HomeMy WebLinkAboutPC_2011-02-15_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION A GENDA
Regular Meeting
Tuesday, February 15, 2011— 7:00 P.M.
City Hall
Council Chambers
6907 El Camino Real
Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Bentz
Vice Chairperson Ward
Commissioner Colamarino
Commissioner Cooper
Commissioner Dariz
Commissioner Schmidt
Commissioner Wingett
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes.
Please state your name and address for the record before making your presentation. The Commission may
take action to direct the staff to place a matter of business on a future agenda)
PLANNING COMMISSION BUSINESS
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions)
City of Atascadero Planning Commission Agenda Regular Meeting, February 15, 2011
Page 2 of 4
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON FEBRUARY 1, 2011.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2006-1133 ANNUAL HOUSING ELEMENT PROGRESS REPORT - 2010
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
3. PLN 2011-1392, AMENDMENT TO CONDITIONAL USE PERMIT 2001-0043
FOR 2850 EL CAMINO REAL
Property Owner:
Michael Frederick, PO Box 573, Atascadero, CA 93423
Applicant:
Macy Homes, Inc., 2452 Alameda Ave., Ventura, CA 93003
Project Title:
PLN 2011-1392, Conditional Use Permit 2001-0043 Amendment
Project Location:
2850 EI Camino Real, Atascadero, CA 93422
APN 049-201-048 (San Luis Obispo County)
Project
Proposed amendment to CUP 2001-0043 to permit a manufactured home sales lot at 2850
Description:
EI Camino Real.
Zoning: Commercial Park (CPK)
General Plan Designation: Commercial
Consistent with Certified Mitigated Negative Declaration approved for the original project on
Proposed
January 21, 2003.
Environmental
Determination:
City of Atascadero Planning Commission Agenda Regular Meeting, February 15, 2011
Page 3 of 4
PLANNING COMMISSION STUDY SESSION
4. CEOVEIR STUDY SESSION
This is a Study Session item that includes a brief review of the California Environmental
Quality Act (CEQA) and the contents of an Environmental Impact Report (EIR).
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission is scheduled for March 1, 2011, at City
Hall, Council Chambers, 6907 El Camino Real, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, February 15, 2011
Page 4 of 4
City of Atascadero
WELCOME TO THE A TA SCA DERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6907 EI Camino Real, Atascadero. Matters are considered by the Commission in the order
of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6907 EI Camino Real, Atascadero, and on our website,
www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro
Road. All documents submitted by the public during Commission meetings that are either read into the record or
referred to in their statement will be noted in the minutes and available for review in the Community Development
Department. Commission meetings are video-taped and audio recorded, and may be reviewed by the public. Copies
of meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager's Office or the City Clerk's Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, "PUBLIC COMMENT", the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission's attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Commission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting on a
USB drive or CD is preferred. Access to hook up your laptop to the City's projector can also be provided. You are
required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with
the Recording Secretary before the meeting begins to announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
ITEM NUMBER: 1
DATE: 2-15-11
CITY OF A TA SCA DERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting — Tuesday, February 1, 2011 — 7:00 P.M.
City Hall Council Chambers
6907 EI Camino Real, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Vice Chairperson Bentz called the meeting to order at 7:00 p.m. and Commissioner
Ward led the Pledge of Allegiance.
ROLL CALL
Present: Vice Chairperson Bentz, Commissioners Colamarino, Schmidt, and
Ward
Absent: None
Others Present: Recording Secretary Annette Manier
Staff Present: Community Development Director Warren Frace, Associate
Planner Callie Taylor, Assistant Planner Alfredo Castillo, City Clerk
Marcia Torgerson, and Deputy Director of Public Works David
Athey
APPROVAL OF AGENDA
MOTION: By Commissioner Ward and seconded by Commissioner
Colamarino to approve the agenda.
Motion passed 4:0 by a roll -call vote.
PC Draft Action Minutes of 2/1/11
Page 1 of 5
PUBLIC COMMENT
None
PLANNING COMMISSION BUSINESS
A. ADMINISTRATION OF OATH OF OFFICE
Marcia Torgerson, City Clerk, administered the Oath of Office to newly appointed
Commissioners Christian Cooper, Beth Wingett, Mark Dariz, Chuck Ward, Len
Colamarino, and Dennis Schmidt.
Vice Chairperson welcomed the new commissioners to the Planning Commission
and stated he appreciates their willingness to serve the public.
B. ELECTION OF CHAIRPERSON AND VICE CHAIRPERSON
MOTION: By Commissioner Ward and seconded by Commissioner
Schmidt to nominate David Bentz as Chairperson.
Motion passed 7:0 by a roll -call vote.
MOTION: By Commissioner Schmidt and seconded by Chairperson
Bentz to nominate Chuck Ward as Vice Chairperson.
Motion passed 7:0 by a roll -call vote.
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE PLANNING COMMISSION
MEETING ON DECEMBER 7, 2010.
MOTION: By Commissioner Schmidt and seconded by Vice Chairperson
Ward to approve the Consent Calendar.
Motion passed 7:0 by a roll -call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PC Draft Action Minutes of 2/1/11
Page 2 of 5
PUBLIC HEARINGS
2. PLN 2010-1372, CONDITIONAL USE PERMIT FOR PRESCHOOL AT 4400
PORTOLA ROAD
Property
Patrick and Teresa Shepherd, 4400 Portola Road, Atascadero, CA 93422
Owner/Applicant:
Project Title:
PLN 2010-1372, Conditional Use Permit 2010-0252
Project Location:
4400 Portola Road, Atascadero, CA 93422
APN 054-051-022 (San Luis Obispo County)
Project
The project consists of an application to establish a preschool for up to 18 children in a
Description:
residential neighborhood. A preschool is a conditional use in the Residential Single -Family
zone. An existing single-family residence is proposed to be converted to meet building
code and zoning requirements for use as a preschool. The subject site is served by an on-
site septic system.
Zoning: RSF-Z (Residential Single -Family — Z)
General Plan Designation: SFR -Z (Single -Family Residential)
The project qualifies for a Class 1 Categorical Exemption (Section 15301) for minor
Proposed
alteration to existing facilities.
Environmental
Determination:
DISCLOSURE OF EX PARTE COMMUNICATIONS:
• Vice Chairperson Ward visited the site, but did not speak to anyone.
• Chairperson Bentz visited the site today, but did not talk to anyone.
• Commissioner Wingett visited the site last Friday and spoke to the owners of the
home. She went back today after reviewing the letters and checked again on
some of the issues.
• Commissioner Dariz drove by the site today, but did not speak to anyone.
• Commissioner Schmidt visited the site and stayed to watch the traffic on the
street. Like the rest of the Commission, he received the letters from neighboring
properties (Exhibits A -N), and looked at questions posed in those letters.
Associate Planner Callie Taylor gave the staff report and explained that the preschool
would be allowed up to 18 children. The preschool could not go over that amount
without going back to Planning Commission. Ms. Taylor referred to the exhibits which
were distributed to the Planning Commission (Exhibits A — P). Associate Planner Callie
Taylor, Deputy Director of Public Works David Athey, and Director Warren Frace
answered questions from the Commission.
PC Draft Action Minutes of 2/1/11
Page 3 of 5
PUBLIC COMMENT
The following people spoke during public comment: Patrick Shepherd, Teresa
Shepherd, and Steve Shively. Mr. and Mrs. Shepherd answered questions from the
Commission.
Chairperson Bentz closed the Public Comment period.
MOTION: By Vice Chairperson Ward and seconded by
Commissioner Colamarino to adopt Resolution PC 2011-
0001 approving PLN 2010-1372, a Conditional Use
Permit to establish an 18 -child preschool facility
located at 4400 Portola Road, based on findings and
subject conditions of approval.
Motion passed 7:0 by a roll -call vote.
3. GENERAL PLAN/ZONING ORDINANCE/CEQA STUDY SESSION
Director Frace explained the purpose of tonight's Study Session. He explained that
tonight's overview will be on the General Plan and Zoning Ordinance. At the next
meeting, we will go over CEQA and the EIR process. Associate Planner Callie Taylor
reviewed the General Plan with the Commission. Assistant Planner, Alfredo Castillo
reviewed the Zoning Ordinance with the Commission.
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt explained that he was happy at the last City Council hearing to
hear a presentation by Director Frace about 2nd homes and the possibility of some
potential changes. Director Frace answered additional questions from Commissioner
Schmidt.
Vice Chairperson Ward stated that at the City Council strategic planning session, they
did make 2nd units a priority. He explained to the new members about the 2nd units and
how they truly fill a void in the City for low-cost housing.
PC Draft Action Minutes of 2/1/11
Page 4 of 5
DIRECTOR'S REPORT
• Director Frace announced that the next meeting will be held on February 15,
2011. There will be a CUP for mobile home sales and an additional training
study session on the agenda.
• The Draft EIR for the Walmart/Annex project comes out for public review
tomorrow and is a 45 -day review period. In addition, there is a technical appendix
with a CD rom attached to the document. Director Frace explained the
Commission's role in reviewing the EIR.
• The City Council is authorizing the hiring of an EIR consultant for the Eagle
Ranch project. Public outreach will begin in March. We will start the EIR process
later in the year.
• Director Frace talked about the new Design Review Committee.
• Director Frace stated that the new Galaxy Theatres is scheduled to be opened in
March, in time for the International Film Festival.
• Commissioner Colamarino asked Director Frace about the potential for
Commissioner training. Director Frace said that there are budget constraints,
and he is researching this issue.
ADJOURNMENT - 8:45 p.m.
The next regular meeting of the Planning Commission is scheduled for February 15,
2011, at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero.
MINUTES PREPARD BY:
Annette Manier, Recording Secretary
The following exhibits are available in the Community Development Department;
Exhibit A — Letter from Donna and Larry Kaplan
Exhibit B — Letter from Rod and Diane Gouff
Exhibit C — Letter from Holly and Richard Moen
Exhibit D — Letter from Leo and E. Marjorie Berg
Exhibit E — Letter from Mark Ames
Exhibit F — Letter from Rob and Renee McNerlin
Exhibit G — Letter from Julie and Caine Marshall
Exhibit H — Letter from Albert Gonzales
Exhibit I — Letter from Aldo Soto
Exhibit J — Letter from Deirdre and Ben Schragl
Exhibit K — Letter from David Brownell and Christine Gibson
Exhibit L — Letter from Tim Weaver
Exhibit M — Letter from Lawrence Waiton
Exhibit N — Letter from Fredd Overpack and Hannah Paris
Exhibit O — Preschool Schedule
Exhibit P — Noise Chart
\\cityhall\cdvlpmnt\— pc minutes\pc minutes 10\pc draft actn minutes 2 1 11.doc
PC Draft Action Minutes of 2/1/11
Page 5of5
ITEM NUMBER
DATE: 2-15-11
Atascadero Planning Commission
Staff Report — Community Development Department
Housing Element Annual
Progress Report 2010
(PLN 2006-1133)
RECOMMENDATION:
The Planning Commission recommend the City Council submit the attached 2010
Housing Element Annual Progress Report to the State of California.
DISCUSSION:
Background:
The State of California requires all cities to file an Annual Housing Element Progress
Report to the Department of Housing and Community Development (HCD). The
purpose of the Housing Report is to monitor the implementation of the City's General
Plan Housing Element and progress toward meeting the City's Regional Housing Needs
Allocation (RHNA). The allocations are targets for the production of affordable housing
for various income groups throughout the City.
Table 1
State of California Income Level Definitions
Very Low Income
Lower Income
Moderate Income
Above Moderate
50% of County
Median
80% of County
Median
120% of County
Median
Greater than 120% of
County Median
San Luis Obispo County Median Income for a Family of Four (4): $72,500 for 2010
These regional housing allocations are required to be used by the City when updating
the housing element. They are the basis for assuring that adequate sites and zoning are
available to accommodate at least the number of units allocated. These housing
allocation numbers are not housing unit quotas that the City must achieve within the
ITEM NUMBER: 2
DATE: 2-15-11
time frame of their next housing element update, but housing targets that the City must
provide zoning for and reduce obstacles to development.
