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Home My WebLink AboutAgenda Packet 092209 ITEM NUMBER A- 1 DATE 09/22/09 r7r ; rr- r X119' 1979 CITY OF ATASCADERO C . CITY COUNCIL DRAFT MINUTES Tuesday, August 11, 2009 City Hall Council Chambers 6907 EI Camino Real, Atascadero, California REGULAR SESSION 6 00 P M. Mayor Beraud called the meeting to order at 6:23 p m and Council Member Clay led the Pledge of Allegiance ROLL CALL. Present: Council Members Clay, O'Malley, Kelley, Fonzi and Mayor Beraud Absent: None Others Present: City Clerk/Assistant to City Manager Marcia McClure Torgerson Staff Present: City Manager Wade McKinney, Community Development Director Warren Frace, Public Works Director Russ Thompson, Community Services Director Brady Cherry, Deputy Administrative Services Director Jeri Rangel, Police Chief Jim Mulhall, Fire Chief Kurt Stone, and City Attorney Brian Pierik. APPROVAL OF AGENDA. Roll Call 1401, Draft CC Minutes 08/11/09 Page 1 of 15 7 ITEM NUMBER A- 1 DATE 09/22/09 IVrayo Beraud announced that Item #C-2 has been pulled and was heard at the Redevelopment Agency meeting earlier tonight. MOTION By Mayor Pro Tem Fonzi and seconded by Council Member Kelley to approve the amended agenda. Motion passed 5:0 by a roll-call vote. PRESENTATIONS 1 Employee Service Awards The following employees received a service award Five Years of Service Linda Scoville, Police Officer Larry Clark, Engineering Technician A. CONSENT CALENDAR 1 City Council Meeting Draft Minutes —June 16, 2009 ■ Recommendation. Council approve the Special Joint Meeting Draft Minutes of June 16, 2009 [City Clerk] 2. City Council Meeting Draft Minutes —June 23, 2009 ■ Recommendation. Council approve the City Council Draft Minutes of June 23, 2009 [City Clerk] 3. May 2009 Accounts Payable and Payroll ■ Fiscal Impact: 2,005,336 58 ■ Recommendation. Council approve certified City accounts payable, payroll and payroll vendor checks for May 2009 [Administrative Services] 4 Repeal Atascadero Campaign Ordinance ■ Fiscal Impact: The fiscal impact of the adoption of this Ordinance will eliminate cost of implementation of the Atascadero Campaign Ordinance which would include processing of Declaration of Candidacy Statements, calculation of expenditure limit for each election, public noticing requirements, press releases, postings on the website and processing of additional Late Contribution Reports ■ Recommendation. Council adopt on second reading by title only the Draft Ordinance amending the Atascadero Municipal Code by repealing Chapter 19 to Title 2, repealing an ordinance to be known as "Atascadero Campaign Ordinance " [City Attorney] Draft CC Minutes 08/11/09 Page 2 of 15 8 ITEM NUMBER A- 1 DATE 09/22/09 5 Proposed Revision to the Atascadero Municipal Code Prohibiting Smoking in the Charles Paddock Zoo and in the City's Outdoor Recreation Areas and Parks ■ Fiscal Impact: It is estimated that the costs of new signage will be $500 The Tobacco Control Program has offered to pay for the costs of the signs Since current State laws prohibiting smoking near children's playgrounds and public building entrances have generated no additional law enforcement costs, it is anticipated that the proposed new laws should not result in any new ongoing costs for the Police Department. Similar laws in other jurisdictions have been reported to be largely self- enforcing ■ Recommendation. Council adopt on second reading, by title only, the Draft Ordinance amending Title 10, Parks and Recreation, adding Section 10-1 34 Prohibiting Smoking in the Charles Paddock Zoo, City owned Outdoor Recreation Areas, and Public Parks except for ceremonial or religious purposes, and except for paved parking lots [Community Services] 6. Alcoholic Beverage Control License for Beer and Wine Bar - PLN 2009- 1336/ABC 2009-0006 - 6155 EI Camino Real (Flagg/Buletti) • Description. Request to allow an Alcoholic Beverage Control license for the on-site sale of beer and wine at a new beer and wine bar in the downtown ■ Fiscal Impact: None ■ Recommendation. Council adopt Draft Resolution A finding that public convenience or necessity would be served by allowing the issuance of a Type 42 ABC license for the on-site sale of beer and wine for a new beer and wine bar at 6155 EI Camino Real [Community Development] 7 Atascadero Creek Reservations No. 2. 3 (bow tie) & 5 - Acceptance of Interagency Transfer Agreement which includes Quitclaim Deeds and Acceptance of Assignment and Assumption of Lease for Creek Reservation #2 ■ Description. Atascadero Creek Reservation No 2 is the portion of Atascadero Creek from the Lewis Avenue Bridge to the Capistrano Bridge, No 3 (bowtie) is a small portion of Atascadero Creek south of the Lewis Avenue Bridge, and No 5 is the portion of Atascadero adjacent to the Atascadero High School The Atascadero Unified School District currently owns this property and the Atascadero Historical Society holds a lease on Creek Reservation No 2 ■ Fiscal Impact: There are no direct fiscal impacts resulting from the acceptance of these Creek Reservations There may be future fiscal impacts associated with the acquisition, including, but not limited to 1 Legal costs and damages arising out of future injuries and claims 2 Maintenance and care of the vegetation in the riparian area ■ Recommendations. Council adopt the Draft Resolution, thereby authorizing the City Manager to execute the Interagency Transfer .. Agreement, thereby* Draft CC Minutes 08/11/09 Page 3 of 15 9 ITEM NUMBER A- 1 DATE. 09/22/09 1 Accepting interest in the real property conveyed by the Quitclaim Deeds from the Board of Trustees of the Atascadero Unified School District for Atascadero Creek Reservations No 2, 3 (bow tie) and 5, and, 2 Accepting Assignment and Assumption of the Atascadero Historical Society Lease to the City for Atascadero Creek Reservation No 2. [City Manager] 8. Temporary Road Closure — Lakeview Drive ■ Fiscal Impact: None ■ Recommendation. Council adopt Draft Resolution approving a request by Michael Frederick Paving Corporation for a construction road closure, for 10 working days between August 19th and September 18th, for a water main extension project on Lakeview Drive and establishing a temporary tow-away zone during the hours of closure [Public Works] Items #A-4 was pulled by Ray Weymann Item #A-5 was pulled by Council Member Clay Ti�ere was Council consensus to hear Items #A-4 and #A-5 after the Public tearing portion of the meeting. MOTION By Council Member O'Malley and seconded by Mayor Pro Tem Fonzi to approve Items #A-1, 2, 3, 6, 7, & 8 of the Consent Calendar Motion passed 5-0 by a roll-call vote. (#A-6 Resolution No. 2009-076, #A-7 Resolution No. 2009-077, #A-8. Resolution No. 2009-078) UPDATES FROM THE CITY MANAGER City Manager Wade McKinney updated the Council on the fire at the In and Out Burger Restaurant where the Fire Department staff assisted the restaurant workers and contractors in their restoration through the night so that they were able to be open for business the next morning at 10 00 a.m This is an example great customer service Mr McKinney also updated the Council on the progress of the Tractor Supply project, the re-location of the Art Cafe, and the grant received by the City for the Emergency Management Institute training program that will take place later this year in Maryland Participants will include City staff, School District staff, business community members, surrounding cities, and State Hospital staff COMMUNITY FORUM Ray Weymann asked for clarification of information he heard at the last Planning Commission meeting Draft CC Minutes 08/11/09 Page 4 of 15 10 ITEM NUMBER A- 1 DATE 09122/09 Carolyn Novak, representative of the American Red Cross, thanked the Council for their support and commended them for being the leader in the County on preparing the community to handle future disasters Jim Wilkins invited everyone to attend the BBQ in the park next Tuesday Ron Rothman asked for clarification of the EIR process for the Del Rio project. Chuck Ward invited everyone to attend the Veterans Memorial Motorcycle Poker Run in September at the Lake Park. Lee Perkins read a letter to the editor expressing concerns about the effects a WalMart will have on Atascadero businesses Dave Shield read a prepared statement by Len Colamarino concerning voluntary campaign expenditure limits (Exhibit A) There was Council discussion about allowing comments during Community Forum concerning pulled Consent items. Mayor Beraud apologized to the Council for allowing Mr Shield to read Mr Colamarino's statement that pertains to an item upcoming on this agenda. There was Council consensus to hear the pulled Consent items, including any public comment concerning those items, after the Public Hearings. Tom Comar expressed his concern with the comments that have been made blaming the community members who were opposed to a WalMart for the delay in the WalMart project moving forward Mike Brennler asked the Council to get to the bottom of the issue that City employees were forced to perform illegal activities concerning developer Kelly Gearhart projects Mayor Beraud closed the COMMUNITY FORUM period. City Manager Wade McKinney responded to the questions asked by the community B PUBLIC HEARINGS 1 PLN 2099-0997 - Zone Text Change 2003-0058 Amendment - Amendment to PD-23 Standards to Allow Indoor Recreation and Amusement Services (West Front Village, LLC ■ Ex Parte Communications. ■ Description. Proposed PD-23 Zone Text Change to allow indoor recreation services and amusement services in the business park portion of PD-23 with specific parking requirements Draft CC Minutes 08/11/09 Page 5 of 15 11 ITEM NUMBER A- 1 DATE 09/22/09 ■ Fiscal Impact: The project will have a minor positive fiscal impact to the City of Atascadero The proposed zone change will add an additional allowable commercial use and likely encourage a new business in town and the construction of a new building Sales tax revenues are expected to be minor, however, the construction of new commercial buildings will generate permit and capital impact fees ■ Recommendation Planning Commission Recommends Council Introduce for first reading, by title only, Draft Ordinance A approving Zone Text Change 2003-0058 Amendment (PLN 2099-0997) amending the Planned Development 23 Overlay District Text to add indoor recreation services and amusement services to the allowed uses in the business park portion of PD-23 with special parking requirements, based on findings [Community Development] Community Development Department Warren Frace gave the staff report and answered questions from the Council PUBLIC COMMENT Richard Shannon, representing the Applicant, explained the project and answered questions from the Council Amar Sohi, General Manager of the Holiday Inn Express, expressed his concern that they will experience a noise problem with this project next to the hotel Mike Brennler told the Council that if they value the TOT received from the Holiday Inn then they should be sensitive to the concerns of the owners of the Holiday Inn He referred to the potential noise problem associated with children gathering outside the hotel Lee Perkins stated that this business is not a good fit next to the hotel Karyn Sturtevant encouraged the Council to approve this project. She stated that she has spoken to the owner and was impressed with his plans for his business Tom Comar stated he feels this business is not appropriate next to the hotel Katie Patterson urged the Council to think about the youth of the community and approve this project. Nicole Kingsley said that laser tag is not only for the youth, but entire families including her own, participate in this activity Heather Moreno stated that laser tag is an entertaining activity and good for the City Gail Blodgett, co-owner of the proposed laser tag business, said that the problem seems to be with the late night traffic She explained that when they have a "lock .440 Draft CC Minutes 08/11/09 Page 6 of 15 12 ITEM NUMBER. A- 1 DATE. 09/22/09 down", which is where a group reserves the building and the building is locked, there will be no traffic They bring their sleeping bags and are provided with food Dan Chacon stated that Atascadero has a curfew and as a result, this project should not be a problem He told the Council that he supports this project. Jerry Holland, co-owner of the Holiday Inn Express, asked the Council to limit the hours of operation He is concerned about the noise that will be created by people hanging out in the parking lot. Mayor Beraud closed the Public Comment period. MOTION By Council Member Kelley and seconded by Council Member O'Malley to introduce for first reading, by title only, Draft Ordinance A approving Zone Text Change 2003-0058 Amendment (PLN 2099-0997) amending the Planned Development 23 Overlay District Text to add indoor recreation services and amusement services to the allowed uses in the business park portion of PD-23 with special parking requirements, based on findings. Motion passed 4 1 by a roll-call vote. (Beraud opposed) 2. Atascadero Transit Fixed Route Fare Increase ■ Ex Parte Communications. ■ Description. Council requested to adopt Resolution establishing fare increase ■ Fiscal Impact: Transit services are funded through a combination of Federal and State transportation funding and the fare revenue collected from passengers It is estimated that, at the current level of ridership, the recommended fare increase will generate an additional $8,000 per year in fare box revenue ■ Recommendation. Council adopt Draft Resolution establishing a fare increase for the Atascadero Transit Fixed Route service in the amount of $ 0.25 in the General Public fare and $ 0 10 in the Discount fare for the elderly and persons with disabilities, effective September 1, 2009 [Public Works] Public Works Director Russ Thompson gave the staff report and answered questions from the Council PUBLIC COMMENT None MOTION By Council Member Clay and seconded by Council Member O'Malley to adopt the Draft Resolution establishing a fare increase for the Atascadero Transit Fixed Route service in the amount of $ 0.25 in the General Public fare and $ 0 10 in the +yv: Draft CC Minutes 08/11/09 Page 7 of 15 13 ITEM NUMBER A- 1 DATE. 09/22/09 Discount fare for the elderly and persons with disabilities, effective September 1, 2009 Motion passed 5.0 by a roll-call vote. (Resolution No. 2009- 079) 3. Confirming the Cost of Vegetative Growth and/or Refuse Abatement ■ Ex Parte Communications. ■ Fiscal Impact: The City will receive $100,828 76 from the 2009/2010 property tax rolls in weed abatement/ refuse abatement assessments ■ Recommendation. Council adopt the Draft Resolution, confirming the cost of vegetative growth (weeds) and/or refuse (rubbish) abatement. [Fire] Fire Chief Kurt Stone gave the staff report and answered questions from the Council PUBLIC COMMENT None MOTION By Mayor Pro Tem Fonzi and seconded by Mayor Beraud to adopt the Draft Resolution, confirming the cost of vegetative growth (weeds) and/or refuse (rubbish) abatement. Motion passed 5.0 by a roll-call vote. (Resolution No. 2009- 080) Mayor Beraud recessed the meeting at 8:18 p.m. Mayor Beraud reconvened the meeting at 8.30 p.m. CONSENT CALENDAR — CONTINUED ITEM #A-4 4 Repeal Atascadero Campaign Ordinance ■ Fiscal Impact: The fiscal impact of the adoption of this Ordinance will eliminate cost of implementation of the Atascadero Campaign Ordinance which would include processing of Declaration of Candidacy Statements, calculation of expenditure limit for each election, public noticing requirements, press releases, postings on the website and processing of additional Late Contribution Reports ■ Recommendation. Council adopt on second reading by title only the Draft Ordinance amending the Atascadero Municipal Code by repealing Chapter 19 to Title 2, repealing an ordinance to be known as "Atascadero Campaign Ordinance " [City Attorney] Mayor Beraud announced that Mr Weymann pulled this item from the Consent Calendar to allow for public comment. Draft CC Minutes 08/11/09 Page 8 of 15 14 ITEM NUMBER A- 1 DATE. 09/22/09 PUBLIC COMMENT Ray Weymann asked the Council to not repeal the Atascadero Campaign Ordinance George Schroff stated he supports the repeal of the Campaign Ordinance He explained that some candidates might have an advantage, possibly because of name recognition, and the Campaign Ordinance would limit others from raising enough money to run against those candidates Lee Perkins stated she is disappointed that the Council is considering repealing this Ordinance Tom Comar also stated that he is disappointed that the majority of the Council wants to repeal this Ordinance He said that he does not see any rationale for this repeal Karyn Sturtevant expressed her concerns with the Campaign Finance Ordinance and with the supporters the Ordinance She supports the repeal of the Ordinance Chuck Ward asked the Council to repeal the Campaign Finance Ordinance Ron Rothman stated that a previous speaker made false accusations about the supporters of the Campaign Finance Ordinance He asked the Council to encourage the public to refrain from this behavior David Broadwater asked the Council what harm Campaign Finance Ordinance would have on Atascadero He encouraged the Council to leave this Ordinance in the Municipal Code Joanne Main, representative of the Chamber of Commerce, supports the Council's repeal of this Ordinance Heather Moreno read a letter to the editor into the record expressing her support for the repeal of the Campaign Finance Ordinance Dan Chacon stated that he disagrees with the comments made tonight that a lack of campaign finance reform diminishes your integrity as Council Members He supports the repeal of this Ordinance Ron Walters thanked the majority of the Council for wanting to repeal the Campaign Finance Ordinance He supports the repeal of the Campaign Ordinance Sandy Jack stated that until it has been proven that a candidate for public office has acted illegally, let's not fix something that is not broken He supports the repeal of the Campaign Ordinance Mike Brennler stated that it is tragic that the Council is not going to give campaign finance reform an opportunity to determine if it even works or not. Draft CC Minutes 08/11/09 Page 9 of 15 15 ITEM NUMBER. A- 1 DATE 09/22/09 -indy Sasur urged the Council to keep the Campaign Finance Ordinance Mike Latner questioned the Council why they want to repeal this Ordinance Al Fonzi stated that having a voluntary campaign ordinance allows people to punish others if they violate the voluntary ordnance Money doesn't corrupt candidates, greed and lack of character corrupts candidates He supports the repeal of this Campaign Ordinance Mayor Beraud closed the Public Comment period. Mayor Beraud stated why she supports the Campaign Finance Ordinance and asked the Council that if this Ordinance is repealed tonight, she hopes that the lowered late contribution reports can be maintained MOTION By Council Member O'Malley and seconded by Council Member Clay to adopt on second reading by title only the Draft Ordinance amending the Atascadero Municipal Code by repealing Chapter 19 to Title 2, repealing an ordinance to be known as "Atascadero Campaign Ordinance." Motion passed 4 1 by a roll-call vote. (Beraud opposed) (Ordinance No. 542) ITEM #A-5 5 Proposed Revision to the Atascadero Municipal Code Prohibiting Smoking in the Charles Paddock Zoo and in the City's Outdoor Recreation Areas and Parks ■ Fiscal Impact: It is estimated that the costs of new signage will be $500 The Tobacco Control Program has offered to pay for the costs of the signs Since current State laws prohibiting smoking near children's playgrounds and public building entrances have generated no additional law enforcement costs, it is anticipated that the proposed new laws should not result in any new ongoing costs for the Police Department. Similar laws in other jurisdictions have been reported to be largely self- enforcing ■ Recommendation. Council adopt on second reading, by title only, the Draft Ordinance amending Title 10, Parks and Recreation, adding Section 10-1 34 Prohibiting Smoking in the Charles Paddock Zoo, City owned Outdoor Recreation Areas, and Public Parks except for ceremonial or religious purposes, and except for paved parking lots [Community Services] Council Member Clay pulled this item to state that he was not present at the last meeting when this Ordinance was introduced for first reading He stated that he feels this amended Ordinance goes too far He explained that he can support banning smoking in the bleachers at the park, but not a ban throughout the park. Draft CC Minutes 08/11/09 Page 10 of 15 16 ITEM NUMBER A- 1 DATE 09/22/09 PUBLIC COMMENT Al Fonzi has been opposed to this Ordinance but he is now withdrawing his opposition and supporting the Ordinance He explained his reason is that he has been made aware of the problem the City is having in Sunken Gardens where people are selling cigarettes to minors to fund drug dealing He now supports this Ordinance Wayne Hanson, chairperson of the Countywide Tobacco Control Coalition, congratulated the Council on their courage for taking a good ordinance and making it better He urged the Council to adopt this Ordinance Christine Le Fevre, County Health Education Specialist, urged the Council to adopt the Ordinance Katie Patterson asked the Council to support and adopt this Ordinance Emily Krouse, a 16-year-old Atascadero High School student, said that she would like to raise her children here in Atascadero, would like to be able to say that she was involved in making Atascadero tobacco free, and would appreciate the Council adopting this Ordinance Nicole Kingsley gave the Council her reasons why she wants them to ban smoking in the parks of Atascadero *ftw Maggie Karego urged the Council to adopt the Ordinance Mike Latner stated he supports the Ordinance as the latest surveys show that 20% of the local children are now smoking He asked the Council to move ahead with the adoption of the Ordinance Kathleen Carley, Division Manager with the County Public Health Department, explained the history of smoking and the medical progress She supports the Ordinance and stated that the County Tobacco Control Program will pay for the signs Karyn Sturtevant stated she doesn't like governmental involvement in our lives but she supports this Ordinance as we need to protect our children Amber Allowine, Tobacco Control Program, urged the Council to adopt this Ordinance (Exhibit B) Alice Baranik, who has been speaking out about secondhand smoke for over 25 years, asked the Council to adopt this Ordinance (Exhibit C) David Broadwater stated that he smokes but he supports this Ordinance Mayor Beraud closed the Public Comment period. Draft CC Minutes 08/11/09 Page 11 of 15 17 ITEM NUMBER A- 1 DATE. 09/22/09 Council Member Clay stated he supported the original proposed Ordinance, but not this Ordinance that bans all smoking in all parks He cannot support this Ordinance Council Member Kelley said that he voted for this Ordinance at the first reading, but in the last 4 weeks has visited the parks during events and has found no one smoking He feels the City should support a smoke-free zone for all parks, but does not think the City needs an Ordinance He cannot support this Ordinance Council Member O'Malley stated this is a family-friendly Ordinance and he supports it. Mayor Pro Tem Fonzi said that this is a freedom of speech issue, however she also feels that this is a health issue Ms Fonzi stated that she is concerned about the problems in Sunken Gardens where children are smoking and using drugs This Ordinance will enable the Police to control the situation and therefore she supports this Ordinance Mayor Beraud stated she has received many emails supporting this Ordinance and she continues to support this Ordinance MOTION By Council Member O'Malley and seconded by Mayor Pro Tem Fonzi to adopt on second reading, by title only, the Draft Ordinance amending Title 10, Parks and Recreation, adding Section 10-1.34 Prohibiting Smoking in the Charles Paddock Zoo, City owned Outdoor Recreation Areas, and Public Parks except for ceremonial or religious purposes, and except for paved parking lots. Motion passed 3.2 by a roll-call vote. (Clay and Kelley opposed) (Ordinance No. 543) Mayor Beraud recessed the meeting at 10:20 p.m. Mayor Beraud reconvened the meeting at 10.29 p.m. C MANAGEMENT REPORTS 1 Budget Amendment and Update ■ Fiscal Impact: The proposed budget reallocation will move $321,000 in expenditures from the Gas Tax Fund to the Local Transportation Fund ■ Recommendation. Council adopt Draft Resolution to amend the 2008- 2009 fiscal year budget. [Administrative Services] City Manager Wade McKinney gave the staff report and answered questions from the Council Draft CC Minutes 08/11/09 Page 12 of 15 18 ITEM NUMBER A- 1 DATE 09/22/09 PUBLIC COMMENT r.r Sandy Jack expressed his concern of when the City will come out of this fiscal crisis He stated that he is interested in seeing a 5-year plan Mayor Beraud closed the Public Comment period. MOTION By Council Member O'Malley and seconded by Mayor Pro Tem Fonzi to adopt the Draft Resolution to amend the 2008-2009 fiscal year budget. Motion passed 5.0 by a roll-call vote. (Resolution No. 2009- 081) There was Council discussion to determine if the Council should hold a budget workshop The majority of the Council expressed a concern with the State's taking of RDA monies and its effect on their priority goal of economic development for Atascadero There was Council consensus to direct staff to plan an RDA budget workshop. 2. Zoo Entrance and Restroom Project — City Bid No. 2009-010 ■ Fiscal Impact: The table showing the fiscal impact will be updated prior to the August 11, 2009 City Council Meeting based on the bid results ■ Recommendation. Council authorize the City Manager to execute a contract with the lowest responsible bidder in the amounts to be determined at the bid opening on August 7, 2009 for construction of the new Zoo entrance and restroom facilities [Public Works] This item was pulled from the agenda and placed on the Redevelopment Agency for approval COUNCIL ANNOUNCEMENTS AND REPORTS Council Member Kelley asked Council Member O'Malley about the Consent item he pulled during the last meeting regarding Council Members meeting with staff, and stated that he would like that item placed on the next agenda. Council Member O'Malley asked staff what action was taken at the last meeting City Manager McKinney stated that the Council placed this item on their agenda and then withdrew the item at the last meeting Staff will not be taking any action until the Council directs them to do so Mayor Beraud stated that this discussion should be under Individual Determination and/or Action Draft CC Minutes 08/11/09 Page 13 of 15 19 ITEM NUMBER A- 1 DATE 09/22/09 D COMMITTEE REPORTS Mayor Pro Tem Fonzi Air Pollution Control District — State has passed legislation that requires smaller businesses that run diesel machines to no longer use those machines as of January2010 These businesses may file for an extension with the APCD Mayors Meeting — Sam Blakeslee attended this meeting and was questioned about his actions and their effect on cities during the State's attempt to balance their budget. He expressed his frustration with the cities not appreciating his efforts to protect the Gas Tax from being taken by the State Also discussed was the Stormwater Management Plan, the RWQCB has received a $600,000 grant which will allow the cities to collaborate on putting together guidelines Council Member Kelley Atascadero Youth Task Force - Sunken Gardens was discussed at this meeting The Police Department will be conducting a workshop for school officials, City officials, and local businesses to address the issue of the problem youth in the Sunken Gardens E. INDIVIDUAL DETERMINATION AND/OR ACTION City Council MOTION By Council Member Kelley and seconded by Council Member Clay to place the item that was pulled at the last meeting concerning Council Members meeting with staff and third parties. Motion tailed 2:3 by a roll-call vote. (O'Malley, Fonzi and Beraud opposed) City Manager a. Planning Commission Request to form a Sub-Committee to Review the Sign Ordinance ■ Recommendation. Council table the request of the Planning Commission to form a sub-committee to review the Sign Ordinance City Manager Wade McKinney gave the staff report and answered questions from the Council PUBLIC COMMENT Sandy Jack stated that he submitted this letter because he saw it as an opportunity for the Commission to work on a project during this down time Mayor Bdraud closed the Public Comment period. Draft CC Minutes 08/11/09 Page 14 of 15 20 ITEM NUMBER A- 1 DATE. 09/22/09 MOTION By Council Member Clay and seconded by Council Member O'Malley to table the request of the Planning Commission to form a sub-committee to review the Sign Ordinance. Motion passed 5:0 by a roll-call vote. b. Commission Attendance Reports F ADJOURNMENT Mayor Beraud adjourned the meeting at 11 35 p m MINUTES PREPARED BY Marcia McClure Torgerson, C M C , City Clerk/Assistant to the City Manager The following exhibit is available for review in the City Clerk's office Exhibit A— Prepared statement of Len Colamarino, dated 8/11/09, read into the record by Dave Shield Exhibit B—Campaign for Tobacco-free Kids handouts err Exhibit C—Email from Alice Baranik to City Council, referred to by Ms. Baranik Draft CC Minutes 08/11/09 Page 15 of 15 21 ITEM NUMBER A-2 DATE 09/22/09 rt OFOI n■ 07e Atascadero City Council Staff Report - Public Works Department Temporary Road Closure Colony Days Parade Route RECOMMENDATION Council adopt the Draft Resolution establishing a temporary Colony Days Parade Route on October 17, 2009, and establishing associated tow-away zones, no parking zones and road closures for Colony Days from October 15-18, 2009, at the dates, times and locations as specified in the Resolution DISCUSSION On Saturday, October 17, 2009, staff is proposing to close EI Camino Real from Highway 41 to Traffic Way from 8 00 a.m until 1.00 p m to conduct the annual Colony Days Parade Additional road closures listed above are required for parade staging and events related to the Parade The Colony Days Parade is coordinated by the Colony Days Committee and Main Street. The route for this year's Colony Days Parade is proposed to begin and end at Olmeda Avenue Festivities following the parade will be centered around the Sunken Gardens and "Tent City" located in the Sunken Gardens Palma Avenue and East and West Mall will serve as a staging area for several events and vendor booths FISCAL IMPACT No net fiscal impact to the General Fund, as the road closure fee covers the staff time and equipment required for traffic control and clean-up related to this event (estimated at $2,600 00) ATTACHMENTS • Highway 41 Detour Map • Draft Resolution 23 — -�— D m D m � � moo T tid � n g y� zys� F �J F fi4�5 z A a O z O z ls7f � is a ol yam"'" --► _. .._. 1'\ � � � , r OyrO�Ci ryi YCn� gng � � ' O➢O N / of zm� zq G —1 Cly ,��,�LL" Cpt.Ok`�DAYS� ATAgCA�ERO 41 EAST WE PET n s H0-M A J x ITEM NUMBER A-2 DATE 09/22/09 DRAFT RESOLUTION A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADER09 CALIFORNIA CREATING A TEMPORARY COLONY DAYS PARADE ROUTE BE IT RESOLVED by the City Council of the City of Atascadero that the Colony Days Parade route is hereby established as Olmeda to Lewis Avenue to Capistrano Avenue to Santa Ysabel Avenue to El Camino Real to Traffic Way and ending at Olmeda Avenue with the Colony Day Festivities centered around the Sunken Gardens BE IT FURTHER RESOLVED that in order to provide a reserved route for the parade, staging and associated activities, the following actions are required. Thursday, October 15 thru Sunday October 18, 2009—24 hours Establish No Parking and tow-away zone • East Mall —south side only from 5901B to the entrance to City Parking Lot Saturday, October 17, 2009 -6 a.m. until 5 p.m. Establish road closure and tow-away zone • East Mall from El Camino Real to Lewis Avenue • West Mall from El Camino Real to Olmeda • Palma Avenue from East Mall to West Mall • Historic City Hall Parking Lot Saturday, October 17, 2009 - from 8 a.m. until l p.m. Establish road closure and tow-away zone • El Camino Real from Hwy 41 to Traffic Way • Traffic Way from El Camino Real to Olmeda • Lewis Avenue from Traffic Way to Capistrano • Capistrano from Lewis Ave to Hwy 41 • Entrada from El Camino Real to Lewis Avenue • Palma from West Mall to Traffic Way PASSED AND ADOPTED at the regular meeting of the City Council of the City of Atascadero held on the 22nd of September, 2009 ATTEST CITY OF ATASCADERO Marcia McClure Torgerson, C.M.0 Ellen Beraud, Mayor City Clerk APPROVED AS TO FORM. Brian A. Pienk, City Attorney 25 ITEM NUMBER A-3 DATE. 09/22/09 r, A Fill lie 1919 ® 1978 d n A tascadero City Council Staff Report - Community Services Department Termination of Existing Agreement and Approval of New Agreement With the Central Coast Zoo Society for Services in Support of the Charles Paddock Zoo RECOMMENDATION Council terminate the existing agreement, dated January 22, 2008, and authorize the City Manager to execute the new Agreement for Services between the City of Atascadero and the Central Coast Zoo Society for support to the Charles Paddock Zoo DISCUSSION The principal non-profit support organization for the Charles Paddock Zoo is the Central Coast Zoo Society Originally known as the Children's Zoo Friendship Society at inception in the 1960's, and later as the Zoological Society of San Luis Obispo County, the Society has grown and evolved in its role to support and promote the Zoo The Society has historically been a valuable resource for the Charles Paddock Zoo, and the attached three-year agreement renews the relationship between the City and the Society for services or use of Zoo facilities The American Zoo and Aquarium Association (AZA) Accreditation Commission has cited concerns about the relationship between the City and the Society Specifically, AZA expressed that the City/Society relationship be improved, with greater emphasis being placed upon priority areas to help the Zoo As a result, the City and Society Board have decided to terminate the existing agreement, and create a new agreement (Attachment A) that more closely focuses on the most important areas where Society support can benefit the Zoo The new agreement re-invents the decades old relationship, and will enable the Society to better support the Zoo in critical areas to help *"'' make the Zoo more successful in the future The Society wishes to continue its support for the Charles Paddock Zoo and its mission The Society partners with the City by raising funds and recruiting volunteers to help 27 ITEM NUMBER A- 3 DATE 09/22/09 promote the Zoo and work towards the new master plan Since the City's ability to -40 provide taxpayer-funded subsidies for the Zoo is limited, the City is interested in continuing the beneficial partnership with the Society to seek outside resources and expand funding assistance for the Zoo The Society helps to generate and cultivate private sector resources which are necessary to enhance the Zoo The Society's goals are to provide fund development support for the Zoo, as well as marketing, volunteer management and public relations The attached agreement for services defines the obligations of these roles, and what the City must provide to enable the Society to perform these functions Some of the areas covered by the agreement are re-structured to include clarification of the authority for Zoo programs, projects, operations and plans, contributions and use of City facilities In addition, the agreement clarifies some specific operational and functional relationships where efforts of both organizations come together The Community Services Director and Zoo Director shall administer the proposed agreement for the City Some of responsibilities of the Society itemized in the agreement are highlighted as follows • In the three-year agreement, the Contractor will pay the City and Zoo a one-time $20,000 contribution to the Zoo Front Entrance and deferred maintenance projects by December 31, 2009 • Additional annual funding support for Zoo improvements, deferred maintenance, and equipment or special projects will be expected as additional Zoo support. The Zoo staff will consult with Society representatives regarding these needs at least annually • The Society will split the annual net membership revenue with the City • The Contractor will plan, coordinate and conduct fundraising activities, events, and publicity that promote awareness and attendance growth at the Charles Paddock Zoo • The Contractor will develop, manage and solicit Society memberships, which will include City-authorized free admission to the Charles Paddock Zoo, with 50% of the net revenue from memberships sold to be split with the City The fiscal year will be used to calculate the revenue split. • The Contractor will assist in funding the Education program as may be financially feasible Some of the City's obligations under the agreement include • The City will provide office and meeting space • The City will pay for gas, water, telephone and electrical service for all spaces used 28 ITEM NUMBER A-3 DATE 09/22/09 • The City shall maintain and operate the gift shop after October 1, 2009 • The City shall be responsible for and conduct all special events held on Zoo grounds • The City will provide for City support and equipment and for Contractor fundraising initiatives subject to reasonable availability and budget constraints In conclusion, the proposed agreement represents the furtherance of the cooperative relationship between the Society and the City of Atascadero The agreement lays the framework for improvement in the working relationship between the parties The improved relationship will offer benefits to the residents of Atascadero, visitors to the Zoo and the animals under the care of the City of Atascadero FISCAL IMPACT It is expected that this will have a net positive fiscal impact to the City of between $20,000 to $50,000 annually from the contributions, volunteer assistance, capital improvements and public relations services 14aw ALTERNATIVES None ATTACHMENT Agreement for Services 29 ITEM NUMBER A-3 DATE 09/22/09 AGREEMENT FOR SERVICES OF THE CENTRAL COAST 7-00 SOCIETY This agreement is made upon the date of execution,as set forth below by and between the Central Coast Zoo Societv a non-profit organization.hereinafter referred to as 'Contractor and the City of Atascadcro.California.a Municipal Corporation,hereinafter ref:rred to as 'City The parties hereto, in consideration of the mutual covenants contained herein, hereby agree to the following terms and conditions: 1 00 GENERAL PROVISIONS 1.01 TERMS, This agreement will become eft'cefive on the date of execution set forth below and will continue in effect through September 1 2012 or until terminated as provided herein. The previous agreement executed in 2(X)8, and all obligations therein, between the City and Contractor shall be terminated upon the approval and execution of this agreement, 102 SERVICES TO BE PERFORMED BY CONTRACTOR. Contractor agrees to perhirm or provide the services specified in Description of Services attached hereto as *Exhibit A hereby incorporated herein. Contractor shall determine the method, details and means of performing the alx)ve- referenced services. Contractor maN at Contractors own expense, eniplo,% such staff or assistants. as Contractor deems necessary to perform the services required of Contractor by this agreement. (iIN may not control.direct or supervise Contractors assistants or employees in the perlbrmancc of those services except as set forth herein.The parties agree that they will coordinate activities such as education,membership,marketing and special events cooperatively 1 03 COMP NS& ION T _ In consideration for the services to be peribmed by Contractor,City agrees to allow the Contractor to sell Society memberships to the Zoo and offer free admission to members. One half of membership revenue will be remitted to City on a regular basis. The Contractor agrees to having at least one-half of its administrative cost-, covered by the Contractor's share of membership revenue by the end of the first year of the agreement,and all of its administrative expenses covered by membership revenue by the second year of the agreement, The City will pay all utilities for the office space for the Contractor's use of the facilities under the terms provided in 'Exhibit B, hereby incorporated herein. The City will provide free office space and telephone service for Zoo Society staff for performing Society business and activities at the 'Ranger House as described in the attached 'Exhibit D" At the end of the second year of the agreement, the dispersement of membership revenue shall be reviewed in light of the true cost,time,and credit card fees of running a membership program. 2.00 OBLIGATIONS OF CONTRACTOR 2.01 MINIMUM AMOUNT OF SERVICE BY CONTRACTOR. Contractor agrees to devote the hours necessary to perform the services set forth in this agreement in an efficient and effective manner Contractor operations shall be conducted within a balanced budget within the first year of the agreement.Contractor shall formally address the concerns cited by the American I 30 ITEM NUMBER A-3 DATE. 09/22/09 Zoo and Aquarium Association(AZA) in their correspondence dated May 14, 2009 regarding Zoo accreditation, cope of said correspondence is attached hereto as 'Exhibit `F" The Contractor may represent, pertiiim services lbr and be employed by additional individuals or entities. in Contractors sole discretion, as long as the performance of these extra-contractual services does not interfere with or present a conflict with City s business. The Contractor activities and conduct shall be consistent with the mission of the Charles Paddock Goo, American Zoo and Aquarium Association (AZA)and City policies, procedures and direction. The Contractor shall set annual fundraising and expense goals to be shared with the Citv The Contractor shall provide quarterly reports to the City and meet monthly with the Zoo Director The Contractor shall set annual fundraising and expense goals to be shared with the City The Contractor agrees to contribute to the City a minimum of$20,000 to the Z.ao Front Entrance project by December 31" 2009 The aforementioned sum will be in addition to the Contractor's regular maintenance capital fundraising contributions being donated by the Contractor to support the Zoo on an annual basis and to remitting one-half of revenues Collected through memberships to the zoo. All fund development programs, fundraising events, marketing, advertisements, and public relations as mentioned in this agreement and designated for supporting projects on the 'Rolling Two-Year Project List, provided by the City and the Zoo, must be reported to and supported by the Society the Zoo Director and reported to the Community Services Director The Contractor will provide significant financial support towards the improvement of the Charles Paddock Zoo on an on-going basis in the h)rm of capital fundraising.Requests for such support for specific improvement projects shall be taken from the approved.Rolling Two-Year Project List. 2.02 TOOLS AND INSTRUMENTALITIES. Contractor shall provide all tools, office equipment and instrumentalities to perform the services under tits agreement except those listed in `Tools and Instrumentalities Provided by City" attached hereto as `Exhibit D" and hereby incorporated herein. 2.03 INDEPENDENT CONTRACTOR EMPLOYEES OF CONTRAfTOR Contractor enters into this Contract as,and shall at all times retrain as to the City an independent contractor and not as an employee of the City Nothing in this Contract shall be construed to be inconsistent with this relationship or status. Any persons employed by Contractor for the performance of services pursuant to this Contract shall .remain employees of Contractor, shall at all bines be under the direction and control of Contractor,and shall not be considered employees of City All persons employed by Contractor to perform services pursuant to this Contract shall be entitled solely to the right and privileges afforded to Contractor employees and shall not be entitled,as a result of providing services hereunder,to any additional rights or privileges that may be afforded to City employees. 2.04 COMPLIANCE WITH EMPLOYMENT LAWS The Contractor shall keep itself fully informed of, shall obsc7ve and comply with, and shall cause any and all persons, firms or corporations employed by it or under its control to observe and comply with,applicable federal, state, county and municipal laws, ordinances, regulations. orders and decrees which in any -2- 31 ITEM NUMBER A-3 DATE. 09/22/09 manner affect those engaged or employed on the work described by this Contract or the materials used or which in any way affect the conduct of the work. 2.05 UNLAWFUL DISCRIMINATION PROHIBITED Contractor shall not engage in unlawful employment discrimination. Such unlawful employment discrimination includes,but is not limited to. employment discrimination based upon a person s race, religious creed. color, national origin,ancestry,physical handicap,medical condition,marital status,gender,citizenship or sexual orientation. 2.06 TNI)EMNIFICATION Contractor hereby agrees to,and shall, hold City, its elective and appointive boards,officers,agents and employees,harmless and shall defend the same from any liability for damage or claims for damage, or suits or actions at law or in equity which may allegedly arise from Contractor s or any of Contractor s employees or agents operations under this agreement whether such operations be by Contractor or by any one or more persons directly or indirectly employed by or acting as agent for Contractor,provided as 161 low& a. That the City does not,and shall not,waive any rights against Contractor which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance by City, or the deposit with City by Contractor of any of the insurance policies hereinafter described. h. That the aforesaid hold-harmless agreement by Contractor shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations of Contractor or any agent or employee of Contractor regardless of whether or not such insurance policies shall have been determined to be applicable to any of such damages or claims for damages. 2.07 YINSURNNCE. Contractor shall maintain prior to lite beginning of and for the duration of this Agreement insurance coverage as specified in 'Exhibit C- attached to and part of this Agreement. 3.00 OBLIGATIONS OF CITY 3.01 QQQEERAJM. City agrees to comply with all reasonable requests of Contractor necessary to the performance of Contractor's duties under this agreement.Marketing,promotion, volunteer efforts and special events shall be conducted jointly with prior authorization of the Zoo Director as may be necessary City will provide timely feedback to Contractor to all requests for information. 3.02 PLACE OF WORK, Any work space requirements not set forth in 'Exhibit D"shall be the responsibility of Contractor, and Contractor may use alternate space for performing described services. City agrees to furnish space for use by the Contractor while performing the services described in this agreement only asset forth in 'Exhibits D and E, incorporated herein. 32 ITEM NUMBER A-3 DATE 09/22/09 Iii4tv 4.00 TERMINATION OF AGREEMENT 4.01 TERMINATION OF NOTICE. Notwithstanding any other provision of this agreement, any party hereto may terminate this agreement,at any time,without cause by giving at least 60 days prior written notice to the other parties to this agreement. 4.02 TERMINATION ON OCCURRENCE OF STATED EVENTS. This agreement shall terminate automatically on the occurrence of any of the following events: (1) Bankruptcy or insolvency of any party; a) should the Contractor dissolve its organization,or terminate it s agreement to support the Charles Paddock Zoo,all of its assets shall revert to the City for the Charles Paddock Zoo. This agreement shall supercede other agreements, documents,or resolutions of the society The funds shall be restricted for Charles Paddock Zoo budgetary expenditures and deposited with the Atascadero Community Services Foundation. (2) The end of the 60 days as set forth in Section 4.01 (3) End of the contract to which Contractor's services were necessary,or (4) Assignment of this agreement by Contractor without the consent of the City (5) in the event the City should privatize the Zoo or transfer ownership to another entity, the remaining assets of the 'Loo Society shall be deposited with the Atascadero Community Services Foundation,or if the Foundation does not still exist, another non-profit corporation organized and operated exclusively for charitable, educational or scientific purposes, and which has established its tax exempt status. 4.03 TERMINATION BY ANY PARTY FOR DEFAULT OF CONTRACTQR. Should any party default in the performance of this agreement or materially breach any of its provisions,a non-breaching party at their option, may terminate this agreement, immediately by giving written notice of termination to the breaching party 4.04. TERMINATION. This agreement shall terminate on September 1 2012,unless extended as set forth in this Section. The City, with the agreement of the Contractor, is authorized to extend the term of this agreement beyond the termination date,as needed,under the same terms and conditions set forth in this agreement. Any such extension shall be in writing and be an amendment to this agreement 4.05 OBLIGATIONS SURVIVE TERMINATION Notwithstanding any termination of this Conmact,Contractor shall not be relieved of liability to the City for damages sustained by the City by virtue of any breach of this Contract by Contractor, and the City may withhold any payments due to Contractor until such time as the exact amount of damages,if any due the City from Contractor is determined. All of the indemnification, defense and,hold harmless obligations in this Contract shall survive termination. -4- `�rrr 33 ITEM NUMBER A- 3 DATE 09/22/09 5.00 SPECIAL PROVISIONS 5.0 t CONFLICTS OF INTEREST Contractor covenants that neither it, nor ally officer or principal of its firm,has or shall acquire any interest,directly or indirectly which would conflict in any manner with the interests of City or which would in any way hinder Contractor's performance of services under this Contract. Contractor further covenants that in the performance of this Contract, Contractor shall take reasonable care to ensure that no person having any such interest shall be employed by it as an officer employee,agent or subcontractor without the express written consent of the City Manager Contractor agrees to at all times avoid conflicts of interest or the appearance of anv conflicts of interest with the interests of City in the performance of this Contract. Contractor agrees to include language similar to this Section 5 01 in all contracts with subcontractors and agents for the work contemplated herein. 5.02 COOPERATION City and Contractor shall promptly notify the other party should Contractor or City its officers, employees, agents, or subcontractors be served with any summons, complaint, subpoena, notice of deposition, request for documents, interrogatories, request for admissions or other discovery request, court order or subpoena from any party regarding this Contract and the work performed thereunder or with respect to any project or property located within the City City and Contractor each retains the right,but has no obligation.. to represent the other party andira be present at any deposition, hearing or similar proceeding. Contractor and City agree to cooperate fully with the other party and to provide the other party with the opportunity to review any response to discovery requests provided by Contractor or City However City and Contractor s right to review any such response does not imply or mean the right by the other party to control,direct,or rewrite said response. 5.03 COMPLt NCE REQUiRED Contractor shall keep itself informed of applicable local, state, and federal laws and regulations which may affect those employed by it or in any way affect the performance of its services pursuant to this Contract. Contractor shall observe and comply with all applicable laws,ordinances, regulations and codes of federal, state and local governments,and shall commit no trespass on any public or private property in performing any of the work authorized by this Contract. 5.04 NONDISCRIMINATION/NONPREFERENTIAL TREAIM—ENT STATEMENT In performing this Contract,the parties shall not discriminate or grant preferential treatment on the basis of race,sex,color,age,religion,sexual orientation,disability,ethnicity or national origin, and shall comply to the fullest extent allowed by law with all applicable local,state,and federal laws relating to nondiscrimination. 5.05 UNAUTHORIZED ALIENS. Contractor hereby promises and agrees to comply with all of the provisions of the Federal Immigration and Nationality Act(8 U.&C.A. & 1.101 et seq.),as amended,,and in connection therewith,shall not employ unauthorized aliens as defined therein. Should Contractor so employ such unauthorized aliens for the performance of work and/or services covered by this contract,and should the Federal Government impose sanctions against the City for such use of unauthorized aliens,Contractor hereby agrees to, and shall, reimburse City for the cost of all such sanctions imposed, together with any and all costs, including attorneys fees,incurred by the City in connection therewith. -5- 34 ITEM NUMBER A- 3 DATE 09/22/09 6.00 MISCELLANEOUS 6.01 REMEDIES. The remedies set forth in this agreement shall not be exclusive but shall be cumulative with,and in addition to,all remedies now or hereafter allowed by lacy or equity 6.02 WAIVER. The waiver at any time by any party of any of its rights with respect to a det'ault or other matter arising in connection with this Contract shall not be deemed a wavier with respect to any subsequent default or other matter 6.03 ASSIGNMENT This agreement is specifically not assignable by Contractor to any person or entity Any assignment or attempt to assign by Contractor whether it be voluntary or involuntary by operation of law or otherwise,is void and is a material breach of this agreement giving nse to a right to terminate as set forth to Section 4.03. 