Community Profile November 2017

COMMUNITY PROFILE NOVEMBER 2017

Acknowledgements

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Table of Contents

1. Introduction...... 1 2. The People of the Alisal...... 7 3. Land Use and Housing...... 15 4. Community Character...... 25 5. Quality of Life...... 51 6. Health...... 57 7. Economic Development...... 71 8. Infrastructure and Mobility...... 81 This page was intentionally left blank. CHAPTER 1: INTRODUCTION

chapter one INTRODUCTION

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 1 The Alisal Vibrancy Plan

Plan Overview City was drafting its Downtown Vibrancy Plan What We Want to and Economic Development Element in 2013. The Alisal community and the City of Salinas are Through relationship building and partnerships Achieve undertaking an exciting planning process. Since with residents, other community groups, City 2013, residents and community organizers have staff, and elected officials, City Council allocated • Create a road map to a healthy and advocated for a community-driven plan to ensure the initial funding for a plan for the Alisal. environmentally sustainable Salinas for all residents a bright future for East Salinas. Through the Plan, the Alisal community will generate their vision for a thriving, safe, and • Confirm the community’s vision for the The Alisal is an eastern neighborhood in the future City of Salinas, generally bounded by Highway sustainable future, and strategies for getting 101 to the southwest, Madeira Avenue and St there. • Commit additional resources in areas of historic disinvestment that are in alignment Augustine Drive to the northwest, E Alisal Street Community participation and empowerment to the southeast, and Freedom Parkway to the with the community’s goals to ensure social are critical to ensure the Plan is responsive to equity northeast. the Alisal’s current and future needs. The City • Empower residents by building their capacity The purpose of the Plan is to communicate the is committed to a public engagement process that builds the capacity of residents, businesses, to fully collaborate in the development of the collective vision of those who live and work in Alisal Vibrancy Plan the Alisal and to implement community- and organizations to fully participate in the created solutions for strengthening its development of the Plan. • Strengthen neighborhoods and create neighborhoods. ladders of opportunity for residents • Support the implementation of Economic The Alisal Vibrancy Plan is an opportunity to Development Element actions at the improve the quality of life for East Salinas families neighborhood level by creating a more vibrant, equitable, and healthy community in a way that builds upon the social • Lay the foundation for collective action to and cultural wealth of the Alisal. transform the Alisal • Continue to build the relationship between The Plan will be an action-oriented local government and the community by and comprehensive strategy for East Salinas, following the principles of Governing for led by the community in close collaboration Racial Equity with the City. This plan is a first of its kind undertaking between the City of Salinas and the residents of East Salinas, who, with assistance from the Building Health Communities coalition, advocated for a plan of their own when the 2 CITY OF SALINAS CHAPTER 1: INTRODUCTION

About this Report

Alisal Neighborhood Report Structure parcels is just outside the project boundary, its redevelopment will be integrated with the Alisal Revitalization This Community Profile presents a picture of the planning process. The Alisal Marketplace is Strategy Area Alisal. It includes a snapshot of demographics, a redevelopment project spearheaded by the the urban landscape, and key issues in the City. More than 50 acres of land will be redeveloped into a mixed-use environment for: Since 1993, the federal government’s Department community. This Profile is organized into short of Housing and Urban Development (HUD) sections with complementary maps and graphics. • Residential recognized the Alisal as a Neighborhood • Introduction • Retail Revitalization Strategy Area (NRSA). This special • The People of the Alisal NRSA designation allows the City of Salinas to • Services utilize funding for revitalization activities related • Land Use and Housing • Commercial to economic development, housing, and public • Community Character service. • Quality of Life • Office space The Alisal Vibrancy Plan and this community • Community Health • Municipal use profile report use the Alisal NRSA boundaries as • Economic Development / Workforce the focus area. While the Alisal Marketplace is technically • Mobility and Infrastructure outside of the Alisal plan area, it will be We used local knowledge and past community considered and integrated into Vibrancy input to select priority topics covered in this planning conversations. report. When possible, we mapped data and presented The maps on the following two pages show the summary data in tables and/or graphs an aerial photograph of the City of Salinas and with the City, Monterey County, and/or the surrounding environment. The City and the California as comparisons. Alisal are both highlighted on the map. You can Additionally, the Alisal Vibrancy Plan see from this Alisal Contact Map that the City Steering Committee and Working Groups of Salinas is almost completely surrounded by discussed existing conditions data at a agricultural lands. workshop on September 28, 2017. When The second map zooms into the Alisal appropriate, we included quotes from Strategy Area. Both maps also highlight the workshop participants to provide their Alisal Marketplace. While this grouping of interpretation of the data and Alisal’s community conditions.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 3 San Juan Grade Rd

Espinosa Rd

Old S t a g e R d

Russell

Russell Rd Old Natividad Rd

Van Buren Ave Rogge Rd

E Bolivar St

d R e d ra San Juan Grade Rd

anSt Main N G NN n ua Davis Rd n J Sa

E Boronda Rd

r D H Esp o arden Pkw inosa Rd d y a t r S o n D l o

E Blvd Independence n n i k c

M Hemingway Dr Boronda Rd E Alvin Dr W Alvin Dr

W e strid Brooks Rd Pk ge wy r Ol D d S t d a o g o e Navajo Dr w R d n W Curtis St i L Cherokee Dr Cha El Rancho Way parra Russell l St

Adams St

ye St Tyler Ca lle tion B De onstitu lvd Russell Rd l A C Old Natividad Rd do d be R Fontes Ln W Laurel Dr a

n r F D Nogal Dr o P re r E o L e Van Buren Ave o st aur as d B Dr el D it o Rogge Rd r as m C P Madison Ln s k a y

Rd L ad id Mcfadden Rd iv t E Bolivar St Iris Dr a San Juan Grade Rd Iris Dr DrMaryal N Larkin St AveAntigua Rider Ave d Buckhorn Dr R e d ra

anSt Main N G NN n ua Dr n J d Davis Rd Paseo Grande a on R S lc Elk Dr is Fa v a Victor St D N

W Cougar Dr R ¤£101 Del Monte Ave oss Towt St E Boronda Rd H i St Casentini St wy 1 r 83 Highway D d 183 o o w St Edwards Ave r r D e H o h d arden Pkw d Espinosa Rd p R y a m Rico St S rn t r a o F S o R b r n D n l e o Old Stage Rd

a E Blvd Independence N Madeira Ave S e n n N d i Clark St o k W Lake St m c Oregon St M P Hemingway Dr Boronda Rd k E Alvin Dr w «¬183 E in Dr y t W Ros Garner Ave W Alv S si St Ma W la rk Bl il et an V St W co Rd Circle Dr e stri Capitol St d Brooks Rd Pk ge wy Market Way r D Williams Rd d o Park St t o S Navajo Dr w Soledad St n F W Curtis St i r n L The Alisal in Context Monterey St on r Cherokee Dr e Capitol St t C S G El Rancho Way Bardin Rd hap K E O Lincoln Ave a t M l St S arketd rra r l S al S t Central Ave StMain i f t Adams St a St Tyler f N Madeira Ave Davis Rd i l i g n l n e Ca a ll e Church St E A S e io lisal St R De titut n Blvd s ns tn t d l Co Kings St A r t S d d ob a S t e H R Fontes Ln urel Dr N Hebbron Ave N Filice St W La a

Russell n r N Wood St F Sconberg Pkwy D Nogal Dr o P re r o E C t e o L s Eucalyptus Dr st aur a d o W Alisal St B D e t E San Luis St S r l D i o lle r as m g C P e d Madison Ln s k o a y

D d L r Russell Rd W San Luis St o R Old Natividad Rd ad W id Mcfadden Rd iv S t S Filice St S Iris Dr a Clay St Winham St DrMaryal k Iris Dr N y Larkin St AveAntigua J way Rider Ave ohn St Buckhorn Dr Van Buren Ave B Rogge Rd lv Ambrose Dr d r Geil St California St Front St Elvee Dr D d Paseo Grande on Maple St R alc Elk Dr ia is F San Vincente Ave c S v Victor St W Aca t Brunken Ave a Pajaro St D N Palma Dr E Bolivar St Riker St W Del Monte Ave Cougar Dr Ro ¤£101 ssi Casentini St Towt St t H St Work St w r S y 1 83 Highway D d Padre Dr n Rd R i d d 183 o e a E Acacia St Carmel Ave rn lv o d o B w St Edwards Ave ra M rt r b o e N Main St G n h d n S rp p R N N a Orange Dr a Terven Ave i m Rico St S rn u S A Ra bo F Davis Rd n J Hawthorne St S n re Old Stage Rd Iverson St a Katherine Ave N Madeira Ave Sa e S N d Clark St o W Lake St m Pellett Ave Oregon St Padre Dr 68 P «¬ k w 183 E Alisal Rd y San Juan Dr Industrial St Roy Diaz St t W «¬ Ross Garner Ave San Miguel Ave S M i St a a Alameda Ave W l rk Los Olivos Dr B il et lan V S Sa co Rd t Circle Dr Nissen Rd n Jo E Ro Capitol St se mi Vertin Ave San Miguel AveE Boronda Rd St e Ln Market Way Williams Rd Park St t San Pedro St S Soledad St F r n Monterey St Hansen St r Los Palos Dr on e Capitol St t Abbott St G Bardin Rd S K E Lincoln Ave t M St S arket r Central Ave al StMain i r f f N Madeira Ave Davis Rd i Pajaro St l i n D l n

a H o e Church St E Alisal St S arden Pkwy d tn s t Kings St La Mesa Dr a r S t r t S o a S t D H n N Hebbron Ave N Filice St l o

E IndependenceBlvd n N Wood St Sconberg Pkwy n San Marcos Dr San Angelo Dr i C t k o W Alisal St Eucalyptus Dr E San Luis St S c lle M g e d Hemingway Dr D o Boronda Rd Hitchcock Rd r W San Luis St o E Alvin Dr W S vin Dr Winham St S Filice St S W Al Clay St k y E B way lanco Rd John St W B lv S Davis Rd est Ambrose Dr d r California St Elvee Dr idg Geil St Front St Brooks Rd Pkw e Maple St y cia S San Vincente Ave r W Aca t Brunken Ave Pajaro St D d o Palma Dr o Riker St Navajo Dr w n W Curtis St i L Cherokee Dr t Work St Ch S El Rancho Way ap Padre Dr n Rd arra i E Acacia St d l S a rn v t Carmel Ave o Bl Adams St M t Tyler St b r n po Ca Orange Dr S a Terven Ave ir lle io S A De nstitut n Blvd Iverson St Katherine Ave Hawthorne St S l A Co do d be Hunter Ln Pellett Ave Padre Dr R 68 Fontes Ln Laurel Dr «¬ a W Alisal Rd

d Industrial St Roy Diaz St r San Juan Dr

n F San Miguel Ave Foster Rd D Nogal Dr o P re Alameda Ave r o E L e Los Olivos Dr o st aure as d B Dr l D it o San E r as m Nissen Rd Jose Rom C P San Miguel Ave St ie Ln Vertin Ave Madison Ln s k a y

Rd L San Pedro St Hansen St ad Los Palos Dr Mcfadden Rd id Abbott St tiv Iris Dr a Pajaro St Iris Dr Maryal Dr N Larkin St Antigua Ave La Mesa Dr Rider Ave Buckhorn Dr

San Marcos Dr San Angelo Dr

Dr Hitchcock Rd d Paseo Grande on R lc Elk Dr is Fa v Victor St a E B D lanco Rd N S Davis Rd

W Cougar Dr R ¤£101 Del Monte Ave oss Towt St H i St Casentini St wy 1 r 83 Highway D d 183 o o w St Edwards Ave r e p h Rd m Rico St S rn Ra bo d F n R re Hunter Ln Old Stage Rd N Madeira Ave Sa e N s d Clark St in oFoster Rd W Lake St k m Oregon St r P a k H w «¬183 E y t W Ros Garner Ave S si St Ma W la rk B il et lan V S co Rd t Circle Dr

Capitol St Market Way Williams Rd Park St t S Soledad St F r n Monterey St on r e Capitol St t G Bardin Rd S K E Lincoln Ave t M St S arket r R Central Ave al Main St if e f N Madeira Ave Davis Rd i l s n i e l n rva a tio e Church St E Alisal St S n R tn s t d Kings St r t S

a S t H N Hebbron Ave N Filice St

N Wood St Sconberg Pkwy

C t o W Alisal St Eucalyptus Dr ll E San Luis St S eg e d o d D R r W San Luis St o s n W i k S r Winham St S Filice St S a Clay St k y H way John St Hatton Ave Spreckels Blvd B lv Ambrose Dr River Rd d Geil St California St Front St Elvee Dr Maple St cia S San Vincente Ave W Aca t Brunken Ave Pajaro St Palma Dr Re Riker St serva tion Rd t Work St S

Padre Dr n Rd i E Acacia St d a rn v Carmel Ave o Bl M b rt n po Ha d Orange Dr S a ir rris R S Terven Ave A Iverson St Katherine Ave Hawthorne St S Pellett Ave Padre Dr «¬68 Hatton Ave Alisal Rd Spreckels Blvd San Miguel Ave San Juan Dr Industrial St Roy Diaz St River Rd Los Olivos Dr Alameda Ave San E Nissen Rd Jose Rom San Miguel Ave St ie Ln Vertin Ave San Pedro St Los Palos Dr Hansen St Abbott St Pajaro St Harris Rd La Mesa Dr Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

San Marcos Dr San Angelo Dr

Hitchcock Rd

E B lanco Rd S Davis Rd Alisal Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, Alisal and the GIS user community Alisal Alisal Marketplace Alisal Marketplace Hunter Ln Foster Rd Produced by Raimi + Associates, October 2017. Miles Alisal Marketplace Miles ´ Produced by Raimi + Associates, October 2017. SalinasSalinas 0 0.5 1 2 0 0.5 1 Miles Miles ´ Salinas 0 0.5 1 2 0 0.5 1 N

d R s in rk a 4 CITY OF SALINAS H

Re serva tion Rd

Spreckels BlvdHatton Ave River Rd

Harris Rd

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

Alisal

Alisal Marketplace Miles Miles ´ Produced by Raimi + Associates, October 2017. Salinas 0 0.5 1 2 0 0.5 1 CHAPTER 1: INTRODUCTION

AlisalAlisal Vibrancy PlanPlan AreaArea

i n lvd Dr S n B t Linwood io tut sti Natividad Creek Salinas on Municipal C Community Park Stadium Twin Creeks r F E r L D re au Golf Course D l rel D a e s g r s d Salinas Natividad Rd o o a a t N m i Sports Constitution L Soccer s P Complex a k Complex y C Frank Paul School Park Veterans Memorial Park Sherwood Park Rider Ave

Soberanes Neighborhood Del Monte Ave Park Acosta Plz ds Sanborn ar w Neighborhood N Sanborn Rd d Garner Ave E ve Park t A S Bread Box adeira Sherwood Dr Laurel Heights N M Recreational ve Exposition Neighborhood A Center Grounds Park O E (Expo Site) Towt St Ro re ssi g Closter St o n Community Jaycee Cir S Park cle t Tot Lot Cesar Chavez Dr Community Park Hebbron Heights Myrtle Court Community Center Gabilan Play Lot Bardin Rd Alisal Strategy Area Parcels Play Lot Griffin St E Market St Roosevelt St F Alisal Strategy Area r Kern St o

n St

t Williams Rd Ave S N Freeway N Filice Highways t

N Hebbron Eucalyptus Dr On Ramp N Wood St E Alisal St Railroad

Firehouse Sconberg Skyway Streets Cornell Recreation Pkwy «¬68 Center Blvd S Wood St Salinas Corner Los Padres Fairways Golf Alisal Marketplace Neighborhood Park S Filice St John St Course Parks Work St ¤£101 S Sanborn Rd City of Salinas Abbott St Produced by Raimi + Associates. October 2017. Sources: City of Salinas, Monterey County E Acacia St Terven Ave Airport Blvd Office of the Assessor, Caltrans.