City Staff and its consultants have updated the City's Housing Element. This updated
housing element has been approved by the City Council in early 2011 and is awaiting
submittal to HCD for approval.
Analysis:
The current allocation sets housing needs for a seven year period ending in 2014. As of
December 31, 2010, Atascadero had met approximately 38% of its total housing
allocation. Of these new units, the City issued building permits on 13 new residential
units in 2010. Of these units, two units for very low income residents were a direct result
of the Council's Downtown Redevelopment Housing initiative, and one (1) units was
considered moderate income because of the formula established for 2nd unit calculation.
The remaining ten units were considered above moderate or market rate units.
To date, the City has met approximately 11 % of the requirement for moderate housing
(10 units) and 12% for low housing (9 units). The City has met approximately 7% (8
units) for very low housing needs for the 2007-2014 reporting period. These
percentages only reflect units that have been issued a building permit and do not reflect
entitled units or the units from the various projects that have been approved.
Table 2
2007-2014 Atascadero Share of Regional Housing Need (RHNA)
Very Low
Low
Moderate
Above Moderate
Total
2007-2014 Reporting Period Totals
106
74
88
194
462
Permitted Units Issued
2
0
0
121
123
o
Secondary Units Issued
0
9
2
0
11
N
Subtotal
2
9
2
121
134
00
Permitted Units Issued
4
0
0
14
18
CD
N
Secondary Units Issued
0
0
4
0
4
Subtotal
4
0
4
14
22
M
Permitted Units Issued
0
0
0
4
4
NSecondary
Units Issued
0
01
3
1
4
Subtotal
0
0
3
5
8
C)
Permitted Units Issued
2
0
0
10
12
N
Secondary Units Issued
0
0
1
0
1
Subtotal
2
0
11
101
13
Total Units Issued 2007-2010
8
9
101
1501
177
Remaining RHNA
1 981
651
781
441
285
Larger approved projects such as Dove Creek, and West Front Village are restarting
construction activities to finish off un -built units. Many of these large scale projects
halted construction activities in 2008 due to the significant tightening of credit and
capital, and the downturn of the housing market. These larger projects include
affordable housing production requirements as a part of their conditions of approval.
ITEM NUMBER: 2
DATE: 2-15-11
In addition to some of the larger developments, other smaller developments have been
picked up out of foreclosure such as Regio Place, The Villas at Montecito, and Oak
Grove Phase II. These also contain additional affordable housing units however these
project have building permits that have been issued previously in years prior to 2007 will
not be counted for the purposes of this reporting cycle.
2010 Affordable Housing Production
Calendar year 2010 saw an increase in building production by 30% versus 2009. While
the increase in the number of building permits is welcomed news, these numbers pale
in comparison to pre -economic downturn building permit numbers. Similar to many
national trends, the City saw little development in new units due to a lack of demand.
The City issued 13 residential building permits for new housing unit construction. Of the
total building permits issued, one (1) second unit is considered affordable for the
moderate income level group. This group is defined as "affordable" if the cost per
square foot for a typical rent in Atascadero ($1.09/sf based on the San Luis Obispo
Multi -Family Housing Rental Survey) multiplied by the square footage of the second
unit. If the rent falls within an income category, that unit is deemed affordable for that
income type.
The median home price in Atascadero for a new or existing home or condo in 2010
according the California Realtors Association was $308,657. This median home price
still gives the ability for moderate income wage earners to become homeowners for the
first time in many years. With the median home price expected to increase slightly or
remain flat for 2011, the affordability for new or existing homes remains high for the
City.
Conclusion:
The City expects a slight increase in construction activity for 2011. This includes limited
new development from individual lot owners and an increase in affordable housing for
very low, low, and moderate income units as existing projects that were approved with
the inclusionary policies restart construction.
FISCAL IMPACT:
None.
ATTACHMENTS:
1 2010 Housing Element Annual Progress Report Submittal to HCD
2 2010 RHNA Income Limits
\\cityhall\cdvipmnt\- 06 pins\pin 2006-1133 annual housing report\annual housing report 2010\pc-sr-2010housingreport-ac.doc
Attachment 1
page 1 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table A
Annual Building Activity Report Summary - New Construction
Very Low-, Low-, and Mixed -Income Multifamily Projects
(11) Total Extremely Low -Income Units*
* Note: These fields are voluntary
Housing with Financial Assistance
Housing without
Housing Development Information
and/or
Financial Assistance
Deed Restrictions
or Deed Restrictions
1 2 3
4
5
5a
6 7
8
Affordabilityb Household Incomes
Y
Assistance
Deed
Note below the number of units
Project Identifier
�
Tenure
Total Units
Programs
Restricted
determined to be affordable without
(may be APN No.,
Unit
Est. # Infill
for Each
Units
financial or deed restrictions and
project name or
Category
R=Renter
Very Low-
Low-
Moderate-
Above
per
Project
Units*
Development
attach an explanation howthe
jurisdiction determined the units were
address)
O=Owner
Income
Income
Income
Moderate-
IL
Income
See Instructions
See Instructions
affordable. Refer to instructions.
5000 Llano
SF
O
1
9905 West Front
SU
R
1
1
SLO Renter's Survey
Downtown Stimulus
Deed
2-4
R
2
2
RDA
#1
Restriction
4765 San Anselmo
SF
O
1
1
3500 La Luz
SF
O
1
1
5707 Carizzo
SF
O
1
1
West Front Village
SF
O
5
5
6852 San Gabriel
SF
O
1
1
9800 San Diego
SF
O
1
1
(9) Total of Moderate and Above Moderate from Table A3 ❑
(10) Total by income Table A/A3 ❑ ❑ 1 2
1 1
1 11
1 13
(11) Total Extremely Low -Income Units*
* Note: These fields are voluntary
Attachment 1
page 2 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table A2
Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant
to GC Section 65583.1(c)(1)
Please note: Units may only be credited to the table below when a jurisdiction has included a program it its housing element to rehabilitate, preserve or acquire units
to accommodate a portion of its RHNA whichmeet the specific criteria as outlined in GC Section 65583.1(c)(1)
Note: This field is voluntary
Table A3
Annual building Activity Report Summary for Above Moderate -Income Units
(not including those units reported on Table A)
Affordability
by Household
Incomes
7.
Activity Type
(4) The Description should adequately document how each unit complies with
Extremely
Low-
Very Low-
Low-
TOTAL
subsection (c )(7) of Government Code Section 65583.1
Total
Income'
Income
Income
UNITS
(1) Rehabilitation Activity
0
0
0
0
0
0
0
0
0
0
0
0
(2) Preservation of Units At -Risk
(3) Acquisition of Units
0 0 0
(5) Total Units by Income
0
0
0
0
Note: This field is voluntary
Table A3
Annual building Activity Report Summary for Above Moderate -Income Units
(not including those units reported on Table A)
Note: This field is voluntary
7.
1. 2. 3. 4.
5.
6.
Number of
Single Family 2 - 4 Units 5+ Units Second Unit
Mobile Homes
Total
infill units'
No. of Units Permitted for
0
0 0 0
0
0
0
Moderate
No. of Units Permitted for
Above Moderate
0
0 0 0
0
0
0
Note: This field is voluntary
Attachment 1
page 3 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
Enter Calendar Year starting with the first year of
2007
2008
2009 2010
2011
2012
2013
2014
the RHNA allocation period. See Example.
Total Units
to Date
Total
Remaining RHNA
RHNA
Year
Year
Year Year
Year
Year
Year
Year
(all years)
by Income Level
Income Level
Allocation by
Income Level
1
2
3 4
5
6
7
8
Deed
2
4
0
2
8
Restricted
VeryLow
106
98
Non -deed
0
0
0
0
restricted
Deed
0
0
0
0
Restricted
Low
74
65
Non -deed
restricted
9
0
0
0
9
Deed
0
0
0
0
Moderate
Restricted
88
78
Non -deed
2
4
3
1
10
restricted
Above Moderate
194
121
14
5
10
150
44
Total RHNA by COG.
Enter allocation number
462
1
134
22
8
13
177
285
Total Units ❑ ❑ ❑
Remaining Need for RHNA Period ❑ ❑ ❑ ❑ ❑
Note: units serving extremely low-income households are included in the very low-income permitted units totals.
Attachment 1
page 4 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table C
Program Implementation Status
Program Description
Housing Programs Progress Report - Government Code Section 65583.
(By Housing Element Program Names)
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program
Objective
Timeframe
in H.E.
Status of Program Implementation
1.1.1 Designate adequate sites
Adequate sites for 2001-
2006 RHNA
Completed
City designated 42.1 Acres for multi -family development at 16 du/ac.
In December of 2010, the RDA approved a loan program to provide
1.1.2 Downtown Mixed Use
2 very low/8 low income
On-going
long term lands to property owners for retail improvements on 1 st
units per year
floor in exchange for affordable low/very low housing units. Two
Units have been created because of this.
1.1.3 Small lot single family
10 moderate units per year
On-going
On-going on a per project basis.
1.1.4 PD in SFR -X Zone (PD -17)
12 moderate units per year
On-going
Ordinance has been amended, and now on-going on a per project
basis.
1.1.5 Specific Plans for Large Projects
5 very low units per year
On-going
Projects must include affordable units per inclusionary housing
ordinance.
1.1.6 Affordable Housing Ordinance
N/A
On-going
The City has yet to adopt an ordinance. The newly adopted Housing
Element will discuss how to continue with implementation.
1.1.7 Manufactured and Group Homes
3 very low income units per year
On-going
On-going on a per project basis.
1.1.8 Sewer Extension to North/South
20 very low/6 low/16 moderate
Objective
20 very low/ 6 low/25 moderate units have been approved.
ECR
Met
1.2.1 PD with detached units or condos
N/A
On-going
City encourages the use of PD for creative site planning.
1.2.2 Private Open Space Requirement
N/A
On-going
Private open space is required on projects, however common
recreational facilities are not required at this time.
2.1.1 Density Bonus
1 very low/4 low income units per
On-going
Program is on-going and will be revised with new housing element.
yea
2.1.2 Encourage Small Lot Subdivision
5 low/12 moderate income units
On-going
On-going on a per project basis.
per year
2.1.3 Affordable Housing Density
N/A
On-going
This ordinance has not been adopted.
Bonus
2.2.1 Mortgage Credit
2 very low units per year
Suspended
The City is not participating in this program at this time.
2.2.2 Inclusionary Housing Ordinance
3 very low income units per year
On-going
An interim policy has been adopted, and implemented on a per
project basis.
3.1.1 Working with Non -Profits for
2 very low units per year
On-going
RDA approved loan program in December 2009 and work with
Conversion of existing units
potential buyer to maintain affordability at California Manor.
3.1.2 Second Unit Ordinance
N/A
Completed
Program has been implemented.
Attachment 1
page 5 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table C
Program Implementation Status
Program Description
Housing Programs Progress Report - Government Code Section 65583.
(By Housing Element Program Names)
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program
Objective
Timeframe
in H.E.
Status of Program Implementation
3.1.3 CUP for Multi -Family in
N/A
On-going
Adopted horizontal mixed use ordinance revision. Implementation on
Commercial
going.
N/A
Completed
3.1.4 Maximum Allowable Densities
Program has been implemented.
The City continues to work with non -profits and assisting these
3.2.1 Working with Non -Profits for
construction of new units
3 very low income units per year
On-going
organizations with applications for grant monies and other
assistance as necessary.
3.2.2 Encourage Developers to work
N/A
On-going
Coordination is on-going.
with CHFA/HUD to obtain loans for
4.1.1 Maintenance and Repair
N/A
On-going
g g
No zoning update necessary as this is now handled through code
Ordinance
N/A
enforcement and various health and safety organizations.
