Monterey 2031 Listening Sessions - Summaries and Recordings

Monterey 2031 Listening Sessions – Summaries and Recordings

The Community Development Department and planning consultant, Dyett and Bhatia, held fourteen listening sessions, between December 6, 2022 and December 8, 2022, to connect with community members and provide a forum for members to learn about the Monterey 2031 General Plan Update. Held at the Monterey Conference Center, each listening session garnered discussion on topics such as housing, land use, community character, climate resilience, and emergency preparedness. Approximately fifty-six (56) individuals, including community members, professionals, land holders, housing developers and service providers, non-profit leaders, military liaisons, and interested residents participated in the sessions. The summaries below highlight the constraints and opportunities heard by the participants in each session. Recordings of the session are available in the title for each session.

Session #1 Non-Profit Leaders - Link to ZOOM recording

A major challenge and overall theme of this listening session is the lack of water supply available for residential development. Opportunities mentioned by participants include local case studies of workforce housing, such as Pebble Beach and Cannery Row; various non-traditional alternatives, such as tiny homes and assisted living quarters; as well as the reuse of Ford Ord property. North Fremont can also be a possible opportunity site for housing, though participants expressed not wanting the community to feel like they have been targeted or dumped on. Participants expressed curiosity in state and federal funds to bridge the gap in the housing market and the vulnerability of the city. Participants also stressed the importance of putting faces to the people that are in most need of affordable housing, such as hospitality and service workers.

Session #2 Community - Link to ZOOM recording

Participants emphasized that water supply is a major constraint in the development of housing. Other challenges Monterey faces are wildfire and sea level rise hazards. Participants mentioned various housing opportunities such as locations near North Fremont, Franklin Street, and the Downtown core. They mentioned various living trends that can be opportunities, such as co-living, age-in-place, intergenerational households, and junior accessory dwelling units. Participants hope to desegregate income groups and research further inclusionary requirements versus inclusionary incentives. Lastly, participants suggested having an online survey being distributed via flyers for residents to fill out their thoughts and concerns on housing.

Session #3 Downtown Land Holders - Link to ZOOM recording

Participants in this session mentioned various constraints to housing in Monterey, which include the traffic (near Downtown), roadway patterns, and circulation in general. Participants expressed interest in developing two properties along Del Monte Avenue, which could be suitable for market-rate apartment for demographics in need, specifically nurses, and doctors at CHOMP, students and faculty at the Naval Postgraduate School, students at Middlebury Institute, and folks that live in Downtown. Participants expressed opportunities for housing all over Monterey, such as the Bank of America building, McGraw Hill, land around Ryan Ranch, North Fremont, and the site of former Eddie’s restaurant (2200 North Fremont).

Session #4 Property Managers – Link to ZOOM recording

Participants in this session heavily emphasized that water supply, density, and property were the biggest constraints to housing development. Participants noted that housing is needed the most by people who can’t afford to live where they grew up, folks living on fixed-incomes, and hospitality and service workers. When asked where opportunities for housing are, some suggested property near North Fremont specifically near Motel 6, CVS and car wash, hangars by the airport that could potentially be converted to residential, and on the underutilized site by McDonald’s. Participants also mentioned a variety of methods to either incentivize housing or inform the community. These suggestions include retrofitting and electrification [of existing housing stock], lot splits, having contractors teach the public about development, housing programs such as co-living situations with single room and a shared kitchen, as well as sending flyers to residents on various housing solutions.

Session #5 Architects/Designers - Link to audio recording

Participants in this session recurringly noted the bar is too low for appeals in the development process, which add barriers to housing. Participants also mentioned that the point of entry for housing in Monterey is high because of the military population that tend to increase housing costs. Participants mentioned the amount of youth homeless population in the Monterey, which led to the conclusion that some type of state and local partnership is needed to combat this. Participants also noted parking is an issue for residential development, particularly for areas that have little parking left. Following this, participants expressed a variety of opportunities for housing development, such as enhancing buildings that are already in use, setting objective design standards, and minimizing the number of hearings for development. Additionally, when asked where they saw areas of opportunity in Monterey, participants expressed lands down by the cemetery and the sport center, as well as the potential to upzone and develop the Del Monte Shopping Center. Participants also mentioned that development of accessory dwelling units can be more flexible, specifically for existing non-conforming structures. Lastly, participants expressed how expensive it is to build a residential unit, expressed interest in the City of Salinas’ blue code committee that the City can explore, and emphasized the additional amount of amenities needed when developing residential housing, such as additional grocery stores, more fuel stations, and site drainage. A participant mentioned agriculture housing in the City of Greenfield that can serve as an example of workforce housing.

Session #6 Community – Link to audio recording

In this session, the participant mentioned certain ethnic minorities may need additional assistance in accessing housing in Monterey. The participants also mentioned major constraints to housing such as the cost of living and wages, lack of housing stock for service workers (teachers and people working at CHOMP), and the linguistic isolation people may face in the community. Participants also mentioned the suggestion to explore a vacancy tax in the city as well.

Session #7 Community – Link to ZOOM recording

Participants in this session expressed that various community members need housing in Monterey, such as people who work in the hospitality sector, older people who no longer can afford to live here, and younger people (about mid 30’s) who cannot afford a home. Participants also expressed the difficulty of hiring workers because they cannot afford to live in Monterey, or their commute is too long/far. Participants conveyed multiple opportunities and alternatives to housing, such as exploring the Ford Ord Reuse Plan, developing accessory dwelling units, live-work spaces (such as the Cannery Row hospitality apartments), and banning Airbnb. Participants also showed opportunities around Lake El Estero because it is so close to transit, underutilized parcels next to McDonalds, as well as Garden Road near the airport. Lastly, participants communicated that Monterey needs mixed-income housing, corrective housing, housing with some character, and starter homes. A participant mentioned the housing in East Garrison as an example to look at.