6.04 ATTORNEY FEES. In the event of any controversy claim or dispute between the parties hereto, arising out of or relating to this agreement, or the breach thereof, the prevailing party shall be entitled,in addition to other such relief as may be granted,to a reasonable sum as and for attorney fees. 6.05 TIME FOR PERFORMANCE. Except as otherwise expressly provided for in this agreement, should the performance of any act required by this agreement to be performed by either party be prevented or delayed by reason by any act of God,strike,lockout,labor trouble, inability to secure materials,or any other cause except financial inability not the fault of the party required to perform the act, the time for performance of the act will be extended for a period of time equivalent to the period of delay and performance of the act during;the period of delay will be excused; provided, however, that nothing:contained in this Section shrill exclude the prompt payment by either party as required by this agreement or the performance of any act rendered difficult or impossible solely because of the financial condition of the party required to perform the act. 6,06 NOTICES. Except as otherwise expressly provided by law any and all notices or other communications required or permitted by this agreement or by law to be served on or given to any party to this agreement shall be in writing and shall be deemed duly sensed and given when personally delivered or in lieu of such personal service when deposited in the United Slates mail. first-class postage prepaid to the following address for each respective party- PARTY ADDRESS A. CITY OF ATASCADERO 6907 El Camino Real City Clerk Atascadero,CA 93422 Attention: Community Services Dept. B. CENTRAL COAST ZOO SOCIETY 9305 Pismo Avenue Atascadero,CA 93422 6 NOW. 35 ITEM NUMBER A-3 DATE. 09/22/09 6.07 GOVERNING LAW This agreement and all matters relating to this agreement shall be governed by the laws of the State of California in force at the time any need for the interpretation of this agreement or any decision or holding concerning this agreement arises. Any 1tuuatron concerning this Contract shall take place in the San Luis Obispo Superior Court,federal diversity jurisdiction being expressly waived. 0.08 BINDfNG EFFECT This agreement shall he binding on and shall inure to the benefit of the heirs, executors,administrators,successors and assigns of the parties hereto but nothing in this Section shall be constru W, as a consent by City to any assignment of this agreement or any interest in this agreement. 6,09 SEVERABILITN Should any provision of this agreement be held by a court of competent jurisdiction or by a legislative or rulemaking act to be either invalid,void or unenforceable,rile remaining provisions of this agreement shall remain in full force and effect, unimpaired by the holding,legislation orrule. 6,10 SOLE AND ENTIRE AGREEMENT This agreement constitutes the sole and entire agreement between the parties with respect to the subject matter hereof.This agreement correctly sets forth the obligations of the parties hereto to each other as of the date of this agreement. All agreements or representations respecting the subject matter of this agreement not expressly set forth or rel'erred to in this agreement are null and void. 6.11 TIME. Time is expressly declared to be of the essence of this agreement. 6.12 DUE AUTHORITY The parties hereby represent than the individuals executing this agreiernent are expressly authorized tit do so on and in behalfoftlte parties. b 13 CONSTRUCTION. The parties agree that each has had an opportunity to have their counsel review this agreement and that any rule of construction to the effect that ambiguities ore to be resolved against the drafting party shall not apply in the interpretation of'this agreement or any amendments or exhibits thereto. The captions of the sections are for convenience and reference only and are not intended to be construed to define or limit the provisions to which they relate. 6.14 AUTHORITY TO EXECUTE. The person or persons executing this Contract on behalf of Contractor warrant and represent that they have the authority to execute this Contract on behalf of their agency and further warrant and represent that they have the authority to bind Contractor to the performance of its obligations hereunder 6.15 CHANGES. The City or Contractor may from time to time,request changes in the scope of the services of Contractor to be performed hereunder Such changes, including any increase or decrease in the amount of Contractor's compensation and/or changes in the schedule must he authorized in advance by both Parties in writing. Mutually agreed changes shall be incorporated in written amendments to this Contract. Any increase in the amount of Contractor's compensation and/or changes in'*Exhibit A and or 'Exhibit B"must be authorized in advance by the City Manager 7- 36 ITEM NUMBER A-3 DATE. 09/22/09 %we Executed on 2009 at Ataseadero, ATTEST CITY OF ATASCADER0 By__ Marcia McClure TorgeTson,C M,C.. Wade G McKinney City Clerk City Manager By' Cen�t,,,10,,. Z,,S, ety APPROVED AS TC FORM: Brian Pierik City Attornev APPROVED AS TO FORM *MW Rachelle Rickard Administrative Services Director -8 37 ITEM NUMBER A-3 DATE. 09/22/09 EXHIBIT A PROFESSIONAL SERVICES TO BEFERFORMED BY THE CONTRACTOR AND ADDITIONAL REQUIRMENTS The Contractor will fulfill the current agreement by contributing the remaining amount of 510,000 to the City payable by December 31 2009 Contractor shut]provide consultation and professional management services to The City and Zoo as follows- • Conduct fundraising efforts, capital campaigns, procure grants and other funding to support the Charles Paddock Zoo mission and its facilities and operations based on the Rolling Two-Year Project List.The Contractor will contribute a minimum of$20,000 to the Zoo s Front Entrance Project by December 31st. 2009 Additional antmat funding support for Zoo improvements, equipment, deferred maintenance projects. supplies., or special projects is expected as additional Zoo support. Requests for this support shall be consistent with the Rolling Two-Year Project List, The solicitation of funds for said projects -,hall be agreed upon by the Contractor. Zoo Director and the Community Services Director based on the Rolling Two-N car Project List. • Assist with the recruitment of volunteers to assist with education, gift shop operations, special events and programs sponsored by the Charles Paddock Zoo. Volunteer access, hours. behavior and appearance will be subject to review and approval by the Zoo Director Volunteers will assist however the gift shop will be managed by the zoo and profits will return to the zoo. The Society will support the above to the best of its ability not distracting the Society from its prime directive of fund development. • The Contractor shall perform marketing and promotions functions for the Zoo(including website),in coordination with Zoo staff, • Develop,manage and solicit Society memberships,which will include free admission to the Charles Paddock Zoo. One-half of the net proceeds of the memberships sold shall be remitted to the zoo for operating expenses(exluding credit card fees,etc.), The City will honor all membership of the Contractor to the Charles Paddock Zoo in case of the termination of this Agreement. • Serve as the lead for and coordinate and promote efforts to raise revenues for the zoo through taxes, fees, or assessments without jeopardizing the 5010 status of the Contractor • The City will assume responsibility for all previously conducted Contractor administered Zoo special events. -9- 38 ITEM NUMBER A-3 DATE. 09/22/09 (EXHIBIT A CONTINUED) • Special Contractor fundraising initiatives shall be subject to reasonable availability and budget constraints. All requests for use of City resources shall be submitted to the Zoo Director in writing at least sixty(60)days in advance of the date needed.The granting of the resources shall be at the sole discretion of the Zoo Director • Use of the name and logo by the Contractor in advertisements, publications, and promotional efforts are permitted with the prior authorization of the Zoo Director The Zoo name shall not be used for political purposes.Naming opportunities at the Zoo shall be approved by the City Exhibits, buildings, equipment and improvements paid for by the Contractor shall become the property and sole responsibility of the City The Contractor will have no obligation to maintain or support any improvement. to 39 ITEM NUMBER A-3 DATE 09/22/09 EXHIBIT 1B CONSIDERATION FOR SERVICES City resources to be made available to Contractor as follows: • The City will provide office and meeting space to contractor as described in Exhibits D and E attached hereto, • The City wilt pay for gas,water and electrical service for all space used by the Contractor described in Exhibits D and E. • Contractor shall be granted permission to offer free Zoo admission with the sale of Society memberships. • Contractor may be offered the fight to open,te limited food concessions on Zoo grounds. If arranged by mutual agreement, the terms of a food concessions agreement will be desicribed in a separate agreement. 40 ITEM NUMBER A-3 DATE. 09/22/09 EXHIBIT C INSURANCE REQUIREMENTS Consultant Services The C'onsutnant gliall fink-ure and rnuintain for theduration of the contract insurantx against claim;fir injuries to Vermin., nr damages to property which may arise from or in connection with the performance of the%vork heretmder by the Consultant.it%agents,represcntati%vs.employees,or sutxvmsu)tants. Minimum Scope of Insurance. Coveage shall be tit least as broad as: I Insurance Services Ofitice Commercial Genera)Liability coverage(txcurnen: on CG(HHII}. 2. Insurance Services Office tixm number CA 00t)I(Ed.1/87)covering Aumxnt)hile Liahility,node I Jany amot. Workers'Complensation insurunce as required by the State ofCalil"ornia and Linployer's Liability Inouramcc. d. Errors and Ornissions Liability insurance as appropriate to the consultant's profession, Minimum Laanits of Insurance. Ctnsulhtm sfudl maintain lintit:na less than; I General Liubility� 51,0(K).(XX)per occurrence for bodily injury. personal injury and property damage. If Commercial General Liability or other hinn with it getacral,aggregate limit is ustxd,either the general aggregate limit shall apply separately tit this p"li"ti'locuti(xa or the gcncral aggregate limit shall he twice the required occurrence limit. 2. Autonorbile Liability 51,1110,W)ptr accide i for bodily injury and propery drainage. 3 Employers Liability 31.000.000 per accident rix baxlily injury(r disease. 4. Frnxs and Omissions Liability 51.10),00()per occurcnec. Deductibtes and Self-lmsurxd Rcre„rations. Any dcductiblcs or self-insured retentions must be dax-lared to and approved by the City At the option of the City,either.the insurer shall reduce or eliminate such deductibles or self-insured retentions as rc„spax:ts tell:Oily,its of fazee,off dads.eauplUyew-,and vokuntetrs;or the Consultant shall procure a bond guaranteeing payment of losses and related investigations,claim administration and defense expense.`. Other insurance Provisions. The general liability and automobile liability puhcics are to eaxuain,or he cn dor ed to Contain,(lie following provisions: I The City,. its officers,officials.maillovets.agent,and volunt ens arta to he covered as insureds u.,rrpt%ts; liability arising out of activities perlimned by or un behalf of the.Consultant;products:tad ctixnpkettxl tpnraudons of the Consallant;premises;owned,occupied ter used lw trite Consultant:or automobiles owned leased,hired or borrowed by the Consultant, The coverage shall contain no special limitations on the scope of protection afforded to the City,its otTic as official„trrapluyec.c,agtaats or volunteers, ?. For any claims related to this project,the Consultant's insurance.covtrmge shall be primary insurance acv respects the City„its officers,officials,eattployeo,agents and volunteers. Any insurance or self-insurance maintained by the City,its officers,officials,employee agents or volunteers shall be excess of the Consultant's insurance,and shall not contribute with it 3. The Consultant's insurance shall apply separately to each insured against wWxvl claim is made or suit is brought, a aril with rcapect to the limits of the ittsurces liability 4. Each insurance policy required by this clause shall he endorsed to state that coverage shall not be suspended, voided,cancelod by either party,reduced in coverage or in limits except after thirty(30)days'prior written notice by certified mail,return remipt raxlue to d,has hew given in the City Acceptability of Insurers. insurtmoc is to be placed with insurers with a current A.M.Beat's ruling of no kers than AN11. Verification of Coverage. Consultant shall furnish doe City with a certificate of insurance showing mtaintestance of the required insurance coverage_ Original endorsements effecting general liability and automobile liability coverage required by this clause must also be provided. The erWorsen)errls are to he signed by a permit authorized by that insurer to bind coverage on its behalf, All endurserrients are to he received and approwrl by the City before work commences. 12 41 ITEM NUMBER A-3 DATE 09/22/09 -14004 EXHIBIT D P-iACE OF WORK • The CitN will provide portions of the 'Ranger(louse facility located in Mascadero Lake Park, for Societv offices.The portion of the Ranger House to be used exclusively by the Contractor shall be the office space(indicated in exhibit E).The adjacent Board meeting room will be shared by both parties. The meeting room may be used by the Zoo Education program will school is not in session.Diagram attached as Exhibit E. 13 42 ITEM NUMBER A-3 DATE 09/22/09 EXHIBIT E R-XNCER HOI'SE,+ZO,OLO(,It.',VL SO('lE"fl. FLOOR PLAN Dl)c�it D1Srb\"E�"4"Ar"kSJt Dt OR i zcKr[rri>iC:\I..SoC'jf"7'i — Z xr[.rrt"gCALSCA;lET1: z EN TRI I t EXIOR � 7 � RANGER HOU.SE ROOM SLIDLtiG GLASS LXXW DRANNTN: O NOT TO SCALE 14 43 ITEM NUMBER A- 3 DATE. 09/22/09 EXHIBIT F ASSOCIATION OFZOOS . AQUARIUMS koadsakelto sl►n 4dMg„rnyaosoa-rtttc �-9ssw»�3u�a-�fax ri,nwtuas MW 14,200+9 QQAXF1Dii�TIAL Alan Bauer,Zoe Director Charles Paddock Zoo goofs Marro Read(H*hwa"4t) Atasesdaro,CA,99422 Dir Mr.dales: As you know,daring its meeting in Oklahoma d�q.Oklahoma on March za- 4,Zoog.the A7A .Aaareditation CornmWonvoUd to table the accreditation aC the O tyles Paddock Zoo.Ibis action was tabea because the baklavas diet sssmil imues need to be rawived batfnre accreditation can again be panted. The Woo of concern.include: implementation of the def reed maWterrance plan •A list of pcqects completed,and documentation(induding pictures)of same •Doc umantation of training and enrkhment nethities *The voo society is not tmlrporOve of the wo(n od evideam of W rovement •Theaoo sod4V does not appeu to sham the jusatutim s 8oals aid objectim(need evidence of impro-vement) The car adoW does not appear to be adhering to its mission to provide financial support for the zoo Bred evide nct otimprovetne •Unaer#aino oflong term ftanchd stagy of the tsto soraeW(need evidence of improvement) •Unc ertah"of zoo socteVa working seladonship with the alto(seed evidence of itnpmvement) it"abliag of an it akutt*a tabes p4ace what the C;ounniajim determines that ou tafn coca or requirements of accreditation are not bre met While thL institution ronaim acatvxf cd t9gipomw period,tabling sararea at ra nptfiBasttiart.tiwt cxrsaertts et�dst.When tr►blead,ans green+cote yrasr to adsh+ess the+o�soems�ltsr tttc Cott,and atpeetion trrsrst tak+a plana prism tet flea iostitpR6ort's ltesxiiog at floe Comm�ioat'sMuch xotcr. At tbtttnte�,tinct Ciaeictn uauet:audit err 'thetabling wr'll loco be ant 'a- Atthe meeting is OkDab=a CbYYM re mahed a copy of the 001001atO Visiting CM1101t1x Report Milt this tetter,wts are pr rvidiny a*off i o the Non.ffilett Beraud so that,tog0a,YOU can adidraers these canaeraL 44 ITEM NUMBER. A-3 DATE. 09/22/09 The Accreditation Commission and the AZA Board of Directors fully support your efforts to address the outstanding concerns. We offer you the opportunity;if you think it useful,of bringing in"another set of eyes"to help guide you through these issues and provide support as you navigate through completion of these items. This would be an individual officially approved by the Commission to assist you in these matters. If you would like to proceed in that regard„ please contact Denny Lewis. Sincerely, Bruce W Bohmke Chair,Accreditation Commission[October 1,20o8—September 30,2009] cc: The Honorable Ellen Beraud,Mayor[Encl.]V Brad Andrews,Chair,AZA Board of Directors Jinn Maddy,President&CEO Kristin L.Vehrs,Executive Director Denny Lewis,Vice President,Accreditation Programs Accreditation Commission 45 *41*4 46 ITEM NUMBER B - 1 DATE. 09/22/09 1918 ■ 1 79 8 A'�Sc�►u�// Atascadero City Council Staff Report - Public Works Department Transit Center Site Selection and Authorization to Pursue Grant Funding RECOMMENDATIONS Council 1) Authorize the Director of Public Works to initiate the design and environmental review for the development of a Transit Center at the Capistrano Avenue site (adjacent to Colony Square), and, 2) Authorize the Director of Administrative Services to amend the 2009-2011 budget to include an additional $84,520 of Federal FTA 5307 revenues and to appropriate $84,520 of FTA 5307 funds to be used for the design of a Transit Center DISCUSSION Atascadero has seen a steady increase in ridership of regional and local bus lines The trend is expected to continue with the recent economic downturn, and the impact of higher gas prices causes commuters to conserve resources Additionally, ongoing redevelopment of Atascadero's downtown offers an opportunity to locate a regional transportation center in close proximity to the downtown core to promote downtown as a destination accessible via public transportation, reinforcing the link between transportation and commerce In 2007 the City and SLOCOG commissioned a study to determine the feasibility of developing a transit center Over the next year the study identified sites using accepted transit planning theory, operational impacts, cost, and community / rider preferences as key elements of the selection criteria. The study included a significant public outreach effort as sites were identified, selection criteria developed, and candidate sites refined The public outreach included several public meetings and ridership surveys, after which the site selections, amenity features and preliminary layouts were refined NVAW 47 ITEM NUMBER B - 1 DATE 09/22/09 TI tE rider and public surveys conducted by the study also asked users to rank the amenities and features they felt most important to incorporate into the transit center project. The following is the resulting rankings with No 1 as most important and No 13 as least important: 1 Shelter from sun/ rain 2 Ease of access 3 Safety 4 Benches 5 Lighting 6 Bathrooms 7 Proximity to services 8 Aesthetics 9 Phone 10 Ticket machine 11 Information kiosk 12 Bicycle storage 13 Parking The sites were ranked using a point system with the following elements as the criteria, and basis for comparison 1 Adequate land area 2 Land availability 3 Site readiness 4 Redevelopment potential 5 Location 6 Ridership potential 7 Access to Highway 101 freeway 8 Effect on existing routes accessibility 9 Safety The study initially identified nine potential sites, four of which clearly rose to the top as preferred by the public and recommended by the transportation consultant, namely• ■ Existing transit stop at the City Rotunda/Administration Building ■ Main Street Office site (Old Chamber of Commerce Building site) ■ Fire Station No 1 site ■ Capistrano Avenue site (adjacent to the current City Hall parking lot) Since the completion of the study in August 2008, a number of circumstances have changed which staff feels should be considered in the selection process Now that the rehabilitation of the City Administration Building / Rotunda is better defined, staff does not recommend pursuing the existing transit stop / East Mall Avenue site Use of the 48 ITEM NUMBER B - 1 DATE. 09/22/09 site in the short term would be delayed by Rotunda construction over the next several years, and long term would negatively impact the limited parking around Sunken Gardens and future staff parking at the Rotunda building Similarly the Main Street Office site may conflict with, or present unknown consequences on, the redevelopment of the Hoff Property The Hoff site and adjacent Main Street office site are considered two of the more attractive sites for potential redevelopment in the future Finally, it does not look like funding will be available in a compatible timeframe to relocate Fire Station No 1 making room for redevelopment on that site Site Selection It is staff's recommendation that the Transit Center, located at the Capistrano site, will provide the public with the best access to the Colony Square commercial project and movie theatres while being within an easy walk of Rite-Aid / Von's Center, and the Sunken Gardens and downtown core Also, during the public outreach meetings the Capistrano Avenue site received the highest number of "most preferred" votes from the participants and riders During this time of limited budgets and reduced staffing, adding facilities to the City's list of maintenance obligations must be done carefully, and with an emphasis on high durability, low upkeep requirements Staff is recommending the City pursue a reduced site alternative (similar to site as identified in the study) as the preferred project, minimizing construction and land acquisition requirements The transit center would be designed with an emphasis on durable construction and hardscape with drought tolerant landscaping that would naturalize over time Design costs will be further minimized by incorporating existing downtown streetscape features such as sidewalk design, urns, benches and shelters The Capistrano Avenue site has several constraints that will be addressed during design, such as ■ Curved road alignment and site distance considerations ■ Existing utility vaults ■ Existing backflow preventer to City Hall ■ Existing tree protection ■ Retaining walls / engineered fill slopes to accommodate grade differences ■ Parking (potential for Bank of America park-n-ride lot) ■ ADA access to City Hall and Colony Square ■ Longitudinal slope ■ Land acquisition for widened street In light of the City's current and foreseeable future funding challenges, we must be pragmatic in our approach to this project. Clearly SLOCOG has expressed their desire to locate a transit center within Atascadero, and designated the project as one of its highest priorities The City is the only remaining municipality in the RTA system that 49 ITEM NUMBER B - 1 DATE. 09/22/09 does not have a dedicated transit facility site Staff's preliminary discussions with SLOCOG have identified a funding program that relies on Proposition 1 B grant funds to Ivar fund the project. The City Public Works staff recently received increased Federal 5307 program funds of $84,519 to cover preliminary design, environmental review and construction documents for the project should the Council authorize staff to proceed The funding of a transit center will likely require multiple Proposition 1 B funding cycles, or other SLOCOG funding sources, to move the project forward The staff has recently submitted a Prop 113 application for $610,000 A final funding program would be brought back to the City Council prior to proceeding with construction Funding for the project is anticipated to be primarily grant funded through SLOCOG Staff recommends selecting the Transit Center site and proceeding with the initial design to more accurately identify project costs, and position the project for potential competitive funding sources FISCAL IMPACT The actions tonight would increase budgeted transit revenues $84,520 and increase budgeted transit expenditures by $84,520, resulting in no net fiscal impact. ALTERNATIVES 1 Select an alternate site as identified in the Site Selection Study 2 Direct staff to not pursue the Transit Center project, and respond accordingly to SLOCOG to discontinue efforts to acquire grant funding ATTACHMENTS 1 Overview map with studied sites (Pg 17 RRM report) 2 Final Exhibits (August 11, 2008) a. EI Camino/Chamber Site b Administration Stop c Fire Station #1 — Lewis Avenue d Capistrano Avenue 50 s r: u a.+ ITEM NUMBER B -1 DATE. 09/22/09 �z r �r�rrr r 0 5 m � U LLLL e gi m k� n 'o a Ww }U V zo4�o.. f,I 8�aas`� p�Z =� `a z.mooa ��ic N�4p 4 N Qy Owun Z�(946�i1N �7 ITEM NUMBER B - 1 DATE 09/22/09 *aloe EA4AR, g�g s GL t ru 3!w� axx'� yy *'w II gti�IMd a F IryryI I rl ^E � Z II ° 3 m m v m m O Z W CW7 LLZ � O� wW W Z PSN 6QFm�z az a zu�_ W— Z2Z V'Zay ¢ 0. WN}WO �jt �wN.�aaw 0�000j "�."� zFes-0Q Q W N 53 ITEM NUMBER B - 1 DATE. 09/22/09 J M� � kr. 11 5 m m U O � m O W f µ E�2 2 0'o ro, ZOdoz� aa��5 �JOOi- m W W O Z U NW��g2 lz C.0. N „S¢�r0❑❑Q 1WQW W y 0. 54 ITEM NUMBER B - 1 DATE 09/22/09 II ° r V A 3 i'N•• d4} T z F 3 D m ll, 40 Ir I i u' z , W i Wei x �o R Z 4, O O W W W � > ZO W LL y y�V' ki ooFm 9Lu Z S oop J �u� �r oSZ�z� h WQ J W O Z V��-2 w K U Z O _W N_ U Z a LL d d N QQitkb 0 ?N LW LL C W J O F Ov1 U ZlU6Q W to 55 \ ITEM NUMBER C- 1 f� DATE. 09/22/09 Vlr r V r r, .r w iais' r! r t•7•r7 Atascadero Planning Commission Staff Report— Community Development Department PLN 2009-1328 2009 Housing Element Update State HCD Draft Submittal (City of Atascadero) RECOMMENDATION Planning Commission Recommends Council adopt Draft Resolution A, directing staff to submit the Draft Atascadero 2007- 2014 Housing Element to the State Department of Housing and Community Development. REPORT-IN-BRIEF The State of California requires housing elements to be updated every 5 years Atascadero's element is scheduled to be updated in 2009 along with other cities on the Central Coast. The Housing Element is mandated by the State and is required to spell out City goals, policies, and programs to address the community's housing needs The State allocates housing needs through the Regional Housing Needs Assessment (RHNA), which is distributed among local cities by SLOCOG On August 26, 2009, the Planning Commission reviewed the Draft Housing Element. There was limited public attendance and comment regarding the Draft Housing Element. On a 6-0 vote (Commissioner Colamarino absent) the Commission is recommending that the Draft Housing Element be submitted to the State of California for certification with the following changes (changes are shown in strike-thru and underline format in attachment 4) • Drop first paragraph regarding global climate change (page 65) • Amend Program 1 1 12 to add the consideration of reduced capital facility fees for second units and consideration of a new second unit amnesty program (page "` 73) 57 ITEM NUMBER C- 1 DATE. 09/22/09 Amend Program 314 to clarify that AB 811 covers "energy efficiency Nw� improvements " (page 76) • Amend Program 4 1.2 to add "extremely low-income" persons to the motel voucher program (page 77) • Amend Policy 4 3 to clarify "This policy assumes that housing set aside funds are not affected by State budget take aways " (page 78) • Add Program 4 3 6 "Work with nonprofits and identify funding to address the housing needs of extremely low-income households and totally and permanently disabled persons " (page 79) • Amend Program 5 2.2 to provide housing reports semi-annually to the Planning Commission (page 80) ® Add Program 6 1 7 "The City shall establish policies, standards, and procedures that encourage and facilitate the development of single-room occupancy units (SROs) " (page 81) • Add Program 6 1 8 "The City shall review impact fees and the capital facility fee schedule to reduce fees and barriers to affordable housing development. (See also Program 4 3-2 for the potential use of Redevelopment Agency Set-Aside Funds for fee waivers )" (page 82) DISCUSSION Introduction. The City's current Housing Element was updated and adopted as part of the comprehensive General Plan Update in 2002 The City submitted the Housing Element to the State for certification, however, the State requested revisions, and the current Housing Element remains uncertified As required by the State, the Housing Element must be updated on a regular basis The City of Atascadero is scheduled for submittal and review by the State for summer of this year To achieve this goal, the City has hired .isa Wise Consulting to assist in the Housing Element Update and provide assistance in working with the State to achieve Housing Element Certification Ifto 58 ITEM NUMBER C- 1 DATE. 09/22/09 Background. The act of updating the Housing Element addresses the fundamental question, "Where should we grow?"This is a responsible approach to ensuring that Atascadero's housing supply can support a population with a range of incomes so that multiple generations of families, employers, and employees can all find homes in Atascadero The State of California requires that all housing elements be updated every 5 years, placing Atascadero on the August 2009, schedule with many other cities on the Central Coast. Mandated by the State, the Housing Element is required to spell out City goals, policies, and programs to address the community's housing needs. Each City's housing needs are established through the Regional Housing Needs Assessment (RHNA), determined by the State for each region, and further distributed within the region to cities and counties based on methodology developed by SLOCOG While the State decides how much housing must be planned for, the City Council determines where and how to plan for new housing within Atascadero A full overview of Atascadero's RHNA allocation is discussed below In addition to incorporating policies and programs which meet the RHNA allocation, a number of State laws have been passed which specify additional items that need to be included and addressed within the element (see following discussion) As required by the State, all General Plan Elements must be consistent, and therefore, the Housing v Element and Land-Use Element overlap in many ways Housing Element Update Process Staff collaborated with Lisa Wise Consulting (LWC) to assess the City's progress on the implementation of listed policies and programs in the previous Housing Element and gather data relevant to the 2009 update Part of this assessment included gathering current demographic data, performing a vacant land inventory of single-family, multi- family, and commercial/mixed-use sites (future opportunity sites), and evaluating City policies and regulations governing the provision of housing On June 9, 2009, LWC conducted a series of interviews with various housing policy stakeholders to determine community needs and ensure that input from all housing groups were represented in the updated Housing Element policies and programs LWC held interviews with representatives from Habitat for Humanity, the Atascadero Association of Realtors, the Atascadero Chamber of Commerce, Transitional Food and Shelter, People's Self-Help Housing, ECHO, and the SLO Housing Trust Fund LWC made a presentation on June 16, 2009, to both the City Council and Planning Commission at a joint study session highlighting the new information and additional requirements that must be included in this update A summary of that information is included through this report. In addition, LWC, in conjunction with staff, has incorporated and/or addressed some of the public, Commission, and Council comments gathered at 59 ITEM NUMBER C- 1 DATE. 09/22/09 that meeting and those items are also included for your review in the analysis section of this report. The goal of this Planning Commission meeting is to review the draft document and make recommendations to the City Council prior to submission to the State for review and certification The City Council will review staff and Planning Commission recommendations and forward the draft document to the State with any needed revisions The State will review the draft document and either certify the document or provide comments and requested changes in order to achieve certification Based on information from LWC, the certification generally requires two or three rounds of review Once the Element is certified by the State, Staff will prepare the GPA staff report and complete the environmental review, the Planning Commission will make recommendations, and the City Council will adopt the Housing Element and begin the process of implementing any policies and programs called out in the updated Element. If the City's Housing Element does not receive State certification, funding opportunities may be lost, and the City becomes more vulnerable to lawsuits as the Housing Element will be out of compliance with State requirements The following new State laws must be addressed in the Housing Element update (Further discussion of pertinent laws is included in the analysis section of this report.) • AB 2348 Requires a more detailed inventory of sites to accommodate projected housing needs and provide greater development certainty • AB 1233 If prior Element failed to identify or implement adequate sites, the local government must zone or rezone to address this need within one year of update This is in addition to new projected need • AB 2634 Requires quantification and analysis of existing and projected housing needs of extremely low-income households Elements must also identify zoning to encourage and facilitate supportive housing and single-room-occupancy units • AB 2511 Anti-NIMBY protections and no net loss requirement. Added potential penalties for non-reporting of annual General Plan progress report. • SB 1087 Requires local governments to immediately forward adopted Housing Element to water and sewer providers • SB 575 Strengthens prohibitions against arbitrary denials of affordable housing projects Amends findings allowing project denial if inconsistent with zoning and General Plan This finding may no longer be made if the project identified in the Housing Element is suitable to meet low- or moderate-income need, or if the Housing Element did not identify adequate sites 60 ITEM NUMBER C- 1 DATE 09/22/09 • SB 2: Strengthens State law by ensuring that every jurisdiction identifies potential sites where new emergency shelters can be located without discretionary review by the local government. It also increases protections for providers seeking to open a new emergency shelter, transitional housing, or supportive housing development, by limiting the instances in which local governments can deny such developments Analysis. As part of the State mandates for Housing Elements, the staff and our consultant have included a number of new policies and programs and have made modifications to others which will require further action by Planning Commission and City Council in the form of Municipal Code Updates and General Plan Amendments Of most significance are the following changes 1 By right development for parcels identified as RHNA opportunity sites and a rezone to a minimum 20 du/ac 2 Up-zoning high density residential from 16 du/ac to 20 du/ac, 3 Establishing minimum densities for multi-family projects, 4 Creating/identifying a zone for by right development of emergency and transitional housing sites, 5 Allowing vertical mixed-use development with a CUP (as opposed to current requirements for PD), 6 Updating the City's second unit ordinance to remove governmental constraints and encourage the construction of second units as affordable housing, 7 Adopt an inclusionary housing ordinance based on current Council policy but expanded to include all multi-family and mixed-use projects regardless of City approval process, 8 Explore programs to reduce fees for affordable housing units, and, 9 Adopt programs for the use of RDA and affordable housing in-lieu fee funds A complete list of the policies and programs to be submitted to the State as part of the proposed Housing Element is shown on pages 68 through 80 of the Draft Housing Element. 61 ITEM NUMBER C- 1 DATE 09/22/09 RF,NA Process The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as part of the Housing Element and General Plan Update process The RHNA quantifies housing needs by income category (Very Low, Low, Moderate, and Above- Moderate) These allocations are determined on a regional basis and then allocated to each jurisdiction within the region SLOCOG is responsible for coordinating the State RHNA allocation in San Luis Obispo County Staff has attached SLOGOG's adopted Regional Housing Needs Plan (RHNP) for your review (Attachment 1) The table below shows the 2007-2014 housing allocation for the City of Atascadero broken down by income category A common misconception is that the City must build 462 new units by 2014, instead, the City must show that its policies and zoning can accommodate these units In addition, because the previous Housing Element was not certified, the City must show that both the past allocation (2001-2006) and new allocation can be accommodated within the City Unaccommodated State/SLOCOG Atascadero Housing Requirement 2001-2006 Median income(2000) = $50,200 Income Level Required Income Range Units (family of 4) Remaining Very Low(<50%of Median Household Income) 312 <$25,100 Low(50%- 80%) 193 $25,101 $40,160 t Moderate (80% 120%) 264 $40,161-$60,200 Above Moderate (120%<) 0 >$60,201 Total 788 State/SLOCOG Atascadero Housing Requirement 2007-2014 Median income = $70,800 Income Level Required Income Range Units (family of 4 Very Low (<50%of Median Household Income) 106 <$35,400 Low(50% 80%) 74 $35,401 $56,650 Moderate (80% 120%) 88 $56,651 $84,950 Above Moderate (120%<) 194 >$84,950 Total 462 By Right Development: The Draft Housing Element shows vacant and opportunity sites where housing could be accommodated, but it is not yet possible to pinpoint on a map exactly where new lower- income units will be proposed (See pages 36 and 37 and appendices of draft Housing 62 ITEM NUMBER C- 1 DATE. 09/22/09 Element) One of the State requirements is that housing sites identified as opportunity sites be rezoned to 20 du/ac (as a minimum density) and, to ensure compliance with the RHNA, must allow projects to be built "by right" This means that only a building permit may be required for housing projects that are proposed on any of these listed sites The Draft Housing Element includes a list of these "by right" development sites (See page 98 of draft Housing Element) All other multi-family sites identified as vacant or underutilized will still require the current review process The "by right" list will include a density range that a project will be required to meet in order to be constructed The Sate assumes through the RHNA allocation analysis that these sites will be built at a minimum of 80% of the density potential Therefore, these "by right" sites will include a specific target density range, which is different than how the City's previous development has occurred where a maximum density is set with no minimum To ensure that the projects are compatible with the surrounding neighborhood, staff will recommend that the Zone Change required to allow development of the sites "by right" include provisions for Planning Commission level architectural review This and all necessary code updates resulting from the adopted Housing Element policies will be processed within the timeframes noted in the Housing Element and the details of each program will be discussed at that time Up-Zoning to 20 du/ac. One of the major hurdles to certification during the previous cycle was that the City's maximum zoning was 16 units/acre The State only recognizes a minimum density of 20 units/acre as providing opportunities for the provision of low and very-low income units The State requires that any up-zoning required to accommodate the previous RHNA be completed within 1-year and that any up-zoning required to meet the current RHNA be completed by the end of the planning cycle As the previous RHNA allocation was much higher, staff will be recommending (during the subsequent Zone Change application) that all HDR zoned parcels be up-zoned at the same time (within the 1-year period) to avoid unnecessary confusion and the temporary creation of a third multi-family zone Minimum Densities Another hurdle to the City meeting its RHNA allocation is a lack of established minimum density for multi-family projects Currently, many multi-family parcels are developed far below density with small lot single-family developments that lack the density needed to meet buildout potentials The Draft Housing Element proposes to establish a minimum density for multi-family projects to ensure compatibility throughout multi-family neighborhoods and the City's ability to meet buildout densities assumed throughout the General Plan The establishment of minimum densities would require that a Zone Change application be brought before the Planning Commission and City Council at a later date where details of the proposed text and requirements could be discussed This program would work similar to the minimum densities required for the "by right" development sites, but could allow greater flexibility than the State determined 80% minimum build-out value 63 ITEM NUMBER C- 1 DATE 09/22/09 Emergency and Transitional Housing Sites (SB 2). Senate Bill 2 requires that every jurisdiction identifies potential sites or zones where new emergency shelters can be located without discretionary review by the local government. This means that an emergency shelter proposed on one of the identified sites be allowed "by right", only requiring a building permit and design review to begin construction/alteration It also increases protections for providers seeking to open a new emergency shelter, transitional housing, or supportive housing development, by limiting the instances in which local governments can deny such developments In the Draft Housing Element, staff has identified zoning districts appropriate for this use Staff will prepare a detailed analysis of each potential zone at the time of the Zone Change application The draft Housing Element identifies the Public, Commercial Service, and/or Commercial Park zoning districts as potential transitional housing "by right" zones for Planning Commission and City Council consideration The Draft Element includes program 4 1-4 Eliminating Governmental Constraints to Affordable Housing. CUP for Vertical Mixed-Use Currently, City Council policy requires that a Planned Development Overlay Zone be established for all vertical mixed-use projects, with the exception of projects within the Downtown which permit second and third floor residential units by right. The Draft Housing Element proposes that a mixed-use ordinance be formally adopted and that the ordinance allow vertical mixed-use projects through the Conditional Use Permit process, eliminating the additional cost and public hearings associated with Planned Developments The Draft Housing Element only specifies vertical mixed-use as being permitted with a Conditional Use Permit; horizontal mixed-use project are recommended to maintain current requirements for a General Plan Amendment and Planned Development Overlay Zone Updates to the Second Unit Ordinance During the joint City Council / Planning Commission housing element workshop, members of the public expressed frustrations with the second unit ordinance and felt that some of the City's requirements hindered construction of secondary units, which can count as affordable housing depending on unit size and local rent amounts The City currently allows secondary units to be a maximum of 800-ft2 if parcels are less than a half and acre, and 1000-ft2 if the parcel is a half acre or greater The public expressed interest in being able to utilize a greater variety of modular homes for secondary units to reduce construction costs According to local modular home dealers, most models exceed the City's 1000-ft2 size limit and thus, expensive modifications must be made to the modular home to create a smaller unit that can still be certified by the State 64 ITEM NUMBER C- 1 DATE 09/22/09 One of the issues associated with allowing for increased second unit sizes is that the State may no longer allow these units to be counted toward our affordable housing requirements. At 800-ft2 or 1000-ft2, the local rent for similar units corresponds to the moderate or low income rental rates established by the County This allows the City to count second units as affordable units when reporting progress to the State regardless of whether or not a deed restriction was recorded against the unit. Should the allowable size of second units increase by too much, the City may not be able to count these units towards our affordable housing goals During the previous RHNA period, the City was able to count 24 second units as low-income units, and 24 units as moderate-income units In addition, State Planning Law (Code Section 65852.2(b)(1)(f), secondary units cannot exceed 1200-ft2 Based on current data compiled as part of the San Luis Obispo County Dyer Rental Survey Report (see Attachment 2), residential rental rates are at about $1 00 per square-foot. Comparing this to the current rental limits for affordable housing (using 3- bedroom units as a standard — see Attachment 3), the maximum square-footage for a second unit to qualify as a low-income unit would be 1,062-ft2 Because these numbers fluctuate based on the median income, staff has concerns about increasing the size of second units too much as the City might lose the ability to offset out RHNA allocations in the future if low and moderate rents become inconsistent with affordability standards In addition, the City has a more difficult time reaching the low-income RHNA allocations, making second units more valuable at a low-income level Lisa Wise Consulting has *O„r reviewed the data and the City's RHNA and is recommending that second units be permitted at a maximum of 1100-ft2 to maximize the City's ability to meet its affordable housing goals While this change must be approved through a subsequent Zone Change application, staff needs direction on the Draft Housing Element policy to determine if this should be included as an item that the City will pursue, or if it should be eliminated from the Housing Element program list prior to submittal to the State for review and certification As noted below, the Draft Housing Element includes a program to explore fee relief options for affordable units, and secondary units that the City can count toward meeting the RHNA allocation could be included in future discussions on this topic. Inclusionary Housing Ordinance. The current inclusionary housing requirements are established as City Council Policy Included in the Draft Housing Element is a program that would codify expanded inclusionary housing requirements based on current City policy In order to meet the City's RHNA allocation, the Draft Housing Element proposes a future ordinance based on the current policy distributions for affordable units but that would be expanded to include all multi-family projects, regardless of approval process The City's current policy only applies to projects that require legislative approval (Zone Change and/or General Plan Amendment) leaving a vast majority of multi-family development (such as condominium and apartment projects) without an affordable housing component. Expanding the affordable housing requirements will ensure that all projects are treated 65 ITEM NUMBER C- 1 DATE 09/22/09 equally in the provision of affordable units As these units, per current policy, can be constructed as bonus units, there is no net loss in the number of market rate units that can be constructed on any given site RDA Fund Expenditure and Affordable Housing Fee Reduction Programs. The Draft Housing Element proposes a number of programs related to the use of Redevelopment Agency Funds and exploration of options for fee reductions for affordable housing units Details of each program will be discussed as part of subsequent Planning Commission and City Council meetings Possible options for RDA fund disbursement as listed on page 76 and 77 of the Draft Housing Element (Program 4 3-1 through 4 3-5) CONCLUSION The 2009 Housing Element Update is required by the State to ensure that an adequate housing supply can be accommodated with the City for residents of all income levels The Housing Element Update process will include community, housing policy advocate, Planning Commission, and City Council input. The City must show that all of the community's housing needs can be met throughout the City As part of the Draft 2007- 2014 Atascadero Housing Element, the following significant programs and policies are included in the Draft Housing Element for Planning Commission review and recommendation to City Council NOW 1 By right development for parcels identified as RHNA opportunity sites and a rezone to a minimum 20 du/ac 2 Up-zoning high density residential from 16 du/ac to 20 du/ac, 3 Establishing minimum densities for multi-family projects, 4 Creating/identifying a zone for by right development of emergency and transitional housing sites, 5 Allowing vertical mixed-use development with a CUP (as opposed to current requirements for PD), 6 Updating the City's second unit ordinance to remove governmental constraints and encourage the construction of second units as affordable housing, 7 Adopt an inclusionary housing ordinance based on current Council policy but expanded to include all multi-family and mixed-use projects regardless of City approval process, 8 Explore programs to reduce fees for affordable housing units, and, 9 Adopt programs for the use of RDA and affordable housing in-lieu fee funds 66 ITEM NUMBER C - 1 DATE. 09/22/09 `'fir►° FISCAL IMPACT The cost of preparing the Housing Element update has already been budgeted Once adopted, the Housing Element will commit the City to prepare a variety of zoning updates and housing programs The zoning updates are estimated to cost between $10,000 and $20,000 to complete ATTACHMENTS Attachment 1 SLOCOG Regional Housing Needs Plan Attachment 2• Rental rate report Attachment 3 Current County affordable housing numbers Attachment 4 Draft 2007-2014 Housing Element Attachment 5 Draft Resolution PC 2009-0029 67 ATTACHMENT 1 SLOCOG Regional Housing Needs Plan See following 68 San Luis Obispo Council of Governments Regional Housing Needs Plan ;s a I I r r r ,e i w Adopted August 2008 SAN LUIS OBISPO COUNCIL OF GOVERNMENTS 69 SLOCOG BOARD 2008 President John P Shoals, Mayor, City of Grover Beach Vice President Supervisor Bruce Gibson, San Luis Obispo County, District 2 City of Arroyo Grande Tony Ferrara, Mayor City of Atascadero Tom O'Malley, Councilmember City of Morro Bay Janice Peters, Mayor City of Paso Robles Fred Strong, Councilmember City of Pismo Beach Mary Ann Reiss, Mayor City of San Luis Obispo David Romero, Mayor San Luis Obispo County, District 1 Supervisor Harry Ovitt San Luis Obispo County, District 3 Supervisor Jerry Lenthall San Luis Obispo County, District 4 Supervisor Katcho Achadjian San Luis Obispo County, District 5 Supervisor James Patterson Ex3--utive Director Ronald De Carli Project Manager .Steve Devencenzi 1 70 Table of Contents Regional Housing Need Plan Executive Summary 3 SLOCOG Principles for Developing Housing Policy 5 Key Concepts 6 Major Considerations 8 Allocation Formula 10 Geography 11 Projected Regional Housing Need By income 11 Schedule 12 Policy for RHNP upon Annexation or Incorporation 13 Appeals Criteria and Process 14 Household Income Categories 15 State Law Governing Housing Elements and Regional Housing Needs 16 2 71 Regional Housing Needs Plan EXECUTIVE SUMMARY The Regional Housing Needs Plan (RHNP) prepared by San Luis Obispo Council of Governments (SLOCOG) establishes numerical targets for the development of housing units in the state-mandated Housing Element update Each of the seven incorporated cities and the County of San Luis Obispo unincorporated area are required to update their Housing Element to accommodate their allocation during 2008-09 For the 2007 through 2015 cycle the California State Department of Housing and Community Development (HCD) established a regional housing need allocation of 4,885 housing units for the SLOCOG region The key component of the RHNP is shown on the table that enumerates housing unit allocations by income categories to SLOCOG member agencies The seven incorporated cities and the County are required to integrate the housing unit distribution numbers identified in the RHNP in the update the Housing Elements of their General Plan in order to accommodate their `fair share" of the anticipated future housing demand The current allocation is shown on Table A below Table A Regional Housing Need Allocation by Income Category Income Category %Share Arroyo Atascadero Grover Morro Bay Paso Pismo San Luis Unincorporated Totals Grande Beach Robles Beach Obispo County Very Low 23% 83 106 44 41 149 36 366 298 1124 Low 16% 58 74 31 29 103 25 254 207 782 i Moderate 19% 69 88 37 34 123 30 302 246 928 Above Moderate 42% 152 194 81 76 271 66 668 544 2052 362 462 193 180 646 158 1589 1295 4885 The exceedingly high allocation presented to the region in the 2000-2007 housing allocation cycle (18 035 units) challenged many communities as they sought to meet their allocation targets while trying to respect prior planning efforts, resource and regulatory constraints, opposition to increased densities, and the high expenses associated with expanding existing community services The current allocation of 4885 units should allow member jurisdictions to incorporate the respective targets within the framework of their existing housing elements without requiring major changes. SLOCOG representatives from the South County cities of Arroyo Grande Grover Beach and Pismo Beach as well as the District 3 and District 4 members of the Board of Supervisors met on a subregional basis and agreed that their respective assignments were reasonable and fair The representatives indicated a desire to caucus during the next Regional Housing Needs Allocation cycle to evaluate the proposed allocation at a subregional level 'trllll� 3 72 The RHNP is intended to assure that adequate sites and zoning exist to address anticipated housing demand during the planning period The targets also help to ensure that sites exist to accommodate the housing need �r of a range of socioeconomic segments of a community They are not housing unit quotas that jurisdiction s must achieve within the time frame of their next housing element update As noted in the prior RHNP, SLOCOG recognizes the importance of creating more housing opportunities for area residents especially those at the lower end of the income-earning spectrum Since the prior housing need cycle the area s housing market has continued to witness unprecedented increases in home sale prices and rental rates, although the recent mortgage lending crisis has slowed the increase in costs, and resulted in reductions in many areas, they still remain prohibitively expensive for the average wage earner The County continues to be faced with serious concerns in terms of maintaining the vibrant economy and valued labor force, while protecting natural resources, environmentally sensitive areas, premium agricultural lands, open spaces and at the same time limiting increases in traffic congestion and protecting and improving air quality Cities and the County are faced with developing creating ways to foster housing development without overloading infrastructure and the ability to provide services The Regional Housing Needs Plan seeks to increase the housing supply and the mix of housing types, tenure, and affordability within the region in an equitable manner by using the adopted formula The RHNP formulas 60/40 weighting toward employment centers promotes infill development, improved intraregional relationship between jobs and housing, and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns Housing need has been allocated to the very low income category at 23%, and the low category at 16% for each agency These exceed the existing 11% for very low and 10% for the low category As such, none of the jurisdictions will be faced with a disproportionately high share of households in those categories ag dt 4 73 SLOCOG Principles for Developing Housing Policy Jobs/Housing Balance People should have a reasonable opportunity to live close to where they work and each urban area should strive to achieve a better balance between housing and jobs- projects that are appropriately sited and seek to improve that balance should be encouraged through redesigned and efficient planning and development processes. Permit Streamlining Local state and federal agencies should eliminate redundant policies and practices that are found to be obstacles to the production of appropriately located affordable housing consistent with sound infill I development opportunities and environmentally sensitive areas. Mixed-Use Development Support appropriately located mixed-use projects that encourage efficient transportation services and walkable communities. Urban Limits ` Urban areas should be efficiently developed within their respective boundaries. Support should be i provided to agencies for the redevelopment of underutilized areas that can provide additional housing or employment opportunities that minimize the demands placed upon outlying agricultural or open space areas. Wildlife/Environmental Sensitivity Preserve and restore natural areas and open spaces in conjunction with efforts to provide appropriate housing and economic development in a manner that respects significant wildlife habitat, conserves land and preserves natural resources. Social Equity: Housinq for All Incomes and Age Levels The long-term health of our economy and quality of life depends on maintaining a diverse population composed of a balance of income and age groups. A mixed housing stock addressing the range of housing options within communities provides the opportunity for diversity of age, lifestyle and incomes for residents. Higher Density/Multi-Family Desiqn Good design is critical to community acceptance of higher density projects. Provide support for the development of design guidelines that presents attractive higher density affordable housing, which promotes responsible, efficient, and compact development to facilitate the preservation of open space. Financing Mechanisms Support the Affordable Housing Trust Fund as a vehicle to secure needed funds to assist in developing housing and to qualify for state matching funds. Affordable or workforce housing receiving public subsidies should be subject to restrictions that keep the housing affordable for an extended period of time or return some portion of the incremental gain in value for reinvestment in additional housing opportunities. Regional Cooperation Agencies (federal, state, regional and local) should work cooperatively to address the housing and development needs of the community as a whole in a manner that recognizes the common needs of the populace and the impacts to the environment. 