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HomeMy WebLinkAboutResolution 04-94 RESOLUTION NO. 04-94 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING THE ADOPTION OF AN UPDATED HOUSING ELEMENT OF THE CITY'S GENERAL PLAN (CITY OF ATASCADERO) WHEREAS, the City of Atascadero has grown considerably since incorporation; and WHEREAS, the City's General Plan Housing Element, which was adopted in 1985 to guide the City's housing policies is in need of updating; and WHEREAS, the City has undertaken a comprehensive program of study and public participation to update the General Plan beginning in 1986; and WHEREAS; the Planning Commission of the City of Atascadero conducted public hearings on the subject amendment on December 7, 1993 and February 15, 1994; and WHEREAS, Government Code Section 65356 provides that a General Plan be amended by the adoption of a resolution; and WHEREAS, the Council of the City of Atascadero finds as follows: 1 . The proposed General Plan Amendment recommended by the Planning Commission reflects policies and goals appropriate for the City of Atascadero. 2. The proposed General Plan amendment will not have a significant adverse affect on the environment. The Negative Declaration prepared for the project is adequate. NOW THEREFORE, the City Council of the City of Atascadero does resolve to approve the General Plan Update as follows: 1 . Amendment to the General Plan text by adoption of the Housing Element (Chapter VI), dated November, 1993, as amended by Attachment "A". 2. Rescinds the Housing Element adopted by the City Council on April 8, 1985. On motion by Councilmember Luna and seconded by Councilmember Borgeson, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: Resolution No. 04-94 Page 2 AYES: Councilmembers Bewley, Borgeson, Luna and Mayor Nimmo NOES: None ABSENT: One Seat Vacant ADOPTED: March 8, 1994 ATTE T: CITY OF ATASCADERO, CALIFORNIA By: LEE PRICE; City Clerk ROBERT P. NIMMO, Mayor APPROVED AS TO FORM: "��CA . � ' g'— ART ER MONT DON, ity Attorney PREPARED BY: HENRY ENCqEN Community bevelopment Director Resolution No. 04-94 Attachment "A" Page 1 CHANGES TO HOUSING ELEMENT TEXT BACKGROUND• The Draft Housing Element was published for public review on November 29, 1993 . On December 7, 1993 , the Planning Commission held a public hearing on the draft Element . On January 14, 1994, comments from the California Department of Housing and Community Development (HCD) were received. The comments from the public hearing and HCD are incorporated into the following attachment with proposed changes to the November 1993 draft indicated by --- --- for deletions and bold text for additions . PROPOSED CHANGES• Page/Location Change Proposed P. VI-1/Line 52 Add: Consistency with the Land Use Insert Element is paramount to this Housing Element Update. P. VI-2/Line 11 Add: The Circulation Element Insert accommodates the level, nature, and locations of trip-making that are projected to result from growth under the Land Use Plan. In turn, the location and capacity of transportation facilities influences the intensity and pattern of land use development. P. VI-2/Line 23 Add: Land Use Element, particularly the basic premise that development should respect the natural topography, as well as the historical character of the built environment. P. VI-5/Line 32 Add: The effect of these population Insert projections upon the City' s regional housing needs is discussed and under Section C (Regional Housing Needs Plan. ) The population projections provide for the City' s regional Resolution No. 04-94 Attachment "A" Page 2 housing needs, just as the comprehensive Land Use and Housing Elements reflect one another. P. VI-13/Line 14 Add: Comparing these housing prices to Insert the median home value of $199, 600 in Atascadero shows quite a gap. A gap still exists if the median home sales as furnished by TRW REDI Property Data, and included in the 1993 CHAS, are used: 1990 Atascadero Median Price $176, 651 - 1992 $162, 975. P. VI-13/Line 15 Add: income groups, without public or private subsidy assistance. P. VI-13/Line 17 Add: Upcoming Table 20 shows the new para. percentage of low income households overpaying for housing. "Overpaying" is defined by the Census as households with incomes less than the Community Development Block Grant targeted households with annual incomes of $29, 650 or less. Over 70 percent of the lower income households (2,241 out of 3,019) are overpaying a percentage of their income for housing. Thus, in addition to providing the City's share of future regional housing needs, the housing policies and programs of Section E must address this shortcoming in the existing housing market. P. VI-15/Line 22 Add: Table 20 as follows: new Table 20 Resolution No. 04-94 Attachment "A" Page 3 1990 LOW INCOME HOUSEHOLDS OVERPAYMENT CITY OF ATASCADERO Income Group Owners Renters Total overpaying Very low Income 315 1, 015 1, 330 Low income 464 447 911 Total 779 1,462 2, 241 Lower income 680-. 