4.1.2 Code Enforcement
On-going
This is on-going as code enforcement handles these issues as
complaints from residents are received.
4.1.3 Continue Participation in CDBG
$30000 and 14 verlow
,y per year
Objective
This program has met its objective and is expected to be modified
Funds
Met
as part of the new housing element.
4.1.4 Expand Code Enforcement to
N/A
On-going
g g
Code enforcement is pursued when resident complaints are fielded
eliminate Blight
or staff views blight in the field.
4.1 .5 Vehicle Restoration Ordinance
N/A
Completed
Ordinance adopted and code enforcement is on-going.
4.2.1 Historic Overlay District Ordinance
N/A
Completed
Ordinance adopted and compliance is on-going.
4.2.2 GIS Mapping of Historic Sites
N/A
Completed
Mapping completed and assistance is provided when necessary.
4.2.3 RDA Funds for Existing Housing
6 very low housing units per year
On-going
RDA funds available for existing housing renovations in the
Stock
downtown at this time.
4.2.4 RDA Street Improvements for
N/A
Completed
Street improvements have been programmed.
High Density Housing
4.3.1 Update Appearance Review
N/A
Suspended
City has not updated its appearance review manual as it is awaiting
direction from Council on revising development procedures.
4.3.2 Landscape Agreements for Multi
N/A
Completed
The City implements landscape agreements and funding
Family Sites
mechanisms on a per project basis.
4.3.3 Density Bonus for High Quality
N/A
On-going
g g
Policy has been implemented through City Council Policy, however
Multi -Family Projects
no ordinance adopted.
Attachment 1
page 6 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table C
Program Implementation Status
Program Description
Housing Programs Progress Report - Government Code Section 65583.
(By Housing Element Program Names)
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program
Objective
Timeframe
in H.E.
Status of Program Implementation
4.3.4 Native Tree Preservation
N/A
On-going
Native trees are protected to the extent feasible. Staff works with
applicants on siting/re-plantings when necessary.
4.3.5 Sliding Density Scale
N/A
On-going
Sliding scale density has been adopted in zoning ordinance to
reduce environmental issues in hillside grading.
Completed condo conversion ordinance in 2008. Program is
4.4.1 No Net Loss of Affordable Units
N/A
On-going
proposed to be revised as a part of the newly adopted Housing
Element.
5.1.1 Energy Conservation Handouts
N/A
Completed
City is working with SLO Green Build and continues to provide
information on energy conservation techniques.
5.1.2 Inform Residents of Energy
N/A
On-going
g g
City provides handouts available at City Hall and on the internet
Saving Techniques
N/A
through a partnership with SLO Green Build.
5.2.1 Enforce Title 24 Standards
On-going
New residential projects must meet standards for energy efficiency.
6.1.1 Maintain Zoning Standards for
N/A
On-going
This program is done on a per by project basis.
Special Groups
On-going
g g
6.1.2 Incentives for Production of
N/A
No incentives have been created to date. Program is proposed to be
Senior Housing
continued as a part of the newly adopted Housing Element.
6.1.3 Grants for Special Needs Groups
N/A
On-going
The City is working with groups on an "as needed" basis for grant
writing assistance.
6.1.4 Temporary Homeless Shelters
N/A
On-going
The City funded and approved plans for a homeless shelter,
however construction has not commenced.
N/A
On-going
6.1.5 Motel Vouchers
This program is on-going and is supported by CDBG funds.
6.1.6 Compliance with ADA
N/A
Completed
ADA compliance is achieved through Building Code implementation.
6.2.1 RDA Funds for New Affordable
RDA funds are available for projects that qualify as directed by the
Housing Projects
N/A
On-going
City Council. RDA funds have been used in the past for the creation
of new units.
6.3.1 Reduction/Wave of Impact Fees
N/A
Completed
The City utilizes RDA funds to pay impact fees for projects within the
for Affordable HousingProjects
RDA.
6.4.2 Incentives for three bedroom
3 very low income units per year
On-going
City staff encourages development of these units through
rental units
construction through the Planned Development process.
On-going
g g
This program is implemented through the building code on a per
6.5.1 Remove constraints for housing
N/A
of Persons with Disabilities
project basis.
Attachment 1
page 7 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table C
Program Implementation Status
Program Description
Housing Programs Progress Report - Government Code Section 65583.
(By Housing Element Program Names)
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program
Objective
Timeframe
in H.E.
Status of Program Implementation
6.5.2 New Residential Development
N/A
On-going
This standard is required by state law.
Comply with ADA standards
7.1.1 Participate in Assistance
N/A
On-going
g g
This program continues and will be revised as a part of the Housing
Programs
Element update.
The City supports CDBG funding for lower-income home rehab
7.1.2 Target CDBG Funds
N/A
On-going
projects and assists through CDBG funding for the
construction/design/rehab of low income group/care facilities.
7.1.3 Rental Assistance Administrator
N/A
Suspended
At this time the City is contemplating other ways to help facilitate
rental units for low income groups.
7.1.4 Housing Assistance with HUD or
N/A
On-going
g g
The City guides potential developers of affordable housing to seek
Farmer's Home Loan
additional funding sources such as these.
7.1.5 Encourage expanded role of
N/A
On-oin
gg
19 housing units were completed as a part of this partnership and
Housing Authority
will continue to facilitate affordable housing within the City.
8.1.2 Work with financial institutions on
The City continues to work with applicants whom propose affordable
access to financing for multifamily
N/A
On-going
housing projects with revenue sources that are either private or
development
public funded.
8.1.3 Leverage RDA Funds for Private
N/A
On-going
Assistance continues to be available through the RDA.
Funding of Affordable Housing
8.2.1 Advances in housing construction
N/A
On-oin
gg
Staff is exploring ways to update its ordinance to reflect more
methods.
modern standards of construction for manufactured homes.
8.2.2 Mechanism to track affordable
N/A
On-oinThe
gg
City developed software that can effectively manage and track
housing
affordable housing approvals.
9.1.1 Consolidate all actions relating to
N/A
On- going
g g
The City attempts to consolidate all actions on most projects. This
a specific project
continues to be an on-going implementation.
9.1.2 Review Minor Modifications
N/A
On-going
g g
The City has amended its minor CUP process to provide faster
Through an Adjustment Procedure
processing and reduced rates.
9.1.3 Revise local review procedures to
N/A
On-going
City is proposing to review its development review process in 2010
streamline the process
as well as potentially look into "stock plans" for second units.
9.1.4 Annual status report to HCD
N/A
On-going
The City provides HCD with an annual report
Attachment 1
page 8 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
Table C
Program Implementation Status
Program Description
Housing Programs Progress Report - Government Code Section 65583.
(By Housing Element Program Names)
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program
Objective
Timeframe Status of Program Implementation
in H.E.
The City has on hand approved stock plans for larger development
9.1.5 Pre -Approved stock plans
N/A
On-going tracks. This include tracks with affordable housing that has been
approved as a part of the development.
10.1.1 Residential and accessory uses
N/A
On-going Staff will continue to work on this item as a roll over for the draft
g g
on existing vacant residential land
housing element.
The City has on hand approved stock plans for larger development
10.1.2 Standards that provide for a
range of housing densities
N/A
On-going tracks. This include tracks with affordable housing that has been
approved as a part of the development.
Attachment 1
page 9 of 9
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Atascadero
Reporting Period 2007 - 2014
General Comments:
STATE OF CALIFORNIA -BUSINESS, TRANSPORTATION AND HOUSING AGENCY
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street, Suite 430
P. O'Box 952053
Sacramento, CA 94252-2053
(916) 323-3177 / FAX (916) 327-2643
www.hcd.ca.gov
MEMORANDUM
DATE: June 17, 2010
TO: Interested Parties
FROM: Jvi
. Creswell, Deputy Director
of Housing Policy Development
SUBJECT: Official State Income Limits for 2010
cc�UN'Tp
o m m o
°�trnos�'e'•
Attached are the official State Income Limits for 2010 for all counties reflecting extremely
low-, very low-, low-, median-, and moderate -income levels for households of various sizes.
The income limits are posted at the Department of Housing and Community Development's
(Department) website <http.//www.hcd.ca.crov/hpd/hrc/rep/state/incNote.html> and replace
those in effect until this posting.
Official State Income Limits apply to designated programs and are to be used to determine
applicant eligibility (based on level of household income) or to calculate housing cost
amounts for housing assistance programs. Note that use of official State Income Limits
is subject to a particular program's definition of income, family, family size, effective
dates, and other factors. Also, definitions applicable to income categories, criteria, and
geographic areas sometimes differ depending on funding source and program resulting
in some programs using other income limits.
California Health and Safety Code (H&SC) provides that income limits for extremely
low- (H&SC 50106), very low- (H&SC 50105), and low- (H&SC 50079.5) income
categories not exceed equivalent levels established by the U.S. Department of Housing
and Urban Development (HUD) for its Section 8 Housing Choice Voucher (HCV) Program.
Pursuant to State law, the Department is required to publish these State income limits
after HUD's release of its new income limits which occurred on May 14, 2010. California
H&SC 50093(c) requires the Department to file any changes that revise Section 6932 of
Title 25 of the California Code of Regulations with the Office of Administrative Law. The
changes contain: (1) HUD updates to area median incomes and income limits applicable
to extremely low-, very low-, and low-income households and, (2) Department adjustments
to some area median incomes and income limits for moderate -income households.
If you have any questions concerning these income limits, please contact Department
staff at (916) 445-4728.
Attachment
Income Limits Pursuant to Title 25, § 6932
California Code of Regulations (CCR)
Methodology
The extremely low-, very low-, and low-income limits contained in California Code of
Regulations Section 6932 equal the extremely low-, very low-, and low-income limits
established by the U.S. Department of Housing and Urban Development (HUD) for
use in its Section 8 Housing Choice Voucher Program. For moderate -income limits,
the Department sets the limits at 120 percent of the median income figure for household
size. For some counties, the Department increased the median figure to equal the
State non -metropolitan median ($56,300), as HUD specifies that income limits for
non -metropolitan areas not be less than the State non -metropolitan median family
income level.
HUD's FY 2010 methodology used to produce FY 2010 Median Family Incomes (MFI)
is unchanged from FY 2009; however, beginning FY 2010, HUD did make a policy
change to eliminate its "hold harmless" policy (that is separately described in the next
section). Data from the Bureau of Census American Community Survey (ACS) has
been updated from 2007 three-year data to 2008 three-year data. The factor used to
trend the 2008 estimates to the midpoint of FY 2010 MFIs is unchanged at 3 percent
per year. This trend, produced last year using the annualized change in the ACS
national median family income estimate between 2000 and 2007, does not change
using the 2008 national estimate in place of the 2007 estimate, so the trend factor is
also unchanged from last year.
As outlined last year in determining median family incomes, HUD shifted from use of
one-year ACS data to three-year ACS data. HUD uses three-year estimates to smooth
out year-to-year fluctuations in MFIs that impact programs relying on these parameters.
This smoothing effect is particularly important in times of economic turbulence.
Income limits are determined for metropolitan statistical areas (MSAs) and non -
metropolitan counties. Where an area or county has a condition that warrants special
consideration, called an exception, HUD adjusts the limit for an income category.
Upward adjustments are made either to the level of the statewide median for non -
metropolitan areas for high housing costs or because of a historical exception.
Adjustments to the low-income limit are capped by the U.S. median.
Policy Change
Beginning with FY 2010 Income Limits, HUD eliminated its long standing "hold harmless"
policy of maintaining and not adjusting income limits when decreases in median family
income occur. Therefore, HUD no longer sets the 4 -person median amount at the
higher of normal income limit calculations or the previous year's income limits. HUD's
new policy is to control both decreases and increases to the 4 -person very -low and
low income limits by holding decreases to 5 percent and increases to the greater of
5 percent or twice the change in the national median family income. Notice of this
change can be found in the Federal Register notices of September 14, 2009, and
October 7, 2009, that solicited public comments on HUD's proposal to discontinue
its "hold harmless" policy and the Federal Register notice of May 17, 2010.