5 74 Key Concepts When using this plan, it is important to keep in mind what the intention of the RHNP is and is not. There are four key concepts underlying the entire RHNP process that need to be clearly understood 1 The allocations are intended to be used by jurisdictions when updating their housing elements as the basis for assuring that adequate sites and zoning are available to accommodate at least the number of units allocated. They are not housing unit quotas that jurisdictions must achieve within the time frame of their next housing element update. Many jurisdictions, as well as other groups having an interest in affordable housing issues often treat the housing allocations as a numerical quota that must be achieved This is not the intent of the process, nor is it what the California State Department of Housing and Community Development (HCD) is looking for when reviewing local housing elements The State recognizes that the provision of affordable housing is largely market-driven, and that funding, subsidies and other incentives to provide affordable housing are very limited. One of the few major tools available to local jurisdictions to influence the development of affordable housing is the power to regulate land use Thus, breaking down development barriers, such as exclusionary zoning and growth controls are some of the major goals of State law in the housing arena 2. The regional allocations only address a portion of each jurisdiction's local housing needs under the provisions of State housing law The primary goal of the RHNP is to quantify each jurisdictions responsibility for accommodating its fair share of the regional housing need The RHNP does not address all of the local housing needs of each jurisdiction, just the share of the regional new housing construction need Other local needs must also be addressed in each jurisdictions housing element, such as housing overpayment and overcrowding housing preservation, and the housing needs of farmworkers, students and other special-needs groups. Local needs may be greater than the regional need for one or more income categories For example, higher than projected replacement housing needs, the loss of affordable rental housing, or local employment trends not anticipated by SLOCOG may create new housing construction needs greater than the regional allocations Jurisdictions should try to ensure that adequate sites and zoning are available to accommodate whichever need is the greatest within each household income category In addition, localities should provide more definition of their need numbers by determining housing needs by type of dwelling unit and the housing requirements of special needs groups. The RHNP indirectly deals with housing affordability by providing a starting point from which jurisdictions can ensure that adequate sites and zoning are available to accommodate their regional allocations for very low and low-income households The RHNP does not directly assess housing affordability within each jurisdiction For example, the RHNP does not address the rent or mortgage payment that is affordable to households in each of the four income categories Again the responsibility for assessing local housing affordability rests with each jurisdiction as part of its housing element. 3. Under state law, existing zoning ordinances, policies, building standards and other land use regulations cannot be used by local jurisdictions as a justification to reduce their RHNP housing allocation targets. Government Code Section 65584 (d)of regional housing allocation law states that: (1) Except as provided in paragraph (2) any ordinance, policy or standard of a city or county that directly limits by number the building permits that may be issued for residential construction or limits for a set period of time the number of buildable lots that may be developed for residential purposes, shall not be a justification for a determination or a reduction in the share of a city or county of the regional housing need 6 75 (2) Paragraph (1) does not apply to any city or county that imposes a moratorium on residential construction for a specified period of time in order to preserve and protect the public health and safety If a moratorium is in effect, the city or county shall prior to a revision pursuant to subdivision (c) adopt findings that specifically describe the threat to the public health and safety and the reasons why construction of the number of units specified as its share of the regional housing need would prevent the mitigation of that threat. The California Attorney General has concluded that the availability of suitable housing sites must be considered based not only upon the existing zoning ordinances and land use restrictions of the locality, but also based upon the potential for increased residential development under alternative zoning ordinances and land use restrictions Councils of Governments therefore cannot accept reductions in a local jurisdiction s RHNP housing allocation targets based upon existing land use regulations that limit the availability of suitable sites to accommodate its fair share allocation targets State law requires SLOCOG to follow a set of guidelines in preparing its regional housing need determination Guidelines come from two primary sources (1) HCD who sets a housing need planning target for the region, and (2) State law, which provides guidelines on how to allocate the region's housing need among jurisdictions (Government Code, Sections 65584) Single Housing needs Family female S adult typically changeEB throughout the lifecycle Single The diagram young illustrates how male adult needs may shift Young couple and different housing types may serve an ' 13El FE individual in the course of their development FamilyOlder and maturity with 1couple child Older couple Family with 3 children 7 76 Major Considerations State law requires that the RHNP address the following concerns (1) Existing and projected lobs and housing relationship. The existing and projected relationship of jobs and housing is the core of the proposed formula The relative percentage ratios for each jurisdiction are not projected to significantly change during the planning period A key issue during this cycle was consideration for adjusting the formula to be more heavily weighted toward an emphasis on employment. The Board adopted the previous formula which was weighted 60% toward those communities where employment occurs versus 40% toward where population is located (2) Opportunities and constraints to development of additional housing (A) Lack of capacity for sewer or water service due to federal or state laws, regulations or regulatory actions, or supply and distribution decisions made by a sewer or water service provider other than the local jurisdiction that preclude the jurisdiction from providing necessary infrastructure for additional development during the planning period Resource issues are challenging in many areas of the region, no constraints were identified that prevents the distribution of units as proposed While some unincorporated service areas have severe service level concerns or limitations, the proposed allocation to the overall unincorporated area can be accommodated. (B) The availability of land suitable for urban development or for conversion to residential use the availability of underutilized land, and opportunities for infill development and increased residential densities Adequate land exists within all jurisdictional areas. It should be noted that Grover Beach is a "landlocked" city and has limited area for future expansion without annexing the Oceano Community Services District that is currently substantially developed as an unincorporated urban area In addition, the region may not limit its consideration of suitable housing sites or land suitable for urban development to existing zoning ordinances and land use restrictions of a locality but shall consider the potential for increased residential development under alternative zoning ordinances and land use restrictions. (C) Lands preserved or protected from urban development under existing federal or state programs, or both, designed to protect open space farmland, environmental habitats, and natural resources on a long-term basis This potential limitation does not preclude the absorption of the proposed allocation with any of the scenarios under consideration 8 77 (D) County policies to preserve prime agricultural land, as defined pursuant to Section 56064 within an unincorporated area This potential limitation does not preclude the absorption of the proposed allocation with any of the scenarios under consideration The allocation does not require the rezoning of any prime agricultural land 3 The distribution of household growth assumed for purposes of a comparable period of regional transportation plans and opportunities to maximize the use of public transportation and existing transportation infrastructure The focus on employment centers is intended to support public transportation and existing transportation infrastructure and address demand on the 101 corridor especially during peak commute times. 5 The market demand for housing The market demand for housing, especially in the very low, low and moderate ranges far exceeds supply This is due to a number of factors including- the dominance of the tourism and agricultural sectors where many jobs provide relatively low pay, the disparity in the growth of housing costs and the growth in local income levels, the attractiveness of the area for retirement living and scarcity of coastal living environments with moderate climates, ongoing demand from beyond the local market that sustain relatively high housing costs in the region relative to other parts of the state and nation, and, resource capacity and other local service delivery system limitations that necessitate high development fees or increased utility costs. These factors impact all of the jurisdictions in varying degrees. 6 Agreements between a county and cities in a county to direct growth toward incorporated areas of the county. Such agreements do not currently exist. The regional blueprint project called Community 2050 is being formulated as the sustainable community strategy for the region and includes consideration of directing development more purposefully to urban centers and may result in agreements between the county and cities to direct growth toward incorporated areas of the county 7 The loss of units contained in assisted housing developments that changed to non-low-income use through mortgage prepayment, subsidy contract expirations, or termination of use restrictions. This issue is not a major problem area within the region 9 High housing costs burdens High-housing costs burdens are endemic in the state of California and especially within the coastal areas south of Mendocino County High land and housing costs represent one of the principle 9 78 challenges the region faces and is problematic in every community — although particularly acute in coastal communities where resource and regulatory constraints are the greatest 10 The housing needs of farmworkers The housing needs of farmworkers are especially problematic due to the low pay afforded this segment of the workforce and the competing demand for affordable units. Many within this population double and even are known to triple-up to find shelter Due to the year round agricultural opportunities many families reside within the urban areas to be near schools shopping and other services. The allocation formula anticipates that this segment of the population will be primarily served within the urban areas addressed in the proposed allocation 11 The housing needs generated by the presence of a private university or a campus of the California State University or the University of California within any member jurisdiction The housing needs generated by the presence of Cal Poly have been significantly addressed by the recent expansion of campus housing options with 618 apartments that will house about 1500 students. No adjustments are made due to this factor 12. Any other factors adopted by the council of governments None The adopted allocation formula is shown on Table B as follows Table B SLOCOG Regional Housing Needs Plan Allocation Formula Allocation on 60%Jobs and 40%Population Basis Share of Share of Regional Unadjusted Vacancy Total ° ° Housing Jurisdiction Jurisdiction Employment 60% Population 4 ° Need Need Factor Need [ j x 0.6 + p x 0.4 ] r = n + = T Arroyo Grande [ 8.1% x 0.6 + 6.3% x 0.4 ] 4740 351 + 11 362 ed aYi st!.r-fir i a z a ^'a aw a»sg"7#'•' a ° '. �� ✓ ,.'a5:i Grover Beach [ 3.2% x 0.6 + 5.0% x 0.4 ) 4740 187 + 6 193 ro rs X80 � ,1 ?�..,, �.a Paso Robles [ 14.6% x 0.6 + 11 1>% x 0.4 j 4740 627 + 19 646 iPa$n1Q8dcl1 j,..,,"V`es32 .,,. x -I � .iF',i.'�.. „*,' °f4,. 4IC 0 '.,,, '.` ,4j4 .. .,.«- 15 San Luis Obispo ( 43.1% x 0.6 + 16.7% x 0.4 ] 4740 1,542 + 47 1589 _ m F.' Tningorpo'ate CountY,. X.. 15 4%•'.. X. R.6 iy4 43;2Ph x 0 '7 v fd�40u'' = 1257 + 36 � ' 4 740 145 4885 Note that the overall Vacancy Factor is included in the allocation from HCD (Estimated as Homeowner Vacancy Adjustment—1.8%and Rental Vacancy Adjustment—5 0%) 10 79 GEOGRAPHY The SLOCOG RHNP applies to the County of San Luis Obispo and the seven incorporated cities shown on the following map Figure 1 Map of San Luis Obispo County aso Robles c' am :Morro Bay an Luis Obispo 2 Pismo Beach yo Grande Grover Beach , m Table C Projected Housing Need by Income August 2008 Very-Low Low Moderate Above- Total moderate 23% 16% 19% 42% Arroyo Grande 83 58 69 152 362 Atascadero 106 74 88 194 462 Grover Beach 44 31 36 80 192 Morro Bay 41 29 34 75 179 Paso Robles 149 103 123 272 647 Pismo Beach 36 25 30 66 158 San Luis Obispo 366 254 302 668 1589 Unincorporated County 298 207 246 544 1296 1124 782 928 2052 4885 11 80 SCHEDULE The following figure shows an outline of the RHNP process and the steps involved in the development of rrr the regional housing needs plan By December 2002, at the end of the RHNP process, the SLOCOG Board is required to adopt the regional plan or HCD will design and adopt a plan for the region The final adopted Plan will then be used by the local jurisdictions in their Housing Element update process Local housing elements must be adopted and certified by the end of 2003 The following dates mark the major RHNA process milestones. -July 2007 Allocation of Regional Need by HCD -July, 2007— September, 2007 Regional Review of HCD assignment -September, 2007 - February 2008 Preparation of Draft RHNP -April—June 2008 Public and local review -August 2008 RHNA adoption -August 2008 to July 2009 The Housing Element preparation period for jurisdictions -July 2007 to July 2008 Interim Planning Period" 'Jurisdictions may take credit for housing units approved or constructed during this interim planning period, and apply the credit to their housing elements Figure 2 RHNA Work Plan Outline And Timeline Steps 2007 2008 Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep 1 1 2 3 4 4 4 4 4 5 6 6 6 7 8 9 10 10 Step 1 July-August 2007- HCD issues determination to of regional need to COG ** Step 2 August 2007 Consultation between HCD and SLOCOG regarding draft allocation figures Step 3 SLOCOG accepts HCD estimate of countywide housing need. Step 4 October 2007—February 2008, representatives of Methodology Committee review allocation methodology and other elements of RHNP Step 5 Preliminary Draft RHNA methodologies circulated for comment. Step 6 SLOCOG authorizes release of draft plan for comment and forwards to HCD for review HCD has 30 days, SLOCOG and local agencies have 90 days. Step 7 End of 90-day comment/appeal period by local jurisdictions. Step 8 Review of comments and appeals by SLOCOG Step 9 August 2008- Revised final RHNA responding to SLOCOG jurisdictions comments and/or appeals considered and adopted by SLOCOG. Step 10 (If needed)Within 60 days SLOCOG can hear any appeals on final RHNP (includes a 30 day notice to local agencies) Any revisions adopted into final RHNP 12 81 POLICY FOR RHNP REDISTRIBUTION UPON ANNEXATION OR INCORPORATION In the event of annexation or incorporation of new jurisdictions during the planning period of this RHNP provision needs to be made for the redistribution of housing needs. The following policy establishes the conditions and process for any such redistribution 1 Filing of Application for Annexation or Incorporation Upon receipt of notice of filing from LAFCO of a proposed annexation or incorporation, the affected county will notify SLOCOG of the proposal and resulting need for a redistribution of housing needs between the county and applicant jurisdiction 2. Discussion with Annexing/Incorporating City During the course of the annexation/incorporation process, the affected county will negotiate in good faith between the annexing/incorporating city and the county the RHNP allocations to be redistributed There cannot be a net reduction in the RHNP allocations within the county This means that the total number of housing units by income category accepted by the applicant jurisdiction plus the remaining number of units by income category attributable to the donor county, shall not be less than the original number of units by income category originally allocated to the county by the RHNP Other than satisfying this requirement, the affected county and annexing/incorporating city may negotiate any redistribution of housing need that is mutually acceptable SLOCOG Mediation If after negotiating in good faith, both the affected county and annexing/incorporating city cannot reach a mutually acceptable redistribution of housing need, either jurisdiction may request that SLOCOG mediate the redistribution of housing need. The purpose of such mediation will not be for SLOCOG to actually redistribute the housing need between the two affected jurisdictions, but to achieve mutually acceptable redistribution through negotiation If, after mediation by SLOCOG, the affected county and annexing/incorporating city still cannot reach a mutually acceptable redistribution of housing needs the matter will be referred to HCD 4 Annexation/Incorporation Conditions The affected county and the annexing/incorporating city will jointly draft conditions covering the transfer of RHNP allocations from the county to the annexing/incorporating city The affected county will request that the RHNP conditions are included in the LAFCO resolution approving the annexation/incorporation. 5. LAFCO Imposition of Conditions LAFCO imposes the proposed RHNP conditions in the resolution approving the annexation and/or incorporation 6. Transfer of RHNA Allocations RHNP allocations will be transferred from the county to the city as specified in the LAFCO resolution 7 Housing Elements 7a. County Housing Element The county's Housing Element should describe assumptions, conditions, and implications of any change in RHNP assumptions resulting from an annexation/incorporation Following the effective date of an approved annexation/incorporation the county may amend its Housing Element to reflect the change in RHNP allocations 7b City Housing Element Amendment (annexation) If the annexation and accompanying redistribution of RHNP allocations between affected jurisdictions occurs after the statutory housing element amendments have been adopted,any city general plan amendment accompanying an annexation must include amendment of the city's housing element to reflect that change. 13 82 7c. City Housing Element(incorporation) If the incorporation and accompanying redistribution of RHNP allocations between affected jurisdictions occurs after the statutory housing element amendments have been adopted, the new city will include the RHNP transfer in the housing element adopted for the new community 8. State HCD Review The transfer of RHNP allocations for annexations or incorporations pursuant to this policy is subject to the review and approval of HCD prior to the implementing action APPEALS CRITERIA AND PROCESS Under State law, jurisdictions are given an opportunity to comment on, and propose revisions to, their share of the RHNP within 90 days of adoption According to the government code, any revision must meet the test of accepted methodology readily available data, and be consistent with State-identified criteria for the RHNP Accordingly, appeals will not be considered by SLOCOG unless they meet the following criteria. 1 The appeal must be received within 90 days of SLOCOG Board adoption of the Draft RHNP SLOCOG strongly encourages jurisdictions intending to appeal to submit well in advance of the deadline 2 The appealing jurisdiction must provide evidence that: a) The RHNP methodology was incorrectly applied in determining the jurisdiction's targets; or b) SLOCOG used incorrect or faulty numbers in determining their allocation targets 3 Appeals must be submitted by an authorized signatory 4 A contact person must be identified. This person should be able to respond to SLOCOG staff regarding the documentation pertinent to the appeal As stated previously, under State law, existing zoning ordinances, policies, building standards and other land use regulations cannot be used by local jurisdictions as a justification for a request to reduce their RHNP housing allocation targets The only exception is in cases where a moratorium on residential construction is legally imposed for a specified period of time to preserve and protect the public health and safety that would constrain the projected housing need Following the end of the 90-day revision request period, SLOCOG is required to take action on any requested revision within 60 days The SLOCOG Board will hear all appeals SLOCOG staff will make a recommendation to the Board on the technical merits of the appeal SLOCOG may accept the proposed revision, modify its earlier determination, or indicate, based upon available data and accepted planning methodology why the proposed revision is inconsistent with the regional housing need If the SLOCOG Board does not accept the proposed revision, then the requesting jurisdiction has 30 days to request a public hearing to review the housing allocation targets in question SLOCOG then has 30 days to notify the requesting jurisdiction of at least one public hearing The date established for such hearing must be within 30 days following this notification If, as a result of this process, SLOCOG accepts a proposed revision or modifies its earlier determination, the city or county shall use that share If SLOCOG grants a revised allocation, it must still ensure that the current total regional housing need, as allocated by HCD, is maintained This means that if one `ftoo 14 83 jurisdictions allocation changes one or more other allocations must also change to insure the total regional allocation and distribution by income group remains the same If SLOCOG determines that the proposed revision is inconsistent with the regional housing need, the city or county shall use the share that was originally determined by SLOCOG Table D Household Income Categories Ilk 10 d San Luis Obis o Coun oIn S 42,428 Very Low(50%) $ 21,214 Lowi 80% $ 21215 $ 33`942''; Moderate(120%) $ 3 T_ S3 943 $ 50,914 ModerateQ,91S. ... all slag , Households in Income Brackets Bracket Very Low cMrryover Low I carryover Moderate %cMnyo#er A;y �detfo 8,382 $ $ 10,000 8,382 6,115 $ 10,000 $ 14,999 6,115 5,636 $ 15,000 $ 19,999 5,636 5,879 $ 20,000 $ 24,999 1,428 4,451 4,451 5,796 $ 25,000 $ 29,999 5,796 6,174 $ 30,000 $ 34,999 4,869 1,305 1,305 5,457 $ 35,000 $ 39,999 5,457 5,199 $ 40,000 $ 44,999 5,199 4 477 $ 45,000 $ 49,999 4,477 8,500 $ 50,000 $ 59,999 777 7,723 7,723 10,218 $ 60,000 $ 74,999 10,218 9,735 $ 75,000 $ 99,999 9,735 4,817 $ 100,000 $ 124,999 4,817 2,441 $ 125,000 $ 149,999 2,441 1,945 $ 150,000 $ 199,999 1,945 1,961 $ 200,000 $ 999,999 1,961 92,732 21,561 15,116 1 17,215 1 38,840 f 100.0% 23% 15%0 19% 42%u M I1 N+d� 15 84 California Government Code Requirements for Development of Regional Housing Needs Plans (Changes from last update are underlined) 65584 (a) (1) For the fourth and subsequent revisions of the housing element pursuant to Section 65588 the department shall determine the existing and projected need for housing for each region pursuant to this article For purposes of subdivision (a) of Section 65583 the share of a city or county of the regional housing need shall include that share of the housing need of persons at all income levels within the area significantly affected by the general plan of the city or county (2) While it is the intent of the Legislature that cities, counties, and cities and counties should undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate the entire regional housing need, it is recognized, however that future housing production may not equal the regional housing need established for planning purposes. (b) The department, in consultation with each council of governments, shall determine each region s existing and projected housing need pursuant to Section 65584 01 at least two years prior to the scheduled revision required pursuant to Section 65588 The appropriate council of governments, or for cities and counties without a council of governments, the department, shall adopt a final regional housing need plan that allocates a share of the regional housing need to each city county or city and county at least one year prior to the scheduled revision for the region required by Section 65588. The allocation plan prepared by a council of governments shall be prepared pursuant to Sections 65584.04 and 65584.05 with the advice of the department (c) Notwithstanding any other provision of law, the due dates for the determinations of the department or for the council of governments, respectively regarding the regional housing need may be extended by the department by not more than 60 days if the extension will enable access to more recent critical population or housing data from a pending or recent release of the United States Census Bureau or the Department of Finance. If the due date for the determination of the department or the council of governments is extended for this reason the department shall extend the corresponding housing element revision deadline pursuant to Section 65588 by not more than 60 days (d)The regional housing needs allocation plan shall be consistent with all of the following obiectives (1) Increasing the housing supply and the mix of housing types tenure and affordability in all cities and counties within the region in an equitable manner, which shall result in each iurisdiction receiving an allocation of units for low-and very low income households (2) Promoting infill development and socioeconomic equity the protection of environmental and agricultural resources, and the encouragement of efficient development patterns (3)Promoting an improved intraregional relationship between lobs and housing (4) Allocating a lower proportion of housing need to an income category when a jurisdiction already has a disproportionately high share of households in that income category, as compared to the countywide distribution of households in that category from the most recent decennial United States census (e) For purposes of this section, "household income levels" are as determined by the department as of the most recent decennial census pursuant to the following code sections (1)Very low incomes as defined by Section 50105 of the Health and Safety Code. (2) Lower incomes, as defined by Section 50079.5 of the Health and Safety Code. (3) Moderate incomes, as defined by Section 50093 of the Health and Safety Code (4) Above moderate incomes are those exceeding the moderate-income level of Section 50093 of the Health and Safety Code. 16 85 (f) Notwithstanding any other provision of law determinations made by the department, a council of governments or a city or county pursuant to this section or Section 65584 01 65584 02 65584 03 65584 04 65584 05 65584 06 65584 07 or 65584 08 are exempt from the California Environmental Quality Act (Division 13 (commencing with Section 21000)of the Public Resources Code). 65584.01 (a) For the fourth and subsequent revision of the housing element pursuant to Section 65588, the department, in consultation with each council of governments, where applicable shall determine the existing and projected need for housing for each region in the following manner, (b) The department's determination shall be based upon population projections produced by the Department of Finance and regional population forecasts used in preparing regional transportation plans, in consultation with each council of governments. • If the total regional population forecast for the planning period, developed by the council of governments and used for the preparation of the regional transportation plan is within a range of 3 percent of the total regional population forecast for the planning period over the same time period by the Department of Finance then the population forecast developed by the council of governments shall be the basis from which the department determines the existing and projected need for housing in the region • If the difference between the total population growth projected by the council of governments and the total population growth projected for the region by the Department of Finance is greater than 3 percent, then the department and the council of governments shall meet to discuss variances in methodology used for population projections and seek agreement on a population projection for the region to be used as a basis for determining the existing and projected housing need for the region. • If no agreement is reached then the population projection for the region shall be the population projection for the region prepared by the Department of Finance as may be modified by the department as a result of discussions with the council of governments. (c) (1) At least 26 months prior to the scheduled revision pursuant to Section 65588 and prior to developing the existing and projected housing need for a region, the department shall meet and consult with the council of governments regarding the assumptions and methodology to be used by the department to determine the region's housing needs. The council of governments shall provide data assumptions from the council's projections, including if available the following data for the region: (A)Anticipated household growth associated with projected population increases (B) Household size data and trends in household size (C) The rate of household formation, or headship rates, based on age gender ethnicity or other established demographic measures. (D) The vacancy rates in existing housing stock; the vacancy rates for healthy housing market functions regional mobility* as well as, housing replacement needs. (E)Other characteristics of the composition of the projected population. (2)The department may accept or reject the information provided by the council of governments or modify its own assumptions or methodology based on this information After consultation with the council of governments, the department shall make determinations in writing on the assumptions for each of the factors listed in subparagraphs (A) to (E), inclusive of paragraph (1) and the methodology it shall use and shall provide these determinations to the council of governments. (d) (1) After consultation with the council of governments, the department shall make a determination of the region's existing and projected housing need based upon the assumptions and methodology determined pursuant to subdivision (c) Within 30 days following notice of the determination from the department, the council of governments may file an objection to the department's determination of the region's existing and projected housing need with the department. (2)The objection shall be based on and substantiate either of the following: (A) The department failed to base its determination on the population projection for the region established pursuant to subdivision (b), and shall identify the population projection which the council of governments believes should instead be used for the determination and explain the basis for its rationale 17 86 (B) The regional housing need determined by the department is not a reasonable application of the methodology and assumptions determined pursuant to subdivision (c) The objection shall include a proposed alternative determination of its regional housing need based upon the determinations made in subdivision (c), including analysis of why the proposed alternative would be a more reasonable application of the methodology and assumptions determined pursuant to subdivision (c). (3) If a council of governments files an objection pursuant to this subdivision and includes with the objection a proposed alternative determination of its regional housing need, it shall also include documentation of its basis for the alternative determination Within 45 days of receiving an objection filed pursuant to this section the department shall consider the objection and make a final written determination of the region's existing and projected housing need that includes an explanation of the information upon which the determination was made 65584.02. (a) For the fourth and subsequent revisions of the housing element pursuant to Section 65588 the existing and projected need for housing may be determined for each region by the department as follows as an alternative to the process pursuant to Section 65584.01 (1) In a region in which at least one subregion has accepted delegated authority pursuant to Section 65584 03,the region's housing need shall be determined at least 26 months prior to the housing element update deadline pursuant to Section 65588 In a region in which no subregion has accepted delegation pursuant to Section 65584 03, the region's housing need shall be determined at least 24 months prior to the housing element deadline (2)At least six months prior to the department's determination of regional housing need pursuant to paragraph (1), a council of governments may request the use of population and household forecast assumptions used in the regional transportation plan. For a housing element update due date pursuant to Section 65588 that is prior to January 2007 the department may approve a request that is submitted prior to December 31, 2004 notwithstanding the deadline in this paragraph. This request shall include all of the following- (A) Proposed data and assumptions for factors contributing to housing need beyond household growth identified in the forecast. These factors shall include allowance for vacant or replacement units, and may include other adjustment factors. err (B)A proposed planning period that is not longer than the period of time covered by the regional transportation improvement plan or plans of the region pursuant to Section 14527 but a period not less than five years, and not longer than six years. (C) A comparison between the population and household assumptions used for the Regional Transportation Plan with population and household estimates and projections of the Department of Finance The council of governments may include a request to extend the housing element deadline pursuant to Section 65588 to a date not to exceed two years, for the purpose of coordination with the scheduled update of a regional transportation plan pursuant to federal law (b) The department shall consult with the council of governments regarding requests submitted pursuant to paragraph (2)of subdivision (a). The department may seek advice and consult with the Demographic Research Unit of the Department of Finance, the State Department of Transportation a representative of a contiguous council of governments, and any other parry as deemed necessary The department may request that the council of governments revise data, assumptions, or methodology to be used for the determination of regional housing need, or may reject the request submitted pursuant to paragraph (2) of subdivision (a). Subsequent to consultation with the council of governments, the department will respond in writing to requests submitted pursuant to paragraph (1)of subdivision (a) (c) If the council of governments does not submit a request pursuant to subdivision (a), or if the department rejects the request of the council of governments, the determination for the region shall be made pursuant to Sections 65584 and 65584 01 65584 03 (a)At least 28 months prior to the scheduled housing element update required by Section 65588, at least two or more cities and a county, or counties may form a subregional entity for the purpose of allocation of the subregion's existing and proiected need for housing among its members in accordance with the allocation methodology established pursuant to Section 65584.04 The purpose of establishing a subregion shall be to recognize the community of interest and mutual challenges and opportunities for providing housing within a subregion 18 87 A subregion formed pursuant to this section may include a single county and each of the cities in that county or any other combination of geographically contiguous local governments and shall be approved by the adoption of a resolution by each of the local governments in the subregion as well as by the council of governments. All decisions of the subregion shall be approved by vote as provided for in rules adopted by the local governments comprising the subregion or shall be approved by vote of the county or counties, if any and the majority of the cities with the majority of population within a county or counties. (b) Upon formation of the subregional entity, the entity shall notify the council of governments of this formation If the council of governments has not received notification from an eligible subregional entity at least 28 months prior to the scheduled housing element update required by Section 65588 the council of governments shall implement the provisions of Sections 65584 and 65584.04 The delegate subregion and the council of governments shall enter into an agreement that sets forth the process, timing, and other terms and conditions of the delegation of responsibility by the council of governments to the subregion (c)At least 25 months prior to the scheduled revision the council of governments shall determine the share of regional housing need assigned to each delegate subregion The share or shares allocated to the delegate subregion or subregions by a council of governments shall be in a proportion consistent with the distribution of households assumed for the comparable time period of the applicable regional transportation plan. Prior to allocatinq the regional housing needs to any delegate subregion or subregions, the council of governments shall hold at least one public hearing, and may consider requests for revision of the proposed allocation to a subregion. If a proposed revision is rejected the council of governments shall respond with a written explanation of why the proposed revised share has not been accepted (d) Each delegate subregion shall fully allocate its share of the regional housing need to local governments within its subregion If a delegate subregion fails to complete the regional housing need allocation process among its member jurisdictions in a manner consistent with this article and with the delegation agreement between the subregion and the council of governments the allocations to member jurisdictions shall be made by the council of governments. 65584.04. (a) At least two years prior to a scheduled revision required by Section 65588, each council of governments, or delegate subregion as applicable, shall develop a proposed methodology for distributing the existing and proiected regional housing need to cities, counties, and cities and counties within the region or within the subregion, where applicable pursuant to this section. The methodology shall be consistent with the obiectives listed in subdivision (d)of Section 65584. (_1) No more than six months prior to the development of a proposed methodology for distributing the existing and proiected housing need, each council of governments shall survey each of its member iurisdictions to request, at a minimum, information regarding the factors listed in subdivision (d)that will allow the development of a methodology based upon the factors established in subdivision (d). (2) The council of governments shall seek to obtain the information in a manner and format that is comparable throughout the region and utilize readily available data to the extent possible. (3)The information provided by a local government pursuant to this section shall be used, to the extent possible, by the council of governments, or delegate subregion as applicable, as source information for the methodology developed pursuant to this section. The survey shall state that none of the information received may be used as a basis for reducing the total housing need established for the region pursuant to Section 65584.01 (4) If the council of governments fails to conduct a survey pursuant to this subdivision, a city, county, or city and county may submit information related to the items listed in subdivision (d) prior to the public comment period provided for in subdivision (c). (c) Public participation and access shall be required in the development of the methodology and in the process of drafting and adoption of the allocation of the regional housing needs. 19 88 Participation by organizations other than local jurisdictions and councils of governments shall be solicited in a diligent effort to achieve public participation of all economic segments of the community. fir► The proposed methodology, along with any relevant underlying data and assumptions and an explanation of how information about local government conditions gathered pursuant to subdivision (b) has been used to develop the proposed methodology, and how each of the factors listed in subdivision (d) is incorporated into the methodology, shall be distributed to all cities, counties, any subregions, and members of the public who have made a written request for the proposed methodology. The council of governments, or delegate subregion, as applicable, shall conduct at least one public hearing to receive oral and written comments on the proposed methodology. (d) To the extent that sufficient data is available from local governments pursuant to subdivision (b) or other sources each council of governments, or delegate subregion as applicable, shall include the following factors to develop the methodology that allocates regional housing needs. (1) Each member iurisdiction's existing and protected iobs and housing relationship. (2) The opportunities and constraints to development of additional housing in each member jurisdiction, including all of the following: (A) Lack of capacity for sewer or water service due to federal or state laws, regulations or regulatory actions, or supply and distribution decisions made by a sewer or water service provider other than the local jurisdiction that preclude the jurisdiction from providing necessary infrastructure for additional development during the planning period. (B) The availability of land suitable for urban development or for conversion to residential use, the availability of underutilized land, and opportunities for infill development and increased residential densities. The council of governments may not limit its consideration of suitable housing sites or land suitable for urban development to existing zoning ordinances and land use restrictions of a locality, but shall consider the potential for increased residential development under alternative zoning ordinances and land use restrictions. v (C) Lands preserved or protected from urban development under existing federal or state programs, or both designed to protect open space farmland environmental habitats, and natural resources on a long-term basis. (D) County policies to preserve prime agricultural land, as defined pursuant to Section 56064 within an unincorporated area. (3) The distribution of household growth assumed for purposes of a comparable period of regional transportation plans and opportunities to maximize the use of public transportation and existing transportation infrastructure (4)The market demand for housing (5)Agreements between a county and cities in a county to direct growth toward incorporated areas of the county (6) The loss of units contained in assisted housing developments, as defined in paragraph (8) of subdivision (a) of Section 65583 that changed to non-low-income use through mortgage prepayment, subsidy contract expirations, or termination of use restrictions. (7) High-housing costs burdens (8)The housing needs of farmworkers. (9) The housing needs generated by the presence of a private university or a campus of the California State University or the University of California within any member jurisdiction. (10)Any other factors adopted by the council of governments. (e) The council of governments, or delegate subregion, as applicable shall explain in writing how each of the factors described in subdivision (d) was incorporated into the methodology and how the methodology is consistent with subdivision (d)of Section 65584 The methodology may include numerical weighting fir+° 20 89 (f) Any ordinance policy voter-approved measure or standard of a city or county that directly or indirectly limits the number of residential building permits issued by a city or county shall not be a justification for a determination or a reduction in the share of a city or county of the regional housing need (g) In addition to the factors identified pursuant to subdivision (d) the council of governments or delegate subregion as applicable shall identify any existing local regional, or state incentives, such as a priority for funding or other incentives available to those local governments that are willing to accept a higher share than proposed in the draft allocation to those local governments by the council of governments or delegate subregion pursuant to Section 65584 05 (h) Following the conclusion of the 60-day public comment period described in subdivision (c) on the proposed allocation methodology and after making any revisions deemed appropriate by the council of governments, or delegate subregion as applicable, as a result of comments received during the public comment period each council of governments, or delegate subregion as applicable shall adopt a final regional or subregional, housing need allocation methodology and provide notice of the adoption of the methodology to the jurisdictions within the region or delegate subregion as applicable, and to the department. 65584.05. (a) At least one and one-half years prior to the scheduled revision required by Section 65588 each council of governments and delegate subregion, as applicable shall distribute a draft allocation of regional housing needs to each local government in the region or subregion, where applicable, based on the methodology adopted pursuant to Section 65584 04 The draft allocation shall include the underlying data and methodology on which the allocation is based. It is the intent of the Legislature that the draft allocation should be distributed prior to the completion of the update of the applicable regional transportation plan. The draft allocation shall distribute to localities and subregions, if any within the region the entire regional housing need determined pursuant to Section 65584 01 or within subregions, as applicable the subregion's entire share of the regional housing need determined pursuant to Section 65584 03 (b)Within 60 days following receipt of the draft allocation, a local government may request from the council of governments or the delegate subregion, as applicable a revision of its share of the regional housing need in accordance with the factors described in paragraphs (1)to (9), inclusive of subdivision (d)of Section 65584 04 including any information submitted by the local government to the council of governments pursuant to subdivision (b)of that section. The request for a revised share shall be based upon comparable data available for all affected jurisdictions and accepted planning methodology, and supported by adequate documentation (c) Within 60 days after the request submitted pursuant to subdivision (b), the council of governments or delegate subregion, as applicable shall accept the proposed revision modify its earlier determination, or indicate, based upon the information and methodology described in Section 65584 04 why the proposed revision is inconsistent with the regional housing need (d) If the council of governments or delegate subregion as applicable does not accept the proposed revised share or modify the revised share to the satisfaction of the requesting party, the local government, may appeal its draft allocation based upon either or both of the following criteria. (1) The council of governments or delegate subregion as applicable failed to adequately consider the information submitted pursuant to subdivision (b)of Section 65584 04 or a significant and unforeseen change in circumstances has occurred in the local jurisdiction that merits a revision of the information submitted pursuant to that subdivision. (2) The council of governments or delegate subregion, as applicable failed to determine its share of the regional housing need in accordance with the information described in and the methodology established pursuant to Section 65584 04 (e) The council of governments or delegate subregion as applicable shall conduct public hearings to hear all appeals within 60 days of the date established to file appeals. The local government shall be notified within 10 days by certified mail, return receipt requested, of at least one public hearing on its appeal 21 90 The date of the hearing shall be at least 30 days and not more than 35 days from the date of the notification Before taking action on an appeal the council of governments or delegate subregion as applicable shall consider all comments recommendations and available data based on accepted planning methodologies submitted by the appellant. The final action of the council of governments or delegate subregion as applicable on an appeal shall be in writing and shall include information and other evidence explaining how its action is consistent with this article The final action on an appeal may require the council of governments or delegate subregion as applicable to adjust the allocation of a local government that is not the subject of an appeal (f) The council of governments or delegate subregion, as applicable shall issue a proposed final allocation within 45 days of the completion of the 60-day period for hearing appeals. The proposed final allocation plan shall include responses to all comments received on the proposed draft allocation and reasons for any significant revisions included in the final allocation. (g) In the proposed final allocation plan, the council of governments or delegate subregion as applicable shall adjust allocations to local governments based upon the results of the appeals process specified in this section. If the adjustments total 7 percent or less of the regional housing need determined pursuant to Section 65584 01 or as applicable total 7 percent or less of the subregion's share of the regional housing need as determined pursuant to Section 65584 03 then the council of governments or delegate subregion as applicable, shall distribute the adjustments proportionally to all local governments. If the adjustments total more than 7 percent of the regional housing need, then the council of governments or delegate subregion, as applicable shall develop a methodology to distribute the amount greater than the 7 percent to local governments. In no event shall the total distribution of housing need equal less than the regional housing need, as determined pursuant to Section 65584 01, nor shall the subregional distribution of housing need equal less than its share of the regional housing need as determined pursuant to Section 65584 03 Two or more local governments may agree to an alternate distribution of appealed housing allocations between the affected local governments If two or more local governments agree to an alternative distribution of appealed housing allocations that maintains the total housing need originally assigned to these communities then the council of governments shall include the alternative distribution in the final allocation plan (h) Within 45 days of the issuance of the proposed final allocation plan by the council of governments and each delegate subregion, as applicable the council of governments shall hold a public hearing to adopt a final allocation plan. To the extent that the final allocation plan fully allocates the regional share of statewide housing need, as determined pursuant to Section 65584 01,the council of governments shall have final authority to determine the distribution of the region's existing and projected housing need as determined pursuant to Section 65584 01 Within 60 days of adoption by the council of governments, the department shall determine whether or not the final allocation plan is consistent with the existing and projected housing need for the region as determined pursuant to Section 65584 01 The department may revise the determination of the council of governments if necessary to obtain this consistency (i)Any authority of the council of governments to review and revise the share of a city or county of the regional housing need under this section shall not constitute authority to revise approve or disapprove the manner in which the share of the city or county of the regional housing need is implemented through its housing program. 