted by the City on February 1, 2022. July 2021 through June 2026.
Program 20: Expand Leadership and Advocacy Role through CoC CA-506 The City of Salinas Community Development Department will continue to pursue an expanded leadership and advocacy role of emerging best practices and cost-effective, housing-oriented services and outcomes through its membership in the Coalition of Homeless Services Providers Board of Directors and CoC CA-506 Leadership Council.
City of Salinas
2023-2031 Housing Element (November 2023) Page 192
IMPLEMENTATION
HE Policies: 6.1, 6.2
Funding Source: HUD CDBG, HUD ESG, HUD HOME ARP, ARPA, HCD ESG, PLHA, CESH , Cal ICH ERF and FHC funds.
Responsibility: Community Development Department/Housing and Community Development Division
Quantified Objective: Increase City participation in CoC CA-506 Homeless Initiatives.
Actions: a. Continue to participate as a member of the Coalition of Homeless Services Providers
b. Continue to participate in the Coordinated Access Referral System (CARS) and Homeless Management Information System (HMIS) oversight Committees to engage in planning and implementation of the local Coordinated Entry system.
c. Continue to serve on the CoC CA-506 Leadership Council and Coalition of Homeless Services Providers Board of Directors and Committees to proactively participate in further incremental and annual assessments, updates and refinement of the Lead Me Home Plan and advocate for and support the universal implementation of evidenced-based best practices and programs.
d. Continue to pursue and apply for existing, emerging supportive funding opportunities to further expand and support housing solutions and services.
Timeframe: On going
City of Salinas
2023-2031 Housing Element (November 2023) Page 193
Program 21: Street Outreach Program
The City of Salinas is invested in supporting unhoused residents with homeless and housing navigation services. The City of Salinas developed an effective, comprehensive homeless services program to provide essential street outreach, navigation services, and engagement support to unsheltered residents. The City of Salinas Outreach and Response Team (SORT) engages the City’s unhoused population through outreach to build trust and rapport with the unhoused community. The team includes a collaboration with Peer Leaders with lived homeless experience which is necessary to reach individuals who are hesitant to work with service providers.
IMPLEMENTATION
HE Policies: 6.1, 6.2,6.3,6.4
Funding Source: HUD CDBG, HUD ESG, HCD ESG, Cal ICH ERF and FHC funds.
Responsibility: Community Development Department / Housing and Community Development Division
Quantified Objective: Provide housing and homeless navigation support to encampments and unsheltered residents.
Actions: a. Develop an annual homeless report to capture housing and servicerelated outcomes. b. Implement an online SORT referral system for community members, service providers, and City Staff.
c. Continue to collaborate and refer unsheltered residents with community providers, housing authority, and other housing and emergency-based programs.
d. Strive to reduce existing and mitigate emergence of homeless encampments through Cal ICH Encampment Resolution Grants by continuing to provide a supportive pathway and model of transition for unhoused individuals to permanent housing. e. Support the City of Salinas Public Works Department with coordinated emergency shelter referrals and services to encampment residents prior to Health & Safety Days.
f. Continue to seek funding to sustain and expand the Salinas Street Outreach and Response Team to include additional housing navigation and case management services.
Timeframe: Ongoing to June 2024
City of Salinas
2023-2031 Housing Element (November 2023) Page 194
Program 22: Engage In Regional Coordination Of Homeless Issues Engage in regional coordination on homelessness issues, with a focus on addressing disparities, emergency crisis, and winter storm evacuation orders, etc.
IMPLEMENTATION
HE Policies: 6.1,6.2,6.4
Funding Source: HUD CDBG, HUD ESG, HCD ESG, PLHA, CESH, Cal ICH ERF and FHC funds.
Responsibility: Community Development Department / Housing and Community Development Division
Objective: Increase Regional Coordination And Response to Homeless Housing and Health & Safety Concerns
Actions: a. Continue to lead and coordinate multi-agency response to reduce encampments and facilitate access to services for unhoused persons and families.
b. Respond and support the CoC in regional encampment response to address potential safety concerns due to weather inclement, or other natural disasters.
c. Identify and assess existing and emerging barriers to housing access and propose strategies and the implementation of best practices, standards, policies, and procedures to expand and sustain access to available services, programs and housing. d. Continue to collaborate with the Coalition of Homeless Service Providers and the Housing Authority of the County of Monterey to ensure that the Emergency Housing Vouchers (EHV)s are leased by September 2023.
e. Advocate for the implementation of a Homeless Care Court in Monterey County that would consider the dismissal of criminal records and other justice-system barriers experienced by unhoused individuals seeking permanent housing.
Timeframe: On-going
City of Salinas
2023-2031 Housing Element (November 2023) Page 195
Program 23: Housing Navigation and Stabilization Program The City’s Housing and Community Development Division will continue to seek methods of improving homeless service response. In close collaboration with the Salinas Outreach and Response Team a new pilot Housing First Housing Navigation and Stabilization Program will be developed to assist with housing navigation, landlord engagement and retention services. Additional services include financial assistance to assist with housing subsidies, rental assistance, and landlord incentives.
IMPLEMENTATION
HE Policies: 6.1,6.2
Funding Source: CESH, United Way Emergency Rental Assistance Housing Stabilization Funds
Responsibility: Community Development Department / Housing and Community Development Division
Quantified Objective: Develop and Implement a Housing Navigation Program to increase housing outcomes through street outreach referrals.
Actions: a. Implement a housing navigation program that collaborates with the Salinas Outreach and Response Team to address barriers to housing and increases successful outcomes.
b. Monitor and track outcomes in the local CoC HMIS.
c. Engage with property management companies and private landlords to minimize stigma and offer support through
incentive and retention services.
d. Consider providing financial incentives such as holding fees for vacant units, damage mitigation funds, and offsetting potential legal fees to encourage landlords to rent their available units to persons experiencing homelessness.
e. Support housing retention through a home-based, care coordination model of case management providing individual support to access and retain benefits and services and identify and resolve emergent issues.
Timeframe: June 30, 2024
Program 24: Develop Permanent Supportive Housing Units
Support expansion of affordable, permanent supportive housing units for homeless individuals and families. The City assembled and led an effective public/private partnership to apply to both Round 1 (2020) and Round 2 (2021) of the State’s Homekey Program resulting in three awarded projects totaling $38,700,000. Cumulatively, these projects will provide 202 new affordable permanent supportive housing units to those experiencing chronic homelessness. Rehabilitation and occupancy of these projects is currently underway with full occupancy expected in Spring of 2024. In addition, through Cal ICH Family Homeless Challenge grant award and potential additional ARPA funds the City intends to purchase and create five (5) new, affordable single-family units and the additional construction of five (5) new ADUs/JADUs for unhoused families.
City of Salinas
2023-2031 Housing Element (November 2023) Page 196
IMPLEMENTATION
HE Policies: 6.1,6.2,6.3,6.4
Funding Source: HUD HOME ARP, ARPA, HCD Homekey, HCD PLHA, Cal ICH FHC grant funds.
