HomeMy WebLinkAboutResolution 2011-004 RESOLUTION NO 2011-004
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO
APPROVING GENERAL PLAN AMENDMENT 2009-0025
(PLN 2009-1328) THE 2007-2014 HOUSING ELEMENT ADOPTION
(Citywide)
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 proposed amendment is in the public interest; and,
WHEREAS, the proposed amendment is in conformance with the adopted General Plan
Goals, Policies, and Programs and the overall intent of the General Plan, and
WHEREAS, proposed amendment is compatible with existing development,
neighborhoods and the environment, and,
ir■.r
WHEREAS, proposed amendment will not create any new significant and unavoidable
impacts to traffic, infrastructure, or public service impacts, and
WHEREAS, proposed amendment is consistent with adopted EIR and mitigation
monitoring program, and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to, and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject General Plan
Amendment application was held by the Planning Commission of the City of Atascadero at
which hearing evidence, oral and documentary, was admitted on behalf of said General Plan
amendment; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on Tuesday, December 7, 2010 studied and considered General Plan
Amendment 2009-0025 (PLN 2009-1328), after first studying and considering the Proposed
Negative Declaration prepared for the project, and,
WHEREAS, the Atascadero City Council, at a Public Hearing held on January 25, 2011,
studied and considered General Plan Amendment 2009-0025 (PLN 2009-1328), after first
studying and considering the Proposed Negative Declaration prepared for the project, and,
City of Atascadero
Resolution No. 2011-004
Page 2 of 4
NOW, THEREFORE, the City Council takes the following actions
SECTION 1. Findings for Approval of a General Plan Amendment for the adoption
of the 2007-2014 Housing Element update. The City Council finds as follows
1 The proposed amendment is in the public interest.
2. The proposed amendment is in conformance with the adopted General Plan Goals,
Policies, and Programs and the overall intent of the General Plan.
3 The proposed amendment is compatible with existing development, neighborhoods and
the environment.
4 The proposed amendment will not create any new significant and unavoidable impacts to
traffic, infrastructure, or public service impacts
5 The proposed amendment is consistent with adopted EIR and mitigation monitoring
program.
aw
SECTION 2. Approval. The City Council of the City of Atascadero, in a regular
session assembled on January 25, 2011, resolved to approve a General Plan Amendment
consistent with the following-
1 Exhibit A Draft 2007-2014 Housing Element
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City of Atascadero
Resolution No. 2011-004
Page 3 of 4
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On motion by Council Member Kelley and seconded by Council Member Fonzi, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote
AYES Council Members Clay, Fonzi, Kelley, Sturtevant and Mayor O'Malley
NOES None
ABSENT None
ABSTAIN None
ADOPTED January 25, 2011
CITY QF ATASCAD RO
X41
By-
Tom O' ley, Mayo
ATTEST
Marcia McClure Torgerson, C.M.0 , C' Clerk
APPROVED A TO FORM,
Brian A. Pierik, City Attorney
Mrr
City of Atascadero
Resolution No. 2011-004
Page 4 of 4
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Exhibit A
Due to the length of the exhibit, it is not included as an attachment. However, it may be
read in its entirety in the Office of the City Clerk
�.r
City of Atascadero
Housing Element
2007-2014
Adoption Draft:
Resolution B
Exhibit A
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
City ofAtascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 1 November XX, 2010
City ofAtascadero
General Plan Housing Element
Table of Contents
A. INTRODUCTION..........................................................................................................................................5
1. OVERVIEW................................................................................................................... 5
...... .........
2. PUBLIC PARTICIPATION............................................................................................... 6
3. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS...................................................................................7
B. EVALUATION OF PREVIOUS HOUSING ELEMENT........................................................................10
C. POPULATION AND EMPLOYMENT TRENDS ...........................
1. POPULATION ................... ............
................................................................................................ ..22
..................
2. EMPLOYMENT............................................................................... ...........23
D. HOUSING CHARACTERISTICS..............................................................................................................26
I. HOUSEHOLDS..........................................................................• .........................26
2- HOUSING UNITS.......................................................................................................
3. HOUSINGA CONDITIONS .................... ... ........ .................
................................................................................29
..
4. HOUSING AFFORDABILITY ................. ................................................................. ............................... ........... ..31
5. AT -RISK UNITS.......................................................................... --.32
...................................................................
E. SPECIAL HOUSING NEEDS.....................................................................................................................34
1. SENIOR HOUSEHOLDS................................................................................................ ...34
..................................
2. PERSONS WITH DISABILITIES ... .................................... .................................... ........ ..........-........................... ..36
3. LARGE FAMILIES AND OVERCROWDING..........................................................................................................37
4. SINGLE -PARENT HOUSEHOLDS....................................................................................
...................... ............38
.
5. PERSONS IN NEED OF EMERGENCY SHELTER..................................................................................................38
6. FARMWORKERS...............................................................................................................................................38
F. HOUSING RESOURCES............................................................................................................................40
1. REGIONAL HOUSING NEEDS ALLOCATION......................................................................................................40
2001 —2006 Regional Housing Needs Allocation ..........................................• ...........................40
......................................
2007 — 2014 Regional Housing Needs Allocation............................................................................................................ 41
2. SITE INVENTORY AND ANALYSIS..................................................................................43
.................................
VacantSites...................................................................................................................................................................... 43
UnderutilizedSites...........................................................................................................................................................44
3. REMAINING 2007-2014 REGIONAL HOUSING NEEDS ALLOCATION.................................................................45
4. INFRASTRUCTURE RESOURCES........................................................................................................................46
5. FINANCIAL RESOURCES...................................................................................................................................47
6. ADMINISTRATIVE RESOURCES........................................................................................................................48
G. CONSTRAINTS ON HOUSING PRODUCTION....................................................................................53
1. GOVERNMENTAL CONSTRAINTS.............................................................................................. .53
.......................
2. NON-GOVERNMENTAL CONSTRAINTS.............................................................................................................75
H. HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS..........................................................78
I. REFERENCES ...................................
AppendixI.............................................................................................................................................
AppendixIl...................................................................................................................................... ........... 108
.................. .
Appendix III............................................................................................................................................... ........ 110
............
Appendix IV.......................................................................................................................................... ..... 112
....................
Appendix V ....................... ...................... ................................................. ....... .............. ......... ..........................._......._.... 114
AppendixVI................................................................................................................................................................... 116
Adoption Draft Page 2 November XX, 2010
City of Atascadero
General Plan Housing Element
List of Tables
V-1
Evaluation of Previous Housing Element
9
V-2
Trends in Population Growth
21
V-3
Trends in Population Age
21
V-4
Trends in Race and Ethnicity
22
V-5
Industry Trends in Atascadero
23
V-6
Trends in Occupations
23
V-7
Class of Worker Trends
24
V-8
Trends in Households
25
V-9
Trends in Household Income Groups
26
V-10
Housing Problems for Extremely Low Income (ELI) Households
27
V-11
Trends in Housing Type
27
V-12
Housing Units by Age
28
V-13
Trends in Housing Tenure
28
V-14
Multi -Family Housing Rental Rates, March 2009
29
V-15
Monthly Owner Costs as a Percentage of Household Income
30
V-16
Gross Rent as a Percentage of Household Income
30
V-17
San Luis Obispo County Income Limits
30
V-18
San Luis Obispo County Maximum Sales and Rental Prices
31
V-19
At -Risk Assisted Housing Units
32
V-20
Special Needs Population
33
V-21
Senior Households
33
V-22
Senior Households by Income Group
34
V-23
Senior Housing Facilities, 2009
34
V-24
Persons with Disabilities by Type
35
V-25
Employment Status of Persons with Disabilities
35
V-26
Household Size by Tenure in Atascadero
36
V-27
Overcrowded Households
36
V-28
City Share of Regional Housing Needs, 2001-2006
40
V-29
City Share of Regional Housing Needs, 2007-2014
42
V-30
Summary of Vacant Parcels
43
V-31
Summary of Underutilized Parcels
43
V-32
Remaining RHNA Analysis, 2007-2014
44
V-33
Disposition of Home Loans
46
V-34
General Plan Land Use Designations and Zoning District Comparison
54
V-35
Zoning District's Permitted Land Uses
55
V-36
Residential Zones Development Standards
56
V-37
Downtown Zones Development Standards
57
V-38
Parking Requirements
62
V-39
Planning and Development Fees
63
V-40
Development Fees for New Housing
64
V-41
Proportion of Fee in Development Cost for a Residential Development
64
V-42
Permit Processing Procedures
65
V-43
Timelines for Permit Procedures
66
V-44
Constraints on Housing for Persons with Disabilities
68
Adoption Draft Page 3
November XX, 2010
City of Atascadero
General Plan Housing Element
V-45 Strategies to Address Energy Conservation and Global Climate Change 72
V-46 Summary of Quantified Objectives, 2007-2014 89
V-47 Vacant Parcels 93
V-48 Potential Vacant Parcels to be Rezoned 107
V-49 Underutilized Parcels 111
List of Figures
V-1 Median Home Sale Price, 2002-2009 29
Adoption Draft Page 4 November XX, 2010
Cihj 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.
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.
Specific goals, measurable objectives, policies, and programs to address the
housing allocation, as required by the County Regional Housing Needs Plan.
Adoption Draft Page 5 November XX, 2010
City ofAtascadero
General Plan Housing Element
Major housing issues and opportunities identified in Atascadero include:
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.
Financial resources and programs to help subsidize development, maintenance,
and rehabilitation of extremely low, very -low, low-, and moderate -income
housing.
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 main issues brought
up during public comment were:
• Modification of second unit ordinance - City should make it easier to permit
manufactured homes/modify the ordinance to allow larger units. Also second
units should be easier to permit.
• Create an RMF -20 zone to increase the maximum density for Downtown and the
mixed use commercial.
• Consider extension of second unit amnesty.
• Cap fees for second units and affordable units.
■ Work with Atascadero Mutual Water Company (AMWC) to reduce meter fees
for second units.
Adoption Draft Page 6
November XX, 2010
City ofAtascadero
General Plan Housing Element
■ Create policies for Redevelopment Agency (RDA) funds.
The public was notified of opportunities to comment on the Housing Element at a Planning
Commission meeting on September 1, 2009 and a City Council meeting on September 22, 2009.
The main issues brought up by the Planning Commissioners were:
■ Make goals and objectives in housing element quantifiable.
■ Make balanced use of RDA funds.
■ Create a program to use RDA funds and inclusionary set-aside funds to assist
very low and low-income households.
■ Don't use City funds to fund housing element programs.
■ Suggest having design guidelines for multi -family housing.
■ The current fee structure provides no incentive for affordable housing.
■ Is there overcrowding in low-income neighborhoods?