Maple Play Lot Roy Diaz St E Ro Miles mie Ln ´ 0 0.25 0.5

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 5 Alisal. By 1940, the Alisal also included a branch separation of the Alisal from Salinas was not only Alisal History of the Monterey County Free Libraries. The City of a geographic barrier, but a political hurdle for Salinas was incorporated in 1874, while the Alisal change. remained unincorporated until 1963. Even after In the early 20th century, Salinas was incorporation, improvements seldom arrived to In the Alisal, political representation did not characterized by its transformation from a town the new east side of town. increase and neither did economic opportunity. into a small city. The railroad and agriculture Public Works Director Petersen, who came into played a formative role in the city’s landscape and The war effort in the 1940s took many young his position in 2005, describes: “When the East its growth. By the 1930s, the physical landscape men in uniform away from the City. At that time Side became incorporated in the 1960s, it hadn’t of the City dramatically transformed with the many fieldhands came to the Alisal from Mexico really been planned. The City has never really arrival of diverse waves of immigrants, changes through the Bracero program. Following the war, had the resources to make all the necessary in agricultural production, and new economic a wave of state and federal funding went toward changes.” Its oversight fell on Monterey County, opportunities. Highway 101, a public works plan, and a parks whose codes generally weren’t as strict as the and recreation plan. City codes. Massive overcrowding occurred, Immigration shaped the expansion of Salinas to the streets were not laid out properly, lighting the east. The Alisal (Spanish for grove of Alder Many of the investments focused on downtown, was poor, and maintenance was neglected. The trees) became home to many migrants that lived transforming the look and feel using modern differences between Salinas and Alisal became in camps and trailers and worked in the local design. Phillip Tabera, longtime Alisal resident, strikingly obvious. agricultural industry. While migrants were not professor, and Salinas Union High School District always welcome, the Alisal included a diverse board member, remembers the highly racialized Over the last few years, the City has invested in community of agricultural laborers. Migrants in separation between the land allotments: “In the Alisal infrastructure upgrades and programs. the Salinas Valley included Dust Bowl refugees, 30’s or 40’s, there was a city ordinance that said This Plan will continue to pave the way Filipino field laborers, Japanese flower growers, if you were colored, that you couldn’t cross the towards improved physical, social, and Chinese and Korean merchants, Italian and 101 bridge on Sundays. And if you were caught, economic community conditions. Portuguese fisherman, and East Coast refugees. you were brought back to the east side.” The For many, the West held a dream of new opportunity. The diversity of Salinas made it a unique place to live, work, and organize.

Tensions between farm laborers and management led to strikes over work conditions and pay, but also the beginnings of California’s first farm labor unions. At the neighborhood scale, the development of an East Salinas Improvement Club in 1938 led to a beautification movement that included building sidewalks, planting trees, and improving both housing and sewage in the

6 CITY OF SALINAS CHAPTER 2: THE PEOPLE OF ALISAL

chapter two THE PEOPLE OF ALISAL

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 7 Population

Salinas is home to 150,835 people. Approximately 45,225 (30%) of Salinas’ residents live in the 30% Alisal. While the population in Salinas increased by 5.4% in the period between 2000-2010, the Alisal population declined by 8.8% in the same period. 70% 30% of Salinas’ total population lives in the Alisal.

Source: American Community Survey, 2011-2015

Note: The 2000 Census block groups for the Alisal NRSA do not correspond exactly to the updated “Population census data is wrong. People are NRSA boundary. The 2000 block groups include a small residential area that is not included in the 2010 scared to admit how many people live in their block groups. The reduction in population is reflected across the entire area and are not due to the changed homes especially if some family members are boundary. undocumented immigrants.” Source: Bureau of the Census, 2000 and 2010. -Alisal resident

8 CITY OF SALINAS CHAPTER 2: THE PEOPLE OF ALISAL

Race/Ethnicity

The racial composition of residents in the Alisal is predominantly Hispanic/Latino (95%), followed by Non-Hispanic White (3%) and Asian/Pacific Islander (1%). The Latino share of the population is much higher than in the City overall, where 75% of all residents identify as Hispanic/Latino, 16% identify as Non-Hispanic White, 6% identify as Asian/Pacific Islander, and 2% identify as Black or African American.

Source: American Community Survey (ACS), 2009-2013

Language

Close to 90% of Alisal residents over the age of five speak Spanish at home compared with 64% of residents citywide. Among Spanish speakers in the Alisal area, 62% speak English “less than very well.” Linguistic isolation can hamper access to employment, transportation, medical and social services, public participation, and schooling.

Source: ACS, 2009-2013.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 9 Income and Poverty

Almost half of Alisal households (47%) have total annual incomes BELOW $35,000. Household Income Distribution Only 15% of Alisal households have an annual 25% 20% income of $75,000 or higher, compared to 30% of 19% 19% 20% 18% 18% households across Salinas. 16% In the Alisal NRSA, a third of residents (33%) live 13% 13% 15% 12% 11% in poverty. In contrast, 21% of Salinas residents 10% 10% live in poverty. In two areas of the NRSA, more 10% 7% than 40% of residents live in poverty. The 6% 6% highest concentration of Alisal NRSA residents 5% 2% in poverty live east of Garner Avenue and along Alisal Avenue, between North Madera Avenue 0% and North Sanborn Road.

1/3 of all residents in the Alisal live in City of Salinas Alisal NSRA poverty. Source: American Community Survey, 2009-2013.

10 CITY OF SALINAS CHAPTER 2: THE PEOPLE OF ALISAL

Percent of Residents in Poverty Percent of Residents in Poverty by Census Tract

M Percent of Residents in Poverty d a Blv by Census Tract i Dr n n tio Linwood S titu t ns 6% - 10% Co 11% - 15% r F

E r D r La l e

ure D e l D a d

s g Natividad Rd r s o o 16% - 20%

a a m t N

L i Iris s P a k y Dr C 21% - 30%

31% - 100%

Rider Ave

Del Monte Ave ards Acosta Plz St Edw Ave Garner Ave N Ma de Sherwood Dr A ira ve Rd rn bo C an E ir S Ro c ssi l N O St e D re r g o n S Towt St t ¤£101

B a Griffin St E Market St rd Roosevelt St in F

r R o Kern St d n Williams Rd t Ave S

t N Freeway N Filice St Eucalyptus Dr N Hebbron On Ramp N Wood St E Alisal St Alisal Strategy Area

Sconberg Highways Skyway Blvd Pkwy

68 S Wood St «¬ Railroad S Filice St John St Alisal Marketplace

Work St Parks

Abbott St Produced by Raimi + Associates, July 2017. Sources: City of Salinas, Monterey County E Acacia Office of the Assessor, Caltrans, U.S. Census Bureau. St Terven Ave Airport Blvd

S Sanborn Rd Roy Diaz St E R Miles omie San Ln ´ 0 0.25 0.5 Jose St

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 11 Age Distribution

The age distribution of Alisal residents is similar to the rest of the City of Salinas. Half of Alisal residents are under 25 years old. Almost one- third of Alisal residents are between 25 and 44 years old. Only 10% of Alisal residents are 55 or older, compared to 15% of Salinas residents.

Household Type

Most households in Alisal (70%) are families with children. This is significantly higher than Salinas overall, where families with children represent 46% of households.

Single-parent households often require special consideration and assistance as a result of their Source: Bureau of the Census, 2010 greater need for affordable housing, as well as accessible day care, health care, and other “It’s true that a majority of the population is supportive services. In the Alisal NRSA, 23% of families with children were headed by single young, but there aren’t spaces for them to play parents. and enjoy.” Although Alisal has a lower proportion of - Alisal resident senior residents compared to Salinas, 17% of households in Alisal have at least one household Household Type City of Salinas Alisal NRSA member who is 65 or older. Families 78% 89% Families with Children 46% 70% 70% of Alisal Married Families With Children 32% 47% households have Male Headed Families with Children 5% 9% Female Headed Families with Children 10% 14% children. Non Family Households 22% 11%

12 CITY OF SALINAS CHAPTER 2: THE PEOPLE OF ALISAL

Household Size Household Size by Tenure (Salinas vs. Alisal)

The majority of households in the Alisal NRSA Salinas Renter-Occupied HHs 35% 32% 33% (52%) include five or more members. Households with five or more members are considered large Salinas Owner-Occupied HHs 41% 32% 28% households. These households are usually families with two or more children or families with extended family members such as in-laws Alisal Renter-Occupied HHs 14% 32% 55% or grandparents. It can also include multiple families living in one housing unit in order to save Alisal Owner-Occupied HHs 27% 26% 47% on housing costs.

Less than 20% of Alisal households are made 0% 20% 40% 60% 80% 100% up of one or two people, compared to 38% of 1 - 2 Person HHs 3 - 4 Person HHs 5+ Person HHs households in Salinas. Larger households in Alisal tend to be renter-occupied.

More than half of Alisal NRSA City of Salinas Household (HH) Size Owner- Renter- Owner- Renter- the households in Occupied Occupied All HHs Occupied Occupied All HHs the Alisal have five HHs HHs HHs HHs 1 - 2 Person HHs 26.7% 13.6% 17.8% 40.7% 35.0% 37.6% or more people, 3 - 4 Person HHs 26.1% 31.7% 29.9% 31.5% 32.4% 32.0% compared to less 5+ Person HHs 47.2% 54.7% 52.3% 27.8% 32.6% 30.4% Source: Bureau of the Census, 2010. than a third of the households citywide.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 13 This page was intentionally left blank.

14 CITY OF SALINAS CHAPTER 3: LAND USE & HOUSING

chapter three LAND USE & HOUSING

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 15 Existing Land Use Age of Buildings

Land use involves the management and Existing land use: The oldest structures in the Alisal were built modification of the natural and built environment. pre-1940 and they are primarily located in the City planners maintain maps that document Alisal Strategy Area southwest portion of the area. The majority of existing land use by parcel to track how existing homes in the Alisal were built in the 1940s and Percent of uses align with the city’s desired uses. Existing Land Use Acres 1950s. There are two distinct clusters of homes Total built in the 1960s and 1970s in the northeast tip of The Alisal NRSA is approximately 1,688 acres or Residential (Single-Family) 629.0 48.3% the Alisal and surrounding Laurel Park. Very few 2.64 square miles in size. The following tables Residential (Multi-Family) 284.4 21.8% structures in the Alisal were built after 2000. and maps show the Alisal Strategy Area and Institutional 208.7 16.0% Alisal Marketplace’s existing land use. The total acreage in the tables excludes streets and right- Commercial 99.6 7.7 % of-ways. The predominate uses in the area are Miscellaneous 49.0 3.8% residential and institutional, further described Unidentified Use 11.9 0.9% below: Agricultural 7.7 0.6% Industrial 5.9 0.5% • Almost half the Plan area is composed of single-family residential neighborhoods Rural 5.8 0.4% • Multifamily housing makes up another 22% of the land area • 16% of the area is institutional (schools and Existing land use: other public facilities) • Commercial areas make up less than 8% Alisal Marketplace of the area and are concentrated along E Percent of Existing Land Use Acres Alisal Street, E Market Street, and parts of N Total Sanborn and Williams Road Industrial 23.0 40.5% The Alisal Marketplace is approximately 60 acres Commercial 18.8 33.1% in size. The majority of the land area is industrial Institutional 12.4 21.8% (41%), with the remaining parcels split between Miscellaneous 2.6 4.6% commercial (33%) and institutional (22%) uses. Unidentified Use 0.004 0.0%

16 CITY OF SALINAS CHAPTER 3: LAND USE & HOUSING

Existing Land Use isting and Use

M County Existing Use Categories d a lv i Dr n n tio Residential inwood S titu t s on C Multi-Family

r D r a l e Agricultural

ure D a e

l D g d s Natividad Rd r s o o

a a m t N i ris s P Rural a y Dr C Commercial

Industrial Rider Ave Institutional

Miscellaneous

Del Monte Ave Not identified ards Acosta Pl St dw Ave Garner Ave N Ma de Sherwood Dr A ir ve a Rd rn o C an ir S Ro c ssi l N O St e D re r g o n S owt St t ¤£

a Griffin St Maret St rd Roosevelt St in

r R o ern St d n illiams Rd Highways t Ave S

t N reeway N ilice St ucalyptus Dr N Heron On Ramp N ood St Railroad Alisal St Streets Sconerg Syway lvd Pwy Alisal Maretplace «¬ S ood St S ilice St ohn St Pars

or St City of Salinas

S Sanorn Rd Aott St Produced y Raimi + Associates uly 2017

Sources City of Salinas Monterey County Office of the Assessor Caltrans Acacia St erven Ave Airport lvd Note Monterey County Assessor and Use Categories