Income Limits Pursuant to Title 25, § 6932
California Code of Regulations (CCR)
Page 2
Generally, but not always, the area median income (AMI) is the greater of either the:
1) median family income for a county's metropolitan statistical area or for the non -
metropolitan county; 2) statewide median family income for non -metropolitan counties
($56,300 for 2010); or 3) AMI of the prior year. Once HUD establishes the very low-
income limits, they are then used to determine the limits for extremely low- and low-
income categories. HUD's 4 -person very low-income limit usually equals 50 percent
of MFI. Also, in most cases, the 4 -person median income limit equals two times HUD's
4 -person very low-income limit, except when an adjustment has been made. In some
counties, adjustments and rounding conventions cause the 4 -person median income
limit to be less than two times the 4 -person very low-income limit.
Although many 4 -person low-income limits equal 80 percent of area median income,
HUD's briefing materials specify that the low-income limits actually are based on very
low-income limits by calculating 160 percent of the relevant 4 -person very low-income
limit, with some HUD exceptions. An exception for some high income areas means
that the 4 -person low-income limit is different from what the 160 percent calculation
would yield because a maximum, or cap, was applied by HUD. An exception for high
housing costs relative to incomes means that, although HUD may have raised the
low-income limit for an area, HUD may not have raised the limit for the very low-income
category. In sum, what is called, for example, an "80%" limit cannot be assumed in all
cases to equal 80 percent of the AMI or 4 -person median income limit nor 160 percent
of the very low-income limit due to HUD's adjustments.
California's extremely low-income limits are HUD's limits for "30% of Median". HUD
calculates its "30% of Median" limits using 60 percent of the relevant very low-income
limits, but with a floor set at the minimum Supplemental Security Income (SSI).
Income limits for all income categories are adjusted for household size so that larger
households have higher income limits than smaller households. For all income
categories, the income limits for household sizes other than 4 -persons are calculated
using the 4 -person income limit as the base. HUD's adjustments use the following
percentages, with results rounded to the nearest $50 increment:
Number of persons in Household: 1 2 3 4 5 6 7 8
Adjustments: 70% 80% 90% Base 108% 116% 124% 132%
For households of more than eight persons, refer to the formula at the end of the table
of the 2010 Income Limits. Due to the adjustments HUD can make between income
limits in a given county, these tables should be the only method of determining eligibility.
Arithmetic calculations are applicable only when a household has more than eight
members.
References: FY 2010 HUD Income Limits Transmittal Notice PDR -2009-02 issued
May 14, 2010 and FY 2010HUD Income Limits Briefing Material dated May 13, 2010
available at <http://www.huduser.org/portal/datasets/il/i110/index.html>.
Income Limits Pursuant to Title 25, § 6932
California Code of Regulations (CCR)
Page 3
Applicability of Income Limits
Applicability of official State Income Limits is subject to particular programs as program
definitions of such factors as income, family, and household size, etc., vary. Some
programs, such as Multifamily Tax Subsidy Projects, use different income limits.
For Multifamily Tax Subsidy Projects (MTSPs), separate income limits apply per
provisions of the Housing and Economic Recovery Act (HERA) of 2008 (Public Law
110-289). Income limits for MTSPs are used to determine qualification levels as well
as set maximum rental rates for projects funded with tax credits authorized under
Section 42 of the Internal Revenue Code (Code). Also, MTSP income limits apply to
projects financed with tax exempt housing bonds issued to provide qualified residential
rental development under Section 142 of the Code. These income limits are available
at this weblink <http://www.huduser.org/datasets/mtsp.html>.
State Income Limits for 2010
1 of 7
Number of Persons in Household
County
Income Category
1
2
3
4
5
6
7
8
Alameda County
Extremely Low
19,000
21,700
24,400
27,100
29,300
31,450
33,650
35,800
Area Median Income:
Very Low Income
31,650
36,150
40,650
45,150
48,800
52,400
56,000
59,600
90,300
Lower Income
45,100
51,550
58,000
64,400
69,600
74,750
79,900
85,050
Median Income
63,200
72,250
81,250
90,300
97,500
104,750
111,950
119,200
Moderate Income
75,850
86,700
97,500
108,350
117,000
125,700
134,350
143,000
Alpine County
Extremely Low
14,150
16,200
18,200
20,200
21,850
23,450
25,050
26,700
Area Median Income:
Very Low Income
23,600
26,950
30,300
33,650
36,350
39,050
41,750
44,450
67,300
Lower Income
37,700
43,100
48,500
53,850
58,200
62,500
66,800
71,100
Median Income
47,100
53,850
60,550
67,300
72,700
78,050
83,450
88,850
Moderate Income
56,550
64,600
72,700
80,750
87,200
93,650
100,150
106,600
Amador County
Extremely Low
14,250
16,300
18,350
20,350
22,000
23,650
25,250
26,900
Area Median Income:
Very Low Income
23,800
27,200
30,600
33,950
36,700
39,400
42,100
44,850
67,900
Lower Income
38,050
43,450
48,900
54,300
58,650
63,000
67,350
71,700
Median Income
47,550
54,300
61,100
67,900
73,350
78,750
84,200
89,650
Moderate Income
57,050
65,200
73,350
81,500
88,000
94,550
101,050
107,600
Butte County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Calaveras County
Extremely Low
13,550
15,450
17,400
19,300
20,850
22,400
23,950
25,500
Area Median Income:
Very Low Income
22,550
25,800
29,000
32,200
34,800
37,400
39,950
42,550
64,400
Lower Income
36,050
41,200
46,350
51,500
55,650
59,750
63,900
68,000
Median Income
45,100
51,500
57,950
64,400
69,550
74,700
79,850
85,000
Moderate Income
54,100
61,850
69,550
77,300
83,500
89,650
95,850
102,050
Colusa County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Contra Costa County
Extremely Low
19,000
21,700
24,400
27,100
29,300
31,450
33,650
35,800
Area Median Income:
Very Low Income
31,650
36,150
40,650
45,150
48,800
52,400
56,000
59,600
90,300
Lower Income
45,100
51,550
58,000
64,400
69,600
74,750
79,900
85,050
Median Income
63,200
72,250
81,250
90,300
97,500
104,750
111,950
119,200
Moderate Income
75,850
86,700
97,500
108,350
117,000
125,700
134,350
143,000
Del Norte County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
EI Dorado County
Extremely Low
15,400
17,600
19,800
21,950
23,750
25,500
27,250
29,000
Area Median Income:
Very Low Income
25,600
29,250
32,900
36,550
39,500
42,400
45,350
48,250
73,100
Lower Income
40,950
46,800
52,650
58,500
63,200
67,900
72,550
77,250
Median Income
51,150
58,500
65,800
73,100
78,950
84,800
90,650
96,500
Moderate Income
61,400
70,150
78,950
87,700
94,700
101,750
108,750
115,750
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
2 of 7
Number
of Persons
in Household
County
Income Category
1
2
3
4
5
6
7
8
Fresno County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Glenn County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Humboldt County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Imperial County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Inyo County
Extremely Low
12,650
14,450
16,250
18,050
19,500
20,950
22,400
23,850
Area Median Income:
Very Low Income
21,100
24,100
27,100
30,100
32,550
34,950
37,350
39,750
60,200
Lower Income
33,750
38,550
43,350
48,150
52,050
55,900
59,750
63,600
Median Income
42,150
48,150
54,200
60,200
65,000
69,850
74,650
79,450
Moderate Income
50,600
57,800
65,050
72,250
78,050
83,800
89,600
95,350
Kern County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Kings County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Lake County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Lassen County
Extremely Low
12,250
14,000
15,750
17,450
18,850
20,250
21,650
23,050
Area Median Income:
Very Low Income
20,350
23,250
26,150
29,050
31,400
33,700
36,050
38,350
58,100
Lower Income
32,550
37,200
41,850
46,500
50,250
53,950
57,700
61,400
Median Income
40,650
46,500
52,300
58,100
62,750
67,400
72,050
76,700
Moderate Income
48,800
55,750
62,750
69,700
75,300
80,850
86,450
92,000
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
3 of 7
Number of Persons in Household
County
Income Category
1
2
3
4
5
6
7
8
Los Angeles County
Extremely Low
17,400
19,900
22,400
24,850
26,850
28,850
30,850
32,850
Area Median Income:
Very Low Income
29,000
33,150
37,300
41,400
44,750
48,050
51,350
54,650
63,000
Lower Income
46,400
53,000
59,650
66,250
71,550
76,850
82,150
87,450
Median Income
44,100
50,400
56,700
63,000
68,050
73,100
78,100
83,150
Moderate Income
52,900
60,500
68,050
75,600
81,650
87,700
93,750
99,800
Madera County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Marin County
Extremely Low
22,600
25,800
29,050
32,250
34,850
37,450
40,000
42,600
Area Median Income:
Very Low Income
37,650
43,000
48,400
53,750
58,050
62,350
66,650
70,950
99,400
Lower Income
60,200
68,800
77,400
86,000
92,900
99,800
106,650
113,550
Median Income
69,600
79,500
89,450
99,400
107,350
115,300
123,250
131,200
Moderate Income
83,500
95,450
107,350
119,300
128,850
138,400
147,950
157,500
Mariposa County
Extremely Low
12,050
13,750
15,450
17,150
18,550
19,900
21,300
22,650
Area Median Income:
Very Low Income
20,000
22,850
25,700
28,550
30,850
33,150
35,450
37,700
57,100
Lower Income
32,000
36,600
41,150
45,700
49,400
53,050
56,700
60,350
Median Income
39,950
45,700
51,400
57,100
61,650
66,250
70,800
75,350
Moderate Income
47,950
54,800
61,650
68,500
74,000
79,450
84,950
90,400
Mendocino County
Extremely Low
11,900
13,600
15,300
16,950
18,350
19,700
21,050
22,400
Area Median Income:
Very Low Income
19,800
22,600
25,450
28,250
30,550
32,800
35,050
37,300
56,300
Lower Income
31,650
36,200
40,700
45,200
48,850
52,450
56,050
59,700
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Merced County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Modoc County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Mono County
Extremely Low