■ Suggest a new amnesty program for second units. Can affordable second units
be credited towards the RHNA?
■ Can blight be addressed using RDA funds? There is a need for a formal housing
rehabilitation program.
■ Water fees are too high and are not applied equally to different types of
construction projects.
The main issues brought up by the public were:
Address housing for the temporarily and permanently disabled including SROs,
studio apartments and group homes
Address transitional housing for persons in recovery
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.
To ensure that the interests of low- and moderate -income residents were represented in the
Housing Element update process, the City specifically sought interviews with representatives
from Habitat for Humanity, Transitional Food and Shelter, People's Self Help Housing, the San
Luis Obispo County Housing Trust Fund, and the El Camino Homeless Organization (ECHO).
Representatives from low- and moderate -income housing organizations including non-profit
housing development firms and homeless service groups were also mailed notifications for the
Planning Commission and City Council hearings.
Input from the interviews, workshops, and hearings is incorporated in the Housing Element.
The Housing Element is posted on the City's web site (www.atascadero.org).
3. Consistency with Other General Plan Elements
Adoption Draft Page 7 November XX, 2010
City ofAtascadero
General Plan Housing Element
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.
Adoption Draft Page 8 November XX, 2010
City ofAtascadero
General Plan Housing Element
Adoption Draft Page 9 November XX, 2010
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
Program Summary
Quantified-
Achievement
Further Progress
s z '
r
O,blectwe
Needed'
Goal 1: Promote diverse and hi§h quality housing opportunities to meet the needs of all segments of the
community.
Policy 1.1— Encourage steady production of new housing, including mixed-use projects in commercial land use
areas, to meet the needs of all household ipes in the Ci .
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
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 -
Adoption Draft Page 10 November XX, 2010
City ofAtascadero
General Plan Housing Element
Program,Summary . '
Quantified
Achrevemerit
Further Progress' '
s, >
; Ob�ectrve
Needed -
Program 1.1 - 4. Amend the Zoning
10 Moderate per
13 Moderate units
The zoning ordinance
Ordinance 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.
secondary units.
Program 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.
Goal 2: Increase home ownership opportunities.
Policy 2.1— Promote development and construction of new housing units for ownership, especially by low- and
moderate -income families.
Adoption Draft Page 11 November XX, 2010
City of Atascadero
General Plan Housing Element
Program Summary
Quantified
Achre�ement
Further Progress
Objective:
Needed
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)127
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.
Adoption Draft Page 12 November XX, 2010
City ofAtascadero
General Plan Housing Element
Program Summary
Quantified: ;
:..
Achievement
FurtherRr'ogress"
Qblectrve
:Needed
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 assisted housing 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
Adoption Draft Page 13 November XX, 2010
City of A tascadero
General Plan Housing Element
Program Summa Quantifieds Achievement Further Pro ress:
,ry 9
Ol�ective Need`etl
Program 3.2 — 2. Encourage developers N/A
to work with agencies such as CHFA and
HUD to obtain loans for development of
new multifamily rental housing for low
income households.
Coordination is ongoing
The City is also assisting
new buyers for California
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
buildings of historical and architectural sl nificance.
Program 4.1 — 1 _ Update the Zoning N/A
Ordinance to require maintenance and
repair of housing.
Program 4.1 — 2. Utilize routine code N/A
enforcement to identify housing
maintenance issues and expedite
rehabilitation of substandard and
deteriorating housing by offering
technical assistance to homeowners and
occupants.
Program 4.1 — 3. Continue to participate $30,000 and 14
in federal grant programs, such as very low units
CDBG, to obtain loans and/or grants for per year
housing rehabilitation. Apply an
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
enforcement and neighborhood
preservation programs to eliminate areas
of blight and nuisances from existing
neighborhoods.
Program 4.1 — 5. Amend the zoning N/A
ordinance to restrict the quantity and
location of vehicles that may be stored on
residential lots.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
and sound housing, including places and
The City has adopted
maintenance standards
as a component of Title
12 and Title 8.
Ongoing
Completed / Ongoing
Ongoing - The City hired
a Code Enforcement
Officer in 2004 to
enhance policy
implementation
capabilities.
Completed / Ongoing
This is handled through
the building code and
enforcement and
various health and
safety regulations. No
update to the zoning
code is necessary.
This program will not be
continued in the 2007-
2014 Housino Element.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will not be
carried forward.
Implementation will
occur through code
enforcement.
Policy 4.2 -Encourage conservation and preservation of houses that have historical and architectural significance.
Program 4.2 —1. Implement the Historic
Site (HS) overlay zone to help preserve
and protect historic Colony homes.
Program 4.2 — 2. Maintain a GIS based
map of protected sites.
N/A
N/A
Completed / Ongoing
Completed / Ongoing
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
the 2007-2014 Housing
Adoption Draft Page 14 November XX, 2010
City ofAtascadero
General Plan Housing Element
Peogram'S_ ' ' -- ry
Quaritrfed
Achievement
FuitFier Progress
_ .
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.
Adoption Draft Page 15 November XX, 2010
City ofAtascadero
General Plan Housing Element
Program 5.1 — 1. Continue to provide N/A
handouts on energy requirements,
particularly with emphasis on remodels
and additions.
Program 5.1 — 2. Continue to informI N/A
residents of home energy saving
techniques.
am
Ongoing - The City has
adopted a memo of
understanding with SLO
Green Build and will
continue to provide
information on
sustainable building
practices to the public.
Ongoing
rurtner r'ro9 resp.'
Needed
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
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
enforce the State energy standards of
Title 24.
N/A Completed / Ongoing —
The four -unit Habitat for
Humanity development
project completed in 2007
included photovoltaic
panels.
Atascadero will
implement AB 811 and
provide an assessment
district for homeowners
wishing to install solar
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 special needs.
Policy 6.1— Ensure that all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, or
color have equal access to sound and affordable housing.
Program 6.1 —1. Maintain zoning Ongoing Ongoing
standards for use permits, planned
developments, and residential accessory
uses to allow housing for special groups,
such as seniors and disabled persons.
Program 6.1 —2. Develop a program of N/A
incentives including density bonuses and
reduced development standards for
senior housing projects.
Program 6.1 — 3. Cooperate with non- N/A
profit housing and social service
agencies and pursue grants for providing
housing opportunities for special needs
groups, such as the homeless and
battered women.
Program 6.1 — 4. Cooperate with non- N/A
profit groups and local religious
organizations to allow the temporary use
of churches as homeless shelters.
Not Completed
Ongoing
Ongoing — The City
approved plans and
allocated funding to EI
Camino Homeless
Organization for the
This program is not
deemed necessary and
will not be carried
forward.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
This program will be
revised and continued in
the 2007-2014 Housing
Element.
Adoption Draft Page 16 November XX, 2010
City of Atascadero
General Plan Housing Element
ProgramSummary
Quantified .';
Achieuemerif`:
= FurtFier Progress
O,ble_ctive.
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
Develo ment process.
Policy 6.5 - Ensure that persons with disabilities 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 7.1— 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
Adoption Draft Page 17 November XX, 2010
City of Atascadero
General Plan Housing Element
Pror
Pr Summary
Adoption
Quantified
Ac�heverxent
Further Progress
Ob�octrveNeeded
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
livinq/dav 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 8`. Decrease non-governmental constraints on housing
production.
Policy 8.1 -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 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—un—its-
ousingunits.
Adoption Draft Page 18 November XX, 2010
City ofAtascadero
General Plan Housing Element
Program Summary
Quantified
_ Achievemenf,,
Further Progress .
,.
Ob�ectwe
Needed'
Program 8.2 — 1. 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: Decrease governmental constraints
on housing production.
Policy 9.1— Review projects in as timely a manner as possible, while maintaining adequate public involvement and
fulfilling the appropriate requirements of State and local laws.
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 Housing 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.
Adoption Draft Page 19 November XX, 2010
Gty of Atascadero
General Plan Housing Element
Program Sum,inary
S Quantified
Achievement
Further,Progress
t Oblectwe
Neetled '
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
applicable.
Policy 10.2 — Consider revising the Zoning Ordinance to allow mixed 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.
Adoption Draft Page 20 November XX, 2010
City ofAtascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 21 November XX, 2010
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 217,162
1 246,681 14%
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 Aae
Source: U.S. Census, 1990 and 2000
Adoption Draft Page 22 November XX, 2010
1990
2000
Number Percent
of
Number of Percent of
Percent
Change
Age Group
Persons
Total
. Persons
Total
< 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
1 23,138
100%
26,411
100%
14%
Source: U.S. Census, 1990 and 2000
Adoption Draft Page 22 November XX, 2010
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.
i abie v-4 I rends 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%
OtherlTwo 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.
Adoption Draft Page 23 November XX, 2010
Cihj ofAtascadero
General Plan Housing Element
Table V-5 Industry Trends in Atascadero
_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_
1990
2000
Percent
Number
Percent
Number
Percent
Employment Sector
Change
Agriculture, forestry, fishing and hunting, and
_4,015
_33%
.34%
.Sales and Office
.3,437
mining
294
2%
139
1%
-53%
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
leasing
636
5%
598
5%
-6%
Professional, scientific, management,
administrative, and waste management
798
7%
979
8%
23%
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%
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
_Source: U.S. 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
Adoption Draft Page 24 November XX, 2010
.1990_
2000
Percent
Persons
Percent
_Persons Percent
.Occupations of Residents
Change
-Managerial/Professional
2,997
26%
_4,015
_33%
.34%
.Sales and Office
.3,437
_30%
_3,064
25%
-11%
_Services
2,124
18%
2,428
20%
14%
.Construction, Production,
Labor
-2,771
24%
2,705
22%
-2%
_Farming, Fishing, Forestry
1 226
2%
1 .72
<1%
-68%
_Total
1 -11,555
_100%
1 .12,284
100%
-6%
_Source: U.S. 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
Adoption Draft Page 24 November XX, 2010
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
Source: U.S. Census, 1990 and 2000
Adoption Draft Page 25 November XX, 2010
1990
2000
Percent
Number
Percent
Number
Percent
Employment Sector
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
incorporated) business
1,455
13%
1,665
14%
14%
Unpaid family workers
54
<1%
21
<1%
-61%
Total
11,555
100%
12,284
100%
6%
Source: U.S. Census, 1990 and 2000
Adoption Draft Page 25 November XX, 2010
City ofAtascadero
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
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.
Adoption Draft Page 26 November XX, 2010
Table V-8 Trends in Households
1990
-2000
Change
Numbe1 Percent
.' Number. P_ ercent
in Hhlds
Avg. Household Size
2.7
2.62
Householders < 35 yrs
2,389
28%
1,650
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 Couple
5,077
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%
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.