Roy Dia St R Miles omie San n ´ 0 025 05 ose St

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 17 Existing Residential Land Uses isting and Use Residential

M Residential Uses d a lv i Dr n n tio Single Family Dwelling inwood S titu t s on C 2 Single Family Dwellings on one parcel r

r D r a l e

ure D a e

l D g d 2-4 Units s Natividad Rd r s o o

a a m t N i ris s P a y 5 to 15 Units Dr C 16 to 30 Units

31 Units or more Rider Ave Condominiums or Townhouses

Mobile Homes

Del Monte Ave Vacant Residential ards Acosta Pl St dw e Av Non-Residential Use Garner Ave N Ma de Sherwood Dr A ir ve a Rd rn o C an ir S Ro c ssi l N O St e D re r g o n S owt St t ¤£

a Griffin St Maret St rd Roosevelt St in

r R o ern St d n illiams Rd t Ave S

t N reeway N ilice St ucalyptus Dr N Heron On Ramp N ood St Highways Alisal St Railroad Sconerg Syway lvd Pwy Streets «¬ S ood St S ilice St ohn St Alisal Maretplace

or St Pars

S Sanorn Rd

Aott St City of Salinas

Produced y Raimi + Associates uly 2017

Acacia Sources City of Salinas Monterey County Office of the Assessor Caltrans St erven Ave Airport lvd

Roy Dia St R Miles omie San n ´ 0 025 05 ose St

18 CITY OF SALINAS CHAPTER 3: LAND USE & HOUSING

Age of Buildings Age of uildings N Year uildin as uilt M d a lv i Dr n n tio ear unnown inwood S titu t s on C efore 1940

r D r a l e 1940s-1950s

ure D a e

l D g d s Natividad Rd r s o o

a a m t N i ris s P 1960s-1970s a y Dr C 1980s-1990s

Since 2000 Rider Ave

Del Monte Ave ards Acosta Pl St dw Ave Garner Ave N Ma de Sherwood Dr A ir ve a Rd rn o C an ir S Ro c ssi l N O St e D re r g o n S owt St t ¤£

a Griffin St Maret St rd Roosevelt St in

r R o ern St d n illiams Rd t Ave S

t N reeway N ilice St ucalyptus Dr N Heron Alisal Strategy Area On Ramp N ood St Alisal St Highways Sconerg Syway lvd Pwy Railroad «¬ S ood St S ilice St ohn St Alisal Maretplace

or St Pars

S Sanorn Rd City of Salinas Aott St

Produced y Raimi + Associates uly 2017

Acacia Sources City of Salinas Monterey County Office of the Assessor Caltrans St erven Ave Airport lvd

Roy Dia St R Miles omie San n ´ 0 025 05 ose St

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 19 Housing Stock Housing Unit Types (Alisal vs. Salinas)

Almost half (46%) of the residential land in the Alisal consists of single family detached homes. This is slightly lower than the City of Salinas, at 55%. The majority of multi family housing stock in the Alisal are apartments and condos with more than 5 units. Alisal has a higher percentage of two-to-four unit multi family developments (15%) than the City overall (10%).

Housing Tenure

Compared to the City, the Alisal NRSA has more multifamily housing. Correspondingly, there is a higher proportion of renter-households in the NRSA compared to the City as a whole. Number of % of Approximately 68% of households in Alisal are Housing Unit Type Residential Residential Parcels Parcels renter-occupied while 32% of households are owner-occupied (compared to 45% and 55%, Single Family Homes 3880 73.3% respectively, in the City of Salinas). Citywide, a 2 Single Family Homes on One Parcel (238 Units Total) 126 2.4% substantial income and housing disparity exists Townhome or Condo 518 9.8% between owner and renter households. HUD 2 Units 243 4.6% data indicate that Salinas renters are more likely 3 or 4 Units 248 4.7% to be lower and moderate income and are more likely to experience housing problems such as 5 to 15 Units 201 3.8% cost burden and substandard housing conditions. 16 to 30 Units 41 0.8% 31 or More Units 16 0.3% Mobile Home Parks (178 Units Total) 6 0.1% Vacant Residential 11 0.2% Source: City of Salinas existing land use data.

20 CITY OF SALINAS CHAPTER 3: LAND USE & HOUSING

Population + Housing Density

Population density is calculated as the number Population Density and Housing Unit Density Comparisons of people per square mile. Housing unit density is the number of housing units (e.g., houses, Population Density Housing Density City apartment units, mobile homes, etc.) in a given (Persons per Sq Mile) (Units per Square Mile) area (usually per acre or square mile). The Manhattan, NYC 69,468 37,345 Alisal has low housing density as a result of Alisal 17,975 3,782 a predominantly single family house pattern of development, but high population density San Francisco 17,246 7,421 because of large household sizes, and in some Los Angeles 8,092 2,813 cases, overcrowding. The Alisal’s population Salinas 6,480 1,837 density is 17,975 persons per square mile; more Fresno 4,098 1,525 than twice the population density of the City Seaside 3,523 1,160 of Salinas (6,500 persons per square mile). Population density appears highest in the southwestern and northeastern parts of Alisal. Overcrowding Households in the Alisal NRSA are twice as likely “How do we solve this to live in overcrowded conditions compared to households in Salinas overall. Renter households overcrowding issue are the most likely to live in overcrowded without displacing The Alisal NRSA has 2.8 conditions. Nearly half of renter households in the Alisal (45%) have at least one occupant in people from their times the population per each room within their housing unit, compared square mile compared to to 24% of renter households in Salinas. That said, homes?” the City, but it only has owner-occupied households in Alisal are also more likely to be overcrowded than in Salinas - Alisal resident 2.1 times as many housing (18% in Alisal compared to 10% in Salinas). units per square mile compared to the City as a Alisal households are twice as likely to live in overcrowded whole. conditions compared to households in Salinas

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 21 Population Density Population Density

M d oulation ensity a lv i Dr n n tio inwood S titu No residents t ns Co ess than 10000 personsmile r

r D r a l e

ure D e l D a d 10000 to 20000 personsmile

s g Natividad Rd r s o o

a a m t N

i ris s P 20000 to 30000 personsmile a y Dr C More than 30000 personsmile

Rider Ave

Del Monte Ave ards Acosta Pl St dw Ave Garner Ave N Ma de Sherwood Dr A ira ve Rd rn o C an ir S Ro c ssi l N O St e D re r g o n S owt St t ¤£

a Griffin St Maret St rd Roosevelt St in

r R o ern St d n illiams Rd t Ave S

t N reeway N ilice St ucalyptus Dr N Heron On Ramp N ood St Alisal Strategy Area Alisal St Highways Sconerg Syway lvd Pwy Railroad «¬ S ood St S ilice St ohn St Alisal Maretplace

or St Pars

Aott St Produced y Raimi + Associates uly 2017

Sources City of Salinas Monterey County Acacia Office of the Assessor Caltrans US Census ureau St erven Ave Airport lvd

S Sanorn Rd Roy Dia St R Miles omie San n ´ 0 025 05 ose St

22 CITY OF SALINAS CHAPTER 3: LAND USE & HOUSING

Affordable Housing

Alisal NSRA contains a substantial number of affordable housing developments, with a total of 589 units . Affordable and public housing units in Alisal account for over a quarter of all affordable units in the City of Salinas. Approximately 54% of the County’s Housing Authority units are located in Alisal. While the City of Salinas contains 2,287 affordable units, this number does not come close to meeting citywide needs. As of January 2015, there were 4,235 households on the waiting list for public housing (citywide).

Of affordable units within Alisal, the majority are two and three-bedroom units designated for households at the “low” income level of affordability (50% of Area Median Income). Public Source: City of Salinas and affordable housing units are predominately located around Alisal Marketplace and in the northeastern part of the community.

% within Salinas Alisal Alisal Affordable Housing 1,915 387 20% Units Public Housing Units 372 202 54% Total 2,287 589 26%

Source: City of Salinas

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 23 Public and Affordable Housing and Housing Choice Vouchers Pulic Affordale Housing and Housing Choice ouchers

i n lvd Freedom Pky Affordale Housing ype Dr B S Linwood n t tio !( titu Affordale Housing ns Co !(

r r Pulic Housing E L D au D l rel D a s g Natividad Rd r s o a Percent of Households Using Housing a t N L i !( s Choice ouchers y ract a C ess than 5%

5 - 10%

Rider Ave !(!( !( 10 - 15% !( !(!( !( !( More than 15%

Del Monte Ave !( Acosta Plz !(!( !(!( !( s Garner Ave rd a w d ve deira N Sanborn Rd Sherwood Dr E Ma t A N !(!( S Ave !( E Ro !( ssi O !( St re !( !(!( g t !(!( o t S C n ow irc S T le t Dr !( !( «¬183 !(!(!( Bardin Rd Griffin St E M Roosevelt St ark !( !( et S Front St !(!( Kern St t

St Williams Rd !( !( Ave Ragsdale Ct N Freeway !( N Filice On Ramp N Hebbron E Alisal St Eucalyptus Dr Alisal Strategy Area

!( !( e Sconberg Highways c !( Skyway Blvd i l i Pkwy

F «¬68 S Wood St Railroad S John St Alisal Maretplace ¤£101 Work St Pars

Abbott St

Produced y Raimi + Associates Sept 2017 Sources City of Salinas Monterey County Office of the Assessor Caltrans HACM 2014 E Acacia St Terven Ave Airport Blvd US Census ureau

S Sanborn Rd Roy Diaz St E R Miles omi e Ln ´ 0 025 05

24 CITY OF SALINAS CHAPTER 4: COMMUNITY CHARACTER

chapter four COMMUNITY CHARACTER

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 25 Introduction

ast Alisal Street Neighorhood Suareas Corridors

N Re t ata St S The community character of the Alisal Vibrancy o A ic Sequoia St th Corridors e e y n r a to D t s

r on o Plan Area is made up of many neighborhoods, r ee d Alisal eihborhood Subareas o lvd m

a P which are physically defined and linked n r lleo io A Heron Heightsa

St ut D y stit on s Pa ParSherwood C ita together by four prominent street corridors. as r C School

D N Main St a

Community character refers to the quality of a a y r aurel Heights

a y ris Dr a M neighborhood or area based on built and is nc St ra C Acosta Plaa

ris Aly natural features that contribute to the area’s Ra n r c e al D h v D Closter Par ern n n A identity, such as land uses (e.g., residential, iew to Garner Ave ling Cross Avenue commercial, public facilities, and parks/open Pacific Ave ilreth Ave D St space), development densities, building types, r C St Corte Street D C C e Dr A !( ase tin c n us o ti ood g s n u t i w A a Sunrise St streetscape features, and roadway configurations. St r t owt St e S P !(F h l S d n R !(B or r n Sa Alma Ave This chapter focuses on four corridors and six dis- S u D Dr N iren St io ern St p o aurel Dr Dallas Ave ill H Sun St tinct neighborhood subareas. The Alisal Vibrancy «¬ S ay illiams Rd t Helen !(D Plan project will give special attention to the East errace St ront Alisal Street corridor. This chapter also provides St Maret St a an overview of the character along three second- !(E rd Alisal Strategy Area in

N Madeira Ave R d

Griffin St oro Ave ary corridors: Sanborn Road, Market Street, and !(A Cross Ave Parcels Dennis Ave 1St Av e Williams Road. Highways Alisal St S d R y w n Railroad r a

«¬ o y Additionally, community character is described Me n St lv ¤£ ado a ohn d Streets w Dr S for six neighborhood subareas: Hebbron Heights/ S lvee Dr d Alisal Maretplace lv La Paz Park/Sherwood School, Laurel Heights, t A or Pine St o ir p r Pars

Acosta Plaza, Closter Park, Cross Avenue, and Oa St St r

a Sources City of Salinas Monterey County Cortez Street. r r Office of the Assessor Caltrans e i Aott St Romie n S Sanorn Pl atherine Ave

ertin Ave Moffett St Miles ´ 0 025 05

The Alisal area’s community character is made up of many neighborhoods, which are physically defined and linked together by four prominent street corridors. East Alisal Street is the primary east-west corridor and will be an important focus in the Alisal Vibrancy Plan project.