65584.06 (a) For cities and counties without a council of governments, the department shall determine and distribute the existing and projected housing need, in accordance with Section 65584 and this section. If the department determines that a county or counties, supported by a resolution adopted by the board or boards of supervisors and a majority of cities within the county or counties representing a majority of the population of the county or counties, possess the capability and resources and has agreed to accept the NNW 22 91 responsibility with respect to its jurisdiction, for the distribution of the regional housing need the department shall delegate this responsibility to the cities and county or counties (b) The distribution of regional housing need shall, based upon available data and in consultation with the cities and counties take into consideration market demand for housing, the distribution of household growth within the county assumed in the regional transportation plan where applicable, employment opportunities and commuting patterns, the availability of suitable sites and public facilities, agreements between a county and cities in a county to direct growth toward incorporated areas of the county or other considerations as may be requested by the affected cities or counties and agreed to by the department. As part of the allocation of the regional housing need, the department shall provide each city and county with data describing the assumptions and methodology used in calculating its share of the regional housing need. Consideration of suitable housing sites or land suitable for urban development is not limited to existing zoning ordinances and land use restrictions of a locality but shall include consideration of the potential for increased residential development under alternative zoning ordinances and land use restrictions (c)Within 90 days following the department's determination of a draft distribution of the regional housing need to the cities and the county a city or county may propose to revise the determination of its share of the regional housing need in accordance with criteria set forth in the draft distribution. The proposed revised share shall be based upon comparable data available for all affected jurisdictions, and accepted planning methodology and shall be supported by adequate documentation (d) (1) Within 60 days after the end of the 90-day time period for the revision by the cities or county the department shall accept the proposed revision modify its earlier determination, or indicate why the proposed revision is inconsistent with the regional housing need. (2) If the department does not accept the proposed revision then within 30 days, the city or county may request a public hearing to review the determination. (3)The city or county shall be notified within 30 days by certified mail, return receipt requested, of at least one public hearing regarding the determination (4)The date of the hearing shall be at least 10 but not more than 15 days from the date of the notification (5) Before making its final determination, the department shall consider all comments received and shall include a written response to each request for revision received from a city or county (e) If the department accepts the proposed revision or modifies its earlier determination, the city or county shall use that share If the department grants a revised allocation pursuant to subdivision (d) the department shall ensure that the total regional housing need is maintained The department's final determination shall be in writing and shall include information explaining how its action is consistent with this section. If the department indicates that the proposed revision is inconsistent with the regional housing need the city or county shall use the share that was originally determined by the department. The department, within its final determination, may adjust the allocation of a city or county that was not the subject of a request for revision of the draft distribution (f)The department shall issue a final regional housing need allocation for all cities and counties within 45 days of the completion of the local review period. 65584.07 (a) During the period between adoption of a final regional housing needs allocation until the due date of the housing element update pursuant to Section 65588, the council of governments, or the department, whichever assigned the county's share shall reduce the share of regional housing needs of a county if all of the following conditions are met: (1) One or more cities within the county agree to increase its share or their shares in an amount equivalent to the reduction. (2)The transfer of shares shall only occur between a county and cities within that county 23 92 (3) The county's share of low-income and very low income housing shall be reduced only in proportion to the amount by which the county's share of moderate- and above moderate-income housing is reduced. (4) The council of governments or the department, whichever assigned the county's share shall approve the proposed reduction, if it determines that the conditions set forth in paragraphs (1), (2), and (3) above have been satisfied The county and city or cities proposing the transfer shall submit an analysis of the factors and circumstances, with all supporting data,justifying the revision to the council of governments or the department. The council of governments shall submit a copy of its decision regarding the proposed reduction to the department. (b) The county and cities which have executed transfers of regional housing need pursuant to this section shall amend their housing elements and submit them to the department for review pursuant to Section 65585 All materials and data used to justify any revision shall be made available upon request to any interested party within seven days upon payment of reasonable costs of reproduction unless the costs are waived due to economic hardship A fee may be charged to interested parties for any additional costs caused by the amendments made to former subdivision (c) of Section 65584 that reduced from 45 to 7 days the time within which materials and data were required to be made available to interested parties. (c) In the event an incorporation of a new city occurs after the council of governments or the department for areas with no council of governments, has made its final allocation under this section the city and county may reach a mutually acceptable agreement on a revised determination and report the revision to the council of governments and the department,or to the department for areas with no council of governments. If the affected parties cannot reach a mutually acceptable agreement, then either party may request the council of governments or the department for areas with no council of governments, to consider the facts data, and methodology presented by both parties and make the revised determination The revised determination shall be made within one year of the incorporation of the new city based upon the methodology described in subdivision (a)and shall reallocate a portion of the affected county's share of regional i*MW housing needs to the new city The revised determination shall neither reduce the total regional housing needs nor change the previous allocation of the regional housing needs assigned by the council of governments or the department, where there is no council of governments,to other cities within the affected county sir►` 24 93 ATTACHMENT 2: San Luis Obispo County Dyer Rental Survey Report Now See following 94 1%000 March 2009 San Luis Obispo County Multi-Family Housing Rental Survey Summary Table of Contents I. Introduction 11. March 2009 SLO County Multi-Family Housing Rental Survey Summary I Combined San Luis Obispo County Market Areas-Current Data for March 2009 2 Combined San Luis Obispo County Market Areas-Historical Data 3 Arroyo Grande Market Area(incl.Grover Beach,Pismo Beach&Oceano) Current Data for March 2009 4 Arroyo Grande Market Area(incl.Grover Beach, Pismo Beach&Oceano)- Historical Data 5 Atascadero Market Area(including Templeton)-Current Data for March 2009 6 Atascadero Market Area(including Templeton)-Historical Data 7 City of Paso Robles Market Area-Current Data for March 2009 8. City of Paso Robles Market Area-Historical Data 9 City of San Luis Obispo Market Area-Current Data for March 2009 10 City of San Luis Obispo Market Area-Historical Data 111. March 2009 Qualifying Income to Rent Table IV. Dyer Sheehan Group, Inc. 95 I Introduction 96 Introduction. Thank you for your interest in our March 2009 San Luis Obispo County Multi- Family Housing Rental Survey Summafy. Our March 2009 survey includes data from more than 3,700 apartment units in Arroyo Grande (including Grover Beach, Pismo Beach & Oceano), Atascadero (including Templeton), Paso Robles, and San Luis Obispo, as well as a combined summary of these individual San Luis Obispo County market areas We have tried to make this publication as user-friendly as possible, and are continually looking for ways to improve the value and applicability of the information we provide If you have any questions, or suggestions that would help us in this pursuit, please let us know Dyer Sheehan Group, Inc provides a broad range of consulting and brokerage services to the real estate investment and development community, including property analysis, market & feasibility studies, governmental & community relations, project planning, and entitlement permit processing. We welcome the opportunity to discuss how we could specifically be of additional service to you Please call us with questions, or to schedule an appointment. We trust that you will find our March 2009 San Luis Obispo County Multi- Family Housing Rental Survey Summary to be a valuable analysis and reference tool Thanks again for your ongoing cooperation and support. REAL ESTATE CONSULTING&BROKERAGE SERVICES 808 E.SANTA CLARA STREET,SUITE A VENTURA,CA 93001 (805)653-8100 FAX(805)653-8105 www.dye97 rshechan.com 9 Ii Maari6h. 2009 t fan I1u%s ;lvib%s ,t `= o ,nty Rental purvey Summary 98 Cj1 N M rri N r LL m N a m CL r+ p r + O OO to r _O CO �+ a_1 N ON N N CV y b- C 6m, 64 69 ca 44 o w m a > Q� y O 00 OMO aa) j x, to Q 5E g �r � fA fH Efl EA Ei►' Y g,g o �,. 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CtiM +� co i rn M i5� R > earCY N m d ¢ C CL O = o co tom- mm OD O N e n � c Q g m tiM CO T— CO (3 m 00 y tooco to to Ffl 6q ER va ` + s ! p CD o v +t r� ch t•- : CD m (D a 6 ro CN to N CD Q EA co to �p 7 E (D C) C. Cl 0 to N i E E to o LO 0 0 L C a o ° ° ° 69 v) m N m m m p S ui;uaN _® i r N Cl) 108 III March 2009 QuIla"'lifyin, g Income to Rent Table (based upon combined data from the San Luis Obispo County Market Areas) 109 i O CD O Q d co IC N O M CV) r tY a 60. CD i W 2 OF - ..... Z (n WC4 Nr w CD ,Q i O P► co M CO rz �� O r N M N Q (Y _ Oft ti9 t d4 69 fi LL i CL O D tm ��/ �"" iL � � d � +.. VZ a 0 clQ V os - � o W CL }may m ami V �• W J (1 Z � f tJ co i ZCD m 'I Z Co m m p 110 J p apt' co N C ` s N _ d LO I M N M C Q ( 6k � a ca) w o W co >, CDN W c ti W mCL � CO wv Y x LO 00 Q 00 O N ' 00 r r 1 N IT- *aw 40 LLI CL ch LLJ t° °o M ccoo co00 o W V co I Z w E E E Z - m o o a 0 m m m p i I ATTACHMENT 3: SLO County affordable housing numbers-August 2009 i !I`I Affordable Housing Standards SAN LUIS OBISPO COUNTY DEPARTMENT OF PLANNING AND BUILDING County Government Center San Luis Obispo,Calitornia 93408 Telephone 805 7815600 This bullefin summarizes the county's affordable housing standards including maximum household incomes,home purchase prices and rents It applies to projects in both the Coastal and Inland portions of the County Income limits The state defines family income groups as follows. "Extremely Low Income"is defined by Health and Safety Code Section 50106 as 30%of county median income, "Very Low Income"is defined by Health and Safety Code Section 50105 as 50%of county m edian income; "Lower Income"is defined by Health and Satety Code Section 50079.5 as 80%of county median income;"Moderate Income"is defined by Health and Safety Code Seciton 50093 as 120%of county median income;"Workforce"is defined by Title 22 of the County Code as 1600/6 of county median income. The following income limits are effecfive as of April 3,2009 I Personslcl tri wk aVery ' Qyerlita Ir> i �� `Fal>1i "E i "��1�1�OCTSd•Cw'F ya7"+4'Nt�[IF�`�� 4 ��1�a��ttr�''�"., � k'✓y ;b.t�i'`w,J$M �5 511�I�G � "� 4! tY�' Y; 1 $14,900 $24,800 $39,650 $49,550 $59;450 "n79,280 8, 9 3 $19,150 $31,850 $51,000 63,700 $76,450 101,920 4 21,250 $56,650 $70,800 $84,950 113,280 'rrl 5 $22,950 $38,250 $61,200 $76,450 91,750 $122,320 6 724,650 41,050 $65,700 $82,150 $98,550 131,440 $26,350 43,900 $70,250 $87,800 $105,350 $140,480 I 8 $28,050 $46,750 $74,800 $93,450 $112,150 $149,520 l Sample maximum sales prices (see footnotes) 4inlr,Stza atr6rr�y"Lo# L44 wei tncxwm erste or t orce N,, rmr t ,.,ms yinc: fiie _ Wit.. . }: F COrr16 t est Studto $96,000 $193,0001, 1 $37,000 $75,000 $110,000 $224,000 $312,000 2 44,000 87,000 129,000 254 000 354,000 3 $51,000 $99,000 $146,000 $285,000 $395,000 4 $57,000 $110,000 $159,000 $309,000 $429,000 y' Note 1 Homeowner association due(HOA)assumption per month is 15000 Note 2: Mortgage financing assumed at a fixed rate for 30 years(per HSH Associates)is 5741% Note 3 Prices shown are preliminary estimates and maybe revised. Round to the nearest 1000th Note 4 Actual sales price limits will be determined by the County on a case-by-case basis. Updated:8/3/2009 *400 112 ATTACHMENT 3: SLO County Affordable Housing Numbers-August 2009 NOW Maximum rents (see footnotes) R C$372 $619 743 $1,363 $1,858 425 708 $850 1,558 $2,124 478 $796 $956 $1,752 $2,389 $531 $885 j $1,062 $1,947 $2,655 4 11 $573 $956 1 $1,147 $2,102 2,867 Note 1 These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Oblpo(805-543-4478) Note 2 Rent limits are updated when the State issues its annual update to median incomes, generally in April of each year Updated:8/3/2009 113 ATI P CHMENT 4: Draft 2007-2014 Housing Element I i See attached -4110 114 City of Atascadero o� Housing Element x x a" � �ph $ d bA `P-f%SY.E`5J1 �W..3Ti'uSwi'r ".$^:'f...r:RM'�":�' d..a...:R�'�.`Gbl4'C�..0 August i V City Council Review Draft September 22, 2009 I%r City of Atascadero 6907 El Camino Real Atascadero,CA 93422 www.atascadero.org Prepared by- Lisa Wise Consulting,Inc. 983 Osos Street San Luis Obispo,CA 93401 115 This Page Intentionally Left Blank 116 City ofAtascadero General Plan Housing Element Table of Contents A. INTRODUCTION .2 1 OVERVIEW 2 2. PUBLIC PARTICIPATION 3 3 CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS 4_34 B EVALUATION OF PREVIOUS HOUSING ELEMENT 6 C. POPULATION AND EMPLOYMENT TRENDS 18 1 POPULATION 18 2. EMPLOYMENT 19 D HOUSING CHARACTERISTICS .22 1 HOUSEHOLDS.. 22 2. HOUSING UNITS 244 3. HOUSING CONDITIONS 25 4. HOUSING AFFORDABILITY 27 5 AT-RISK UNITS 28 E. SPECIAL HOUSING NEEDS .30 1 SENIOR HOUSEHOLDS 30 2. PERSONS WITH DISABILITIES 32 3 LARGE FAMILIES AND OVERCROWDING 33 4. SINGLE-PARENT HOUSEHOLDS 33 5 PERSONS IN NEED OF EMERGENCY SHELTER. 34334 6 FARMWORKERS 34 F HOUSING RESOURCES .36 1 REGIONAL HOUSING NEEDS ALLOCATION 36 2. SITE INVENTORY AND ANALYSIS 38 3 REMAINING 2007-2014 REGIONAL HOUSING NEEDS ALLOCATION 39 4. INFRASTRUCTURE RESOURCES 40 5 FINANCIAL RESOURCES 41 6 ADMINISTRATIVE RESOURCES 42 G CONSTRAINTS ON HOUSING PRODUCTION 46 1 GOVERNMENTAL CONSTRAINTS 46 2. NON-GOVERNMENTAL CONSTRAINTS 66 H. HOUSING ELEMENT GOALS,POLICIES,AND PROGRAMS 70 I. REFERENCES .8584 Appendix I............. 8786 Appendix II 9998 Appendix III 1014-00 Appendix IV 103W2 Appendix V 105404 Appendix VI 1074-96 �1rr Public Review Draft Page ii ^ :'"-SeZ,tember 14,2009 117 Citi/of Atascadero General Plan Housing Element List of Tables V-1 Evaluation of Previous Housing Element 5 V-2 Trends in Population Growth 17 V-3 Trends in Population Age 17 V-4 Trends in Race and Ethnicity 18 V-5 Industry Trends in Atascadero 19 V-6 Trends in Occupations 19 V-7 Class of Worker Trends 20 V-8 Trends in Households 21 V-9 Trends in Household Income Groups 22 V-10 Housing Problems for Extremely Low Income (ELI) Households 22 V-11 Trends in Housing Type 23 V-12 Housing Units by Age 23 V-13 Trends in Housing Tenure 24 V-14 Multi-Family Housing Rental Rates,March 2009 25 V-15 Monthly Owner Costs as a Percentage of Household Income 26 V-16 Gross Rent as a Percentage of Household Income 26 V-17 San Luis Obispo County Income Limits 26 V-18 San Luis Obispo County Maximum Sales and Rental Prices 27 V-19 At-Risk Assisted Housing Units 28 V-20 Special Needs Population 29 V-21 Senior Households 29 V-22 Senior Households by Income Group 30 V-23 Senior Housing Facilities,2009 30 V-24 Persons with Disabilities by Type 31 V-25 Employment Status of Persons with Disabilities 31 V-26 Household Size by Tenure in Atascadero 32 V-27 Overcrowded Households 32 V-28 City Share of Regional Housing Needs,2001-2006 36 V-29 City Share of Regional Housing Needs,2007-2014 37 V-30 Summary of Vacant Parcels 38 V-31 Summary of Underutilized Parcels 38 V-32 Remaining RHNA Analysis,2007-2014 39 V-33 Disposition of Home Loans 41 V-34 General Plan Land Use Designations and Zoning District Comparison 48 V-35 Zoning District's Permitted Land Uses 49 V-36 Residential Zones Development Standards 50 V-37 Downtown Zones Development Standards 50 V-38 Parking Requirements 55 V-39 Planning and Development Fees 57 V-40 Development Fees for New Housing 58 V-41 Proportion of Fee in Development Cost for a Residential Development 58 V-42 Permit Processing Procedures 59 V-43 Timelines for Permit Procedures 59 V-44 Constraints on Housing for Persons with Disabilities 61 V-45 Strategies to Address Energy Conservation and Global Climate Change 65 Public Review Draft Page I iii Atigust 21a5eptember 14 2009 118 City of Atascadero General Plan Housing Element V-46 Summary of Quantified Objectives,2007-2014 81 V-47 Vacant Parcels 85 *49"` V-48 Potential Vacant Parcels to be Rezoned 99 V-49 Underutilized Parcels 103 List of Figures V-1 Median Home Sale Price,2002-2009 25 V-2 Vacant Multi-Family and Mixed Use Property Map 97 V-3 Potential Vacant Parcels to be Rezoned Map 101 V-4 Underutilized Multi-Family and Mixed Use Property Map 105 Public Review Draft Page I iv magus 2kiSc2ptember 14,2009 119 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 1 Attgt,446September 14 2009 120 City of Atascadero General Plan Housing Element A. Introduction 1. Overview California planning law provides more detailed requirements for the housing element than for any other element of the General Plan. The State Legislature has found that "the availability of housing is of vital statewide importance and that the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order " The housing element establishes policies for the community to ensure safe, decent housing for its current and future residents. Article 10 6 of the California Government Code requires each city and county to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs. The analysis must address all economic segments (extremely low-, very low-, low-, moderate- and above moderate-incomes) of the community, the City's share of the regional housing need, and the housing needs of special groups such as the elderly, disabled, homeless, large families, and single parents. The City must either identify vacant or re- developable sites that can provide sufficient housing to meet these needs or include programs in the housing element to identify additional residential sites. Housing Elements are subject to State review and certification. The City of Atascadero prepared a draft Housing Element in 2002 that was not certified by the State but last had an Element approved by HCD in 1994. This Housing Element includes the following information as required by State law- 1 Analysis of Atascadero's housing needs. 2. Information on the existing housing stock,including the number, type,cost, tenure,and structural condition of the units. 3. Analysis of land available to accommodate unmet housing needs. 4. Analysis of potential barriers to housing development,including governmental and non-governmental constraints. 5 Information on existing subsidized or below market-rate housing units. 6. Information on energy conservation opportunities for housing construction or rehabilitation. 7 Specific goals,measurable objectives,policies,and programs to address the housing allocation,as required by the County Regional Housing Needs Plan. stir►° Public Review Draft Page 2 Atlg;o-,a-2�,Se.ptcniber 14 2009 121 City of Atascadero General Plan Housing Element Major housing issues and opportunities identified in Atascadero include- 1 Adequate sites for the development of housing for all economic segments of the community Since the previous Housing Element was not certified by the State, this includes sites for the previous and current Regional Housing Needs Allocation (RHNA) 2. Incentives to encourage private market and non-profit development of affordable housing 3. Integration of affordable housing into new above-moderate income residential projects or payment of fees in-lieu of affordable housing inclusion. 4. Special needs of seniors and families. 5 Maintenance of existing standard housing,rehabilitation of substandard units, and removal and replacement of substandard housing that cannot feasibly be rehabilitated. 6. Financial resources and programs to help subsidize development,maintenance, and rehabilitation of extremely low,very-low,low-, and moderate-income housing. 7 Local governmental constraints on the production or rehabilitation of housing 2. Public Participation Government Code §65583(c)(6)(B) requires the City to "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." Accordingly,this document incorporates input received from the general public,City Council, and Planning Commission of Atascadero The City facilitated a series of stakeholder interviews on June 9, 2009, and a public workshop on June 16, 2009, to solicit input by citizens from different geographic areas and economic segments in the City, financial and real estate professionals, decision-makers, and others to provide policy guidance. The City also held a series of workshops with Tierra West Advisors,Inc. to develop priorities for the Redevelopment Agency low and moderate housing funds. Public workshops were held on February 28, 2008 and April 29,2008. At the recent stakeholder interviews, community members were given the opportunity to ask questions and to provide recommendations on goals, policies, and programs. This input is incorporated in the Housing Element. Community input will continue as the process moves forward. The Housing Element is posted on the City's web site (www.atascadero.org) +nr Public Review Draft Page 3 Atlge,4-2t,Se,tember 14,2009 122 City of Atascadero General Plan Housing Element 3 Consistency with Other General Plan Elements State law requires that the General Plan and all of its elements comprise an "integrated, internally consistent and compatible statement of policies." The goals,policies, and programs of this Housing Element are consistent with the goals, policies, and programs contained in other elements of the General Plan. The Housing Element is Chapter V of the existing General Plan. *%r Public Review Draft Page 4 r 2-65 ptcn bcr 1,4 2009 123 City of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 5 "-September l9,2009 124 City of Atascadero General Plan Housing Element B. Evaluation of Previous Housing Element The previous 2002 Housing Element sought to increase affordable multifamily units, primarily to accommodate larger families and the increasing number of senior citizens. To a considerable extent, the City has been successful in achieving this objective (Table V-1) (An analysis of the 2001-2006 Regional Housing Needs Allocation (RHNA) is included in Section F, Housing Resources.) The goals and policies contained in the previous Housing Element were generally appropriate to meet the housing needs of the City However, this updated Element builds on that foundation,while taking into account that the City is substantially developed and relatively few (though significant) prospects remain to increase housing opportunities. This Element contains specific implementation programs, quantified objectives, and an aggressive below market rate housing program. Another priority of this Housing Element is conservation and rehabilitation of existing homes. Table V-1 indicates what has been achieved and which programs should be carried forward or deleted. However, to improve on the implementation and usability of the document some of the policies and programs have been reworded or combined with other programs. Table V-1 Evaluation of Previous Housing Element too s.r a >,,::..�..6w#�"a 't,d✓.`s; a+�r �'».F+e{f ., is "3 .+w.,,n�.'".�..,a*"$r."' `" 01" gT t. oNi:;`W ro ifd revrah 40 74 , ' +0 *an ^"' tr : Goal 1• Promote diverse and high quality housing opportunities to meet the needs of all segments of the community. Policy 11 Encourage steady production of new housing,including mixed-.use projects in commercial land use; areas,to meet the needs of all household t' es in the City Program 1 1 1 Designate adequate Adequate sites The city designated This program will be sites and implement programs to help to meet 2001- approximately 42.1 acres revised and continued in meet the City Regional Housing Needs 2006 RHNA for multi-family residential the 2007 2014 Housing Allocation development at 16 du/ac i Element. Program 1 1 2.Continue to allow mixed 1 Very Low 8 Not met City to use RDA and in- residential and commercial development Low per year lieu fee set aside money in the Downtown Zoning District. to assist building owners in converting upper floor residential space to deed restricted lower income units. This program will be revised and continued in the 2007 2014 Housing Element. Program 1 1 3 Continue to allow small 10 Moderate per 38 Moderate units This program will be lot single family homes in planned year constructed continued in the 2007 developments in multi-family areas not 2014 Housing Element. appropriate for large complexes. �tlr� Public Review Draft Page 6 August•gym ust 24:} "Sehtember 14,2009 125 City ofAtascadero General Plan Housing Element Program Summary Quantified , Achievement Further.;Progress ne Objective`� Needed Program 1 1 -4 Amend the Zoning 10 Moderate per 13 Moderate units The zoning ordinance r),dinance to allow single family year was amended. development at densities of 4-units per 2 Low units acre in the SFR-X zoning district through This program will not be a Planned Development process carried forward. Program 1 1 5. Require the use of 5 Low units per Approved Woodlands This program was specific plans for residential projects of year Specific Plan implemented. The City 100 or more units. will require ongoing 2 Very low implementation. 5 Low This program will be continued in the 2007 34 Moderate 2014 Housing Element. Program 1 1 -6.Adopt an ordinance to N/A Not adopted This program is not allow the use of Specific Plans deemed necessary and throughout the City to facilitate the will not be carried production of affordable housing via such forward. means as reduction in setbacks,shared parking and mixing of uses and housing types. Program 1 1 -7 Continue to allow 3 Very low Ongoing—The City This program will be manufactured housing and group housing allows modular housing revised and continued in in accordance with State law units on single family lots the 2007 2014 Housing and permits them as Element. i secondary units 'rogram 1 1 -8 Support the extension 20 Very low 20 Very low approved This program has been and expansion of sewer service along implemented It will be both the North and South ends of EI 6 Low 7 Low approved revised and continued in Camino Real to serve higher density the 2007 2014 Housing residential areas by allocating the funding 16 Moderate 25 Moderate approved Element. necessary through the City's Capital Improvement Program City sewer service was extended along the North and South ends of EI Camino Real. Policy 1.2-Encourage a variety of high quality housing types in multi-family areas. Program 1.2—1 Allow planned This program is not developments with detached units on deemed necessary and individual lots or airspace condominiums will not be carried on commonly owned lots. forward. Program 1.2—2.Update the zoning Not updated This program is not ordinance to require private open space deemed necessary and and on-site common recreational facilities will not be carried to be provided based on project size. forward Cal 2: Increase home ownership opportunities'. Policy 2.1—Promote development and construction of new housing units for ownership,especially by low-and roderate-income families. Public Review Draft Page 7 "nugus't 2-6-S,htembcr l 1,2009 126 City of Atascadero General Plan Housing Element Program`Summary t�uantified '�AahleyQment Further Progress r. w , .. , wDbjetiaeF, , Needed a Program 2.1 1 Offer a 35% (percent) 1 Very low per 8 Very low(permits This program has been density bonus for projects that include year issued since 2000)/27 combined with an deed restricted very low- low- and entitled since 2000 update of the density moderate-income housing. 4 Low per year bonus ordinance to 19 Low(permits issued bring local regulations in since 2000)/ 19 entitled compliance with State since 2000 law 1 Moderate(permits issued since 2000)/ 1 entitled since 2000 Program 2.1 —2. Continue to encourage 5 Low per year 16 Very Low(issued Continue City's where suitable Planned Unit since 2000) inclusionary housing Development(PD)Overlay Zones, 12 Moderate per policy which requires particularly the PD-7 zone of small lot year 5 Low(issued since that all PD projects subdivisions,for single-family ownership 2000) include affordable units in the RMF-10 and RMF-16 zoning or pay in-lieu fees. districts 12 Moderate(issued since 2000) This program will be revised and continued in the 2007 2014 Housing Element. Program 2.1 —3 Adopt an affordable Ordinance not adopted This program will be housing density bonus ordinance that revised and continued in establishes procedures for obtaining and the 2007 2014 Housing monitoring density bonuses. Element. Policy 2.2 Promote and encourage availability of new housing units to first time;homebuyers. Program 2.1 —1 Participate in the 2 Very low units Not complete This program will not be Mortgage Credit Certificate program to per year carried forward. assist first time homebuyers. Program 2.2—2.Adopt an inclusionary 3 Very Low per Although units have been This program will be housing ordinance that would require a year approved through the continued in the 2007- fixed percentage of units within inclusionary policy an 2014 Housing Element. residential and commercial developments ordinance has not been to be reserved as deed restricted adopted affordable units or an in-lieu fee to be collected. Require new residential development of vacant lots to participate in the in-lieu fee program. Goal 3.Ensure that an adequate amount of rental housing exists. Policy 3.1 Ensure that the proportion of low and moderate rental housing is not significantly reduced. Public Review Draft Page 8 August 2,& e,tember 14 2009 127 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Purther°Progress .r Obiect4ve Neeefed _, Program 3 1 —1 Continue to work with 2 Very low units Not complete 1 Staff is currently non-profit agencies,such as the County per year implementing a Housing Authority and Peoples Self-Help downtown affordable Housing to convert existing units for low- housing program using and moderate-income families using RDA funds for the available programs such as CDBG conversion of existing second floor units to 55- year deed restricted low and very-low income units. 2. The City is also assisting new buyers for California Manor to maintain the affordability status of the existing units. This program will be revised and continued in the 2007-2014 Housing Element. Program 3 1 2.Adopt an ordinance that 3 Very low 58 second units issued The ordinance was would allow second units in all single- income units per since 2000(7 deed adopted This program family zoning districts. year restricted Moderate) has been implemented. Program 3 1 3 Amend the Zoning 3 Very low units The Ordinance was The Ordinance will be Ordinance to conditionally allow vertical per year updated to allow vertical revised to allow vertical multi-family residential in General mixed-use with a PD mixed-use on the Commercial land use designations and to 4 Low units per Horizontal mixed-use second floor with a CUP allow mixed-use developments. year projects require a only Conditional Use Permit, PD overlay map change This program will be and a General Plan revised and continued in Amendment. No deed the 2007 2014 Housing restricted affordable units Element. have been constructed to date. Six mixed-use residential unit permits have been issued since 2000 Program 3 1 -4 Amend the Zoning N/A The ordinance was This program has been Ordinance to calculate maximum adopted implemented allowable densities in multi-family districts based on dwelling units, instead of bedrooms. Policy 3.2-Prioritize construction of additional assistedhousing units. Program 3.2—1 Continue to work with 3 Very low 23 total units since 2000 This program will be non-profit agencies,such as the County income units per revised and continued in Housing Authority and Peoples Self-Help year 19 Low-income senior the 2007 2014 Housing Housing to construct new units for low- units constructed with Element. and-moderate income families. SLO Housing Authority 4 for sale very-low- income units were constructed with Habitat for Humanity Public Review Draft Page 9 A.htgu -26fiepteniber 14,2009 128 City ofAtascadero General Plan Housing Element Program Summarlryuanttf3ed 'Aahtevetnent Further R�ogress r r a'sir+, p r soy Zp <r v ., Program 3.2—2. Encourage developers N/A Coordination is ongoing This program will be to work with agencies such as CHFA and revised and continued in HUD to obtain loans for development of The City is also assisting the 2007 2014 Housing new multifamily rental housing for low new buyers for California Element. income households Manor to maintain the affordability status of the existing units. Goal 4. Protect and conserve the existing housing stock and neighborhoods. Policy 4:1—Encourage conservation and preservation of neighborhoods and sound housing,including places and buildings of historical and architectural significance. Program 4 1 —1 Update the Zoning N/A The City has adopted This is handled through Ordinance to require maintenance and maintenance standards the building code and repair of housing as a component of Title enforcement and 12 and Title 8 various health and safety regulations. No update to the zoning code is necessary This program will not be continued in the 2007 2014 Housing Element. Program 4 1 —2. Utilize routine code N/A Ongoing This program will be enforcement to identify housing revised and continued in maintenance issues and expedite the 2007-2014 Housing rehabilitation of substandard and Element. deteriorating housing by offering technical assistance to homeowners and occupants. Program 4 1 —3 Continue to participate $30 000 and 14 Completed/Ongoing This program will be in federal grant programs,such as very low units revised and continued in CDBG to obtain loans and/or grants for per year the 2007 2014 Housing housing rehabilitation Apply an Element. appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units Program 4 1 —4 Expand code N/A Ongoing The City hired This program will be enforcement and neighborhood a Code Enforcement revised and continued in preservation programs to eliminate areas Officer in 2004 to the 2007 2014 Housing of blight and nuisances from existing enhance policy Element. neighborhoods. implementation capabilities. Program 4 1 —5 Amend the zoning N/A Completed/Ongoing This program will not be ordinance to restrict the quantity and carried forward. location of vehicles that may be stored on residential lots. Implementation will occur through code enforcement. Policy 4.2 Encourage conservation and preservation of houses ithat have historical and architectural significance. Program 4.2—1 Implement the Historic N/A Completed/Ongoing This program will be Site(HS)overlay zone to help preserve revised and continued in and protect historic Colony homes. the 2007-2014 Housing Element. Program 4.2—2. Maintain a GIS based N/A Completed/Ongoing This program will be map of protected sites. revised and continued in the 2007-2014 Housing Public Review Draft Page 10 kilt-24,Sei�teniber 14,2009 129 City of Atascadero General Plan Housing Element Program ummary ;Quantlf d Achievement Ft rther Progress F r Objective'° Needed. Element. Program 4.2—3 Allocate in the Capital 6 Very low units Not Completed This program will be Improvement Plan a portion of the RDA per year revised and continued in housing set aside funds to rehabilitate the 2007-2014 Housing existing housing stock within Element. Redevelopment Project Areas. Program 4.2—4 Include in the Capital N/A Completed This program will be Improvement Plan RDA street and revised and continued in infrastructure improvement projects to the 2007-2014 Housing benefit existing high density residential Element. areas. Policy 4 3-Encourage attractive architecture and site landscaping that respect terrain and native trees. Program 4.3—1 Update the Appearance N/A Not Completed This program will not be Review Manual to require the creative carried forward. use of high quality architecture and site landscaping to reduce the perceived density of projects. Program 4.3—2. Update the Zoning N/A Completed This program is not Ordinance to require specific deemed necessary and percentages of multi-family sites to be will not be carried landscaped with long term maintenance forward. agreements. Program 4.3—3. Establish a density N/A Policy implemented No This program will be bonus program for multi-family residential ordinance adopted. combined with an projects with superior architecture and update of the local landscape elements that clearly exceed density bonus the minimum requirements of the regulations in applicable Appearance Review Manual compliance with State provisions. law Program 4.3—4 Continue to require that N/A Completed/Ongoing This program will not be native trees be preserved and carried forward in the incorporated into multi-family projects to 2007-2014 Housing the highest extent possible. Element. Program 4.3—5.Continue to maintain N/A Completed/Ongoing This program will be the sliding density scale for sloped lots in continued in the 2007 the zoning ordinance. 2014 Housing Element. Policy 4 4—Protect housing affordability where it currently exists. Program 4 4—1 Develop and adopt a No net loss of Not Completed This program will be Zoning Ordinance provision to prohibit affordable units Ordinance in place to revised and continued in replacement of lower cost housing with limit condominium the 2007 2014 Housing higher cost housing unless, (1)the lower conversions of existing Element. cost units can be conserved,or(2)an rental units. equal number of similar units are included in a new project. Goal 5:Encourage energy conservation measures in new and existing homes. - Policy 5.1—Continue to make residents aware of available energy saving techniques and public utility rebates. Public Review Draft Page 11 A-t a 5cptember 14 2009 130 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further..Progress �,T �bjective�`..° t Needed � � Program 5 1 — 1 Continue to provide N/A Ongoing-The City has This program will be handouts on energy requirements, adopted a memo of revised and continued in particularly with emphasis on remodels understanding with SLO the 2007 2014 Housing and additions. Green Build and will Element. continue to provide information on sustainable building practices to the public. Program 5 1 —2. Continue to inform N/A Ongoing This program will be residents of home energy saving revised and continued in techniques. the 2007-2014 Housing Element. Policy 5.2—Encourage solar and other innovative energy designs when consistent',with State and local ordinances. Program 5.2—1 Continue to strictly N/A Completed/Ongoing— Atascadero will enforce the State energy standards of The four-unit Habitat for implement AB 811 and Title 24 Humanity development provide an assessment project completed in 2007 district for homeowners included photovoltaic wishing to install solar panels. panels,which will allow them to spread the cost of the system out over a number of years on their annual tax bill thus reducing upfront cost. This program will be revised and continued in the 2007 2014 Housing Element. Goal;6: Improve housing opportunities and living conditions for people with low and moderate incomes and those with s ecial.needs. Policy 641 o Ensure'that all persons.regardless of race,religion,age,sex,marital status,ancestry,_national origin, or color have equal access to sound and affordable housin , ` Program 6 1 —1 Maintain zoning Ongoing Ongoing This program is not standards for use permits, planned deemed necessary and developments,and residential accessory will not be carried uses to allow housing for special groups, forward. such as seniors and disabled persons. Program 6 1 —2. Develop a program of N/A Not Completed This program will be incentives including density bonuses and revised and continued in reduced development standards for the 2007 2014 Housing senior housing projects. Element. Program 6 1 —3. Cooperate with non- N/A Ongoing This program will be profit housing and social service revised and continued in agencies and pursue grants for providing the 2007 2014 Housing housing opportunities for special needs Element. groups, such as the homeless and battered women Program 6 1 —4 Cooperate with non- N/A Ongoing—The City This program will be profit groups and local religious approved plans and revised and continued in organizations to allow the temporary use allocated funding to EI the 2007 2014 Housing of churches as homeless shelters. Camino Homeless Element. Organization for the Public Review Draft Page 12 August t 265c.Litember 14,2009 131 City of Atascadero General Plan Housing Element Pro -Summary Quantified i4chisYement Further'.Progress :ObJective Needed construction of an EOC homeless shelter in 2004 (not constructed) Program 6 1 —5 Continue to support N/A Ongoing Supported This program will be local motel voucher programs for through CDBG funding revised and continued in temporarily displaced persons. allocations the 2007-2014 Housing Element. Program 6 1 —6 Ensure full compliance N/A Ongoing This program is being with the American Disabilities Act,and implemented through continue to enforce the complementary the building code and provisions of the International Building will not be carried Code forward Policy 6.2—Encourage lending institutions to provide loans for projects for special needs groups;including one- parent households. Program 6.2—1 Earmark RDA set aside Tax Increment Completed The use of RDA funds funds for housing projects. available- has been incorporated $115,000 in other programs. This program will not be carried forward. Policy 6.3-Encourage multi-family projects that provide affordable housing. Program 6.3—1 Develop policies to N/A Completed This program has been reduce or waive impact fees for implemented. Policy in affordable housing projects. place to pay impact fee costs using RDA funds for affordable housing projects within the RDA. Policy 6.4-Encourage the development of multi-bedroom units for families. Program 6 4—1 Create incentives for 3 Very low- Encouraged unit This program will not be construction of three-bedroom rental income units per construction through the continued in the 2007- units. year Planning Commission 2014 Housing Element. and Planned Development process. Policy 6.5-Ensure that personswithdisabilities have adequate access to housing. Program 6.5—1 Evaluate the Zoning N/A Ongoing This program will be Ordinance and amend it as necessary revised and continued in to ensure ADA compliance and remove the 2007-2014 Housing governmental constraints on the Element. production of housing for persons with disabilities. Program 6.5—2. Require all new N/A Ongoing Required by This program is required residential development to comply with all State Law by State law and will not applicable ADA provisions. be carried forward in the Housing Element. Goal 7. Expand housing assistance efforts. Policy 71 Support rental assistance programs. Program 7 1 —1 Participate in Federal N/A Ongoing This program will be and State housing assistance programs revised and continued in and apply for available funding as the 2007 2014 Housing appropriate. Element. Program 7 1 —2.Target the City's CDBG N/A Ongoing The City This program will be Public Review Draft Page 13 ^7,z1gk1., _4,' epteniber 74,2009 132 City ofAtascadero Q General Plan Housing Element IYU,n�IIBi TIMEN s' N� . c ,s`�:'kaki � r"=`"e� dm' . .,m -,t @ 5� entitlement share toward the housing supports CDBG finding revised and continued in needs of low-income and special groups. for lower-income home the 2007 2014 Housing rehab projects and Element. assists through CDBG finding for the construction/design/rehab of low-income group living/dayliving/day care facilities. Program 7 1 —3 Seek County staff N/A Not Completed This program will be support,or hire a staff person to revised and continued in administer rental assistance programs. the 2007 2014 Housing Element. Program 7 1 —4 Coordinate with N/A Ongoing This program will be agencies such as HUD and Farmer's revised and continued in Home Loan regarding available housing the 2007 2014 Housing assistance Element. Program 7 1 —5 Encourage and support N/A 19 Senior housing units This program will be expanding the role of the San Luis were completed in revised and continued in Obispo Housing Authority in Atascadero partnership with HASLO the 2007 2014 Housing in 2005. Element. GoaL "Dec rease_nonl-governmental con0traints on housing production. " -;.: , ..::. ✓'=.-." .s Yom,^'-`. "ti:✓J i ., ..". u.• ::x PCortylk y b81 tte;rEnrnbd6eu t9aandinatenrdlaadd breestwseneonnJ-egnadieng�,4n'e utions,the real estateand:deveiopment"community and t►hne nrien~acotsfrasadapusorg Program 8 1 —1 Continue to facilitate N/A Ongoing—The City This program will be understanding of the impact of future participates in monthly continued in the 2007 economic employment and growth on Chamber of Commerce 2014 Housing Element. housing needs among financial, real Round Table meetings. estate and development professionals in formalized settings,such as the Economic Round Table. Program 8 1 —2.Work with financial N/A Ongoing This program will be institutions to identify and mitigate any continued in the 2007- constraints on access to financing for 2014 Housing Element. multifamily development, and explore the use of CDBG or HOME funds as seed money to encourage lenders to finance multifamily projects. Program 8 1 —3 Use Redevelopment N/A Assistance and This program will be Agency funds to leverage State and information continues to revised and continued in federal funds(including encouraging the be made available the 2007 2014 Housing use of private financing mechanisms to Element. assist in the production of affordable housing Funding mechanisms that should continue to be explored include the HCD Multifamily Housing Program, federally subsidized Section 221 (d)(4) Section 8 or Section 202 programs, Community Development Block Grants, tax-exempt bond financing HOME funds administrative fees collected by the County Housing Authority and favorable financing made available through financial institutions to assist low-and moderate-income households. Policy,8,2—Help lower development costs where feasible,especially for low and"moderate income housing units.. Public Review Draft Page 14 AtIgm-4 2HSehtc ber 7.4,2009 133 City ofAtascadero General Plan Housing Element ProgramSummary Quantifed°' F Achievement 6, further.� Q9ress ,.. rr F� .Objective Needed Program 8.2— 1 Co el , Continue to monitor and N/A Ongoing Staff will develop an evaluate development standards and ordinance to make the advances in housing construction use of manufactured methods. homes easier for secondary units based on square-footage of popular models and new construction materials used by manufactured home companies This will be revised and continued in the 2007- 2014 Housing Element. Program 8.2—2. Develop a mechanism N/A Ongoing- In 2005 staff This program will be to track the affordability of housing developed a new revised and continued in projects and provide annual reports to the planning entitlement and the 2007 2014 Housing Planning Commission and City Council. building permit program, Element. which integrated affordable housing tracking so that the City's affordable housing resources can be effectively managed and tracked. Goal 9:Decreasegovernmental on housing production. Policy 9.1 Review projects inastimely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws, Program 9 1 —1 Continue to consolidate N/A Ongoing This program will be all actions relating to a specific project on continued in the 2007 the same Council or Commission 2014 Housing Element. agenda. Program 9 1 —2. Continue to review N/A Ongoing—The City This program will be minor modifications through an amended the Zoning continued in the 2007 adjustment procedure, and more Ordinance to allow 2014 Housing Element. substantial changes through conditional reduced rates and faster use permit. timeframes for minor CUPS. Program 9 1 —3. Continue to review and N/A Ongoing Council will look at an revise local review procedures to ordinance to streamline streamline the process. opportunities and permitting for modular units as second units and consider 'stock" second unit building plans that have been pre-approved by the City This program will be continued in the 2007- 2014 Housin Element. Program 9 1 —4 Provide HCD with an N/A Ongoing This program will be annual status report, including progress continued in the 2007 toward meeting regional housing needs. 