Responsibility: Community Development Department / Housing and Community Development Division
Quantified Objective: Create 210 units of Permanent Supportive Housing Actions: a. Complete Step Up in Salinas, Step Up on Fairview, and Step Up on Sanborn motel/hotel conversions.
b. Purchase five single-family units and add five ADUs/JADUs for unhoused families.
Timeframe: On going
Program 25: Preservation of Affordable Housing At-Risk of Conversion The City has identified 778 units at-risk of converting from income-restricted to market-rate housing between December 2023 and December 2031 (the at-risk housing analysis planning period). To preserve affordability of these units, the City shall continue meetings with the property owners and identify, when feasible, funding sources and other incentives to continue affordability restrictions.
IMPLEMENTATION
HE Policies: 4.1, 4.3, 4.4
Funding Source: CDBG; HOME; HSA, PLHA, SLHTF; and other funding as available Responsibility: Community Development/Housing Division
Quantified Objective: Aim to preserve 100% of the affordable housing stock at-risk of conversion. However, given limited funding sources and that not all current owners may be interested in preserving affordability, 39% (approximately 300) is a more realistic target.
City of Salinas
2023-2031 Housing Element (November 2023) Page 197
Actions: a. Prioritize the status of at-risk units through contacts with the property owner(s).
b. Encourage participation of nonprofit housing developers to acquire and preserve at-risk units.
c. Explore and identify potential funding and other mechanisms, such as community land trusts, to support and encourage the rehabilitation and retention of affordable units.
d. Work with property owner(s) intending to opt out of the affordability covenants and work with potential purchasers to ensure tenants are educated on their rights and responsibilities, and available housing options, within the required notice of intent to convert at-risk units to market rate rents.
e. Pursuant to new State law, ensure tenants are notified of the potential conversion to market rate housing three years prior to the conversion.
f. City to conduct public hearing on tenant rights at least one year prior to project’s conversion to market rate housing.
Timeframe: Annually. Prior to expiration deadlines.
6.2.7 Stabilize and Support Neighborhoods
Program 26: Invest in Disadvantaged Neighborhoods
Salinas is a working-class community, with only two of its thirty-one census tracts meeting California Tax Credit Allocation Committee’s (TCAC) definition of a “high resource” area, both of which are in a portion of the southwestern corner of the city. Recent community planning efforts have focused on bringing resources to three of the City’s most disadvantaged neighborhoods, described below. Reinforcing these plans through the Housing Element will help direct public and private investment to these areas, elevating resident resources, potential, and quality of life.
Downtown Vibrancy Plan (2015)
The Downtown Vibrancy Plan (DVP) was developed to restore vitality to the downtown area following the Great Recession. It put emphasis on improving multi-modal mobility, using surface parking lots as catalyst sites for development, and creating more of a sense of place to make downtown a destination.
The downtown is home to numerous affordable housing developments. While this creates great opportunities for equitable access to amenities and transit, the downtown is also one of two census tracts TCAC defines as “high segregation and poverty”. DVP implementation efforts include:
• Downtown Complete Streets Project – Completed in 2021, this $8.4 million project converted West Alisal Street from four vehicle lanes to two with a center turn lane, bicycle lanes, and pedestrian improvements.
• Main Street Streetscape – Completed in 2022, this project converted the heart of Main Street back to two-way traffic, added enhanced pedestrian crossings, and new street furniture and planting zones.
City of Salinas
2023-2031 Housing Element (November 2023) Page 198
• Through an SB-2 grant, in 2022 the City rezoned four City-owned surface lots, the Permit Center, and the Intermodal Transit Center from Public/Semi-public to Mixed use to facilitate short and long-term redevelopment.
• The City and County of Monterey updated their Downtown Memorandum of Understanding (MOU), focusing on housing, safety, and mobility, along with assessing the feasibility of a combined government center parking facility to free up additional space for development.
Alisal Vibrancy Plan (2019) and Alisal Neighborhood Revitalization Strategy Area (NRSA) The Alisal Vibrancy Plan (AVP) is the result of years of visioning, community organizing, and relationship building between the City and Alisal residents. Annexed into Salinas in 1963, the Alisal includes some of the most distressed residential neighborhoods in the city and qualifies as a NRSA based on the high percentage of lower income (up to 80 percent AMI) residents. The Alisal NRSA area is the same as the Alisal Vibrancy Plan (AVP) area. The Alisal faces challenges such as inadequate public infrastructure, high levels of poverty and segregation, and lower educational attainment.. In 2020, the City pursued the recertification of the Alisal NRSA following the 2019 approval of the AVP. The new Alisal NRSA established the following strategies:
Goals, strategies, objectives, and performance measures are consistent with the AVP. This document provides guidance for the use of CDBG funds. The goals, strategies, objectives, and performance measures must be realistic relative to the level of CDBG funding available.
Programs and activities must be consistent with the Council goals and CDBG regulations.
The City also committed to AVP implementation by establishing an AVP Capital Improvement Project fund, securing approximately $19 million in state funding for infrastructure and park improvements and public art, and to rebuild the Hebbron Family Center. The City and County of Monterey also entered into the Alisal MOU in November 2022, which focuses on developing affordable housing on City/County -owned property, expanding health and mental health services in the Alisal, and establishing a trail network to connect City and County facilities.
Chinatown Revitalization Plan (2020)
In 2019 the City also approved the Chinatown Revitalization Plan (CRP), a forward thinking and aspirational document building on the history and cultural uniqueness of the downtown-adjacent neighborhood. At times Chinatown was also home to significant Japanese and Filipino populations, all still reflected in the Salinas Confucius Church, Buddhist Temple of Salinas, and Filipino community center. Today it struggles to maintain its roots due to past disinvestment, physical isolation, blight, and substantial homelessness. Chinatown stakeholders envision a more balanced neighborhood, providing permanent housing, a hub for the arts and culture, and a place where existing and new businesses can grow. Over the past decade, the City has partnered on multiple affordable housing developments in Chinatown, including Moon Gate Plaza, which starts to realize the CRP’s vision as it provides permanent housing for the chronically homeless above a gallery for community artists. The City also established an implementation CIP for Chinatown and recently purchased 34 Soledad Street, with the intent to purchase additional properties and combine lots for redevelopment.
IMPLEMENTATION
HE Policies: 5.1, 5.2, 5.3, 5.4
City of Salinas
2023-2031 Housing Element (November 2023) Page 199
Funding Source: CDBG, HOME, HSA, and other funding as available Responsibility: Community Development/Housing Division, Public Works, Library and Community Services
Quantified Objective: Improve the quality of life for the families of historically disadvantaged neighborhoods by creating more vibrant, equitable, and healthy community spaces through targeted public and private investment.
Establishment 4 CBDOs, reinstatement of Grow Salinas Fund, rehabilitate three (3) City facilities and development an 100% affordable housing project on Division Street with the collaboration of HACM.