26 CITY OF SALINAS CHAPTER 4: COMMUNITY CHARACTER

East Alisal Street Corridor

ast Alisal Street Corridor Segments

N Rea t S Alisal Street orridor roect • Land Uses. The East Alisal Street Corridor o ta St A ic Sequoia St th e e y n oundaries r a to D t s

extends from Front Street to Bardin Road r on o r ee d o est Segment lvd m

along E. Alisal Street. Moving from west a P n r lleo io

St ut D y stit Central Segment on s to east, land uses transition from light C ita as r C

D a ast Segment N Main St

l industrial to retail, commercial, and public a

a y ris Dr a facilities, to detached single-family M is nc St ra residential. ris Aly Ra n r c e al D h v ern n n A • Public Transit. Monterey-Salinas Transit iew to (MST) buses serve this corridor, providing Garner Ave ling Pacific Ave ilreth Ave D St Pl C St amenities such as benches and bus shelters r sta Ca D e Dr Aco se stin nt u in ood ug i w A Sunrise St in certain areas. S r t Green St t e S owt St h S d n R • Streetscape. The street is generally well-lit or r n Sa Alma Ave S u D Dr N iren St io ern St p o aurel Dr Dallas Ave with new LED lights, but there is inconsistent ill H Sun St «¬ S ay illiams Rd tree coverage along the corridor. Areas with t Helen tree cover are more inviting than others. errace St ront St

Maret St a The corridor can be divided into three distinct r d in Alisal Strategy Area

N Madeira Ave R d segments, which are described in further detail Cross Aveoro Ave Griffin St Dennis Ave Parcels in the following pages: 1St Av e Alisal St Highways S d R y w n • West Segment: Front Street to Highway r a Railroad «¬ o y

Me n St lv ¤£ ado a ohn d 101. A mix of light industrial, auto-related, w Dr S Streets S lvee Dr d and retail uses. lv Alisal Maretplace t A or Pine St o ir p r Pars

• Central Segment: Highway 101 to Oa St St r

a Sources City of Salinas Monterey County Sanborn Road. Primarily retail uses such r r Office of the Assessor Caltrans e i Aott St Romie n S Sanorn Pl as restaurants, supermarkets and other atherine Ave

commercial uses, but also includes schools. ertin Ave Moffett St Miles ´ 0 025 05 • East Segment: Sanborn Road to Bardin Road. Miscellaneous commercial uses, restaurants, churches, and a supermarket are located between South Sanborn Road and Skyway Boulevard, while single-family residences are located along the north side between Skyway Boulevard and Bardin Road, facing parks, a college and agricultural land on the north side of the corridor. ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 27 AlisalEast StreetAlisal Corridor Street Corridor: est Segment West Segment UrbanAlisal Form Street Corridor est Segment uilding ootprints Roosevelt St Streetscaeuilding Amenities ootprints Roosevelt St kj us Stops Alisal Street CorridorPrader St est Segment ¤£ Streetscae Amenities

Kern St !( Kings St uilding ootprints kj Streetlightsus Stops Prader St ¤£ Roosevelt St

Kern St ! Streetscae!( isting Amenities ree Cover Kings St Streetlights

Murphy St Work St E Alisal St kj us Stops Prader St ¤£ ! isting ree Cover

Kern St Murphy St !(

Kings St Work St E Alisal St Streetlights ! Corridoristing Proect ree Cover

Murphy St

Work St E Alisal St oundary Roosevelt St ParcelsCorridor Proect oundary Streetscape Amenities Roosevelt St ¤£ HighwaysParcels Prader St Corridor Proect !( !( Kern St !( !( !( !( !( !( !( !( !( !( oundary !( kj !( !( Railroad !( Kings St Highways !( !(kj !( !( ¤£ Roosevelt St !( !( kj !( Prader St !( !( kj !( !( !( Kern St Parcels !( !( !( !( !( !( !( !( !( !( Alisal Maretplace !( !( !( kj !( Railroad !( kj !( !( !( !( !( Kings St !( !( !( !( !(kj Murphy St !( !( kj !( !( !( !( !( Highways kj !( Work St !( ¤£ !( E Alisal St Pars !( !( !( !( Prader St Alisal Maretplace kj !( !( Kern St !( !( !( !( !( !( !( !( !( kj !( !( !( !( !( !( Murphy St !( !( kj !( !( !( Railroad !( !( Kings St !( !(kj !( !( Work St !( E Alisal St Pars !( !( kj !( !( kj !( !( !( !( !( !( !( kj kj !( Alisal Maretplace !( !( !( Murphy St !( !( Sources City of Salinas Monterey County !( Work St !( E Alisal St Office of the AssessorPars Caltrans !( !( kj Sources City of Salinas Montereyeet County Office of the Assessor Caltrans ´ 0 125 250 500 eet Sources City of Salinas Monterey County ´ 0 125 250 500 Office of the Assessor Caltrans

The west segment has a relatively low development density due to its Miles ´ 0 005 01 primarily industrial, auto-related, and retail uses. Streetscape amenities along Streetscape Amenities this corridor segment are limited. uildingStreetscape ootprint Amenities 28 uildingStreetscape ootprint Amenities uilding ootprint CHAPTER 4: COMMUNITY CHARACTER

West Segment Front Street to Highway 101 • Consists of a mix of light industrial, auto- related, and retail uses. • The majority of buildings are single-story auto-oriented uses, including large-scale shopping centers, set back from the street with parking lots in the front setbacks. In addition, many buildings have entrances facing away or perpendicular to the street.

This shopping center at Work Street has anchor uses Light industrial uses include auto repair and tire • Auto-oriented uses are focused primarily and is serviced by a bus stop. installation shops. near Highway 101, while buildings are generally closer to the street around Front Street and the railroad tracks. • The undercrossing beneath the railroad tracks serves as a barrier separating the corridor into two areas of different character.

In front of this auto-oriented commercial building, Proximity to Highway 101 supports auto-oriented uses pedestrian amenities on the street include landscaping such as gas stations. and seating.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 29 AlisalEast StreetAlisal Corridor Street Corridor: Central Segment Central Segment Roosevelt St

d Kern St R uilding ootprints n Urban Form r Alisal Street Corridor Central Segment o b Roos n evelt St a Kings St d

N Filice St S Kern St East St R Streetscae Amenitiesuilding ootprints

N n

Center St r

N Wood St o

n kj N Pearl St Connely St

a us Stops Kings St Alisal Street Corridor Central SegmentN Filice St £ S Streetscae Amenities ¤ East St

Roosevelt St N

Center St d

Kern St N Wood St R !( uilding ootprints n kj N Pearl St Streetlights r Connely St us Stops E Alisal St o b ¤£ San Benito St Smith St

n a Kings St N Filice St S ! S Wood St East St Streetscae!( isting Amenities ree Cover N Streetlights Center St S Pearl St N Wood St E Alisal St San Benito St Smith St kj N Pearl St Connely St ! us Stops £ S Wood St ¤ Santa Maria St isting ree Cover S Pearl St !( S Filice St Streetlights E Alisal St San Benito St Smith St Santa Maria St S Sanborn Rd ! S Wood St

S Filice St isting ree Cover

S Pearl St Jefferson St Corridor Proect

Roosevelt St S Sanborn Rd Kern St d oundary R

Santa Maria St n r Jeffe o Corridor Proect rson St b !( S Filice St n

!( Kings St Roosevelt St Parcels a !( Kern St d N Filice St S oundary !( !( !( East St R Center St S Sanborn Rd !( !( N n !( !( !( r Streetscape!( Amenities!( kj!( N Wood St o !( !( !( b Highways n Connely St !( Kings St kj!( !( N Pearl St Parcels !( !( !( !( !( a Corridor Proect N Filice St ¤£ Jeffers S !( kj !( !( !( !( !( East St on St Center St !( !( !( !( Roosevelt!( St N Kern St !( !( !( kj!( !( d oundary !( N Wood St !( !( !( !( R Railroad !( kj !( !( !( !( Highways !( !( !( !( n Connely St !( N Pearl St kj!( !( !( !( r !( !( !( E Alisal St !( o £ San Benito St Smith St ¤ b !( !( !( kj !( !( !( !( kj !( !( n !( Kings St !( !( !( Parcels !( !( a !( !( !( kj!( !( S Wood St N Filice St kj !( !( !( !( !( S Alisal Maretplace !( !( !( !( !( !( !( East St !( !( !( Railroad Center St !( !( !( !( !( kj N !( !( S Pearl St !( !( !( !( !( !( !( !( !( N Wood St !( E Alisal St !( kj !( !( San Benitokj St Smith St !( !( !( !( !( !( kj !( !( !( !( Connely St!( Highways kj!( !( !( !( !( N Pearl St !( Pars !( !( !( kj!( !( !( ¤£ Santa Maria St S Wood St !( Alisal Maretplace !( kj !( !( !( !( !( !( !( !( !( !( !( !( kj !( !( !( S Pearl St !( !( !( kj !( !( S Filice St kj !( !( !( !( !( !( Railroad !( !( !( !( !( !( !( E Alisal St !( !( Pars !( S Sanborn Rd San BenitoSanta St Maria St Smith St !( !( !( !( !( kj !( !( !( !( !( kj!( !( S Wood St Alisal Maretplace S Filice St !( !( !( !( !( !( kj !( !( S Pearl St !( !( kj !( S Sanborn Rd Sources City of Salinas Monterey County !( !( !( !( !( Office of the AssessorPars Caltrans Santa Maria St !( !(

S Filice St Sources City of Salinas Monterey County eet Office of the Assessor Caltrans S Sanborn Rd ´ 0 200 400 800 eet Sources City of Salinas Monterey County ´ 0 200 400 800 Office of the Assessor Caltrans The central segment has primarily retail uses. The majority of commercial Miles ´ 0 0075 015 buildings directly face the sidewalk and are of older construction. Streetscape Amenities uildingStreetscape ootprint Amenities 30 uildingStreetscape ootprint Amenities uilding ootprint CHAPTER 4: COMMUNITY CHARACTER

Central Segment Highway 101 to Sanborn Road • Consists of primarily retail (e.g., restaurants and supermarkets), schools, and other commercial uses. • Buildings typically face directly onto the sidewalk, with parking located at the side or rear. • Buildings located near major intersections have parking lots in the front setback which The majority of commercial buildings along the corridor Most storefronts have awnings and signs that are create large gaps between buildings and are of older construction, single-story, have brick and prominent, but not visually consistent. Signage is the inactive frontages along the sidewalk. stucco facades, and are simple in massing with minimal main visual characteristic. architectural detail. • Newer buildings are typically set back with parking between the building and street. • A high level of pedestrian activity in this section creates a sense of vitality.

Newer commercial buildings are limited, but have more Auto-oriented buildings located near the Wood Street/ variation in materials and architectural details with East Alisal Street intersection with a parking lot in the landscaping in the front. front setback.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 31 AlisalEast StreetAlisal Corridor Street Corridor: ast Segment East Segment M Miami St a r g a uilding ootprints Quilla St r Urban Form e Bardin Rd Alisal Street Corridor ast SegmentT t Connely St E a S m M t M Miami St p a a K a r East St r e g Streetscae Amenities Williams Rd k y S a uilding ootprints Quilla St e t r Towt St t S e Bardin Rd S t T t Connely St E t a S m t kj M p us Stops Alisal Street Corridor asta SegmentK a East St r e Fern St Streetscae Amenities E Alisal St Williams Rd k S M e y t Miami St Towt St t S a S t r t g !( a uilding ootprints Quilla St r kj Streetlights e Bardin Rd us Stops T t

Connely St E a St Fern S

d E Alisal St m t M R p a K a ! Eastn St r e Streetscae!( Amenities r isting ree Cover Williams Rd k y S o e t Streetlights Towt St Skyway Blvd t S b S t n t

a John St

d kj

R us Stops

SS !

n Fern St r E Alisal St isting ree Cover o Skyway Blvd

n !(

a John St Streetlights

d R !

r isting ree Cover

o Skyway Blvd Corridor Proect b kj M Margaret St n ia a John St m oundary Quilla St kj i Bardin Rd SS S t Connely St E Corridor Proect Margaret St M kj T M a i Parcels a K m a r m oundary k e p Quilla St Williams Rd kj e y a i Towt St S Bardin!( Rd t S S t S t t Connely St t !( !( Streetscape!( Amenities E Highways !( !( !( M T !( !( !( kj a !( Parcels kj!( !( a K m !( !( !( !( r e p Fern St !( Corridor Proect E Alisal St k !( M !( Margaret St !( Williams Rd kj e y a !( !( !( !( Towt St !( !( !( kj t !( !( S !( S ia !( kj kj !( !( S!( t t m kj!( !( !( !( !( !( !( !( t !( Railroadoundary !( !( !( !( Quilla St!( !( !( kj i Highways !( !(!( !( !( !( !( S !( Bardin !(Rd !( kj !( !( !( !( !(kj!( t !( kj!( Connely St!( !( !( !( !( !( !( !( E St Fern !( d !( !( !(E Alisal St M T !( !( R !( kj !( a!( !( Parcels !( a !( K !( m Alisal Maretplace n !( kj kj !( !( !( kj r kj!( !( !( !( !( !( r e p Railroad !( !( !( Williams!( Rd k y a o !( !( Skyway Blvd e Towt St !( !( !( !( kj !( b !( !(kj!( !( t S S !( S t t n !( !( !( !( !( t !( a !( d !( John St Highways S !( !( !( !( R !( !( kj !( Pars kjS!( !( Alisal Maretplace n !( kj!( !( !( St Fern !( r E Alisal St !( !( !( o !( !( !( kjSkyway Blvd !( !( b !( kj !( !( !( !( n !( kj!(!( !( !( kj kj !( !( !( !( Railroad a !( !( John!( St !( !( !( !( !( !( !( S !( !( !( !( !( !(kj!( Pars S !( !( !(

n kj Alisal Maretplace r

o kjSkyway Blvd b Sources City of Salinas Monterey County n a John St S Office of the AssessorPars Caltrans

Sources City of Salinas Montereyeet County Office of the Assessor Caltrans ´ 0 250 500 1000 eet Sources City of Salinas Monterey County ´ 0 250 500 1000 Office of the Assessor Caltrans The east segment has a variety of land uses including commercial, Miles ´ 0 01 02 agricultural, recreational, and residential. Residential areas primarily consist Streetscape Amenities of single-family houses on small parcels. uildingStreetscape ootprint Amenities 32 uildingStreetscape ootprint Amenities uilding ootprint CHAPTER 4: COMMUNITY CHARACTER

East Segment Sanborn Road to Bardin Road • Consists of miscellaneous commercial uses, restaurants, churches, and a supermarket located between South Sanborn Road and Skyward Boulevard, while single-family residences are located between Skyway Boulevard and Bardin Road. • Residential properties along the north side of East Alisal Street face open space uses (e.g., golf course, agriculture, or college) on Salinas Fairway Golf Course fronts the south side of the Many buildings are single-family residences oriented street for approximately 1/4 mile. towards the street, which maintain a shallow setback the south side, east of Skyway Boulevard. from the street. Most houses are well maintained and • Long block lengths (generally over 1,000 show evidence of owner pride. feet) reduce connectivity to residential areas. • A new well-landscaped roundabout is evidence of recent investment.