Adoption Draft Page 26 November XX, 2010
City ofAtascadero
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%
$90,000 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
Low and Extremely Low -Income Housing Needs
Lower income households (earning 80 percent or less of median household income) generally
have higher incidence of housing problems and overpayment (paying 30 percent or more of
income for housing costs). Table V-10 shows what percentages of low and extremely low-
income households have housing problems as well as those overpaying for housing.
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 housing 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.
Adoption Draft Page 27 November XX, 2010
2
City of Atascadero
General Plan Housing Element
Table V-10 Housinn Prnhlams fnr All I nwar Innnma Hni mcahnlric
Source: uHAS uataboox
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
Renters
Owners
Total
Households
Housing Income <= 30 Percent MFI
(Extremely Low Income)
568
329
897
• With any Housing Problems
90.5%
85.4%
88.6%
• With Housing Cost Burden > 30%
90.5
84.3%
88.2%
% With Housing Cost Burden > 50%
77.3%
66.6%
73.4%
Household Income >30% to <= 50% MFI
706
247
953
% With any housing problems
78.99/o
55.5%
72.8
% With Housing cost burden > 30%
76.1%
55.5%
70.7%
Household income > 50 to <= 80% MFI
749
853
1,602
% With any housing problems
51.9%
46.9%
49.3%
% With Housing cost burden > 30%
48.7%
46.9%
47.8%
Source: uHAS uataboox
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%
_6,797
_69%
-Single-Family Attached
233
_3%
_441
_5%
-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., R.V Park)
_83
.1%
_44
<1 %
_Total Units
_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.
Adoption Draft Page 28 November XX, 2010
City ofAtascadero
General Plan Housing Element
Table V-12 Housing Units by Age
_Table V-13 Trends in Housing Tenure
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.
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.
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,
Adoption Draft Page 29 November XX, 2010
_Table V-13 Trends in Housing Tenure
_Tenure
.1990
_Number
_Percent
2000
_Number
_Percent
_Occupied Units
_8,484
_96%
_9,531
_97%
Owner
_5,370
_63%
_6,249
_66%
Renter
_3,114
_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,
Adoption Draft Page 29 November XX, 2010
City of Atascadero
General Plan Housing Element
- 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.
es.
Figure V-1 Median Home Sale Price, 2002-2009
Source: California Association 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
properti
Table V-14 Multi -Family Housing Rental Rates, March 2009
Unit Type # of Units Average Monthly. Rent Monthly Rent Per Square- Foot.
in Survey
Adopti
Median Home Sales Price
$600,000
Highest Average
tyr
Studio
0
e±
n/a
n/a n/a
n/a
$500,000
n/a
1 bedroom
120
603 sq ft
$600
$990 $830
$0.86
$1.64
$400,000
2 bedrooms
726
898 sq ft
$750
$1,275 $916
$0.91
$1.34
$1.02
rr?
�
$300,000
N SLO County
$200,000
Atascadero
$100,000
$0
2002
2003
2004
2005
2006
2007
2008
2009
Source: California Association 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
properti
Table V-14 Multi -Family Housing Rental Rates, March 2009
Unit Type # of Units Average Monthly. Rent Monthly Rent Per Square- Foot.
in Survey
Adopti
Floor Area
Lowest
Highest Average
tyr
Studio
0
e±
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
rr?
�
Source: California Association 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
properti
Table V-14 Multi -Family Housing Rental Rates, March 2009
Unit Type # of Units Average Monthly. Rent Monthly Rent Per Square- Foot.
in Survey
Adopti
Floor 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
on Draft Page 30 November XX, 2010
City ofAtascadero
General Plan Housing Element
3 bedrooms 25
1,034 sq ft
$1,100
$1,375
$1,281
$1.10
$1.31
$1.24
Overall 871
861 sq ft
$600
$1,375
$915
$0.86
$1.64
$1.08
_1Duwcc.0an guns uuwpu uuuwy ivium-ramny r -lousing rcenrai purvey Summary, zuug
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.
Table V-15 Monthly Owner Costs as a Table V-16 Gross Rent as a Percentage of
Percentage of Household Income Household Income
Number of
Households
2000
Percent Number of
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
in 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 I Extremely Low I Very Low I Low Moderate
Adoption Draft Page 31 November XX, 2010
City ofAtascadero
General Plan Housing Element
One $14,900
$24,800
$39,650
$59,450
Two $17,000
$28,300
$45,300
$67,950
Three $19,150
$31,850
$51,000
$76,450
Four $21,250
$35,400
$56,650
$84,950
-Source: HCD and San Luis Obispo County Department of Planning and Building, 2009
Table V-18 San Luis Obispo County Maximum Sales and Rental Prices
*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. The potential loss of existing affordable housing units is an important issue to
the City due to potential displacement of lower-income tenants and the limited alternative
housing options available for such persons. It is typically less expensive to preserve the
affordability of existing units than to subsidize construction of new affordable units due to the
rising cost of land and construction.
In Atascadero, there are 95 units in a multi -family rental property at risk of converting from
affordable units to market rate (see Table V-19). California Manor currently offers 95 affordable
units for low-income seniors. There is currently a purchase agreement in place for the sale of the
property. The City is working closely with the potential new owner to obtain State Low -Income
Tax Credit financing in order to maintain affordability. The potential new owner has proposed
Adoption Draft Page 32 November XX, 2010
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
$1,062
$1,147
Moderate
$1,363
$1,558
$1,752
$1,947
$2,102
Maximum Affordable
Sales Price-:
Extremely Low
$30,000
$37,000
$44,000
$51,000
$57,000
Very Low
$63,000
$75,000
$87,000
$99,000
$110,000
Low
$96,000
$110,000
$129,000
$146,000
$159,000
Moderate
$193,000
$224,000
$254,000
$285,000
$309,000
*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. The potential loss of existing affordable housing units is an important issue to
the City due to potential displacement of lower-income tenants and the limited alternative
housing options available for such persons. It is typically less expensive to preserve the
affordability of existing units than to subsidize construction of new affordable units due to the
rising cost of land and construction.
In Atascadero, there are 95 units in a multi -family rental property at risk of converting from
affordable units to market rate (see Table V-19). California Manor currently offers 95 affordable
units for low-income seniors. There is currently a purchase agreement in place for the sale of the
property. The City is working closely with the potential new owner to obtain State Low -Income
Tax Credit financing in order to maintain affordability. The potential new owner has proposed
Adoption Draft Page 32 November XX, 2010
City of Atascadero
General Plan Housing Element
to rehabilitate the apartments using the tax credits. Renovations will include the installation of a
new roof, concrete siding, energy-efficient appliances, carpet, linoleum, cabinets, countertops,
HVAC, and lighting.
According to the purchase agreement currently in place for California Manor, the acquisition
cost for the facility is $11,500,000. Renovations costs are estimated at approximately $5.5 million,
including construction, design, relocation, and soft costs.
If LIHTC financing is not approved, the City may consider assisting in maintaining affordability
of the units by contributing in -lieu fee funds or working with the new owner to pursue alternate
low-income housing funding sources. Potential funding sources may include Community
Development Block Grants and HOME program funds.
In the case that buyer currently under contract for the property is not able to obtain funding,
other potential buyers with access to low-income financing may include People's Self Help
Housing, based in San Luis Obispo or Affordable Homes, based in Avila Beach (HCD list of
qualified entities).
Table V-19 At -Risk Assisted Housing Units
Development
Address
Units
Affordable
Units
Elderly
Units
Non-
Elderly
Units
Current
Owner
Subsidy
Date Deed
Restrictions
Expire
Options
for
Renewal
California
10165 EI
95
95
95
0
California
USDA
2006
The new
Manor
Camino
Manor A
Rural
owner of
Real
Limited,
Dev.
the facility
under
Loan
is pursuing
sales
financing to
contract
maintain
with
unit
Micon
affordability
Real
Estate
Source: City of Atascadero, 2009
Adoption Draft Page 33 November XX, 2010
City of Atascadero
General Plan Housing Element
E. Special Housing Needs
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
3ecial Needs Grou
_Senior Households
_Disabled Residents
-Single-Parent Households
_Large Households
_Residents Employed in Farming
_Homeless"
ecial Needs Populations
_Owner
_1990
2000
_Total
_Number
_Percent _Number _Percent
_1,629
_19%
_1,935
20%
_4,075
_18%
_8,178
29%
-1,096
_15%
_1,565
23%
_1,008
_12%
_941
_10%
_<294
<2%
-<139
_<1%
_92
_<1%
_184
_1
'[Note: To be updated after the full 2009 EOC Report is released]
_Source: U.S. Census, 1990 and 2000 and EOC 2009
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
_Source: U.S. Census, 2000
Adoption Draft Page 34 November XX, 2010
_Owner
_Renter
_Total
_Householder by
_Number _Percent
_Number
_Percent
_Number
-Percent
Age
_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
A1%
_700
_36%
85 years & over
_137
_9%
_67
_14%
204
-11%
64 and
_Total
under
A,799
77%
2,796
_85%
_7,595
_80%
-Total (all ages)
_6,248 -100%
_3,282
_100%
_9,530
_100%
_Source: U.S. Census, 2000
Adoption Draft Page 34 November XX, 2010
City ofAtascadero
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.
_Table V-22 Senior Households by Income Group
Facility
_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
1 146
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.
Adoption Draft Page 35 November XX, 2010
City ofAtascadero
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
Age 5-64, Not Employed Persons with a Disability
-Persons Age 65+ with a Disability
_1,602
_1,522
_1,263
-37%
-34%
29%
_Total Persons with a Disability
-4,387
-100%
Source: U.S. Census, 2000
Adoption Draft Page 36 November XX, 2010
City ofAtascadero
General Plan Housing Element
3. Large Families and Overcrowding
A household of five or more 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
_Source: U.S. 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, in 2000 in Atascadero 1.7 percent of owner -occupied households were overcrowded
and 2.3 percent of renter -occupied households were overcrowded. Overcrowding is not a
significant issue in Atascadero.
Table V-27 Overcrowded Households
Owner Occupied
1-4 Persons
5+ Persons
Total
Owner Occupied
Renter Occupied
5.610(65%)
2,979(35%)
638(68%)
303(32%)
6,248(66%)
3,282(34%)
Total
8,589(90%)
941 (10%)
9,530
_Source: U.S. 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, in 2000 in Atascadero 1.7 percent of owner -occupied households were overcrowded
and 2.3 percent of renter -occupied households were overcrowded. Overcrowding is not a
significant issue in Atascadero.
