Title
REF22020 - Housing Element Update
Public hearing to consider adopting the County of Monterey Sixth Cycle (2023-2031) Housing Element Update (HEU6) and all necessary implementation actions including amendments to the 2010 General Plan, the Local Coastal Program, and Monterey County Code Titles 18, 20 and 21.
Project Location: Countywide
Proposed California Environmental Quality Act (“CEQA”) action: Certify a Final Programmatic Environmental Impact Report (PEIR), adopt a Mitigation and Monitoring Reporting Program (MMRP), and adopt a Statement of Overriding Considerations pursuant to Public Resources Code Section 21081(a)(1), (b) and CEQA Guidelines Section 15093(b).
Body
RECOMMENDATION:
It is recommended that the Board of Supervisors:
1. Adopt a resolution to certify the Final PEIR for the HEU6, State Clearinghouse No. 2024100963 to:
a. Adopt Findings of Fact;
b. Adopt a Statement of Overriding Considerations;
c. Adopt an MMRP; and
d. Adopt a Statement of Reasons to Extinguish Mineral Resources.
2. Adopt three ordinances to:
a. Amend Title 18 (Buildings and Construction) to add Chapter 18.20 (Objective Design Standards for Housing Development);
b. Amend Monterey County Coastal Implementation Plan Part 1, the Coastal Zoning Ordinance (Monterey County Code Title 20), to implement the HEU6, which includes the following:
i. Amend Chapter 20.06 (Definitions);
ii. Amend Chapter 20.08 (Establishment and Designation of Zoning Districts) and associated Zoning Sectional District Maps;
iii. Amend Chapter 20.10 (Regulations for High Density Residential Zoning Districts or “HDR (CZ)” Districts);
iv. Amend Chapter 20.12 (Regulations for Medium Density Residential Zoning Districts or “MDR (CZ)” Districts);
v. Amend Chapter 20.14 (Regulations for Low Density Residential Zoning Districts or “LDR (CZ)” Districts);
vi. Amend Chapter 20.16 (Regulations for Rural Density Residential Zoning Districts or “RDR (CZ)” Districts);
vii. Amend Chapter 20.17 (Regulations for Watershed and Scenic Conservation Residential Zoning Districts or “WSC (CZ)” Districts);
viii. Amend Chapter 20.58 (Regulations for Parking);
ix. Add Chapter 20.59 (By-Right Approval);
x. Amend Chapter 20.76 (Coastal Administrative Permits); and
xi. Amend Chapter 20.94 (Amendments to Title).
c. Amend Title 21 (Non-Coastal Zoning) to implement HEU6, which includes the following:
i. Amend Chapter 21.06 (Definitions);
ii. Amend Chapter 21.08 (Establishment and Designation of Zoning Districts) and associated Zoning Sectional District Maps;
iii. Amend Chapter 21.10 (Regulations for High Density Residential Zoning Districts or “HDR” Districts);
iv. Amend Chapter 21.12 (Regulations for Medium Density Residential Zoning Districts or “MDR” Districts);
v. Amend Chapter 21.14 (Regulations for Low Density Residential Zoning Districts or “LDR” Districts);
vi. Amend Chapter 21.16 (Regulations for Rural Density Residential Zoning Districts or “RDR” Districts);
vii. Amend Chapter 21.17 (Regulations for Mixed Use Zoning Districts or “MU” Districts);
viii. Amend Chapter 21.36 (Regulations for Resource Conservation Zoning Districts or “RC” Districts);
ix. Amend Chapter 21.39 (Regulations for Community Plan Zoning Districts or “CP” Districts);
x. Amend Chapter 21.58 (Regulations for Parking);
xi. Add Chapter 21.59 (By-Right Approval); and
xii. Amend Chapter 21.88 (Amendments to Title).