Agricultural uses front the south side from the golf Hartnell College is located on the south side of the course to Bardin Road. Hartnell College can be seen street. There are no sidewalks or other pedestrian behind the agricultural fields. amenities on this section.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 33 Alisal Subcorridors

ast Alisal Street Neighorhood Sucorridors

N Rea t o ta St S Market Street, Sanborn Road, and Williams Road A ic Sequoia St th Sucorridors e e y n r a to D t s

r on o also serve as important corridors within the r ee d o lvd m

Alisal Strategy Area. These subcorridors provide a P n r lleo io

St ut D y stit on s throughways of travel and are lined with higher C ita as r C

D N Main St a

density uses, such as commercial and institutional a

a y ris Dr a M uses. Additionally, these subcorridors act as is nc St ra boundaries for the neighborhood subareas. Each ris Aly Ra n r c e al D h v ern n n A of the subcorridors is described in more detail in iew to the following pages. Garner Ave ling Pacific Ave ilreth Ave D St Pl C St r sta Ca D e Dr Aco se stin nt u in ood ug i w A Sunrise St S r t Green St t e S owt St h S d n R or r n Sa Alma Ave S u D Dr N iren St io ern St p o aurel Dr Dallas Ave ill H Sun St «¬ S ay illiams Rd t Helen

errace St ront St

Maret St a rd Alisal Strategy Area in

N Madeira Ave R d Cross Aveoro Ave Griffin St Parcels Dennis Ave 1St Av e Highways Alisal St S d R y w n Railroad r a

«¬ o y

Me n St lv ¤£ ado a ohn d Streets w Dr S S lvee Dr d Alisal Maretplace lv t A or Pine St o ir p r Pars

Oa St St r

a Sources City of Salinas Monterey County r r Office of the Assessor Caltrans e i Aott St Romie n S Sanorn Pl atherine Ave

ertin Ave Moffett St Miles ´ 0 025 05

34 CHAPTER 4: COMMUNITY CHARACTER

Sanborn Road Subcorridor

• Sanborn Road has a variety of uses and is an important connector adjacent to four neighborhood subareas: Laurel Heights, Acosta Plaza, Closter Park, and Cortez Street. • Between East Alisal Street and Garner Avenue, the corridor has commercial uses with auto-oriented development patterns on the northwest side, along with two schools. The southeast side primarily consists of single-family dwellings close to the street. • Between Garner Avenue and Del Monte Single-family residences of older construction and Multifamily buildings represent a broad mix of eras and Avenue, the corridor contains primarily varying degrees of maintenance are located along styles, including small structures of older construction residential uses, with a mix of multifamily the south segment of the corridor. They are generally mixed with large contemporary apartment buildings. located close to the street. apartment buildings and older single-family houses. Most buildings are close to the street, but additional multifamily dwelling units are often located behind street-facing single-family houses. • North of Del Monte Avenue, the streetfront consists of continuous concrete walls that block views and prevent connectivity to the single-family residences behind them. • The character of the pedestrian realm varies depending on the adjacent land uses and landscaping. There is not a sufficient amount of pedestrian-oriented retail to Commercial buildings are generally auto-oriented, often Sanchez Elementary School and the adjacent Martin provide human activity, and walking comfort containing a mix of neighborhood-serving retail. Luther King Jr. Academy take up large land areas and and safety is reduced by narrow sidewalks, contribute to pedestrian activity before and after school. inconsistent shade, unenhanced crossings, and long stretches between marked crossings.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 35 Market Street Subcorridor

• Market Street is a four-lane arterial roadway with a relatively high level of vehicular traffic traveling at moderate speeds. • West of Sanborn Road, uses are primarily commercial, with a variety of small one- or two-story commercial buildings of generally older construction. Older buildings mostly face the street, while new buildings are usually set back from the street. • Pedestrian activity is somewhat light, although sidewalk-oriented retail buildings provide some street activity. West of Sanborn Road, the commercial district is Single-family residences of both pre- and post-war primarily composed of older buildings with minimal or construction are located near schools along the • Parallel to East Alisal Street, the Market no setbacks from the street. corridor’s east segment. Street corridor serves the neighborhood with local commercial businesses. The corridor has smaller-scale buildings and less activity than Alisal Street. • East of Sanborn Road, the corridor acts as a connection between two schools and residential neighborhoods. • Comfort and safety for people walking east of Sanborn Road along Market Street are limited due to narrow sidewalks, unenhanced crossings, and lack of shade.

The commercial area has streetscape enhancements A few auto-oriented commercial buildings of and pedestrian amenities such as decorative contemporary construction are located along the crosswalks and pedestrian-scale lighting. corridor’s west segment.

36 CHAPTER 4: COMMUNITY CHARACTER

Williams Road Subcorridor

• Williams Road is a four-lane arterial roadway with a mix of adjacent land uses including commercial, residential, and a school. • Southwest of Market Street, primary uses include single-family residences and some auto-oriented commercial buildings. • Williams Road splits off from East Alisal Street at an angle and serves as a connecting corridor to the Closter Park and Cross Avenue neighborhood subareas. • To the northeast, land uses include a combination of neighborhood commercial, Residential buildings are a combination of multifamily Many commercial uses along the corridor have auto- and single-family residences of various types, styles, oriented uses and development patterns. multifamily dwellings, mobile home parks, and eras. and single-family houses. • The pedestrian realm lacks shade and pedestrian amenities such as pedestrian -scale lighting and seating. Sidewalks are generally narrow and lack landscaping, and crossings are unenhanced. • In general, protection from vehicular traffic is provided by parked vehicles. Some residential sections contain narrow planting strips providing an additional buffer from the roadway. • While pedestrian traffic is generally light, students at Alisal High School use Williams The Mountain Valley Shopping Center at Bardin Road The southwest corridor segment contains many early- Road for walking and bicycling to and from contains a mix of national-, regional-, and local-based to mid-20th century houses with small front setbacks. school. retail.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 37 This Page Intentionally Left Blank

38 CHAPTER 4: COMMUNITY CHARACTER

Neighborhood Subareas

ast Alisal Street Neighorhood Sucorridors

N Re t ata St S This chapter describes six neighborhood subareas: o A ic Sequoia St Alisal eihborhood Subareas th e e y n r a to D t s

r on o r A Heron Heightsa ee d o Pa ParSherwood • Hebbron Heights/La Paz Park/Sherwood lvd m

a P n r lleo io School

St ut D y stit School on s C ita as aurel Heights r C

D N Main St a

• Laurel Heights a

y r C Acosta Plaa

a y ris Dr a M is • Acosta Plaza nc St ra D Closter Par

ris Aly Ra n r c e • Closter Park al D h v Cross Avenue ern n n A iew to • Cross Avenue Garner Ave ling Corte Street Pacific Ave ilreth Ave D St

r C St D C • Cortez Street C e Dr A !( ase tin c n us o ti ood g s n u t i w A a Sunrise St St r t owt St e S P !(F h l S d Each neighborhood subarea has a unique com- n R !(B or r n Sa Alma Ave S u D Dr N iren St munity character influenced by a variety of io ern St p o aurel Dr Dallas Ave ill H Sun St factors such as land uses, building types, de- «¬ S ay illiams Rd t Helen !(D velopment densities, and street characteristics errace St ront (e.g., trees, pedestrian amenities, and roadway St Maret St a !(E rd Alisal Strategy Area widths). in

N Madeira Ave R d

Griffin St oro Ave !(A Cross Ave Parcels Dennis Ave 1St Av e The following pages provide an overview of each Highways Alisal St S d R y neighborhood subarea’s built environment, in- w n Railroad r a

«¬ o y

Me n St lv cluding its general characteristics, key elements, ¤£ ado a ohn d Streets w Dr S S and neighborhood amenities. lvee Dr d Alisal Maretplace lv t A or Pine St o ir p r Pars

Oa St St r

a Sources City of Salinas Monterey County r r Office of the Assessor Caltrans e i Aott St Romie n S Sanorn Pl atherine Ave

ertin Ave Moffett St Miles ´ 0 025 05

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 39 Neighborhood Subarea A: Hebbron/La Paz Park/Sherwood School ast Alisal Street Neighorhood Suarea A • This subarea is roughly bounded by Cesar Alisal Neighorhood Suarea Chavez Community Park, Filice Street, and Cesar Chavez Community Neighorhood-oriented e Highway 101. It is composed of compact, rrace St Park jk Amenities mixed-density residential neighborhoods remont St adjacent to two busy commercial corridors Hebbron Heihts jk lton Pl Merced St ommunity enter (Market Street and East Alisal Street). S reeway On Ramp

Maret St Carr Ave S • Sherwood Elementary School and La Paz Meyers Ct hort St Maret St Park provide neighborhood amenities. Neil St • Rectangular street grid and attractive Roosevelt St

Ragsdale Ct efferson St residential streets generally provide e

r n a az Rincon S A ve t walkable blocks and good connectivity. ings St ar jk

N ilice St • Some block lengths are very long, making N Madeira Ave ast St N ood St Center St those streets less friendly to pedestrians. N Pearl St

N Heron Ave

Smith St Alisal St

Griffin St ¤£ San enito St Alisal Strategy Area Pearl Aly

p Parcels

m Heron Aly a

R Santa Maria St N f

f U uilding ootprint O S y Sherood a H i w g Highways e h jk Elementary e w r a ames St y School S 1 0 Railroad «¬ 1 e

v A Streets

S ood St

r Alisal Maretplace e i ohn H C St t ia Dr S p i S l Shasta ay Marigold ay N u e Pars c or St re p i e l w m i a a y On R Magnol S N Sources City of Salinas Monterey County Office of the Assessor Caltrans re ew ay Of f R am or Cir p Me eet adow Dr ´ 0 200 400 800

40 CHAPTER 4: COMMUNITY CHARACTER

Neighborhood Subarea A: Hebbron/La Paz Park/Sherwood School

Many parcels to the north of Market Street contain The residential neighborhood south of Market Street multiple dwelling units, with multifamily buildings has post-war era and contemporary single-family located behind single-family residences. houses along attractive neighborhood-scale streets.

La Paz Park provides a central focal point, recreational North of Market Street, medium-density apartment resource, and a neighborhood gathering place. complexes of contemporary construction are mixed in with older single-family residences.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 41 Neighborhood Subarea B: Laurel Heights ast Alisal Street Neighorhood Suarea • This subarea is a suburban residential Alisal Neighorhood Suarea subdivision roughly bounded by Laurel Drive, G ee S Neighorhood-oriented Sanborn Road, Cesar Chavez Community t jk Amenities Park, and agricultural fields to the northwest. • The residential neighborhood is composed of curvilinear streets and a typical suburban sta Pl co A development pattern of one-story single- r t Augustine D family residences with driveways and street- S

ds Ave facing garages. St dwar • The area is less friendly for walking compared

aurel Dr to other parts of the Alisal Plan Area rles ay t Cha S r D e because of long uninterrupted streets. In rg eo G t addition, hilly streets makes walking less aurel Heihts S eihborhood Ave pleasant and more challenging for some. ar N Madeira

Circle Dr jk S t A Alisal Strategy Area l

a op Dr

ns Hill

C t Parcels Rd n Cir or Madeira n Sa N uilding ootprint

ay r D Highways mit Oregon St St Michael ay s Sum n ashington Dr a St Railroad n ay l n St Hele t A de S in Streets Circle Pl entucy St Alisal Maretplace St cia en al Pars Cesar Chavez Community Sources City of Salinas Monterey County Office of the Assessor Caltrans errace St Park ucalyptus Dr t Myrtle Hebbron Court Dolores S Carr Ave lton Pl l eet Heights P remont St p Play Lot o 0 200 400 800 l ´ Community Center ip P

42 CHAPTER 4: COMMUNITY CHARACTER

The subdivision contains single-family houses generally Houses are relatively small and are built in a variety of dating from the 1970s, resulting in a streetscape architectural styles. They have small yards in front of dominated by street-facing garages. entries set back from the street.

Laurel Heights Park has a large open area and A protected open space corridor runs along the center a playground. The open area does not have any of the neighborhood, providing natural habitat and programmed uses such as sports fields or courts. stormwater retention.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 43 Neighborhood Subarea C: Acosta Plaza ast Alisal Street Neighorhood Suarea C y a • This subarea is primarily composed of the mo Alisal Neighorhood la developer-built Acosta Plaza residential A Suarea community and an adjacent older residential jk Neighorhood-oriented H Cari Ct Amenities olly S Rider Ave neighborhood. There are also some t commercial and institutional uses along G ee Garner Ave S Atlantic St Sanborn Road and Garner Avenue. t lm Dr • The neighborhood has a limited number S lm Dr Pacific Ave of access points from Sanborn Road and Garner Ave Garner Avenue, making it feel more isolated than other parts of the Alisal Strategy Area. Orchard Ave

Sieer St

Acosta Pl

Ave rds jk St dwa Sanborn eihborhood Alisal Strategy Area ar Garner Aly Parcels St George Dr a uilding ootprint u r e l D r read o Sy Pl Highways

Recreational immel St enter jk Railroad A lm Montana St a Streets A v Machado ay e Hill Cir Alisal Maretplace N Madeira Ave Mohar St Pars

N Sanorn Rd Acosta St Glenwood Ct Sources City of Salinas Monterey County Office of the Assessor Caltrans Hill op Dr

r eech St D Closter it eet m m Community u ´ 0 150 300 600 S Park

44 CHAPTER 4: COMMUNITY CHARACTER

The master-planned apartment community on the Some neighborhood-oriented retail is located on Garner subarea’s west side has two-story buildings situated Avenue, such as this older commercial building fronting around landscaped areas. the sidewalk.

Many houses in the older residential neighborhood date Contemporary one- and two-story apartment buildings from the 1920s and 1930s, in a variety of vernacular are mixed in with the older single-family residences. architectural styles. They are built on small lots and have shallow setbacks.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 45 Neighborhood Subarea D: Closter Park ast Alisal Street Neighorhood Suarea D

Del Monte Ave • This subarea is a primarily residential A Alisal Neighorhood co s Sanborn ta Suarea Neighborhood neighborhood with a rectangular street P St l n Park ee Sunrise St Gr Neighorhood-oriented grid pattern. It is bounded by commercial jk Amenities corridors to the northwest (Sanborn Road) Bread Box Recreational Sy Pl and southeast (Williams Road). immel St Center • The well-maintained neighborhood has Montana St Rd n Machado ay Corte St or Mohar St n Mae Ave generally attractive streets, some with Sa N St wt established shade trees. Acosta St o t Glenwood Ct

New Deal S • Closter Park provides a neighborhood focal eech St Dewey Ave Dallas Ave point and gathering place.

aurel Dr loster jk ardin Cir ashington Dr t ommunity n S de Garner Ave in ar Dr jk le rc Alma Ave Ci Azahel St ruz ar airhaven St ia nc entucy St le ellehaven St Alisal Strategy Area a

St Oregon St Grandhaven St es Parcels or ol M D y uilding ootprint r Cooper Ave t l e

C t Myrtle Highways Court Play Lot Railroad illiams Rd Streets

Alisal Maretplace Midway Ave Maret St uilla St enneth Ave Haven Aly Pars Sources City of Salinas Monterey County Miami Office of the Assessor Caltrans Cross Ave oro Ave St 2Nd e eet Av 1St Ave Dennis Ave ´ 0 200 400 800 Paloma Ave

46 CHAPTER 4: COMMUNITY CHARACTER

Closter Park provides a neighborhood focal point, Post-war housing makes up a majority of the Closter gathering place, and recreational space. Park neighborhood. Many residences are small, spaced closely together, and have shallow setbacks.