City of Salinas
2023-2031 Housing Element (November 2023) Page 200
Actions: a. Pursue recertification of the Alisal NRSA every five years and update the implementation strategies to reflect housing and community development needs.
b. Expand marketing efforts in the Alisal NRSA, Chinatown Revitalization Plan and Downtown Vibrancy Plan to promote housing and community development programs to residents. c. Pursue additional local, state, and federal funding that focus on addressing distressed conditions in disadvantaged communities. d. Pursue additional local, state, and federal funding and strive to exceed the objectives outlined in the Alisal Vibrancy Plan, Chinatown Revitalization Plan and Downtown Vibrancy Plan:
Public Services:
e. Establish a CBDO focused on youth services
f. Provide funding for fair housing services and tenant/landlord counseling to a CBDO
g. Establish a CBDO to provide and fund small business
counseling, education, and technical assistance services Housing:
h. Maintain and preserve affordable units prior to expiration of affordability agreement 30 to 55-year term
i. Provide funding for housing acquisition, demolition and clearance, and new construction (CBDO).
j. Partner with qualified organizations for acquisition, demolition and clearance, new construction (CBDO) on City-owned
properties.
Economic Development:
k. Recapitalize the Grow Salinas Fund and establish a microloan program for businesses with five or fewer employees.
l. Establish one (1) CBDO to provide and fund small business counseling, education, and technical assistance services.
Public Facilities and Infrastructure Improvements:
m. Improvements at three (3) parks and/or public facilities locations.
n. Continue to collaborate with the County of Monterey and Housing Authority of the County of Monterey to acquire and develop existing adjacent owned Division Street properties to provide housing and serve as a hub for public services.
Timeframe: Ongoing. Apply for and allocate funding for implementation on an annual basis.
City of Salinas
2023-2031 Housing Element (November 2023) Page 201
Program 27: Historic Resources
The City will continue to encourage the preservation and restoration of historic or architecturally significant residential resources in accordance with the requirements of Chapter 3, Article XI of the Salinas Municipal Code.
IMPLEMENTATION
HE Policies: 5.3,5.4
Funding Source: General Fund, CDBG, HOME, HSA, and other available state and federal funding sources
Responsibility: Community Development Department / Current Planning Division / Housing Division
Objective: Preserve and restore architecturally historic buildings.
Actions: a. Reassess and reinstate Miller Act Program by 2024-2025. b. Promote tax credits available for historic preservation through a Mills Act program.
c. Provide technical assistance to property owners, and help identify grant and funding opportunities, when available for preservation and rehabilitation activities.
d. Lead by example in the rehabilitation and renovation of Cityowned historic Chinatown Soledad Street properties to serve as a model of considerate, progressive renovation inclusive of mixeduse housing.
Timeframe: 2024-2025, on-going
6.3 Quantified Objectives
Table 66 below summarizes the City of Salinas’ quantified housing objectives for the 2023-2031 Housing Element planning period. Pursuant to State law, a community can establish quantified objectives that are lower than the community’s housing needs, due to limited funding capacity, market constraints, and other mitigating factors.
Table 66: Summary of Quantified Objectives (2023-2031)
Objectives Very Low Low Moderate Above
Moderate Total
New Construction 920 600 1,692 3,462 6,674
Deferral of impact fees for
affordable housing projects 16
Rehabilitation (HSP) 60 0 60
Preservation 300 0 300
Home ownership assistance
(down payment and firsttime buyer assistance)30 0 30
Address substandard unit
conditions through Code
Enforcement
640 640
City of Salinas
2023-2031 Housing Element (November 2023) Page 202
6.4 Affirmatively Furthering Fair Housing Meaningful Actions Assembly Bill (AB) 686 passed in 2017 requires the inclusion in the Housing Element an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions to affirmatively further fair housing. Appendix D is the City’s Affirmatively Furthering Fair Housing analysis. Table 63 documents the meaningful actions the City will take to affirmatively further fair housing.
City of Salinas
2023-2031 Housing Element (November 2023) Page 203
Table 67: Summary of Meaningful Actions
Program Specific Action Timeline Target Area Outcomes
Fair Housing Outreach and Education
Program 10: Services to
Affirmatively Further
Fair Housing
• Continue fair housing services
contract with ECHO.
• Expand fair housing
resources/information through
City social media, printed
materials, and workshops.
• Collaborate with local and
regional stakeholders to reach
linguistically isolated and
underserved populations and
provide fair housing information
in English and Spanish.
• Encourage fair housing service
providers to coordinate with
school districts and non-profit
agencies on tenant rights
education.
• Promote community education of
institutional leaders to expand
training to include identification
of fraud and potential dishonest
schemes related to mortgages,
lending and foreclosures through
fair housing service providers.
Annually Central and
Eastern Salinas
where
racial/ethnic
minority
populations and
renters are most
concentrated
(Chinatown,
Downtown, and
Alisal).
Serve 200 people
annually with fair
housing services.
Conduct four outreach
events.
Program 11:
Code Enforcement
• Educate residents and community
partners on Code Enforcement
through a variety of platforms
such as social media, printed
materials, and workshops.
Annually Citywide
Alisal where
substandard
housing units are
more common.
Include Code
Enforcement educational
materials in fair housing
outreach and community
events.
City of Salinas
2023-2031 Housing Element (November 2023) Page 204
Program Specific Action Timeline Target Area Outcomes
Address substandard
housing conditions for
80 housing units
annually.
Complete 200 code
corrections annually.
AFFH:
Fair Housing Outreach
• Provide fair housing information
at community events including
Ciclovía Salinas (Alisal), El Grito
Festival (Alisal and Downtown),
Obon Festival (Chinatown), and
Asian Festival (Chinatown).
Annually Alisal, Downtown,
and Chinatown
where fair housing
issues and relevant
populations are
most prevalent
(non-White, LMI,
cost burdened
households, etc.)
Disseminate fair housing
information at 2
community events
annually.
Increase the number of
persons served by fair
housing services by 10
percent (2022 baseline)
Place-Based Strategies for Neighborhood Improvements
Program 2:
Financial Assistance and
Gap Financing
• Create a Community
Revitalization and Investment
Authority for Downtown,
Chinatown and the Alisal as a tool
to finance affordable housing.
2021-2023 Chinatown,
Downtown, and
Alisal
Establish a Community
Revitalization and
Investment Authority
and facilitate the
construction of 1,520
units affordable to lower
income households.
Program 5:
East Area Specific Plan
Development
• Develop and adopt the East Area
Specific Plan.
• RFP for consultant services
released on 9/8/2023. Proposals
due 10/20/2023. Work
scheduled to begin in December
2024.
Adopt by
Specific Plan
by 2025.
North of Boronda
Future Growth
Area (FGA)
Increase housing
opportunities in SP area
by 4,000 units.
City of Salinas
2023-2031 Housing Element (November 2023) Page 205
Program Specific Action Timeline Target Area Outcomes
Program 8:
Housing Rehabilitation
Services Program
• Reassess and reinstate the
Housing Services Program (HSP).
• Assist households through lowinterest housing rehabilitation loans, housing accessibility
assistance, energy efficiency and
innovative housing technology,
and Central Coast Energy Services
(CCES).
By 2025
Annually
Alisal area where
there are more
substandard
housing units and
LMI households.
Assist at least 5
households annually.