Session #8 Housing Developers – Link to ZOOM recording

In this session, participants expressed various constraints in the housing market in Monterey. These constraints include the reoccurring water supply, lack of sense of urgency/no sense of completion, “red tape,” discretionary review process, and highly historic location, which limits development. Additional challenges include multiple hearings from City Council and Planning Commission, fees by the California Department of Fish and Wildlife (CDFW), City and County, as well as the process of California Environmental Quality Act (CEQA). Participants frequently mentioned the need to up the density in Monterey to attain the RHNA numbers, as well as focusing on Garden Road, Ryan Ranch, and Ford Ord for residential development.

Session #9 Community - Link to ZOOM recording

Participants mentioned Monterey needs workforce housing for hospitality workers, people who need to commute to Monterey for work, teachers, as well as faculty at the Naval Postgraduate School/Defense Language Institute. Participants expressed various opportunities to develop housing in Monterey, such as encouraging major employers to partner with developers to construct housing, offering underused hotel units for employees, accessory dwelling units provided by churches, and encouraging Monterey Peninsula College to build housing. Participants also mentioned the idea of the City spearheading a matching system for roommates, for those who need a room and residents who have available bedrooms in their home. Participants listed Cass Street, Lake El Estero, Garden Road, North Fremont, and Lighthouse for locations for housing. Participants also expressed interest in exploring the development of commercial uses to residential units. There was enthusiasm about revitalizing the North Fremont area and revamping business around the area. Participants expressed residents may fear not knowing what development could look like, to which other participants mentioned there could be renderings made and visual preference survey sent beforehand.

Session #10 Housing Service Providers – Link to ZOOM recording

Participants noted that there is a need for affordable, workforce housing, which prompted a discussion on what constitutes or defines “workforce housing.” Following this, participants emphasized that low-income households are most in need of housing in Monterey. Participants described MidPen Housing’s activity in the City of Monterey, detailing the process of developing a 19-unit project for seniors. Participants described the hurdles in developing housing, such as the environmental constraints, funding sources, parking, stormwater management, and various documents needed for due diligence. Participants mentioned that City of Santa Cruz has a loan program for homeowners wanting to build an accessory dwelling unit, which could facilitate development and could be an opportunity for Monterey. Participants also suggested looking into housing fund examples from Capitola and Santa Cruz.

Session #11 Community - Link to ZOOM recording

Participants in this session echoed the need for housing for hospitality and service workers, the challenge of traffic with additional units, and sea level rise. Participants also discussed what climate change would look like for the city, such as flooding near the coast, looking out for wildfire zones, and thinking about alternative evacuation routes. Participants suggested informing the community beforehand about natural hazards and what to do if they arise. Throughout the conversation, participants conveyed many opportunities they see for housing in Monterey, like revamping the Highway 68 Specific Plan, building in Downtown and Lighthouse, and partnering with major employers of the area. Participants also mentioned developing pre-approved ADU plans, setting objective standards, and documenting where water credits are available in the City. Lastly, participants suggested there be a focus group held for people who work in the City of Monterey but don’t live here, for additional insight into housing needs.

Session #12 Large Land Holders – Link to ZOOM recording

Participants discussed various challenges to housing that were specific to their industry. Though CHOMP does provide some temporary housing units for their employees, it is not meant for long-term, and it is not enough for the demand. Again, various participants echoed the theme that workers are not able to afford to live in Monterey. Participants expressed the frustration of recruitment and retainment of employees because of housing; more so, because it is undermining the economic foundation of the City and region. Similarly, it is difficult to retain teachers as there is about 20% turnover year to year in the school district. The school district is looking into purchasing land to break into the housing market, though it is proving to be difficult. Many students and families in the school district are facing homelessness and overcrowding. A participant suggested a safe parking program, where families can park their car safely between the hours of 7am to 7pm, which can respond to challenges of homeless youth. Participants frequently reiterated the importance of housing to employees’ mental health and expressed urgency for the City’s housing crisis. Participants conveyed multiple opportunities for housing, such as higher density, developing in urban cores, creating some type of matchmaking for eligible seniors or singles who need an open room, as well as pre-approved accessory dwelling unit plans by the City, and converting commercial to residential use.

Session #13 Military Liaisons – Link to ZOOM recording

Participants had questions about the process of RHNA allocation for Monterey and if the water supply would be available for the amount of housing units Monterey has to plan for. Participants mentioned that the Navy doesn’t offer housing, so many personnel live far away and commute into the Peninsula. Participants did mention that military personnel can live at La Mesa and Ord Military Communities, pending availability, and usually move from another location to the Monterey Peninsula area for their line of work. Participants also emphasized two major concerns from the session, which include sea level rise and the need for a shelter for men.

Session #14 Community – Link to ZOOM recording

In this session, the participant echoed many of the themes heard throughout the sessions, such as how difficult it is to afford a place to rent or own in Monterey. Many hospitality workers in general often commute long and from far because of the cost of living. Participant mentioned various opportunities to create housing, such as churches with large parking lots, shopping centers that may be abandoned or underutilized, as well as underused office/commercial that can be converted to residential. Participant was fairly on board with accessory dwelling units, though did express concern over parking.