Several contemporary two-story apartment buildings Many residential streets are well maintained, nicely are located on Laurel Drive. With front-facing parking landscaped, and shaded by mature trees. lots and minimal landscaping, they often do not contribute positively to the pedestrian realm.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 47 Neighborhood Subarea E: Cross Avenue ast Alisal Street Neighorhood Suarea r • This subarea consists of primarily Closter iren St Alisal Neighorhood Garner Ave commercial and multifamily residential uses eech St Community ardin Ci Suarea Park Jaycee a r Neighorhood-oriented Alma Ave d Tot Lot jk along Williams Road, along with multifamily in Amenities owt St 2Nd Ave a y and single-family residential uses in the airhaven St adjacent neighborhood. ellehaven St Acosta St Grandhaven St • The residential community has very limited aurel Dr ardin Rd access to Williams Road due to long blocks and limited access routes, so walking and abilan lay ot

bicycling to commercial uses is inconvenient. Midway Ave jk

enneth Ave Haven Aly 1St Ave

Paloma Ave Cross Ave oro Ave Alisal Strategy Area Maret St Miami St Afton Rd M Dennis Ave a rg Parcels a re Avis Ct t illiams Rd S uilding ootprint t ey St Highways Sycamore Rd

ampa St Railroad ern St ern Streets Alisal St Alisal Maretplace

Pars

Salinas Sources City of Salinas Monterey County Office of the Assessor Caltrans S yway lvd Fairways Golf Course

eet ´ 0 200 400 800

48 CHAPTER 4: COMMUNITY CHARACTER

Source: Google Maps Some parcels on Cross Street contain multiple dwelling Medium-density apartment complexes are located on units. Accessory units are usually located behind Williams Road. They are generally contemporary in single-family residences. form and style, with shallow setbacks from the street.

Some contemporary single-family houses are This is another example of an older residence set back interspersed amongst the older houses, such as this from the street, with the garage recessed from the main post-war ranch-style residence with a small front yard. house.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 49 Neighborhood Subarea F: Cortez Street ast Alisal Street Neighorhood Suarea • This subarea is almost entirely residential, Alisal Neighorhood Suarea with limited commercial uses on Sanborn Pacific Ave Road. ilreth Ave Orchard Ave • The well-maintained neighborhood has

generally attractive streets, some with Galindo St osephine St D St established shade trees.

Sieer St N Sanorn Rd • Multifamily housing on Sanborn Road is of C St

various styles and eras, including several Del Monte Ave

large apartment complexes dating from the Sunrise St

t 1970s and 1980s. n S ee Gr

• In contrast to higher-density multifamily Garner Aly residential on Sanborn Road, the interior residential neighborhood is primarily Sy Pl composed of small, detached single-family Alisal Strategy Area houses dating from pre-war and post-war Garner Ave eras. Parcels Machado ay Mae Ave uilding ootprint Corte St ure St Highways owt St Glenwood Ct Railroad

New Deal St immel St Streets eech St iren St Alisal Maretplace M Dallas Ave ontana St Dewey Ave C in ir Pars rd a Closter Sources City of Salinas Monterey County Community Alma Ave Office of the Assessor Caltrans

Park ardin ay

eet 2Nd Ave ´ 0 125 250 500 Jaycee Tot Lot

50 CHAPTER 4: COMMUNITY CHARACTER

Many residences date from the post-war housing A few interior blocks contain apartment complexes of boom. They are typically small and designed in simple contemporary construction. They are usually set back vernacular styles, with small setbacks. from the street, and many have interior courtyards.

There are a variety of pre-war and post-war single- This church, located along Garner Avenue, is one of the family house styles, most with small front yards. only non-residential land uses. Because of single-car garages, parked vehicles are often visually prominent.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 51 This page was intentionally left blank.

52 CHAPTER 5: QUALITY OF LIFE

chapter five QUALITY OF LIFE

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 53 Introduction Facilities and Access Park Level of Service There are 14 park and recreational facilities There are 83.6 acres of park land within the Alisal, While economic and material conditions impact in the Alisal ― three community parks, four with a ratio of 1.85 parks per 1,000 residents. individual and family well-being, there are neighborhood parks, four small/pocket parks, This well below the standard or recommended a number of other factors that contribute to and three recreation centers, as listed in the park level of service (LOS) of 3 acres per 1,000 community quality of life. These include access table below. The two largest park spaces in the residents. To bring the Alisal up to this standard to community facilities such as parks and open Alisal are Navidad Creek and Cesar Chavez would require an additional 52.1 acres of park space, educational opportunities, availability of Community Parks, both of which are about 30 land. acres in size. Small and neighborhood parks are social activities and care for youth and senior Alisal Park Level of Service scattered throughout the area. populations, and arts and culture. Total Alisal Park Acres 83.6 Just over half of Alisal residents (62.7%) live within Total Alisal Residents 45,225 a quarter mile walk of a public park or recreation Park Level of Service (LOS) (acres of park 1.85 Parks & facility. Areas that lack park access are generally land per 1,000 residents) located just north of Highway 101 and around Del Park LOS Standard 3 Monte Avenue. Recreation Additional Acres Needed to Meet 52.1 Standard Alisal Park and Recreation Facilities Park Name Facility Type Acres Source: City of Salinas Natividad Creek Community Park Community Park 33.5 Closter Community Park Community Park 7.0 Cesar Chavez Community Park Community Park 28.8 Sanborn Neighborhood Park Neighborhood Park 4.5 La Paz Neighborhood Park Neighborhood Park 1.5 Los Padres Neighborhood Park Neighborhood Park 2.7 Laurel Heights Neighborhood Park Neighborhood Park 3.0 Jaycee Tot Lot Small Park 0.7 Myrtle Court Play Lot Small Park 0.7 Gabilan Play Lot Small Park 0.5 Azahel Cruz Park Small Park 0.8 Bread Box Recreational Center Recreation 1.0 Hebbron Heights Community Center Recreation 0.7 Firehouse Recreation Center Recreation 1.2 Source: City of Salinas

54 CITY OF SALINAS CHAPTER 5: QUALITY OF LIFE

Residents with Park Access Access to Pars N r C D o M Santa Lucia nst ithin a 025 Mile al of a Par d it a ut o io i n n Playground o lv

S w d n t i ar Tye Natividad Creek re e d Community Park o Twin m P arge Uran Creeks r

a r l D y Salinas u D rel D Golf Course a

s g Salinas Municipal Natividad Rd r s o

a Community t N i Constitution ris Sports Stadium s Soccer a D Complex C r Complex Frank Paul School Park Neighorhood Veterans Memorial Park Small Sherwood Park Rider Ave Recreational Use

Special Use Soberanes Neighborhood Park Acosta Pl Del Monte Ave Golf ds Sanborn ar w Neighborhood d e t v Other S A Park Bread Box Sherwood Dr adeira N M Recreational ve A Rd Center Garner Ave Exposition Laurel Heights Neighborhood Park rn o Grounds C an ir S O c N Jaycee (Expo Site) le re Azahel owt St Ro g ssi S D o Cruz Park Tot Lot t Cesar Chavez r n S Closter Community Park t Myrtle Court Community Hebbron Heights Community Center Play Lot Park Gabilan Play Lot Griffin St a rd Roosevelt St Ma in r illiams Rd ern St ings St e R r t S o t d

Ave t La Paz Neighborhood Park

t N reeway N Heron Alisal Strategy Area ucalyptus Dr On Ramp N ilice St Alisal St Highways Sconerg Firehouse Recreation Center Syway lvd Salinas Pwy Railroad Cornell Corner S ood St «¬ ohn St Fairways Golf Los Padres Neighborhood Park Course Streets S ilice St ¤£ Alisal Maretplace or St City of Salinas Aott St

Produced y Raimi + Associates Octoer 2017 Acacia Sources City of Salinas Monterey County Caltrans St erven Ave Airport lvd Acacia Court Maple Play Lot S Sanorn Rd Roy Dia St Miles San Romie ´ 0 025 05 ose St n ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 55 Youth Engagement/Programming Child Care While there is a need to add more you programing, The Alisal has a very young population which the Alisal is home to a number of wonderful youth many working parents. Because of this, there are programs. not enough slots in licensed child care centers to meet the demand. • Bread Box Rec Center, the Alisal Center for the Fine Arts, Firehouse, Cesar Chavez From residents, we have heard that this is a Library, Hebbron Heights Recreation Center lack of affordable or subsidized childcare that is provide youth safe spaces to play, learn, and open beyond “normal” working hours (Monday be creative. through Friday 8am - 6pm). Many families in the Alisal work very early in the morning, later in the • Building Healthy Communities - East Salinas evening, and/or on the weekends. If childcare is (BHC) develops youth capacity through the not available during these times, this puts the youth-led annual Ciclovía event, engaging family’s financial stability at risk. Often a parent you in planning processes and community or other family member will stop doing paid work research (CPTED internships), and other in order to care for the young child. programs. When high quality affordable childcare centers • Parks in the area offer a variety of youth are available, parents and guardians are able to sports and recreation programs year round. work or go to school while their children are safe • The Alisal Union School District has a Family and learn. Resource Center to support parents in The Alisal has: raising healthy and happy children. • 7 County Headstart programs

• 7 preschools

• 3 Mexican American Opportunity Foundation “We need a strong Centers group to advocate • Many licensed and unlicensed home facilities, but few organizations or centers for our community’s First 5 of Monterey County and the Monterey needs.” County Children’s Council are working had to expand childcare options in the Alisal and - Alisal Resident throughout the County.

56 CITY OF SALINAS CHAPTER 5: QUALITY OF LIFE

Arts and Culture The Alisal is a very culturally rich community. With numerous formal and informal dance, music, theater, visual arts, and other creative spaces and groups for people of all ages. Some of these include:

• Alisal Center for Fine Arts in the Bread Box Recreation Center offers theater, visual arts, and music programs.

• The Urban Arts Collaborative is a group of young diverse artists who support each other’s artistic development and the artistic development of youth for healing and positive community transformation.

• Baktun 12 is a local theater company that produces original plays that reflect life in and history of the Alisal.

• Tunas de Nopal Art Collective is an initiative of a group of multiple media artists working together to making art for all the people.

• The Alisal is also home to beautiful murals depicting the history and present of the community.

• Folklórico and Aztec dance groups.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 57 This page was intentionally left blank.

58 CITY OF SALINAS CHAPTER 6: HEALTH

chapter six HEALTH

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 59 Safety and Violence

% of crimes that Crime Density and Alisal Strategy City of Salinas occurred within the Area Homicides Alisal Strategy Area Violent crimes (all) 642 2,351 27% Almost half of homicides in Salinas that occurred Homicides 21 46 46% between January 1, 2016 and July 16, 2017 Non-violent crimes* 904 4,198 22% (46%) took place in the Alisal Strategy Area. Six Total* 1,546 6,549 24% homicides occurred along Garner Avenue within *Excludes psychiatric detention and “non-crimes” like missing person reports and information requests. the Alisal Strategy Area. The closest homicide to E Alisal Street occurred one block from E Alisal Source: Salinas Police Department. Counts represent crimes that occurred between January 1, 2016 and July 16, 2017. Street and E Market Street.

Within the Alisal, crime density is highest around Kern and Roosevelt Streets, E Alisal and S Felice Streets, and Garner Avenue and Acosta Plaza. “Some places feel “Crime might be unsafe at night correlated to these because they are horrible living dark.” conditions that - Alisal Resident people are forced to live in.” - Alisal Resident

60 CHAPTER 6: HEALTH

Crimes by Type Crimes (anuary 1 2016-uly 16 2017) violent crimes k homicides

Linwood Dr non-violent crimes Constitution Blvd r E L r D aur D l Natividad Rd el a D s g r s o a a t N Iris L i s F a r Dr e C e d o m

P k y Rider Ave N Main St

Del Monte Ave Acosta Plz

s Garner Ave rd a w d e ira N Sanborn Rd E v Made Sherwood Dr t A N S Ave

E Ros S si O t re g t o t S n w Cir To cle S Alisal Strategy Area Dr t Highways G Bardin Rd r if fi E Railroad n Roosevelt St Mar F S ket r t St o Kern St

n St Streets t Williams Rd Ave P S N Freeway N Filice

a t On Ramp N Hebbron j Alisal Maretplace a E Alisal St Eucalyptus Dr r

t S Sconberg S Pars t Skyway Blvd PkwyAlisal Rd e

c i Winham l «¬68 S Wood St i St F Non-violent crimes do not include non-crimes S (eg missing person reports information John St requests) or psychiatric detentions Crimes occurred ¤£101 Work St etween anuary 1 2016 and uly 16 2017 Points represent the approimate location of crimes ut S Sanborn Rd have een rounded to the nearest 100th address

Abbott St Produced y Raimi + Associates E Acacia Septemer 2017 Sources City of Salinas Salinas Police Department St Terven Ave Airport Blvd Monterey County Office of the Assessor Caltrans

E Romie Ln Roy Diaz St San Miles Jo se S ´ 0 0.25 0.5 t

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 61 Crime Density and Homicides Crime Density and Homicides k Homicides rime ensity

Linwood Dr ow Constitution Blvd r E L r D aur D l Natividad Rd el a D s g r s o a a t N Iris L i s F a r Dr e C e d o m Medium P k y Rider Ave N Main St

Del Monte Ave Acosta Plz High

s Garner Ave rd a w d e ira N Sanborn Rd E v Made Sherwood Dr t A N S Ave

E Ros S si O t re g St o t Alisal Strategy Area C n ow ircl S T e D t r Highways

G Bardin Rd r Railroad if fi E n Roosevelt St Mar F S ket Streets r t St o Kern St

n St

t Williams Rd Ave P S N Freeway N Filice Alisal Maretplace

a t On Ramp N Hebbron j a E Alisal St Eucalyptus Dr r o Pars

t S Sconberg S t Skyway Blvd PkwyAlisal Rd e City of Salinas c i Winham l «¬68 S Wood St i St F Crime density analysis ecluded non-crimes (eg S John St missing person reports information requests) or ¤£101 psychiatric detentions Crimes occurred etween Work St anuary 1 2016 and uly 16 2017 Points