14,250
16,300
18,350
20,350
22,000
23,650
25,250
26,900
Area Median Income:
Very Low Income
23,750
27,150
30,550
33,900
36,650
39,350
42,050
44,750
67,600
Lower Income
38,000
43,400
48,850
54,250
58,600
62,950
67,300
71,650
Median Income
47,300
54,100
60,850
67,600
73,000
78,400
83,800
89,250
Moderate Income
56,750
64,900
73,000
81,100
87,600
94,100
100,550
107,050
Monterey County
Extremely Low
13,900
15,900
17,900
19,850
21,450
23,050
24,650
26,250
Area Median Income:
Very Low Income
23,150
26,450
29,750
33,050
35,700
38,350
41,000
43,650
66,100
Lower Income
37,050
42,350
47,650
52,900
57,150
61,400
65,600
69,850
Median Income
46,250
52,900
59,500
66,100
71,400
76,700
81,950
87,250
Moderate Income
55,500
63,450
71,350
79,300
85,650
92,000
98,350
104,700
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
4 of 7
Number of Persons in Household
County
Income Category
1
2
3
4
5
6
7
8
Napa County
Extremely Low
17,200
19,650
22,100
24,550
26,550
28,500
30,450
32,450
Area Median Income:
Very Low Income
28,650
32,750
36,850
40,900
44,200
47,450
50,750
54,000
81,800
Lower Income
45,100
51,550
58,000
64,400
69,600
74,750
79,900
85,050
Median Income
57,250
65,450
73,600
81,800
88,350
94,900
101,450
108,000
Moderate Income
68,700
78,500
88,350
98,150
106,000
113,850
121,700
129,550
Nevada County
Extremely Low
14,550
16,600
18,700
20,750
22,450
24,100
25,750
27,400
Area Median Income:
Very Low Income
24,250
27,700
31,150
34,600
37,400
40,150
42,950
45,700
69,200
Lower Income
38,750
44,300
49,850
55,350
59,800
64,250
68,650
73,100
Median Income
48,450
55,350
62,300
69,200
74,750
80,250
85,800
91,350
Moderate Income
58,150
66,450
74,750
83,050
89,700
96,350
103,000
109,650
Orange County
Extremely Low
19,500
22,300
25,100
27,850
30,100
32,350
34,550
36,800
Area Median Income:
Very Low Income
32,550
37,200
41,850
46,450
50,200
53,900
57,600
61,350
87,200
Lower Income
52,050
59,450
66,900
74,300
80,250
86,200
92,150
98,100
Median Income
61,050
69,750
78,500
87,200
94,200
101,150
108,150
115,100
Moderate Income
73,250
83,700
94,200
104,650
113,000
121,400
129,750
138,150
Placer County
Extremely Low
15,400
17,600
19,800
21,950
23,750
25,500
27,250
29,000
Area Median Income:
Very Low Income
25,600
29,250
32,900
36,550
39,500
42,400
45,350
48,250
73,100
Lower Income
40,950
46,800
52,650
58,500
63,200
67,900
72,550
77,250
Median Income
51,150
58,500
65,800
73,100
78,950
84,800
90,650
96,500
Moderate Income
61,400
70,150
78,950
87,700
94,700
101,750
108,750
115,750
Plumas County
Extremely Low
13,050
14,900
16,750
18,600
20,100
21,600
23,100
24,600
Area Median Income:
Very Low Income
21,700
24,800
27,900
31,000
33,500
36,000
38,450
40,950
62,000
Lower Income
34,750
39,700
44,650
49,600
53,600
57,550
61,550
65,500
Median Income
43,400
49,600
55,800
62,000
66,950
71,900
76,900
81,850
Moderate Income
52,100
59,500
66,950
74,400
80,350
86,300
92,250
98,200
Riverside County
Extremely Low
13,650
15,600
17,550
19,500
21,100
22,650
24,200
25,750
Area Median Income:
Very Low Income
22,750
26,000
29,250
32,500
35,100
37,700
40,300
42,900
65,000
Lower Income
36,400
41,600
46,800
52,000
56,200
60,350
64,500
68,650
Median Income
45,500
52,000
58,500
65,000
70,200
75,400
80,600
85,800
Moderate Income
54,600
62,400
70,200
78,000
84,250
90,500
96,700
102,950
Sacramento County
Extremely Low
15,400
17,600
19,800
21,950
23,750
25,500
27,250
29,000
Area Median Income:
Very Low Income
25,600
29,250
32,900
36,550
39,500
42,400
45,350
48,250
73,100
Lower Income
40,950
46,800
52,650
58,500
63,200
67,900
72,550
77,250
Median Income
51,150
58,500
65,800
73,100
78,950
84,800
90,650
96,500
Moderate Income
61,400
70,150
78,950
87,700
94,700
101,750
108,750
115,750
San Benito County
Extremely Low
17,050
19,500
21,950
24,350
26,300
28,250
30,200
32,150
Area Median Income:
Very Low Income
28,400
32,450
36,500
40,550
43,800
47,050
50,300
53,550
81,100
Lower Income
45,100
51,550
58,000
64,400
69,600
74,750
79,900
85,050
Median Income
56,750
64,900
73,000
81,100
87,600
94,100
100,550
107,050
Moderate Income
68,100
77,850
87,550
97,300
105,100
112,850
120,650
128,450
San Bernardino County
Extremely Low
13,650
15,600
17,550
19,500
21,100
22,650
24,200
25,750
Area Median Income:
Very Low Income
22,750
26,000
29,250
32,500
35,100
37,700
40,300
42,900
65,000
Lower Income
36,400
41,600
46,800
52,000
56,200
60,350
64,500
68,650
Median Income
45,500
52,000
58,500
65,000
70,200
75,400
80,600
85,800
Moderate Income
54,600
62,400
70,200
78,000
84,250
90,500
96,700
102,950
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
5 of 7
Number of Persons in Household
County
Income Category
1
2
3
4
5
6
7
8
San Diego County
Extremely Low
16,500
18,850
21,200
23,550
25,450
27,350
29,250
31,100
Area Median Income:
Very Low Income
27,500
31,400
35,350
39,250
42,400
45,550
48,700
51,850
75,500
Lower Income
44,000
50,250
56,550
62,800
67,850
72,850
77,900
82,900
Median Income
52,850
60,400
67,950
75,500
81,550
87,600
93,600
99,650
Moderate Income
63,400
72,500
81,550
90,600
97,850
105,100
112,350
119,600
San Francisco County
Extremely Low
22,600
25,800
29,050
32,250
34,850
37,450
40,000
42,600
Area Median Income:
Very Low Income
37,650
43,000
48,400
53,750
58,050
62,350
66,650
70,950
99,400
Lower Income
60,200
68,800
77,400
86,000
92,900
99,800
106,650
113,550
Median Income
69,600
79,500
89,450
99,400
107,350
115,300
123,250
131,200
Moderate Income
83,500
95,450
107,350
119,300
128,850
138,400
147,950
157,500
San Joaquin County
Extremely Low
13,300
15,200
17,100
18,950
20,500
22,000
23,500
25,050
Area Median Income:
Very Low Income
22,100
25,250
28,400
31,550
34,100
36,600
39,150
41,650
63,100
Lower Income
35,350
40,400
45,450
50,500
54,550
58,600
62,650
66,700
Median Income
44,150
50,500
56,800
63,100
68,150
73,200
78,250
83,300
Moderate Income
53,000
60,550
68,150
75,700
81,750
87,800
93,850
99,900
San Luis Obispo County
Extremely Low
15,250
17,400
19,600
21,750
23,500
25,250
27,000
28,750
Area Median Income:
Very Low Income
25,400
29,000
32,650
36,250
39,150
42,050
44,950
47,850
72,500
Lower Income
40,600
46,400
52,200
58,000
62,650
67,300
71,950
76,600
Median Income
50,750
58,000
65,250
72,500
78,300
84,100
89,900
95,700
Moderate Income
60,900
69,600
78,300
87,000
93,950
100,900
107,900
114,850
San Mateo County
Extremely Low
22,600
25,800
29,050
32,250
34,850
37,450
40,000
42,600
Area Median Income:
Very Low Income
37,650
43,000
48,400
53,750
58,050
62,350
66,650
70,950
99,400
Lower Income
60,200
68,800
77,400
86,000
92,900
99,800
106,650
113,550
Median Income
69,600
79,500
89,450
99,400
107,350
115,300
123,250
131,200
Moderate Income
83,500
95,450
107,350
119,300
128,850
138,400
147,950
157,500
Santa Barbara County
Extremely Low
15,550
17,800
20,000
22,200
24,000
25,800
27,550
29,350
Area Median Income:
Very Low Income
25,900
29,600
33,300
37,000
40,000
42,950
45,900
48,850
71,400
Lower Income
41,450
47,400
53,300
59,200
63,950
68,700
73,450
78,150
Median Income
50,000
57,100
64,250
71,400
77,100
82,800
88,550
94,250
Moderate Income
60,000
68,550
77,150
85,700
92,550
99,400
106,250
113,100
Santa Clara County
Extremely Low
21,750
24,850
27,950
31,050
33,550
36,050
38,550
41,000
Area Median Income:
Very Low Income
36,250
41,400
46,600
51,750
55,900
60,050
64,200
68,350
103,500
Lower Income
56,500
64,600
72,650
80,700
87,200
93,650
100,100
106,550
Median Income
72,450
82,800
93,150
103,500
111,800
120,050
128,350
136,600
Moderate Income
86,950
99,350
111,800
124,200
134,150
144,050
154,000
163,950
Santa Cruz County
Extremely Low
20,300
23,200
26,100
28,950
31,300
33,600
35,900
38,250
Area Median Income:
Very Low Income
33,800
38,600
43,450
48,250
52,150
56,000
59,850
63,700
84,200
Lower Income
54,050
61,800
69,500
77,200
83,400
89,600
95,750
101,950
Median Income
58,950
67,350
75,800
84,200
90,950
97,650
104,400
111,150
Moderate Income
70,750
80,850
90,950
101,050
109,150
117,200
125,300
133,400
Shasta County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
6 of 7
Number
of Persons in Household
County
Income Category
1
2
3
4
5
6
7
8
Sierra County
Extremely Low
12,800
14,600
16,450
18,250
19,750
21,200
22,650
24,100
Area Median Income:
Very Low Income
21,350
24,400
27,450
30,450
32,900
35,350
37,800
40,200
57,400
Lower Income
34,100
39,000
43,850
48,700
52,600
56,500
60,400
64,300
Median Income
40,200
45,900
51,650
57,400
62,000
66,600
71,200
75,750
Moderate Income
48,250
55,100
62,000
68,900
74,400
79,900
85,450
90,950
Siskiyou County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Solano County
Extremely Low
16,650
19,000
21,400
23,750
25,650
27,550
29,450
31,350
Area Median Income:
Very Low Income
27,750
31,700
35,650
39,600
42,800
45,950
49,150
52,300
79,200
Lower Income
44,350
50,700
57,050
63,350
68,450
73,500
78,600
83,650
Median Income
55,450
63,350
71,300
79,200
85,550
91,850
98,200
104,550
Moderate Income
66,550
76,050
85,550
95,050
102,650
110,250
117,850
125,450
Sonoma County
Extremely Low
16,900
19,300
21,700
24,100
26,050
28,000
29,900
31,850
Area Median Income:
Very Low Income
28,150
32,200
36,200
40,200
43,450
46,650
49,850
53,100
80,400
Lower Income
45,050
51,450
57,900
64,300
69,450
74,600
79,750
84,900
Median Income
56,300
64,300
72,350
80,400
86,850
93,250
99,700
106,150
Moderate Income
67,550
77,200
86,850
96,500
104,200
111,950
119,650
127,400
Stanislaus County
Extremely Low
12,500
14,300
16,100
17,850
19,300
20,750
22,150
23,600
Area Median Income:
Very Low Income
20,850
23,800
26,800
29,750
32,150
34,550
36,900
39,300
59,500
Lower Income
33,350
38,100
42,850
47,600
51,450
55,250
59,050
62,850
Median Income
41,650
47,600
53,550
59,500
64,250
69,000
73,800
78,550
Moderate Income
50,000
57,100
64,250
71,400
77,100
82,800
88,550
94,250
Sutter County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Tehama County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Trinity County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Tulare County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
State Income Limits for 2010
number of persons in
excess of eight, (3) add the amount to the 8 -person income limit, and (4) round to the nearest $50.