2014 Housing Element. Public Review Draft Page 15 Atigtist-26 2009 134 City of Atascadero General Plan Housing Element PrggramSurr�mary '4Zuantlfied #chie�ement Further Progress, .; a x eL�IVe �eeded W rr Program 9 1 —5 Continue to maintain N/A Ongoing The City allows stock pre-approved stock development plans to residential building streamline the plan check process. permit plans for projects of any scale and is considering stock plans for secondary units This program will be continued in the 2007- 2014 Housing Element. Goal 10: Ensure an adequate supply of land for new housing production. Policy 10.1-Encourage infill and intensification in areas suitable for housing within the USL. Program 10 1 — 1 Update the zoning N/A Not Completed This program will be ordinance to allow only residential and revised and continued in accessory uses on existing vacant the 2007 2014 Housing residential land. Element. Program 10 1 —2. Maintain zoning N/A The City currently allows This program will be standards that provide for a range of for Planned Development revised and continued in housing densities in various zones. Overlay Zoning Districts the 2007 2014 Housing to allow greater densities Element. in some residential zones and allows Planned Development projects to include secondary units on residential lots as rrr applicable. Policy 10.2' Consider revising the Zoning Ordinance toallowmixed use projects outside the downtown area. Program 10.2—1 Update the Zoning N/A Complete Ordinance This program has been Ordinance to conditionally allow mixed- adopted implemented. use and multi-family projects up to 16 units/acre in the General Commercial land use outside the downtown, including areas along south EI Camino Real, Morro Road, and the Dove Creek project site. �Ilrr+' Public Review Draft Page 16 Aogu�t 24September 14,2009 135 City of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 17 ^ =aSeptember 14,2009 136 City of Atascadero General Plan Housing Element C. Population and Employment Trends 1. Population The Atascadero population grew 14 percent from 1990 to 2000 and is estimated to have reached a total population of 28,590 in 2008. Growth in Atascadero mirrored that of San Luis Obispo County,which grew 14 percent from 1990 to 2000 and is estimated to have grown 9 percent from 2000 to 2008. See Table V-2 for detailed population information for Atascadero and surrounding communities. Table V-2 Trends in Population Growth 1990 2000 2008 Number Number Change Number Change Atascadero 23,138 26,411 14% 28,590 8% Paso Robles 18,583 24,297 31% 29,934 23% San Luis Obispo 41,958 44,174 5% 44,697 1% San Luis Obispo County 1 217 162 1 246 681 14% 1 269,337 9% Source U S. Census, 1990 and 2000 and DoF E.5 Report, 2008 Age Characteristics As of 2000, Atascadero had a median age of 38.2,slightly above the median for San Luis Obispo County at 37.3 There was substantial growth in the 45-54 and 55-64 year age groups from 1990 to 2000, while the population in the 25-34 age group decreased by 26 percent for the same period. The percentage of children under 15 years of age decreased slightly, which accounted for 25 percent of the population in 1990, down to 20 percent in 2000 See Table V-3 for additional information on age trends in Atascadero Table V-3 Trends in Population Age 1990 2000 Number Percent of Number of Percent of Percent -Age Group Persons Total Persons Total Change < 15 5,826 25% 5,389 20% 1% 15-24 2;831 12% 3,562 13% 26% 25-34 3,934 17% 2,892 11% 26% 35-44 4,146 18% 4,713 18% 14% 45-54 2,201 10% 4,518 17% 105% 55-64 1,601 7% 2,293 9% 43% 65+ 2,599 11% 3 044 12% 17% Total 23,138 100% 26,411 100% 14% Source. US. Census, 1990 and 2000 ; ' Abe ' Public Review Draft Page 18 Augmst 2-6aptember 14,2009 137 City of Atascadero General Plan Housing Element Race and Ethnicity The Atascadero population was 89 percent white as of 2000, a slight decrease from 1990 when 94 percent of the population was white There was an increase in the percentage of people who selected "other" or "two or more races" on the U.S. Census. The increase in "other" is due in part to a new 2000 Census category that allows respondents to identify themselves as two or more races. Of the total population, 11 percent are Hispanic in origin. Refer to Table V-4 for detailed figures on race and ethnicity Table V-4 Trends in Race and Ethnicity 1990 2000 Race/Ethnicity Number Percent Number Percent White 21 757 94% 23 451 89% Black or African American 260 1% 623 2% American Indian 270 1% 247 1% Asian or Pacific Islander 262 1% 336 1% Other/Two or More 589 3% 1 754 7% Total 23,138 100% 26,411 100% Hispanic(all races) 1,972 9% 2,783 11% Source. U S. Census, 1990 and 2000 2. Employment Industry employment in Atascadero was spread over a number of sectors in both 1990 and 2000 From 1990 to 2000 the total number of jobs increased 6 percent from 11,555 to 12,284. As of 2000, the Education, Health, and Social Services industry accounted for the largest share of Atascadero employment, accounting for 25 percent. The Retail trade is the second largest industry, offering 12 percent of the jobs in spite of a substantial loss in jobs in this industry from 1990 to 2000 The Arts,Entertainment,Recreation,Accommodation, and Food Services industry experienced the largest percentage growth from 1990 to 2000,adding 871 jobs,an increase of 383 percent. See Table V-5 for additional information on industry trends in Atascadero. Public Review Draft Page 19 At1gt1::E-24Septembcr 14,2009 138 City of Atascadero General Plan Housing Element Table V-5 Industry Trends in Atascadero 1990 2000 Percent Employment Sector Number Percent Number Percent Change Agriculture,forestry fishing and hunting and 294 2% 139 1% 53% mining Construction 1,236 11% 1,221` 10% _1% Manufacturing 931 8% 747 6% -20% Wholesale trade 296 3% 408 3% 38% Retail trade 2,047 18% 1,502 12% 27% Transportation and warehousing,and utilities 688 6% 649 5% -6% Finance insurance real estate and rental and 636 5% 598 5% -6% leasing Professional,scientific,management, 798 7% 979 8% 23% administrative and waste management Educational health and social services 2,573 22% 3 041 25% 18% Arts,entertainment,recreation,accommodation 227 2% 1,098` 9% 383% and food services Other services 879 8% 875 7% 0% Public administration 950 8% 1,027 9% 8%v Total 11,555 100% 12,284 100% 6% .Source U S. Census, 1990 and 2000 In 2000, 33 percent of Atascadero residents held managerial/professional jobs. This represents a shift from 1990 when sales and office positions were more prevalent. Managerial/professional occupations increased 34 percent from 1990 to 2000, growing from 2,997 to 4,015 jobs. Occupations in the services sector also increased from 2,124 to 2,428 jobs during this period, an increase of 14 percent. Occupations in sales and office, and farming, fishing, and forestry experienced decreases for the period. Table V-6 provides additional information on occupation trends. Table V-6 Trends in Occupations 1990 2000' .Percent -.Occupations of Residents Persons :Percent .Persons .Percent Change .Managerial/Professional 2,997 .26%p 4 015 .33% _34% .Sales and Office .3,437 .30%a .3`,064 25%0_ ._11% .Services 2,124 18% .2,428 20% 14% .Construction,,Production, 2,771 24% .2,705 22% -2% Labor_ _Farming Fishing Forestry 226 2% 72 <1% -68% Total 1 11,555 100% 1 12,284 100%_ .6% Source US Census, 1990 and 2000 The distribution of class of workers in Atascadero remained similar from 1990 to 2000 As of 2000, the private sector employed 60 percent of Atascadero workers, the government sector `stir% Public Review Draft Page 20rr,-4266 ptember 14,2009 139 City ofAtascadero General Plan Housing Element employed 26 percent, 14 percent were self-employed and less than one percent were unpaid family workers. Refer to Table V-7 for trends in class of worker Table V-7 Class of Worker Trends 1990 2000 Percent Employment Sector Number Percent Number Percent Change Private wage and salary workers 6,909 60% 7 408 60% 7% Government workers 3,137 27% 3 190 26% 2% Self-employed workers in own(not 1 455 13% 1 665 14% 14% incorporated)business Unpaid family workers 54 <1'% 21 <1% -61% Total 11,555 100% 12,284 100% 6% Source. U S. Census, 1990 and 2000 Public Review Draft Page 21 ^ugti,,;t 16Sc Member 74,2009 140 City of Atascadero General Plan Housing Element D. Housing Characteristics 1. Households Household composition and size are often interrelated and are indicators of the type of housing appropriate for residents of Atascadero. The majority of householders in Atascadero are 35 to 65 years old. This age group represents 63 percent of householders in Atascadero. From 1990 to 2000, the number of householders under the age of 35 decreased, reducing the percentage of householders in this age group from 28 percent to 17 percent. The percentage of family households fell slightly from 73 percent in 1990 to 71 percent in 2000, while the percentage of single persons increased slightly over the same period. The average household size dropped slightly from 2.7 in 1990 to 2.62 in 2000 The data indicates some maturing families in Atascadero with children beginning to leave the home. See Table V-8 for detailed figures on household structure in Atascadero Table V-8 Trends in Households F980 `:2000 .:Change ercent z ;Nuthber - Percent:.` xinxHh'Ida Avg. Household Size 2.7 2.62 Householders<35 yrs 2,389 28% 11650 17% -31% Householders 35-65 yrs 4 466 53% 5,968 63% 34% Householders 65+yrs 1,629 19% 1,913 20% 17% ' Household Types Family Households 6,189', 73% 6,812 71% 10% Married Couple5,077 82% 5,286 78% 4 Other Families 1,112 18% 1,526 22% 37% Single Persons 1,753 21% 2,094 22% 19% Other 542 6% 625 7% 15% Total 8,484 100% 1 9,531 100% 12% Source U S. Census, 1990 and 2000 Household Income According to the U.S Census, the median household income in Atascadero increased 39 percent from $35,140 in 1990 to $48,725 in 2000 The largest increases were in the$75,000 to $99,999 and $100,000 or more income brackets, each increasing over 100 percent for the period. The $50,000 to $74,999 income category also grew,while all income brackets below $49,999 decreased. Refer to Table V-9 for trends in Atascadero household income groups. Public Review Draft Page 22 ^ 2-1,5ehtember 14 2009 141 City of Atascadero General Plan Housing Element Table V-9 Trends in Household Income Groups Income Group 1990 2000 Percent Households Percent' Households Percent Change Less than$10 000 834 10% 619 7% 26% $10,000 to$14,999 825 10% 480 5% -42% $15 000 to$24,999 1 193 14% 1 066 11% 11% $25 000 to$34,999 1,405 16% 1 175 12% -16% $35 000 to$49,999 1 951 23% 1,560 17% -20% $50'000 to$74,999 1,568 18% 2,407 25% 54% $75 000 to$99,999 519 6% 1 147 12% 121% $100,000 or more 262 3% 1,044 11% 298% Total Households 8,557 100% 9,498 100% 11% $35,140 $48,725 39% Source. U S Census, 1990 and 2000 Extremely Low-Income Housing Needs Extremely low-income households earn 30 percent or less of median household income Of the 9,531 households in the City, 897 households (568 renters and 329 owners) have household incomes less than 30 percent of median income(about 9 4 percent of total households) As Table V-10 illustrates, these households have a high percentage of housing problems and some have high housing cost burdens with those overpaying ranging from 16 to 26 percent. As shown in Tables V-15 and V-16 the overpayment figures for the entire Atascadero population range from 33 to 47 percent. The RHNA for Atascadero estimates 106 very low income housmg units will need to be constructed between 2007 and 2014. Based on State law methodology, the City estimates that 50 percent of its very low-income housing allocation are extremely low-income households. Therefore,it is projected that 53 households will be in the extremely low-income category Table V-10 Housing Problems for Extre ely Low Income (ELI) Households Percent Percent Total ELI Percent Renters Renters Owners Owners Households Total ELI Households Housing Income<= 30 Percent MFI 568 100% 329 100% 897 100% With any Housing Problems 91 15.9% 85 26.0% 176 19.6% Housing Cost Burden>30% 91 15.9% 84 25.6% 175 1 19.5% Housing Cost Burden>50% 77.3 13,6% 66.6 20.2% 143,9 16.0% Source CHAS Databook Public Review Draft Page23 21�Septcn�ber 14,2009 142 City of Atascadero General Plan Housing Element 2. Housing Units Housing Type and Age The majority of Atascadero homes are single-family detached. The variety of housing types has remained similar over the period from 1990 to 2000, with slight growth in single-family homes, both attached and detached, and slight decreases in mobile homes and other housing types. Table V-11 shows trends in housing units by type. Table V-11 Trends in Housing Type 1990: 2000 -Housing Type Units Percent Units Percent .Single-Family Detached _5,968 _67% .6797 _69% ;Single-Family Attached 233 .3%-- .441 5%a -Multiple-Family 2-4 Units .836 _9% .862 .9% .Multiple-Family 5+Units 1,199 13% 1,200 12% .Mobile Homes .587 7% .507 .5% .Other(e.g RN Park)` .83 1% 44 <1% Total Units 1 .8,906 100% .9,851 100% .Source U S. Census, 1990 and 2000 According to the U.S. Census, 41 percent of Atascadero's housing stock was built after 1980 Housing construction slowed from 1990 to 2000 There were 1,357 units constructed during this period, down from 2,696 in the 1970s and 2,672 in the 1980s. See Table V-12 for a breakdown of Atascadero housing units by year constructed. Table V-12 Housing Units by Age Year Built Units Percent 1990—March 2000 1,357 14% 1980-1989 2,672 27% 1970-1979 2,696 27% 1960-1969 1,274 13% 1940-1959 1,301 13% 1939 or earlier 533 6% Total 9,851 100% _Source U S. Census, 2000 Tenure and Vacancy Housing tenure refers to the occupancy of a housing unit—whether the unit is owner-occupied or renter-occupied. Housing tenure is influenced by demographic factors (e.g, household income,composition, and age of the householder) as well as the cost of housing. Only 3 percent of Atascadero's housing units were vacant as of 2000 This was slightly less than 1990,when the vacancy rate was 4 percent. It is generally accepted that a vacancy rate of 5 to 6 percent is healthy, thus Atascadero's low vacancy may be an indicator of problems with housing affordability and overcrowding Public Review Draft Page 24 Atfgttst- September 14,2009 143 City of Atascadero General Plan Housing Element Among occupied units,the percentage of owner-occupied homes increased from 63 percent in 1990 to 66 percent in 2000 See Table V-13 for detailed figures on housing tenure. Table V-13 Trends in Housing Tenure 1990 2000 Tenure :Number Percent Number Percent Occupied Units -8484 _96% _9,531 _97% Owner _5,370 _63% _6,249 _66% Renter _3114 .37% _3,282 _34% Vacant Units .391 4% .317 :3% Total _8,875 100% _9,848 100% Source. U S. Census, 1990 and 2000 3 Housing Conditions City staff conducted a visual housing conditions survey in June 2009 To complete the survey, the City randomly selected and evaluated 200 properties and found that all but three were structurally sound. The three that were found not to be structurally sound required only minor repairs. The survey was conducted through a windshield assessment that rated the physical condition of a unit in one of the following categories. - Foundation, - Roofing, - Siding/Stucco, - Windows,and, - Electrical. Housing Costs According to the 2000 U.S Census,the median home price in Atascadero was $201,600 Current information (provided by the California Association of Realtors) on home sales indicates that Atascadero experienced a dramatic increase in sales prices from 2000 to a peak of $456,028 in 2006 Prices have since steadily decreased to a median sales price of $279,500 for the first quarter of 2009 Prices are expected to remain flat or continue falling for the remainder of 2009 From 2002 to present, Atascadero prices have consistently remained below the San Luis Obispo County median. See Figure V-1 for a comparison of median home prices in Atascadero and San Luis Obispo County from 2002 to 2009 Public Review Draft Page 25 Aug ust 2 September 74,2009 144 City of Atascadero General Plan Housing Element Sale Price 2002-2009 Median Home Sales Price $600,000 $500,000 — $400,000 a a $300,000 — — — ■SLO County $200,000 — — — — — _ Atascadero $100,000 $0 2002 2003 2004 2005 2006 2007 2008 2009 in of Realtors According to the Census, the median contract rent was $628 in 2000 According to the San Luis Obispo County Multi-Family Housing Rental Survey Summary, current monthly rental prices in Atascadero range from an average of$830 for one bedroom units to an average of$1,281 for three bedroom units. See Table V-14 for complete rental survey data for multi-family rental properties. Table V-14 Multi-Family Housing Rental Rates March 2009 #of Units Average Monthly Rent Monthly Rent Per Square Foot Unit Type in SurveyFloor Area Lowest Highest- Average Lowest Highest Average- Studio 0 n/a n/a n/a n/a n/a n/a n/a 1 bedroom 120 603 sq ft $600 $990 $830 $0.86 $1.64 $1,40 2 bedrooms 726 898 sq ft $750 $1,275 $916 $0.91 $1.34 $1 02 3 bedrooms 25 1„034 sq ft 1 $1,100 1 $1,375' $1,281 $1.10 $1.31 1 $1.24 Overall 871 861 sq ft 1 $600 1 $1,375 1 $915 $0.86 $1.64 $1.08 _Source. San Luis Obispo County Multi-Family Housing Rental Survey Summary 2009 Overpayment According to federal government standards,paying over 30 percent of income for housing costs is considered to be overpayment. In Atascadero, overpayment is particularly problematic for renters with 1,504 households (47 percent) overpaying for housing. Among homeowners, 33 percent were overpaying for housing according to the 2000 U.S. Census. See Tables V-15 and V-16 for monthly housing costs a percentage of household income for home owners and renters. Public Review Draft Page 26rI'—u't-2.65ehtembcr 14,2009 145 City of Atascadero General Plan Housing Element Table V-15 Monthly Owner Costs as a Table V-16 Gross Rent as a Percentage of Percentage of Household Income Household Income irvamber of Number of Households 2000 Percent Households 2000 Percent Less than 15 percent 1 462 27% Less than 15 percent 354 11% 15 to 19 percent 791 15% 15 to 19 percent 508 16% 20 to 24 percent 765 14% 20 to 24 percent 482 15% 25 to 29 percent 631 12% 25 to 29 percent 373 12% 30 to 34 percent 579 11% 30 to 34 percent 182 6% 35 percent or more 1,177 22% 35 percent or more 1,322 41% Total 5,405 100% Total 3,221 100% Source. U S. Census, 2000 Source. U S Census, 2000 4. Housing Affordability Housing affordability in Atascadero can be inferred by comparing the cost of renting or owning a home with the income levels of households of different sizes. Table V-17 shows the annual income ranges for extremely low-,very low-,low-, and moderate-income households. Table V- 18 shows the maximum affordable monthly rental payment based on the standard of 30 percent (as defined by HUD) of monthly household income going towards housing costs. The table also displays the maximum home sale price affordable to households by income category and unit size. Homes priced at the 2009 median of$279,500 for Atascadero are affordable only to households irr, the upper end of the moderate income range. Thus home ownership is out of range for most moderate and all low-, very low- and extremely low-income households. Average rents are affordable for moderate income households but are unaffordable without overpayment or overcrowding for households earning at the extremely low-,very low-,and low-income levels. Table V-17 San Luis Obispo County Income Limits Persons in Family Extremely Low Very Low' Low Moderate One $14,900 $24800 $39650 $59450 Two $17,000'- $28,300 $45,300 $67,950 Three $19150 $31,850 $51000 $76450 Four 1 $21,250 1 $35,400 1 $56650 1 $84,950 .Source HCD and San Luis Obispo County Department of Planning and Building, 2009 v Public Review Draft Page 27 est-26Septcmber 14,2009 146 City of Atascadero General Plan Housing Element Table V-18 San Luis Obispo County Maximum Sales and Rental Prices Studio 1'Bedroom 2`Bedroom 3 Bedroom 4 Bedroom Maximum Affordable Rent*- Extremely Low-Income $372 $425 $478 $531 $573 Very Low-Income $619 $708 $850 $1,558 $2,124 Low-Income $743 $850 $956 $1062 $1147 Moderate $1,363 $1,558 $1752 $1,947 $2,102 Maximum Affordable Sales Price**. Extremely Low $30000 $37000 $44,000 $51 000 $57000 Very Low $63000 $75,000 $87000 $99000 $110000 Low $96000 $110000 $129000 $146000 $159000 Moderate $193000 $224000 $254000 $285000 $309000 *Notes on Maximum Rent Figures: 1 These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obispo 2. Rent limits are updated when the State issues its annual update to median incomes,generally in April of each year **Notes on Maximum Sales Prices: 1 Homeowner association(HOA)dues are assumed at$150/month 2. Mortgage financing assumed at a fixed rate for 30 years (per HSH Associates)is 5 74% 3 Actual sales price limits will be determined by the County on a case-by-case basis. _Source HCD and San Luis Obispo County Department of Planning and Building, 2009 5. At-Risk Units State law requires that Housing Elements include an inventory and analysis of assisted multi- family housing units "at risk" of conversion to market-rate housing. The inventory must account for all units for which subsidies expire within the planning period for the Housing Element update. In Atascadero, 162 units are at risk of converting from affordable units to market rate (see Table V-19) California Manor currently offers 89 affordable units for seniors. The property recently changed hands and the City is working closely with the new owners to obtain tax credit financing in order to maintain affordability Hidden Oaks Apartments currently maintains affordability restrictions on 18 units. At this time, the owners have indicated that they do not plan on extending the affordable restrictions beyond 2012 and the units will likely convert to market rate In 2005, the City of Atascadero adopted an equity sharing program to create home ownership opportunities for moderate-income households. Under the program, the unit is deed restricted and the City holds a silent second note on the difference between the market price and the affordable moderate rate at the time of the first sale. Upon resale of the unit, the owner gets a Public Review Draft Page 28 ^t ist 245eptcnlber 14,2009 147 City of Atascadero General Plan Housing Element portion of the equity The percentage of the equity split between the City and unit owner is determined based on the length of time the owner has held the unit. The longer the owner retains ownership, the higher the percentage of equity the owner retains upon sale of the unit. The equity retained by the City is returned to the housing fund for investment in future affordable projects. The City currently maintains an equity share in 55 units. The units may be sold at any time as the decision to sell is at the discretion of the homeowner Table V-19 At-Risk Assisted Housing Units Development Units Affordable Subsidy Date Deed Units Restrictions Expire Hidden Oaks Apartments 90 18 City 25% Bonus 2012 California Manor 95 89 USDA Rural Dev Loan 2006* City of Atascadero Moderate 55 55 City Equity Share Funds Varies Income Homebuyer Program Total 240 162 *The new owner of the facility is pursuing financing to maintain unit affordability Source City of Atascadero, 2009 Public Review Draft Page 29 A '-4-24September 14,2009 148 City of Atascadero General Plan Housing Element E. Special Housing Needs Nwe Certain members of the population encounter unique difficulties in finding affordable housing due to special circumstances. Special circumstances may be related to one's employment type and income, family characteristics, medical condition or disability, and/or household characteristics. Table V-20 lists special needs populations. This section discusses the housing needs for each group and identifies the major programs available to address their housing and services needs. Table V-20 Special Needs Populations 1990 _2000 -Special Needs Group .Number -Percent`' -Number _Percent _Senior Households 1 629 19% 1,935 _20% .Disabled Residents 4 075 18% -8178 .29% -Single-Parent Households 1 096 15% 1 565 .23% _Large Households 1,008 12% _941- 10% _Residents Employed in Farming <294 <2% <139 <1% _Homeless* .92 <1% 184 1% o#t? gl?MffiW eaAA .Source U S. Census, 1990 and 2000 and EOC 2009 NOW 1. Senior Households As illustrated in Table V-21, 1,935 Atascadero households (20 percent) were headed by seniors (persons age 65 years and older) in 2000. The number of seniors is expected to continue to grow as the percentage of residents in the 55 to 64 year age range increased by 43 percent in the period from 1990 to 2000 In Atascadero, more than 80 percent of senior householders were homeowners in 2000 Table V-21 Senior Households .Owner -Renter Total .Householder';by Age Number .Percent :Number .Percent .Number _Percent Total 65 and over 1 449 23% 486 15% 1,935 _20% 65 to 74 years .810 _56% 221 .45% 1,031 ;53% 75 to 84 years _502 _35% 198 41% 700 _36% 85 years&over 137 .9%_ .67 14% 204 11% Total 64 and 4 799 77% _2,796 _85% 7,595 _80% under Total(all ages) _6,248, 100% _3,282 100% _9,530 100% Source U S. Census, 2000 err+` Public Review Draft Page 30 st-21,5e ptember 14,2009 149 City of Atascadero General Plan Housing Element As of 2000,49 percent of senior households in Atascadero earned low or very-low incomes. Refer to Table V-22 for a breakdown of senior households by income group Nmoe Table V-22 Senior Households by Income Group _Renter _Owner Total Very Low _64% 18% _30% _Low 14% 20% 19% _Moderate and Above-Moderate 22% _62% -51% Total 100% 100% 100% Source CHAS, 2000 Seniors typically have special needs due to disabilities, health care needs, and fixed incomes. Seniors may also require assistance with domestic chores and activities such as driving, cooking, cleaning, showering, or climbing stairs. For elderly people who live alone or don't have relatives to care for them, the need for assistance may not be met. As of 2009, there are eight residential and group care facilities offering 146 units in Atascadero The facilities offer a range in level of assistance and community structure. Refer to Table V-23 for a detailed list of senior housing facilities. Table V-23 Senior Housing Facilities, 2009 Facility Capacity Location Atascadero Christian Home 78 8455 Santa Rosa Road Casa Castano 6 7680 Castano Road Country Living Senior Home 8 4930 Sycamore Road Garden View Inn 15 7105 San Gabriel Road Ingleside Assisted Living 15 10630 West Front Road Palomar Place 6 8891 Palomar Place Paradise Valley Care 6 9525 Gallina Court Park Place 12 9435 EI Bordo Avenue Total 146 Source. CA Department of Social Services In meeting the needs of the increasing elderly population, the following factors must be considered. • Limited remaining sites suitably zoned for senior housing; • Decreasing State and Federal funding to provide additional housing for seniors, and • Physical and/or other restrictions that may limit seniors' ability to maintain their own health and the condition of their home Public Review Draft Page 31 a u:-26Septembe.r 14,2009 150 City of Atascadero General Plan Housing Element 2. Persons with Disabilities Persons with disabilities have special housing needs because of employment and income challenges, the need for accessible and appropriate housing, and higher health care costs. A disability is defined broadly by the U.S Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently The 2000 U.S Census defines five non-work disabilities: sensory,physical,mental, self-care, and go- outside-home. Table V-24 shows the number and percentage of persons with disabilities in Atascadero,including those who have been institutionalized. Table V-24 Persons with Disabilities by Type Total disabilities for,people 5 to 64 years -5,668 _69% _Sensory disability _309 _5% _Physical disability 1,289 23% _Mental disability 1 112 _20% _Self-care disability 400 .7% Go-outside-home disability 709 12% Employment disability 1,849 _33% Total disabilities for people 65 years and over 2,510 -31% _Sensory disability 498 20% _Physical disability _916 _37% .Mental disability _310; 12% _Self-care disability _281 11% -Go-outside-home disability_ _505 20% Total disabilities for all ages _8,178 100% _Source. U S. Census, 2000 As shown in Table V-25, Atascadero has 4,387 non-institutionalized disabled residents, representing 15 percent of the population. Thirty seven percent are employed with a disability, 34 percent are not employed,and 29 percent are seniors. Table V-25 Employment Status of Persons with Disabilities :Number =Percent Age 5-64 Employed Persons with a Disability 1 602 _37% Age 5=64, Not Employed Persons with a'Disability 1,522 -34% _Persons Age 65+with a Disability 1,263 _29% Total Persons with a Disability 4,387 100% _Source U S. Census, 2000 Public Review Draft Page 32 ^ �5itember 14 2009 151 City of Atascadero General Plan Housing Element 3 Large Families and Overcrowding A household of Live or more evE • persons is considered to be a large family In 2000, 10 percent of Atascadero households had five or more persons. Large households may experience difficulty in finding suitable units, particularly renter-occupied households, which are much less likely to find three or more bedroom units. See Table V-26 for household size by tenure for Atascadero Table V-26 Household Size by Tenure in Atascadero 1-4 Persons - 5+Persons Total Owner Occupied 5610 (65%) 638 (68%) 6,248 (66%) Renter Occupied 2,979 (35%) 303(32%) 3,282(34%) Total 8,589(90%) 941 (10%) 9,530 _Source US Census, 2000 Overcrowding is defined as more than one person per room not including kitchens and bathrooms. Overcrowding can occur when housing costs are high relative to income where families must double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. This is often a problem for large families but can also occur in smaller households when income is too low to afford adequate housing. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. However, as illustrated in Table V-27, only 4 percent of households lived in overcrowded conditions in 2000 Overcrowding is not a significant issue in Atascadero Table V-27 Overcrowded Households _Persons per Room _Households` _Percent 1 00 or less -9150 _96% 1.01 to 1.50 .221 2%0 1.51 or more 159 2% Total -9,530 100% _Source U S. Census, 2000 4. Single-Parent Households As of 2000, 23 percent of Atascadero households are single-parent families, 70 percent of which are headed by women. Housing problems for this group can be significant. Any household with only one person able to earn wages is at a significant disadvantage in the housing market and single parents may have to take more time off from work to care for their children. Single- parent households are at a higher risk of becoming homeless because of lower incomes and the lack of affordable housing and support services. Planning for housing development to serve single-parent families may require on-site child-care facilities. Housing needs of single-parent households is an important issue in Atascadero. *4001 Public Review Draft Page 33 n+t,��;f'September 14,2009 152 City of Atascadero General Plan Housing Element 5. Persons in Need of Emergency Shelter State housing element law requires the analysis of the special housing requirements of persons and families in need of emergency shelter and identification of adequate sites that will be made available with appropriate zoning and development standards, and with public services and facilities needed to facilitate the development of emergency shelters and transitional housing. According to the 2000 U.S. Census, there were approximately 184 homeless persons in Atascadero. More recently, initial data from the 2009 San Luis Obispo County Homeless Enumeration Report estimates a homeless population of 282 in Atascadero Of the total estimate, 73 are estimated to be children. Atascadero's homeless population represents 7 percent of the total number of homeless persons in San Luis Obispo County, which is estimated at 3,829 The total Atascadero population is just over 10 percent of the total County population. (See Table V-2) Atascadero participates in local efforts to assist the homeless and those in need of temporary shelter El Camino Housing Organization, a non-profit organization that addresses homelessness issues,has created a homeless shelter that utilizes a religious facility in the City to serve approximately 30 persons per night. 6. Farmworkers The number of farmworkers in Atascadero is difficult to quantify as U.S Census data frequently underestimates this population. However, according to 2000 U.S Census data, 139 members of the Atascadero population were employed in agriculture, forestry, fishing and hunting, and mining This represents approximately one percent of the total population. From 1990 to 2000, the number of residents working under this Census category decreased 53 percent. Although there are very few agricultural parcels in the city, Atascadero is surrounded by land devoted to agricultural uses,including vineyards.The need for farmworker housing is expected to grow with the increase in the amount of land in the region devoted to vineyard and wine making operations. However, many farmworkers may be housed on-site at agricultural operations outside Atascadero. Farmworker housing is allowed in the Residential Suburban zoning district as an accessory use to agricultural operations. Because of the limited need for farmworker housing, the City anticipates that the overall approach to affordable housing will address this need. Public Review Draft Page 34 A+,g , 5eLtember 14,2009 153 City of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 35 August 2HSeptember 14,2009 154 City of Atascadero General Plan Housing Element F. Housing Resources As part of housing element law, the State has adopted a process for determining each local jurisdiction's fair share of regional housing needs. The process begins with the State Department of Housing and Community Development (HCD) meeting with each regional council of governments to determine the need for new housing in that region. The regional council of governments is then required to determine the share of the housing need that should be assigned to each city and county in the region. The allocation includes a share of housing needs for all income levels (California Health and Safety Code Section 50079.5) very low income (less than 50 percent of the area median income), low income (50-80 percent of median income), moderate income (80-120 percent of median income), and above moderate income (more than 120 percent of median income) 1. Regional Housing Needs Allocation SLOCOG and HCD determined that the County has a need for 4,885 new housing units during the period from January 1, 2007 to June 30, 2014. SLOCOG allocated shares of this need to cities by calculating each city's share of the projected increase in the number of jobs and households during that period. This is called the regional housing needs allocation (RHNA) Cities are not expected to actually produce this number of units, it is assumed that housing production will be carried out primarily by the private sector and will be affected by market conditions and other factors beyond a city's control. However, the City must create conditions through zoning and land use policies that would allow the private sector to construct the targeted number of units. Cities can employ a variety of strategies to meet their RHNA housing production goals,as provided in Government Code Section 65583(c)(1)) Because the City did not adopt a Housing Element for the previous period, the City must identify adequate sites to meet the current and the previous RHNA. For the previous period from January 1, 2001, to December 31, 2006, Atascadero's share of regional housing needs is 1,713 units (Table V-28) For the current planning period January 1, 2007 to June 30, 2014 Atascadero's share of regional housing needs is 462 units (Table V-29) 2001 -2006 Regional Housing Needs Allocation Table V-28 illustrates the 2001-2006 RHNA (1,713 units) and the units permitted and/or constructed during that timeframe (1,339 units) After accounting for permit activity since 2001, the City has a remaining RHNA of 788 units. There are 505 very low and low-income units remaining Public Review Draft Page 36 AtIgust-2-65eptember 14,2009 155 City of Atascadero General Plan Housing Element Table V-28 City Share of Regional Housing Need 2001-2006 Very Low Low Moderate Above Total Moderate 2001 2006 RHNA 343 239 343 788 1,713 Units constructed/approved 31 22 55 1,202 1,291 Second units constructed/approved` 0 24 24 0 48 Unaccommodated 2001-2006 312 193 264 0 788 RHNA *Second units constructed and approved were classified by income category based on square footage. According to the San Luis Obispo Multi-Family Housing Rental Survey Summary typical rent in Atascadero is approximately$1 09/sf Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source. CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate sites" program(Program 11-1, Section H) must commit the City to accommodating 100 percent of the shortfall of very low- and low-income units for the 2001-2006 planning period through rezoning parcels to high density residential zoning (minimum 20 units/acre) Further, the rezoned parcels must allow multifamily residential uses "by right" In addition, the law requires that the sites selected for rezoning can accommodate at least 16 units per site. When relying on programs to accommodate the regional share for the very low- and low-income households, the law requires that at least 50 percent of the low- and very low-income regional housing need be accommodated on sites designated exclusively for residential uses. The City has included Program 11-1 to rezone approximately 25 acres from 16 units per acre to 20 units per acre (minimum density) to make up for the 505 very low- and low-income unit shortfall from the 2001-2006 planning period. The program must be implemented within one year of housing element adoption (Government Code Section 65584.09) The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to a 20 unit per acre minimum will accommodate for both the previous RHNA shortfall and the current RHNA shortfall (refer to Tables V-28 and V-32) Per Appendix III, the total number of units that can be accommodated once the 20 units per acre minimum standard is established is approximately 700 units. The total RHNA requirement(previous and current) is 651 units (505 units and 146 units) 2007—2014 Regional Housing Needs Allocation Table V-29 illustrates the 2007-2014 RHNA (462 units) After accounting for permit and construction activity since 2007, the City has a remaining RHNA of 302 units. An analysis of vacant and underutilized sites available to meet the RHNA is discussed below (According to State law, vacant and underutilized sites can only offset the current RHNA (2007-2014) not the previous RHNA(2001-2006) ) Public Review Draft Page 37 Aogiik 2H5eptembcr 14 2009 156 City of Atascadero General Plan Housing Element Table V-29 City Share of Regional Housing Need, 2007-2014 1►° Very Low Low Moderate Above Moderate Total 2007 2014 RHNA 106 74 88 194 462 Units constructed/approved 6 0 0 137 143 Second units constructed/approved*' 0 9 8 0 17 2007 -2014 Remaining RHNA 100 65 80 57 302 *Second units constructed and approved were classified by income category based on square footage According to the San Luis Obispo Multi-Family Housing Rental Survey Summary typical rent in Atascadero is approximately$1.09/sf Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source. CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero 2. Site Inventory and Analysis Local governments can employ a variety of development strategies to meet their RHNA housing production goals, as provided in Government Code Section 65583(c)(1)) In addition to identifying vacant or underutilized land resources, local governments can address a portion of their adequate sites requirement through the provision of second units. This section summarizes the vacant land inventory,underutilized sites, and second unit potential. Vacant Sites 1%W Table V-30 shows a summary of vacant land in Atascadero A complete list is available in Appendix I. The table shows that there are 601 vacant parcels on approximately 1,980 acres suitable for residential development that have the capacity to accommodate approximately 1,169 homes at 80 percent of maximum buildout for the multi-family parcels and 100 percent buildout for the single-family parcels where one house per lot is assumed. The 80 percent buildout factor is based on historical trends and the assumption that development standards combined with unique site features may not always lead to 100 percent buildout. There may also be political barriers to full development. The Vacant Multi-Family and Mixed Use Property map in Appendix II illustrates that most of the undeveloped residential land in Atascadero is designated for single-family housing. However, a significant number of multifamily units could be constructed on land designated for medium and high-density residential use The construction of 18 affordable units since in 2001 in High Density Residential areas demonstrates that the 16-units/acre facilitates low- income housing development. Currently, the zoning ordinance requires a conditional use permit for multi-family developments consisting of 12 or more units. Table V-30 Summary of Vacant Parcels Land #of Max 80% Zone Acres Density** Infrastructure Use Parcels du/ac du/ac Residential Multi-Family-16 HDR 32.41 17 16 units/acre 451 64 361.31 Yes Residential Multi-Family-10 MDR 8.16 5 10 units/acre 7415 59.32 Yes `%W Public Review Draft Page 38 ^••'m ate:* 6Scptc n ber 14,2009 157 Citi of Atascadero General Plan Housing Element Residential Single- Family— SFR X 1.28 6 1 unit per 600 6 00* Yes LSF-X parcel Residential Singie-Family— SFR Y 16.29 42 1 unit per 42.00 42.00* Yes LSF Y parcel Residential Single-Family— SFR-X 977 19 1 unit per 1900 19 00* Yes RSF X parcel Residential Single-Family— SFR Y 60.27 63 1 unit per 6300 63 00* Yes RSF-Y parcel Residential Single-Family— SFR Z 7018 48 1 unit per 48.00 48.00* Yes RSF-Z parcel Residential Single-Family RE 1 76771 392 1 unit per 39400 395.00* Yes RS arcel_ Commercial Professional GC 7.56 9 1 16 units/acre 12094 9676 Yes Downtown Commercial D 612 6 16 units/acre 97.88 78.30 Yes Total 1,979.75 601 1,309.61 1,168.69 * Parcels in single family zones are not calculated at 80%as density is calculated per parcel rather than per acre. **Density for some parcels has been reduced due to slope. Source. City of Atascadero, 2009 Underutilized Sites The City has also identified underutilized sites that have potential to be redeveloped (see Table V-31 for a summary and Appendix V for a complete list) The list includes 54 sites totaling approximately 50 acres. The number of units which each site could potentially accommodate would depend on the redevelopment scenario for each individual site. This unit number would be determined during future site-specific planning The underutilized sites are shown on the Underutilized Multi-Family and Mixed Use Property map in Appendix VI. Table V-31 Summary of Underutilized Parcels Zone'' Land Use Acres #of Parcels Density* Infrastructure Residential Multi-Family 16 HDR 1543 15 16 units/acre Yes Residential Multi-Family 10 MDR 1500 20 10 units/acre Yes Commercial Professional GC 1668 12 16 units/acre Yes Downtown Commercial D 3.29 7 16 units/acre Yes Total 50.41 54 *Density for some parcels has been reduced due to slope Source. City of Atascadero, 2009 3 Remaining 2007-2014 Regional Housing Needs Allocation As Table V-32 shows,all but 146 units of 2007-2014 RHNA can be accommodated by the vacant land and the second unit potential. The City needs to identify approximately 7.3 acres to rezone 1 One parcel in this zone allowed 2 units Public Review Draft Page 39 A ;;t-2-6!j(teniber 14,2009 158 Ci(/of Atascadero General Plan Housing Element or upzone to 20 units per acre to meet the shortfall. Under State law, half of this acreage needs to be zoned for residential use only Further, the rezoned parcels must allow multifamily residential uses "by right" In addition, the law requires that the sites selected for rezoning accommodate at least 16 units per site. The City has included Program 11.2 to rezone for the 146 unit shortfall. The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum of 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to 20 units per acre minimum will accommodate both the previous RHNA shortfall (refer to Table V-28) and the current RHNA shortfall. Per Appendix III, the total number of units that can be accommodated once the 20 unit per acre minimum standard is established is approximately 700 units. The total RHNA requirement(previous and current)is 651 units (505 and 146) Table V-32 Remaining RHNA Analysis, 2007-2014 Very Low Low rModerate Above Total Moderate 2007-2014 Remaining RHNA 100 65 80 57 302 Estimated Units Accommodated by 0 0 595*" 579 1,169 Vacant Land Second Unit Potential* 0 19 1'9 0 38' Remaining Units to be Accommodated by Rezoning 100 46 0 0 146 (only very low-and low-income units) *Second unit potential has been calculated based on historic second unit building trends from 2001 to 2008 ** Based on vacant land in the HDR, MDR,GC and D zones. Source. SLOCOG, City of Atascadero 4. Infrastructure Resources Infrastructure adds to the cost of new construction (e.g major and local streets,water and sewer lines, and street lighting) Water and sewer service capacity is discussed below Water Service Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC) AMWC manages the water supply that consists of 17 active wells that pump from the Atascadero sub-basin of the Paso Robles Ground Water Basin and both riparian and appropriated Salinas River underflow Maximum well production is 12.9 million gallons per day �1ir✓ Public Review Draft Page 40 Atlgust-2-65entembe.r 14,2009 159 City of Atascadero General Plan Housing Element AMWC service area encompasses hundreds of undeveloped parcels, AMWC's future plans include a reliable water supply for an increased population. With approval of the Nacimiento Water Project, the AMWC has been allocated an additional 3,000 AFY, with a flow rate of 3 48 million gallons per day (mgd) The Nacimiento Water Project broke ground in 2007 and the construction of the infrastructures needed to deliver water to the Atascadero area is planned to be complete by 2010 Given the existing water supply and that which will result from the Nacimiento Water Project, the existing water supply is not a constraint to growth in the City and is available for all vacant zones within the City However, as a result of the Nacimiento Water Project connection fees,water rates will increase graduallyz to help pay for the cost of the additional water source. The cost of water service is a disincentive for the development of affordable housing. Program 11-12 is proposed by the City to work with AMWC to explore possible options to ease the burden of water service fees for second units and other affordable housing projects. Wastewater Residential development in the City of Atascadero relies on both the City's wastewater treatment facilities and on-site septic systems. Approximately 50% of Atascadero's residents use the Collection and Treatment service. The City's Wastewater Division maintains a 2.39 million gallon-per-day (mgd) wastewater treatment facility, over 40 miles of pipeline, and 13 wastewater-pumping stations. The treatment plant operates at approximately 60 percent capacity, which results in an average daily flow of 14 mgd. Minor upgrades have been approved for the treatment plant facility,3 but no expansions are planned for increasing the treatments capacity Average daily flow for residential use is 100 gallons per capita per day Based on the average household size of 2.02 persons, the daily flow is 0 0002 mgd per household. The average daily flow of the projected housing need (RHNA) is well within the capacity of the upgraded wastewater treatment system. 5. Financial Resources Residential Financing The availability of financing affects the ability to purchase or improve homes. In the Atascadero area4 1,031 applications for conventional mortgage home loans were received in 2007, of which 2 Water rates are planned to increase by 8%(net)per year over four years beginning on January 1,2008.There are two more years of 8%rate increases. After that,water rates will increase based on inflation or other typical increases in operation and maintenance costs (i e.increase energy costs,treatment chemical costs,labor rates,etc.)(Source:pers.comm John Neil,Atascadero Mutual Water Company General Manager,July 22,2009.) 3 Headworks/Barscreen project approved during the 2009/2011 Budget(City of Atascadero,2008) 4 HMDA is based off census tracts. The census tracts that cover the City of Atascadero also encompass the unincorporated area surrounding the City and portions of the City of Templeton. Public Review Draft Page 41 Atigtist_HSeptember 14,2009 160 City of Atascadero General Plan Housing Element 60 percent were approved by lenders and accepted by applicants (see Table V-33) The remainder of applications were denied, withdrawn, closed due to incompleteness, or approved but not accepted by the applicants. Table V-33 Disposition of Home Loans Total Applicants Percent Originated Government Assisted Home Purchase Loans 7 43% Home Purchase Loans 1,031 60% Home Improvement Loans 290 50% Source. Home Mortgage Disclosure Act data, 2007 Reflecting the City's high housing costs, there were very few applicants recorded for government assisted home purchase loans such as VA, FHA, and FSA/RHS, given the sales price limitations on these programs. Most applications for home purchase loans were filed by upper income households, an expected result given the high price of housing in Atascadero Throughout the County, the approval rate was over sixty percent among upper income applicants,but lower for low-and moderate-income households. Redevelopment Agency/Tax Increment Financing According to HCD, the Housing Element should identify redevelopment funds available to the Low- and Moderate-Income Housing Fund (LMIHF) and how the funds will be utilized during the planning period. As of June 2009,the City has approximately$3 9 million in the LMIHF The City anticipates collecting approximately $825,000 per year through the 2013/2014 fiscal year, totaling $8.1 million in funds. With each year's spending plan however, a balance of $7 million is anticipated at the end of the 2013/2014 fiscal year According to Health and Safety Code Section 33334.12, the agency must use any unexpended and unencumbered LMIHF that exceed one million dollars or the aggregate amount of tax increment deposited into the low-moderate fund over the preceding four fiscal years. If the City identifies such a surplus before the end of the fiscal period, then it must use the funds or transfer the funds to the local housing authority Programs 4.3-1 through 4.3-5 provide policy guidance for fund disbursement to qualifying projects. Inclusionary Housing In-Lieu Fee Funds The City's inclusionary housing program offers the option of paying a fee in lieu of building affordable housing for projects of 10 units or less. Fees deposited into the account may be used in the acquisition, construction, or rehabilitation of affordable housing As of June 2009, the Fund has a balance of$320,000 6. Administrative Resources El Camino Homeless Organization (ECHO) ECHO is a non-profit organization serving the homeless population of Northern San Luis Obispo County ECHO operates five shelters out of local churches, offering temporary beds err► Public Review Draft Page 42 ,^��-,� tt.F4 26Septcniber 14 2009 161 City of Atascadero General Plan Housing Element and hot meals to those in need. The organization also assists those in need with obtaining permanent housing and developing the skills necessary to lead a more stable life. The Atascadero shelter operates out of First Baptist Church and can accommodate up to 30 persons per night. Equal Opportunity Commission (EOC) The EOC provides a wide variety of social services in San Luis Obispo County Their divisions are Homeless Services, Head Start, Health Services, and Energy Conservation Services. EOC operates the Maxine Lewis Memorial Homeless Shelter and the Prado Day Center in San Luis Obispo They also operate Head Start and Migrant Head Start programs and two health centers in San Luis Obispo and Arroyo Grande. The Energy Conservation division provides weatherization and home repairs throughout the County Habitat for Humanity Habitat for Humanity is an international non-profit organization dedicated to partnering with those in need of safe and affordable homes. Habitat for Humanity has constructed over 300,000 homes for families around the world. The San Luis Obispo County Habitat chapter has been active since 1997 and is involved in several development projects throughout the Central Coast. in 2008,Habitat for Humanity constructed four very low-income homes in Atascadero Housing Authority of San Luis Obispo County(HASLO) The Housing Authority of San Luis Obispo County was created to provide housing assistance for the County's lower-income residents. The Housing Authority administers the Section 8 rental assistance program and manages public housing developments. The Housing Authority also administers the Mortgage Credit Certificate Program, Security Deposit Program, and other programs. Currently, the County Housing Authority provides 278 Section 8 vouchers to households In Atascadero and 121 households are on the waiting list. In 2005, the City of Atascadero partnered with HASLO to develop 19 housing units for very low-income senior households. People's Self-Help Housing (PSHH) Peoples Self-Help Housing is a diverse, nonprofit organization committed to furthering opportunities for decent, safe, affordable housing and support services in San Luis Obispo, Santa Barbara, and Ventura Counties. PSHH has two primary programs - Self Help Homeownership Program and a Rental Housing Development and Construction Services Program. Since its inception in the 1960s, PSHH has developed more than 1,000 homes and 1,200 rental units and assisted in the rehabilitation and repair of more than 3,000 housing units. PSHH has constructed 15 affordable home-ownership properties and currently owns and operates Atascadero Gardens, a 17-unit affordable rental complex. The purchase of this building prevented a pending conversion to market rate units. PSHH also provides free seminars to residents on the Central Coast including those aimed at first time homebuyers and foreclosure prevention. Public Review Draft Page 43 Augu,#-216 e, tenibcr 14,2009 162 City ofAtascadero General Plan Housing Element Transitional Food and Shelter Transitional Food and Shelter is a charitable organization operating throughout San Luis Obispo County The organization provides emergency shelter in motels and apartments in the North County, renting to homeless persons who are sick and/or disabled. The program provides relief for those who cannot be accommodated in more traditional homeless shelters. Other Resources Many programs within the State of California exist to provide financial assistance to the City and to individual developers for the development, preservation, and rehabilitation of residential development; primarily affordable units. The Department of Housing and Community Development identifies and provides detailed information on the grants and loans available for affordable housing,which include: Affordable Housing Innovation Program. This program provides grants or loans to fund the development or preservation of workforce housing Building Equity and Growth in Neighborhoods Program. Provides grants and loans to first- time low and moderate-income buyers. www.hcd.ca.gov/fa/begin CalHome Program.Provides grants and loans to very-low income homeowners. www.hcd.ca.gov/fa/calhome Emergency Housing and Assistance Program Capital Development: Provides deferred payment loans for capital development activities for- emergency shelters, transitional housing, and safe havens. www.hcd.ca.gov/fa/ehap/ehapcd.h tm l Emergency Housing and Assistance Program Operating Facility Grants. Provides grants for- emergency shelters, transitional housing, and supportive services for homeless individuals and families. www.hcd.ca.gov/fa/ehap/ Enterprise Zone Program. Provides incentives such as sales tax credits and operation deductions for business investment. www.hcd.ca.gov/fa/cdbg/ez/#EZ Federal Emergency Shelter Grant Program: Provides grants to fund emergency shelters and transitional housing for the homeless. www.hud.gov/offices/cpd/homeless/programs/esg/ Governor's Homeless Initiative: Provides loans for the development of supportive housing for homeless residents who suffer from severe mental illness. www.hcd.ca.gov/fa/ghi Public Review Draft Page 44 Atlgtw;t_265(I tember 14,2009 163 City ofAtascadero General Plan Housing Element HOME Investment Partnerships Program. Provides cities, counties, and nonprofit organizations with grants and low-interest loans to develop and preserve workforce housing www.hud.gov/offices/cpd/affordablehousmg/programs/home/ Housing Assistance Program: Provides grants to assist housing payments for extremely low to very low-income housing www.hcd.ca.gov/fa/hap Joe Serna, Jr Farmworker Housing Grant Program. Provides grants and loans to finance the construction,repair,and purchase of rental units for farmworker housing www.hcd.ca.gov/fa/fwhg Multifamily Housing Program. Provide deferred payment loans to fund the construction, repair, and purchase of permanent and rental units for supportive housing This includes housing for low-income residents with disabilities,or those who are at risk of homelessness. www.hcd.ca.gov/fa/mhp Office of Migrant Services: Provides grants to assist in seasonal rental housing and support for migrant farmworker families. www.hcd,ca.gov/fa/oms Predevelopment Loan Program: Provides short-term loans for financing low-income housing projects. www.hcd.ca.gov/fa/polp State CDBG Program Economic Development Allocation, Over the Counter Component: Provides grants to create or sustain jobs for rural low-income workers. www.hcd.ca.gov/fa/cdbg/econdev.html State CDBG Program General,Native American, and Colonias Allocations: Provides grants to fund housing, capital improvement, and community projects that benefit lower-income residents in rural communities. www.hcd.ca.gov/f`a/Cdbglgennatamcol.html Workforce Housing Reward Program: Provides grants to cities and counties that approve permits for new workforce housing going to very low to low-income households. www.hcd.ca.gov/fa/whrp Public Review Draft Page 45 September 14,2009 164 City of Atascadero General Plan Housing Element G. Constraints on Housing Production Government policies and regulations impact the price and availability of housing and, in particular, the provision of affordable housing. Constraints include residential development standards, fees, and permitting procedures. Providing infrastructure and services also increases the cost of producing housing This Chapter addresses potential governmental and nongovernmental constraints and focuses on mitigation options available to the City 1. Governmental Constraints Although local governments have little influence on such market factors as interest rates and availability of funding for development, their policies and regulations can affect both the amount of residential development that occurs and the affordability of housing Since governmental actions can constrain development and affordability of housing, State law requires the Housing Element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance,improvement,and development of housing" LAND USE CONTROLS The City's primary policies and regulations that affect residential development and housing affordability include- Title 9 (the City's Planning and Zoning Regulations), the General Plan,the Atascadero Downtown Revitalization Plan, the Appearance Review Manual, development processing procedures and fees,on and off-site improvement requirements, and building codes. In addition to a review of these policies and regulations, an analysis of governmental constraints on housing production for persons with disabilities is included in this Section. Planning and Zoning Regulations Title 9, the City's Planning and Zoning Regulations, allow residential development in one agriculture zone, 4 residential zones, 2 downtown zones, 4 commercial zones, 2 industrial zones, and 3 recreation and public zones. The maximum residential density allowed is 16 units per acre. Title 9 does not include specific development standards for the Rural Residential zone that is identified on the Zoning Map Program 11-8 has been proposed to codify the Rural Residential zone into Title 9 and include zoning standards that distinguish it from the Residential Suburban zone Agriculture (A) Zone. This zone is established to protect, preserve, and encourage agriculture on suitable land. Agriculture related residential uses are permitted including single-family dwellings, primary family housing, and farm labor quarters. The A zone corresponds to the Agriculture (AG) land use designation of the General Plan, Public Review Draft Page 46 ^tea z �:" "September 14,2009 165 City ofAtascadero General Plan Housing Element Rural Residential (RR) Zone. This zone is established for large lot single-family residential u.jes. Second units are permitted by right in the RR zone, subject to specific development e� .ndards identified in Chapter 5 of Title 9 The maximum allowable density is 0 4 units per a re The RR zone corresponds to the Rural Residential(RR),Rural Estate (RE),Suburban Estate (SE), and Agriculture (AG) land use designations of the General Plan. Residential Suburban (RS) Zone. This zone is established for large lot single-family residential uses. Second units are permitted by right in the RS zone, subject to specific development standards identified in Chapter 5 of Title 9 The maximum allowable density is 0 4 units per acre. The RS zone corresponds to the Rural Residential(RR), Rural Estate (RE),Suburban Estate (SE),and Agriculture (AG) land use designations of the General Plan. Residential Single Family (RSF) Zone. This zone is established to provide for single-family residential areas within the urban service line. Second units are permitted by right in the RSF zone, subject to specific development standards identified in Chapter 5 of Title 9 The RSF is divided into 3 categories based on minimum lot sizes,RSF-X, RSF-Y, RSF-Z, and density ranges from 0.5 - 2.0 units per acre. Density may be increased to 4 units per acre with a Planned Development in the RSF-X zone The RSF zone corresponds to the Single-Family Residential (SFR) land use designation of the General Plan, which includes the sub-land use designations SFR-Z,SFR-Y,SFR-X. Limited Single Family (LSF) Zone. This zone is established for single-family residential where raising of farm animals is not allowed. Second units are permitted by right in the LSF zone, subject to specific development standards identified in Chapter 5 of Title 9 The LSF is divided into 3 categories based on the minimum lot size, LSF-X, LSF-Y, LSF-Z, and density ranges from 0.5 - 2.0 units per acre. The LSF zone corresponds to the Single-Family Residential (SFR) land use designation of the General Plan, which includes the sub-land use designations SFR-Z, SFR- Y,SFR-X. Residential Multiple Family (RMF) Zone. This zone is established for apartment, condominium, and townhouse development. The maximum allowable density for areas designated Low Density Multiple Family Residential (RMF-10) is 10 units per acre, for areas designated High Density Multiple Family Residential (RMF-16) is 16 units per acre, and for hillside areas the density ranges from 1 - 16 units per acre depending on average slope (density exceptions exist for group quarters and nursing facilities) The RMF zone corresponds to the Medium-Density Residential (MDR) and High-Density Residential(HDR) land use designations of the General Plan. Downtown Commercial (DC) Zoning District. This zone is established to enhance the economic viability and pedestrian-oriented character of downtown. Residential uses are permitted on upper floors in the DC zoning district. Home occupations and live/work projects are also encouraged in the DC zoning district. The maximum allowable density is 16 units per acre. The DC zone corresponds to the Downtown(D) land use designation of the General Plan. Downtown Office (DO) Zoning District. This zone is established for professional and other office uses close to the services provided in the DC zoning district. Residential uses are Public Review Draft Page 47 A't+gtt'42, eptcmber 14,2009 166 City ofAtascadero General Plan Housing Element permitted on upper floors in the DO zoning district. The maximum allowable density is 16 units per acre. The DO zoning district corresponds to the Downtown (D) land use designation of the General Plan. Commercial Professional (CP) Zone. This zone is established for limited retail shopping and personal service facilities. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. Caretaker residences are also permitted conditionally The CP zone corresponds to the General Commercial (GC) and Mixed Use (MU)land use designations of the General Plan. Commercial Retail (CR) Zone. This zone is established for a wide range of commercial uses to accommodate retail and service needs, however, it does conditionally permit caretaker residences. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. The CR zone corresponds to the General Commercial(GC) and Mixed Use (MU) land use designations of the General Plan. Commercial Service (CS) Zone. This zone is established for light manufacturing and large lot service commercial, however it does conditionally permit caretaker residences. The CS zone corresponds to the Service Commercial(SC) land use designation of the General Plan. Commercial Tourism (CT) Zone. This zone is established for limited commercial uses for Highway 101 travelers,however, it does conditionally permit caretaker residences. The CT zone corresponds to the General Commercial (GC) land use designation of the General Plan. Industrial Park (IP) Zone. This zone is established for light manufacture and large lot service commercial, however, it does conditionally permit caretaker residences. The IP zone corresponds to the Industrial(IND)land use designation of the General Plan. Industrial (I) Zone. This zone is established for heavy manufacture and industrial uses, however, it does conditionally permit caretaker residences. The I zone corresponds to the Industrial(IND)land use designation of the General Plan. Recreation (L) Zone. This zone provides suitable locations for recreational facilities,however, it does conditionally permit caretaker residences. The L zone corresponds to the RR, RE, SE, SFR, MDR, HDR, Public Recreation (REC), Public Facilities (PUB), and Open Space (OS) land use designation of the General Plan. Special Recreation (LS) Zone. This zone provides suitable locations for recreational facilities on land in private ownership This zone also provides for residential uses where intensive recreational activity may not be appropriate. The maximum allowable density for residential is 0 7 unit per acre (sewer not available) or 1 unit per acre (sewer is present) The LS zone corresponds to the Commercial Recreational(CREC) land use designation of the General Plan. Public (P) Zone. This zone provides suitable locations for public and quasi-public facilities, however, it does conditionally permit single family and caretaker residences. The maximum allowable density for residential is 0 4 unit per acre. The P zone corresponds to the RR, RE, SE, SFR, MDR,HDR,CREC,REC,PUB,and OS land use designation of the General Plan. Public Review Draft Page 48 Atigu,'t-2bSepteniber 74,2009 167 City of Atascadero General Plan Housing Element Planned Development (PD) Overlays. The City has established 30 overlays (PD 1 - 12 and 14 - 31) to allow for special use standards that differ from those established by the underlying zone. The maximum allowable density is 16 units per acre Planned Development Overlays are typically used to allow for individual lot ownership units in multi-family zones and clustered residential development in rural areas to achieve minimal environmental impacts and reduced infrastructure costs. Table V-34 summarizes the General Plan land use designations and the zoning districts that either allow by right or conditionally permit residential development. Table V-34 General Plan Land Use Desi nations and Zoning District Comparison General Plan Land Use Density Corresponding ZoningDistricts Designation RR/RE/SE 0 1 0 4 unit/acregross' RR,RS,P,L SFR-Z 1 0 unit/acregross' RSF-Z,LSF-Z,P,L SFR-Y 2.0 unit/acre gross RSF Y,LSF Y,P,L SFR-X 4 0 unit/acre net RSF X,LSF X,P,L MDR 10 unit/acre net RMF 10,P,L HDR 16 unit/acre net RMF 16 P,L GC 16 unit/acre net CP,CR,CT Sc 0 4 FAR CS D 16 unit/acre net DC,DO MU 16 unit/acre net CR,CP MU/PD overlay) CREC 10 unit/acre net LS,P IND 0 4 FAR) I,IP AG 01 0.4 unittacregross' RR,RS,A REC L,P PUB L,P Notes: 1. Density is adjusted by performance standards in this land use designation. The maximum density may be lower based on the application of performance standards. 2.The maximum density sets a limit to the number of units that may be developed in each land use designation.The General Plan also sets minimum lots size areas that are allowed through the subdivision process consistent with the 'Elbow Room principle.The minimum lot sizes are more restrictive than the maximum densities in order to reflect historic small lot development densities and to allow for new planned development projects that incorporate smaller lot sizes with innovative design concepts. Table V-35 summarizes the housing types permitted by zone. Each use is designated by a letter denoting whether the use is permitted by right(P) or conditionally permitted (CUP) Public Review Draft Page 49 ^••g,•ist-14145L.ptember 14,2009 168 City ofAtascadero General Plan Housing Element Table V-35 Zoning District's Permitted Land Uses Land Uses A RR RS RSF 'LSF RMF DC "DO, CP CR CSCT IP I L LS P Single-family P P P P P P P2 P2 P CUP dwelling — Multiple family _ P2 P2 P2 CUP' CUP' dwelling Live/work p/ ro'ects _ CUP° Secondary residential P P units Residential accessory P P P P P P _ P uses Temporary dwelling P P P P P P Mobilehome P P P P P P8 dwelling — Mobilehome CUP CUP CUP CUP CUP -developments " Primary family P _ housing Farm labor P _ - quarters Home P P P P P P P P p occupations I Caretaker CUP CUP CUP CUP CUP -- CUP I CUP CUP CUP CUP CUP CUP CUP CUP residence Residential care 5 6 P P P P P — — — CUP clients Residential care,>6 CUP CUP CUP CUP P CUP clients Organizational CUP CUP CUP CUP CUP houses Skilled nursin facility P P CUP 5 6 -- clients Skilled nursin facility >6 CUP CUP CUP clients Retirement _ CUP P P hotel ` Senior citizen housing _ -- CUPS Notes. 1 RSF Y only see Section 9.6106 2. RMF Zone—CUP required for projects over 12 units. DC and DO Zones Residential uses allowed only on second and third floor except sites north of Olmeda Avenue.If project is required to provide a unit in compliance with Americans with Disabilities Act,the handicapped accessible unit may be located on a first floor A first floor unit shall be located in a non-storefront location within a tenant space 3.Permitted use if the residential quarters are located on the second or third floors. 4 Conditional Use Permit required if the residential quarters are located on the first floor 5.A skilled nursing facility is a board and care home for residents,where no medical care is provided,and is subject to all applicable standards for multiple family dwellings. 6.Use allowed only on sites north of Olmeda Avenue. 7 Use allowed only with a PD as part of a mixed-use project. A General Plan Amendment may also be required. 8.First unit only 'rlirr►' Public Review Draft Page 50 AElgais,t_O��>tembcr 14,2009 169 Cit/of Atascadero General Plan Housing Element Table V-36 provides development standards for the residential zones and Table V-37 provides the development standards in the Downtown Zones. Table V-36 Residential Zones Development Standards Development Zone Standard RS RSF LSF RMF X Y Z X Y Z Min lot size(acres) 2.5- 10 .5 1 1.5 .5 1 1.5 .5 2.51 2.51 Max Height(feet) 30 ft. max. 30 ft. 2 stories max. Setbacks (feet) Front 25 ft. min Exceptions for shallow lots,flag lots, sloping lots, and variable block. Side 5 ft. min Exceptions for corner lots key lots,small corner lots,accessory buildings, common wall develo ments,zero lot line develo ment7,access easements. Rear Principle residential building-10 ft. min Accessory building-5 ft. min Interior Principle residential buildings 10 ft or Y2 height of taller of 2 buildings Accessory building 10 ft. some code exceptions appl Notes: 1 Depending upon conformance with performance standards set in each zone. 2.Smaller lot sizes allowed with a Planned Development. 3. Smaller lot sizes allowed for PD projects,including condominiums and mobile home developments, provided that the overall density within the project conforms with Section 9-3.17(RMF Zone Density). 4 Except for 2w story dwellings over commercial and industrial uses. 5. Two dwelling units, and/or their accessory garages constructed on adjoining lots with minimum building code 14001 separation. 6.A group of dwelling units on adjoining lots may be established so that all units about 1 side property line. 7 Whichever is greater Table V-37 Downtown Zones Development Standards DC I DO Min lot size No minimum Density 16 du/acre 16 du/acre Setbacks Minimum and maximum setbacks required. See Section 9-4103 for setback requirement,allowed projections into setbacks,and exceptions to setbacks. None allowed,except for building insets As required by Section 9-4 106 when designed to accommodate outdoor eating adjacent to a residential zone none Front and seating areas,and except for East required otherwise. and West Mall between EI Camino Real and Palma Avenue,where a minimum of twenty 20)feet is required. Sides each None required Rear None required Creek 20 ft. Height limit 45 ft.not to exceed 3 stories; 25 ft. 18 ft.on the west side of EI Camino Real' Off-street See Section 9-4 114 for residential uses As required by Sections 9-4 114 et seq. parking and for development east of Atascadero Creek.All other uses none required. Notes: 1 Between Atascadero Creek and lot line common to Lots 19 and 20,Block H-B,Atascadero Colony Ma Public Review Draft Page 51 ^ugti,,t-�September 14,2009 170 City of Atascadero General Plan Housing Element Historical Preservation *4%W To promote the conservation, preservation, protection, and enhancement of Atascadero's historical and architecturally significant structures, the City adopted a Historic Site Overlay (HS) zone. The standards are intended to protect historic structures and sites by requiring new uses and alterations to existing uses to be designed with consideration for preserving and protecting the historic resource. Given the quality of Atascadero's historical and architecturally significant structures, and the contribution of these structures to the image and quality of life in Atascadero, the historic preservation policies and regulations are reasonable and appropriate and do not pose an unreasonable constraint to residential development in the City of Atascadero Sensitive Resources The City adopted a Sensitive Resource Overlay (SR) zone to protect areas with special environmental resources and to protect areas containing unique or endangered vegetation or habitat. The purpose of these standards is to require that proposed uses be designed with consideration of the identified sensitive resources, and the need for their protection. Development that falls within a SR overlay zone does require additional measures to ensure environmental protection,which can add to the cost of development. It is in the best interest of the community, and also is mandated by State and Federal laws to protect sensitive environmental resources. The City's regulations do not pose an unreasonable constraint to residential development in the City Mobile and Manufactured Homes 'W State law requires that mobile and manufactured homes be allowed in residential zones. These units cannot be regulated by any planning fees or review processes not applicable to conventional single-family dwellings. However, the architectural design of manufactured or mobilehomes can be regulated by the City Under the City's zoning regulations mobilehome developments are permitted with approval of a Conditional Use Permit in all residential zones. Individual mobilehome dwellings are permitted by right in all single-family residential zones (RS, RSF, LSF) and in the Agriculture zone. The City's zoning regulations address manufactured homes in section 9-6142 of the Atascadero Municipal Code. In order be in compliance with State law, the City should clarify that the terms "mobilehome" and "manufactured home" are essentially the same and should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Manufactured housing can be subject to design review Program 11-5 is recommended to bring the zoning regulations in compliance with State law and to encourage a variety housing options within the City Public Review Draft Page 52 '-4 26ae teniber 7.4,2009 171 City of Atascadero General Plan Housing Element Mixed-Use Development Atascadero encourages mixed-use development in the downtown districts (DC and DO) As stated in Title 9• The downtown zoning districts are intended to develop an attractive, pedestrian-oriented, and economically successful downtown area by providing for a mixture of commercial, office, and residential land uses The development of mixed-use projects provides more housing opportunities by permitting residential uses on the upper floors. Mixed-use development also enhances economic viability, pedestrian-oriented character, and the overall downtown environment. Table V-36 provides the development standards for mixed-use developments in the downtown area. In addition, mixed- use is allowed in all areas with a General Commercial land use designation. The approval of a vertical mixed-use project in a Designated Commercial Zone requires a Zoning Change (PD Overlay) and Conditional Use Permit approval. Horizontal mixed use (which is limited to 50 percent residential development) requires a Condition Use Permit as well as a General Plan Amendment, map change, and PD overlay The approval process for these projects can take from three (3) to twelve (12) months depending on the complexity of the project. Program 11-7 has been proposed to streamline the permitting process, encourage the development of vertical mixed-use projects,and provide greater housing diversity The City's has adopted the Downtown Affordable Housing Program to facilitate and encourage the development of mixed-use projects,particularly for lower income workers and families. The program is in the preliminary implementation stages. Under the program, Redevelopment Agency (RDA) funds will be used to offer long term low-interest loans in exchange for deed restricted low- or very low-income units for 55 years. This program will target existing Downtown buildings and existing vacant residential units located Downtown that are in need of repair or could be converted to include deed restricted affordable units. Secondary Residential Units To encourage establishment of second units, State law requires cities to either adopt an ordinance authorizing second units in residentially zoned areas, or, where no ordinance has been adopted, to allow second units if they meet standards set out in the State law State law requires ministerial consideration of second unit applications in zones where single-family dwellings are permitted. Local governments are precluded from totally prohibiting second units in residentially zoned areas unless they make specific findings (Government Code § 65852.2) Second units can be an important source of affordable housing since they are smaller than primary units and they do not have direct land costs. Supporting the development of second units expands housing opportunities for very low-, low-, and moderate-income households by increasing the number of rental units available within existing neighborhoods. Second units are intended to provide livable housing at lower cost while providing greater security, companionship,and family support for the occupants. Second units, or secondary residential units, are defined within the Atascadero zoning regulations as residential occupancy constructions (R) with a kitchen and full bathroom that is Public Review Draft Page 53 Augu,.;Q September 14 2009 172 City of Atascadero General Plan Housing Element accessory to the primary unit and intended for permanent occupancy by a second household. Second residential units provide quarters for independent living areas, sleeping, cooking, and sanitation facilities. Second residential units are permitted by right in the single-family residential zones (RS, RSF, LSF) Second units are also allowed in single family planned development overlay districts only when consistent with an approved Master Plan of Development. Second units are subject to all development standards of the underlying zoning district and/or planned development overlay districts,with a few minor exceptions: Floor Area. The total floor area shall not exceed 800 square feet on lots with a net area of 0.5 acres or less. The total floor area shall not exceed 1,000 square feet on lots with a net area greater than 0.5 acres. Private Open Space Requirement. A second unit shall have a minimum private open space area of 250 square feet. No portion of an open space area shall have a dimension of less than 10 feet in width. o Attached Second Units. If the second unit is attached to the primary dwelling, each shall be served by separate outside entrances. Second units, whether attached or detached, are considered as single-family units for purposes of determining impact fees. Parking requirements for second residential units are shown in Table V-38. For a second unit to be approved, it must be served by a public water system and the City sanitary sewer system or an engineered septic system (depending on lot size), and allow for the installation of separate utility meters. Atascadero Mutual Water Company (AMWC) establishes the water connection fees and these have been identified as a constraint to the development of second residential units due to the disproportion of fees to actual development costs.5 Program � 44-.21 1.12 is recommended to establish a program that would address second unit fees and create an incentive program to encourage the development of second units. (See Section F - Housing Resources (Infrastructure Resources - Water Service) for additional information on water service from AMWC.) Group Homes and Residential Care Facilities The Lanterman Development Disabilities Services Act declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. A State-authorized, certified, or licensed family care home, foster home, or group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards or require variances on these homes than those required for homes in the same zone. 5 City of Atascadero,Planning Commission/City Council meeting,June 16,2009 Public Review Draft Page 54 Atigu4-46Septcmber 14,2009 173 City ofAtascadero General Plan Housing Element The City's Planning and Zoning Regulations accommodate housing for group living situations. Residential care facilities serving six or fewer residents (small) are permitted by right in residential zones. Residential care facilities serving more than six residents (large) are permitted by right in the RMF zone and conditionally permitted in the RS,RSF,and LSF zones. See the section below Housing for People with Disabilities,for additional discussion on housing for special needs. Emergency Shelters and Transitional Housing State legislation SB 2 requires jurisdictions to permit emergency shelters without a Conditional Use Permit (CUP) or other discretionary permits, and transitional housing and supportive housing must be considered residential uses and must only be subject to the same restrictions that apply to the same housing types in the same zone Transitional housing and emergency shelters are considered residential care facilities under Title 9 Both are permitted uses in all residential zones and are held to the same development standards as single family units, provided that six or fewer persons occupy the structure. Transitional housing or shelters that offer services to seven or more persons are permitted uses in the RS,RSF,and LSF with a Conditional Use Permit,but permitted by right in the RMF zone Program 4.1-4 is proposed to identify sites for emergency shelters as required by State law BUILDING CODES AND SITE IMPROVEMENTS Building codes and site improvements can also increase the cost of developing housing, particularly affordable rental housing. The following examines the City's building codes and site improvement standards. Building Codes and Enforcement Atascadero implements the 2007 edition of the California Building Code and other model construction codes, with amendments adopted by the California Building Standards Commission. These model codes establish standards and require inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California. The City has also adopted an ordinance requiring fire sprinklers in all newly constructed residential units, adding to the cost of construction. Aside from this ordinance,the City has not adopted local amendments to the model codes that increase housing costs (the Plumbing Code has been amended to address large-lot development with septic systems) Building inspectors are responsible for ensuring that proposed projects meet State and local codes. Public Review Draft Page 55 Digi+st 2HSeptember 14 2009 174 City of Atascadero General Plan Housing Element Site Improvements The City of Atascadero, along with other agencies, requires the installation of certain on- and off-site improvements to ensure the safety and livability of residential neighborhoods. On-site improvements typically include private or shared driveways, parking areas, drainage, sections of underground pipe, swales, ponding areas, and amenities such as landscaping, fencing, open space, and park facilities. Off-site improvements typically include: • Sections of roadway,medians,bridges,sidewalks,and bicycle lanes, • Sewage collection and treatment; • Water systems, including lines, storage tanks, and treatment plants (Atascadero Municipal Water Company),and • Public facilities for fire,school,and recreation. The costs of on- and off-site improvements, which average about $35 00 per square foot for single family residential construction and $28.00 per square foot for multi-family residential construction are usually passed along to the homebuyer as part of the final cost of the home. The on- and off-site improvement standards imposed by the City are typical for most communities and do not pose unusual constraints for housing development. Parking Standards The City's parking requirements are based upon unit type and size. As shown in Table V-38, parking requirements are typically two spaces per single-family residential unit. Multi-family residential units generally average 2.25 spaces per unit after accounting for guest parking. Table V-38 Parking Requirements Land Use Parking requirement Single-family dwellings(including mobilehomes 2 spaces per du,except 1/du on lots<4,000 s.f in area Second unit 1 covered space for each 1 bedroom unit 2 covered or uncovered for 2 or more bedrooms Multifamily dwellings (including condominiums and 1 bedroom unit: 1.5 spaces attached ownership dwellings) 2 bedroom unit:2 spaces each add bedroom: .5 space Guest parking 1 space per 5 units,or fraction thereof Skilled nursing facility 1 space per 4 beds Group quarters 1 space per bedroom, plus 1 per eight beds 7777771 The City has several exceptions for parking Bicycle parking may substitute parking spaces in lots with 20 or more spaces. A bicycle rack providing for at least five bicycles at a ratio of one bicycle rack for each 20 spaces is allowed. For compact car spaces, lots with 20 or more spaces may substitute compact car spaces for up to 20 percent of the total number of spaces. For motorcycle parking, lots with 20 or more spaces may replace regular spaces with motorcycle spaces at a ratio of one motorcycle space for each 20 spaces. In certain situations, parking requirements may be reduced or waived. This includes some alternative parking arrangement options: Public Review Draft Page 56twt1 -245eptember 74,2009 175 City of Atascadero General Plan Housing Element Tandem Parking Tandem parking permitted for single-family dwellings and individual mobilehomes upon meeting appropriate performance criteria. Parking Districts Parking requirements may be modified within a parking district where adequate parking is provided within the limits of the district and the parking requirements of a new use are accommodated by the parking district. Shared Peak-Hour Parking Where two or more uses have distinct and differing peak traffic usage periods the required number of parking spaces may be reduced through conditional use permit approval. On-Street Parking Adjustment In the case that a new driveway eliminates on-street parking spaces,the requirement for off-street spaces may be adjusted. Planning Commission Modification. The required parking standards may be modified through Conditional Use Permit approval by the Planning Commission. PERMIT PROCESSING AND FEES Development Fees The City charges various fees and assessments to cover the costs of processing permits and providing services. Impacts fees are also charged to cover the cost or providing municipal services or mitigating project impacts. These fees are summarized in Table V-39 The total amount of fees varies from project to project based on type, existing infrastructure, and the cost of mitigating environmental impacts. Atascadero does not control school and water impact fees. These services are managed by separate districts. Public Review Draft Page 57 rra-t:..-�F Se.��tember 14,2009 176 City of Atascadero General Plan Housing Element Table V-39 Planning and Development Fees* Fee Category Fee Amount Service Fees(cost recovery)-Adopted September 8,2006 Administrative CUP Review $605 pera lication Minor CUP Review $1,155 pera lication Major CUP Review $3,205 pera lication Variance Application $1,605 pera lication Development Agreement $7,500 deposit, plus additional fees staff charges,etc General Plan Amendment $5,735 pera lication PD Zone Chane $5,405 pera lication Rezoning Ma or Text $2,865 pera lication Tentative Parcel Ma $2,865 pera lication Tentative Tract Ma $3,400 per map, plus$144 per lot over 15 lots Annexation $7,500 deposit, plus additional fees staff charges,etc Lot Line Adjustment Review $1,295 pera lication Lot Merger $910 perapplication Temporary Occupancy Review $345 pera lication Residential Planning Review/Approval of Building Minor$70 per application Permit IMajor$35 pera lication Affordable Housing Unit Fee Process 1 $285 pera lication plus$190/unit and any plus legal costs Environmental Review - - Environmental Impact Report Review 10%of contract consultant amount of City staff review Capital Facilities Fees-Adopted June 30,2007 SFR MFR Law Enforcement Facilities $574 $334 Fire Protection Facilities $950-$955 $516 $550 Fire Aerial Response Vehicle -- $242 Circulation System $5,597 $2,822-$5,597 Storm Drainage Facilities $777 $2,000 $314 $499 General Government Facilities $1,036 $1,036 Library Expansion Facilities $532 $323 $418 Public Meeting Facilities $1,084 $660 $852 Parkland $4,775 $2,906 $3,754 Open Space Acquisition $1,660 1 $1,011 -$1,305 Sewer $573 plus admin fee of$5 plus$1210 extension fee * Planning and development fees display current rates at the time of publication. Fees are subject to change at the discretion of the City Council. Please check with the City of Atascadero Community Development Department for a current fee schedule. Source. City of Atascadero, 2009 City records provided examples of fees charged on new housing projects (see Table V-40) Fees collected by the City in the review and development process are limited to the City s costs for providing these services, and approximately 48 percent of development fees are imposed by agencies outside the City's control(i.e. school district impact fees and water connection fees) Public Review Draft Page 58 AtIgt'sti-6September 14,2009 177 City of Atascadero General Plan Housing Element Table V-40 Develo ment Fees for New Housing Development Fee Category Single Family Unit 'Multi-Family Unit Building fees $3,000 $4,000 $4,500 $5,000 Planning fees $400 $800 School District -Atascadero Unified School District $6,000 $4,000 Water Connection -Atascadero Mutual Water $19600 $13,700 Company Impact Fees $16,900 $18,200 $11,700 $14,550 Miscellaneous $1,000 $2,000 Total $45,900-$48,200 $34,700-$38,100 1 Assumes a 2,000 square foot single family dwelling with the impact fee at$2.97 per square foot. 2.Assumes a 1,300 square foot multi-family unit with the impact fee at$2.97 per square foot. 3 Meter installation and connection fee rates are based on meter size. Meter installation fees start at$1 180 00 for 5/8"meter Connection fees (system impact fees) range from $19,600.00 for 5/8" (residential)meter to$31,250 00.00 for a 1 meter Connection fees for apartments, duplexes and mobile homes are 70% of the fee charges for single- family residences. Source City of Atascadero, 2009 Development fees make up approximately 16 to 20 percent of a home purchase price (see Table V-41) The City of Atascadero fees are comparable to those of surrounding communities. Table V-41 Proportion of Fee in Overall Development Cost for a Typical Residential Development Develo ment Cost for aTypical Unit Single Family Multi le Famll Total estimated fees $45,900-$48,200/unit $34,700 $38,100/unit Estimated sale rice/value $293,700 $195,000 Estimated proportion of fee cost to overall 16% 20% development cost/unit Permit Processing Housing production may be constrained by development review procedures, fees, and standards. Residential projects proposed in Atascadero may be subject to design,environmental review, zoning, subdivision and planned unit development review, use permit control, and building permit approval,which together can take up to 24 months for a single family or multi- family projects. Compliance with the standards of the City s Appearance Review Manual (for multifamily projects) or the Downtown Design Guidelines (for projects in the Downtown Revitalization Plan Area) generally does not add to the cost of housing, as those provisions usually do not require the use of more expensive materials or methods than typically proposed. it able V-42 displays the review authority required for various planning decisions and permits. Table V-43 displays the typical timelines for approvals and permits for the City of Atascadero. Minor residential projects typically take from one to three months from submittal of the application through completion of the approval process. Larger residential projects can take six to twelve months. Permit processing is a time consuming and costly process, especially for integrated projects such as those involving elements of affordable housing and mixed-use. The City has proposed Programs 61-1 through 6.1-6 to continue to review and revise procedures to streamline the permitting process. Public Review Draft Page 59 �E September 74,2009 178 City of Atascadero General Plan Housing Element Table V-42 Permit Processing Procedures :mRole.of'Reviaw Authorit Type of Decis on Director or Cit. Staff,, Planning Commission Cit °Council Zoning Review Administrative Decision Appeal Appeal Administrative Use Permit Decision Appeal Appeal Variance Recommend Decision Appeal Zoning Map Amendment Recommend Recommend Decision Design Review Approval Decision Appeal Appeal Planned Development(Master Recommend Recommend Decision Plan of Development required Condition Use Permit Recommend Decision Appeal Subdivision Maps Recommend Decision Appeal Source City of Atascadero, 2009 Table V-43 Timelines for Permit Procedures Type of Approval,°'Permit,or'Review Typical ProcessingTime These time periods begin when a complete application is submitted and are extended when additional information is requested by the City The timeframes below are target issuance date—when the applicant can expect a decision on their application. Zoning Review Administrative Concurrent with building permit Administrative Use Permit 1-3 months Variance 1-3 months Design Review Approval Concurrent with building permit Planned Development Review 6-12 months Condition Use Permit, minor 1-3 months Condition Use Permit, major 3-6 months Zoning Amendment 3-6 months General Plan Amendment 6-12 months Subdivision Maps 3-6 months Source City of Atascadero, 2009 Ministerial Review Planning review of ministerial projects, such as building permits, are reviewed concurrently with building, fire, and public works. The City offers pre-project meetings to discuss zoning compliance and building code requirements to ensure that the process is streamlined. Planning review of routine over the counter permits is limited to tree protection when trees exist on-site and are within the area of development. Design Review The City's design review approval process is dependent on the zone and the type of project being approved. Projects in the downtown and multifamily projects less than 12 units only require Staff level review For Conditional Use Permits and Planned Developments, the Planning Commission and/or City Council is the design review authority and makes decisions based on their findings and recommendations from Staff. Environmental Review Process/Precise Plan Public Review Draft Page 60 qePtember14 2009 179 City of Atascadero General Plan Housing Element A considerable amount of larger-scale developments in the City occur through the use of Precise Plans or other applications that trigger environmental review Precise plan approval is *400 required when a development or use of land is listed in a particular zoning district as an allowable use and when it is determined by the Director that the project is not eligible for a categorical exemption pursuant to Public Resources Code Section 21084 and the State EIR Guidelines. State regulations require environmental review of discretionary project proposals (e.g, subdivision maps, precise plans, use permits, etc.) The timeframes associated with environmental review are regulated by CEQA. In compliance with the Pen-nit Streamlining Act, City staff ensures that non-legislative proposals are heard at the Planning Commission within 60 days of receipt of an application being deemed complete. Precise Plan applications are reviewed and approved by staff concurrently with the building permit review HOUSING FOR PEOPLE WITH DISABILITIES California law requires jurisdictions to analyze potential and actual constraints on housing for persons with disabilities, demonstrate efforts to remove impediments, and include programs to accommodate housing designed for disabled persons. Review of the Municipal Code, permitting procedures, development standards, and building codes revealed the following findings: • The City enforces Title 24 of the California Code of Regulations that addresses access and adaptability of buildings to accommodate persons with disabilities. The City also requires compliance with the 1988 amendments to the Fair Housing Act,which requires a minimum percentage of dwelling units in new RMF housing projects to be fully accessible to the physically disabled. No additional accessibility standards above State and Federal law are required. • In downtown zones, where residential uses are limited to the upper floors, a handicapped accessible unit may be located on a first floor if a project is required to provide a unit in compliance with the Americans with Disabilities Act, subject to development standards. Process for Reasonable Accommodation Accessibility improvements to existing structures, such as a ramp, are usually handled ministerially by City staff. The City implements reasonable accommodations through the enforcement of building codes. The City does not have a specific reasonable accommodation policy or ordinance. Table V-44 reviews zoning and land use policies,permitting practices, and building codes to ensure compliance with State and Federal fair housing laws for persons with disabilities. The City has proposed Programs 4.2-1 through 4.2-2 to ensure continued compliance with ADA standards and reasonable accommodation in residential development. Table V-44 Constraints on Housing for Persons with Disabilities General Does the City have a process for persons with disabilities to I The City allows for reasonable accommodation for persons with Public Review Draft Page 61 ^r n �Sc ptcniber 14,2009 180 City of Atascadero General Plan Housing Element make requests for reasonable accommodation? disabilities in the enforcement of building codes and issuance of building permits.But,the City has not specifically adopted a reasonable accommodation policy or ordinance. Program 4.2-2 is proposed to address this policy issue. Has the City made efforts to remove constraints on housing for There are no special permits or requirements for homes or persons with disabilities? development for disabled persons in zones where the use would be otherwise permitted. In most cases,these developments are permitted use. Does the City assist in meeting identified needs? The City applies Community Development Block Grant(CDBG) funds to accessibility upgrades. The San Luis Obispo Housing Authority recently completed a 19-unit retirement hotel,which contained ADA compliant units. Zonin and Land Mse= Has the City reviewed all its zoning laws,policies,and practices Yes,the City has reviewed the land use regulations and for compliance with fair housing law? practices to ensure compliance with fair housing laws. Are residential parking standards for persons with disabilities Section 9-4 114 of the Planning and Zoning Regulations(Off- different from other parking standards?Does the City have a street parking required)mandates the provision of disabled policy or program for the reduction of parking requirements for parking spaces in accordance with California Building Code special needs housing if a proponent can demonstrate a (part 2 of Title 24)Chapter 11 The parking requirements also reduced parking need? allow flexibility if an applicant can demonstrate a lower parking need. Does the locality restrict the siting of group homes? No What zones allow group homes other than those allowed by Group homes(referred to as residential care facilities in the State law? Are group home over six persons allowed? Planning and Zoning Regulations)of six or less individuals are allowed by right in all residential districts. They are allowed in the Public(P)zone with a Conditional Use Permit.Facilities with greater than 6 persons are permitted,by right,in the Residential Multiple Family(RMF)zone and in the single-family residential zones[Residential Suburban(RS),Residential Single Family (RSF),Limited Single Family(LSF)]and the P zone with a Conditional Use Permit. Does the City have occupancy standards in the zoning code that No apply specifically to unrelated adults and not to families? Does the land use element regulate the siting of special needs No,there is no minimum distance required between two or more housing in relationship to one another? special needs housing. Permits and`Processn How does the City process a request to retrofit homes for Atascadero allows residential retrofitting to increase the accessibility? suitability of homes for people with disabilities in compliance with ADA requirements,as permitted in the 2007 California Building Code. Does the City allow groups homes with six or fewer persons by Yes right in single-family zones? Does the City have a set of particular conditions or use Group homes(or residential care facilities)with greater than six restrictions for group homes with greater than six persons? persons are permitted,by right,in the RMF zone and in the single-family residential zones(RS,RSF LSF)and the P zone with a Conditional Use Permit.They are subject design review and are required to be incompliance with the same parking and site coverage requirements as multi-family uses. What kind of community input does the City allow for the Group homes(or residential care facilities)with greater than 6 approval of group homes? persons are permitted by right,in the RMF zone.No other planning approval is required in the RMF zone other than to ensure that the development conforms to the standards of the Development Code.In the single-family residential zones(RS, RSF LSF)and the P zone a Conditional Use Permit is required. The Conditional Use Permit provides the public with an opportunity to review the project and express their concerns in a public hearing. Does the City have particular conditions for group homes that No,the City does not have special standards for group homes will be providing services on site? regarding services or operation. Buildin .Codes Has the locality adopted the Uniform Building Code? Atascadero has adopted the 2007 California Building Code, which incorporated the 2006 International Building Code. No amendments have been made that affect the ability to accommodate persons with disabilities. Has the City adopted any universal design element into the No,the City has no adopted universal design standards at this code? time. Does the City provide reasonable accommodation for persons Atascadero allows for reasonable accommodation for persons with disabilities in the enforcement of building codes and the with disabilities in the enforcement of building codes and Public Review Draft Page 62 Augte't-- iL_e?tember 1d,2009 181 City of Atascadero General Plan Housing Element issuance of building permits? issuance of building permits.It does not have a specific reasonable accommodation ordinance. Program 4.2 2 is proposed to address this policy issue. ENERGY CONSERVATION Planning to maximize energy efficiency and the incorporation of energy conservation and green building features contributes to reduced housing costs. Energy efficient design for sustainable communities reduces dependence on automobiles. Additionally, maximizing energy efficiency reduces greenhouse gas emissions. In response to recent legislation on global climate change, local governments are required to implement measures that cut greenhouse gas emissions attributable to land use decisions (see discussion on Global Climate Change below) The Housing Element programs can support energy efficiency that benefits the market, the environment,and the long-term health of the community by• • Establishing a more compact urban core, bringing residents close to work and services, therefore reducing automobile trips and reducing emissions, • Implementing passive solar construction techniques that require solar orientation, thermal massing,and other energy efficient design standards,and • Encouraging the use of solar water heating and photovoltaics. Executive Order 5-E-05 initiated the first steps in establishing greenhouse gas emission reduction targets in California. This was followed by the California Global Warming Solutions Act (AB 32), which required the California Air Resources Board (CARB) to establish reduction measures. There are several areas where programs for energy conservation in new and existing housing units are supported by the City• • Through application of State residential building standards that establish energy performance criteria for new residential buildings (Title 24 of the California Administrative Code) These regulations establish insulation, window glazing, air conditioning, and water heating system requirements. The City also instituted the City Council adopted Energy Conservation Initiative in 2001 • Through appropriate land use policies and development standards that reduce energy consumption. The City of Atascadero's General Plan is based on the Smart Growth Principles of encouraging infill and reuse of existing land and infrastructure. The Land Use, Open Space, and Conservation Element include goals to preserve a greenbelt around the City, encourage mixed use infill development, revitalize of the Downtown Core, and encourage compact development with a pedestrian scale and trails. • Through the implementation of the City Housing Rehabilitation Loan Program and County Neighborhood Preservation Program, which often includes attic and exterior wall insulation, door and window repair or replacement, weather stripping and caulking, duct insulation,and water heater blankets in rehabilitation projects. Public Review Draft Page 63g�r 2HSe1>tcmbcr 14,2009 182 City ofAtascadero General Plan Housing Element • Through the implementation of AB 811 by providing an assessment district for homeowners wishing to install solar panels. The program allows the homeowner to spread the cost of the photovoltaic system out over a number of years on their annual tax bill,thus reducing the upfront cost. • City environmental review may also require measures to reduce energy consumption. Pacific Gas and Electric (PG&E) provides a variety of energy conservation services for residents and provides several other energy assistance programs for lower income households. These programs include their Energy Watch Partnerships and the Charitable Contributions Program. The Energy Watch Partnerships help residents lower their energy bills and promote cleaner energy production. Through this program, PG&E has extended the reach of effectiveness of energy efficiency programs, and provided information about demand responses programs, renewable energy and self-generations opportunities. The Charitable Contributions Program provides millions of dollars each year to non-profit organizations to support environmental and energy sustainability Projects include residential and community solar energy distribution projects, public education projects, and energy efficiency programs. The goal is to ensure that 75 percent of the funding assist underserved communities,which includes low-income households,people with disabilities,and seniors. PG&E also offers rebates for energy efficient home appliances and remodeling Rebates are "%r available for cooling and heating equipment, lighting, seasonal appliances, and remodeling (cool roofs, insulation,water heaters) These opportunities are available to all income levels and housing types. Energy Consumption Residential water heating and HVAC systems are major sources of energy consumption. With the application of energy efficient design and the use of solar power systems,home heating and cooling can be operated in a more efficient and sustainable manner Actne Systems use mechanical equipment to collect and transport heat,such as a roof plate By encouraging solar energy technology for collector system used in solar water and space heaters. residential heating/cooling in both retrofits and new Passiw Systems use certain types of building construction, the City can play a major role in energy materials to absorb solar energy and can conservation. There are two distinct approaches to transmit that energy later, without solar heating- active and passive. The best method to mechanization. encourage use of solar systems for heating and cooling is to not restrict their use in the zoning and building ordinances and to require subdivision layouts that facilitate solar use. Residential water heating can be made more energy efficient through the application of solar water heating technologies. Solar water heating relies on the sun to heat water, which is then stored for later use. A conventional water heater is needed only as a back-up By cutting the Public Review Draft Page 64 14,2009 183 City of Atascadero General Plan Housing Element amount of