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HomeMy WebLinkAboutPC_2009-09-01_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, September 1, 2009 — 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Jack Vice Chairperson Moreno Commissioner Bentz Commissioner Colamarino Commissioner Schmidt Commissioner Sturtevant Commissioner Ward 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) 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON AUGUST 4, 2009. City of Atascadero Planning Commission Agenda Regular Meeting, September 1, 2009 Page 2 of 4 2. APPROVAL OF TIME EXTENSION FOR CUP 2005-0157 FOR 1155 EL CAMINO REAL (WEHN GROUP, LLC/EDA) COMMUNITY DEVELOPMENT STAFF REPORTS None 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 2009-1328, HOUSING ELEMENT UPDATE Applicant: City of Atascadero, 6907 EI Camino Real, Atascadero, CA 93422 Project Title: PLN 2009-1328, 2009 Housing Element Update Project Location: Citywide, Atascadero, CA 93422, (San Luis Obispo County) Project Description: The project consists of amendments to the 2009 Housing Element Update. The purpose of this public hearing is for the Planning Commission to take public testimony on the proposed amendment and formulate a recommendation to the City Council. The Planning Commission will consider a draft of the 2009 Housing Element Update and provide the public an opportunity to make comments. Staff and the City's Consultant will present information on the following: • Housing Element Update Process • Regional Housing Needs Allocation • New State Laws affecting Housing Element Content • Review Draft Housing Element Proposed The California Environmental Quality Act (CEQA) (Section 15061.(3) Review for Environmental Exemption) exempts activities which are covered by the general rule that CEQA Determination: applies only to projects which have the potential for causing a significant effect on the environment. City of Atascadero Planning Commission Agenda COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT Regular Meeting, September 1, 2009 Page 3 of 4 The next regular meeting of the Planning Commission is scheduled for September 15, 2009, 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, September 1, 2009 Page 4 of 4 City of Atascadero WELCOME TO THE ATASCADERO 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: 1 DATE: 9-1-09 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting - Tuesday, August 4, 2009 — 7:00 P.M. City Hall Council Chambers 6907 EI Camino Real, Atascadero, California CALL TO ORDER - 7:00 p.m. Chairperson Jack called the meeting to order at 7:00 p.m. and Commissioner Schmidt led the Pledge of Allegiance. ROLL CALL Present: Chairperson Jack, Vice Chairperson Moreno, Commissioners Bentz, Colamarino, Schmidt, Sturtevant, and Ward Absent: None Others Present: Recording Secretary Annette Manier Staff Present: Community Development Director Warren Frace, Deputy Director of Public Works/Engineering David Athey, and Associate Planner Callie Taylor. APPROVAL OF AGENDA MOTION: By Commissioner Bentz and seconded by Vice Chairperson Moreno to approve the agenda. Motion passed 6:0 by a roll -call vote. (Schmidt abstained) PC Draft Minutes of 08/04/09 Page 1 of 4 PUBLIC COMMENT - None Chairperson Jack closed the Public Comment period. PLANNING COMMISSION BUSINESS - None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON JUNE 16, 2009. 2. APPROVAL OF MINUTES OF THE SPECIAL JOINT MEETING ON THE HOUSING ELEMENT UPDATE ON JUNE 16, 2009. MOTION: By Commissioner Bentz and seconded by Commissioner Sturtevant to approve the Consent Calendar. Motion passed 7:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS 3. PLN 2009-1334, TREE REMOVAL PERMIT FOR 9305 PISMO AVE. Property owner: City of Atascadero, 6907 EI Camino Real, Atascadero, CA 93422 Certified Arborist: A&T Arborists, PO Box 1311, Templeton, CA 93465 Project Title: PLN 2009-1334 / Tree Removal Permit 2009-0132 Project Location: 9305 Pismo Ave., Atascadero, CA 93422 APN 031-362-003 (San Luis Obispo County) Project Description: A request to remove two (2) valley oaks and two (2) black walnuts totaling 76 inches DBH to assist renovations to the Atascadero Zoo entrance and general facilities. Associate Planner Callie Taylor gave the staff report. Associate Planner Callie Taylor and Deputy Director of Public Works/Engineering David Athey answered questions from the Commission. PUBLIC COMMENT Steven Alvarez, 1565 EI Camino Real, A&T Arborists, explained that he developed the tree protection plan and answered questions from the Commission regarding the removal of the trees in regards to the proposed improvements at the zoo. PC Draft Minutes of 08/04/09 Page 2 of 4 Chairperson Jack closed the Public Comment period. MOTION: By Commissioner Bentz and seconded by Commissioner Ward to adopt PC Resolution 2009-0026 to allow the removal of 4 native trees for a total of 76" DBH. Motion passed 7:0 by a roll -call vote. 4. SOLAR POWER FINANCING PROGRAM STAFF PRESENTATION Community Development Director Warren Frace explained that this was put on the agenda at the request of the Planning Commission. The Planning Department staff, specifically Associate Planner Callie Taylor, has been working on this project, so he turned the presentation