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Community GPU Forums

California Native Plant Society, Monterey Bay Chapter Carmel Valley Association Citizens for Responsible Growth Coalition to Protect Housing, Farmlands, Air & Water Concerned Citizens of River Road Friends, Artists and Neighbors of Elkhorn Slough Highway 68 Coalition

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Community GPU Forums

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  1. California Native Plant Society, Monterey Bay Chapter Carmel Valley Association Citizens for Responsible Growth Coalition to Protect Housing, Farmlands, Air & Water Concerned Citizens of River Road Friends, Artists and Neighbors of Elkhorn Slough Highway 68 Coalition LandWatch Monterey County League of Woman Voters of the Monterey Peninsula Líderes Comunitarios de Salinas Monterey Pine Forest Watch North County Citizens Oversight Coalition Planning and Conservation League Foundation Prunedale Neighbors Group Prunedale Preservation Alliance Ranch San Juan Opposition Coalition Save Our Shores Sierra Club, Ventana Chapter Community GPU Forums

  2. What is the Product We Are Shooting for? • Achieve good planning for Monterey County; • Comply with State Law requirements; • Make use of the time and investment expended on the GPU; • Be fully consistent with the 12 guiding objectives; and • Include positive suggestions made in these community forums. A Fully-integrated, legally sufficient General Plan Update for Monterey County that will:

  3. What is a General Plan? “The General Plan is the Constitution for all future developments within a city or county” • Provides a vision for the County’s future for the next 20 years. • The blueprint for all future growth and development. • All zoning, ordinances, and planning decisions must be consistent with the General Plan.

  4. Elements of a General Plan Optional Elements • Administration Mandatory Elements • Land Use • Housing • Circulation • Open Space • Conservation • Noise • Safety

  5. Focus of Forum #Two Housing Element • Element Identifies and analyzes existing and projected housing needs. • Includes programs and objectives to meet housing needs for all economic segments of the community. • The only General Plan Element reviewed and certified by the State. Land Use Element • General distribution and intensity of the land for housing, business, industry, open space, natural resources, public facilities, waste disposal sites, and other private and public land uses. • Central framework for the entire plan.

  6. Basis for Community GPU • Existing 1982 General Plan • Existing 2003 Certified Housing Element • The Twelve Guiding Objectives Adopted by the Planning Commission and Board of Supervisors to frame the General Plan Update • The Draft GPU 3, including Coastal and Inland Areas Elements and Background Reports • Contributions from the “Community GPU” forums

  7. 12 Guiding Objectives:A Shared Vision • Preserve the unique character of Monterey County • Identify land appropriate for development • Preserve a distinction between rural and urban areas • Strongly encourage new affordable housing for people who live and work in Monterey County • Promote high quality, walkable communities and reduce the need for automobiles • Promote, preserve and support agriculture • Minimize development of commercially viable agricultural land • Provide adequate infrastructure for existing and new development • Provide long-term protection of identified resource-rich and habitat areas • Protect the visual integrity of the County • Seek to provide an adequate and sustainable water supply • Provide clear land use values and policies

  8. What is the County’s Role? #2 What the 12 Guiding Objectives Call For

  9. What We Heard from You Related to Land Use • Subsections in the GPU should address the vision and special objectives for Coastal and Inland Areas. • Develop umbrella policies that apply countywide. • Develop legal lots first. • Identify infill areas in existing cities and communities with services and document the amount of development potential in these areas. • Establish urban growth boundaries. • No new subdivisions outside of development areas. • AMBAG Projections – too high or just right. • Protect agricultural land for agriculture.

  10. Land Development in the US • More than 25% of US Land Development has been in just the last 15 years. National Resources Inventory USDA 2000

  11. Monterey County Projected Need – Room Enough

  12. Monterey County Projected Need – Room Enough * GPU3, Chapter 9, p.254 ** AMBAG 20-Year Forecast ***Room Enough, p.2

  13. Land Use Policies Area Sections – Make certain new development is consistent with vision statement and special objectives in Inland and Coastal Areas sections. Land Supply and Growth – Provide a land supply in the unincorporated County to meet the short- and long-range population growth projections established by AMBAG. Limits to Growth - Ensure future growth and development will not exceed the carrying capacity of available infrastructure and the environment.