natural gas needed to heat water by 50 to 75 percent per building, solar water heating systems can lower energy bills and reduce green house gas emissions significantly The City has the opportunity to implement solar technologies with the help of recent legislation. The Solar Water Heating and Efficiency Act of 2007 (AB 1470) has created a $250 million, ten-year program to provide consumer rebates for solar water heating systems. The City has actively promoted solar technology by implementing AB 811 The City is considering an assessment district for homebuyers wishing to install solar panels. This will allow homeowners to spread the cost of the photovoltaic system out over a number of years on their annually tax bill, thus reducing the upfront cost. Global Climate Change is 1�nekvn.as the "green.h.atise effeEt". Without these natural gases, the Ear-th.'s sttr-faEe would. be produetien and aiitamebiles have elevated tke EOREen�Fafion of these gases iR the atmesphefe, this is Y-efefr-ed te blebal b - E)r- more recently teFmed global Elffnate ehange. Examples E) S. s . gas s, b , b There are significant areas where Atascadero can do more to encourage energy conservation in new and existing residential development to reduce the demand on energy There are a variety of energy efficiency and greenhouse gas emission reduction strategies that can be integrated into land use decisions related to housing. Table V-45 lists strategies to address energy conservation and global climate change, developed by the California Environmental Protection Agency's Climate Action Team. As an active member of Local Governments for Sustainability, Atascadero is also participating in an effort to inventory and reduce greenhouse gas emissions. Through these and other conservation measures,the City seeks to help minimize the percentage of household income required for energy costs as well as minimize the production of greenhouse gases. Programs have been included to incorporate newly adopted State energy efficiency standards and to encourage alternative energy efficient technologies. Public Review Draft Page 65 ^u t46S.,tember 14,2009 184 City of Atascadero General Plan Housing Element Table V-45 Strategies to Address Energy Conservation and Global Climate Change Action Team Project Design/Mitigation to Comply Housing Element Strategy with Strategy Building Energy Efficiency Standards in Residential development projects have Ensure all new development is in Place and in Progress:Public Resources the potential to achieve a greater compliance with CEC energy efficiency Code 25402 authorizes the reduction in combined space heating, requirements as they are updated. CEC to adopt and periodically update its cooling and water heating energy building energy efficiency standards(that compared to the current Title 24 apply to newly constructed buildings and Standards. additions to and alterations to existing buildings) Smart Land Use:Smart land use Specific strategies include: Encourage compact residential strategies encourage jobs/housing Promoting jobs/housing proximity and development. proximity promote transit-oriented transit oriented development development,and encourage high- Encouraging high-density density residential/commercial residential/commercial development development along transit corridors. along transit/rail corridor Green Buildings Initiative: Residential development projects could The City has made some efforts towards Green Building Executive Order S-20-04 increase energy efficiency percentage encouraging green building. In 2006 the (CA 2004),sets a goal of reducing energy beyond Title 24 requirements. In addition, City signed a Memorandum of use in public and private buildings by 20 the project could implement other green Understanding with SLO Greenbuild. In percent by the year 2015, as compared building design (i.e. natural daylighting 2007 the City Hall permit counter installed with 2003 levels. and on-site renewable, electricity a kiosk with SLO Greenbuild information generation). and information on environmentally friendly construction methods and materials. California Solar Initiative: If feasible, the project could install The City could access the incentives that Installation of 1 million solar roofs or an photovoltaic cells or other solar options. will be made available and provide equivalent 3,000 MW by 2017 on homes information to developers, to encourage and businesses; increased use of solar the installation of solar roofs on new thermal systems to offset the increasing residential development. demand for natural gas; use of advanced metering in solar applications; and The City has actively promoted solar creation of a funding source that can technology by implementing AB 811 provide rebates over 10 years through a declining incentive schedule. Source. State of California,Environmental Protection Agency Climate Action Team,2007 2. Non-Governmental Constraints The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. State law requires that the housing element contain a general assessment of these constraints, which can serve as the basis for actions that local governments might take to offset their effects. The primary non-governmental constraints to the development of new housing are land,construction costs,and environmental constraints. LAND AND CONSTRUCTION COSTS The cost and availability of capital financing affect the overall cost of housing in two ways: first, when the developer uses capital for initial site preparation and construction and, second,when the homebuyer uses capital to purchase housing The capital used by the developer is borrowed for the short-term at commercial rates, which are considerably higher than standard mortgage rates. Construction financing is sometimes difficult to obtain for multifamily construction, which poses a significant constraint on the production of affordable housing in Atascadero Public Review Draft Page 66 Atfgttst-26Set)tenibe r 14,2009 185 City of Atascadero General Plan Housing Element T and costs include acquisition and the cost of holding land throughout the development -lrocess. These costs can account for as much as half of the final sales prices of new homes in sy:nall developments or in areas where land is scarce. Land costs in single-family residential m,eighborhoods of Atascadero range from $125,000 to $570,000 per acre.6 Among the variables affecting the cost of land are the size of lots, location and amenities, the availability and proximity of public services, and the financing arrangement between the buyer and seller Construction costs vary widely depending on the type, size, and amenities of the development. According to local construction company sources, construction costs for typical single-family residential buildings range from approximately$80 to$175 per square foot. ENVIRONMENTAL AND PHYSICAL CONSTRAINTS The following potential physical and environmental constraints may affect development regulated by the City by limiting the development potential and/or adding mitigation costs to a project: Environmental Constraints Several special status species are known to occur in Atascadero, including- dwarf calycadenia, Douglas' spineflower, Hardham's evening-primrose, Jared's pepper-grass, Kellogg's horkelia, Oval-leaved snapdragon, rayless aphanactis, round-leaved filaree, Salinas milk vetch, Salinas valley goldfields, shining navarretia, and straight-awned spineflower The City also protects unique vegetation communities that support sensitive species, including wetlands. Wetland habitat types are considered a vegetation community of special concern by the CDFG because of substantial statewide losses. The presence of special-status species and plant communities of special concern may affect development regulated by the City by limiting the development potential and/or adding mitigation costs. The grasslands, riparian habitats, and tracts of undeveloped land provide habitat for a diverse selection of resident and migrant wildlife Eighteen special status bird and mammal species are known to occur in Atascadero Barriers to wildlife movement and migration and the removal of raptor nesting sites are to be avoided in future development. The occurrence of any of these species on a site could pose constraints to a housing project. Preservation of natural flora and fauna is a basic community goal and native trees are valued community assets. The City has established regulations for the installation, maintenance, planting, preservation, protection, and selected removal of native trees within the City limits through the adoption of the Native Tree Ordinance. A tree removal permit is required for the removal of native trees (as defined by Chapter 11, Native Tree Regulations) and for pruning of the live canopy in native trees in excess of 25 percent of the existing canopy area. In addition, for each residential building permit issued, the planting of one five-gallon native tree is required. The mitigation requirements may become cumbersome for high-density projects, as 6 A review of realtor websites in June 2009 provided 13 vacant lots for sale wrtlun the City Land costs were estimated from this sample. Public Review Draft Page 67 Augu a-265eptember 14 2009 186 City ofAtascadero General Plan Housing Element tree replacement may be required on-site that is at the sole expense of the applicant. However, native and drought tolerant landscaping may be used to meet landscape requirements and does *MW not specifically add costs above standard Zoning Ordinance landscaping requirements. Physical Constraints Several physical constraints may occur in the City Parcels with steep slopes may have constraints associated with landslide hazards, grading costs, and access requirements. Landslides are relatively rare in the developed portions of the City, as compared to in the hilly, undeveloped areas. Stationary noise sources near potential sites for development may pose constraints. For example, traffic on U.S. Route 101 exceeds acceptable noise levels. Housing may be limited within 500 feet of U.S. Route 101 under CEQA, due to the health hazards of siting sensitive uses near urban roads with over 100,000 vehicles per day unless appropriate mitigation can be identified and implemented. Operational noise sources near potential sites for development may pose constraints as well, such as the Southern Pacific railroad tracks that run north-south through the eastern portion of the City Residential uses adjacent to the railroad tracks have the potential to be exposed to noise that exceed acceptable noise levels, although noise incidences are temporary (dependent on railroad operation) In addition, low- lying areas of the City may be subject to flooding during a 100-year storm (See Figure IV-1 in the Safety and Noise Element of the General Plan) *lror Public Review Draft Page 68 14,2009 187 City of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 69 Ategos-26Sc Aember 14,2009 188 City ofAtascadero General Plan Housing Element H. Housing Element Goals, Policies, and Programs The following goals,policies, and programs have been established to address housing issues in Atascadero and to meet State law housing requirements. Programs generally include a statement of specific City action(s)necessary to implement a policy or goal and identify the City department or other agency responsible for implementation, the quantified objectives (where applicable),and a timeframe for completion. Goal HOS 1. Promote diverse and high quality housing opportunities to meet the needs of all segments of the community Policy 1.1. Encourage new housing, including mixed-use projects in commercial land use areas,to meet the needs of all household types in the City .Programs. 1 To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B) the City must meet the unaccommodated need from the previous planning period (2001-2006) This requirement is in addition to the requirement to identify sites to accommodate the Regional Housing Needs Allocation JRHNAJ for the new planning period (2007-2014) (see Program 1 1-2) The jurisdiction may not count capacity on the same sites for both planning periods To address the 2001 - 2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low- income units at a minimum of 20 dwelling units per acre "by right' on certain sites or in certain zones At least half(50 percent)of these sites shall be zoned for residential uses only The sites rezoned must be able to accommodate a minimum of 16 units per site To facilitate housing production, the City will focus on sites from 1 to 5 acres in size The applications can be subject to design review as long as the project does not trigger the CEQA review process Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III Funding Source General Fund Responsible Agency- Community Development Department, Planning Commission City Council Timeframe Within one year of Housing Element adoption Quantified Objective 505 units 2 In order to meet State law requirements (Government Code Sections 65583(c)(1) (A) and 65583(c)(1) (B)) to address the 2007 — 2017 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 146 very low and low-income units at a minimum of 20 dwelling units per acre `by right'on certain sites or in certain zones At least half(50 percent)of these sites shall be zoned for residential uses only The sites rezoned must be able to accommodate Public Review Draft Page 70 Akrgtu t 26 eXtember 14,2009 189 Citic of Atascadero General Plan Housing Element a minimum of 16 units per site To facilitate housing production the City will focus on sites from 1 to 5 acres in size The applications can be subject to design review as long as the project does not trigger the CEQA review process Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III Funding Source General Fund Responsible Agency- Community Development Department, Planning Commission, City Council Timeframe Within three years of Housing Element adoption Quantified Objective 146 units 3 Continue street and infrastructure improvement projects to benefit existing high density residential areas. Funding Source General Fund, Redevelopment Agency Public Works Department Responsible Agency- Community Development Department, Redevelopment Agency Timeframe Ongoing Quantified Objective n/a 4 Continue to require the use of specific plans for residential projects of 100 or more units Funding Source General Fund Responsible Agency- Community Development Department, Planning Commission, City Council Timeframe Ongoing Quantified Objective n/a 5 Continue to allow manufactured housing and group housing in accordance with State law In order be in compliance with State law (Government Health and Safety Code Section 18500), the City should clarify that the terms `mobilehome" and `manufactured home are essentially the same Manufactured housing placed on a permanent foundation should be considered a single-family dwelling and permitted in all zones that allow single-family housing Funding Source General Fund Responsible Agency, Community Development Department, Planning Commission City Council Timeframe Within two years of adoption of the Housing Element Quantified Objective 20 units 6 Support the extension and expansion of sewer service for the Eagle Ranch annexation area by allocating the funding necessary Funding Source General Fund Responsible Agency- Community Development Department, Planning Public Review Draft Page 71 2 ^ug-tisi:` "-September 14 2009 190 City ofAtascadero General Plan Housing Element Commission, City Council Public Works Department Timeframe Ongoing ,,. Quantified Objective 100 affordable units 7 Continue to allow mixed residential and commercial development and promote second- and third-story residential development in the City's downtown zoning districts Taking into account market conditions and development costs, The-the City will provide, when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households The City will publicize these incentives on the City's website (www.atascadero org) and during the application process Funding Source General Fund Responsible Agency Community Development Department, Planning Commission, City Council Timeframe Ongoing Quantified Objective 20 units 8 Adopt a Rural Residential Zone in the Zoning Ordinance consistent with its designation on the Zoning Map and standards that distinguish it from the Residential Suburban zone (to facilitate the development of a variety of housing types) Funding Source General Fund Responsible Agency Community Development Department Timeframe Within the planning period Quantified Objective n/a 9 Continue to encourage, where suitable, Planned Unit Development (PD) Overlay Zones particularly the PD-25 zone of small lot subdivisions, for higher density attached or row-house style housing in the RMF-10 and RMF-16 zoning districts Funding Source General Fund Responsible Agency Community Development Department, Planning Commission City Council Timeframe Ongoing Quantified Objective 75 units 10 Adopt an affordable housing density bonus ordinance that establishes procedures for obtaining and monitoring density bonuses in compliance with State law Following adoption the City shall regularly update the ordinance to be in compliance with Government Code§65915 and develop an outreach program to ensure its successful implementation The City shall should consider exceeding State requirements if projects meet City housing goals, such as compact high density housing architectural quality or green building Funding Source General Fund Responsible Agency Community Development Department, Planning Commission, City Council Timeframe Ordinance adoption—within two years of Housing Element adoption, updating ordinance for compliance with State law-ongoing Quantified Objective 25 units 11 Adopt an inclusionary housing ordinance that requires residential and commercial developments to provide deed-restricted, affordable units or an in-lieu fee Public Review Draft Page 72t'4_16 eptember 14,2009 191 Citic of Atascadero General Plan Housing Element Funding Source General Fund Responsible Agency- Community Development Department, Redevelopment Agency Timeframe Within two years of Housing Element adoption Uuantified Objective 70 units 12 To encourage the development of second units the City will evaluate the development standards and update the Zoning Ordinance for second units (secondary residential units) For example the City will explore incentives such as reducing fees and eliminating the covered parking requirement for a secondary residential unit. The City will also work with Atascadero Mutual Water Company to investigate the possibility of reductions to water connection fees for second units and consider an amnesty program that would reduce or eliminate fees for unpermitted second units Funding Source General Fund Responsible Agency- Community Development Department, Public Works Department, City Council Timeframe Within the planning period Quantified Objective 40 units 13 Continue to maintain Chapter 12 of the Zoning Ordinance (Condo Conversion Ordinance) in order to reduce the impacts of condo conversions on lower cost rental housing Funding Source General Fund Responsible Agency- Community Development Department, Planning Commission City Council Timeframe Ongoing Quantified Objectives n/a 14 Adopt an ordinance to allow vertical multi-family residential on the second floor in General Commercial land use designations with a Conditional Use Permit and horizontal mixed-use subject to a PD and General Plan Amendment Funding Source General Fund Responsible Agency- Community Development Department, City Council Timeframe Within the planning period Quantified Objectives n/a 15 Continue to work with non-profit agencies, such as the County Housing Authority Habitat for Humanity, the San Luis Obispo County Housing Trust Fund and Peoples' Self-Help Housing, to preserve existing affordable housing and to pursue funding for new units for extremely low- very low-, low-, and moderate-income families Funding Source General Fund, CDBG, Tax Credits Responsible Agency, Community Development Department, Redevelopment Agency Timeframe Ongoing Quantified Objective 50 units 16 Continue to encourage developers to work with agencies such as the California Housing Finance Authority (CHFA) and the Department of Housing and Urban Public Review Draft Page 73r_;t-2652I. tember 7d,2009 192 Citi/of Atascadero General Plan Housing Element Development (HUD) to obtain loans for development of new multifamily rental housing for low income households Funding Source General Fund Responsible Agency Community Development Department, Redevelopment Agency Timeframe Ongoing Quantified Objective n/a 17 Continue to encourage and support expanding the role of the San Luis Obispo Housing Authority in Atascadero and their administration of the Section 8 housing voucher program and apply for additional vouchers, as appropriate Funding Source HUD Section 8 Responsible Agency Community Development Department, City Council Housing Authority Timeframe Ongoing, when eligible Quantified Objective n/a 18 Amend the Zoning Ordinance to establish minimum required densities in the medium and high density residential zones to preserve the limited supply of multi-family zoned land for multi-family uses Funding Source General Fund Responsible Agency Community Development Department, Planning Commission, City Council Timeframe Within the planning period Quantified Objective n/a Goal HOS 2. Protect and conserve the existing housing stock and neighborhoods. Policy 2.1. Encourage conservation and preservation of neighborhoods and sound housing. .Programs. 1 As new projects code enforcement actions, and other opportunities arise, the City will investigate ways to meet its housing needs through rehabilitation and preservation of existing units (see also Program 4.3.3 for potential rehabilitation funding) Utilize code enforcement to identify housing maintenance issues and expedite rehabilitation of substandard and deteriorating housing by offering technical assistance to homeowners and occupants Funding Source General Fund Redevelopment Agency CDBG Responsible Agency Community Development Department, Public Works Department, Redevelopment Agency Timeframe Ongoing Quantified Objective 30 units Public Review Draft Page 74 +F-+tst 2{�5eptember 14,2009 193 City of Atascadero General Plan Housing Element 2 Continue to participate in federal grant programs such as Community Development Block Grants (CDBG), to obtain loans and/or grants for housing rehabilitation Apply an appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units Funding Source CDBG Responsible Agency- Community Development Department Timeframe Ongoing Quantified Objective 25 units 3 Continue to maintain the sliding density scale for sloped lots in the Zoning Ordinance Funding Source General Fund Responsible Agency- Community Development Department Timeframe Ongoing Quantified Objective n/a 4 Allocate funds in the RDA housing set aside to rehabilitate existing housing stock within Redevelopment Project Areas with special emphasis on the Downtown Commercial zone Funding Source Redevelopment Agency Responsible Agency- Community Development Department, Redevelopment Agency Timeframe Within a year of housing element adoption Quantified Objective 40 units Policy 2.2 Encourage conservation and preservation of houses that have historical and architectural significance. .Programs. 1 Continue to implement the Historic Site (HS) overlay zone to help preserve and protect historic Colony homes Funding Source General Fund Responsible Agency- Community Development Department Timeframe Ongoing Quantified Objective n/a 2 Continue to maintain a GIS based map of historic buildings and sites Funding Source General Fund Responsible Agency- Community Development Department Timeframe Ongoing Quantified Objective n/a Goal HOS 3 Encourage energy conservation and sustainable building measures in new and existing homes. Public Review Draft Page 75 August-2-65e ptember 14,2009 194 City of Atascadero General Plan Housing Element Policy 3 1. Continue to make residents aware of available energy saving techniques and public utility rebates. .Programs. 1 Promote environmentally sustainable building practices that provide cost savings to homeowners and developers Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 2 Make available in the Community Development Department brochures from PG&E and others that detail energy conservation measures for new and existing buildings Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 3 Continue to strictly enforce the State energy standards of Title 24 Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 4 Continue to implement AB 811 by providing an assessment district for homeowners wishing to install selaF efficiency improvements This will allow the homeowners to spread the cost of the photovoltaic systems out over a number of years on their annual tax bill, thus reducing the upfront cost. Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a Goal HOS 4. Ensure equal access to sound, affordable housing for all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, color, familial status, or disability Policy 4.1. Support equal housing opportunities and enforcement of State and federal anti-discrimination laws. .Programs. 1 Cooperate with non-profit groups and local religious organizations to allow the temporary use of churches as homeless shelters Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a Public Review Draft Page 76 ^^��.- 26S(, tember 14,2009 195 City of Atascadero General Plan Housing Element 2 Continue to support local motel voucher programs for temporarily displaced and extremely low-income persons Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 3 Continue to allow group housing (residential care facilities) in accordance with State law Additionally the City will update the zoning regulations to clarify that both small (6 or fewer) and large (7 or more) residential care facilities are permitted by right in the Residential Multi Family(RMF)zone Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 4 Amend Zoning Ordinance to comply with SB 2 permitting emergency shelters without a conditional use permit or other discretionary permits in the Commercial Service (CS) Commercial Park (CPK) Public (P) zoning districts, or other appropriate zones or sites and define transitional and supportive housing as a residential use subject to the same standards that apply to other residential uses The three zoning districts above have sufficient capacity to house emergency shelters with over 74 acres available The Zoning Ordinance can include locational and operational criteria for homeless shelters such as • Hours of operation, • Provisions for operations and management; and • Compliance with County and State health and safety requirements for food medical, and other supportive services provided on-site Such criteria should encourage and facilitate homeless shelters and transitional housing through clear and unambiguous guidelines for the application review process, and the basis for approval The City will solicit input from local service providers (e g. EI Camino Homeless Organization (ECHO)) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/or development of emergency and transitional housing Funding Source General Fund Responsible Agency Community Development Department Timeframe Within one year of housing element adoption Quantified Objective n/a Policy 4.2: Ensure that persons with disabilities have adequate access to housing. .Programs.. 1 Continue to ensure full compliance with the California Disability Guidelines and enforce the complementary provisions of the Uniform Building Code The Zoning Ordinance will be evaluated on an ongoing basis and amended as necessary to Public Review Draft Page 77 A+tgg . -September 14,2009 196 City of Atascadero General Plan Housing Element ensure ADA compliance and remove governmental constraints on the production of housing for persons with disabilities *AV, Funding Source General Fund Responsible Agency- Community Development Department Timeframe Ongoing Quantified Objective n/a 2 Pursuant to the Fair Housing Amendments Act of 1988 and the requirements of Chapter 671, Statues of 2001 (Senate Bill 520), the City will establish a policy or ordinance to provide reasonable accommodations (i a modifications or exceptions)in their zoning laws and other land use regulations and practices when such accommodations may be necessary to afford disabled persons equal access to housing The purpose of the reasonable accommodation ordinance or policy is to remove constraints to the development, improvement and maintenance of housing for persons with disabilities The City will promote its reasonable accommodations procedures on its web site and with handouts at City Hall Funding Source General Fund Responsible Agency- Community Development Department Timeframe. December 2011 Quantified Objective n/a Policy 4.3- Leverage redevelopment set-aside funds with other State and Federal €undsloans and grants, to assist in providing affordable housing, preserving existing housing, and rehabilitating unsound housing structures. (This policy assumes that housing set aside funds are not affected by State budget take awa s. .Programs. 1 Consider developing a first-time homebuyers program to enable lower-income households (up to 80 percent of AMI)to purchase their first homes Assistance could be provided in the form of a loan secured by a deed of trust. Funding Source Redevelopment Agency Set-Aside Funds Responsible Agency- Community Development Department, Redevelopment Agency Timeframe Within the planning period Quantified Objective 5 units 2. Leverage redevelopment housing set aside funds and partner with developers on projects funded with HOME funds, tax credits and other financial assistance programs for construction of houses affordable to lower-income households Financial assistance to developers could include payment of impact fees and write down of land costs. Funding Source. Redevelopment Agency Set-Aside Funds Responsible Agency- Community Development Department, Redevelopment Agency Timeframe Ongoing Quantified Objective 40 units Public Review Draft Page 78 "n.gu t"-September 14,2009 197 City of Atascadero General Plan Housing Element 3 Consider establishing a housing rehabilitation program that provides loans and rebates to income-qualified households to correct Health and Safety Code violations and make essential repairs and retrofits The maximum loan limit could be $20 000 with 0% interest and could be limited to lower-income households (<80 percent AMI) Eligible home improvements could include structural systems, plumbing systems weather proofing, and exterior repainting The City would develop an outreach program to advertise to City residents that the program is available Funding Source Redevelopment Agency Set-Aside Funds Responsible Agency Community Development Department, Redevelopment Agency Timeframe Within the planning period Quantified Objective 75 units 4 Continue to use the Affordable Housing Participation Checklist and corresponding ranking system to evaluate and prioritize affordable housing developers and projects in the City Funding Source General Fund Responsible Agency Community Development Department, Redevelopment Agency Timeframe Ongoing Quantified Objective n/a 5 Establish a program to assist building owners in converting upper floor residential space in the downtown to deed restricted extremely low-, very low- and low-income units Funding Source Redevelopment Agency Set-Aside Funds and In-lieu Fees Responsible Agency Community Development Department, Redevelopment Agency Timeframe Within the planning period Quantified Objective 10 units 6. Work with nonprofits and identify funding to address the housing needs of extremely low-income households and totally and permanently disabled persons. Funding Source. Redevelopment Agency Set-Aside Funds and other funding sources, as appropriate Responsible Agency: Community Development Department, Redevelopment Agency Timeframe. Within the planninq period Quantified Obiective. 5 units Goal HOS 5: Decrease non-governmental constraints on housing production. Public Review Draft Page 79 lfgu'-' �Septeniber 14 2009 198 City of Atascaden General Plan Housing Element Policy 5.1. Encourage interplay between lending institutions, the real estate and development community, and the City to better understand and address non- governmental constraints and facilitate production of affordable housing. .Program.. 1 Continue to facilitate understanding of the impacts of economic issues employment, and growth on housing needs among financial real estate and development professionals in formalized settings such as the Economic Round Table Funding Source General Fund Responsible Agency Community Development Department, Redevelopment Agency, Planning Commission, City Council Timeframe Ongoing Quantified Objective n/a 2 Continue to work with development community to identify and mitigate any constraints on access to financing for multifamily development. Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a Policy 5.2: Help lower development costs where feasible, especially for low- and moderate-income housing units. .Programs.. 1 Continue to monitor and evaluate development standards and advances in housing construction methods Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 2 Continue to track the affordability of housing projects and inslwdiRgprogress toward meeting regional housing needs. Reports should be provided semi-annually to the Planning Commission, and annually to the City Council,and the California Department of Housing and Community Development. Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a Goal HOS 6: Decrease governmental constraints on housing production. Policy 6.1. Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. .Programs.. Public Review Draft Page 80 AtIgo-A-245c.ptember 14,2009 199 City ofAtascadero General Plan Housing Element 1 Continue to consolidate all actions relating to a specific project on the same Council or Commission agenda. Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 2 Continue to review minor modifications through an adjustment procedure and more substantial changes through a conditional use permit. Funding Source General Fund Responsible Agency Community Development Department, Planning Commission City Council Timeframe Ongoing Quantified Objective n/a 3 Continue to review and revise local review procedures to streamline the process Funding Source General Fund Responsible Agency Community Development Department, Planning Commission, City Council Timeframe Ongoing Quantified Objective n/a 4 Continue to maintain pre-approved stock development plans to streamline the plan check process Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 5 Provide pre-application technical assistance to affordable housing providers to determine project feasibility and address zoning compliance issues in the most cost- effective and expeditious manner possible Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 6 Provide when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households Atascadero will promote these incentives to developers on the City's website (http.//www.atascadero org)and during the application process Funding Source General Fund Responsible Agency Community Development Department Timeframe Ongoing Quantified Objective n/a 7. The City shall establish policies, standards, and procedures that encourage and facilitate the development of single-room occupancy units (SROs). Public Review Draft Page 81 11ga-,t`6aTtember 14,2009 200 City of Atascadero General Plan Housing Element Funding Source. General Fund Responsible Agency: Community Development Department Timeframe. Within two years of Housing Element adoption Quantified Objective. n/a 8. The City shall review impact fees and the capital facility fee schedule to reduce fees and barriers to affordable housing development. (See also Program 4.3-2 for the potential use of Redevelopment Agency Set-Aside Funds for fee waivers.) Funding Source. General Fund Responsible Agency: Community Development Department, Public Works Department, Planning Commission, City Council Timeframe. Within one year of Housing Element adoption Quantified Obiective. n/a err+` Public Review Draft Page 82 r4x tSeptember 14,2009 201 City of Atascadero General Plan Housing Element Table V-46 Summary of Quantified Objectives 2007-2014 _Income Level Program Objective EXLowely Very Low Low Moderate Total _New Construction .1 1-1 Adequate sites:2001-2006 10 164 -331 _0 _505 _1 1-2 Adequate sites.2007 2014 10 _90 46 _0 146 _1 1-5 _Mobile and group homes .5 _0 15 .0 20 _1 1-6 _Expand sewer service _0 15 .35 _50 100 _1 1-7 2nd&3d story units downtown 2 -3 -5 10 20 _1 1-9 _Encourage higher density _0 _0 _25 _50 75 _1 1-10 _Density bonus _0 _5 10 10 25 _1 1-11 _Inclusionary ordinance _0 _5 15 _50 70 _1 1-12 _Encourage second units _0 -0 20 - _20 .40 _1 1 15 _Work with non-profit partners _5 _5 _30 10 _50 _4.3-1 _First-time homebuyer A _0 -0 -5 .5 _4.3-2 _Leverage set-aside funds _3 7 15 15 40 _4.3-5 -RDA funding for upper story units -2 _3 -5 - -01 10 -4L3-6 -Extemely low income and disabled .2 _3 _0 '_0 5 _N�w Construction Subtotal 7_.39 _297.302 552 2201 14185111 _Rehabilitation _2.1-1 _Code enforcement rehabs _5 _5 10 10 _30 _2.1-2 _Participate in grant programs .2 -3 10 10 25 _2.1-4 _Downtown commercial rehabs _0 _5 10 25 40 _4.3-3 _Repairs and retrofits _0 _5 _35 .35 -75 _Rehabilitation Subtotal 71 18 _65 _80 170 _Totals _44 _315 617` -3001 1,276 Public Review Draft Page 83 ;^R =z:* Sc.ptemUer 14,2009 202 City ofAtascadero General Plan Housing Element Noe This Page Intentionally Left Blank Public Review Draft Page 84 Atigti: City ofAtascadero General Plan Housing Element 1. References California Association of Realtors, Atascadero and San Luis Obispo County Median Home Sales Prices,2002-2009 Center for Universal Design,Principles of Universal Design,www.design.ncsu.edu/cud/ January 27,2002 City of Atascadero,General Plan,2002 City of Atascadero,Housing Element Draft,2002 City of Atascadero,Planning and Development Fee Schedule,2008 City of Atascadero,Title 9,2008 County of San Luis Obispo,Continuum of Care (CoC),County homeless figures,2006 County of San Luis Obispo,Department of Agriculture,2007 Market Rental Rates by Bedroom Count in Atascadero,May 18,2009—June 17,2009, www.craigslist.com,retrieved June 17,2009 San Luis Obispo Council of Governments (SLOCOG),Regional Housing Needs Allocation (RHNA)2007-2014,Regional Housing Needs Plan,2008 San Luis Obispo County Multi-Family Housing Rental Survey Summary,2009 Prepared by Dyer Sheehan Group,Ventura,California. State of California,Department of Finance,E-5 Report,2008 State of California,Department of Housing and Community Development(HCD),Median Family Income and Household Income Limits,2009 State of California,Lanterman Developmental Disabilities Services Act, 1969 State of California,Government Code 65915,Density Bonus Program State of California,California Building Code,2007 State of California,Title 24 of the California Code of Regulations State of California,California Environmental Quality Act(CEQA), 1969 State of California,Solar Water Heating and Efficiency Act(AB 1470),2007 Public Review Draft Page 85 A-xgm-4-245epteniber 14,2009 204 City of Atascadero General Plan Housing Element State of California, Environmental Protection Agency (EPA) Climate Action Team,2007 State of California,Proposition 46-Housing and Emergency Shelter Trust Fund Act,2002 State of California,Global Warming Solutions Act(AB 32),2006 State of California,California Coastal Act, 1976 United States,Bureau of the Census,SF-1 and SF-3, 1990 United States,Bureau of the Census,SF-1 and SF-3,2000 United States,Department of Housing and Urban Development(HUD) 2000 Comprehensive Housing Affordability Strategy (CHAS),State of the Cities Data Systems (SOCDS) 2000,retrieved from http•//socds.huduser.org,retrieved July 2009 United States,Civil Rights Act of 1968,Title VIII-Fair Housing Act,amended 1988 fir►° Public Review Draft Page 86 August 2jaSeptcmber 14 2009 205 Citi/of Atascadero General Plan Housing Element Appendix I Table V-47 Vacant Land Inventory APN Address Acres Land Zone Density Max 80% Site Constraints Use dulac du/ac Vacant ResidentialParcels-RMF-16 029-253-008 5596 Tunitas 110 HDR RMF 16 8 units/acre** 8.84 7.07 Slope and drainage 029-271-001 4711 EI Camino Real 1.67 HDR RMF 16 16 units/acre 26.76 2141 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF 16 16 units/acre 13.85 11.08 030-281-014 015, 6709,6725,6735 0.72 HDR RMF 16 16 units/acre 11.53 9.23 016 Atascadero Ave. 030-283-007,008 6905 Nava'oa 1.89 HDR RMF 16 16 units/acre 30.20 2416 030-341-017 6855 Santa Lucia Rd. 0.21 HDR RMF 16 12 units/acre** 2.53 2.02 Access way too narrow for multiple units without easement 031-241-019 8391 Amapa Ave. 0.35 HDR RMF 16 16 units/acre 5.54 4.43 031-244-010 8065 Ama oa Rd. 0.25 HDR RMF 16 16 units/acre 3.94 3.15 045-311-014,015, Woodridge Multi-Family 5.85 HDR RMF 16/ 16 units/acre 93.54 74.83 CUP currently required for SP- 016 SP 1 t 045-321-021 9355 Avenida Maria 1.95 HDR RMF 16 16 units/acre 31.21 24.97 045-321-022 9405 Avenida Maria 0.98 HDR RMF-16 16 units/acre 15.60 12.48 049-042-018 1155 EI Camino Real 5.54 HDR RMF 16 16 units/acre 31.60 25.28 Slope 049-042-025 1055 EI Camino Real 1.81 HDR RMF 16 16 units/acre 28.97 23.28 049-151-011 2705 EI Camino Real 2.40 HDR RMF 16 16 units/acre 38.32 30.66 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF 16 16 units/acre 31.27 2474 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF 16 16 units/acre 39.71 1 3177 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF-16 16 units/acre 38.23 30.58 Subtotal 1 32.41 451.64 361.31 Vacant Residential Parcels RMF-10 029-105-014 5655 Capistrano 0.54 MDR RMF 10 3 units/acre** 1.61 1.28 Slope,access to stadium park 030-292-065 6340 Alcantara 1.21 MDR RMF 10 7 units/acre** 8.50 6.80 Slope,creek 030-373-020 6910 Nava'oa Ave. 0.50 MDR RMF 10 10 units/acre 4.96 3.97 030-491-013,019, 9105 Principal Ave. 5.39 MDR RMF 10 10 units/acre 53.86 43.09 020,001 031-231-003 1 7900 Curbaril 0.52 MDR RMF 10 10 units/acre 5.22 4.17 Trees Subtotal 8.16 74.15 59.32 Vacant Residential Parcels-LSF-X 028-051-005 3880 Se erado Ave. 0.07 SFR-X LSF X 1 unit 1.00 1.00* 028-051-035 4205 Arizona Ave. 0.20 SFR-X LSF X 1 unit 1.00 1.00* 028-061-049 4965 Arizona Ave. 0.12 SFRA LSF X 1 unit 1.00 1.00* 029-272-003 5715 Hermosilla Ave. 0.17 SFR-X LSF-X 1 unit 1.00 1.00* 030-371-015 6920 Santa Ynez Ave. 0.62 SFR-X LSF X 1 unit 1.00 1.00* 031 142-031 1 7503 Curbaril Ave. 0.10 SFR-X LSF-X 1 unit 1.00 1 1.00* Subtotal 1.28 6.00 1 6.00 Vacant Residential Parcels-LSF-Y 028-213-001 21 Cabrillo Ave.#PR21 0.02 SFR-Y LSF Y 1 unit 1.00 1.00* 028-215-017 5225 Mercedes Ave. 0.56 SFR-Y LSF Y 1 unit 1.00 1.00* 028-215-021 7000 Cemetery Rd. 1.06 SFR-Y LSF Y 1 unit 1.00 1.00* 028-341-009 5230 Ensenada Ave. 0.34 SFR-Y LSF Y 1 unit 1.00 100* 028-355-010 5235 Mercedes Ave. 0.56 SFR-Y LSF Y 1 unit 1.00 1.00* 028-361-034 5350 Ensenada Ave. 0.38 1 SFR-Y LSF Y 1 unit 1.00 1.00* 028-381-002 5327 Magnolia Ave. 0.23 SFR-Y LSF Y 1 unit 1.00 1.00* 030-233-008 6625 Marchant Ave. 0.57 SFR-Y LSF-Y 1 unit 1.00 1.00* 030-242-036 7695 Constancia Ave. 0.09 SFR-Y LSF Y 1 unit 1.00 1.00* 030-301-056 6650 Marchant Ave. 0.73 SFR-Y LSF Y 1 unit 1.00 1.00* 030-332-002 5650 Aguila Ave. 0.45 SFR-Y LSF-Y 1 unit 1.00 1.00* 030 332 004 5710 Aguila Ave. 0.21 SFR-Y LSF-Y 1 unit 1.00 1.00* 030 351 017 7325 Tecordia Ave. 0.53 SFR-Y LSF Y 1 unit 1.00 1.00* Public Review Draft Page 87 24iSeptenil>er 14,2009 206 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 028-341-011 5320 Ensenada Ave. 0.06 SFR-Y LSF Y 1 unit 1.00 1.00* 028-354-009 5295 Magdalena Ave. 0.21 SFR-Y LSF Y 1 unit 1.00 1.00* 031 142-027 7955 Carmelita Ave. 0.45 SFR-Y LSF Y 1 unit 1.00 1.00* 031-061-035 7455 Tecorida Ave. 0.53 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-061-037 7655 Tecordia Ave. 0.55 SFR-Y LSF Y 1 unit 1.00 1.00* 031-061-015 7755 Tecorida Ave. 0.48 SFR-Y LSF Y 1 unit 1.00 1.00* 031-062-021 7575 Atascadero Ave. 0.40 SFR-Y LSF Y 1 unit 1.00 1.00* 031-062-004 7500 Tecorida Ave. 0.35 SFR-Y LSF Y 1 unit 1.00 1.00* 031-062-001 7400 Tecorida Ave. 0.39 SFR-Y LSF Y 1 unit 1.00 1.00* 031 161-004 8075 Curbaril Ave. 0.67 SFR-Y LSF-Y 1 unit 1.00 1.00* 031 133-001 8235 Lara Ave. 0.22 SFR-Y LSF Y 1 unit 1.00 1.00* 031 133-003 8209 Lara Ave. 0.41 SFR-Y LSF Y 1 unit 1.00 100* 031 141-040 7205 Curbadl Ave. 0.20 SFR-Y LSF Y 1 unit 1.00 100* 031 141-030 7215 Curbaril Ave. 0.17 SFR-Y LSF Y 1 unit 100 100* 031 114-001 8370 Alta Vista Ave. 0.20 SFR-Y LSF Y 1 unit 1.00 100* 031 112-005 8405 Linda Vista Ave. 0.38 SFR-Y LSF-Y 1 unit 1.00 1.00* 031 112-014 7805 EI Retiro St. 0.40 SFR-Y LSF-Y 1 unit 1.00 100* 031 112-013 7855 EI Retiro St. 0.42 SFR-Y LSF Y 1 unit 1.00 1.00* 031 113-003 8423 Alta Vista Ave. 0.33 SFR-Y LSF Y 1 unit 1.00 1.00* 031 124-001 6800 Navarette Ave. 0.37 SFR-Y LSF Y 1 unit 1.00 1.00* 031-023-025 7322 Santa Lucia Rd. 0.13 SFR-Y LSF Y 1 unit 1.00 1.00* 031-021-007 5961 Chau lin Ave. 0.44 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-012-018 5880 Corta Ave. 0.35 SFR-Y LSF Y 1 unit 1.00 1.00* 031-012-019 5900 Corta Ave. 0.28 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-021-008 5965 Chau lin Ave. 0.49 SFR-Y LSF Y 1 unit 1.00 1.00* 030-352-028 7175 Atascadero Ave. 0.33 SFR-Y LSF Y 1 unit 1.00 1.00* 030-352-004 7150 Tecorida Ave. 0.38 1 SFR-Y LSF Y 1 unit 1.00 1.00* 031-062-022 7555 Atascadero Ave. 0.40 SFR-Y LSF Y 1 unit 1.00 1.00* 031-062-006 1 7505 Atascadero Ave. 0.61 SFR-Y LSF Y 1 unit 1.00 1.00* Subtotal 16.29 1 42.00 42.00 Vacant Residential Parcels-RSF-X 030-413-008 8535 EI Dorado Rd. 0.48 SFR-X RSF X 1 unit 1.00 1.00* 030-413-009 8525 EI Dorado Rd. 0.45 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-014 5575 Santa Fe Rd. 0.30 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-015 5525 Santa Fe Rd. 0.31 SFRA RSF X 1 unit 1.00 1.00* 030-413-017 8500 EI Corte Rd. 0.29 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-021 5545 Santa Fe Rd. 0.29 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-022 5555 Santa Fe Rd. 0.20 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-024 5515 Santa Fe Rd. 0.19 SFR-X RSF-X 1 unit 100 1.00* 030-413-025 8520 EI Corte Rd. 0.17 SFR-X RSF X 1 unit 1.00 1.00* 031-381-027 9495 Avenal Ave. 0.29 SFR-X RSF X 1 unit 1 1.00 1.00* 049-033-047 3868 Orillas Way 0.25 SFR-X RSF-X 1 unit 1.00 1 100* 049-033-051 3876 Orillas Way 0.52 SFRA RSF X 1 unit 1.00 1 00* 056-111-035 8755 Coromar Ave. 0.57 SFR-X RSF-X 1 unit 1.00 1.00* 056-121-005 8780 Coromar Ave. 0.97 SFR-X RSF X 1 unit 1.00 100* 056-121-037 8660 Coromar Ave. 0.47 SFR-X RSF X 1 unit 1.00 100* 056-181-039 8585 Atascadero Ave. 1.30 SFRA RSF-X 1 unit 1.00 1.00* 056-181-040 8587 Atascadero Ave. 117 SFR-X RSF-X 1 unit 1.00 1 1.00* 056-182-008 8630 Mirada Ln. 0.52 SFR-X RSF-X 1 unit 1.00 100* 056-231-021 8620 Atascadero Ave. 1.03 SFRA RSF-X 1 unit 1.00 1.00* Subtotal 9.77 19.00 19.00 Vacant Aesidentia[Parcels-RSF=Y 028-021-004 4541 Sycamore Rd. 0.31 SFR-Y RSF Y 1 unit 1.00 1.00* 028-021-018 4755 Sycamore Rd. 0.24 SFR-Y RSF Y 1 unit 1.00 1.00* 028-021-021 4559 Sycamore Rd. 0.32 SFR-Y RSF Y 1 unit 1.00 1.00* 028-141-002 4070 Estrada Ave. 0.32 SFR-Y RSF Y 1 unit 1.00 1.00* Public Review Draft Page 88 ^trn m-�:''26 ehtc niber 1.4,2009 207 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac dulac 028-161-033 4640 San Vicente Ave. 0.55 SFR-Y RSF Y 1 unit 1.00 1.00* 028-162-016 4660 Viscano Ave. 0.36 SFR-Y RSFY 1 unit 1.00 1.00* 028-182-005 5670 San Pedro Ave. 0.32 SFR-Y RSF Y 1 unit 1.00 1.00- 028-261-022 4665 San Ardo Ave. 0.50 SFR-Y RSF Y 1 unit 1.00 1.00* 028-281-013 4250 Dolores Ave. 111 SFR-Y RSF Y 1 unit 1.00 1.00* 028-281-015 4815 EI Verano Ave. 0.99 SFR-Y RSF Y 1 unit 1.00 1.00* 028-292-013 4675 Navidad Ave. 0.82 SFR-Y RSF Y 1 unit 1.00 1.00* 028-311-029 4945 Dulzura Ave. 0.69 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-311-037 5400 Rosario Ave. 0.46 SFR-Y RSF Y 1 unit 1.00 1 1.00* 028-311-038 5457 Bajada Ave. 116 SFR-Y RSF Y 1 unit 1.00 1.00- 028-322-001 5125 Rosario Ave. 0.37 SFR-Y RSF Y 1 unit 1.00 100* 028-322-036 5060 Alamo Ave. 0.15 SFR-Y RSF Y 1 unit 1.00 1.00* 028-331-006 5155 Rosario Ave. 0.37 SFR-Y RSF Y 1 unit 1.00 1.00* 028-332-001 5265 Barrenda Ave. 0.25 SFR-Y I RSF Y 1 unit 1.00 1.00* 029-062-031 5360 Barrenda Ave 0.10 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-007 7140 Serena Ct. 2.71 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-023 7150 Serena Ct. 4.21 SFR-Y RSF Y 1 unit 1.00 1.00* 029-105-032 5495 Mercedes Ave. 0.42 SFR-Y RSF Y 1 unit 1.00 1.00* 029-105-035 7110 Serena Ct. 1.06 SFR-Y RSF Y 1 unit 1.00 1.00* 029-105-038 7130 Serena Ct. 1.23 SFR-Y RSF Y 1 unit 1.00 1.00* 029-121-008 5350 Maleza Ave. 0.97 SFR-Y RSF Y 1 unit 1.00 1.00* 029-131-002 5365 Maleza Ave. 0.58 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-131-033 7400 Castano Ave. 0.97 SFR-Y RSF Y 1 unit 1.00 1.00* 029-141-007 7470 Castano Ave. 0.38 SFR-Y RSF Y 1 unit 1.00 1.00* 029-142-031 9315 Curbaril Ave. 0.10 SFR-Y RSF Y 1 unit 1.00 1.00* 029-142-034 7470 Cortez Ave. 0.22 SFR-Y RSF Y 1 unit 1.00 1.00* 029-171-003 7350 Sonora Ave. 0.72 SFR-Y RSF Y 1 unit 1.00 1.00* 029-222-018 5660 Encima Ave. 0.92 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-241-036 5305 Fresno Ave. 2.36 SFR-Y RSF Y 1 unit 1.00 100* 029-371-031 7120 Valle Ave. 0.52 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-371-032 7128 Valle Ave. 0.57 SFR-Y RSF Y 1 unit 1.00 1.00* 030-031-009 9045 Curbaril Ave. 144 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-031-012 9065 Curbaril Ave. 171 SFR-Y RSF Y 1 unit 1.00 1.00* 030-041-006 9025 Curbaril Ave. 0.70 SFR-Y RSF Y 1 unit 1.00 1.00* 030-041-005 7521 Sombrilla Ave. 0.75 SFR-Y RSF Y 1 unit 1.00 1.00* 030-051-021 9017 Juni ero Ave. 0.84 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-051-035 7950 Valle Ave. 0.92 SFR-Y RSF Y 1 unit 1.00 1.00* 030-061-055 8981 Juni ero Ave. 104 SFR-Y RSF Y 1 unit 1.00 1.00* 030-071-062 8980 Juni ero Ave. 0.69 SFR-Y RSF Y 1 unit 1.00 1.00* 030-111-024 9084 Palomar Ave. 1.89 SFR-Y RSF-Y 1 unit 1.00 1.00* 030.381-001 9100 Palomar Ave. 3.26 SFR-Y RSF Y 1 unit 1.00 1.00* 030-422-010 8500 Pino Solo Ave. 0.68 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-441-025 9505 Vista Bonita Ave. 0.29 SFR-Y RSF Y 1 unit 1.00 100* 031-261-005 8475 San Francisco 0.55 SFR-Y RSF-Y 1 unit 1.00 1.00* Ave. 031-261-023 8255 San Francisco 0.36 SFR-Y RSF Y 1 unit 1.00 1.00* Ave. 031-261-028 8215 San Francisco 0.39 SFR-Y RSF Y 1 unit 1.00 1.00* Ave. 031311-002 8655 Azucena Ave. 0.63 SFR-Y RSF Y 1 unit 1.00 1.00* 049-072-009 3430 Traffic Way 1.08 SFR-Y RSF Y 1 unit 1.00 1.00* 049-072-010 3450 Traffic Way 1.02 SFR-Y RSF-Y 1 unit 1.00 1.00* 049-075-005 4550 San Anselmo Rd. 1.81 SFR-Y RSF Y 1 unit 1.00 100* 056-162-042 10150 West Front Rd. 0.98 SFR-Y RSF Y 1 unit 1.00 1.00* 056-162-046 10300 West Front Rd. 1.01 SFR-Y RSF Y 1 1 unit 1.00 1.00* 056-162-047 10250 West Front Rd. 1.01 SFR-Y RSF Y 1 1 unit 1.00 1.00* Public Review Draft Page 89 ��ternber 14,2009 208 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 056-162-048 10200 West Front Rd. 1.01 SFR-Y RSF Y 1 unit 1.00 1.00* 056-171-043 8333 Atascadero Ave. 0.99 SFR-Y RSF Y 1 unit 1.00 1.00* 056-211-037 10085 Atascadero Ave. 3.03 SFR-Y RSF-Y 1 unit 1.00 1.00* 056-211-038 10075 Atascadero Ave. 3.25 SFR-Y RSF Y 1 unit 1.00 1.00* 056-281-009 8705 Marchant Ave. 141 SFR-Y RSF Y 1 unit 1.00 1.00* 056-312-007 9015 Lake View Dr 0.18 SFR-Y RSF Y 1 unit 1.00 1.00* Subtotal 60.27 63.00 63.00 Vacant Residential Parcels-RSF-Z 030-161-002 5171 Vega Ave. 2.23 SFR-Z RSF-Z 1 unit 1.00 1.00* 030.181-056 5525 Vega Ave. 147 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-022 5205 Venado Ave. 142 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-023 5250 Ardilla Rd. 140 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251.030 5055 Venado Ave. 0.84 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-032 5105 Venado Ave. 2.82 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-261-011 5650 Ardilla Ave. 0.73 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-261-019 5350 Ardilla Rd. 1.05 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-311-002 5105 Chau lin Ave. 2.68 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-311.005 5305 Chau lin Ave. 1.36 SFR-Z RSF Z 1 unit 1.00 1.00* 030-391-002 8525 EI Corte Rd. 4.85 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-002 9425 La Quinta Ct. 0.14 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-003 9435 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-004 9445 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441.005 9455 La Quinta Ct. 0.16 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-006 9465 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-007 9475 La Quinta Ct, 0.16 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-008 9485 La Quinta Ct, 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-009 9495 La Quinta Ct. 0.19 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-016 9500 Vista Bonita Ave. 1.00 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-024 9550 Vista Bonita Ave. 2.48 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-026 9450 Vista Bonita Ave. 1.26 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-006 5455 Encino Ave. 0.56 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-008 5475 Encino Ave. 0.55 SFR-Z RSF-Z 1 unit 1.00 1 1.00* 031-091-009 5470 Chau lin Ave. 1.96 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-017 5165 Ata'o Ave. 0.35 SFR-Z RSF-Z 1 unit 1.00 100* 031-092-016 5460 Encino Ave. 0.29 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 101-003 5775 Encino Ave. 0.42 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 101-006 5875 Encino Ave. 0.43 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 101.011 5820 Chau lin Ave. 0.44 1 SFR-Z RSF-Z 1 unit 1 1.00 1.00* 031 102.017 5870 Encino Ave. 0.32 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 103-001 6040 Navarette Ave. 2.77 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 191-009 6370 Navarette Ave. 178 SFR-Z RSF-Z 1 unit 1.00 1.00* 031 192-017 6300 Navarette Ave. 7.22 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-202-008 8250 San Marcos Rd. 1.60 SFR-Z RSF-Z 1 unit 1.00 1 1.00* 049-221-070 3975 Monterey Rd. 1.62 1 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-012-041 3862 Ardilla Rd. 0.91 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-013-025 3861 Ardilla Rd. 170 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-014-004 3955 Marico a Rd. 2.52 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-014-005 3825 Marico a Rd. 1.96 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-051-013 9060 Ramage Ave. 2.62 SFR-Z RSF-Z 1 unit 1.00 1 1.00* 054-051-068 4590 Portola Rd. 1.56 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-061-071 