2. Adopt four resolutions to:
a. Adopt the HEU6 and authorize the Housing and Community Development (“HCD”) Director or designee to transmit the adopted HEU6 to the California Department of Housing and Community Development (“CA HCD”).
b. Amend the County of Monterey’s Local Coastal Program including:
i. Amend the North County Land Use Plan to add policies regarding the HEU6 and reclassify the land use designation of one housing opportunity site, as shown in the North County Land Use Plan Figure 1, from Residential Medium Density 1 - 4 Units/Acre to Residential High Density 5 - 30 Units/Acre;
ii. Amend the Carmel Area Land Use Plan to add policies regarding the HEU6 and reclassify the land use designation of two housing opportunity sites, as shown in the Carmel Area Land Use Plan Figure 1, from Residential - Medium Density and Public/Quasi-Public to Residential - High Density; and
iii. Direct the HCD Director or designee to transmit the proposed amendments to the CA HCD and California Coastal Commission for review.
c. Amend the 2010 General Plan (Land Use Maps, Land Use Element, Glossary, Carmel Valley Master Plan, Greater Salinas Area Plan, North County Area Plan, Greater Monterey Peninsula Area Plan, Fort Ord Master Plan, and Castroville Community Plan) and authorize the HCD Director or Designee to transmit the associated amendments required to implement HEU6 to CA HCD.
d. Adopt Objective Design Standards for Housing Development.
SUMMARY:
California state law requires all local governments (cities and counties) to have a plan to meet the housing needs of everyone in the community, at all income levels. California’s local governments meet this requirement by adopting housing plans as part of their general plan. The County of Monterey (“County”) has been in the process of updating its adopted Housing Element to be compliant with state housing law. The County’s Sixth Cycle (2023-2031) Housing Element Update documents the County’s plan to meet the community’s housing needs as well as accommodate its RHNA throughout the planning period.
The HEU6 plans for a total of 5,897 housing units (1,256 extremely low/very low, 939 low, 712 moderate, and 2,990 above moderate units) anticipated to be provided through construction of approved pipeline housing projects, accessory dwelling units, and planned housing across 56 opportunity sites to be rezoned (fully or partially) to accommodate for high density residential development. The numbers above are inclusive of the County’s RHNA and a buffer consistent with the State recommended buffer of 15-30% by income category to comply with “no net loss” law as outlined in Government Code section 65863. The HEU6 also includes a comprehensive housing plan (Chapter 8) that details 5 goals, 39 policies and programs, and a schedule of approximately 57 actions the County will undertake during the planning period.
The County has submitted three drafts of the HEU6 to the CA HCD for review in 2024, 2025, and 2026. On May 12, 2026, CA HCD notified County staff that the third draft HEU6 submitted on March 13, 2026, for review was in “statutory compliance” with state housing law. However, the County’s HEU6 cannot be found in “substantial compliance” with state housing law until the HEU6 is adopted by the Board of Supervisors alongside necessary policy amendments and rezonings to ensure that adequate sites (i.e., Opportunity Sites identified for rezoning in the HEU6) are available and zoned to meet the shortfall of sites zoned to meet the RHNA.
Because the County’s HEU6 is past the statutory deadline for adoption, the County is required to complete the required rezoning and implementation actions concurrent with Housing Element adoption. Upon adoption of the required amendments to the 2010 General Plan, the Local Coastal Program, and the Monterey County Code by the Board of Supervisors, County staff can submit the package to CA HCD for certification.
On October 14, 2026, the Planning Commission held a noticed public hearing and unanimously recommended that the Board adopt four resolutions to: certify the Final Programmatic Environmental Impact Report for the HEU6; adopt the HEU6; and adopt various amendments to the 2010 General Plan, Local Coastal Program, and Titles 20 and 21 (inclusive of now proposed amendments to Title 18) to implement the HEU6. The recommendation also includes authorizing the HCD Director to make any changes to ensure the finding of consistency with state housing law.
ENVIRONMENTAL REVIEW
Pursuant to Public Resources Code section 21080(d) and CEQA Guidelines section 15064(a)(1), the County determined as the Lead Agency that an environmental impact report was required for the project. As such, a Programmatic Environmental Impact Report (PEIR) was prepared for the project (Attachment C - Exhibit 4). A Notice of Preparation (NOP) was available for public review from October 21, 2024 to November 20, 2024 and a public scoping meeting was held on November 7, 2024 in accordance with CEQA Guidelines section 15082. A Notice of Availability (NOA) was released for the Draft PEIR on July 17, 2026. The Draft PEIR was available for public review from July 17, 2026, through August 31, 2026. As three sites proposed for rezoning are located in areas of “regional mineral significance”, the County has also prepared a statement of reasons to extinguish the mineral resource rights on Opportunity Sites 46, 47, and 53. This statement has been prepared in accordance with Public Resources Code section 2763. Staff have responded to over 250 comments from individuals, organizations and public agencies that were submitted during the public review period. These responses to comments and clarifying edits to the Draft PEIR in response comprise of the Final PEIR.