Program 15:
Housing for Persons
with Disabilities
• Implement the ADA Transition
Plan and incorporate ADA
improvements to bring older
community facilities up to
compliance standards.
2023-2031 Future growth
areas (Alisal,
Downtown,
Chinatown)
Complete 3 ADA
improvements during the
planning period.
Program 22: Invest in
Disadvantages
Neighborhoods
• Increase public services through
the establishment of a CBDO
focused on youth services, fair
housing services and
tenant/landlord counseling,
and/or small business counseling,
education, and technical assistance
services.
2023-2031 Alisal, Chinatown,
and Downtown.
Establish at least 1
CBDO during the
planning period.
• Complete public facilities and
infrastructure improvements.
2023-2031 Alisal, Chinatown,
and Downtown.
Complete 3
improvements at public
parks or facilities.
AFFH: Downtown
Vibrancy Plan
• Facilitate the development of the
Downtown Vibrancy Plan.
2023-2031 Downtown Complete Lincoln
Avenue bike lanes and
reconfiguration of
Church and Central
streets.
City of Salinas
2023-2031 Housing Element (November 2023) Page 206
Program Specific Action Timeline Target Area Outcomes
Facilitate the
development of 20 units
in the Downtown area.
AFFH: Alisal Vibrancy
Plan
• Facilitate the development of the
Alisal Vibrancy Plan.
2023-2031 Alisal Complete the Hebbron
Family Center rebuild
including park projects.
Complete California
Beautification Underpass
Project.
Create the Alisal District
Identity Master Plan.
Complete the Streetscape
Master Plan and Active
Transportation Plan
Update including Master
Trail Network analysis
Complete the Salinas
Broadband Master Plan
and Alisal Neighborhood
Broadband Fiber
Network Design using
funds secured in 2023.
Complete Closter and El
Gabilan parks
improvements.
Initiate preparation of
Cesar Chavez Master
City of Salinas
2023-2031 Housing Element (November 2023) Page 207
Program Specific Action Timeline Target Area Outcomes
Plan and trail
improvements at Cesar
Chavez Community
Park.
Facilitate the
development of 50 units
in the Alisal area.
AFFH: Chinatown
Revitalization Plan
• Facilitate the development of the
Chinatown Revitalization Plan
2023-2031 Chinatown Implement a
redevelopment plan for
the recently purchased 34
Soledad Street.
Facilitate the
development of 30 units
in the Chinatown area.
New Opportunities in High Resource Areas
Program 1:
Provision of Adequate
Sites for RHNA
• Consult with affordable housing
developers to identify any
additional sites that may be
considered appropriate for
affordable housing development.
• Acquire and assemble sites to
develop affordable housing
particularly in high opportunity
areas.
Annually.
2023-2031, as
necessary.
Southwest corner
of City in high
resource areas
(tracts 14 and 15);
Alisal, Downtown,
Chinatown.
Facilitate the
development of 6,674
units (RHNA), including
5% in High Resource
areas and 10% in future
growth areas.
• Promote the establishment of
Affordable Housing Overlay
Zones in ‘High Opportunity
Areas’ that include a bundle of
effective and flexible incentives to
encourage developers to build
affordable housing.
2023-2031 Southwest corner
of City
Facilitate the
development of 6,674
units (RHNA), including
20% affordable to lower
income households
City of Salinas
2023-2031 Housing Element (November 2023) Page 208
Program Specific Action Timeline Target Area Outcomes
Program 4:
ADUs
• Complete ADU/JADU ordinance
update to incorporate State
requirements.
• Facilitate ADU/JADU
construction through promotion
on the City website, subsidies for
owners providing affordable
ADUs, and extension of
elimination of development
impact fees for ADUs between
800-1,200 sq. Ft.
• Include information on fair
housing in ADU application
(potential landlords); add info to
website
• ADU hotline
• ADU website – preapproved site
plans
By May 2024.
2023-2031
Citywide with
emphasis on high
resource areas in
southwest area;
Alisal, Downtown,
Chinatown.
Facilitate construction of
578 ADUs, including 5%
in high resource areas.
Program 7:
Reduce Fees and
Housing Production
Constraints
• Review planning and development
fees to ensure they are appropriate
and do not constrain affordable
housing development.
• Assist in gap financing affordable
development by nonprofit
developers to help offset the cost
of development through deferred
impact fees.
• Review the effectiveness of the
Inclusionary Housing Ordinance
and Density Bonus Program to
implement revisions as
appropriate to incentivize
additional housing development.
Annually Citywide Facilitate construction of
1,520 low income units
(RHNA).
City of Salinas
2023-2031 Housing Element (November 2023) Page 209
Program Specific Action Timeline Target Area Outcomes
Program 14:
Facilitate the Production
of Affordable Housing
• Facilitate the development of
units affordable to lower income
households.
2023-2031 High resource
areas in southwest
area; Alisal,
Downtown,
Chinatown.
Develop 5% of new
affordable units in high
resource areas and 10%
in future growth areas.
• Work with MST, the Public
Works Department, and TAMC
to align transportation
infrastructure improvements with
housing development.
2023-2031 Low resource
areas and areas of
high segregation
and poverty.
Aim to complete 1
transportation
infrastructure
improvement to
complement affordable
units are developed in a
low resource area.
Program 16:
Equitable Housing and
Service Access for
Unhoused Individuals
and Families
• Implement the Family Homeless
Challenge Grant by purchasing
single family homes and
construction of ADUs for
unhoused families.
2023-2031 Single-family
residential areas in
northwestern and
southern areas of
City.
Acquire or construct at
least 1-4 single-family
homes or ADUs for
unhoused families.
Housing Mobility
Program 2:
Financial Assistance and
Gap Financing
• Proactively pursue and leverage
governmental and nongovernmental funds to increase
the inventory of affordable
housing.
• Continue funding local trust.
• Commit federal pass-through
funds to the production and
preservation of affordable
housing.
• Explore strategies outlined in
Program 2 related to parcel taxes,
Cannabis Business Taxes, and
commercial/industrial linkage fees
Annually Citywide Facilitate construction of
1,520 low income units
(RHNA).
City of Salinas
2023-2031 Housing Element (November 2023) Page 210
Program Specific Action Timeline Target Area Outcomes
to foster affordable housing
development.
Program 3:
Prohousing Designation
• Pursue PIP funding and maintain
the PDP.
Beginning
2024 and
annually
thereafter.
Citywide with
emphasis in
southwest Salinas
(high resource
areas)
Assist at least 1
affordable housing
development and 5
households with downpayment assistance using
PIP funds annually.
Program 6:
General Plan and Zoning
Code Update
• Amend the Zoning Code to
facilitate the development of
affordable housing and a variety
of housing types, including
emergency shelters, supportive
housing, low barrier navigation
centers, etc.
By end of
2024.
N/A Assist with the
construction of 100 units
for special needs
populations.
Program 12:
Housing Choice
Vouchers (HCV)
• Collaborate with nonprofits and
landlords to promote and increase
participation of rental properties
in voucher housing programs.