Table V-27 Overcrowded Households
Owner Occupied
6,248 units
Percent
0.50 or less occupants per room
4,127
66%
0.51 to 1.00 occupants per room
1,959
31%
1.01 to 1.50 occupants per room
104
2%
1.51 to 2.00 occupants per room
48
1%
2.01 or more occupants per room
10
<1%
Percent Overcrowded by Tenure
162 (1.7°/x) total overcrowded owner -occupied units
Renter Occupied
3,282 units
Percent
0.50 or less occupants per room
1,781
54%
0.51 to 1.00 occupants per room
1,283
39%
1.01 to 1.50 occupants per room
117
4%
1.51 to 2.00 occupants per room
80
2%
2.01 or more occupants per room
21
1%
Percent Overcrowded by Tenure
218 (2.3°/x) total
overcrowded renter -occupied units
Total
9,530
_Source: U.S. Census, 2000
Adoption Draft Page 37 November XX, 2010
City ofAtascadero
General Plan Housing Element
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.
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
Adoption Draft Page 38 November XX, 2010
City ofAtascadero
General Plan Housing Element
farmworker housing, the City anticipates that the overall approach to affordable housing will
address this need.
Adoption Draft Page 39 November XX, 2010
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.
Adoption Draft Page 40 November XX, 2010
City ofAtascadero
General Plan Housing Element
Table V-28 City Share of Regional Housing Need, 2001-2006
-becono units constructed and approved were classitied 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 ofAtascadero
As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate
sites" program (Program 1.1-1, 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 1.1-1 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). There have been 143 units
constructed/ approved within the planning period and an additional 17 second units. Six units
were designated as very low-income housing, four of which were part of a Habitat for
Humanity project. These units were completed and approved for occupancy in 2008. The other
two units were permitted as part of a larger -scale residential development. The development
project was approved with a density bonus and the applicant was conditioned to deed restrict
20 of the units as very low-income for a 30 -year period. Permits for the remaining 18 affordable
Adoption Draft Page 41 November XX, 2010
Very Low
Low
Moderate
Above
TotalTotal
2001 - 2006 RHNA
343
239
343
788
1,713
Units constructed/approved
31
22
55
1,202
1,291
Second units co nstructed/a pp roved*
0
24
24
0
48
Unaccommodated 2001-2006
RHNA
312
193
264
0
788
-becono units constructed and approved were classitied 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 ofAtascadero
As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate
sites" program (Program 1.1-1, 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 1.1-1 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). There have been 143 units
constructed/ approved within the planning period and an additional 17 second units. Six units
were designated as very low-income housing, four of which were part of a Habitat for
Humanity project. These units were completed and approved for occupancy in 2008. The other
two units were permitted as part of a larger -scale residential development. The development
project was approved with a density bonus and the applicant was conditioned to deed restrict
20 of the units as very low-income for a 30 -year period. Permits for the remaining 18 affordable
Adoption Draft Page 41 November XX, 2010
City of Atascadero
General Plan Housing Element
units in the development have not yet been issued and are likely to be approved in the current
planning period (these are not included in calculations in Table V-29).
Nine of the second units approved were considered affordable to low-income households.
Affordability was determined by multiplying the typical Atascadero rental cost per square foot
(as determined by the San Luis Obispo Multi -Family Housing Rental Survey Summary) by the
square footage of the unit and comparing it to San Luis Obispo County maximum rental prices
by income level (2009).
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).)
Adoption Draft Page 42 November XX, 2010
City of Atascadero
General Plan Housing Element
Table V-29 City Share of Regional Housing Need, 2007-2014
)econa units constructea ana approved were classitied 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
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.
Adoption Draft Page 43 November XX, 2010
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/a pp roved*
0
9
8
0
17
2007 - 2014 Remaining RHNA
100
65
80
57
302
)econa units constructea ana approved were classitied 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
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.
Adoption Draft Page 43 November XX, 2010
City ofAtascadero
General Plan Housing Element
Table V-30 Summary of Vacant Parcels
Zone
Land
Acres'
# of Parcels
Density*"
Infrastructure
Residential Multi -Family - 16
Infrastructure
15.43
Use
16 units/acre
parcels
Residential Multi -Family - 10
du/ac
du/ac
20
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
74.15
59.32
Yes
Residential Single- Family —
SFR -X
1.28
6
1 unit per
6.00
6.00*
Yes
LSF -X
parcel
Residential Single -Family —
SFR -Y
16.29
42
1 unit per
42.00
42.00*
Yes
LSF -Y
parcel
Residential Single -Family—
SFR -X
9.77
19
1 unit per
19.00
19.00*
Yes
RSF-X
parcel
Residential Single -Family —
SFR -Y
60.27
63
1 unit per
63.00
63.00*
Yes
RSF-Y
parcel
Residential Single -Family —
SFR -Z
70.18
48
1 unit per
48.00
48.00*
Yes
RSF-Z
parcel
Residential Single -Family -
RE
1,767.71
392
1 unit per
394.00
395.00*
Yes
Re
Commercial Professional
GC
7.56
9
16 units/acre
120.94
96.76
Yes
Downtown Commercial
D
6.12
6
16 units/acre
97.88
78.30
Yes
Total
1,979.75
601
1
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
15.43
15
16 units/acre
Yes
Residential Multi -Family - 10
MDR
15.00
20
10 units/acre
Yes
Commercial Professional
GC
16.68
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
1 One parcel in this zone allowed 2 units
Adoption Draft Page 44 November XX, 2010
City ofAtascadero
General Plan Housing Element
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 potential for second units was determined based on
historic second unit building trends from 2001 to 2008. Affordability for second units was
determined by multiplying the typical Atascadero rental cost per square foot (as determined by
the San Luis Obispo Multi -Family Housing Rental Survey Summary) by the square footage of
the unit. Based on these analyses there is realistic capacity for 38 second units within the
planning period.
The City needs to identify approximately 7.3 acres to rezone 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 1.1.2 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
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 ofAtascadero
Adoption Draft Page 45 November Xx, 2010
Very Low
Low
Moderate
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
19
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 ofAtascadero
Adoption Draft Page 45 November Xx, 2010
City of Atascadero
General Plan Housing Element
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.
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 gradually2 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
1.1-12 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 1.4 mgd. Minor upgrades have been
approved for the treatment plant facility,3 but no expansions are planned for increasing the
treatments capacity.
z 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).
Adoption Draft Page 46 November XX, 2010
City of Atascadero
General Plan Housing Element
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
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.
Tnhla V-14 nicnnci+inn of I -I I n
Total Applicants
Percent Originated
Government Assisted Home Purchase Loans 7
43%
Home Purchase Loans 1,031
60%
Home Improvement Loans 290
50%
wu, uu. i winu 1v1U1LVC1VV L11ac1UJU1C MGL UdLd, LUU/
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.
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.
Adoption Draft Page 47 November XX, 2010
Cihj of Atascadero
General Plan Housing Element
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
EI 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
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)
Adoption Draft Page 48 November XX, 2010
City ofAtascadero
General Plan Housing Element
People's 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.
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/ehap cd. h tm 1
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/
Adoption Draft Page 49 November XX, 2010
City ofAtascadero
General Plan Housing Element
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/cpol'homeiess/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
HOME Investment Partnerships Program: Provides cities, counties, and nonprofit
organizations with grants and low-interest loans to develop and preserve workforce housing.
www. hu d.gov/offices/cpd/afforda blehousing/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. h cd. ca. gov/fa/cd bg/e con dev. h tm I
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/fa/cdbg/gennatamcol.html
Adoption Draft Page 50 November XX, 2010
City ofAtascadero
General Plan Housing Element
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/ a/whrp
Adoption Draft Page 51 November XX, 2010
City ofAtascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 52 November XX, 2010
City ofAtascadero
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 1.1-8 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.
Adoption Draft Page 53 November XX, 2010
City of Atascadero
General Plan Housing Element
Rural Residential (RR) Zone. This zone is established for large lot single-family residential
uses. Second units are permitted by right in the RR zone, subject to specific development
standards identified in Chapter 5 of Title 9. The maximum allowable density is 0.4 units per
acre. 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
Adoption Draft Page 54 November XX, 2010
City ofAtascadero
General Plan Housing Bement
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.
Adoption Draft Page 55 November XX, 2010
City ofAtascadero
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 Zoninq District Comparison
General Plan Land Use
Designation
Density Corresponding Zoning Districts
RR/RE/SE
0.1 - 0.4 unit/acregross' RR, RS, P, L
SFR -Z
1.0unit/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
0.1 - 0.4 unit/acre ross 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).
Adoption Draft Page 56 November XX, 2010
City ofAtascadero
General Plan Housing Element
Table V-35 Zonina District's PermittPrf I and I Icac
Land Uses
A
RR
RS
RSF
LSF
RMF
DC
DO
CP
CR
CS
CT
IP
I
L
LS
P
Single-family
P
P
P
P
P
P
2
P
2
P
dwelling
--
-
--
—
—
--
P
CUP
Multiple family
dwelling-
p2
p2
__P
p2
CUP'
CUP'
Livelwork
X/
ro'ects
Secondary
residential
P
P
p
p
units
Residential
accessory
P
P
PP
P
P
-
-
_
__
P
uses
Temporary
dwellin
P
P
P
P
P
P
Mobilehome
dwellin
P
P
P
P
P
Pe
—
-
Mobilehome
developments
CUP
CUP
CUP
CUP
CUP
Primary family
housingP
--
--
--
--
--
--
--
--
--
--
--
--
--
Farm labor
P
quarters
Home
occupations
P
P
P
P
P
P
P
P
—
--
__
p
Caretaker
residence
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
cup
CUP
CUP
Residential
care, s 6
--
P
P
P
P
P
—
—
—
—
CUP
clients
Residential
care, > 6
CUP
CUP
CUP
CUP
P
—
—
--
—
-
--
CUP
clients
Organizational
houses
CUP
CUP
CUP
CUP
CUP
—
—
—
Skilled
nursing
--
—
—P
P
CUP
--
facility , <_ 6
--
--
—
--
--
--
--
--
--
--
clients
Skilled
nursing
facility , > 6
—
—
--—
CUP
CUP
CUP
--
--
--
--
--
--
--
clients
Retirement
hotel
—
--
--
--
--
CUP
--
—
—
P
P
—
--
—
--
--
--
Senior citizen
housing--
—
—
-
CUP6
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.
Adoption Draft Page 57 November XX, 2010
City ofAtascadero
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. Minimum parcel size and setback
requirements in Atascadero are not unusually strict and are not considered a constraint to the
development of affordable housing. The height limit in residential zones has proven not to
impede development or discourage density. The Hidden Oaks Apartments and Southside Villas
condominium projects, 90 and 86 units, respectively, achieved densities over 20 units per acre
while meeting the 30 foot, two story height restriction. The Emerald Ridge condominium
development, approved in 2004, also met the height requirement while achieving a density of
18 units per acre with 132 units on 7.3 acres. A waiver of the two story height restriction is
possible on a project -by -project basis as part of the Conditional Use Permit process (Zoning
Ordinance Section 9-4.113). Program 19 is proposed to amend this section of the Zoning
Ordinance to allow this waiver with a Minor Use Permit.