S Sanborn Rd represent the approimate location of crimes ut have een rounded to the nearest 100th address Abbott St Produced y Raimi + Associates E Acacia Septemer 2017 Sources City of Salinas Salinas Police Department St Terven Ave Airport Blvd Monterey County Office of the Assessor Caltrans

E Romie Ln Roy Diaz St San Miles Jo se S ´ 0 0.25 0.5 t

62 CHAPTER 6: HEALTH

Access to Healthcare

There are three brick-and-mortar and one mobile federally qualified health centers located within the Alisal Strategy Area:

• Alisal Health Center, 559 E Alisal St Ste 201, Salinas, CA 93905-2516 • CSVS Circle Clinic (operated by Clinica de Salus del Valle de Salinas), 950 Circle Dr, Salinas, CA 93905-2150 • CSVS Sanborn Clinic (operated by Clinica de Salus del Valle de Salinas), 219 N Sanborn Rd, Salinas, CA 93905-2218 • Dental Mobile Clinic (operated by Salud Para la Gente) 1440 Del Monte Ave, Salinas, CA 93905-1903

“Let’s make health accessible.” - Alisal Resident

Source: U.S. Department of Health and Human Services.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 63 Life Expectancy Health Status Life expectancy is the average time a person Alisal residents between 18 and 64 are significantly “I want to LIVE more.” born in a specific area is expected to live. more likely to report having fair or poor health According to The California Endowment’s life compared to adults 18-64 in California. They are - Alisal resident expectancy look up tool, people born in the Alisal also consistently more likely to report fair or poor (93905 zip code) have a life expectancy of 80 health than the 18-64 population of Salinas or years; this is 3 years longer than the statewide Monterey County. average of 77. However, people in Salinas, on Note: No change between 2012 and 2014 average have a life expectancy of 85 years old; percentages is statistically significant beyond a five years longer than Alisal residents. 95% confidence interval. People in all these geographies will live longer and shorter than the average life expectancy. Factors believed to influence life expectancy include neighborhood conditions, environmental exposures, wealth, sex and other demographic factors, healthy and unhealthy behaviors, genetics, and mental and physical illnesses.

Life Expectancy (years) Alisal * (93905) 80 Salinas 85 California 77 * Data is for the 93905 zip code Source: The California Endowment. http://www. calendow.org/news/your-zip-code-lifetime/

Source: California Health Interview Survey, Neighborhood Edition.

64 CHAPTER 6: HEALTH

Medical Insurance Coverage

• The percent of currently uninsured residents between the ages of 18-64 has steadily Currently Uninsured decreased since 2012, a pattern that is also (Ages 18-64) evident at the City, County, and State levels 40% • 61% of working unauthorized immigrant 37% adults (18-64) in the Alisal did not have 35% 33% health insurance as of 2014. 32% • County Health Department has worked 30% 29% extensively at increasing enrollment over the 28% past few years 25% 24% 21% 19% 20%

15%

10%

0% California Monterey County City of Salinas 93905 2012 2014

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 65 Access to Healthy Food

The three full service grocery stores located within or near the Alisal Planning Area are located near East Alisal Street west of South Sanborn Road. This area also has the one WIC store and one farmers’ market (632 E. Alisal Street) located in the Alisal Planning Area, as well as four other shops where residents can purchase food (e.g., convenience stores, carnicerias). The other three shops (convenience stores or similar) that sell food within the Alisal Strategy Area are located along East Laurel Drive.

Only 18% of Alisal residents live within a half-mile walk of a full- service grocery store.

“This map is correct. The Alisal needs more healthy food stores.” - Alisal resident

66 CITY OF SALINAS CHAPTER 6: HEALTH

Access to Grocery Stores Healthy ood Retail Access

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ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 67 Environment Tree Coverage CalEnviro Screen 3.0 Drinking water contaminants index: Of all public trees in Salinas (trees maintained One component of the CalEnviroScreen 3.0 by the City), 13% are located within the Alisal model is the Drinking Water Contaminants Index. Strategy Area. Nearly all public trees in Alisal Cal EnviroScreen 3.0 No census tracts in the Alisal Strategy Area are are in good or fair condition (96%), which is overall: in the lowest quintile (20%) for California, which consistent for the condition of public trees would reflect the lowest levels of contamination. citywide. There are very few public trees located Based on the CalEnviroScreen 3.0 ranking of Two of the census tracts in the Alisal Strategy on in the northeast and southeast sections of the. pollution burden for all census tracts in California, Area are in the highest quintile level for the state, Additionally, there are few public trees on East four of the census tracts within the Alisal Strategy reflecting relatively high levels of contaminants Laurel Drive south of Saint Edwards Avenue, on Area are in the lowest quartile for the state, in the drinking water. East Market Street east of North Sanborn Road, meaning they have a low pollution burden. The other five census tracts that make up the Alisal on East Alisal Street between Eucalyptus Drive Note: The drinking water contaminant index are ranked between 25% and 50% of census and Skyway Boulevard, on Garner Avenue north used in CalEnviroScreen 3.0 is not a measure of tracts in California for their pollution burden, of Beech Street, North Hebron Avenue between compliance with state or federal standards for which is still fairly low. CalEnviroScreen 3.0 is East Alisal Street and Meyers Court, on South drinking water. The drinking water contaminant used to identify communities that experience Wood Street and Ragsdale Court. index is a combination of contaminant data that high levels of pollution, factoring in multiple takes into account the relative concentrations sources and types of pollution that result in of different contaminants and whether multiple cumulative impacts. The model considers the contaminants are present. The indicator does not exposures to and environmental effects of the indicate whether water is safe to drink. pollution burden, as well as sensitive populations and socioeconomic factors.

68 CHAPTER 6: HEALTH

Public Trees Coverage Pulic rees

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ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 69 Cal EnviroScreen 3.0 Scores CalnviroScreen 30 Scores

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70 CHAPTER 6: HEALTH

Cal EnviroScreen Water Contamination Index CalnviroScreen 30 Drining ater Contaminant nde

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ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 71 Pesticides in the Alisal

The California Environmental Health Tracking program tracks the spatial patterns of pesticide use in California. The online mapping tool documents the intensity of pesticide use by weight in one square mile sections. The agricultural areas surrounding the south and eastern boarders of the Alisal are in the states 75th percentile for pesticide use.

While numerous pesticides have no known negative human health impacts, many others have well documented health impacts. Residents living near farms may have chronic exposure over time, which has been associated with some cancers, problems during pregnancy and birth, abnormal reflexes, and poor brain development.

More information in (English and Spanish) is available from the California Department of Pesticide Regulation:

http://cehtp.org/page/pesticides/health_ effects_of_pesticides

Source: California Environmental Health Tracking Program. Agricultural Pesticide Use in California. http://cehtp.org/page/pesticides/agricultural_pesticide_use_in_california

72 CHAPTER 7: ECONOMIC DEVELOPMENT

chapter seven ECONOMIC DEVELOPMENT

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 73 Introduction Educational Attainment

Salinas is poised to realize the vision of People who live in Alisal have lower levels of an economy that is prosperous, healthy, educational attainment compared to Salinas 19% of Salinas and environmentally sustainable. residents overall. More than half of Alisal adults graduated Opportunities abound from investment residents who are 25 years or older (58%) have and promotion of Alisal as a cultural attended school but not obtained a high school from college, district that celebrates and recognizes diploma or equivalent, compared to 35% for Spanish speaking cultures as a Salinas residents who are 25 years or older. While compared to 6% of community and regional asset. Salinas taps 19% of Salinas residents (25 and older) have a into its rich traditional agricultural college degree, only 6% of Alisal residents (25 Alisal adults. economy, combining it with innovative twenty- and older) do. first century technology. There are few vacant Educational Attainment for Residents 25 storefronts as there is strong demand for Educational attainment forYears residents and 25 Older years and older businesses in Alisal. Unfortunately these low vacancies also mean high commercial rents. 70%

60% 58%

“Alisal is the heart 50%

and driver of the 40% 35% Salinas 30% 23% economy.” 20% 19% 20% 19% -Alisal resident 10% 10% 5% 7% 6% 0% No Schooling Up to 12th Grade High School Some College College Degree (No Diploma) Diploma (or 65% Alisal adults equivalent) have not obtained City of Salinas Alisal NSRA a high school diploma or equivalent.

74 CITY OF SALINAS CHAPTER 7: ECONOMIC DEVELOPMENT

Workforce Development

The City of Salinas has developed partnerships with business, education, and government to build on its traditional strengths in agriculture while leveraging emerging trends in technology. The City has worked with other agencies, educational institutions, and the business community to develop an overall strategy to grow the Salinas Valley’s AgTech ecosystem, based on its rich roots in agriculture. These homegrown initiatives hope to keep residents working in Salinas instead of driving to work opportunities elsewhere. The City is also committee to luring Salinas-raised college students back to the city after graduation. Digital Next @ the Cesar Chavez Library • High Tech for Young Minds, Digital NEST provides youth and young adults, high school to age 24, with free access to computers, software, Wi-Fi, and a full range of state-of-the-art digital tools and classes. This program brings a bit of Silicon Valley to Salinas. • Boosts tech familiarity and strengthens local tech skills so youth can compete in an increasingly technological world where all jobs rely on differing degrees of automation. • This program is funded by agricultural companies, foundations, and the City of Salinas.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 75 Young Innovators Challenge (hosted by Thrive Foundation)

• Young Teams develop unique approaches to address big problems, formulating well- thought solutions during a one-day event competition for middle and high school teams. • Most recent competition theme: “Feeding 9 Billion People by the Year 2030” • Empowers local youth to become the next generation of entrepreneurs • Winners visit Intel and Google Headquarters

“Brain drain is a problem. I know a lot of college grads who left Salinas.” - Alisal Resident

76 CHAPTER 7: ECONOMIC DEVELOPMENT

Employment Training Partnership

• This is a comprehensive program with Hartnell College and other institutions including CSUMB. It incorporates Salinas Valley cities: Salinas, Soledad, Gonzales, Greenfield, and King City, as a first-time five city collaboration. The goal is to develop training programs and identify skills important to Salinas Valley’s AgTech workforce and the healthcare field for high wage, high skill, and high demand careers.

• The Salinas Health Pathway Partnership kindergarten - employer pathway to train and grow the number of qualified healthcare workers in the Salinas Valley. • Focused on allied health careers with the knowledge that the field of healthcare generates upward income mobility for individuals looking to better their lives and their community

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 77 The Salinas Valley Adult Education Consortium

• Fosters the expansion, improvement, and accessibility of adult education services in the Salinas Valley. • A fulltime staff added to customize programs, and certificate programs, as needed to fit requisitions of local employers • The program targets training for K-12 and universities, and provides retraining for older employees. • Salinas hopes to turn farm workers’ children into scientists through $2 million Andy Matsui scholarship STEM fund initiative. • CSUMB collaborating with Hartnell College on several academic programs, including nursing, the CS-in-3 computer science program, and agriculture technology, with classes offered at a new campus in East Salinas.

78 CHAPTER 7: ECONOMIC DEVELOPMENT

Alisal Retail

This is a summary of the Retail Report compiled Alisal could add about 44,000 sq. ft. of new retail “High rents create by Applied Development Economics as part of space based on existing spending leakages. the Alisal’s Vibrancy Plan in August 2017. The economic issues - retail sector benefits a community’s quality Key store opportunities include: of life by selling goods and services for local • Apparel and shoe stores families have less consumption, and serves as a major source of tax revenues to support local municipal services. • Specialty retail, including florists, jewelry, money to spend at The complete Applied Development Economics sporting goods, hobby/toy stores, office local businesses.” retail market analysis includes an estimate of supplies, pet shops and beauty supplies retail spending in the Alisal, and a comparison • Household appliances and electronics - Alisal Resident of overall spending potential and sales by Alisal • Hardware and building materials retail establishments. • Health services The following chart demonstrates that the • Child care/day care/preschool Alisal generates a purchasing surplus, as • Opportunities may exist for restaurant shoppers from Salinas Valley visit Alisal to variety, particularly those that provide table shop for its unique Latino shopping service and diverse cuisine opportunities. • Alisal draws customers from around the Salinas Valley for certain specialized items like food, bridal, western work clothes, communion supplies and others. Alisal Retail Businesses Sales = $234.2 million • Alisal retail businesses draw in sales of $90.6 million from outside shoppers including, Alisal households Retail Spending = - $204.6 million used car sales and auto parts account for $65 million of surplus sales activity. • $61.0 million, (30%), of local household Retail sales exceed local demand = $29.6 million retail demand is spent outside of the Alisal neighborhood, for household appliances and electronics, new cars and general merchandise.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 79 Business Retention and Attraction Strategies

The City of Salinas partners with El Pajaro • The Salinas United Business Association Community Development Corporation, providing (SUBA) Business Improvement District (BID) services in English and Spanish to was established for the purpose of improving promote the development of micro the business environment in the Alisal by enterprises. Pajaro assists in the creation providing local business with the support economic opportunities for minority and resources they need to be successful. It individuals with limited resources, providing relies on diverse stakeholder volunteers to instruction, bilingual/bicultural business carry out its mission. training, business incubation, professional •SUBA had suffered turnover in leadership consulting and coaching. but now has a steady part time director. • SUBA is implementing a community-driven, • One-on-one Business Technical Assistance. comprehensive Main Street™ style approach management strategy that includes Design, • Start-up workshops for residents and to Organization, Promotion, and Economic existing business; Instruction includes Vitality. understanding the importance of reporting sales and taxes. • The merchant based Business Improvement District has had challenges collecting • Business Education Loan Program training assessment fees since formation. It maintains workshops (Grow Salinas Loan Fund) a high delinquency rate of 45% (only $85,000 provide low interest loans. • Pajaro is looking into a commercial kitchen to assist with technical assistance

80 CHAPTER 7: ECONOMIC DEVELOPMENT

of $143,000 is collected). Merchants don’t always see the value of the services being provided. The services sometimes target illegal vendors and homeless issues. The City collects the business license fees and assessments in two different processes. • The collected fees go primarily to pay staff and cleaning services. Funds are raised “The Alisal is missing through grants for other beautification and night life. We could promotional activities. • SUBA is tackling code enforcement issues use a bar with that makes them a good cop in some windows. Local artists stakeholders’ eyes and bad cop in others. • Planter project/banner project in progress, needs music venues to beautify commercial district to perform in. It • With only one part-time staff, SUBA lacks the capacity to do more, particularly in the would be nice to see events area. It handled El Grito previously some family-friendly but relinquished it. The event does not generate positive revenues. nightlife as well.” • Staff is encouraging existing businesses to explore buying their buildings, whenever - Alisal Resident possible.