7 of 7
8 person +
8% Ado x 2 =10 persons
Extremely Low 16,900 1352 22,300
23,650
Number of Persons in Household
2704
25,000
County
Income Category
1
2
3
4
5
6
7
8
Tuolumne County
Extremely Low
12,550
14,350
16,150
17,900
19,350
20,800
22,200
23,650
Area Median Income:
Very Low Income
20,900
23,900
26,900
29,850
32,250
34,650
37,050
39,450
59,700
Lower Income
33,450
38,200
43,000
47,750
51,600
55,400
59,250
63,050
Median Income
41,800
47,750
53,750
59,700
64,500
69,250
74,050
78,800
Moderate Income
50,150
57,300
64,500
71,650
77,400
83,100
88,850
94,600
Ventura County
Extremely Low
18,200
20,800
23,400
26,000
28,100
30,200
32,250
34,350
Area Median Income:
Very Low Income
30,350
34,700
39,050
43,350
46,850
50,300
53,800
57,250
86,700
Lower Income
48,300
55,200
62,100
68,950
74,500
80,000
85,500
91,050
Median Income
60,700
69,350
78,050
86,700
93,650
100,550
107,500
114,450
Moderate Income
72,850
83,250
93,650
104,050
112,350
120,700
129,000
137,350
Yolo County
Extremely Low
15,250
17,400
19,600
21,750
23,500
25,250
27,000
28,750
Area Median Income:
Very Low Income
25,400
29,000
32,650
36,250
39,150
42,050
44,950
47,850
72,500
Lower Income
40,600
46,400
52,200
58,000
62,650
67,300
71,950
76,600
Median Income
50,750
58,000
65,250
72,500
78,300
84,100
89,900
95,700
Moderate Income
60,900
69,600
78,300
87,000
93,950
100,900
107,900
114,850
Yuba County
Extremely Low
11,850
13,550
15,250
16,900
18,300
19,650
21,000
22,350
Area Median Income:
Very Low Income
19,750
22,550
25,350
28,150
30,450
32,700
34,950
37,200
56,300
Lower Income
31,550
36,050
40,550
45,050
48,700
52,300
55,900
59,500
Median Income
39,400
45,050
50,650
56,300
60,800
65,300
69,800
74,300
Moderate Income
47,300
54,050
60,800
67,550
72,950
78,350
83,750
89,150
Instructions and example to determine income limit for households larger than eight persons:
Per person (PP) adiustment above 8: (1) multiply the 4 -person income limit by eight percent (8%), (2) multiply result by
number of persons in
excess of eight, (3) add the amount to the 8 -person income limit, and (4) round to the nearest $50.
EXAMPLE 4 persons x 8% PP Ado + 8 persons =9 persons
8 person +
8% Ado x 2 =10 persons
Extremely Low 16,900 1352 22,300
23,650
22,300
2704
25,000
Very Low Income 28,150 2252 37,150
39,400
37,150
4504
41,650
Lower Income 45,050 3604 59,450
63,050
59,450
7208
66,650
Moderate Income 67,550 5404 89,150
94,550
89,150
10808
99,950
Note: See instructions/example on last page to determine income limit for households larger than 8 persons.
ITEM NUMBER: 3
DATE: 2-15-11
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2011-1392
Amendment to Conditional Use Permit 2001-0043
Manufactured Home Sales
2850 EI Camino Real
(Fredrick)
SUBJECT:
The proposed project consists of an application to amend Conditional Use Permit 2001-
0043 and allow for a manufactured homes sales lot at 2850 EI Camino Real.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2011-0002 approving an amendment to
Conditional Use Permit 2001-0043 based on findings and subject to Conditions of
Approval.
Situation and Facts
1. Applicant: Macy Homes, Inc., 2452 Alameda Avenue, Ventura, CA
93003
2. Property Owner: Michael Fredrick, PO Box 573, Atascadero, CA 93423
3. Project Address: 2850 EI Camino Real, Atascadero, CA 93422
APN 049-201-048
4. General Plan Designation: Commercial Park (CPK)
5. Zoning District: Commercial Park (CPK)
6. Site Area: 1.49 acres
7. Existing Use: Vacant
8. Environmental Status: Consistent with Certified Mitigated Negative Declaration
(2002-0040) for CUP 2001-0043
DISCUSSION:
Background
A Conditional Use Permit (CUP 2001-0043) was approved by the Planning Commission
on January 21, 2003 to allow the construction of a 30,250 sf commercial "mini storage"
buildings, 4,000 square feet of office buildings, 80 -foot monopine cellular tower, parking
lot and landscaping on the subject site at 2850 EI Camino Real.
On February 21, 2006, the CUP was amended to allow additional antennas at the
existing cellular phone tower site.
The site was graded; frontage improvements were installed and landscaped, and the
Phase I cellular tower installed per the approved conditional use permit. Neither the
office building nor the mini storage in the subsequent phases was ever constructed. The
site is currently a flat gravel lot.
Surrounding Land Use and Setting:
North: Residential Suburban (RS)
South: Highway 101
East: Commercial Park (CPK)
West: Commercial Park (CPK)
i 10 ^
CUP 2001-0043
01
ANALYSIS:
Aerial Photo
_,
'N
IWA
2850 E1 Camino Real
Subject Parcel
6
The proposed project consists of a request to allow for a manufactured home sales lot
at 2850 EI Camino Real. Manufactured Home Sales fall under the definition of "Sales
Lot" per the Atascadero Municipal Code (AMC) 9-3.701. Sales Lots are listed as a
conditional use in the Commercial Park (CPK) zoning district. The applicant is
requesting an amendment to the approved CUP to allow for a manufactured homes
sales lot on the site.
Existing Site Conditions
The site is approximately one and half (1.5) acres in size. The site has been graded and
contoured in preparation for its use as future mini -storage and office building with
parking. The site contains gravel that has been compacted. An existing cellular phone
tower has been built per the original CUP and is fully operational.
The site has also been landscaped in accordance to the original CUP approval. This
includes landscaping in the front of the property along EI Camino Real and landscaping
in the rear of the property adjacent to Highway 101.
Public improvements have already been completed as a part of the original CUP
approval. That included the installation of curb, gutter and sidewalk adjacent to the
subject property.
Proposed Site Plan
The applicant is proposing few modifications to the site. Staff is requiring pavement be
installed at the entrance to the property along EI Camino Real for approximately 40 feet.
To meet accessibility requirements, the applicant will provide a 4 -foot wide accessible
walk from the sidewalk to
the sales office. This
accessible path will be
paved. In addition to the
accessible path from the
sidewalk, an accessible
path will be required from
the proposed sales to each
display unit (condition 14).
Nine parking spaces will be
provided on site and are
proposed to be located
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parking will utilize the existing all-weather gravel surface. A handicapped space will be
provided as well, however this space will be paved consistent with the California
Building Code.
Planters are proposed to be installed adjacent to the proposed parking area. These
planters will be landscaped with shade trees (3 total) and additional shrubs and ground
covering.
Since the proposed site plan will utilize the existing gravel, any potential future
stormwater runoff will either infiltrate on-site or be conveyed off-site by the existing drop -
inlets that were installed as a part of the original CUP approval.
Sales Office
The applicant is proposing a manufactured home as a sales office on-site. The sales
office as proposed would be approximately 720 square feet. An ADA accessible ramp
would De constructed from the parKing lot to the sales IOL. i he sales office is conslaerea
i
Use of Awnings
1 ;
Use of landscape to screen
t
a permanent structure and will require a building permit prior to placement on-site. In
addition, the Sales Office will need to provide architectural details such as 360 degree
skirting, additional awnings, additional landscaping, etc. to meet guidelines set forth in
the City's appearance review manual (condition 7).
Model Homes
The applicant is proposing a maximum of four (4) manufactured housing units on the lot
at any time. It is envisioned that these units would change periodically or be sold to
potential buyers. The units would be located near the southern portion of the site.
low
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III III
Signage
The applicant is proposing a monument sign that is approximately 58 square feet. This
monument sign will be located near the driveway at EI Camino Real. The sign will be
made of durable materials and contain some architectural details such as columns.
Uses
The site is currently entitled to the construction of 30,250 square feet of storage
buildings, 4,000 square feet of commercial office buildings, and 12 panel antennas and
twelve (12) Tower Mounted Amplifiers (TMAs) associated with an 80 -foot monopine
cellular phone tower. Associated on-site improvements with these uses included
landscaping and parking lots. The 80 -foot monopine cellular tower and landscaping
improvements have been completed on-site.
The proposed amendment to CUP 2001-0043 would essentially replace the ability to
construct the 30,250 sf of storage building on-site and potentially some of the
commercial office buildings with a manufactured homes sales lot with a sales office. The
sales office will not have a conventional foundation. In addition, the applicant is
proposing few modifications to the existing site.
Conceivable if the manufactured home sales lot no longer operates at the site, the few
on-site improvements would leave the property the ability to potentially construct the
originally permitted uses (storage buildings/commercial office). The Planning
Commission must make a decision on how to move forward with this amendment and
its effects on the previously approved uses. The Commission has the following options:
1) Cancel All Un -built CUP Entitlements (Mini -Storage and Offices)
With the approval of the amendment to the CUP to allow manufactured Home
Sales, the previously approved uses not constructed (storage buildings,
commercial office buildings) would no longer be valid. If a property owner
wishes to complete these buildings at a later date, the owner would need a
new CUP and any new associated environmental review to satisfy CEQA
requirements.
2) Cancel Mini -Storage Entitlement / Extend Office Entitlement
With approval of the amendment to the CUP to allow manufactured home
sales, the previously approved uses that could not be constructed due to the
manufactured homes (storage buildings) would no longer be valid. The
property owner would still retain the right to construct up to 4,000 sf of
commercial office per the original site plan however would have to
demonstrate to the department the ability to meet minimum parking
requirements. If a property owner wishes to complete storage buildings at a
later date, the owner would need a new CUP and any new associated
environmental review to satisfy CEQA requirements.
3) Extend all previous Entitlements (allow mini -storage and offices as
future phases)
All previously approved uses remain valid for CUP 2001-0043 in addition to
the manufactured home sales lot that the amendment proposes. Any
submitted building plans for these uses would have to be consistent with
approved site plans and be consistent with adopted building codes at the time
of submittal.
Findings for a Conditional Use Permit
The Planning Commission must make the following five findings in order to approve a
CUP for the manufactured home sales lot within the commercial tourist zone. If the
Commission chooses to deny the project, site specific findings for denial must be sited.
1. The proposed project or use is consistent with the General Plan.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Based on staff's analysis in the preceding sections and the conditions in the attached
resolution, it appears that all of the required findings for approval of a Conditional Use
Permit can be made.
ENVIRONMENTAL DETERMINATION:
Staff considers the proposed project is consistent with Certified Mitigated Negative
Declaration (2002-0040) for CUP 2001-0043. The consistency finding can be made due
in part because the Mitigated Negative Declaration for CUP 2001-0043 analyzed
impacts for a commercial use with over 30,000 sf of indoor storage/office uses, parking
and other impervious surface areas.
The proposed project will include a permanent sales office of approximately 720 square
feet, plus model homes at various sizes but no greater than 2,500 square feet. With a
maximum of 4 sales units on-site at any given time and the use of the existing gravel
surface in the majority of the site versus the original CUP approval which considered a
mini -storage use with impervious surface, the proposed use is consistent with what was
analyzed in the original Mitigated Negative Declaration. All previously approved
mitigation measures must still be followed. Those measures are included in the
conditions of approval.
CONCLUSION:
The applicant is proposing a manufactured homes sales lot in a vacant parcel that was
previously granted an entitlement to construct a mini -storage and offices. The proposed
project is consistent with the General Plan and Atascadero Municipal Code. Based on
the above analysis and incorporated conditions, staff believes that the findings for
approval of a Conditional Use Permit can be made.
ALTERNATIVES:
1. The Commission may recommend modifications to the project and/or conditions
of approval for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The Commission must specify the
reasons for denial of the project and make an associated finding with such
action.
ATTACHMENTS:
Attachment 1:
Location Map, General Plan, and Zoning
Attachment 2:
Aerial Photo
Attachment 3:
Proposed Site Plan
Attachment 4:
Proposed Signage
Attachment 5:
Notice of Determination
Attachment 6:
Draft Resolution PC 2011-0002
Attachment 1: Location Map, General Plan and Zoning
049-151-012
049-201 _OA4
49 201-014 049-151-011
049-151-044
Project Site z,
2850 El Camino Real
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Zoning: Commercial Park (CPK)
General Plan Designation: Commercial Park (CPK)
Attachment 2: Aerial Photo
WNW
Project Site
�� • ' . / 2850 ECR -
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Attachment 3: Proposed Site Plan
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\_______________________________________________E ______________-
777.