over to Callie who explained how the voluntary program would work. Associate Planner Callie Taylor explained that there is a national push for renewable energy, and Atascadero is in a good location for solar power because of our warmer climate. AB 811 is a clean energy financing program which would provide funding for property owners to install solar systems and other energy efficiency retrofits. The program will use municipals bonds through an assessment district and property owners can join voluntarily. She explained how the process would work if the City moves forward with it. On May 26, 2009, the Atascadero City Council adopted a resolution to create a clean energy program. The City is looking for a consultant to create and administer a self funding program so that the program does not create additional costs which would be incurred by the City. A request for proposals was sent out in June and responses are currently being reviewed. Commissioners asked a lot of questions, had a good deal of discussion, and asked for clarification on many different topics related to the program. Community Development Director Warren Frace and Associate Planner Callie Taylor answered questions of the Commission. PUBLIC HEARINGS - None COMMISSIONER COMMENTS AND REPORTS Commissioner Schmidt asked about oak trees on Traffic Way and stated that several trees have died and have been removed. Community Development Director Warren Frace explained that the City was forced to complete the work because the developer failed to complete it. The City did not have standard maintenance bonds to get the landscaping completed. There is no short term plan to replant the trees. It may be possible, however, to do replanting through the Native Tree Mitigation Program and use this site as a native tree replanting site. PC Draft Minutes of 08/04/09 Page 3 of 4 Commissioner Schmidt complained about phone books being left on the side of the road, and asked if the City could do anything about it. Community Development Director Warren Frace will do some research and talk to Code Enforcement. Vice Chairperson Moreno asked about the policy for AGP Video and asked for clarification. Community Development Director Warren Frace said the policy hasn't changed. Staff makes recommendations to broadcast meetings depending on the contents of the agenda. DIRECTOR'S REPORT • Community Development Director Warren Frace announced that the next meeting is scheduled for August 18, 2009, and the Commission will be making a recommendation to City Council on the draft Housing Element as well as reviewing a Zoning Code Text Amendment. • The Colony Square project is moving forward with Galaxy Theatres as the new operator. The property owners and Galaxy Theatres are in the process of working out their agreements and financing. • The plans for the historic City Hall building (6500 Palma Ave.) came in on August 4, 2009. The construction will be in three phases; Phase 1 — deconstruction, Phase 2 and Phase 3 - reconstruction. By the time reconstruction begins, the City hopes to have the FEMA financing settled. • Commissioner Ward stated that he was at a Historical Society meeting and noticed the CCC crew has cleared the overgrowth in Atascadero Creek and invites anyone to go back there and see how nice it looks. Having said that, 2 months ago, he sent an email to City Council with digital photographs about a property off of EI Camino Real opposite Miners Hardware that needs attention. ADJOURNMENT - 8:16 p.m. The next regular meeting of the Planning Commission is scheduled for August 18, 2009, at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero. MINUTES PREPARD BY Annette Manier, Recording Secretary Il Cityhalllcdvlpmnh- PC MinuteslPC Minutes 091PC Draft Minutes 08 04 09.doc PC Draft Minutes of 08/04/09 Page 4 of 4 ITEM NUMBER: 2 DATE: 9-1-09 Atascadero Planning Commission Staff Report — Community Development Department Warren Frace, Community Development Director, 470-3402, wfrace@atascadero.org CUP 2005-0157 Time Extension 1155 EI Camino Real (Wehn Group, LLC / EDA) SUBJECT: Consideration of a one-year Time Extension for Conditional Use Permit 2005-0157. RECOMMENDATION: Staff Recommends: Adopt PC Resolution 2009-0028 to allow a one-year time extension for a Master Plan of Development (CUP 2005-0157) to establish a 62 -unit Planned Development at the subject address. SITUATION AND FACTS: 1. Property Owner: Wehn Group, LLC 934 Sycamore Canyon Road Paso Robles, CA 93446 2. Project Address: 1155 EI Camino Real, Atascadero, CA 93422 APN: 049-042-018 3. General Plan Designation: High Density Residential (HDR) 4. Zoning District: Residential Multi -Family (RMF -16) 5. Site Area: 5.54 acres 6. Existing Use: Vacant 7. Environmental Status: Certified Mitigated Negative Declaration 2005-0028 DISCUSSION: Background: On August 9, 2005, the Atascadero City Council approved a Tentative Tract Map 2005- 0067 and Master Plan of Development (CUP 2005-0157) to construct a 62 unit Planned Development along EI Camino Real. On August 30, 2006, an Administrative Time Extension was approved by the Community Development Director to allow a one-year time extension for the Conditional Use Permit (Master Plan of Development). The applicant applied for and was granted