780-o 7401 Overpaying ----------------------------------------------------------------- Universe of 1, 145 1, 874 3, 019 Lower income households P. VI-14/Line 16 Add: Mobile home developments are allowed in all residential zones by Conditional Use Permit. P. VI-16/Line 16 Add: (The permitted land uses in each residential zone are listed in Appendix D. ) P. VI-16/Line 18 Add: The intensity of development in new para. Atascadero decreases as the distance from the central core increases. The central core is the central business district and government center. Residential uses are encouraged in the City's Downtown Plan (Policy #7f) and some older homes exist along the City' s commercial strip (E1 Camino Real) . Multiple family residential land uses abut the commercial core as the transitional area to the outlying single family areas. The various residential designations of this gradient land use pattern are explained in the following text. P. VI-16/Line 21 Add: The minimum lot size Insert determination is site specific - factors are assigned within each of five criteria: (1) distance from Resolution No. 04-94 Attachment "A" Page 4 the center of the community; (2) septic suitability; (3) average slope; (4) condition of access; and (5) general neighborhood character. Thus, a gently sloping lot with good soils and access could be divided down to 2 1/2 acres, whereas a steep parcel with poor soils and an unimproved access road would have a larger minimum parcel size, an average of approximately 3 .5 to 4 acres. P. VI-16/Line 33 Add: The RSF-Z is a low density single family Insert zone where the minimum lot size for creation of new lots is between 1 1/2 and 2 1/2 acres based upon the same type of criteria as discussed above. The RSF-Y zone is a moderate density single family area with the minimum lot size for new lots being determined by the availability of sewer - one acre with sewer and 1 and 1/2 acres for parcels without sewer. The RSF-X zone is a higher density single family zone with a corresponding minimum lot size of one-half acre. P. VI-16/Line 36 Add: There are also small areas of Limited new para. Single Family (LSF-X and Y only) zones. These zones are identical to the RSF zones discussed above, except that the LSF zones do not allow farm animals. P. VI-16/Line 38 Add: low density, with a minimum lot size of one-half acre. P. VI-16/Line 40 Add: primary areas for mobile home developments and eat ~r of small lot . . . . . . . . P. VI-16/Line 41 Add: The PD7 zone is established in order to modify the development standards of the underlying zone, such as setbacks, lot size, etc. , to take advantage of the special characteristics of an area. There is no minimum lot size in the Planned Development Overlay (PD7) zone. A PD project must be a minimum of four Resolution No. 04-94 Attachment "A" Page 5 units and cannot exceed the density of the underlying zoning district; hence the likelihood of a PD in the multiple family zones. Minimum lot sizes in approved PD projects have ranged from 2,775 square feet to 7, 000 square feet, the most common being approximately 4, 000 square feet. The City has encouraged this form of residential subdivision; all requests for PDs have been approved. During the period of 1985-1993, 50 small lots have been created for single family home ownership. These units have provided excellent opportunities for first time homebuyers. P. VI-16/Line 42 New paragraph starting with "The maximum" . P. VI-16/Line 43 Add: The determination of allowed density is a sliding scale, again one which takes the intensity of development and the topography of each site into account. Thus, in the high density zone, a maximum of 12 two-bedroom units and 8 three-bedroom units are permitted, for a maximum of 24 bedrooms per acre. Up to 36 persons per acre are allowed for group quarters, rising to 55 beds per acre for skilled nursing facilities. These numbers decrease on steeply sloping lots, however, the multiple family zones are almost entirely located in relatively level (0-10%) terrain. P. VI . 