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ATTACHMENT 6: Notice of Determination
STATE CLEARINGHOUSE #: N/A
Applicant:
Michael Frederick, P.O. Box 573, Atascadero, CA 93423
Project Title:
(ENDORSED)
Project
FILE®
I
FEB 19 2003
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JULIE L. ROOEWALD COUNTY CLERK
Description:
CITY OF ATASCKV
NOTICE OF DETERMINATION
6500 Palma Avenue Atascadero, CA 93422 805.461.5035
To: ®
County Clerk, County of San Luis Obispo
From: Warren Frace, City of Atascadero
Subject Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code
STATE CLEARINGHOUSE #: N/A
Applicant:
Michael Frederick, P.O. Box 573, Atascadero, CA 93423
Project Title:
Conditional Use Permit 2001-0043; Mini -Storage Facility and Commercial Building
Project
2850 El Camino Real, Atascadero, CA 93422
Location:
(San Luis Obispo County) APN 049-201-021
Project
An application to construct 30,250 square -feet of commercial storage buildings designed for mini -
Description:
storage use, 2,450 square -feet of commercial office buildings, a parking lot and landscaping on a 1.5 -
acre vacant lot of record. The proposed project will require grading quantities of approximately 175
cubic yards of cut and 3025 cubic yards of fill. The project will require the removal of two native
trees. The proposed building site will pave a majority of the lot area which is gently sloped and occurs
as an infill project within a developed industrial area to the City of Atascadero. The project will gain
access from EI Camino Real and be visible from U.S. Highway 101.
General Plan Designation: General Commercial
Zoning District: Commercial Park
This is to certify that the City of Atascadero, the ® lead/a ❑ responsible agency approved the above-described project on January 18, 2002 and made
the following determinations:
I. The project ❑ will ® will not have a significant effect on the environment.
2. ❑ An Environmental Impact Report was prepared and certified for this project pursuant to the provisions of CEQA and reflects the
independent judgment of the Lead Agency.
❑ 4 Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent judgment of the
Lead Agency.
® A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent
judgment of the Lead Agency.
>. Mitigation measures ® were ❑ were not made a condition of the approval of the project.
4. A Statement of Overriding Considerations ❑ was ® was not adopted for this project.
5. Findings ® were ❑ were not made pursuant to the provisions of CEQA.
V. The location and custodian of the documents which comprise the record of proceedings for the Final EIR (with comments and responses) or
Mitigated Negative Declaration are specified as follows:
Cuyodio',O, lY -n:N. ' ommuniry Development Director
mm lopment Department, 6500 Palma.4venue, Atascadero, CA 934
Warren M. Frace, Comm nary Development Director Dat
FOh: CUP 2001-0 -2950 EC11 MND .F P-1 DIW 01n9M310. 97 AM
6500 PALMA AVENUE • ATASCADERO, CALIFORNIA 93422 • (805) 461-5035 • FAX 461-5036
ATTACHMENT 7: Draft Resolution PC 2011-0002
DRAFT RESOLUTION PC 2011-0002
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT 2001-0043
TO ALLOW A MANUFACUTRED HOMES SALES LOT WITHIN THE
COMMERICAL PARK ZONE
AT APN 049-201-048
(2850 El Camino Real / Fredrick)
WHEREAS, an application has been received from Applicant, Macy Homes, (2452
Alameda Avenue, Ventura, CA 93003) and Property Owner, Michael Fredrick (PO Box 573.,
Atascadero, CA 93423) to consider an amendment to an existing Conditional Use Permit (CUP
2001-0043); to establish a manufactured homes sales lot and,
WHEREAS, the site's General Plan Designation is Commercial Park (CPK); and,
WHEREAS, the site's Zoning is Commercial Park (CPK); and,
WHEREAS, a Conditional Use Permit is required to establish manufactured homes sales
lot within the Commercial Park zone; and,
WHEREAS, CUP 2001-0043 was previously approved on this site for an office and
mini -storage use; and,
WHEREAS, the proposed project is consistent with adopted Mitigated Negative
Declaration 2002-0040 for CUP 2001-0043; 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 Minor
Conditional Use Permit 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
Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on February 15, 2011, studied and considered the amendment to Conditional
Use Permit 2001-0043, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Consistency. The Planning Commission
finds as follows:
1. The proposed project is consistent with adopted Mitigated Negative Declaration 2002-
0040, thereby fulfilling the California Environmental Quality Act.
SECTION 2. Findings for approval of Minor Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance); and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on February 15, 2011 resolved to approve the amendment to Conditional Use
Permit 2001-0043 subject to the following:
EXHIBIT A:
EXHIBIT B:
EXHIBIT B-1
EXHIBIT C:
EXHIBIT D:
EXHIBIT E:
Conditions of Approval
Site Plan
Subsequent Phases
Landscape Plan
Signage Plan
Original CUP 2001-0043
On motion by Commissioner , and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
David Bentz
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Conditions of Approval
(PLN 2011-1392/CUP 2001-0043)
Conditions Of Approval
Timing
Responsibility
Mitigation
PLN-2011-1392/CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
Planning Department Standard Conditions
1. This amendment to Conditional Use Permit 2001-0043 shall be
Ongoing
PS
for a manufactured homes sales lot described on the attached
exhibits (B,C, D) and located on parcel 049-201-008 regardless
of owner.
2. The approval of this use permit shall become final and effective
Ongoing
PS
for the purposes of issuing building permits fourteen (14) days
following the Planning Commission approval unless prior to the
time, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the
BP/FM
PS, CE
authority to approve the following minor changes to the project
that (1) modify the site plan project by less than 10%, (2) result
in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Master
Plan of Development. The Planning Commission shall have the
final authority to approve any other changes to the Master Plan
of Development unless appealed to the City Council.
4. Approval of this Conditional Use Permit shall be valid for twenty-
BP/FM
PS
four (24) months after its effective date. At the end of the
period, the approval shall expire and become null and void
unless the project has received a building permit.
5. The applicant shall defend, indemnify, and hold harmless the
Ongoing
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by
the City, or any of its entities, concerning the subdivision.
Planning Department Specific Conditions
6. All previous Conditions of Approval adopted with CUP 2001-
Ongoing
PS
0043 and the Mitigated Negative Declaration are herby
incorporated by reference.
a) The following uses on the site plan CUP 2001-0043 shall
be allowed as subsequent phases to the sales lot:
Phase 3) 4,000 sf Office Buildings
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2011-1392 /CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Atlomey
Phase 4) 30,250 sf mini -storage.
7. The sales office unit include the following architecture upgrades:
BP
PS
a) Full 360' foundation skirting with architectural quality
material.
b) Decorative Canvas Awnings on windows and doors facing
the parking area.
c) Landscape front and sides.
d) Screening of wall mounted a/c unit.
e) Repaint the Sales Office to an earthtone color(s) as
approved by staff.
8. A minimum 40 -foot of paved driveway is required from the
driveway approach at EI Camino Real.
9. All roof mounted equipment shall be screened from public view.
BP
PS
10. A trash storage enclosure is required for all trash bins and
BP
PS
recycling bins. The enclosure shall be covered and consist of
either wood or masonry material.
11. The applicant shall submit a landscaping plan with irrigation
BP
PS
plan consistent with the landscape concept plan in exhibit D
12. .The applicant shall submit a sign permit with signage consistent
BP
PS
with exhibit C.
Building Division Conditions
13. Provide an accessible path of travel from the proposed sales
BP, FI
BS
office to any model units that are used as "model homes" to be
toured by the public.
14. The accessible path of travel will be relocated so it doesn't cross
behind the handicapped parking spaces.
15. Building plan submittal must show all electrical modifications to
BP, FI
BS
the Sales Office.
16. Fire sprinklers will be required in the Sales Office.
BP, FI
BS
Public Works Project Conditions
City Engineer Project Conditions
Conditions of Approval
Timing
Responsibility
Mitigation
PLN -2011-1392 /CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Atlomey
17. The accessible path of travel shall not be located behind parked
GP, BP
CE
vehicles.
18. A 4 -foot wide, 2% cross slope walkway behind the drive
GP, BP
CE
approach is required.
19. Connect the proposed sales office to its own sewer lateral.
GP, BP
CE
20. Move the backflow valve and cleanout out of the right of way
GP, BP
CE
and onto the subject property
City Engineer Standard Conditions
21. Drainage easements shall be obtained by the applicant as
GP, BP
CE
needed to accommodate both public and private drainage
facilities.
22. Prior to the issuance of building permits the applicant shall
GP, BP
CE
submit plans and supporting calculations/reports including street
improvements, underground utilities, composite utilities, and
grading/drainage plans prepared by a registered civil engineer
for review and approval by the City Engineer.
23. Prior to the issuance of building permits the applicant shall
GP, BP
CE
submit calculations to support the design of any structures or
pipes. Closed conduits shall be designed to convey the 10 -year
flow with gravity flow, the 25 -year flow with head, and provide
safe conveyance for the 100 -year overflow.
24. Prior to the issuance of building permits the applicant shall
GP, BP
CE
provide for the detention and metering out of developed storm
runoff so that it is equal to or less than undeveloped storm
runoff.
25. Drainage basins shall be designed to desilt, detain and meter
GP, BP
CE
storm flows as well as release them to natural runoff locations.
26. A mechanism for funding and maintenance of the storm drain
GP, BP
CE
facilities shall be provided.
27. Prior to the issuance of building permits the applicant shall show
GP, BP
CE
the method of dispersal at all pipe outlets. Include specifications
for size & type.
28. Prior to the issuance of building permits the applicant shall show
GP, BP
CE
method of conduct to approved off-site drainage facilities.
29. Concentrated drainage from off-site areas shall be conveyed
GP, BP
CE
across the project site in drainage easements. Acquire drainage
easements where needed. Drainage shall cross lot lines only
where a drainage easement has been provided. If drainage
Conditions Of Approval
Timing
Responsibility
Mitigation
PLN -2011-1392 /CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Atlomey
easement cannot be obtained the storm water release must
follow the exact historic path, rate and velocity as prior to the
subdivision.
30. Applicant shall submit erosion control plans and a Storm Water
GP, BP
CE
Pollution Prevention Plan (SWPPP). The Regional Water
Quality Control Board shall approve the SWPPP.
31. All public improvements shall be constructed in conformance
GP, BP
CE
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer
32. All utilities shall be undergrounded on project frontage
GP, BP
CE
33. A mechanism must be provided to fund the maintenance of all
GP, BP
CE
sewer mains throughout the project area. The developer shall
establish a benefit maintenance assessment district, or similar
funding mechanism, approved by the City, to provide sufficient
funds, on an annual basis, to pay for the maintenance activities
on the sewer mainline and related facilities within the project
area.
34. All onsite sewer mains shall be privately owned and maintained.
FM
CE
35. Drainage piping serving fixtures which have flood level rims
BP
CE
located below the elevation of the next upstream manhole cover
of the public or private sewer serving such drainage piping shall
be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not
discharge through the backwater valve.
EXHIBIT B: Site Plan
(PLN 2011-13912/CUP 2001-0043)
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EXHIBIT D: Signage Plan
(PLN 2011-13912/CUP 2001-0043)
Exhibit E: Original CUP Approval (PLN 2011-13912/CUP 2001-0043)
FINAL
RESOLUTION NO. PC 2003-0008
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO APPROVING CONDITIONAL USE PERMIT 2001-0043 A REQUEST
BY MICHAEL FREDERICK TO CONSTRUCT A 30,250 +/- SQUARE -FOOT
COMMERCIAL STORAGE CENTER, AND A 2,450 AND 1,550 SQUARE -FOOT
COMMERCIAL OFFICE BUILDING, PARKING LOT, LANDSCAPING, AND
UTILITIES IN THE COMMERCIAL PARK ZONING DISTRICT.