Table V-36 Residential 7nnPs nPvalnnmont Stnnrinrrlc
Development
Zone
Standard
RS
RSF LSF
RMF
X
YZ
X
Y
Z
Min lot size (acres)
2.5 - 10
.5
1
1.5 - .5
2.5'
1
1.5 -
2.5'
.5
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 developments, zero lot line develo ment7, access easements.
Principle residential building - 10 ft. min
Rear
Accessory building - 5 ft. min
Interior
Principle residential buildings - 10 ft or'/z height of taller of 2 buildings
Accessorybuilding- 10 ft. some code exceptions a I
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 2nd story dwellings over commercial and industrial uses.
5. Two dwelling units, and/or their accessory garages constructed on adjoining lots with minimum building code
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.
Adoption Draft Page 58 November XX, 2010
City of Atascadero
General Plan Housing Element
Tahle V_37 nrWintrrern 7nncc nn%,nln.,.r,er,+ c+.,.,,+.,.,+
Historical Preservation
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
Adoption Draft Page 59 November XX, 2010
DC DO
Min lot size
No minimum
Density
16 du/acre 1 16 du/acre
Setbacks
Minimum and maximum setbacks required. See Section 9-4.103 for setback
re uirement, allowed ro ections 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 Map.
Historical Preservation
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
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General Plan Housing Element
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 9-6.142 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 1.1-5 is recommended to bring
the zoning regulations in compliance with State law and to encourage a variety housing options
within the City.
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 1.1-7 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
Adoption Draft Page 60 November XX, 2010
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General Plan Housing Element
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
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.
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
Adoption Draft Page 61 November XX, 2010
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General Plan Housing Element
second residential units due to the disproportion of fees to actual development costs.5 Program
1.1.12 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.
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.
5 City of Atascadero, Planning Commission/City Council meeting, June 16, 2009.
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General Plan Housing Element
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. The ordinance was instated for the
protection of Atascadero residents because there are some locations in the City where
emergency response times for fire personnel are over 10 minutes. Most residential sites in
Atascadero are in a high or very high fire hazard severity zone. With the very hot summers in
Atascadero and abundance of dry brush and native vegetation located in the residential zones,
there is a high potential for fire. The installation of fire sprinklers adds approximately $2 per
square foot to the cost of construction of single-family homes. The additional cost is likely to be
passed along to the homebuyer as part of the final cost of the home or to renters in the form of a
higher monthly rental price. The added cost does not pose a significant constraint to the
construction of new units and second units.
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.
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.
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General Plan Housing Element
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.
Tahla V_3R Parkinn Raniiiromonte
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
attached ownership dwellings)
1 bedroom unit: 1.5 spaces
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 per4 beds
Group quarters
1 space per bedroom, plus 1 per eight beds
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:
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.
o Planning Commission Modification. The required parking standards may be modified
through Conditional Use Permit approval by the Planning Commission.
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General Plan Housing Element
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.
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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 p r application
Rezoning Ma or Text
$2,865 pera lication
Tentative Parcel Ma
$2,865 pera lication
Tentative Tract Map_$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 plication (Residential)
Planning Review/Approval of Building
Permit
Minor $70 per application
Major $35 erapplication
Affordable HousingUnit Fee Process
$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 $1,011 - $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 ofAtascadero, 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).
Adoption Draft Page 66 November XX, 2010
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General Plan Housing Element
Table V-40 Development Fees for New Housinq
Development Fee Category Single Family Unit MultkFamilly 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
$19,600 $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
Development Cost for a Typical Unit
Single Family
Multiple Family
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
development cost/unit
16%
20%
Inclusionary requirements and fees also add to housing development costs. In 2003, the City
Council approved an Inclusionary Housing Policy for all developments requiring a legislative
approval i.e. Zone Change or General Plan Amendment. The Policy requires an in -lieu fee of
five percent of the construction valuation of the market rate unit within a project that does not
provide 20 percent of the units as affordable. All inclusionary units shall be deed restricted for a
period of 30 years. All residential projects under legislative approval are subject to the
inclusionary requirement as follows:
o Projects of 1-10 units: pay in -lieu fee or build units.
o Projects of 11 or more units must build units or receive a Council approval to pay in -
lieu fees.
The Inclusionary Housing Policy requires that all affordable units in single family land use
areas be designated for moderate -income households. The distribution of affordable units in
multi -family and mixed-use commercial land use areas area: 20 percent very low-income, 37
percent low-income, and 43 percent moderate -income. Affordable units must be constructed at
the same time as the market -rate units and affordable units must be physically distributed
throughout the project site, rather than concentrated in one area. To ensure compliance with
these requirements, a construction timeline detailing the development of affordable units and a
site map must be approved by the City Council.
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General Plan Housing Element
With City Council approval alternatives to on-site construction or payment of in -lieu fees for
inclusionary units may be allowed, including: off-site construction, land dedication, or
combinations of construction, fees, and land dedications. As an incentive to provide affordable
units, all inclusionary units shall be treated as density bonus units that are not counted as part
of the maximum density entitlement of a site. As an increasing number of inclusionary units
move toward construction, the development community has raised concerns regarding the
financing and resale of these units. In an attempt to mitigate some of these financing issues, the
City Council approved an equity -sharing program for the moderate -income homes. The equity -
sharing program calls for the home to eventually be re -sold at the fair market value, with the
City receiving its share of the sales proceeds to re -invest in affordable housing.
An Affordable Housing Funds Policy was adopted by the City in 2008 for allocation of
Redevelopment Agency housing set-aside funds and City affordable housing in -lieu funds. The
intent of the Policy is to guide both the Community Development Department and the
Redevelopment Agency in evaluating projects and proposals that request financial assistance
from the City's affordable housing in -lieu and Redevelopment set-aside funds. Fees deposited
into the account may be used in the acquisition, construction, or rehabilitation of affordable
housing. As of June 2009, the fund had a balance of $320,000.
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.
Table V-42 displays the review authority required for various plaruzing 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 6.1-1 through 6.1-6 to continue to review and revise procedures to
streamline the permitting process.
Table V-42 Permit Processing Prnr mrii irAcz
Adoption Draft Page 68 November XX, 2010
Role of Review Authorit
Type of Decision
Director or City Staff
Planning Commission I
City Council
Zoning Review Administrative
Decision
Appeal
Armeal
Administrative Use Permit
Decision
A eaI
Variance
—Appeal
Recommend
Decision
Appeal
Zoning Map Amendment
Recommend
Recommend
Decision
Design Review Approval
Decision
Appeal
Appeal
Planned Development (Master
Plan of Development required)
Recommend
Recommend
Decision
Condition Use Permit
Recommend
Decision
Appeal
Subdivision Maps
Recommend
Decision
Appeal
Adoption Draft Page 68 November XX, 2010
City of Atascadero
General Plan Housing Element
Source: City of Atascadero, 2009
Table V-43 Timelines for Permit Procedures
Type of Approval, Permit, or Review
Typical Processing Time
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
aource: ury orHrascaaero, zuug
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 Atascadero Appearance Review Manual was adopted by the City Council in 1987. The
Manual includes direction regarding the relationship of buildings to the site, relationship of
buildings and the site to the adjoining area, landscaping, building design, maintenance, and
parking. The purpose of Appearance Review is to ensure that the architectural and general
appearance of buildings and grounds are in keeping with the character of the neighborhood.
Appearance Review takes place at the staff, Planning Commission, and City Council level in
conjunction with the building permit and planning processes. Projects do not go to the Planning
Commission or City Council for design review only. Multi -family building permits are
reviewed at the planning department staff level for form and massing, site design, and minor
architectural details. Design review for master plan developments of 12 or more units is
conducted by the Planning Commission. However, any parcels rezoned as a result of
implementation of Programs 1.1-1 and 1.1-2 will not be subject to any discretionary actions for
project approval.
The Commission reviews proposed developments for form and massing, architectural detailing,
pedestrian links, and integration with the existing neighborhood. Planned developments are
initially reviewed by the Planning Commission and then by the City Council. The plans are
Adoption Draft Page 69 November XX, 2010
City ofAtascadero
General Plan Housing Element
reviewed for form and massing, architectural detailing, sense of community, integration with
the existing neighborhood, and streetscaping elements. The Appearance Review process does
not appear to have a significant effect on housing affordability. Staff will continue to provide
educational materials and training for the Planning Commission and City Council regarding the
function and scope of Appearance Review to ensure it is not inadvertently used to reduce
housing units.
Environmental Review Process/Precise Plan
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
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 Permit 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
Adoption Draft Page 70 November XX, 2010
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General Plan Housing Element
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 Housinq for Persons with Disabilities
General
Does the City have a process for persons with disabilities to
The City allows for reasonable accommodation for persons with
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.
Zoning and Land Use
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 Processing
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
Adoption Draft Page 71 November XX, 2010
City ofAtascadero
General Plan Housing Element
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 S -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
Adoption Draft Page 72 November XX, 2010
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 oroperation.
Building Codes
Has the locality adopted the Uniform Building Code?
Atascadero has adopted the 2007 Califomia 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
issuance of building permits?
issuance of building permits. It does not have a specific
reasonable accommodation ordinance. Program 4.2-2 is
ro osed to address this otic 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 S -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
Adoption Draft Page 72 November XX, 2010
City of Atascadero
General Plan Housing Element
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.
• 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
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. Active Systems use mechanical equipment to
collect and transport heat, such as a roof plate
By encouraging solar energy technology for residential collector system used in solar water and space
heaters.
heating/cooling in both retrofits and new construction, passive Systems use certain types of building
the City can play a major role in energy conservatio materials to absorb solar energy and can
transmit that energy later, without
Adoption Draft
Page 73
November XX, 2010
Gty of Atascadero
General Plan Housing Element
There are two distinct approaches to solar heating: active and passive. The best method to
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
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
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.
Adoption Draft Page 74 November XX, 2010
City ofAtascadero
General Plan Housing Element
Tahle V-45 StrntPnIPS trl Artr4racs PnPrny r rincanin4inn nnr4 (,Inhnl r lim fn r'hn.,.,o
Action Team
Project Design/Mitigationto 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
reside ntiaVcommercial 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.
., vamv uq --uml,arnei rwiecuun Hyency, uiimare ,vcoon i eam, zuvi
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.