16/Line 48 Add: In this zone, 7 .5 two-bedroom units and 5 three-bedroom units are the maximum allowed, for a maximum of 15 bedrooms per acre. Up to 22 persons per acre are allowed for group quarters, rising to 34 beds per acre for skilled nursing facilities. (The density bonus provision is discussed elsewhere in this document.) P. VI-16/Line 52 Add: The land use characteristics described new para. above reflect the natural setting of Atascadero, as well as its historical layout. This is emphasized throughout Resolution No. 04-94 Attachment "A" Page 6 the Housing Element, but it must be mentioned in this section. The hilly, oak woodland of Atascadero Colony was entirely subdivided in 1913 . While forward looking in many respects, this historical plan thwarts large scale residential developments by removing any possibility of a large residential parcel (or parcels) under single or common ownership. Thus, "tract-like" development, common in much of California, is not only difficult in Atascadero given the topography, but infeasible in light of this ownership pattern. P. VI-19/Line 1 Add: Table 22 contains both existing units, new 1st sent . vacant lots/acres, and total lots/acres. In this manner, the existing housing market can be ascertained, as well as future potential. By having the figures on vacant and developed acreage, the potential of underdeveloped parcels is include in the inventory. P. VI-21 .Line 5 Add: the following to the continuation of Table 23 (now 24) Income levels per County median: 50% _ $18,543 80% _ $29, 669 120%= $44,503 Also add: headings Family and Household to Mean and Median figures. P. VI-22/Line 6 Add: percentages. The 148 units are also apportioned according to the income group served by the new housing. As Appendix B shows, most of the new construction has been in single family residential. P. VI-22/Line 9 Add: New Table 25 (now 26) as follows : Table 26 1993-1997 REGIONAL HOUSING NEEDS CITY OF ATASCADERO Number % Resolution No. 04-94 Attachment "A" Page 7 Very low income 708 37 Low income 397 21 Moderate income 431 24 Above moderate income 247 18 Total 1783 100 P. VI-22/Line 33 Chancre: 424 to 247 P. VI-22/Line 34 Add: This figure includes the subtraction of the 103 dwellings constructed for this income group in 1991 and 1992 . P. VI-22/Line 45 Add: This figure includes the subtraction of the 36 dwellings approved in the moderate income category. These units were located in the moderate density single family zones on ready-to-develop parcels. In other words, the lots were provided with the necessary utilities and infrastructure and did not require any additional review beyond that of building permit approval. P. VI-23/Line 1 Chancre: 344 to 397 and r-rG to 708 P. VI-23/Line 2 Add: These figures include 11 multiple family units for low income residents (Appendix B 1991 and 1992) and the 12 units converted to very low income housing for the elderly in 1991 (see Achievement cited under Special Needs) P. VI-23/Line 9 Add: This slight shortfall from the category' s regional share (17 units) is more than made up for by the development potential of the High Density Multiple Family area. Delete. . .a e P. VI-31/Line 14 Delete : and Fnederate P. VI-34/Line 29 Add: The following notes to the chart : (1) The City does not have a required minimum unit size. (2) Density and minimum lot size standards per zone are discussed under Land Use Characteristics. Resolution No. 04-94 Attachment "A" Page 8 P. VI-35/Line 15 Add: As in land use, the City' s street new para. improvements are also dictated by the historical Colony layout. Street rights-of-way were laid out in the original subdivision, typically 40 feet wide. Most local residential streets have been developed to a 20 foot paved section within the right-of-way, resulting in most new single family residential development needing only a driveway encroachment. New single family subdivisions and unimproved Colony roads are to be improved to current road standards, ranging from 20 feet wide for rural roads