The County is required to adopt a statement of overriding considerations when certifying the PEIR. A resolution has been prepared for the Board of Supervisors to certify the Final PEIR and adopt: 1) findings of fact; 2) a statement of overriding considerations under CEQA; and 3) statement of reasons for rezoning in areas with mineral resources as required under Section 2763 of the Public Resources Code. Additional information on the Final PEIR can be found in Attachments B and C.
OUTREACH
County HCD conducted multiple workshops with the community, Planning Commission, and Board of Supervisors throughout the development of the HEU6. As discussed above, the three drafts of the HEU6 were made available for public comment prior to submission to CA HCD. These comments are summarized in Appendix A - Public Engagement of the HEU6. Responses to comments on the Draft PEIR can be found in the Final PEIR under the “Responses to Comments” section. Additional information on outreach can be found in Attachment B.
OTHER AGENCY INVOLVEMENT
The Office of County Counsel has reviewed the HEU6 and all proposed policy amendments as to form. HCD staff have worked with the CA HCD on review of the HEU6 and proposed policy amendments to ensure certification of the HEU6. HCD staff have worked with California Coastal Commission staff on proposed opportunity sites as well as policy amendments in the Coastal Zone.
HCD staff presented the HEU6 and draft policy amendments to the Airport Land Use Commission (ALUC) on January 23, 2025, December 17, 2025, and August 24, 2026. On August 24, 2026, the ALUC found the proposed amendments consistent with the Monterey Regional Airport and Marina Municipal Airport Land Use Compatibility Plans.
HCD staff also met with staff from the City of Del Rey Oaks, City of Carmel-by-the-Sea, City of Monterey, City of Salinas and City of Greenfield on the HEU6. HCD staff presented to the City Council of Del Rey Oaks, a city council subcommittee for the City of Salinas, and the City Council for the City of Marina.
On October 14, 2026, the Planning Commission held a public hearing and unanimously recommended that the Board of Supervisors certify the Final PEIR and make the required findings to do so, adopt the HEU6, and associated policy amendments required to implement the HEU6 and submit these amendments to CA HCD for certification. Since the October 14, 2026 Planning Commission, staff have made some minor refinements to the package before the Board of Supervisors; these include:
1. Clarifying edits to the HEU6 to correct flood zone data for two Opportunity Sites in Pajaro;
2. Relocated code amendments for Objective Design Standards in Titles 20 and 21 to Title 18 (Buildings and Construction) to allow for countywide applicability of standards in response to Coastal Commission staff comments. The language relocated to Title 18 is the same language that was proposed for Titles 20 and 21; and
3. Clarifying edits to the County of Monterey Objective Design Standards for Housing Development to better articulate expectations related to architectural design criteria.
These revisions are not substantive and are in keeping with the Planning Commission’s recommendation to the Board of Supervisors.
HOUSING IMPACTS:
X Reduces constraints on Housing Development
___Increases constraints on Housing Development
___Neutral
___Not applicable [N/A]
QUALITATIVE SUMMARY:
Adopting and implementing the HEU6 will assist with streamlining housing production and permitting residential development for all income levels in unincorporated Monterey County, resulting in reduced constraints on Housing Development.
FINANCING
Staff and consultant time to develop the HEU6, prepare the PEIR, and implement the required rezone and policy amendments is included in the FY2026-27 Adopted Budget for HCD 1001-310002. On-going HEU6 implementation by staff is included in the FY2026-27 Adopted Budget for HCD 1001-310002, which includes on-going HEU6 implementation funded by Allocated Measure AA (Board Order 26-094).