  14. Land Use Policies New development in Monterey County: • Development in cities and their Sphere’s of Influence; • Development on existing legal lots of record; • New unincorporated urban development directed to the four Community Areas of Pajaro, Castroville, Boronda and Fort Ord; • Revitalization of Chualar’s downtown area. Limited subdivisions outside Community Areas for: • Agriculture and grazing • Conservation • Clustered development • Revitalization of Chualar’s downtown

  15. GPU Economic Analysis Findings • Under the current cost/revenue structure of the county, lower growth scenarios provide a better fiscal outcome for the county. • Unincorporated development exerts higher service costs on County government, than does growth in the cities. • While all residential developments generate a negative fiscal impact on the County, low-density residential developments generate costs that are much greater than high or even medium density developments.

  16. Less Density = More Driving

  17. Impacts of Sprawl Congestion Pollution Sprawl Asthma Diabetes Obesity

  18. Other Key Land Use Policies • Prohibit development on slopes over 25% • Permit clustering for existing parcels in Rural Areas • Create a Transfer of Development program • Development in SOIs • Denial of Projects • Five Major Land Use Groups • Home size limitations

  19. What We Heard from YouRelated to Housing • Require affordable housing to be permanently affordable. • Provide housing for diverse age groups and county employees. • Adopt principles of new urbanism, good design and energy efficiency. • Emphasize affordability by design. • Give first preference for housing to Monterey residents. • Inclusionary housing should be integrated in mixed income communities. • Encourage employers to provide housing affordable to their employees.

  20. What is Affordable Housing? Housing capable of purchase or rental using no more than 30% of household income by people/families in the following income categories: • Very Low = At or below 50% of median income • Low = 51 – 80% of median income • Moderate – 81-120% of median income Monterey County Median Income = $48,305 Monterey County Median Home Price = $532,000 Household Income to Buy Median Priced Home = $142,000

  21. What is Workforce Housing? Housing capable of purchase or rental using no more than 30% of household income by people/families in the following income categories: • Workforce I -- 121-140% of median income • Workforce II -- 141-180% of median income Workforce housing is not included in the definition of affordable housing

  22. Who Needs Affordable HousingIn Monterey County? Moderate income = $57,966 @ 120% of median Home Price affordable to Moderate inc. = $200,000 Moderate Income Jobs: Police Officer = $52,308 Elementary School Teacher = $50,492 Farmworker Supervisor = $40,462

  23. Who Needs Affordable HousingIn Monterey County? Low Income Jobs: Construction Laborer = $37,765 School Bus Driver = $28,989 Hairdresser = $24,313 Very Low Income Jobs: Bank Teller = $23,313 Restaurant Cook = $22,796 Farmworkers and Laborers = $18,689

  24. Affordability by Design Affordable housing in Monterey County generally corresponds to the following densities: • Moderate Income: 10-15 households per acre • Low Income: 15-20 households per acre • Very Low Income: 20-30 households per acre 85% of workers in Monterey County need housing priced at $376,000 or less

  25. Housing Policies • All new developments help provide additional affordable housing to Monterey County residents and workers. • Employers of 50+ persons help provide housing. • Encourage mixed development to provide housing. • Require design features and amenities in medium and high density projects. • First right to rent or purchase to those who live or work in Monterey County.

  26. Housing Policies Housing Allocation system based on new jobs. Allocations on first come first serve basis. Exempt projects: • Single family homes on legal lots. • Farm labor housing. • Qualifying mixed housing projects, which meet affordability and other guidelines.

  27. Housing Policies • New urban unincorporated area housing directed to Community Areas of Pajaro, Castroville, Boronda and Fort Ord. • Redevelopment Plans required for Community Areas except for “Exempt Projects” pursuant to Housing Allocation System. Redevelopment Plan’s require: compact, mixed use development; 40% inclusionary (20% for families earning less than 100% of median income and 20% for workforce); amenities.

  28. Community GPU “Where we go from here and whether the things that are done through planning or under the guise of planning will be any good and make our future cities, our communities, and our rural areas better places is largely up to our citizens.” Herbert H. Smith, Citizen’s Guide to Planning

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