Annually Citywide Increase HCV use by
10% over eight years
from the 2023 baseline of
3,316 HCVs.
• Include a fair housing factsheet in
ADU/SB 9 applications,
especially on source of income
protection (SB 329 and SB 222).
By 2024 High resource
areas in southwest
corner of Salinas
and single-family
neighborhoods.
Program 15:
Housing for Persons
with Disabilities
• Allocate funding for supportive
services and housing for persons
with disabilities.
Annually Citywide Assist with the
construction of 100 units
for special needs
populations during the
planning period.
Program 18:
Local Workforce
Housing
• Offer incentives such as financial
assistance (when available),
density bonuses or other
regulatory concessions to further
Ongoing Citywide Assist with the
construction of one
workforce housing
City of Salinas
2023-2031 Housing Element (November 2023) Page 211
Program Specific Action Timeline Target Area Outcomes
encourage and facilitate employee
housing.
• Review the Zoning Code to
facilitate a variety of housing types
and identify and eliminate barriers
for the development of employersponsored housing.
project during the
planning period.
Program 19:
Farmworker Housing
• Support the production of
farmworker housing through
various actions including the
Regional Farmworker Housing
Study and Action Plan and
ordinance for motel/hotel use for
H-2A.
• Conduct outreach and education
workshops to stakeholders and
residents, as outlined in the 2018
Farmworker Housing Study and
Action Plan.
• Apply for funding for farmworker
housing.
2023-2031
Annually
Annually
Citywide Increase farmworker
housing opportunities by
20 units over eight years.
Tenant Protection and Anti-Displacement
Program 10:
Services to Affirmatively
Further Fair Housing
• Explore development of rent
stabilization ordinance, tenant
relocation assistance ordinance,
and just cause for eviction
ordinance.
2023-2031 Citywide Establish tenant
protection strategies
Reduce number of fair
housing complaints on
evictions by 10 percent
(over 2022 baseline).
Program 13:
Homebuyer Resources
• Reassess and reinstate the First
Time Homebuyer Program
Annually Citywide Assist 5 households
annually through
City of Salinas
2023-2031 Housing Element (November 2023) Page 212
Program Specific Action Timeline Target Area Outcomes
• Increase participation in CalFHA
homebuyer assistance program
through promotions and referrals.
homebuyer assistance
programs.
Program 17: Preservation
of Affordable Housing
At-Risk of Conversion
• Encourage participation of
nonprofit housing developers to
acquire and preserve at-risk units.
Annually Citywide Preserve affordability of
778 at-risk units.
Appendix A 1
Appendix A: Past Accomplishments
The City adopted the 2015-2023 Housing Element (5th Cycle) on December 15, 2015. The City’s accomplishments in implementing the 2015-2023 Housing Element are summarized in Table A-1.
Table A-1: Review of Past Accomplishments
Program Objectives Progress
Goal H-1: Provide a range of housing types and a variety of affordability levels address existing and projected housing construction need in Salinas.
Policy Action H-1: Provision of
Adequate Sites
Maintain an inventory of sites at adequate
densities and appropriate development
standards to facilitate a range of housing
opportunities.
The City of Salinas (City) has adopted a multifaceted strategy to keep track of suitable lands appropriate for housing development and housing choices. The City’s website has an interactive sites inventory of the vacant land inventory outlined in the City’s 2015-2023 Housing Element. Also, the City created suitable sites map as part of its Farmworker Housing Study and Action Plan to identify suitable locations for farmworker housing within City limits.
Additionally, through collaborations with the County of Monterey, the City participated in creating an inventory of affordable rental housing units in Monterey County as well as an internal inventory of homeless shelters and their bed capacity for the Monterey and San Benito counties.
Policy Action H-1.2: Provision
of Adequate Sites
Continue to maintain requirement on
previously identified sites located in the
Focused Growth Overlay district which can
accommodate residential and mixed-use
developments with a minimum of 30 du per
acre as a non-discretionary permitted use.
The City of Salinas has maintained a high density and development intensity on identified sites located within the Focused Growth Overlay Areas. To spur residential and mixed-use development in underutilized sites within focused growth overlay areas the City entered a Professional Service Agreement with the consulting firm Economic and Planning Systems (EPS) to prepare a Housing Target Market Analyses (HTMA) for the Downtown, Chinatown, and Alisal Neighborhoods. The outcome of this study was a supplemental parking analysis for the Central City (CC) Overlay District to evaluate scenarios for potential housing opportunities on surface parking lots , six (6) sites in the Salinas CC Overlay District had their land use and zoning changed from Public/Semipublic (PS)/Commercial Retail (CR) to Mixed Use (MX), and the Downtown Core Area (DC) Overlay was be enlarged to include the Intermodal Transportation Center (ITC) site.
In tandem with the rezoning efforts in the Central City Overlay the City amended Chapter 37 of the Salinas Municipal Code to establish an Adaptive Reuse Ordinance which allow the reuse of underutilized, nonresidential buildings for housing without requiring strict compliance with density, floor area ratio, lot area per dwelling unit, lot dimensions, and usable open space. The Adaptive Reuse Ordinance applies to either: 1) old buildings (at least fifty years) Appendix A 2
in the Central City Overlay Downtown Core or 2) historically significant buildings located anywhere within the City.
Additionally, the City used an SB2 Rezoning Grant to facilitate housing production by undertaking the necessary planning, environmental studies, and analyses to consider changing land use and zoning designations of identified opportunity sites to allow for higher density residential or mixed-use development. Among the identified opportunity sites is 1 Preston St which is located within the Focused Growth Overlay District.
Policy Action H-1.3: Provision
of Adequate Sites
Report to the City Council annually on the
City’s progress in meeting its RHNA.
Since the implementation of the 2015–2023 Housing Element, the City has provided yearly reports and made presentations on the implementation of the City's RHNA to City Council and the Housing and Land Use Committee. These reports on the status and progress of the RHNA are an outcome of the Housing Element (HE) Annual Progress Report (APR) and jurisdictions are required to submit the report yearly to the California Department of Housing and Community Development (HCD) and the Governor's Office of Planning and Research (OPR) by April 1 of every year. The HE APR has been presented to City Council since 2025 until 2022. The last HE APR will be presented to City Council in 2023 and that will close the last year of the 5th Cycle of the City’s Housing Element.
Policy Action H-1.4: Provision
of Adequate Sites
Continue to consult with affordable housing
developers to identify any additional sites,
which may be considered appropriate for
affordable housing development.
Annually, the City releases a Notice of Funding Availability (NOFA) for developers to apply to apply for the Community Development Block Grant Program (CDBG) and HOME Investment Partnerships Program (HOME) as well as State funds from HCD’s Permanent Local Housing Allocation Program (PLHA). In conjunction with the NOFA, the City has conducted informational workshop and forums to provide developers with technical assistance and support to pursue funding opportunities. Through this work and collaboration with developers and non-profit organizations, the City has identified several new infill and redevelopment sites that have resulted in several new housing and mixed-use projects over the past seven (7) years.
Goal H – 2: Maintain and improve existing neighborhoods and housing units.