Adoption Draft Page 75 November XX, 2010
City of Atascadero
General Plan Housing Element
Land costs include acquisition and the cost of holding land throughout the development
process. These costs can account for as much as half of the final sales prices of new homes in
small developments or in areas where land is scarce. Land costs in single-family residential
neighborhoods 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
G A review of realtor websites in June 2009 provided 13 vacant lots for sale within the City. Land costs were estimated from this
sample.
Adoption Draft Page 76 November XX, 2010
City of Atascadero
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
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).
Adoption Draft Page 77 November XX, 2010
City ofAtascadero
General Plan Housine 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
(RHNA) 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' (without a
Conditional Use Permit or other discretionary action) 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. Currently, a specific plan is required on sites that will be developed with 100 or
more housing units. The parcels rezoned as a result of this program will not be
subject to this requirement. 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: At the time of Housing Element adoption (anticipated in
December 2010).
Quantified Objective: 505 units (Programs 1 and 2 total 651 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
Adoption Draft Page 78 November XX, 2010
City of Atascadero
General Plan Housing Element
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" (without a Conditional Use Permit or other discretionary action) 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. Currently, a specific plan is required on sites that wil be developed
with 100 or more housing units. The parcels rezoned as a result of this program will
not be subject to this requirement. 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 (Programs 1 and 2 total 651 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
Adoption Draft Page 79 November XX, 2010
City ofAtascadero
General Plan 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
Commission, City Council, Public Works Department
Timeframe: Ongoing
Quantified Objective: 100 affordable units
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 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) within one
week of a confirmed decision to make them available in a timely fashion.
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 three years of Housing Element adoption
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 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
Adoption Draft Page 80 November XX, 2010
City ofAtascadero
General Plan Housing Element
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. Update feasibility analysis of inclusionary housing policy to reflect current market
conditions. As part of the feasibility study explore options to streamline and clarify
the various options available to a developer. The City will also evaluate impacts to
market rate housing related to current market conditions, project applications,
estimated affordable housing requirements, fee collection, and actual construction of
affordable housing units. If the policy presents an obstacle to the development of the
City's fair share of regional housing needs, the City will revise the policy accordingly.
Funding Source: General Fund
Responsible Agency: Community Development Department, Redevelopment
Agency
Timeframe: Within one year of Housing Element adoption
Quantified Objective: n/a
12. Adopt an inclusionary housing ordinance that requires residential and commercial
developments to provide deed -restricted, affordable units or an in -lieu fee.
Funding Source: General Fund
Responsible Agency: Community Development Department, Redevelopment
Agency
Timeframe: Within two years of Housing Element adoption
Quantified Objective: 70 units
13. 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 one three years of Housing Element adoption
Quantified Objective: 40 units
14. 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
Adoption Draft Page 81 November XX, 2010
City ofAtascadero
General Plan Housing Element
15. 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 three years of Housing Element adoption
Quantified Objectives: n/a
16. 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
17. Continue to encourage developers to work with agencies such as the California
Housing Finance Authority (CHFA) and the Department of Housing and Urban
Development (HUD) to obtain loans for development of new multifamily rental
housing for low income households. This will be accomplished by working with
appropriate non-profit organizations, such as People's Self Help Housing and the
San Luis Obispo County Housing Trust Fund to identify opportunities. Specifically,
the City will:
• Contact potential affordable housing developers.
• Identify funding opportunities and pursue financing.
• Assist in preparing applications for funds.
• Provide regulatory concessions and incentives, as necessary, to encourage
and facilitate the construction of affordable housing.
Funding Source: General Fund
Responsible Agency: Community Development Department, Redevelopment
Agency
Timeframe: Ongoing
Quantified Objective: n/a
18. Continue to contract with the San Luis Obispo Housing Authority for administration of
the Section 8 housing voucher program. The City utilizes this relationship for program
implementation and income verifications, and will apply for additional Section 8
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
19. 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.
Adoption Draft Page 82 November XX, 2010
City of Atascadero
General Plan Housing Element
Funding Source: General Fund
Responsible Agency: Community Development Department, Planning
Commission, City Council
Timeframe: Within three years of Housing Element adoption
Quantified Objective: n/a
20. Amend the Zoning Ordinance to allow a waiver of the two story height limit in the
RMF Zone through the Minor Use Permit process. This option applies to projects that
are not using the Planned Development option.
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Within one year of Housing Element adoption
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
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
Adoption Draft Page 83 November XX, 2010
Cihj ofAtascadero
General Plan Housing Element
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
5. The City shall continue to monitor the status of subsidized affordable projects, rental
projects, and mobile homes in the City and provide technical and financial
assistance, when possible, to ensure long-term affordability. This will involve
contacting owner/operators of subsided projects annually to determine the status of
the units and their potential to convert to market -rate. If projects are at -risk, the City
will maintain contact with local organizations and housing providers who may have an
interest in acquiring at -risk units, and, when feasible, keep track of and apply for
funding opportunities to preserve at -risk units, and assist other organizations in
applying for funding to acquire at -risk units.
Funding Source: General Fund
Responsibility: Community Development Department
Timeframe: Contact owners/operators annually and ongoing
Quantified Objective: n/a
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.
Policy 3.1: Continue to make residents aware of available energy saving techniques and
public utility rebates.
Adoption Draft Page 84 November XX, 2010
City ofAtascadero
General Plan Housing Element
.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 energy 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
2. Continue to support local motel voucher programs for temporarily displaced and
extremely low-income persons. The motel voucher program is funded through the
City's CDBG funding. Motel vouchers are available to aid residents experiencing
Adoption Draft Page 85 November XX, 2010
City of Atascadero
General Plan Housing Element
emergency situations, such as a house fire, in finding temporary housing. The City
works with non-profit organizations (such as Loaves and Fishes) to aid the residents
in need and provide technical support for the motel voucher program.
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. These three zoning districts 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.
In addition, the City will amend the zoning ordinance to define transitional and
supportive housing as a residential use subject to the same standards that apply to
other residential uses.
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
Adoption Draft Page 86 November XX, 2010
City ofAtascadero
General Plan Housing Element
Ordinance will be evaluated on an ongoing basis and amended as necessary, to
ensure ADA compliance and remove governmental constraints on the production of
housing for persons with disabilities.
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing
Quantified Objective: n/a
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.e. 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 loans
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 aways.)
.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 three years of Housing Element adoption
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
Adoption Draft Page 87 November XX, 2010
City ofAtascadero
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 three years of Housing Element adoption
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 three years of Housing Element adoption
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: Identify funding sources annually
Quantified Objective: 5 units
Goal HOS 5: Decrease non-governmental constraints on housing production.
Adoption Draft Page 88 November XX, 2010
City of Atascadero
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 multi -family development. The City will conduct
regular stakeholder meetings with members of the development community including
representatives from local non-profit housing organizations, developers, and real
estate brokers to solicit feedback.
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 progress 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.
Adoption Draft Page 89 November XX, 2010
City ofAtascadero
General Plan Housing Element
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.:
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
(hftp://www.atascadero.org) and during the application process.
Adoption Draft Page 90 November XX, 2010
City of Atascadero
General Plan Housing Element
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).
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 housing development, particularly affordable units. (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 Objective: n/a
Adoption Draft Page 91 November XX, 2010
City ofAtascadero
General Plan Housing Element
_Table V46 Summary of Quantified Obiectives. 2007-2014
-Program
_Objective
_Income Level
_Extremely
Low
_Very tow
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 & 3rd 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
_4.3-1 -First-time homebuyer _0 _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 _0 -10
-4.3-6 Extemely low income and 2 _3 _0 _0 .5
disabled
_New Construction Subtotal _39 -3021 5521 2201 1,111
_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 _7 _18 _65 _80 _170
Preservation
1.1-15 Work with non-profit partners
2
3
1515
25
Preservation Subtotal
21
31
151
51
25
Conservation
1.1-15 lWork with non-profit partners 3 2 15 5 25
Conservation Subtotal 3 2 15 5 25
_Totals _44 _315 _617 _300 _1,276
Adoption Draft Page 92 November XX, 2010
City ofAtascadero
General Plan Housing Element
Adoption Draft Page 93 November XX, 2010
City ofAtascadero
General Plan Housing Element
I. 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.craigshst.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
Adoption Draft Page 94 November XX, 2010
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
Adoption Draft Page 95 November XX, 2010
Appendix I
City ofAtascadero
General Plan Housing Element
Table V47 Vacant Land Inventory
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80%
du/ac
Site Constraints
Vacant Residential
Parcels - RMF -16
029-253-008
5596 Tunitas
1.10
HDR
RMF -16
8 unitslacre-
8.84
7.07
Slope and drainage
029-271-001
4711 EI Camino Real
1.67
HDR
RMF -16
16 units/acre
26.76
21.41
Slope
030-101-053
8959 Curbaril
0.87
HDR
RMF -16
16 units/acre
13.85
11.08
030-281-014, 015,
016
6709, 6725, 6735
Atascadero Ave.