BOARD OF SUPERVISORS STRATEGIC PLAN GOALS:
_X_ Well-Being and Quality of Life
____ Sustainable Infrastructure for the Present and Future
____ Safe and Resilient Communities
____ Diverse and Thriving Economy
____ Dynamic Organization and Employer of Choice
Adopting and implementing the HEU6 helps further the objectives in Strategic Goal A: Well-Being and Quality of Life by supporting key objectives related to Housing including streamline permitting processes to encourage construction of affordable housing/alternative dwelling units and making measurable progress in achieving or exceeding Regional Housing Needs Allocation (RHNA) and expand opportunities for affordable and workforce housing development.
Link to the Strategic Plan:
<https://www.countyofmonterey.gov/home/showdocument?id=139569>
Prepared by: Sarah Wikle, Principal Planner 831-784-5700 and Taylor Price, Senior Planner
Reviewed by: Melanie Beretti, AICP, Chief of Planning, 831-755-5285
Approved by: Craig Spencer, HCD Director
The following attachments are on file with the Clerk of the Board:
Attachment A - Public Comment
Attachment B - Discussion, including:
• Exhibit 1 - Detailed Discussion
Attachment C - Draft CEQA Resolution, including:
• Exhibit 1 - Mitigation Monitoring and Reporting Program
• Exhibit 2 -Summary of Changes in the Final PEIR
• Exhibit 3 - Statement of Reasons to Permit the Proposed Use and Eliminate Access to Mineral Resources of Significance (MRZ-2)
• Exhibit 4 - Final PEIR
Attachment D - Draft Resolution Adopting the County of Monterey’s HEU6 including:
• Exhibit 1 - County of Monterey’s 2023-2031 Sixth Cycle Housing Element (Adoption Draft, dated October 2026)
Attachment E - Draft Resolution to Adopt Amendments to the Local Coastal Program including:
• Exhibit 1 - Amendments to the Carmel Area Land Use Plan and Monterey County Coastal Implementation Plan Part 4 (Regulations for Development in the Carmel Area Land Use Plan (Chapter 20.146) (redline)
• Exhibit 2 - Amendments to the North County Land Use Plan and Monterey County Coastal Implementation Plan Part 2 (Regulations for Development in the Carmel Area Land Use Plan (Chapter 20.144) (redline)
Attachment F - Draft Resolution to Adopt Amendments to the 2010 General Plan including:
• Exhibit 1 - Amendments to the 2010 General Plan Land Use Element (redline)
• Exhibit 2 - Amendments to the 2010 General Plan Glossary (redline)
• Exhibit 3 - Amendments to the 2010 General Plan Carmel Valley Master Plan (redline)
• Exhibit 4 - Amendments to the 2010 General Plan Greater Monterey Peninsula Area Plan (redline)
• Exhibit 5 - Amendments to the 2010 General Plan Greater Salinas Area Plan (redline)
• Exhibit 6 - Amendments to the 2010 General Plan North County Area Plan (redline)
• Exhibit 7 - Amendments to the 2010 General Plan Fort Ord Master Plan (redline)
• Exhibit 8 - Amendments to the Castroville Community Plan (redline)
• Exhibit 9 - Modification to 2010 General Plan Figure # AHO-2
Attachment G - Draft Objective Design Standards Resolution including:
• Exhibit 1 - County of Monterey Objective Design Standards for Housing Development
Attachment H - Draft Title 18 Ordinance (clean)
Attachment I - Draft Title 20 Ordinance (redline)
Attachment J - Draft Title 20 Ordinance (clean)
Attachment K - Draft Title 21 Ordinance (redline)
Attachment L - Draft Title 21 Ordinance (clean)
Attachment M - Coastal Zone Zoning and Land Use Designation Maps
Attachment N - Inland Area Zone Zoning and Land Use Designation Maps
Attachment O - Planning Commission Resolutions - October 14, 2026
cc: Elizabeth Gonzales, Permit Center Manager; Joshua Bowling, HCD Assistant Director; Craig Spencer, HCD Director; Melanie Beretti, Chief of Planning; Fionna Jensen, Principal Planner; Jacquelyn Nickerson, Principal Planner; Taylor Price, Senior Planner; Edgar Sanchez, Associate Planner; The Open Monterey Project (Molly Erickson); Keep Big Sur Wild; Landwatch; General Plan Elements Distribution List; Project File REF220020