9190 Santa Lucia Rd. 2.42 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-060 6500 Portola Rd. 1.30 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072.072 8680 San Marcos Rd. 148 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-073 6760 Portola Rd. 111 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-078 6150 Portola Rd. 3.85 1 SFR-Z RSF-Z 1 unit 1.00 1 1.00* 054-085-048 7300 Portola Rd. 0.88 1 SFR-Z RSF-Z 1 unit 1.00 1.00* Public Review Draft Page 90 August ust 2-65epte�mber 1.4,2009 209 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use dulac du/ac 054-085-050 7470 Portola Rd. 0.74 SFR-Z RSF-Z 1 unit 100 1.00* Subtotal 70.18 49.00 49.00 Vacant Residential Parcels-RS 055-451-030 11650 Santa Lucia Rd. 9.56 RS RE 1 unit 100 1.00* 055-451-031 5000 Llano Rd. 27.53 RS RE 1 unit 1.00 1.00* 049-041-015 4300 Santa Cruz Rd. 2.73 RS SE 1 unit 1.00 1.00* 049-041-009 5900 Santa Cruz Rd. 1.25 RS SE 1 unit 1.00 1.00* 049-122-010 3375 Falda Rd. 1.98 RS SE 1 unit 1.00 1.00* 049-112-005 4745 Del Rio Rd. 5.71 RS SE 1 unit 1.00 1.00* 049-073-057 3675 La Luz Rd. 1.02 RS SE 1 unit 1.00 1 1.00* 049-073-046 3625 La Luz Rd. 1.01 RS SE 1 unit 1.00 1.00* 049-073-053 3305 La Luz Rd. 0.98 RS SE 1 unit 1.00 1.00* 049-302-029 3070 Falda Rd. 148 RS SE 1 unit 1.00 1.00* 049-152-031 3207 EI Camino Real 0.89 RS SE 1 unit 1.00 1.00* 049-152-039 5555 La Uva Ln. 1.55 RS SE 1 unit 1.00 1.00* 028-131-004 7015 Sycamore Rd. 2.35 RS SE 1 unit 1.00 1.00* 028-132-010 7270 Sycamore Rd. 0.94 RS SE 1 unit 1.00 1.00* 028-132-035 7190 Sycamore Rd. 118 RS SE 1 unit 1.00 1.00* 028-412-010 7725 Gabarda Rd. 1.53 RS SE 1 unit 1.00 1.00* 028-412-012 7825 Gabarda Rd. 0.83 RS SE 1 unit 1.00 1.00* 028-412-013 7875 Gabarda Rd. 2.00 RS SE 1 unit 1.00 1.00* 028-412-014 7925 Gabarda Rd. 1.68 RS SE 1 unit 1.00 1.00* 028-412-015 4355 Tampico Rd. 3.53 RS SE 1 unit 1.00 1.00* 045-401-004 11975 Viejo Camino 4.16 RS SE 1 unit 100 1.00* 056-481-008 8230 Los Osos Rd. 2.46 RS RE 1 unit 1.00 1.00* 056-461-003 8330 San Diego Rd. 4.62 RS RE 1 unit 100 1.00* 056-271-001 8985 San Rafael Rd. 25.88 RS RE 1 unit 1.00 1.00* 050-312-015 14400 EI Monte Rd. 442 RS RE 1 unit 1.00 1.00* 050-312-017 14055 Santa Lucia Rd. 2.83 RS RE 1 unit 1.00 1.00* 050-362-009 13055 Cencerro Rd. 445 RS RE 1 unit 1.00 1.00* 050-362-006 10105 San Lucas Rd. 3.06 RS RE 1 unit 1.00 1.00* 050-362-011 10355 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 050-361-008 10300 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 049-302-039 3300 Falda Rd. 0.83 RS SE 1 unit 1.00 1.00* 045-371-006 11655 Atascadero Ave. 3.00 RS RE 1 unit 100 1.00* 045-341-003 9140 San Diego Rd. 2.39 RS RE 1 unit 1.00 1.00* 045-431-009 9128 San Diego Rd. 5.06 RS RE 1 unit 100 1.00* 045-302-009 8910 Ortega Rd. 4.80 RS RE 1 unit 100 1.00* 045-302-012 11140 Atascadero Rd. 0.25 RS RE 1 unit 1.00 1.00* 045-451-004 9014 San Rafael Rd. 1.31 RS RE 1 unit 1.00 1.00* 045-441-013 10529 Colorado Rd. 145 RS RE 1 unit 1.00 1.00* 056-481-007 8199 San Dimas Rd. 2,27 RS RE 1 unit 1.00 1.00* 056-391-001 8400 Toloso Rd. 41.02 RS RE 1 unit 1.00 1.00* 2 lot subdivision potential 056-402-010 8255 San Diego Rd. 1.93 RS RE 1 unit 100 100* 056-411-019 8250 Toloso Rd. 2.01 RS RE 1 unit 1.00 1.00* 056-491-030 8305 Los Osos Rd. 2.49 RS RE 1 unit 100 1.00* 054-231-007 9945 Old Morro Rd. 2.01 RS RE 1 unit 1.00 1.00* East 054-231-039 8200 San Rafael Rd. 1.56 RS RE 1 unit 1.00 1.00* 056-451-002 10050 Old Morro Rd. 446 RS RE 1 unit 1.00 1.00* East 054-151-056 8165 San Gabriel Rd. 3.87 RS RE 1 unit 1.00 1.00* 050-042-002 2655 Alturas Rd. 5.13 RS RE 1 unit 1.00 1.00* 049-271-002 2555 Alturas Rd. 6.86 RS RE 1unit 1.00 1.00* 054-201-044 10330 San Marcos Rd. 2.09 RS RE 1 unit 1.00 1.00* 054-301-027 10410 San Marcos Rd. 3.39 RS RE 1 unit 1.00 1.00* Public Review Draft Page 91 Augtist--�Sel�tember 1.4,2009 210 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-301-019 10555 Escondido Rd. 4.32 RS RE 1 unit 1.00 1.00* 054-121-026 6730 Los Gatos Rd. 4.05 RS RE 1 unit 1.00 1.00* 054-121-035 6950 Los Gatos Rd. 1.29 RS RE 1 unit 1.00 1.00* 056-371-005 8955 San Rafael Rd. 1.88 RS RE 1 unit 1.00 1.00* 056-371-006 8965 San Rafael Rd. 1.99 RS RE 1 unit 1.00 1.00* 054-151-036 8255 San Gabriel Rd. 2.53 RS RE 1 unit 1.00 1.00* 055-361-013 13660 Palo Verde Rd. 22.61 RS RE 1 unit 1.00 1.00* 3 lot subdivision potential 055-361-017 13680 Palo Verde Rd. 7.31 RS RE 1 unit 1.00 1.00* 055-361-016 13640 Palo Verde Rd. 7.93 RS RE 1 unit 1.00 1.00* 055-361-015 13620 Palo Verde Rd. 4.97 RS RE 1 unit 1.00 1.00* 055-361-021 13730 Falcon Rd. 24.00 RS RE 1 unit 1.00 1.00* 2 lot subdivision potential 055-361-019 13600 Palo Verde Rd. 6.13 RS RE 1 unit 1.00 1.00* 055-361-009 13700 Falcon Rd. 8.48 RS RE 1 unit 1.00 1.00* 050-362-005 14005 EI Monte Rd. 3.88 RS RE 1 unit 1.00 1.00* 050-312-013 13090 Cencerro Rd. 4.31 RS RE 1 unit 1.00 1.00* 050-324-016 13000 Cencerro Rd. 2.73 RS RE 1 unit 1.00 1.00* 050-182-006 14255 Santa Ana Rd. 5.43 RS RE 1 unit 1.00 1.00* 050-172-003 9805 Corona Rd. 5.25 RS RE 1 unit 1.00 1.00* 050-183-004 14400 Santa Ana Rd. 2.30 RS RE 1 unit 1.00 1.00* 050-162-016 9605 Santa Cruz Rd. 1.96 RS RE 1 unit 1.00 1.00* 050-162-021 13950 Santa Ana Rd. 5.68 RS RE 1 unit 1.00 1.00* 050-161-004 9250 Santa Cruz Rd. 479 RS RE 1 unit 1.00 1.00* 050-091-025 8900 San Gregorio Rd. 0.19 RS RE 1 unit 1.00 1.00* #2 050-101-002 8875 San Gregorio Rd. 2.03 RS RE 1 unit 1.00 1.00* 050-091-004 8800 San Gregorio Rd. 2.33 RS RE 1 unit 1.00 1.00* 050-012-025 8200 San Gregorio Rd. 477 RS RE 1 unit 1.00 1.00* 050-081-001 8550 Santa Cruz Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-321-020 8060 Santa Cruz Rd. 1.07 RS RE 1 unit 1.00 1.00* 050-011-010 8050 Santa Cruz Rd. 2.39 RS RE 1 unit 1.00 1.00* 049-182-017 1200 Garcia Rd. 4.04 RS RE 1 unit 1.00 1.00* 049-182-004 955 Ro a Ct. 2.14 1 RS RE 1 unit 1.00 1 1.00* 049-172-012 7425 Santa Cruz Rd. 3.78 RS RE 1 unit 1.00 1.00* 049-172-013 7705 Santa Cruz Rd. 2.91 RS RE 1 unit 1.00 1.00* 049-182-005 7270 San Gregorio Rd. 1.56 RS RE 1 unit 1.00 1.00* 055-251-001 13780 Old Morro Rd. 1 16 RS RE 1 unit 1.00 1.00* 055-243-001 13820 Old Morro Rd. 0.44 RS RE 1 unit 1.00 1.00* 055-053-005 10655 San Marcos Rd. 2.63 RS RE 1 unit 1.00 1 1.00* 055-053-001 10675 San Marcos Rd. 1.54 1 RS RE 1 unit 1.00 1.00* 049-251-017 2340 Monterey Rd. 2.65 RS RE 1 unit 1.00 1.00* 049-092-044 1335 Garcia Rd. 6.29 RS RE 1 unit 1.00 1.00* 049-181-013 7020 San Gregorio Rd. 0.90 RS RE 1 unit 1.00 1.00* 049-181-012 1555 Garcia Rd. 0.60 RS RE 1 unit 1.00 1.00* 049-181-010 1505 Garcia Rd. 1 15 RS RE 1 unit 1.00 1.00* 049-092-041 1300 San Ramon Rd. 2.09 RS RE 1 unit 1.00 1.00* 049-131-043 1855 San Ramon Rd. 1.50 RS SE 1 unit 1.00 1.00* 049-131-052 6020 Del Rio Rd. 140 RS SE 1 unit 1.00 1.00* 049-131-058 6010 Del Rio Rd. 8.46 RS SE 1 unit 1.00 1.00* 049-131-066 1505 San Ramon Rd. 2.29 RS RE 1 unit 1.00 1.00* 050-111-022 13350 Santa Ana Rd. 1.39 RS RE 1 unit 1.00 1.00* 050-101-012 8365 Del Rio Rd. 7.88 RS RE 1 unit 1.00 1.00* 050-111-023 13300 Santa Ana Rd. 5.19 RS RE 1 unit 1.00 1.00* 050-111-020 8315 Del Rio Rd. 5.06 RS RE 1 unit 1.00 1.00* 050-101-016 13600 Santa Ana Rd. 3.24 RS RE 1 unit 1.00 1.00* 050-202-013 1 5800 Bolsa Rd. 5.11 RS RE 1 unit 1.00 1.00* 050-242-012 7065 Llano Rd. 2.59 RS RE 1 unit 1 1.00 1.00* Public Review Draft Page 92 Ami,-, 2HSe ptember 14 2009 211 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 055-431-001 12405 Santa Lucia Rd. 3.13 RS RE 1 unit 1.00 100* NOW 055-431-011 12455 Santa Lucia Rd. 1.53 RS RE 1 unit 1.00 1.00* 055-462-005 12503 Santa Lucia Rd. 1.22 RS RE 1 unit 1.00 1.00* 055-462-006 12577 Santa Lucia Rd. 2.49 RS RE 1 unit 1.00 1.00* 055-462-008 12645 Santa Lucia Rd. 1.05 RS RE 1 unit 1.00 1.00* 055-462-012 12655 Santa Lucia Rd. 0.48 RS RE 1 unit 1.00 1.00* 055-462-013 12675 Santa Lucia Rd. 0.51 RS RE 1 unit 1.00 1.00* 055-462-002 12571 Santa Lucia Rd. 1.51 RS RE 1 unit 1.00 1 1.00* 055-462-010 12579 Santa Lucia Rd. 1.01 RS RE 1 unit 1.00 1.00* 055-431-004 11905 Santa Lucia Rd. 3.91 RS RE 1 unit 1.00 1.00* 055-231-002 12125 San Marcos Rd. 5.06 RS RE 1 unit 1.00 1.00* 055-231-018 11965 San Marcos Rd. 4.81 RS RE 1 unit 1.00 1.00* 055-181-009 11950 San Marcos Rd. 4.36 RS RE 1 unit 1.00 1.00* 055-181-008 12000 San Marcos Rd. 2.39 RS RE 1 unit 1.00 1.00* 055-171-016 12250 San Marcos Rd. 1.98 RS RE 1 unit 1.00 1.00* 055-171-004 12260 San Marcos Rd. 2.38 RS RE 1 unit 1.00 1.00* 055-231-013 11805 San Marcos Rd. 2.84 RS RE 1 unit 1.00 1.00* 055-181-022 11800 San Marcos Rd. 8.36 RS RE 1 unit 1.00 1.00* 055-251-006 13750 Old Morro Rd. 3.11 RS RE 1 unit 1.00 1.00* 055-331-005 12400 Old Morro Rd. 2.41 RS RE 1 unit 1.00 1.00* 055-252-014 11085 San Marcos Rd. 5.19 RS RE 1 unit 1.00 1.00* 055-242-010 13790 Morro Rd. 2.96 1 RS RE 1 unit 1.00 1.00* 055-252-016 13750 Morro Rd. 2.24 RS RE 1 unit 1.00 1.00* 055-242-035 11255 San Marcos Rd. 4.86 RS RE 1 unit 1.00 1.00* 055-242-034 11275 San Marcos Rd. 4.28 RS RE 1 unit 1.00 1.00* 055-242-006 11285 San Marcos Rd. 1.85 RS RE 1 unit 1.00 1.00* 055-191-003 11500 San Marcos Rd. 3.37 RS RE 1 unit 1.00 1,00* 055-201-008 10900 San Marcos Rd. 3.84 RS RE 1 unit 1.00 1.00* 055-201-002 10950 San Marcos Rd. 2.30 RS RE 1 unit 1.00 1.00* 055-151-019 9450 Laurel Rd. 5.56 RS RE 1 unit 1.00 1.00* 055-161-030 10900 Vista Rd. 8.81 RS RE 1 unit 1.00 1.00* 055-161-031 10890 Vista Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-161-032 10880 Vista Rd. 2.26 RS RE 1 unit 1.00 1.00* 055-161-010 10845 San Marcos Rd. 144 RS RE 1 unit 1,00 1.00* 055-161-033 10870 Vista Rd. 2.84 RS RE 1 unit 1.00 1.00* 055-161-036 10840 Vista Rd. 148 RS RE 1 unit 1.00 1.00* 055-161-035 10850 Vista Rd. 145 RS RE 1 unit 1.00 1.00* 055-161-038 10820 Vista Rd. 170 RS RE 1 unit 1.00 1.00* 055-161-039 10810 Vista Rd. 1.59 RS RE 1 unit 1.00 1 100* 055-161-040 10800 Vista Rd. 1.86 RS RE 1 unit 1.00 1.00* 055-161-029 10910 Vista Rd. 11.80 RS RE 1 unit 1.00 1,00* 055-261-004 13600 Morro Rd. 15.58 RS RE 1 unit 1.00 1.00* 055-161-041 10930 Vista Rd. 7.80 RS RE 1 unit 1.00 100* 055-161-024 10945 Vista Rd. 779 RS RE 1 unit 1.00 1.00* 055-161-023 10905 Vista Rd. 3.17 RS RE 1 unit 1.00 1.00* 055-161-019 10825 Vista Rd. 174 RS RE 1 unit 1.00 1.00* 055-052-010 10785 Vista Rd. 440 RS RE 1 unit 1.00 1.00* 055-052-011 10775 Vista Rd. 6.01 RS RE 1 unit 1.00 1.00* 055-161-020 10835 Vista Rd. 3.20 RS RE 1 unit 1.00 1.00* 055-054-001 10645 Realito Ave. 5.43 RS RE 1 unit 1.00 1.00* 054-311-042 10565 San Marcos Rd. 146 RS RE 1 unit 1.00 1.00* 054-311-003 10475 San Marcos Rd. 2.44 RS RE 1 unit 1.00 1.00* 055-102-006 8425 Sierra Vista Rd. 171 RS RE 1 unit 1.00 1.00* 055-022-012 11505 Santa Lucia Rd. 2.08 RS RE 1 unit 1.00 1.00* 055-041-013 1 10560 San Marcos Rd. 6.92 RS RE 1 unit 1.00 1.00* 055-041-015 9610 Laurel Rd. 4.68 RS RE 1 unit 1.00 1.00* Public Review Draft Page 93 Akrgllsk 2E65ehtember 1.4,2009 212 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 055-041-018 9710 Laurel Rd. 3.60 RS RE 1 unit 1.00 100* 054-281-012 10800 Portal Rd. 2.60 RS RE 1 unit 1.00 1.00* 054-281-001 9800 Laurel Rd. 21.68 RS RE 1 unit 1.00 100* 2 underlying legal lots 054-181-019 10955 Santa Lucia Rd. 44.28 RS RE 1 unit 1.00 1.00* 054-262-005 10735 Santa Lucia Rd. 7.99 RS RE 1 unit 1.00 1.00* 054-201-013 6720 San Gabriel Rd, 0.52 RS RE 1 unit 1.00 1.00* 054-201-022 6852 San Gabriel Rd. 2.51 RS RE 1 unit 1.00 1.00* 054-201-037 10205 Escondido Rd. 474 RS RE 1 unit 1.00 100* 054-322-012 10055 San Marcos Rd. 2.33 RS RE 1 unit 1.00 1.00* 054-334-001 8760 Sierra Vista Rd. 1.33 RS RE 1 unit 1.00 1.00* 054-331-013 8300 Casitas Rd. 1.33 RS RE 1 unit 1.00 100* 054-331-005 8720 Sierra Vista Rd. 0.96 RS RE 1 unit 1.00 1.00* 050-341-022 6750 Lomitas Rd. 2.01 RS RE 1 unit 1.00 100* 050-341-006 6910 Lomitas Rd. 3.06 RS RE 1 unit 1.00 1.00* 055-442-004 6250 Lomitas Rd. 3.91 RS RE 1 unit 1.00 1.00* 055-451-006 11400 Santa Lucia Rd. 16.43 RS RE 1 unit 1.00 1.00* 055-451-011 6170 Llano Rd. 1110 RS RE 1 unit 1.00 1.00* 055-451-033 6805 Lomitas Rd. 3.36 RS RE 1 unit 1.00 1.00* 055-451-018 6525 Lomitas Rd. 3.08 RS RE 1 unit 1.00 100* 055-451-020 7200 Nudoso Rd. 3.03 RS RE 1 unit 1.00 1.00* 055-451-019 6435 Lomitas Rd. 3.07 RS RE 1 unit 1.00 1.00* 050-122-017 9415 Balboa Rd. 411 RS RE 1 unit 1.00 1.00* 050-122-005 12705 Santa Ana Rd. 3.51 1 RS RE 1 unit 1.00 1.00* 050-251-022 6805 Llano Rd. 474 RS RE 1 unit 1.00 1.00* 050-251-012 9700 Corriente Rd. 7.86 RS RE 1 unit 1.00 1.00* 050-041-011 8005 Balboa Rd. 4.12 RS RE 1 unit 1.00 1.00* 050-121-020 2460 San Fernando 3.19 RS RE 1 unit 1.00 1.00* Rd. 050-121-013 8315 Balboa Rd. 2.22 RS RE 1 unit 1.00 1.00* 050-121-002 12600 Santa Ana Rd. 1.02 RS RE 1 unit 1.00 1.00* 050-121-007 12750 Santa Ana Rd. 2.46 RS RE 1 unit 1.00 100* 050-043-002 8505 Balboa Rd. 4.90 RS RE 1 unit 1.00 1.00* 050-211-001 12350 Santa Ana Rd. 0.92 RS RE 1 unit 1.00 1.00* 050-121-017 12400 Santa Ana Rd, 0.83 RS RE 1 unit 1.00 1.00* 050-262-021 9405 Corriente Rd. 4.07 RS RE 1 unit 1.00 1.00* 050-262-013 9800 Serri'on Rd. 8.49 RS RE 1 unit 1.00 1.00* 050-262-001 9900 Serri'on Rd. 7.29 RS RE 1 unit 1.00 1.00* 050-281-006 10005 Serri'on Rd. 4.62 RS RE 1 unit 1.00 100* 050-281-007 10150 Serri'on Rd. 6.97 RS RE 1 1 unit 1.00 1.00* 050-281-008 10750 SerrionRd. 8.56 RS RE 1 unit 1.00 100* 054-251-003 5400 Telocote Rd. 9.76 RS RE 1 unit 1.00 1.00* 050-291-001 10300 Serri'on Rd. 2.07 RS RE 1 unit 1.00 1.00* 050-291-002 10260 Serri'on Rd. 0.97 RS RE 1 unit 1.00 1.00* 050-291-008 10220 Serri'on Rd. 2.83 RS RE 1 unit 1.00 1.00* 050-291-009 10200 Serri'on Rd. 6.03 RS RE 1 unit 1.00 1.00* 050-291-004 10100 Serri'on Rd. 7.25 RS RE 1 unit 1.00 100* 050-291-005 9950 Serri'on Rd. 7.27 RS RE 1 unit 1.00 1.00* 050-291-010 6255 Llano Rd. 36.9 RS RE 1 unit 1.00 1.00* 6 lot subdivision potential 054-251-002 5755 Llano Rd. 30.10 RS RE 1 unit 1.00 1.00* 7 lot subdivision potential 054-171-034 10400 Serri'on Rd. 44.31 RS RE 1 unit 1.00 1.00* 050-231-005 3130 San Fernando 2.92 RS RE 1 unit 1.00 100* Rd. 049-142-009 6075 Conejo Rd. 2.10 RS SE 1 unit 1.00 1.00* 049-191-004 6079 Del Rio Rd. 0.33 RS SE 1 unit 1.00 1.00* 054-171-033 9950 Santa Ana Rd. 1 19 RS RE 1 unit 1.00 1.00* 054-121-032 6653 San Gabriel Rd. 4.66 RS RE 1 unit 1.00 1.00* NOW Public Review Draft Page 94 ^�m -m:}`"-September 14,2009 213 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use dulac du/ac 054-121-042 6545 San Gabriel Rd. 3.84 RS RE 1 unit 1.00 1.00* 054-121-004 6150 Los Gatos Rd. 0.86 RS RE 1 unit 1.00 1.00* 049-281-005 2145 San Fernando 1.95 RS RE 1 unit 1.00 1.00* Rd. 050-051-001 2155 San Fernando 747 RS RE 1 unit 1.00 1.00* Rd. 050-141-004 7275 Balboa Rd. 4.70 RS RE 1 unit 1.00 1.00* 050-153-009 8105 Graves Creek Rd. 0.89 RS RE 1 unit 1.00 1.00* 054-131-011 9300 San Marcos Rd. 2.12 RS RE 1 unit 1.00 1.00* 054-131-003 6755 San Gabriel Rd. 7.54 RS RE 1 unit 1.00 1.00* 054-122-013 6199 Los Gatos Rd. 0.30 RS RE 1 unit 1.00 1.00* 054-142-012 9330 Carmelita Ave. 1.85 RS RE 1 unit 1.00 1.00* 054-132-071 9735 San Marcos Rd. 3.92 RS RE 1 unit 1.00 1.00* 054-132-066 7980 Bella Vista Rd. 1.60 RS RE 1 unit 1.00 1.00* 054-086-013 7470 Bella Vista Rd. 2.04 RS RE 1 unit 1.00 1.00* 054-086-005 7110 Bella Vista Rd. 0.94 RS RE 1 unit 1.00 1.00* 054-132-014 8697 San Marcos Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-211-038 2945 Ramona Rd. 4.09 RS RE 1 unit 1.00 1.00* 054-043-012 3695 Ardilla Rd. 0.73 RS RE 1 unit 1.00 1.00* 054-043-011 3685 Ardilla Rd. 1.36 RS RE 1 unit 1.00 1.00* 054-043-023 3720 Marico a Rd. 4.90 RS RE 1 unit 1.00 1.00* 054-043-006 3625 Ardilla Rd. 5.81 RS RE 1 unit 1.00 1.00* 054-043-013 3715 Ardilla Rd. 0.62 RS RE 1 unit 1.00 1.00* 054-043-018 3761 Ardilla Rd. 102 RS RE 1 unit 1.00 1.00* 054-051-044 3640 Ardilla Rd. 2.60 RS RE 1 unit 1.00 1.00* 054-091-009 3660 Ardilla Rd. 3.53 RS RE 1 unit 1.00 1.00* 054-061-012 9360 Santa Lucia Rd. 7.83 RS RE 1 unit 1.00 1.00* 055-116-013 12610 San Marcos Rd. 5.77 RS RE 1 unit 1.00 1.00* 055-115-015 12550 San Marcos Rd. 7.37 RS RE 1 unit 1.00 1.00* 055-115-010 12575 San Marcos Rd. 6.78 RS RE 1 unit 1.00 1.00* 055-116-003 12649 San Marcos Rd. 2.54 RS RE 1 unit 1.00 1.00* 055-114-017 12680 Cabazon Rd. 2.78 RS RE 1 unit 1.00 1.00* 055-115-005 12708 San Marcos Ct. 2.53 1 RS RE 1 unit 1.00 1.00* 055-116-012 12620 San Marcos Rd. 2.03 RS RE 1 unit 1.00 1.00* 055-116-020 12430 Madrone Rd. 3.41 RS RE 1 unit 1.00 1.00* 055-114-023 12607 Cabazon Rd. 7 41 RS RE 1 unit 1.00 1 1.00* 055-116-017 12450 Madrone Rd. 3.86 RS RE 1 unit 1.00 1.00* 055-116-011 12612 San Marcos Rd. 4.07 RS RE 1 unit 1.00 1.00* 055-114-015 12630 Cabazon Rd. 4.22 RS RE 1 unit 1.00 1.00* 055-114-027 12616 Cabazon Rd. 3.39 RS RE 1 unit 1.00 1.00* 055-114-014 12628 Cabazon Rd. 6.82 RS RE 1 unit 1.00 1.00* 055-115-012 12412 Pecos Ct. 3.08 RS RE 1 unit 1.00 1.00* 055-115-011 12610 Cene al Rd. 3.82 RS RE 1 unit 1.00 1.00* 055-114-003 12605 Cene al Rd. 3.42 RS RE 1 unit 1.00 1.00* 055-114-002 12635 Cene al Rd. 5.28 RS RE 1 unit 1.00 1.00* 055-115-007 12485 San Marcos Rd. 3.53 RS RE 1 unit 1.00 1.00* 055-116-010 12630 San Marcos Rd. 7.81 RS RE 1 unit 1.00 1.00* 055-116-002 12625 San Marcos Rd. 2.68 RS RE 1 unit 1.00 1.00* 055-115-023 12420 San Marcos Rd. 2.17 RS RE 1 unit 1.00 1.00* 055-114-012 12624 Cabazon Rd. 2.63 RS RE 1 unit 1.00 1.00* 055-114-016 12660 Cabazon Rd. 3.63 RS RE 1 unit 1.00 1.00* 050-173-027 13705 Santa Ana Rd. 5.70 RS RE 1 unit 1.00 1.00* 050-301-002 14600 Santa Lucia Rd. 27.2 RS RE 1 unit 1.00 1.00* 4 lot subdivision potential 050-203-002 9675 Otero Rd. 4.63 RS RE 1 unit 1.00 1.00* 050-241-006 10025 Corona Rd. 4.70 RS RE 1 1 unit 1.00 1.00* 050-241-007 10075 Corona Rd. 5.48 RS RE 1 unit 1.00 1.00* Public Review Draft Page 95t t 2-ia(2ptember 14 2009 214 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 050-241-010 10200 Corona Rd. 716 RS RE 1 unit 1.00 1.00* 050-201-006 5700 Bolsa Rd. 6.48 RS RE 1 unit 1.00 1.00* 050-201-007 5600 Bolsa Rd. 6.73 RS RE 1 unit 1.00 1.00* 050-242-016 5500 Bolsa Rd. 7.32 RS RE 1 unit 1.00 1.00* 050-192-018 10100 Corona Rd. 444 RS RE 1 unit 1.00 1.00* 050-192-016 10050 Corona Rd. 3.84 RS RE 1 unit 1.00 1.00* 050-192-015 10000 Corona Rd. 5.99 RS RE 1 unit 1.00 1.00* 054-192-008 6445 Alta Pradera Ln. 2.58 RS RE 1 unit 1.00 1.00* 054-192-006 6425 Alta Pradera Ln. 2.84 RS RE 1 unit 1.00 1.00* 054-192-021 6452 Alta Pradera Ln. 6.36 RS RE 1 unit 1.00 1.00* 054-192-002 6305 Alta Pradera Ln. 5.39 RS RE 1 unit 1.00 1.00* 054-192-019 6255 Alta Pradera Ln. 6.78 1 RS RE 1 unit 1.00 1.00* 054-014-005 3825 Marico a Rd. 4.75 RS RE 1 unit 1.00 1.00* 028-411-027 9552 Curbaril Ave. 0.30 RS SE 1 unit 1.00 1.00* 054-191-045 6780 San Gabriel Rd. 4.84 RS RE 1 unit 1.00 1.00* 054-291-022 10620 Portal Rd. 2.87 RS RE 1 unit 1.00 1.00* 054-192-030 10480 Portal Rd. 419 RS RE 1 unit 1.00 1.00* 049-151-062 2555 EI Camino Real 2.24 RS SE 1 unit 1.00 1.00* 055-341-008 13410 Palo Verde Rd. 0.96 RS I RE 1 unit 1.00 1.00* 056-411-026 10125 Old Morro Rd. 1.67 RS RE 1 unit 1.00 1.00* East 056-261-013 8925 San Gabriel Rd. 9.97 RS RE 2 units 2.00 2.0* 2 underlying legal parcels,8 054-111-053 9775 Santa Lucia Rd. 2.52 RS RE 1 unit 1.00 1.00* parcel subdivision otential 054-111-052 9845 Santa Lucia Rd. 2.43 RS RE 1 unit 1.00 1.00* 055-311-021 43 Palo Verde Rd. 0.45 RS RE 1 unit 1.00 100* #PR43 055-113-014 12719 San Felipe Ct. 2.78 RS RE 1 unit 1.00 1.00* 055-116-021 12410 Madrone Rd. 3.38 RS RE 1 unit 1.00 1.00* 055-115-006 12475 San Marcos Rd. 3.65 RS RE 1 unit 1.00 1.00* 055-116-014 12600 San Marcos Rd. 5.82 RS RE 1 unit 1.00 1.00* 055.113-006 12715 Escabroso Ct. 6.70 RS RE 1 unit 1.00 1.00* 055-114-013 12620 Cabazon Rd. 5.36 RS RE 1 unit 1.00 1.00* 055-113-011 12721 San Felipe Ct. 5.01 RS RE 1 unit 1.00 1.00* 055-114-022 12617 Cabazon Rd. 3.78 1 RS RE 1 unit 1.00 1.00* 055-116-005 12655 San Marcos Rd. 445 1 RS RE 1 unit 1.00 100* 055-115-008 12515 San Marcos Rd. 10.46 RS RE 1 unit 1.00 1.00* 055-114-025 12612 Cabazon Rd. 2.97 RS RE 1 unit 1 1.00 1.00* 055-115-022 12440 San Marcos Rd. 2.07 RS RE 1 unit 1.00 1.00* 055-113-015 12723 San Felipe Ct. 3.35 RS RE 1 unit 1.00 1.00* 055-115-014 12419 Pecos Ct. 3.68 RS RE 1 unit 1.00 1.00* 055-116-007 12648 San Marcos Rd. 6.70 RS RE 1 unit 1.00 1.00* 055-114-026 12614 Cabazon Rd. 7.01 RS RE 1 unit 1.00 1.00* 055-113-017 12720 San Felipe Ct. 175 RS RE 1 unit 1.00 1.00* 055-116-018 12434 Madrone Rd. 445 RS RE 1 unit 1.00 1.00* 055-114-020 12270 San Marcos Rd. 8.37 RS RE 1 unit 1.00 1.00* 055-114-006 12601 Cene al Rd. 441 RS RE 1 unit 1.00 1.00* 055-115-017 12640 Cene al Rd. 4.41 RS RE 1 unit 1 1.00 1.00* 055-114-028 12604 Cabazon Rd. 4.78 RS RE 1 unit 1.00 1.00* 055-114-004 12362 Puente Rd. 2.80 1 RS RE 1 unit 1.00 100* 045-353-011 9137 San Diego Rd. 2.76 RS RE 1 unit 1.00 100* 045-353-010 9135 San Diego Rd. 2.76 RS RE 1 unit 1.00 1.00* 045-353-012 9139 San Diego Rd. 2.75 RS RE 1 unit 1.00 1.00* 045-353-013 1 9141 San Diego Rd. 2.50 RS RE 1 unit 1.00 1.00* 045-353-022 9110 San Rafael Rd. 2.53 RS I RE 1 unit 1.00 1.00* 045-353-021 9120 San Rafael Rd. 2.65 RS RE 1 unit 1.00 1.00* fir►" Public Review Draft Page 96 ^+win v }2�Se}tembcr 19,2009 215 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-192-023 6456 Alta Pradera Ln. 3.65 RS RE 1 unit 1.00 1.00* 054-192-032 10470 Portal Rd. 3.97 RS RE 1 unit 1.00 1.00* 054-192-033 10460 Portal Rd. 3.96 RS RE 1 unit 1.00 1.00* 054-192-035 6474 Alta Pradera Ln. 3.40 RS RE 1 unit 1.00 1.00* 054-032-069 3425 Marico a Rd. 2.71 RS RE 1 unit 1.00 1.00* 055-115-009 12555 San Marcos Rd. 9.97 RS RE 1 unit 1.00 1.00* 055-114-010 12325 Puente Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-116-006 12650 San Marcos Rd. 3.43 RS RE 1 unit 1.00 1.00* 055-114-001 12655 Cene al Rd. 4.62 1 RS RE 1 unit 1.00 1 1.00* 055-113-024 12300 San Marcos Rd. 2.70 RS RE 1 unit 1.00 1.00* 055-116-008 12644 S San Marcos 4.93 RS RE 1 unit 1.00 1.00* Rd. 055-115-020 12500 San Marcos Rd. 4.88 RS RE 1 unit 1.00 1.00* 055-114-007 12342 Puente Rd. 4.61 RS RE 1 unit 1.00 1.00* 055-116-009 12640 San Marcos Rd. 4.09 RS RE 1 unit 1.00 1.00* 055-115-016 12415 Pecos Ct. 4.90 RS RE 1 unit 1.00 1.00* 055-114-008 12346 Puente Rd. 477 RS RE 1 unit 1.00 1.00* 055-114-009 12335 Puente Rd. 3.98 RS RE 1 unit 1.00 1.00* 055-116-016 12470 Madrone Rd. 3.51 1 RS RE 1 unit 1.00 1 1.00* 055-113-019 12708 San Felipe Ct. 1.57 RS RE 1 unit 1.00 1.00* 055-115-021 12460 San Marcos Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-115-013 12416 Pecos Ct. 5.35 RS RE 1 unit 1.00 1.00* 055-115-018 12650 Cene al Rd. 2.53 RS RE 1 unit 1.00 1.00* 055-116-019 12436 Madrone Rd. 4.21 RS RE 1 unit 1.00 1.00* 055-113-012 12701 San Felipe Ct. 1.52 RS RE 1 unit 1.00 1.00* 055-113-018 12712 San Felipe Ct. 1.67 RS RE 1 unit 1.00 1.00* 045-302-011 11170 Atascadero Ave. 0.25 RS RE 1 unit 1.00 1.00* 045-353-023 9080 San Rafael Rd. 13.99 1 RS RE 1 unit 1.00 1.00* 045-441-021 10765 Colorado Rd. 0.49 RS RE 1 unit 1.00 1.00* 045-441-025 10825 Colorado R. 1.03 RS RE 1 unit 1.00 1.00* 045-441-034 9056 San Rafael R. 4.04 RS RE 1 unit 1.00 1.00* 049-102-058 5255 Carrizo Rd. 2.66 RS RE 1 unit 1.00 1.00* 049-122-028 3050 Arena Rd. 148 RS RE 1 unit 1.00 1.00* 049-271-024 2027 Alturas Rd. 2.41 RS RE 1 unit 1.00 1.00* 049-281-016 2139 San Fernando 3.24 RS RE 1 unit 1.00 1.00* Rd. 050-021-037 9030 La Canada Ln. 443 RS RE 1 unit 1.00 1.00* 050-021-047 9092 La Canada Ln. 5.13 RS RE 1 unit 1.00 1.00* 050-131-032 7705 Balboa Rd. 3.18 RS RE 1 unit 1.00 1.00* 050-131-033 7805 Balboa Rd. 2.77 RS RE 1 unit 1.00 1.00* 054-032-070 3500 Marico a Rd. 1.53 RS RE 1 unit 1.00 1.00* 054-032-072 3556 Marico a Rd. 1.84 RS RE 1 unit 1.00 1.00* 054-091-026 5255 Cascabel Rd. 443 RS RE 1 unit 1.00 1.00* 054-092-026 5150 Cascabel Rd. 2.58 RS RE 1 unit 1.00 1.00* 054-191-042 6730 San Gabriel Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-113-002 12726 Rojo Ct. 2.42 RS RE 1 unit 1.00 1.00* 055.113-013 12717 San Felipe Ct. 1.50 RS RE 1 unit 1.00 1.00* 055-113-016 12722 San Felipe Ct. 3.82 RS RE 1 unit 1.00 1.00* 055-114-005 12382 Puente Rd. 3.92 RS RE 1 unit 1.00 1.00* 055-114-011 12618 Cabazon Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-114-021 12621 Cabazon Rd. 4.51 RS RE 1 unit 1.00 1.00* 055-114-024 12600 Cabazon Rd. 3.96 RS RE 1 unit 1.00 100* 055-115-001 12707 San Marcos Ct, 2.13 RS RE 1 unit 1.00 1.00* 055-115-002 1 12711 San Marcos Ct. 2.47 RS RE 1 unit 1.00 1.00* 055-115-003 12713 San Marcos Ct. 2.06 RS RE 1 unit 1.00 1.00- 055-115-004 12714 San Marcos Ct. 3.24 RS RE 1 unit 1.00 100* Public Review Draft Page 97 ^ SEa�tentbcr 74,2009 216 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 055-116-004 12657 San Marcos Rd. 8.13 RS RE 1 unit 1.00 1.00* 055-116-015 12490 Madrone Rd. 3.39 RS RE 1 unit 1.00 1.00* 055-161-025 10950 Vista Rd. 19.90 RS RE 1 unit 1.00 1.00* 055-161-044 10458 Morro Rd. 15.20 RS RE 1 unit 1.00 1.00* 055-341-009 13025 Old Morro Rd. 3.86 RS RE 1 unit 1.00 1.00* 056-371-045 8875 San Rafael Rd. 5.34 RS RE 1 unit 1.00 1.00* 056-371-046 8895 San Rafael Rd. 6.16 RS RE 1 unit 1.00 1.00* 056-371-047 8905 San Rafael Rd. 5.01 RS RE 1 unit 1 1.00 1.00* 056-371-048 8935 San Rafael Rd. 3.25 RS RE 1 unit 1.00 1.00* Subtotal 1767.71 394.00 395.00 Vacant Mixed-Use Parcels 8725 Arcade 0.70 GC CR 16 units/acre 11.20 8.96 6600,6780 Morro Road 1.50 GC CP 16 units/acre 24.00 19.20 6955 Morro,7955 San 1.20 GC CP 16 units/acre 19.20 15.36 Andres 7205 Morro,7105 0.92 GC CP/CR 16 units/acre 14.72 1178 Atascadero Ave. 7100 Morro 0.41 GC CP 16 units/acre 6.50 5.20 7200,7250 Morro 0.50 GC CP 16 units/acre 8.00 6.40 7475 Morro 0.71 GC CP 16 units/acre 1141 9.13 7575 Morro 0.76 GC CP 16 units/acre 12.16 9.73 7900 Morro 0.86 GC CP 16 units/acre 13.76 11.01 Subtotal 7.56 120.94 96.76 Vacant Downtown'Mixed•Use Parcels' 029-322-012 5802 Traffic Way 0.39 D DC 16 units/acre 6.30 5.04 Slope 030-181-055 5730 EI Camino Real 0.18 D DC 16 units/acre 2.92 2.34 029-344-029 5930 West Mall 0.09 D DC 16 units/acre 1.38 1 10 029-347-031 5901 A East Mail 0.11 D DC 16 units/acre 1.83 146 029-347-030 5901 B East Mall 0.06 D DC 16 units/acre 0.92 0.73 029-361-018 6905 EI Camino Real 5.28 D DC 16 unitslacre 84.53 67.63 Subtotal 6.12 97.88 1 78.30 TOTAL TBD 1 1309.61 1 1,168A9 *Single Family Parcels are not calculated at 80%of maximum density as the maximum is established per parcel rather than per acre. 'Reduced densities based on slope. Public Review Draft Page 98 Aalgust 2165et)ten bcr 1.4,2009 217 City ofAtascadero General Plan Housing Element Appendix II __.- I l /I i i t � � t ' l --------—_. < m � n x n v � � aCITY of ATASCADERO a e fi as Housing Element I T }f V8C8f11$1185 � �I , r Public Review Draft Page 99 A*g+F-A�September 14,2009 218 City ofAtascadero General Plan Housing Element bra+ This Page Intentionally Left Blank �r Public Review Draft Page 100 AtIgIA"'t 2-4,i,tember l4,2009 219 City of Atascadero General Plan Housing Element Appendix III Table V-48 Potential Vacant Residential Rezone (by right) Parcels-HDR-16 to HDR-20 APN Address Acres Land Zone Density Max Use (after du/ac rezoning) Site Constraints Vacant Residential Parcels 029-271-001 4711 EI Camino Real 1.67 HDR RMF-16 20 units/acre 33.40 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF 16 20 units/acre 1740 030-281-014 015, 6709,6725,6735 0.72 HDR RMF 16 20 units/acre 1440 016 Atascadero Ave. 030-283-007,008 6905 Nava'oa 1.89 HDR RMF 16 20 units/acre 37.80 031-241-019 8391 Ama oa Ave. 0.35 HDR RMF 16 20 units/acre 7.00 031-244-010 8065 Amapoa Rd. 0.25 HDR RMF 16 20 units/acre 5.00 045-311-014 015, Woodridge Multi-Family 5.85 HDR RMF 16/ 20 units/acre 117.00 CUP currently required for SP 1 016 SP-1 045-321-021 9355 Avenida Maria 1.95 HDR RMF 16 20 units/acre 39.00 045-321-022 9405 Avenida Maria 0.98 HDR RMF 16 20 units/acre 19.60 045-321-020 10785 EI Camino Real 1.98 HDR RMF 16 20 units/acre 39.60 049-042-018 1155 EI Camino Real 5.54 HDR RMF 16 20 units/acre 110.80 049-042-025 1055 EI Camino Real 1.81 HDR RMF 16 20 units/acre 36.20 049-151-011 2705 EI Camino Real 2.40 HDR RMF 16 20 units/acre 48.00 Slope 049-151-020 2453 EI Camino Real 1.93 HDR RMF 16 1 20 units/acre 38.60 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF-16 20 units/acre 39.00 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF 16 20 units/acre 1 49.60 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF 16 20 units/acre 47.80 TOTAL 34.99 699.75 NOW Public Review Draft Page 101 A9+`-;t�E�a(4,tcmber 14,2009 220 City ofAtascadero General Plan Housing Element 1tirr0` This Page Intentionally Left Blank Public Review Draft Page 102 Aogu,-4-2{,S,�tember7=t,2009 221 City of A tascadero General Plan Housing Element Appendix IV t f Ile J 0 ®_y � 'a CITY of ATASCADERt� .. -4.1 LA Housing Element 3X, RHNA Oppn—ty Sil- Public Review Draft Page 103 Augw;t 2-6-Sc-,.tcniber 14 2009 222 Citi)of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 104 Atlgcrit-�S�:Ptember 14,2009 223 City of Atascadero General Plan Housing Element Appendix V Table V-49 Underutilized Land Inventory APN Address Acres Land Zone Density Site Constraints Use Underutilized Residential Parcels 028-192-051 5225 Barrenda 0.95 HDR RMF 16 12 units/acre* Slope,6 underlying parcels,historic home 029-082-029 5530 Traffic Way 0.61 HDR RMF 16 12 units/acre* Slope,2 existing units 029-252-005 5750 Traffic Way 0.54 HDR RMF 16 12 units/acre* Slope,1 existing residence 029-252-013 5710 Olmeda Avenue 0.63 HDR RMF 16 12 units/acre* Slope,1 existing residence 029-322-022,023,024 5825 Ridgeway Ct.,5825, 1 11 HDR RMF 16 8 units/acre* Slope 5855 Rosario Ave. 030-121-003,004 7298,7312 Santa Ysabel 0.96 HDR RMF-16 16 units/acre 030-191-011 6320 Atascadero Mall 0.95 HDR RMF-16 16 units/acre 030-201-008 6260 Santa Ynez Avenue 0.77 HDR RMF 16 16 units/acre 1 existing residence,2 large oak trees 030-271-025 5905 Venado Ave 1.09 HDR RMF 16 12 units/acre* 030-341-006 6843 Santa Lucia Ave 0.56 HDR RMF 16 12 units/acre* Colony home 030-341-013 6370 Atascadero Mall 1.26 HDR RMF 16 16 units/acre Owned and used by a church 030-341-015 6915 Santa Lucia Road 0.65 HDR RMF 16 12 units/acre* 045-351-008 10850 EI Camino Real 3.79 HDR RMF 16 16 units/acre 049-042-013 1195 EI Camino Real 0.68 HDR RMF 16 16 units/acre 1 existing residence 049-042-026 1075 EI Camino Real 0.89 HDR RMF 16 16 units/acre 029-081-005 5540 Tunitas Ave. 0.78 MDR RMF 10 8 units/acre* Slope,colony home 029-081-011 5534 Tunitas Ave. 0.56 MDR RMF 10 8 units/acre* Slope,colonV home 029-082-037 5537 Tunitas Ave. 0.66 MDR RMF 10 5 units/acre* Slope,1 existing residence 029-082-042 5529 Tunitas Ave. 0.74 MDR RMF 10 7 units/acre* Slope,1 existing residence 029-252-001 5715 Rosario Ave. 1 10 MDR RMF 10 7 units/acre* Historic home 029-252-026 5705 Rosario Ave. 0.77 MDR RMF 10 5 units/acre* Historic home 029-301-035 5035 Palma Ave. 0.64 MDR RMF 10 10 units/acre Historic structure 029-322-019 5800 Ridgeway Court 1.26 1 MDR RMF 10 5 units/acre* Slope 029-322-020 5785 Rosario Ave. 0.98 MDR RMF 10 7 units/acre* 2 existing residences 030-101-006 8787 Curbaril Ave. 0.91 MDR RMF 10 10 units/acre 030-101-053 8959 Curbaril Ave. 0.87 MDR RMF 10 10 units/acre 1 existing residence 030-101-045 8950 Pueblo Ave. 0.70 MDR RMF 10 10 units/acre 2 existing residences 030-292-021 8155 San Andres Ave. 0.74 MDR RMF 10 10 units/acre Creek at rear of property 1 existing residence 030-292-022 8225 San Andres Ave. 0.73 MDR RMF 10 10 units/acre Creek at rear of property 1 existing colony home 030-292-023 8355 San Andres Ave. 0.74 MDR RMF 10 10 units/acre Creek at rear of property 1 existing residence 030-292-047 8495 San Andres Ave. 0.63 MDR RMF 10 7 units/acre* Creek at rear of property 1 existing residence 031-222-001 7500 Curbaril Ave. 0.64 MDR RMF 10 7 units/acre* Adjacent to creek reservation parcel creek setbacks,l existing residence 031-222-002 7600 Curbaril Ave. 0.52 MDR RMF 10 10 units/acre 1 existinq residence 031-222-018 8200 Santa Ynez Ave. 0.51 MDR RMF 10 7 units/acre* Adjacent to creek reservation parcel creek setbacks,1 existing residence 031-231-004 7880 Curbaril Ave. 0.51 MDR RMF 10 10 units/acre 1 existing residence Subtotal 30.43 Underutilized Mixed-Use Sites 3705 EI Camino Real 1.39 GC CR 16 units/acre 1 existing residence 3725 EI Camino Real 140 GC CR 16 units/acre 1 existing residence 3745 EI Camino Real 1.86 GC CR 16 units/acre 1 existing residence 3755 EI Camino Real 2.00 GC CR 16 units/acre 1 existing residence historic home Public Review Draft Page 105 ^��--w -September14 2009 224 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Site Constraints Use 8700,8705 Arcade 140 GC CR 16 units/acre 5 existing residences 9000,9050,9100 Gusta and 3.00 GC CR 16 units/acre Welding and scrap storage 9005,9015 EI Camino Real and 9006 La Linia 6500,6520 Morro Road 170 GC CR 16 units/acre 6500—vacant,6520—3 offices 8795 Morro Road 0.80 GC CR 16 units/acre 1 existing residence 8580 Morro Road 0.60 GC CR 16 units/acre 1 existing residence 8650 Morro Road 0.60 GC CR 16 units/acre 1 existing residence 8722 Morro Road 0.67 GC CR 16 units/acre 1 existing residence 7890,7900 Portola 1.26 GC CR 16 units/acre 2 existing residences Subtotal 16.68 Underutilized Downtown Mixed-Use Parcels 030-191-001 021 6090,6040,6060 EI Camino 0.40 D DC 16 units/acre Abandoned gas station Real 030-191-033 6300 EI Camino Real 0.34 D DC 16 units/acre Drive-through restaurant and parking lot 030-191-030,031 6320-6340 EI Camino Real 1.08 D DC 16 units/acre Fire site—three remaining small retail 016,017 buildings 029-347-020 5901 East Mall 0.17 D DC 16 units/acre 1 historic structure 029-323-025 5915 EI Camino Real 0.08 DDC 16 units/acre 1 residential unit could be gained under the RDA funding program 030-181-033 5860 EI Camino Real 0.35 D DC 16 units/acre 6 offices and parkinglot 029-323-017 5625 EI Camino Real 0.87 D DC 16 units/acre Laundromat and large parking lot,1 historic structure at comer of lot Subtotal 3.29 TOTAL 50.41 *Reduced densities based on slope, ''err►* Public Review Draft Page 106tig-li—2-61, )teniber 14 2009 225 City of Atascadero General Plan Housing Element Appendix VI *40 f .44 , r f CITY of ATA SCADERt x 3 � Housing Element � urtAeroGr:ed sees Public Review Draft Page 107 Attgo4 2-6September 14,2009 226 City of Atascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 108 Attgt1.,-,Q65 j)tcmber]4 2009 227 ATTACHMENT 5: Draft Resolution A DRAFT RESOLUTION A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, DIRECTING STAFF TO SUBMIT DRAFT 2007-2014 HOUSING ELEMENT TO THE STATE FOR CERTIFICATION (City of Atascadero) WHEREAS, the State requires that City's Housing Element be updated every five years to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs, and, WHEREAS, the City of Atascadero is listed on the 2009 update schedule as determined by the State of California, and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on September 1, 2009 following to consider and recommend to the City Council that the draft Housing Element be submitted to the State; and, WHEREAS, the City Council of the City of Atascadero held a public hearing on September 22, 2009 following to consider submittal of the draft Housing Element to California State Department of Housing and Community Development; and, NOW THEREFORE, the City Council of the City of Atascadero, hereby resolves to direct staff to submit the 2007-2014 Draft Housing Element to the State Department of Housing and Community Development for certification. 228 On motion by Council and seconded by Council Member the foregoing Resolution is hereby adopted in its entirety on NOW the following roll call vote AYES NOES ( ) ABSENT ( ) ABSTAIN ( ) ADOPTED CITY OF ATASCADERO, CA Ellen Beraud, Mayor ATTEST S Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM. Brian A. Pierik, City Attorney 229 230 ITEM NUMBER C-2 DATE 09/22/09 n Y918 � 1979 A�SCAu�,p/� Atascadero City Council Staff Report — Community Development Department Briefing of Pending Building Code Updates Title 24 — Energy Efficiency Code Emergency Graywater Regulations Landscape Irrigation Efficency Ordinance Urban Wildland Interface Code Update RECOMMENDATION Council receive and file report. DISCUSSION Background. The California Building Code (CBC) is comprised of 12 distinct parts ranging from the Building Code to the Plumbing Code to the Elevator Safety Code In addition to the CBC, there are also mandatory compliance manuals Compliance and enforcement of all of these components of the CBC is mandated by the State of California. The CBC is typically updated on a three year cycle Most of the Codes in effect now were updated in January of 2008, and new versions are currently being developed for implementation in January of 2011 However, there are some sections that are on a separate update schedule and will be going into effect in 2010 The purpose of this report is to brief the Council on CBC changes that will occur in 2010 2008 Building Energy Efficiency Standards The Title 24 State Energy Standards run on a separate three year schedule The current 2005 California State Energy Standards became effective in October 1, 2005 A newly updated version adopted in April of 2009 and will become effective on January 1, 2010 231 ITEM NUMBER C-2 DATE 09/22/09 Emergency Regulations for Nonpotable Water Reuse Systems (Graywater) The State has recently adopted new emergency regulations for Graywater Systems to replace the current Chapter 16 Graywater System provisions in our 2007 California Plumbing Code The new regulations, which will be a supplement Chapter 16 A, is now effective as an emergency provision It will remain effective as an emergency provision for 180 days, at which time it will become a permanent chapter in our California Plumbing Code Landscape Irrigation Efficiency Ordinance In 2004, AB 2717 was passed, requiring the California Urban Water Conservation Council (CUWCC) to convene a stakeholder task force for improving the efficiency of water use in irrigated landscapes Based on this charge, the Task Force adopted a comprehensive set of 43 recommendations, essentially making changes to the AB 325 of 1990 and updating the Model Local Water Efficient Landscape Ordinance The recommendation of the bill charges the Department of Water Resources (DWR) to update the Model Efficient Landscape Ordinance The Water Conservation in Landscaping Act of 2006 (AB 1881) enacts many, but not all of the recommendations reported to the Governor and Legislature in December 2005 by the CUWCC Landscape Task Force (Task Force) AB 1881 requires local agencies, not later January 1, 2010, to adopt the updated model ordinance or equivalent or it will be automatically adopted by statute The State has submitted their final text to Office of Administrative law for review Once the model ordinance is published, the City will review the ordinance requirements and bring a draft ordinance before the Planning Commission and City Council for adoption Because the City of Atascadero does not supply water to residents, modifications to the text will need to be made to designate Atascadero Mutual Water Company as the responsible agency for a number of the code requirements, such as post installation audits and water usage monitoring Wildland-Urban Interface Code and California Building Code Chapter 7A California Building Code Chapter 7A is adopted by the State of California and the City of Atascadero is required to enforce this chapter as it is written The City of Atascadero has also adopted the 2006 International Wildland-Urban Interface Code (WUIC) Updates to both of these codes are expected to be adopted in 2010 Summary: The following is a list of the highlights from each new code update that is likely to impact the City of Atascadero 232 ITEM NUMBER C-2 DATE 09/22/09 2008 Building Energy Efficiency Standards — Effective date January 1, 2010 1 More energy efficient lighting requirements for new single-family structures 2 Fluorescent lights or vacancy sensors must be installed in bathrooms, garages, laundry rooms and utility rooms. 3 Indoor ventilation requirements will be required to provide improve indoor air quality 4 New cool roof construction requirements will keep attic spaces cooler during hot weather 5 Improved energy efficient windows will be required to provide better insulation for the indoor environment. Emergency Regulations for Nonpotable Water Reuse Systems (Graywater) — Effective August 2, 2009 1 Graywater systems are separated into three categories a. Complex system discharges more than 250 gallons per day b Simple system discharges 250 gallons or less per day c Single fixture or clothes washer system collects graywater from a clothes washer or other single fixture in a one or two family dwelling unit. VOW, 2 Complex and simple systems require a permit, with plans and supporting documents 3 Single fixture or clothes washer systems do not require a City permit provided a specific list of conditions are met. Landscape Irrigation Efficiency Ordinance 1 Landscape plans must be prepared by a licensed landscape professional 2 Water efficiency landscape calculations requirement. 3 New requirements for irrigation controllers 4 Soil management report required, new information required for soils report. 5 Certificate of completion from landscape professional requirement. 6 Joint review and enforcement between City of Atascadero and Atascadero Mutual Water Company will be necessary 233 ITEM NUMBER C-2 DATE 09/22/09 2009 International Wildland-Urban Interface Code and 2010 California Building lode Chapter 7A 1 Adoption of new Fire Severity Zone map 2 Exterior wall protection requirements 3 Exemptions for existing buildings 4 Standards for trellises, patio covers and carports 5 Eave and overhang protection standards Conclusion. Changes to the Building Code typically affect the plan check process and add additional expense to the construction process Developers, architects, engineers and landscape architects will need to understand the new requirements and change their plan submittals accordingly Staff expects that the new landscape efficiency requirements will be the most disruptive to the existing development process and will take some time to implement. °ISCAL IMPACT These code updates will have a minimal fiscal impact on the City of Atascadero Existing staff has capacity to implement the required State changes under the existing budget. These proposed code changes will affect future City projects The energy and landscape efficiency standards may increase initial project construction costs However, the long term energy and water savings should result in a long term savings for the City ATTACHMENT Attachment 1 Exempt Graywater System Guidelines 234 ITEM NUMBER C-2 DATE. 09/22/09 Attachment 1 Exempt Graywater System Guidelines fir, City of Atascadero Community Development Department PUBLIC INFORMATION BUILDING SERVICES . . Cary u*y D&Mopmerd Dep t t WBCannoftW AMWadffo,CA 93422 (WA61.5= fax(W5)461-7612 GUIDELINES • All systems shall comply with Section 1603A.1 1 of the Health and Safety Code and Chapter 16A of the 2007 Edition of the California Plumbing Code. A construction permit is not required for a graywater system supplied by a clothes washer system or a single fixture system in compliance with the all of the following 1 The design shall allow the user to direct the flow to the irrigation or disposal field or the building sewer The direction control of the greywater shall be clearly labeled and readily accessible to the user 2. The installation,change,alteration or repair of the system does not include a potable water connection or a pump and does not affect other building,plumbing,electrical or mechanical components including structural features,egress,fire life safety,sanitation,potable water supply or accessibility 3. The graywater shall be contained on the site where it is generated. 4 Graywater shall be directed to and contained within an irrigation or disposal field meeting the following ,r minimum setbacks: Building structures(not including porches,breezeways,carports,etc.)—2 ft. Property lines—1.5 ft. Water wells—100 ft. Streams and lakes—100 ft. Leach fields—4 ft. Septic tanks—5 ft. Public water main—10 ft. 5 Ponding or runoff is prohibited and shall be considered a nuisance. 6. Graywater may be released above the ground surface provided at least two(2)inches of mulch,rock,soil or a solid shield covers the release point. 7 Graywater systems shall be designed to minimize contact with humans and domestic pets. 8. Water used to wash diapers or similarly soiled or infectious garments shall not be used and shall be diverted to building sewer 9 Graywater shall not contain hazardous chemicals derived from activities such as cleaning car parts,washing greasy rags,or disposing of waste solutions from home photo labs or similar hobbyist or home occupational activities- 10- Exception from a permit shall not be deemed to grant authorization for any greywater system to be installed in a manor that violates other provisions of the Plumbing or Municipal Codes. 11 An operation and maintenance manual shall be provided.Directions shall indicate the manual is to remain with the building throughout the life of the system and indicate that upon change of ownership or occupancy the new owner or tenant shall be notified the structure contains a graywater system. Systems that exceed a clothes washer or single fixture must obtain a permit prior to installation.Pians and submittal documents must comply with Chapter 16A of the 2007 Edition of the Califonnia Plumbing Code. �ilr►" 235 ITEM NUMBER C-2 DATE 09/22/09 The following websites have additional information on graywater systems,graywater codes,and the effects of laundry detergents and equipment used in graywater systems http://o asisd esig n.nett http.11www-oasisdesign.neVgreywater/laundry/index.php http.11www.hcd.ca.gov/codes/shi/Preface_ET_Emergency_Graywater,pdf http://www.owue.water.ca.gov/docs/g raywater_guide_book.pdf Sample `Laundry to Landscape"single Fixture connection: FIruRE 7.6:LAUNDRY To LANDSCAPE SifMM f ,r G)Vacuum brook -` HCO,HOPE +J01ng®w ki or epnno chc,^.k VEPSION VA)M auTO,Ont,Ora It"Pk" Vent thr nn eutending as lsaati a'i aka thG r AtthLet11 h pant „ GLFgrt»iumGattain l5ie , INPcha f 5 6 y54 2 hei�htW4wadrepping ff +� /arrst in machna irrigation a ! C. �� 8}I)hsraloa.• J, Abc-✓o VIi6 hs[gnL u � � 46 pcmakk huxroiaey�hazen 4' PIVC VE IQN pumpB€c: 5.. 8 / f j UUA�hin��maohJne dmin ! !f flaw 2)NacscJamp 3}Caro&a pia-thread r�uApaar T __.... 5)90'bend p x ��t ��pn 6rs F tiCY"c tubule w s gy61 7)1"r 4C pipe 7 I P)Noss aervfce cohnaoGon L'7 5sanr�pipe &,�4amaar waMar,connwl;hale A)Wosbar pump aspsf 9 , a E)8aaklfow pirexantar --� N •* `7wer f I 4 \ 5e9-through e4riq r eat vahWt ( rorarY.a Mora f .Fi u�Wtt W It �fg?n�EDAC Mulch basin. 9"+cover ager lineb >- # appfi- F)DisrrlA n�plumbin® :pian d4pw • 00000 �. iar 236 ITEM NUMBER C-3 DATE 09/22/09 0 ranr' 1 r rr Atascadero City Council Staff Report - Fire Department FEMA Grant for Emergency Management Institute RECOMMENDATION Council receive and file this report on attendance at the Federal Emergency Management Agency's (FEMA) Emergency Management Institute (EMI) for emergency preparedness program evaluation and training DISCUSSION. City Emergency Plan Eight years ago, the Fire Department assumed the lead role and responsibility for coordinating emergency preparedness activities for the City; the same year the City Council established public safety as their number one priority A major work effort in this area was to review the City's emergency response plan and begin preparing and training city employees for emergency response Staff reviewed the City's emergency plan and found it to be out of date and out of compliance with both Federal and state requirements Ron Alsop, an emergency planner for the County of San Luis Obispo, advised fire staff that a minimal amount of FEMA grant money was available to rewrite emergency plans Additionally, he suggested a consolidated approach to the rewrites by partnering with other cities At that time the County and City of San Luis Obispo were the only two government entities with modern, up to date plans Three cities showed interest in the FEMA grant funds and a rewrite of their plans These cities were Paso Robles, Morro Bay and Atascadero The three cities utilized the grant funds and hired a consultant to write the plans On September 14, 2004 the City Council adopted the new Atascadero City Emergency Plan Since that time, City staff has trained on several table-top exercises focusing on small scale emergencies that would cause the Emergency Operations Center (EOC) to become activated Additionally, a large scale hazardous materials disaster exercise was conducted that resulted in fully staffing the Emergency Operations Center (EOC) 237 ITEM NUMBER C-3 DATE. 09/22/09 and Department Operations Center (DOC) Last year, a full citywide "all-hands" \A ostside wild fire disaster exercise occurred that involved actual responses from City aff and staff from neighboring agencies Disaster preparedness continues to be a top priority for the City While well tested, the City's emergency plan is now five years old and is once again falling out of compliance with State and Federal mandates Staff Training and the Process for Getting to EMI Several years ago the Federal Government established a new training requirement for all government staff (National Incident Management System IN-700) To meet this requirement, all full-time employees must take a six-hour on-line class Approximately five years ago, during the emergency plan rewrite, staff recognized that further training on emergency response would increase the City's ability to respond during a major disaster and may assist in returning the City to normalcy as quickly as possible Staff researched opportunities that would build understanding and competence, develop a functional team and train locally in simulated emergencies After much research it was determined that FEMA's Emergency Management Institute could provide just the type of training to assist with the City's response capabilities EMI however, is one of FEMA's elite training centers and attendance only occurs at the invitation of FEMA. Nonetheless, two years ago staff began the long process of competing for a grant to attend EMI with the goal of being selected as one of the few cities each year that is chosen (he first process was to complete a comprehensive application which required County Office of Emergency Services support and recommendation to California Emergency Management Agency (Cal EMA), Region I Cal EMA approved the application and it was forwarded to FEMA Region 9 in San Francisco Next, FEMA reviewed the application against others, reviewed it for completeness and consistency with FEMA's goals and then approved the application with only minor modifications An EMI Peer Review Team next reviewed the application among many others, and we were pleased to learn the City's application was approved Only a handful of communities are invited to the program each year The final process was to enter into an agreement that, in exchange for grant funds, committed the City to attending the training and to following through with recommendations Additionally, a date for the training was selected by EMI Since that time, EMI staff have been developing the City's exercise and meeting Math key players In preparation, staff has shipped boxes of information, including photos of facilities, emergency plans, rosters, etc , to EMI for review This information will be used to create a replica of the City's EOC and to simulate a disaster in the City that is as authentic as possible for participants Attendance at the Emergency Management Institute was brought before the Council earlier this year as one of the actions planned to address the Council's goal of enhancing public safety, specifically in the area of disaster/emergency preparedness It has been a long process preparing for EMI, however, staff is confident the City will benefit significantly from this unique and prestigious training opportunity 1.40 238 ITEM NUMBER C-3 DATE. 09/22/09 ,,. What Is The Emergency Management Institute? The Emergency Management Institute is a training center managed by FEMA and dedicated to educating agencies on disaster response The Institute provides a hands- on, unique training experience that simulates a disaster at a local community and gauges a community's ability to respond Trainers review staff response and provide tailored guidance to them including a full review of that community's emergency plan Since its inception in 1982 approximately 300 local agencies out of roughly 80,000 across the US have completed this training program EMI has only enough capacity to deliver 11 to 12 classes per year The campus is located in a former Catholic Boarding School in Emmitsburg, MD, a town located 30 miles from Washington DC Staff from the City of Atascadero, neighboring communities, County of San Luis Obispo, Atascadero Unified School District, emergency response agencies, hospitals and utilities will comprise the "students" attending EMI This diverse group will consist of 33 City staff members, and 37 staff from other agencies and members of the community For the training to be most effective, EMI recommends involving as many City staff members, community members and other local agency staff as possible In a real emergency each of these entities will work closely together By participating in an exercise jointly, as individuals work through complex problems in a controlled environment and learn to communicate during stressful situations, the same good communication skills will carry over into a real emergency setting All attendees were selected based on recommendations provided by EMI, including such factors as their assignments during an emergency, their level of experience, and on ensuring their week-long absence from the City would not preclude the City from responding to an incident should one occur while they were away Additionally, it was important to ensure that all departments in the City of Atascadero were represented In making selections staff ensured that the City will have experienced staff remaining in the City should an emergency arise How Much Does EMI Cost? Most of the costs for attending EMI are paid for by the federal government. These include air and ground travel, lodging in dorm rooms, tuition and all related instructional materials The value of these expenses exceeds $300,000 The City will need to pay $98 per staff person for food for the week or approximately $3,234 Meals will be provided at the campus cafeteria. Of the 33 City staff members attending, most will be working during their normal work schedule and overtime will not be required Overtime may be incurred in the Police and Fire Departments depending on the staffing needs of the day If overtime is necessary, it will be taken from budgeted overtime amounts. 239 ITEM NUMBER C -3 DATE 09/22/09 Staff sees this training program as a unique opportunity to experience simulated emergencies and receive professional training that will assist Staff in the protection of , our community during any future emergencies FISCAL IMPACT Approximately $3,234 will be necessary to cover food costs ALTERNATIVES No alternatives may be considered at this time due to the MOU between the City and EMI 240