Policy Action H-2: Monitoring of
Development Fees
Annually review the City’s planning and
development fees to ensure they are
appropriate and do not unduly constrain
affordable housing development
The City has proactively reviewed planning and development impact fees to alleviate unduly constraints on affordable housing development. The following examples demonstrate how constraints were removed to promote the development of affordable housing:
On April 12, 2022, the City increased the development impact fees by 8% in accordance with the Engineering News Record (ENR) Construction Cost Index (CCI).
Appendix A 3
On December 1, 2020, the City reviewed Public Facilities Impact Fees and City Council adopted an updated Public Facilities Impact Fee schedule to reform development impact fees based on housing type and total square footage.
Fees for age-restricted senior dwelling units and Accessory Dwelling Units (ADU) were also adjusted. Fee Deferral Agreements (FDA) for affordable housing projects continues to be implemented on a case-by-case assessment.
In November 2018, Chapter 9 of the building code was amended to require the payment of development impact fees, from building permit issuance stage to the certificate of occupancy stage for residential projects. This is helping forprofit and non-profit developers reduce the cost to construct housing units.
In March 2019, City Council adopted an ordinance to exempt Accessory Dwelling Units (ADUs) from development impact fees for five (5) years.
Removing barriers for ADU development is a strategy to increase new housing development. Savings for this impact fee exemption has a cost savings of over $8,000 dollars in permitting fees.
In December 2019, City Council also approved the new West Area Park Impact Fee (WAPIF). The plan area will allow up to 4,340 dwelling units.
Policy Action H-1.2: Monitoring
of Development Fees
As funding permits, assist in gap financing
affordable development by nonprofit
developers to help offset the cost of
development.
The City established an annual NOFA application procedure to make federal entitlement Community Development Block Grant (CDBG), HOME Investment Partnerships Program (HOME), and State HCD Permanent Local Housing Allocation (PLHA) funds available to qualified affordable home developers. The City's NOFA procedure also includes an informational workshop to give developers technical assistance for submitting their applications.
Since 2016 the City has provided gap financing towards: Haciendas Phase III - Hikari Apartments (2016), Moon Gate Plaza (2017 and 2018), Vista de la Terraza (2017), Catalyst Apartments Project (2019), Sun Rose Apartments (2020), and Parkside Manor Phase I (2020).
Policy Action H-3: Housing
Services Program
Continue to advertise the program through
various media, including brochures, bilingual
public service announcements on radio,
inclusion in service directories, the City
website, and postings at the City libraries and
Permit Center.
The City continues to advertise programs and services through a range of active platforms including social media, City’s website, electronic newsletters, housing distribution list, and printed media. Bilingual (Spanish) content is developed to reach a wider audience for most advertisements.
The Salinas Californian and El Sol were used for public notices until early 2023.
El Sol newspaper was recently discontinued and no longer provides publication services. El Sol was the only local Spanish publishing newspaper. City staff are assessing resources and looking for other alternatives. Public notices are still posted in English and Spanish at the City’s Rotunda, Community Development Department, and City Clerk’s Office. Additionally, public notices are also posted Appendix A 4
at the three City Public Libraries: John Steinbeck Library, Cesar Chavez Library, and El Gabilan Library.
H-3. Housing Services
Program
Annual objectives:
-Housing Rehabilitation Loans – five
households
-Housing Accessibility Assistance Grants –
three households
-Energy Efficiency Improvements – ten
households
The City’s Housing Services Program (HSP) was operational until Fiscal Year 2020-21. Due to the Covid-19 Pandemic, the Housing Services Program was suspended in FY 2021-22. The City is currently evaluating alternatives and potential partners to bring back this program. In FY 2019-20, GRID Alternatives, who was the subrecipient for the Energy Efficiency Improvements, stopped operating in Salinas. The City looked for another subrecipient but was not successful at finding another subrecipient that could provide this service. Between 2015 and 2022, the HSP assisted the below number of households with Rehabilitation Loans, HAA Grants, LBP Grants, and Energy Efficiency Improvements:
• Housing Rehabilitation Loans: 10
• Housing Accessibility Assistance Grants: 10
• Lead Base Paint Grants: 9
• Total Energy Efficiency Improvements: 67
H-3. Housing Services
Program
Leverage auxiliary programs that compliment
HSP services by coordinating with program
providers and integrating those programs into
HSP outreach.
Housing Services Programs are integrated through a variety of local service partner providers and internally. The City’s Street and Response Outreach Team (SORT) as well as the Code Enforcement Division actively promote and refer for HSP programs until FY 2020-21. Program information was available to residents during walk-in visits to the Permit Center. Additionally, the City's Code Enforcement team disseminated HSP referrals and information during all outreach visits. The Housing Resource Center and Monterey County Health Department were also active partners for referrals. The following service partners partnered with the City to leverage auxiliary programs that complimented the HSP:
• Legal Services for Seniors
• Central Coast Center for Independent Living
• Central Coast Energy Services (CCES)
• Interim Inc.
• Alliance on Aging
• Central Coast Center for Independent Living
• Deaf and Hard of Hearing Service Center
Appendix A 5
H-3. Housing Services
Program
Educate community partners, including
housing and disability advocates, about HSP
available services and engage them in
outreach efforts.
Partners collaborating specifically with the disabled include Interim Inc., Alliance on Aging, Central Coast Center for Independent Living, and Deaf and Hard of Hearing Service Center. The City's Code Enforcement Division engages with the public and continues to forward referrals to the Housing and Community Development Division for the Housing Services Program. Services were scaled back in FY 2021-21 to focus on emergency response services during the Covid-19 pandemic. The City continued to meet periodically with subrecipients and other community partners to disseminate housing service information (English & Spanish) through online platforms, community meetings, and special events.
Policy Action H-4: Code
Enforcement
Continue to operate an effective Code
Enforcement Program, with the objective of
transitioning to comprehensive code
enforcement by 2021, subject to availability of
resources.
The Code Enforcement Division was reorganized in 2016 under the direction of a 2015 Kaizen process in order to develop a proactive and comprehensive code enforcement program. This was done by streamlining processes (establishing standard operating procedures, decision trees, and hand-off protocols) increasing human resource capacity (in 2016, the Division hired a new Senior Code Enforcement Officer, 1 Administrative Aide, 1 part-time Code Enforcement Officer, and created 2 Code Enforcement Officer II positions), and standardized training of Code officers (Certification in the National Property Maintenance Code, participation in the California Code Enforcement Officers annual seminar and in the International Code Council’s Residential Inspection Institute). Additionally, the goal of conducing comprehensive code enforcement was supported by the City’s decision to establish a rental registry program in April of 2023 (the City adopted an Ordinance amending Chapter 17 of the Salinas Municipal Code by adding Article I to incorporate Residential Rental Registration requirements for residential rental units).
H-4. Code Enforcement Refer potentially income-qualified property owners to the City’s Housing Services
Program for rehabilitation assistance.
The City of Salinas’ Code Enforcement Division collaborated with the Housing and Community Development Division staff to provide eligible property owners with housing rehabilitation assistance. Three service requests that the Code Enforcement Division forwarded to the Housing Services Program in 2017 for the remediation of health and safety issues or code violations were authorized.
