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GOAL:
To guarantee the development of a defendable, workable County General
Plan that accommodates the housing and development needs of residents
while protecting the area's resources, particularly agricultural
land.
FUNDAMENTAL
PRINCIPLES:
- Legal
lots of record may be developed according to existing zoning,
but not subdivided;
- Incorporated
areas should intensify land use;
- Vacant
lands in spheres of influence should be developed prior to the
development of non-contiguous land;
-
Accept that projects already in the development pipeline will
be approved;
- Accept
the AMBAG population forecast to the year 2020.
TASKS
UNDERTAKEN:
1.
For County Unincorporated Areas:
- Identify
vacant, legal lots of record in the unincorporated area that are
deemed to be residential.
- Using
County Assessor records.
- Identify
the zoning associated with the vacant, legal lots.
- Using
the County's plans and zoning ordinances and maps.
- Determine
the number of dwelling units that could be built upon each vacant
lot identified without subdivision.
- County
ordinances permit multiple units to be built upon one lot
without subdivision; typically a Use Permit or administrative
approval is all that is required.
- Identify
residential development projects in the County's pipeline and
the number of dwelling units that will be built upon final approval.
- Use
the Planning and Building Department's internal data back
10 years.
2.
For the Cities:
- Identify
the residential vacant legal lots of record within the incorporated
areas;
- Utilize
the County Assessor file and current zoning ordinances for
each City to determine legality;
- Calculate
the number of dwelling units that could be built upon the vacant
lots.
- For
the Peninsula cities, utilize the Water Management District's
figures;
- For
non-Peninsula cities, use their existing zoning designations.
- Determine
the boundaries of city Spheres of Influence (SOI) as defined by
the Local Agency Formation Commission (LAFCO) and modified by
LandWatch Monterey County.
- Identify
the vacant legal lots in the SOI and apply a density of 11.75
units per acre to each lot.
- Based
upon City of Salinas Medium Density Residential classification;
- Density
should reflect best planning practices that provide ratios
for dwelling units to streets to businesses, schools, etc.
For this study, the City of Monterey's ratio of 70% was used;
this means that 70% of the acreage in the SOI was calculated
for development rather than the full 100%.
3.
For Fort Ord:
- Identify
the number of new dwelling units that can be built under FORA's
2014 Plan;
-
Identify the number of existing units slated for rehabilitation
acknowledged under the 2014 Plan.
4.
Determine the number of dwelling units that are likely to be created
through projects currently in the pipeline at both the city and
county levels.
- County
Planning staff provided a report of projects from their permitting
database that are considered to be in their pipeline;
- City
staffs were contacted by telephone and with visits to determine
their list of pipeline projects.
5.
For both areas:
- Extrapolate
the number of dwelling units required through 2020 from AMBAG's
projected population forecast, using the existing countywide average
figure of 3.14 persons per household.
- Point
out that actual household densities have a higher and lower
range in various cities as determined by the 2000 Census.
- Match
the number of potential dwelling units found in Steps 1, 2, and
3 to the housing requirements extrapolated and determine whether
sufficient units have been found.
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