additional time extensions in 2007 and 2008. The time extensions in 2007 and 2008 were combined with the Tentative Tract Map (TTM 2005-0067). Analysis. The Atascadero Municipal Code mandates an initial one-year life of Conditional Use Permits (Master Plan of Developments). The Municipal Code allows the City to extend the life of the Conditional Use Permit by one-year through an administrative approval process. Subsequent one-year time extensions require Planning Commission approval. The application for a Time Extension shall be filed prior to the expiration date. The Planning Commission has the discretion on whether they want to extend the life of the CUP, or they can defer the decision to the City Council. The Planning Commission may add or modify any conditions of approval, prior to granting the extension of the Conditional Use Permit, to ensure the project remains consistent with updated ordinances and policies. Staff is not recommending any modifications with this time extension. Map History: Approval Expiration Original Approval August 9, 2005 August 9, 2006 Administrative Time Extension August 9, 2006 August 9, 2007 Second Extension August 9, 2007 August 9, 2008 Third Extension August 9, 2008 August 9, 2009 Fourth Extension August 9, 2009 August 9, 2010 (Application Filed July 30, 2009) CONCLUSION: The City Council found the proposed Tentative Tract Map and Master Plan of Development, as conditioned, consistent with the 2002 General Plan and Zoning Ordinance and the lot configurations are consistent with the requirements of the Subdivision Ordinance. Staff recommends the Planning Commission approve the 4th Time Extension as requested. ALTERNATIVES: 1. The Commission may approve the 4th Time Extension subject to additional or revised project conditions. 2. The Commission may deny the 4th Time Extension if it is found to be inconsistent with the General Plan or any of the other required findings. The Commission's motion to deny must include a finding basis for denial. 3. The Commission may continue the hearing and refer the item back to staff for additional information or analysis. Direction should be given to staff and the applicant on required information. ATTACHMENTS: Attachment 1 -- Location Map (General Plan & Zoning) Attachment 2 — CUP 2005-0157 Attachment 3 — Conditions of Approval Attachment 4 — Draft Resolution 2009-0028 ATTACHMENT 1: Location Map (General Plan / Zoning) 1155 EI Camino Real Zoning District: Residential Multi Family (RMF -16) Land Use Designation: High Density Residential (HDR) ATTACHMENT 2: CUP 2005-0157 1155 EI Camino Real LRECEIVED ZCH 2005-0099MAR ;2005 CUP 2005-0157 TTM 2005-0067 UNITY DEVELOPMENT :rr i PFSfF'' it Ir II F - I�t! it$ir� t r° ! e Pr. •F i � [ � IFF 1 111 � I r ��' ' I II=S P:PI,Irr = j °=I 6lI1 rr 1 Fl Tyre ; eyyrF$:° Lu r LUgIz r. F 1 r, 1 I i$ 7IIrl ii$I3Is8i$oP Lu H 0 �� iQfQQQQQQ } CEI �G� iIQQOff I�GOEiI�� E�9E I BeE� IQ Ell 11111 IO�L�I�L�6C�111 '�iQl➢If1i11QQQQQ11111 1111QIpICQIICll00111 G56C �t~��66�fQQf �7C:�CG:�G66�666�a6k� 66C66000GGG611ii ESE@I:Illi l :rr i PFSfF'' it Ir II F - I�t! it$ir� t r° ! e Pr. •F i � [ � IFF 1 111 � I r ��' ' I II=S P:PI,Irr = j °=I 6lI1 rr 1 Fl Tyre ; eyyrF$:° s[ j1f 1� P y1 €1r4 M01-�rF�� �1Fgf �e [ Ittsllr�� I,f �rF1 ill111l1 F$ 1! [II$ °$ , [ 'j�€3 ilF 1 r.t;IFS [I P I I.P P 1 F 1�prI rt r. F 1 r, 3 Fr�lil1r[I/[ F gg I F 1 1! P r l 11[ �'f4�4[I ���1 rlpe $$ i rl1`i1ki; I[ r�P [IFp1f=$$!F I i$ 7IIrl ii$I3Is8i$oP ATTACHMENT 3: Conditions of Approval/Mitigation Monitoring Program CUP 2005-0157 RESOLUTION B A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2005-0157 (MASTER PLAN OF DEVELOPMENT) ON APN 049-042-018 (1155 El Camino Real/Wehn Group LLC) WHEREAS, an application has been received from Wehn Group LLC (934 Sycamore Canyon, Paso Robles, CA 93446) Applicant and Property Owner, to consider a project consisting of a Zone Change from RMF -16 (Residential Multi -family -16) to RMF -16/ PD26 (Residential Multi -Family -16 with a Planned Development Overlay 26) with corresponding Master Plan of Development and Vesting Tentative Tract Map on a 5.47 -acre site located at 1155 El Camino Real,(APN 049-042-018); and, WHEREAS, the site's General Plan Designation is HDR (High Density Residential); and, WHEREAS, the Planning Commission has recommended that the site's Zoning District be changed from RMF -16 (Residential Multi -Family -16) to RMF -16 with PD26 (Residential Multi -Family -16 with a Planned Development Overlay 26); and, WHEREAS, the PD -26 Overlay District requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use Permit; and, WHEREAS, an Initial Study and Draft Mitigated Negative Declaration 2005-0028 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 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 Zone Change 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 Master Plan of Development; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on July 19, 2005 studied and considered the Conditional Use Permit 2005- 0157 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing held on August 9, 2005, studied and considered Conditional Use Permit 2005-0157 (Master Plan of Development), after first studying and considering the Proposed Mitigated Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Conditional Use Permit. The City Council 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) including provisions of the PD -26 Overlay Zone; 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. The proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. 