0.72
HDR
RMF -16
16 units/acre
11.53
9.23
030-283-007, 008
6905 Nava oa
1.89
HDR
RMF -16
16 unitslacre
30.20
24.16
030-341-017
6855 Santa Lucia Rd.
0.21
HDR
RMF -16
12 unitslacre'*
2.53
2,02
Access way too narrow for
multiple units without easement
031-241-019
8391 Ama oa Ave.
0.35
HDR
RMF -16
16 unitslacre
5.54
4.43
031-244-010
8065 Ama oa Rd.
0.25
HDR
RMF -16
16 unitslacre
3.94
3.15
045-311-014, 015,
016
Woodridge Multi -Family
5.85
HDR
RMF -16/
SP -1
16 units/acre
93.54
74.83
CUP currently required for SP -
1
045-321-021
9355 Avenida Maria
1.95
HDR
RMF -16
16 unitslacre
31.21
24.97
045-321-022
9405 Avenida Maria
0.98
HDR
RMF -16
16 unitslacre
15.60
12.48
049-042-018
1155 EI Camino Real
5.54
HDR
RMF -16
16 unitslacre
31.60
25.28
Slope
049-042-025
1055 EI Camino Real
1.81
HDR
RMF -16
16 unitslacre
28.97
23.28
049-151-011
2705 EI Camino Real
2.40
HDR
RMF -16
16 unitslacre
38.32
30.66
Slope
049-151-056
23455 EI Camino Real
1.95
HDR
RMF -16
16 unitslacre
31.27
24.74
Slope
049-151-063
2535 EI Camino Real
2.48
HDR
RMF -16
16 units/acre
39.71
31.77
Slope
049-151-009
2605 EI Camino Real
2.39
HDR
RMF -16
16 unitslacre
38.23
30.58
Subtotal
32.41
451.64
361.31
Vacant Residential. Parcels - RMF -10
029-105-014
5655 Capistrano
0.54
MDR
RMF -10
3 unitslacre-
1.61
1.28
Slope, access to stadium park
030-292-065
6340 Alcantara
1.21
MDR
RMF -10
7 unitslacre**
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,
020,001
9105 Principal Ave.
5.39
MDR
RMF -10
10 units/acre
53.86
43.09
031-231-003
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
SFRA
LSF -X
1 unit
1.00
1.00*
028-061-049
4965 Arizona Ave.
0.12
SFR -X
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
7503 Curbaril Ave.
0.10
SFR -X
LSF -X
1 unit
1.00
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
1.00*
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
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*
Adoption Draft Page 96 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
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 Lar a 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
1.00*
031-141-040
7205 Curbaril Ave.
0.20
SFR -Y
LSF -Y
1 unit
1.00
1.00*
031-141-030
7215 Curbaril Ave.
0.17
SFR -Y
LSF -Y
1 unit
1.00
1.00*
031-114-001
8370 Alta Vista Ave.
0.20
SFR -Y
LSF -Y
1 unit
1.00
1.00*
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
1.00*
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
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
7505 Atascadero Ave.
0.61
SFR -Y
LSF -Y
1 unit
1.00
1.00*
Subtotal
16.29
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
SFR -X
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*
0301113-024
5515 Santa Fe Rd.
0.19
SFR -X
RSF-X
1 unit
1.00
1.00*
030-013-025
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
1.00
1.00*
049-033-047
3868 Orillas Way
0.25
SFR -X
RSF-X
1 unit
1.00
1.00*
049-033-051
3876 Orillas Way
0.52
SFR -X
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
1.00*
056-121-037
8660 Coromar Ave.
0.47
SFR -X
RSF-X
1 unit
1.00
1.00*
056-181-039
8585 Atascadero Ave.
1.30
SFR -X
RSF-X
1 unit
1.00
1.00*
056-181-040
8587 Atascadero Ave.
1.17
SFR -X
RSF-X
1 unit
1.00
1.00*
056-182-008
8630 Mirada Ln.
0.52
SFR -X
RSF-X
1 unit
1.00
1.00*
056-231-021
8620 Atascadero Ave.
1.03
SFR -X
RSF-X
1 unit
1.00
1.00*
Subtotal
9.77
19.00
19.00
Vacant,Res d.ential.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*
Adoption Draft Page 97 November XX, 2010
City of Atascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
du/ac
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
RSF-Y
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.
1.11
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
1.00*
028-311-038
5457 Bajada Ave.
1.16
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
1.00*
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
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
1.00*
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.
1.44
SFR -Y
RSF-Y
1 unit
1.00
1.00*
030-031-012
9065 Curbaril Ave.
1.71
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 Junipero 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 eroAve.
1.04
SFR -Y
RSF-Y
1 unit
1.00
1,00*
030-071-062
8980 Junipero 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*
030422-010
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
1.00*
031-261-005
8475 San Francisco
Ave.
0.55
SFR -Y
RSF-Y
1 unit
1.00
1.00*
031-261-023
8255 San Francisco
Ave.
0.36
SFR -Y
RSF-Y
1 unit
1.00
1.00*
031-261-028
8215 San Francisco
Ave.
0.39
SFR -Y
RSF-Y
1 unit
1.00
1.00*
031-311-002
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
1,00*
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 unit
1.00
1.00*
056-162-047
10250 West Front Rd.
1.01
SFR -Y
RSF-Y
1 unit
1.00
1.00*
Adoption Draft Page 98 November XX, 2010
City of Atascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
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
1 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
-10h 1
1.00
1.00*
056-281-009
8705 Marchant Ave.
1.41
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.
1.47
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030-251-022
5205 Venado Ave.
1.42
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030-251-023
5250 Ardilla Rd.
1.40
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 Chaplin Ave.
2.68
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030-311-005
5305 Chaplin 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*
030A41-002
9425 La Quinta Ct.
0.14
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030A41-003
9435 La Quinta Ct.
0.15
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030A41-004
9445 La Quinta Ct.
0.15
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030A41-005
9455 La Quinta Ct.
0.16
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030A41-006
9465 La Quinta Ct.
0.15
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030A41-007
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*
030A41-009
9495 La Quinta Ct.
0.19
SFR -Z
RSF-Z
1 unit
1.00
1.00*
030141-016
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
1unit
1.00
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 Atajo Ave.
0.35
SFR -Z
RSF-Z
1 unit
1.00
1.00*
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
SFR -Z
RSF-Z
1 unit
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.
1.78
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
1.00*
049-221-070
3975 Monterey Rd.
1.62
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.
1.70
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
1.00*
054-051-013
9060 Ramage Ave.
2.62
SFR -Z
RSF-Z
1 unit
1.00
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.
1.48
SFR -Z
RSF-Z
1 unit
1.00
1.00*
054-072-073
6760 Portola Rd.
1.11
SFR -Z
RSF-Z
1 unit
1.00
1.00*
054-072-078
6150 Portola Rd.
3.85
SFR -Z
RSF-Z
1 unit
1.00
1.00*
054-085-048
7300 Portola Rd.
0.88
SFR -Z
RSF-Z
1 unit
1.00
1.00*
Adoption Draft Page 99 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80%
dulac
Site Constraints
054-085-050
7470 Portola Rd.
0.74
SFR -Z
RSF-Z
1 unit
1.00
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
1.00
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
1.00*
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.
1.48
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.
1.18
RS
SE
1 unit
1.00
1.00*
028-412-010
7725 Gabarda Rd.
1.53
RS
SE
1 unit
1.00
1.00*
028Al2-012
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
1.00
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
1.00
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.
4.42
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.
4.45
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
1.00
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
1.00
1.00*
045-302-009
8910 Ortega Rd.
4.80
RS
RE
1 unit
1.00
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.
1.45
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
1.00
1.00*
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
1.00
1.00*
054-231-007
9945 Old Morro Rd.
East
2.01
RS
RE
1 unit
1.00
1.00*
054-231-039
8200 San Rafael Rd.
1.56
RS
RE
1 unit
1.00
1.00*
056-451-002
10050 Old Morro Rd.
East
4.46
RS
RE
1 unit
1.00
1.00*
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
1 unit
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*
Adoption Draft Page 100 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80%
dulac
Site Constraints
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.
4.79
RS
RE
1 unit
1.00
1.00*
050-091-025
8900 San Gregorio Rd.
#2
0.19
RS
RE
1 unit
1.00
1.00*
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 Gre ono Rd.
4.77
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
RS
RE
1 unit
1.00
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
1.00*
055-053-001
10675 San Marcos Rd.
1.54
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.
1.40
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
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
1.00
1.00*
Adoption Draft Page 101 November XX, 2010
City of A tascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
du/ac
055-431-001
12405 Santa Lucia Rd.
3.13
RS
RE
1 unit
1.00
1.00*
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
1.00*
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
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.
1.44
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.
1.48
RS
RE
1 unit
1.00
1.00*
055-161-035
10850 Vista Rd.
1.45
RS
RE
1 unit
1.00
1.00*
055-161-038
10820 Vista Rd.
1.70
RS
RE
1 unit
1.00
1.00*
055-161-039
10810 Vista Rd.
1.59
RS
RE
1 unit
1.00
1.00*
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
1.00*
055-161-024
10945 Vista Rd.
7.79
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.
1.74
RS
RE
1 unit
1.00
1.00*
055-052-010
10785 Vista Rd.
4.40
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.
1.46
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.
1.71
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
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
L 1.00*
Adoption Draft Page 102 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
dulac
80%
du/ac
Site Constraints
055-041-018
9710 Laurel Rd.
3.60
RS
RE
1 unit
1.00
1.00*
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
1.00*
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.
4.74
RS
RE
1 unit
1.00
1.00*
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
1.00*
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
1.00*
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*
055-051-006
11400 Santa Lucia Rd.
16.43
RS
RE
1 unit
1.00
1.00*
055-451-011
6170 Llano Rd.
11.10
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
1.00*
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.
4.11
RS
RE
1 unit
1.00
1.00*
050-122-005
12705 Santa Ana Rd.
3.51
RS
RE
1 unit
1.00
1.00*
050-251-022
6805 Llano Rd.
4.74
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
Rd.
3.19
RS
RE
1 unit
1.00
1.00*
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
1.00*
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 Serrijon Rd.
8.49
RS
RE
1 unit
1.00
1.00*
050-262-001
9900 Serrijon Rd.
7.29
RS
RE
1 unit
1.00
1.00*
050-281-006
10005 Serrijon Rd.
4.62
RS
RE
1 unit
1.00
1.00*
050-281-007
10150 Serrijon Rd.
6.97
RS
RE
1 unit
1.00
1.00*
050-281-008
10750 Serrijon Rd.
8.56
RS
RE
1 unit
1.00
1.00*
054-251-003
5400 Telocote Rd.
9.76
RS
RE
1 unit
1.00
1.00*
050-291-001
10300 Serrijon Rd.
2.07
RS
RE
1 unit
1.00
1.00*
050-291-002
10260 Serrijon Rd.
0.97
RS
RE
1 unit
1.00
1.00*
050-291-008
10220 Serrijon Rd.
2.83
RS
RE
1 unit
1.00
1.00*
050-291-009
10200 Serrijon Rd.
6.03
RS
RE
1 unit
1.00
1.00*
050-291-004
10100 Serrijon Rd.
7.25
RS
RE
1 unit
1.00
1.00*
050-291-005
9950 Serd'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
Rd.
2.92
RS
RE
1 unit
1.00
1.00*
049-142-009
6075 Condo 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*
Adoption Draft Page 103 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
dulac
80% Site Constraints
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
Rd.
1.95
RS
RE
1 unit
1.00
1.00*
050-051-001
2155 San Fernando
Rd.
7.47
RS
RE
1 unit
1.00
1.00*
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.
1.02
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
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
1.00*
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 Cenegal 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 unit
1.00
1.00*
050-241-007
10075 Corona Rd.
5.48
RS
RE
1 unit
1.00
1.00*
Adoption Draft Page 104 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
du/ac
050-241-010
10200 Corona Rd.
7.16
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.
4.44
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
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.
4.19
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
RE
1 unit
1.00
1.00*
056411-026
10125 Old Morro Rd.
East
1.67
RS
RE
1 unit
1.00
1.00*
056-261-013
8925 San Gabriel Rd.
9.97
RS
RE
2 units
2.00
2.0* 2 underlying legal parcels, 8
parcel subdivision potential
054-111-053
9775 Santa Lucia Rd.
2.52
RS
RE
1 unit
1.00
1.00*
054-111-052
9845 Santa Lucia Rd.
2.43
RS
RE
1 unit
1.00
1.00*
055-311-021
43 Palo Verde Rd.
#PR43
0.45
RS
RE
1 unit
1.00
1.00*
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
RS
RE
1 unit
1.00
1.00*
055-116-005
12655 San Marcos Rd.
4.45
RS
RE
1 unit
1.00
1.00*
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
1.00
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.