Three of the four referrals for services that the Code Enforcement Division made in 2018 received approval. A new addition and a full home redesign were completed at one residence in 2019 as a consequence of a referral from Code Enforcement to the Housing Rehabilitation Program, and three approved projects were in the plan submission stage. In addition to the financial and technical assistance offered toward eligible home improvements, educational material such as the “City of Salinas Ordinance Booklet: Citizen Guide to Residence Compliance” is distributed to help guide homeowners through City ordinances.
Appendix A 6
H-4. Code Enforcement Establish process to engage community partners and residents in development of a
comprehensive housing inspection program.
The newly implemented community engagement strategy, which focuses on compliance through education and outreach, as well as the Salinas Plan, a strategic plan outlining a future course for maintaining a long-term balanced budget while preserving City Services and addressing the affordable housing crisis, prompted the City of Salinas to start building a framework for a more comprehensive code enforcement program. To accomplish their intended results in relation to community engagement, the Code Enforcement Division developed and implemented The Salinas Connect App which allows residents to report a variety of issues on public or private property and pinpoint the location with GPs as well as submit photos of the issue being reported. Also, in order to highlight education regarding the City of Salinas Ordinances and code compliances, Code Enforcement Division staff started taking part in outreach activities more frequently.
To tackle the need for a more comprehensive code enforcement program, staff implemented a recommendation prioritized in the Salinas Plan that being establishing a rental registry ordinance and inspection fees. In order to develop the content and materials required to move a rental registry ordinance to City Council for approval and subsequently create a rental registry and inspection program for the City of Salinas, the Code Enforcement Division, in conjunction with the Housing and Community Development Division, played a key role in engaging stakeholders to participate in a Technical Advisory Committee (TAC).
In early 2022 City Council accepted a motion recommending that the City Staff proceed with developing and ordinance and corresponding fee resolution to establish a rental registration program based upon the consensus of the TAC.
In late 2022 the City Council received and administrative report on a final draft ordinance and on future steps for the development of a software to for the rental registration program and on the engagement, education, and implementation of the program. On April 4, 2023, the City Council of Salinas pass and approved a Residential Rental Registration Program. This program will become effective July 1, 2023.
H-4. Code Enforcement Continue periodic analysis of code enforcement data to enhance program
effectiveness, especially for housing
violations.
The use of IPADs by the Code Enforcement Division has expedited the processes and made data access easier, particularly for those working in the field. In order to increase the effectiveness of the program, Code Enforcement staff also meets weekly to examine data and case status and creates monthly reports for the City Council that include information on cases closed, new citations issued, and key accomplishments.
Appendix A 7
Policy Action H-5: Alisal
Neighborhood Revitalization
Strategy Area (ANRSA)
Pursue recertification of the Alisal NRSA
every five years and update the
implementation strategies to reflect housing
and community development needs.
A Technical Advisory Committee was launched in April 2017 for the development of the Alisal Vibrancy Plan (AVP) which built on the strategies of the Alisal Neighborhood Revitalization Strategize Area (ANRSA) and was a required action under the Economic Development Element of the 2015 General Plan. The City's ANRSA was recertified and approved by HUD as part of the Fiscal Year (FY) 2020-24 Consolidated Plan in November 2020. The AVP has the same exact boundary as the ANRSA, and the AVP crafted priority strategies and objectives. In 2021, the City continued to fund the positions for a Business Navigator and a Housing Analyst to address fair housing issues throughout the City.
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Expand marketing efforts in the Alisal NRSA
to promote housing and community
development programs to Alisal residents.
The Planning and Project Implementation Division within Community Development Department was created in 2016 and three new positions were filled: Senior Planner, Assistant Planner, and an intern. The Division led the community engagement process for the Alisal Vibrancy Plan and used this opportunity to promote housing and community development programs to residents. The City has also partnered with AmeriCorbs VISTA Program volunteers who prepared resource directories on services related to housing, health, small business support, technical assistance, and access to capital.
Additional support was provided to Alisal small businesses through a new Business Navigator position that offers bilingual technical one-on-one assistance for navigating the permitting process. Outreach to Alisal businesses consisted of door-to-door efforts, social media, and special shop-local campaigns. These outreach efforts were made possible through a partnership with the Salinas United Business Association. The creation of a bilingual Housing Analyst position also contributed to the expansion of marketing efforts on housing information, referral services, financial counseling, education to residents and landlords, and overall promotion of community development programs. In 2022, the City’s Advance Planning Division and Planning and Project Implementation become one division, Advance Planning and Project Implementation (APPI).
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Pursue funding strategies such as the
Community Revitalization and Investment
Authority (AB 2) that focus on addressing
distressed conditions in disadvantaged
communities.
Although the City has not pursued the establishment of a Community Revitalization and Investment Authority (CRIA) through AB2, the City has continued to utilize other funding sources to focus on addressing distressed conditions in disadvantaged communities. A grant award of $310,000 in SB 2 funds assisted with an environmental and technical study required to increase the development capacity of four underutilized parcels within City limits. The City also utilized its entitlement funds for distressed community areas like Alisal and Chinatown. The City funded the following activities and programs:
• Emergency Rental Assistance Program (Rental and Utility Assistance) • Salinas Downtown Streets Team
Appendix A 8
• Grow Salinas Fund
• Fair Housing Referral Services
• Food Bank
• Homeless Encampment Food Distribution
• Hotel and Motel Vouchers for Homeless
• Street Outreach Team
• Salinas Homekey Projects
• Warming Shelter and Trailers Operations
• Chinatown Navigation Center, Trailers, and Sprung Operations • Rapid Rehousing
• SHARE Center Operations
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Pursue additional local, state, and federal
funding and strive to exceed the objectives
outlined in the Alisal NRSA:
The City pursued diverse local, state, and federal funding sources to directly benefit the Alisal NRSA. Below are the highlighted grant applications that were submitted:
• A Caltrans grant award in 2016 for outreach activities in the Alisal Street Corridor for the annual Ciclovia festival.
• A National Endowment for an arts engagement project
• An Affordable Housing and Sustainable Communities Program (AHSC) grant application for grant funding of the Laurel Drive sidewalk extension.
• A Federal Transportation Administration Grant, in partnership with the Monterey Salinas Transit (MST) for future transportation improvements.
• A Caltrans Sustainable Communities planning grant application, in partnership with MST and Taylor Farms.
• The following federal entitlement funds were awarded to support objectives outlined in the ANRSA:
o The Alisal Union School District for the Early Childhood Development Center in the amount of $800,000 in HUD CDBG Entitlement Funds.
o Grow Salinas Fund to assist local businesses with rent and utilities during the COVID-19 pandemic in the amount of $400,000 from HUD CDBG Entitlement and HUD CDBG-CV funds.
o The Library and Public Services Department for the Natividad Creek Park Restroom Restoration Project in the amount of $400,000 in HUD CDBG Entitlement Funds as well as $1.3 Million of HUD CDBG Entitlement funds towards the Hebbron Family Center.
o The Housing Services Program assisted several households in the Alisal NRSA. Yet, due to the COVID-19 pandemic, the City had to scale down the program in FY 2020-21. In FY 2021-22, the Appendix A 9
Housing Services program was suspended. The City is reevaluating the program and is considering bring it back in the future.
