Board hears HCD comments on housing element as Tarpy Flats draws heavy public opposition

County planning staff told the Board of Supervisors on Oct. 28 that they are preparing a revised draft of Monterey County’s sixth‑cycle housing element and an associated programmatic environmental impact report (PEIR) in response to an Aug. 25 comment letter from the California Department of Housing and Community Development (HCD).

Staff said the state’s letter focuses on analyses of nonvacant opportunity sites, pipeline project status, permit and objective‑standards language, and whether site selection affirmatively furthers fair housing. Planning staff described steps they will take — additional site‑by‑site research, a clarified rezoning strategy for higher densities (staff discussed raising the high‑density upper range from 20 toward a 25 dwelling‑units‑per‑acre range for rezoned sites), and program language changes to make review findings objective — and said they plan a public release of the revised draft and PEIR later this fall for statutorily required public review before resubmittal to HCD.

The item prompted substantial public comment focused on Tarpy Flats, a coastal‑foothill grassland identified in the county’s 2010 general plan as an affordable‑housing overlay. Dozens of residents and conservation advocates told the board the site should not be developed because of traffic, wildfire risk, wildlife and lack of water and infrastructure. Several speakers urged land‑protection steps such as conservation purchases or a general‑plan amendment to remove development potential.

Supervisor Daniels, who represents the area and said she opposes development at Tarpy Flats, noted that removing the site from the housing element would not change its prior 2010 general‑plan overlay or protect the site from a developer’s use of state remedies; she urged conservation as the only sure way to block future development. Multiple supervisors urged a balanced approach: moving expeditiously to win HCD certification and access state housing funds while simultaneously exploring conservation options for contested parcels. Staff emphasized the legal reality that because the county missed its statutory deadline the element remains out of compliance until rezoning and implementing ordinances are completed, and that a conditional approval/resubmittal process with HCD will require the county to adopt rezoning and related code amendments together with the element.

Planning staff said they will continue outreach and will bring proposed rezones, PEIR materials and code amendments to the planning commission and then to the board; staff is targeting a resubmittal to HCD in late 2025/early 2026 and hopes for certification in 2026. The board did not adopt new policy at the hearing but directed staff to continue the HCD response effort while taking public input into account.