1.75
RS
RE
1 unit
1.00
1.00*
055-116-018
12434 Madrone Rd,
4.45
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 Cenegal Rd.
4.41
RS
RE
1 unit
1.00
1.00*
055-115-017
12640 Cene al Rd.
4.41
RS
RE
1 unit
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
RS
RE
1 unit
1.00
1.00*
045-353-011
9137 San Diego Rd.
2.76
RS
RE
1 unit
1.00
1.00*
045-353-010
9135 San Diego Rd.
2.76
RS
RE
1 unit
1.00
1.00*
045-353-012
9139 San Dieqo Rd.
2.75
RS
RE
1 unit
1.00
1.00*
045-353-013
9141 San Diego Rd.
2.50
RS
RE
1 unit
1.00
1.00*
045-353-022
9110 San Rafael Rd.
2.53
RS
RE
1 unit
1.00
1.00*
045-353-021
9120 San Rafael Rd.
2.65
RS
RE
1 unit
1.00
1.00*
Adoption Draft Page 105 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
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 ,it
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
RS
RE
1 unit
1.00
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
Rd.
4.93
RS
RE
1 unit
1.00
1.00*
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.
4.77
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
RS
RE
1 unit
1.00
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 Ceneqal 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
-100-
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
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*
045441-034
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.
1.48
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
Rd.
3.24
RS
RE
1 unit
1.00
1.00*
050-021-037
9030 La Canada Ln.
4.43RS
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.
4.43
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
-1unit
1.00
-loo-
055-115-001
12707 San Marcos Ct.
2.13
RS
RE
1U71U71 F
1.00
1.00*
055-115-002
12711 San Marcos Ct.
2.47
RS
RE
1 unit
1.00
1.00*
055-115-003
055-115-004
12713 San Marcos Ct.
12714 San Marcos Ct.
2.06
3.24
RS
RS
RE
RF
1 unit1.00
1 unit
1 nn
1.00*
4 nn*
Adoption Draft Page 106 November XX, 2010
City ofAtascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Max
du/ac
80% Site Constraints
dulac
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
1.00
1.00*
056-371-048
8935 San Rafael Rd.
3.25
RS
RE
1 unit
1.00
1.00*
Subtotal
1 1,767.71
1
1
394.00 1
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 unitslacre
24.00
19.20
6955 Morro, 7955 San
Andres
1.20
GC
CP
16 unitslacre
19.20
15.36
7205 Morro, 7105
Atascadero Ave.
0,92
GC
CP/CR
16 unitslacre
14.72
11.78
7100 Morro
0.41
GC
CP
16 unitslacre
6.50
5.20
7200, 7250 Morro
0.50
GC
CP
16 unitslacre
8.00
6.40
7475 Morro
0.71
GC
CP
16 unitslacre
11.41
9.13
7575 Morro
0.76
GC
CP
16 unitslacre
12.16
9.73
7900 Morro
0.86
GC
CP
16 unitslacre
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 unitslacre
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 Mall
0.11
D
DC
16 units/acre
1.83
1.46
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 units/acre
84.53
67.63
Subtotal
6.12
1
1
97.88 1
78.30
TOTAL
TBD
1,309.61 1
1,168.69
auiyie ramuy rarceis are not caicuiaiea at =/b or maximum density as the maximum is established per parcel rather than per acre.
"Reduced densities based on slope.
Adoption Draft Page 107 November XX, 2010
City of Atascadero
General Plan Housing Element
Appendix II
Adoption Draft Page 108 November XX, 2010
City of Atascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 109 November XX, 2010
City ofAtascadero
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
Use
Zone
Density
(after
rezoning)
Max
du/ac
Site Constraints
Vacant Residential Parcels
029-271-0014711
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
17.40
030-281-014, 015,
016
6709, 6725, 6735
Atascadero Ave.
0.72
HDR
RMF -16
20 units/acre
14.40
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 Ama oa Rd.
0.25
HDR
RMF -16
20 units/acre
5.00
045-311-014, 015,
016
Woodridge Multi -Family
5.85
HDR
RMF -16/
SP -1
20 unitslacre
117.00
CUP currently required for SP -1
045-321-021
9355 Avenida Maria
1.95
HDR
RMF -16
20 units/acre
39.00
045-321-022
9405 Avenida Maria
On. 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
48.00Slope
049-151-020
2453 EI Camino Real
1.93
HDR
RMF -16
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
49.60
Slope
049-151-009
2605 EI Camino Real
2.39
HDR
RMF -16
20 unitslacre
47.80
TOTAL
A
34.99
699.75
. rie vvuuuriuge Protea has an approved specific pian so no new UUP would be required on this site.
Adoption Draft Page 110 November XX, 2010
City of Atascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 111 November XX, 2010
City of A tascadero
General Plan Housing Element
Appendix IV
7 w
M 1 0 1.
CITY of ATAsCADERO
M
w 0 .1
Housing Element IF
RHMA Opportunity Sites
Adoption Draft Page 112 November XX, 2010
City ofAtascadero
General Plan Housing Element
This Page Intentionally Left Blank
Adoption Draft Page 113 November XX, 2010
Appendix V
City of Atascadero
General Plan Housing Element
Table V-49 Underutilized Land Inventory
APN
Address
Acres
Land
Use
Zone
Density
Site Constraints
Underutilized Residential Parcels
028-192-051
5225 Barrenda
0.95
HDR
RMF -16
12 unitslacre*
Slope, 6 underlying parcels, historic
home
029-082-029
5530 Traffic Way
0.61
HDR
RMF -16
12 unitslacre*
Slope, 2 existing units
029-252-005
5750 Traffic Way
0.54
HDR
RMF -16
12 unitslacre*
Slope, 1 existing residence
029-252-013
5710 Olmeda Avenue
0.63
HDR
RMF -16
12 unitslacre*
Slope, 1 existing residence
029-322-022, 023, 024
5825 Ridgeway Ct., 5825,
5855 Rosario Ave.
1.11
HDR
RMF -16
8 unitslacre*
Slope
030-121-003, 004
7298, 7312 Santa Ysabel
0.96
HDR
RMF -16
16 unitslacre
030-191-011
6320 Atascadero Mall
0.95
HDR
RMF -16
16 unitslacre
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 unitslacre*
030-341-006
6843 Santa Lucia Ave
0.56
HDR
RMF -16
12 unitslacre*
Colony home
030-341-013
6370 Atascadero Mall
1.26
HDR
RMF -16
16 unitslacre
Owned and used by a church
030-341-015
6915 Santa Lucia Road
0.65
HDR
RMF -16
12 unitslacre*
045-351-008
10850 EI Camino Real
3.79
HDR
RMF -16
16 unitslacre
049-042-013
1195 EI Camino Real
0.68
HDR
RMF -16
16 unitslacre
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 unitslacre*
Slope, colony home
029-081-011
5534 Tunitas Ave.
0.56
MDR
RMF -10
8 unitslacre*
Slope, colony 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 unitslacre*
Slope, 1 existing residence
029-252-001
5715 Rosario Ave.
1.10
MDR
RMF -10
7 unitslacre*
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 unitslacre
Historic structure
029-322-019
5800 Ridgeway Court
1.26
MDR
RMF -10
5 unitslacre*
Slope
029-322-020
5785 Rosario Ave.
0.98
MDR
RMF -10
7 unitslacre*
2 existing residences
030-101-006
8787 Curbaril Ave.
0.91
MDR
RMF -10
10 unitslacre
030-101-053
8959 Curbaril Ave.
0.87
MDR
RMF -10
10 unitslacre
1 existing residence
030-101-045
8950 Pueblo Ave.
0.70
MDR
RMF -10
10 unitslacre
2 existing residences
030-292-021
8155 San Andres Ave.
0.74
MDR
RMF -10
10 unitslacre
Creek at rear of property, 1 existing
residence
030-292-022
8225 San Andres Ave.
0.73
MDR
RMF -10
10 unitslacre
Creek at rear of property, 1 existing
colony home
030-292-023
8355 San Andres Ave.
0.74
MDR
RMF -10
10 unitslacre
Creek at rear of property, 1 existing
residence
030-292-047
8495 San Andres Ave.
0.63
MDR
RMF -10
7 unitslacre*
Creek at rear of property, 1 existing
residence
031-222-001
7500 Curbaril Ave.
0.64
MDR
RMF -10
7 unitslacre*
Adjacent to creek reservation parcel -
creek setbacks, 1 existing residence
031-222-002
7600 Curbaril Ave.
0.52
MDR
RMF -10
10 units/acre
1 existing residence
031-222-018
8200 Santa Ynez Ave.
0.51
MDR
RMF -10
7 unitslacre*
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 unitslacre
1 existing residence
3725 EI Camino Real
1.40
GC
CR
16 unitslacre
1 existing residence
3745 EI Camino Real
1.86
GC
CR
16 unitslacre
1 existing residence
3755 EI Camino Real
2.00
GC
CR
16 unitslacre
1 existing residence historic home
Adoption Draft Page 114 November Xx, 2010
City of Atascadero
General Plan Housing Element
APN
Address
Acres
Land
Use
Zone
Density
Site Constraints
8700, 8705 Arcade
1.40
GC
CR
16 units/acre
5 existing residences
9000, 9050, 9100 Gusta and
9005, 9015 EI Camino Real
and 9006 La Linia
3.00
GC
CR
16 units/acre
Welding and scrap storage
6500, 6520 Morro Road
1.70
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
Real
0.40
D
DC
16 unitslacre
Abandoned gas station
030-191-033
6300 EI Camino Real
0.34
D
DC
16 units/acre
Drive-through restaurant and parking
lot
030-191-030, 031,
016,017
6320-6340 EI Camino Real
1.08
D
DC
16 units/acre
Fire site—three remaining small retail
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
D
DC
16 units/acre
1 residential unit could be gained under
the RDA funding ro ram
030-181-033
5860 EI Camino Real
0.35
D
DC
16 units/acre
6 offices and parking lot
029-323-017
5625 EI Camino Real
0.87
D
DC
16 units/acre
Laundromat and large parking lot, 1
historic structure at corner of lot
Subtotal
3.29
TOTAL
50.41
u u"al ,Oo UaaO VII 0 upu.
Adoption Draft Page 115 November XX, 2010
City ofAtascadero
General Plan Housing Element
Appendix VI
Adoption Draft Page 116 November XX, 2010
City ofAtascadero
General Plan Housine Element
This Page Intentionally Left Blank
Adoption Draft Page 117 November XX, 2010