up to full right-of-way development, including drainage facilities, for local and collector roads. Common trenching is encouraged where appropriate. Curb, gutter, and sidewalk along the property frontage are required in high density multiple family zones; low density multiple family zones may need this level of frontage improvement if the site and area characteristics warrant it. Curb, gutter, and sidewalk are not required in any single family zone; in fact, they directly contradict the City' s proclaimed rural lifestyle. P. VI-36/Line 16 Add: The City does not have a Design Review new para. Commission, but ensures that multiple family developments are consistent with the Appearance Review Guidelines. Conformance with these Guidelines is a required Finding for project approval by whichever body is making the decision; i.e, staff or Planning Commission, or City Council. Single family residential development is exempt from architectural review. The City' s streamlined architectural review is certainly a benefit to developers and homeowners. P. VI-36/Line 15 Add: The average time between submittal of an application and issuance of a building permit is typically 6 weeks for a single family residence and 8 weeks for a Resolution No. 04-94 Attachment "A" Page 9 multiple family project. Approximately half this time is normally used by the developer in plan preparation. P. VI-37/Line 32 Add: Program 5.4 as follows : The City will prepare and review an annual status report, including progress in meeting its regional housing needs, and forward a copy to HCD by October 1, annually. P. VI-38/Line 3 Add: Approximately 60 percent of the USL is currently improved with sewer facilities. P. VI-38/Line 21 Add: Percolation tests are required as part of a building permit application and with a subdivision application for creation of new lots. P. VI-38/Line 30 Delete : as well as State Water, P.VI-38/Line 28 Add: With one exception (Eagle Ranch) , all lot owners within the Colony own shares of company stock and are entitled to water provision. Water service is available throughout the City limits. P. VI-40/Line 28 Add: New policy #7 (g) to read as follows : The City will also consider revising the Zoning Ordinance to allow mixed residential and commercial projects outside the downtown area. P. VI-40/Line 43 Chancre: Reside- and adiap-t-. . . to. . . . Consider adoption of a second. . . P. VI-44/Line 21 Add: Of the 950 households containing 5 or more persons, 269 are renter households (over 8 percent of all renters. ) P. VI-45/Line 3 Add: This combined community effort has ensured that there is no unmet demand for shelter of the homeless. P. VI-46/Line 37 Add: new policy (g) as follows: Encourage the development of three- bedroom units as a method to increase housing opportunities for large Resolution No. 04-94 Attachment °A" Page 10 families. P. VI-47/Line 23 Chancre: Re ides _nd =ept . . . .to. . . . Consider adoption of a second. . . . P. VI-47/Line 52 Add: New program 10 .5 as follows: Encourage a balanced mix of rental housing, particularly more three-bedroom units to house large families, by: 1. Citing this policy and program as an incentive to develop three- bedroom rentals in staff reviews and recommendations. 2 . Working with low income large families to acquire Section 8 rental assistance and to participate in the Section 502 new housing construction program through Peoples' Self-Help Housing Corporation. Program Goal: 10 three-bedroom units a year (10 percent of multiple family housing goal. ) Target Date: Annually Responsible Agencies: City of Atascadero, non-profit housing developers. Source of Funds: Private developers, non-profit housing developers, federal grants. P. VI-49/Line 11 Add: New Policy (renumber as (c) Consider applying, if eligible, for Home Investment Partnerships Program (HOME) funds through the State Department of Housing and Community Development. P. VI-49/Line 27 Chancre: Pregr-affi Puffibei-s 94 . 1, 44 .2, 44 . 3 to Policies (g) , (h) , and M . P. VI-49/Line 43 Change: 11 . 4- to 11.1 P. VI-50/Line 3 Chancre: 11 . 5 to 11.2 Resolution No. 04-94 Attachment "A" Page 11 P. VI-50/Line 28 Add: These three public workshops were all conducted prior to formal public hearings in a diligent effort to achieve the participation of all economic segments in development of the Housing Element.