(2850 El Camino Real, Atascadero, 93422, APN'S 049-201-021 & 010, Project
Representative: Joe Elkins)
WHEREAS, an application has been received from Michael Frederick, P.O. Box 573,
Atascadero, CA 93423 (Property Owner and Applicant), to consider Conditional Use Permit
2001-0043, allowing the construction of an approximately 30,250 square -foot commercial
storage building and a 2,450 and 1,550 square -foot commercial office building at 2850 El
Camino Real, Atascadero, 93422, APN 049-201-021 & 049-201-010; and,
WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2002-0040 were
prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the Planning Commission of the City of Atascadero held a public hearing
following the close of the review period for the Initial Study and Draft Mitigated Negative
Declaration to consider its adequacy; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1. Certification of Miti!ated Negative Declaration. The Planning Commission of
the City of Atascadero, hereby certifies Mitigated Negative Declaration 2002-0040 based on the
following findings:
1. The Mitigated Negative Declaration has been completed in compliance with
requirements of the California Environmental Quality Act; and,
2. The project does not have the potential to degrade the environment, when
mitigation measures are implemented; and,
3. The project will not achieve short-term to the disadvantage of long-term
environmental goals, when mitigation measures are implemented; and,
4. The project does not have impacts which are individually limited, but
cumulatively considerable, when mitigation measures are implemented; and,
5. The project will not cause substantial adverse effects on human beings either
directly or indirectly, when mitigation measures are implemented.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission
finds as follows:
1. The proposed project is consistent with the General Plan; and,
2. The proposed project satisfies all applicable provisions of the Zoning Ordinance;
and,
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in this particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use; and,
4. The proposed project will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and,
5. The proposed project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from the full development in
accordance with the Land Use Element.
SECTION 3. Findings for Approval of Native Tree Removal
The multi -trunk 24 -inch live oak tree is obstructing proposed improvements that cannot
be reasonably designed to avoid the need for tree removal, as certified by a report from the site
planner and determined by the Community Development Department based on the following
factors:
a. Early consultation with the City,
b. Consideration of practical design alternatives,
c. Provision of cost comparisons (from applicant) for practical design alternatives,
d. Saving the tree eliminates all reasonable use of the property, or
e. Saving the tree requires the removal of more desirable trees.
BE IT FURTHER RESOLVED, that the Planning Commission does hereby approve
Conditional Use Permit 2001-0043 allowing the construction of approximately 30,250 square -
foot commercial storage buildings, a 2,450 and 1,550 square -foot commercial office building,
parking lot, landscaping, and utilities at 2850 El Camino Real, Atascadero, 93422, APN 049-
201-021 & 049-201-010; and, consistent with the following Exhibits:
EXHIBIT A:
Conditions of Approval
EXHIBIT B:
Site Plan
EXHIBIT C:
Landscape Plan
EXHIBIT D:
Landscape Plan
EXHIBIT E:
Elevations
EXHIBIT F:
Color and Materials Board
EXHIBIT G:
Trash Enclosure
EXHIBIT H:
Grading and Drainage Plan
On motion by Commissioner Kelley, and seconded by Commissioner Eddings the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Chairman Bentz, Commissioners Eddings, Kelley, and Porter (4)
NOES: Commissioners Jones, and Fonzi (2)
ABSENT: None (0)
ABSTAIN: None (0)
ADOPTED: January 21, 2003
CITY OF ATASCADERO, CA
David Bentz, Planning Commission Chairperson
Attest:
Warren Frace
Community Development Director
EXHIBIT A: Conditions of Approval
Final PC Resolution 2003-0008
CUP 2001-0043
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
Commercial Storage Center
FI: Final Inspection
TO: TemporaryOccupancy
CE: City Engineer
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
Planning Services Standard Conditions
1. The approval of this use permit shall become final and
BP
PS
effective for the purposes of issuing building permits,
provided the required conditions of approval have been
satisfied, fourteen (14) days following the Planning
Commission approval unless prior to the time, an appeal to
the decision is filed as set forth in Section 9-1.111(b) of the
Zoning Ordinance.
2. Approval of this Conditional Use Permit shall be valid for
BP
PS
twelve (12) months after its effective date. At the end of the
period, the approval shall expire and become null and void
unless the applicant has received a building permit or
applied for an extension of entitlement.
3. The granting of this Conditional Use Permit shall apply to
Ongoing
PS
APN 049-201-021 & 049-201-010, regardless of owner.
4. The Community Development Department shall have the
BP
PS
authority to approve minor changes to the project that (1)
increase the square footage of the project by less than 10%,
(2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive
to the Conditional Use Permit.
Project Conditions
5. All exterior lighting shall consist of decorative full cut off
BP/FO
PS
1.113
(shoebox) lighting fixtures with flat or recessed lens. Parking
lot lights will be shielded to prevent off site glare. Building
wall-pac lights are not permitted.
6. Two bicycle storage racks shall be provided for the
BP/FO
PS
3.C.
commercial site. The bike racks shall be located in a
convenient and secure location.
7. A reciprocal access, utility, and parking easement shall be
BP
PS
recorded for the site.
8. All roof mounted equipment shall be screened from public
Ongoing
PS
view
9. All electrical meters and utility equipment shall be painted to
BP/FO
PS
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
Commercial Storage Center
FI: Final Inspection
TO: TemporaryOccupancy
CE: City Engineer
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
match the building and screened with landscaping.
10. The landscape plan for the U.S. Highway 101 corridor shall
FO
PS
conform to the CalTrans / City of Atascadero landscape
encroachment template. The applicant shall receive the
proper permits from Caltrans prior to installing the plant
material.
11. The applicant shall apply for and receive approval of an
Prior to
PS
Administrative Use Permit for a Master Sign Program for site
signage on
signage.
the site
Building/Safety/Fire Marshall Conditions
12. Plans and Construction shall be in conformance with the
2001 California Building Code, 2001 California Mechanical
Code, 2001 California Plumbing Code, 2000 California
Electrical Code, 2001 California Fire Code, 2001 Model
Energy Code and the Atascadero Municipal Code
City Engineer Project Conditions
13. This project will connect to the existing storm drain that
drains on to the site as shown on the plans. The flow will be
allowed to continue to flow through the site to the Caltrans
right-of-way.
14. No Building or structures shall be constructed over the storm
drain as shown on the plans. The plans will be revised to
allow for access and maintenance over the entire storm
drain crossing the site
15. The easement recently granted to the adjoining property to
the north will be show on the construction documents. The
plans shall be designed to allow the construction of the
proposed
16. The applicant shall provide the City with written approval of
the encroachment and the drainage calculations of the storm
drain in the CalTrans right-of-way.
17. Drainage calculations are required per Section 5 of
Atascadero Engineering Standards. Submit calculations to
support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10 -year flow with
gravity flow, the 25 -year flow with head, and provide safe
conveyance for the 100 year overflow
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
Commercial Storage Center
FI: Final Inspection
TO: TemporaryOccupancy
CE: City Engineer
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
18. Obtain approval by the City Engineer of the grading &
drainage plan and the storm drain design & facilities
19. Show the method of dispersal at all pipe outlets. Include
specifications for size & type.
20. A 15 -foot public drainage easement will be granted to the
City for the storm drain prior to the issuance of a building
permit.
Public Improvements
21. Full frontage improvements are required with this
development. These include curb, gutter, sidewalk and pave
out. Transitions for drainage, public pedestrian access and
road widening, on both ends of the property on EI Camino
Real, shall be per City standards. Public Improvement plans
shall be submitted detailing the design. A Licensed Civil
Engineer will sign the plans
22. All public improvements shall be constructed in conformance
with the City of Atascadero Engineering Department
Standard Specifications and Drawings or as directed by the
City Engineer.
Wastewater
23. The sewer main in EI Camino Real is not yet constructed. A
City project has started to construct the main. The buildings
on the site will not be occupied until the system is completed
24. This project shall connect to City sewer. The design and
construction of the connection shall follow all City standards.
All fees and reimbursements shall be paid at the time of
permit issuance. Applicant shall pay sewer extension
(annexation) fees upon issuance of building permit. Sewer
Connection and Reimbursement fees shall be payable upon
actual connection of the buildings to the public sewer
system.
25. A backflow protection device shall be on all connections, as
shown on the project plans
26. Drainage piping serving fixtures which have flood level rims
located below the elevation of the next upstream manhole
cover of the public sewer serving such drainage piping shall
be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such
elevation shall not discharge through the backwater valve
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
GP: Grading Permit
BS: Building Services
FD: Fire Department
BP: Building Permit
PD: Police Department
Commercial Storage Center
FI: Final Inspection
TO: TemporaryOccupancy
CE: City Engineer
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
On -Site Circulation
27. An easement for access across the front parcel to the rear
parcel shall be granted if the parcels are under different
ownership.
City Engineer Standard Conditions
28. The applicant shall enter into a Plan Check & Inspection
BP
CE
agreement with the City
29. The applicant shall be responsible for the protection,
relocation and/or alteration of existing utilities.
30. The applicant shall install all new utilities (water, gas,
electric, cable TV and telephone) underground.
31. The applicant shall monument all property corners for
construction control and shall promptly replace them if
disturbed.
32. Prior to issuance of building permits, the applicant shall
submit a grading and drainage plan with a separate sheet(s)
devoted to sedimentation and erosion control, prepared
by a registered civil engineer for review and approval by the
City Engineer.
33. Prior to the final inspection, all outstanding plan check and
inspection fees shall be paid.
34. Prior to the final inspection, the applicant shall submit a
written statement from a registered civil engineer that all
work has been completed and is in full compliance with the
approved plans and the Uniform Building Code (UBC).
35. Prior to the issuance of building permits, the applicant shall
submit plans showing the water distribution facilities required to
serve the project for review and approval by the Atascadero
Mutual Water Company.
36. The plans shall show all facilities required for fire protection.
The plans shall show all cross -connection devices required to
isolate the fire protection and landscape irrigation systems from
the domestic water system. Prior to approval of the water
system plans by Atascadero Mutual Water Company, the
applicant shall pay all installation and connection fees required
by the Atascadero Mutual Water Company
Conditions of Approval / Mitigation Monitoring Program
Timing
Responsibility
Mitigation
CUP 2001-0043
/Monitoring
Measure
PS: Planning Services
2850 EI Camino Real
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
Commercial Storage Center
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
37. Prior to the issuance of building permits, the applicant shall
obtain a "Will Serve" letter from the Atascadero Mutual Water
Company.
38. All water distribution facilities shall be constructed in
conformance with Atascadero Mutual Water Company
standards, policies and approved procedures. All cross-
connection devices shall be constructed in conformance with
AWWA and Department of Health Services standards.
EXHIBIT B: Site Plan
Final Resolution PC 2003-0008
CUP 2001-0042
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EXHIBIT C: Landscape Plan
Final Resolution PC 2001-052
CUP 2001-0042
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EXHIBIT D: Landscape Plan
Final Resolution PC 2003-0008
CUP 2001-0042
PLANT LIST
PERENIALS:
Cletus ealvlifollue / Sageleaf Rockroee
TYPE
QUANTITY /
i
SIZE
15 -1 gal
Lavandula angustifolla / Lavender
TREES:
Cedrue deodars / Pardor Cedar
17-15 gal
Plalanus racemosa / California Sycamore
6-150.1
Quercus agrifolia / Coast Live Oak
9 -15 gal
GEAIEIdjFivS
SHRILLS:
/)1
Arctoetaphyloe *Howard McMinn' / Manzanita
46 - t gal
Ceanothue 'Dark Star / Dark Star Ceanothus
19-1 gal
1--- '"
Cercls occidentalle / Weetern Redbud
11-150.1
GROUNDCOVER
Rosemarinus'Ken Taylor/ Roeemary Groundcover
200 -1 gal
PERENIALS:
Cletus ealvlifollue / Sageleaf Rockroee
15-1 gal
Erigeron karvineklanue / Santa Barabara Dalry
25 -1 gal
Hellctotrlchon eempervirene / Blue Oat Grass
15 -1 gal
Lavandula angustifolla / Lavender
20 -1 gal
`- GG�Mr-15 e -IA L�
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EXHIBIT E: Architectural Elevations
Final Resolution PC 2003-0008
CUP 2001-0042
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EXHIBIT F: Color and Material Board
Final Resolution PC 2003-0008
CUP 2001-0042
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EXHIBIT H: Grading and Drainage Plan
Final Resolution PC 2003-0008
CUP 2001-0042
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