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Using
the number of housing units required to accommodate the population
projected for the County in 2020 as a goal, we compared that number
to the survey of existing legal lots of record, the dwelling units
that could be built upon them, the residential projects currently
in the pipeline of development, and the potential housing units
projected for Fort Ord and found that there was some deficit.
In
keeping with LandWatch principles, we next looked at the adopted
Spheres of Influence surrounding the Salinas Valley cities. It was
determined that development outside Peninsula city limits or Marina's
Urban Growth Boundary was not needed to meet the housing needs on
the Peninsula, based on the development potential at the Former
Fort Ord. The preservation of agricultural land has a very high
priority as does the provision of needed housing for County residents.
Several adopted Spheres of Influence were therefore reduced in size
to address LandWatch concerns. Those Spheres of Influence reduced
in this process included those of the cities of Carmel, Gonzales,
Greenfield, King City, Marina, Salinas and Soledad.
DETERMINING
IDEAL DENSITY IN SPHERES OF INFLUENCE
While LandWatch could recommend higher residential density, the
study opted to look at medium density as defined by the existing
Salinas General Plan: 11.75 dwelling units per acre. That figure
was further reduced in the interest of providing space for neighborhood
features such as parks, trails, schools, and some commercial interests.
The
City of Monterey, generally given high marks for overall livability,
was surveyed for its percentage of residential units to overall
City area. We found that 70% of the City has a residential use.
Applying the 70% to the 11.75 figure, the result was 8.22 units
per acre. This percentage was applied to all land in the Spheres
of Influence needed to provide additional housing.
Using
the maps of Spheres of Influence from LAFCO, we identified the parcels
within their boundaries, identified their status as Prime Agricultural
or non-Prime Agricultural lands and used the acreages provided in
the data from Monterey County. Using the 70% of Medium Density Residential
figure, we calculated the number of dwelling units that could be
built upon these parcels. In most cities, we found that only a portion
of the adopted sphere was required to provide the needed housing;
in those cities where land inside and outside the sphere was required,
we classified the acreage accordingly.
We
also identified the amount of Prime Agricultural land that would
be required to provide needed housing. The determination of Prime
Agricultural status was derived from the California State Department
of Conservation maps. In the original Spheres, parcels are sometimes
split; this study adhered to property lines, even when a portion
of the property was outside the Sphere boundary.
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