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82 CITY OF SALINAS CHAPTER 8: INFRASTRUCTURE & MOBILITY

chapter eight INFRASTRUCTURE & MOBILITY

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 83 Alisal Strategy Area Home-Work Flows

There are strong regional travel patterns between the Alisal and the surrounding area. The majority of Alisal residents work outside of the Alisal and most people working in the Alisal come from Salinas and beyond. Around 7% of Alisal residents work in the Alisal, approximately one- fourth (26.3%) work elsewhere in Salinas, and the remainder work in Monterey County and beyond. People commute from elsewhere in Salinas and beyond to work in the Alisal, with Alisal residents only holding around 15% of Alisal jobs. Mobility both within the Alisal, and connecting to the Alisal from other parts of the region, are both important to supporting community growth and vibrancy. People work in People live in The figure to the right illustrates the number of the Alisal but the Alisal and people traveling to and from the Alisal for work. live elsewhere. work elsewhere. As shown, 4,851 people work in the Alisal but live elsewhere, while 11,702 people live in the Alisal but work elsewhere; 816 people live and work in People live and the Alisal. More than one quarter (27.9%) of Alisal work in the Alisal. residents work in the agriculture industry, far more than any other industry. Because the jobs are spread out on farms throughout the region and car ownership rates are low, agricultural workers in the Alisal often rely on informal buses. These buses are provided by employers or other intermediaries, and fill gaps in the transit network. Source: U.S. Census Bureau. 2016. OnTheMap Application. Longitudinal-Employer Household Dynamics Program. http://onthemap.ces.census.gov/

Most residents of the Alisal commute outside of the area for work (93.5%).

84 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Alisal Strategy Area Vehicle Ownership

This section describes the travel patterns of Alisal residents and workers and the condition of transportation infrastructure and environment, including existing transit service and parking supply. Based on this information, the transportation infrastructure within the East Alisal study area present a variety of opportunities to enhance and capitalize on existing networks. East Alisal Street is served by multiple bus routes, and pedestrian infrastructure within the Alisal is relatively robust, with consistent sidewalks and curb ramps.

Despite the large quantities of available parking, commuters in the Alisal are less likely to drive alone to work than in the rest of Salinas. About 54% of Alisal commuters drive to work and 15% carpool, while 71% of Salinas commuters drive to work, and only 0.5% carpool. The substantially higher carpool rates – especially carpools with more than two people – is likely related to the fact that Alisal households generally have more Source: ACS 2015 5-Year Estimates, Census Tracts 5.01, 5.02, 6, 7.01, 7.02, 8, 9, 106.07, 106.08 adults sharing fewer cars than in the rest of the city. Relatively low rates of vehicle ownership “Abandoned cars are a problem. They sit on and of people driving alone to work also indicate an opportunity to expand mobility choices and the street taking up parking and people rob the develop innovative solutions. stereos.” - Alisal Resident 62.7% of 4-or-more-person households share 2 vehicles, share 1 vehicle, or have no vehicles at home.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 85 Monterey-Salinas Transit Frequency

Monterey-Salinas Transit (MST) serves the Alisal district, including the East Alisal corridor, with bus connections between the Alisal and destinations in Salinas, Northridge, and Monterey. Out of the five routes that serve the Alisal (shown in the table to the right), transit service is concentrated along East Alisal Street; these MST bus routes – Routes 41, 47, and 48 – come through every 30 to 90 minutes on weekdays, whereas only Route 41 operates on weekends. Route 45 along North Sanborn Road and East Market Street buses arrive every 15 minutes during weekday commute hours. Route 95 serves a loop through the Alisal, Northridge, and downtown Salinas similar to the alignments of Lines 41 and 45, but with two hours between buses. Although there are many factors behind why people use transit (i.e. convenience, cost, reliability, etc.), people are most likely to use transit that comes frequently, or that arrives consistently at the same time each day. Even if the bus service is infrequent, people are often Source: Monterey-Salinas Transit, http://mst.org/maps-schedules/route-list/, August 2017 willing to wait if the bus service is reliable and predicable. All the buses serving East Alisal provide local connections within Salinas. For regional transit access, East Alisal residents must transfer at the Salinas Transit Center downtown, at the Northridge Mall, or at another major transfer point.

Most transit service is concentrated on East Alisal Street, East Market Street, and North Sanborn Road, and connects to local Salinas destinations.

86 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Monterey-Salinas Transit Network

Source: Monterey-Salinas Transit, https://mst.org/maps-schedules/route-list/, August 2017

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 87 Photos from Google Streetview, August 2017 About 1% of Alisal residents (0.96%) take public transportation to work. This is comparable to public transit usage in Salinas overall (0.5%). Despite low vehicle ownership, transit use in the Alisal and Salinas is lower than that of Monterey County overall, where approximately 2% of residents take public transportation to work.

Bus stops amenities vary, with benches at most stops, and shelters and trash bins at some. Most bus stops are marked with signs, but do not include schedule and route details.

“The Alisal’s bus schedules do not serve the

Transit usage data comes from ACS 2015 5-Year public needs.” Estimates, Salinas City and Census Tracts 5.01, 5.02, 6, 7.01, 8, 9, 106.07, and 106.08. - Alisal resident

88 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Roadway Conditions Roadways in the commercial area are characterized by their wide widths and large curb radii at the corners, which create longer crossing distances for pedestrians, encouraging drivers to turn at higher speeds and increasing the potential for more pedestrian-vehicle collisions. For example, East Alisal Street is 80 feet wide with six lanes at North Sanborn Road, while North Sanborn Road at Garner Avenue is 70 feet wide with five lanes; both streets often also have on-street parking, adding to the overall street width. In contrast, most neighborhood connector streets are approximately 40 feet wide with one travel lane in each direction and one lane of on-street parking on each side.

Throughout the Alisal, the streets reflect patching and surface improvements, but many of the lane markings, stop lines, and crosswalks are faded and less visible. Lane markings and stop lines are more faded or missing to a greater degree on connecting streets in residential areas. These streets are generally one lane in each direction, often with on-street parking on both sides. East Alisal roadways fall within three categories:

(1) Wide corridors with high levels of commercial (2) Wide corridors with medium levels of (3) Narrow neighborhood connector streets activity, such as E. Alisal Street (above). commercial activity, such as North Sanborn Road located in predominantly residential areas, such near Garner Avenue (above). as Del Monte Avenue (above). Streets in the Alisal are wide and accommodate high vehicle speeds. Photos from Google Streetview, August 2017

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 89 Parking

When the Alisal district is considered as a whole, there is an abundance of both on-street and off-street parking. Off-street parking is concentrated in commercial areas, such as along the East Alisal corridor, while residential streets include ample on-street parking. Many houses have driveways wide enough for three or more vehicles, or other off-street paved areas for storing vehicles. However, many Alisal residents and workers perceive a parking shortage, especially in the core commercial areas. On-street parking in the Alisal is mostly unregulated, with few time restrictions and no fees. This encourages drivers to park for long periods, even in the highest demand areas. The City does have a residential parking permit program where residents can apply to limit parking permits for a given neighborhood, but it has not been implemented in the Alisal.

Along East Alisal Street, most off-street parking is in commercial parking lots, accessed via driveways (far right image). There are also a few locations of perpendicular off-street parking (immediate right image), where Photos from Google Maps and Google Streetview, August 2017 drivers can pull into a perpendicular parking space directly from the street. The unclear Parking in the Alisal includes commercial separation between vehicle parking and the offset sidewalk within these perpendicular off- parking lots, perpendicular off-street street areas creates an unwelcome and parking, parallel on-street parking, and unsafe pedestrian environment with multiple opportunities for conflicts between pedestrians residential off-street parking. and drivers (top image).

90 CITY OF SALINAS CHAPTER 8: INFRASTRUCTURE & MOBILITY

Parking Alisal Street Corridor Parking Supply, Section 1

The parking supply includes off-street lots on every block with commercial development, and on-street parking on most blocks where curbs lengths accommodate it. This vehicle-oriented land development reinforces the dominance of driving in the Alisal, and where vast parking lots are present, creates a challenging pedestrian environment.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 91 Alisal Street Corridor Parking Supply, Sections 2 & 3

92 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Alisal Street Corridor Parking Supply, Sections 4 & 5

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 93 Pedestrian Environment

The commercial activity on East Alisal Street compliant ramps at all corners. There are fewer provides multiple destinations and contributes curb ramps at intersections in residential areas, to a vibrant street environment. In many although the adjacent sidewalks are in good locations along the corridor, the sidewalks condition. are approximately 10 feet wide, enough to accommodate people walking side by side and Pedestrian volumes at intersections on Williams the occasional bus stop furniture. However, the Road and North Sanborn Road are substantially streets are wide, intersections are designed higher than volumes on East Alisal Road. for fast turns, many intersections do not have Approximately 1% of Alisal residents walk to marked crosswalks or pedestrian signals, and work, which is comparable with Salinas residents many blocks have several driveways within a (1.2%). few hundred feet. These elements reinforce the The Alisal has a higher proportion of children dominance of vehicles and create uninviting than other parts of the city. As such, it is very walking conditions, especially at street and common to see families or other childcare driveway crossings. The pedestrian experience providers walking with strollers and young on residential streets is more welcoming, with children through the neighborhoods. Many shorter crossing distances and landscaping sidewalks on residential streets in the Alisal are strips and trees between the sidewalk and the not wide enough to accommodate side-by-side street in many locations. However, intersections travel or passing space around a person pushing still accommodate fast vehicle turns and most a stroller. Sidewalks in commercial areas such as street lighting is very tall and vehicle-oriented East Alisal Street are typically wider, as shown in rather than at the pedestrian scale. this image. Most sidewalks in the Alisal are in very good Photo from Google Streetview, August 2017 condition, with minimal sloping, heaving, and other obstructions and barriers. Almost all the Sidewalks are widest on commercial intersections with high pedestrian crossing volumes have curb ramps, and many of them streets, but residential streets have more are ADA-compliant. Sidewalks in residential areas are in better condition than those along trees and landscaping. commercial corridors, such as East Alisal and Williams Streets. East Market Street is notable in that almost every intersection has ADA- Data for population of Salinas residents that walk comes from ACS 2015 5-Year Estimates, Salinas City.

94 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Pedestrian Volumes and Infrastructure

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Source: City of Salinas

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 95 Bicycle Infrastructure

Gaps in the network of bike paths and designated bike lanes can discourage all but the most fearless from bicycling, especially for links between important destinations like schools, parks, commercial corridors, and downtown Salinas. The bicycle network coverage in the study area is limited. Class I bike paths are present only in Cesar Chavez Community Park and Natividad Creek Park, and Class II designated bike lanes are present on a few segments of East Alisal Street and Williams Roads. Most bicycle facilities in the area are Class III, which are designated bicycle routes where bicyclists and drivers share the street. Class III routes are often marked with signs, which may raise drivers’ awareness about people riding bikes, but these routes do not provide a designated right-of-way and are often not comfortable or inviting for bicyclists of all skill levels and ages unless they are on low volume, low speed streets.

Photo from Google Streetview, August 2017 The bicycle network in the Alisal is mostly made up of routes on streets shared with drivers; very few streets in the Alisal have designated bike lanes.

96 CHAPTER 8: INFRASTRUCTURE & MOBILITY

Bicycle Circulation

Source: City of Salinas. NOTE: Class II lanes include marked bike lanes designating bike-only facility on road, may be adjacent to or separated from vehicle lanes; Class III routes include unmarked routes on lanes shared with vehicles. ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 97 Vehicle Collision Analysis, 2011-2016

Source: City of Salinas; SWITRS – Collision records from 2011-2016

98 CITY OF SALINAS CHAPTER 8: INFRASTRUCTURE & MOBILITY

The Statewide Integrated Traffic Record System “Today’s urban (SWITRS) logs all pedestrian, bicycle, and vehicle Between 2011 related collisions that were reported to local and 2016, there problems are due to police or California Highway Patrol. The figure to the right shows all reported crashes in and were 266 vehicle poor infrastructure.” around the Alisal between 2011 and 2016. - Alisal resident Vehicle collisions have occurred at most collisions in the intersections throughout the Alisal, including Alisal. large signalized intersections on primary corridors and smaller intersections on residential connecting streets.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 99 Bicycle and Pedestrian Collisions, 2011-2016

Source: City of Salinas; SWITRS – Collision records from 2011-2016

100 CHAPTER 8: INFRASTRUCTURE & MOBILITY

The same conditions that make the largest arterial intersections challenging for drivers – such as wide lanes, large curb radii, faded or missing lane markings – also present safety concerns for pedestrians and bicyclists. Most collisions involving pedestrians and bicyclists occur at these intersections. The figure to the right shows pedestrian and bicyclist-involved injuries in relation to the existing sidewalk and bicycle network. Between 2011 and Pedestrian and bicyclist-involved injuries occur 2016, there were throughout the Alisal, and 28 collisions within “There’s no nice place the study area resulted in severe injury or death 5 fatalities and to walk in the Alisal.” during 2011 through 2016. Most of the severe collisions are concentrated on the widest streets: 23 severe injuries - Alisal resident East Alisal Street, North Sanborn Road, East Market Street, and Williams Road. Severe or involving bicyclists minor injury collisions occurred at most East Alisal Street intersections, indicating that there and pedestrians. are safety concerns throughout the corridor despite fewer people walking across the street at these locations. Fewer collisions occurred on local connecting streets in the residential areas of the Alisal, where narrower travel lanes and more frequent stop signs keep vehicle speeds lower than on the main arterials.

ALISAL VIBRANCY PLAN: COMMUNITY PROFILE 101 COMMUNITY PROFILE NOVEMBER 2017