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Public Services: Engage in capacity-building
activities to identify entities that can be
organized as CBDO to provide services
targeted for the Alisal NRSA, with the
objective of establishing at least one CBDO
by 2017.
The City released a CBDO application in 2020 but did not receive applications.
Therefore, staff focused on engaging nonprofit organization about the prospect of pursuing CBDO certification. Since no applications were received, staff continued engagement efforts by targeting developers and non-profit organizations through special events like an Annual Housing Forum. The City has not been able to establish a CBDO organization, yet it will continue to look for opportunities and organizations that could pursue this certification.
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Residential Rehabilitation: Raise the
qualifying income level for rehabilitation
assistance to 100 percent of the AMI by 2016.
Through the Housing Services Program (HSP), the City was able to provide residential rehabilitation services to City residents until Fiscal Year 2020-21.
Yet, the program was suspended in FY 2021-22 due to the Covid-19 Pandemic.
While the HSP was operational, the evaluated additional alternatives to expand the rehabilitation assistance services to all households and up to 100% AMI.
Yet, the City was not able to find or secure additional funds to expand the rehabilitation services to households at 100% AMI During the COVID-19 pandemic, funding priorities were redirected toward emergency services. Since the HSP is suspended, all inquiries related to rehabilitation services are placed on an interest list for future updates regarding this program.
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Expand marketing of housing rehabilitation
assistance with the objective of assisting to 10
households over five years. This equates to
25 percent of the City’s overall goal of housing
rehabilitation loan assistance for the entire
City.
The City's Housing Services Program successfully reached the five-year objective of assist 10 households. Through this program and while it was operational, the City assisted 10 households with housing rehabilitation loans, 10 households with housing accessibility assistance grants, 9 households with lead based paint grants and 67 households with energy efficiency improvements. While this program was operational, there was an active waiting list. Information about the program was available electronically on the City’s website, and through printed media at the Permit Center, Code Enforcement visits, and local service providers.
H-5. Alisal Neighborhood
Revitalization Strategy Area
(ANRSA)
Continue to promote accessibility grants
through City website, contractors, libraries,
and public service agencies.
Accessibility grants were continuously promoted through the City’s website and public service agencies until Fiscal Year 2020-21. Printed bilingual brochures and flyers were also made available for distribution among partner agencies.
The City received direct inquiries about the program as well as direct referrals from the Code Enforcement Division team. Over this Housing Element cycle, the City assisted 10 households with housing accessibility assistance grants.
Appendix A 10
Policy Action H-6: Preservation
of At-Risk Housing
Prioritize the status of at-risk units through
contacts with the property owner(s).
Six projects were noted in Section 3.7.4 of the Housing Element as having probable rent subsidy expiration dates. The City is available to explore alternatives with property owners or managers on a case-by-case basis to preserve at risk affordable housing. In 2019, the City held two Tax Equity and Fiscal Responsibility Act (TEFRA) hearing to consider the issuance of tax‐ exempt bonds by the California Statewide Communities Development Authority (CSCDA) for the Salinas Pointe Apartments and Steinbeck Commons.
In 2021, Interim Inc, a non-profit developer, opted to demolish Soledad House, an 8-bedroom house developed with HOME funds. The existing affordability restrictions placed on the original development, Soledad House, were transferred to the new 11-unit affordable housing development, now known as Sun Rose Apartments, which are scheduled for completion in summer 2023.
H-6. Preservation of At-Risk
Housing
Encourage participation of nonprofit housing
developers to acquire and preserve at-risk
units.
On a case-by-case basis, the City continues to discuss options with nonprofit developers who want to purchase and maintain at-risk housing units, but to promote their involvement, the City releases an annual Notice of Funding Availability (NOFA) for them to pursue CDBG, HOME, and PLHA Funds. This allows the City to maintain its existing supply of affordably priced housing while also creating new affordable housing that is accessible to all City residents.
By means of these annual NOFA’s, several housing projects over this Housing Element cycle have received City funds, either federal, state and/or local funds.
In 2016, the City assisted CHISPA, a local non-profit developer, with gap financing to remodel 40 of the units in the Vista de la Terraza Project. Through this action, the City was able to preserve at-risk housing units. Additional, in 2021 the City assisted Parkside Manor - Phase I with HOME and PLHA funding which allowed the Housing Authority of the County of Monterey (HACM) to preserve affordable housing units and create new additional housing units by redeveloping the site into a denser housing project. Phase I of this project involved the demolition of 48 units and the construction 80 new 100% affordable housing units. The Grand Opening Ceremony for this project happened in January 2023. Through a partnership with Shangri-La (for profit) and Step Up on Second Street (non-profit operating partner), the City was able to help with the acquisition of one Homekey project (Step Up in Salinas) in 2020 and two Homekey projects in 2022 (Step Up on Sanborn and Step Up on Fairview). These three projects involved the conversion of an existing motel/hotel into permanent supportive housing, and it resulted in the creation of 200 new permanent supportive housing units as well as 4 manager units.
Appendix A 11
H-6. Preservation of At-Risk
Housing
Work with property owner(s) intending to opt
out of the affordability covenants to ensure
tenants receive adequate notice.
The City of Salinas employs various methods of engagement with property owners intending to opt out of the affordability covenants among them is Contracting with the HUD-Approved Housing Counseling Agency Eden Council for Hope and Opportunity (ECHO) who provides both Fair Housing and TenantLandlord services as well as contracting with Legal Services for Seniors (LSS) and the Watsonville Law Center (WLC) who provide Fair Housing Services.
Additionally, the City continuous to increase the capacity of its fair housing program by hiring additional staff that will focus on providing and improving these services to City residents. In 2020 the City funded a two-year LimitedTerm Community Development Analyst to provide housing information, education, and referral services to landlords and tenants. In 2021, the City found additional funds was able to extend this position into a five-year LimitedTerm Community Development Analyst position to oversee the City’s fair housing program and continue to collaborate with ECHO, LSS and WLC and assist City residents.
H-6. Preservation of At-Risk
Housing
Work with potential purchasers, ensure the
education of tenants of their rights, and that
tenants have assistance to pursue other
housing options, within 60 days of notice of
intent to convert at-risk units to market rate
rents.
The City of Salinas continues to monitor units at risk of converting to market rate-housing due to potential expiration of rent subsidies. To have capacity to provide Fair Housing and Tenant/ Landlord services in 2017 the City contracted with the Housing Counseling Agency Eden Council for Hope and Opportunity (ECHO). ECHO provides education and technical assistance to tenants in matters relating to obtaining and maintaining housing. To build internal capacity to continue connecting tenants and landlord with legal and financial resources and other supportive services focused on housing retention the City of Salinas hired a five-year limited term Community Development Analyst to supplement its Fair Housing Program.