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. 6. The Master Plan of Development standards or processing requirements will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area; and 7. Benefits derived from the Master Plan of Development and Custom PD overlay zone cannot be reasonably achieved through existing development standards or processing requirements; and, 8. The proposed project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties; and, 9. The modified height will not exceed the lifesaving equipment capabilities of the Fire Department SECTION 2. Findings for Approval of Tree Removal. The City Council finds as follows: 1. The trees are 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: ■ Early consultation with the City; ■ Consideration of practical design alternatives; ■ Provision of cost comparisons (from applicant) for practical design alternatives; ■ If saving tree eliminates all reasonable uses of the property; or ■ If saving the tree requires the removal of more desirable trees. SECTION 3. Approval. The City Council of the City of Atascadero, in a regular session assembled on August 9, 2005 resolved to approve Conditional Use Permit 2005-0157 (Master Plan of Development) and Tree Removal Permit subject to the following: EXHIBIT A: Conditions of approval / Mitigation Monitoring Program EXHIBIT B: Master Plan of Development EXHIBIT C: Floor Plan A EXHIBIT D: Floor Plan A Sections and Elevations EXHIBIT E: Floor Plan B EXHIBIT F: Floor Plan B Sections and Elevations EXHIBIT G: Floor Plan C EXHIBIT H: Floor Plan C Sections and Elevations EXHIBIT I: Project Site Sections and Entry EXHIBIT J: Preliminary Landscape Plan EXHIBIT K: Tree Protection Plan EXBIBIT L: Grading, Drainage and Utility Plan (2 sheets) On motion by Council Member and seconded by Council Member , the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: NOES: ABSENT: ADOPTED: CITY OF ATASCADERO M. Wendy Scalise, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Patrick Enright, City Attorney EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program Planned Development -26 /CUP 2005-0157/ZCH 2005-0101/TTM 2005-0067 Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-0101, CUP 2005-0157, TTM 2005-0067 TO: Temporary occupancy WW: Wastewater CA: City Attorney FO: Final Occupancy Planning Services 1. The approval of this zone change and use permit shall become final and FM PS effective 30 -days following City Council approval. 2. The approval of this use permit shall become final and effective for the FM PS purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2005-0099 and ZCH 2005-0101 upon second reading, unless prior to that 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 authority to approve BP/FM PS, CE 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. Any other changes to the Master Plan of Development shall be subject to City Council approval. Any associated Tentative Maps unless shall be subject to Planning Commission approval. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) months BP/FM PS 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 City of Ongoing PS 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 6. All subsequent Tentative Map and construction permits shall be consistent BP/FM PS, CE with the Master Plan of Development contained herein. 7. All exterior elevations, finish materials and colors shall be consistent with the BP PS Master Plan of Development as shown in EXHIBIT B, D, F and H with the following modifications: ■ All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance. ■ Stucco siding shall be smooth troweled or light sand finish. • Roofs shall be architectural grade dimensional Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy shingles. 8. All site development shall comply with the standards of the Planned BP PS, BS Development 26 Overlay District. 9. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, CE Master Plan of Development as shown in EXHIBIT B and L., with the following modifications: ■ Where feasible and as approved by the fire department, looped streets or portions thereof shall be designed as on -way streets. ■ Should the width of pavement decrease around the proposed neighborhood park, sidewalks shall be provided around the open space area. ■ The applicant shall work with staff to maximize pedestrian connections throughout the project with additional sidewalks where feasible, the inclusion of speed tables, and crosswalks. 10. All project fencing shall be installed consistent with EXHIBIT B, I and J subject GP/BP PS to the following modifications: • Fencing material and treatment shall comply with the PD26 standards. ■ Final fence location shall be subject to staff approval. 11. Final selection of colors and materials shall be subject to staff approval. GP/BP PS 12. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT J, and as follows: ■ All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material. ■ All areas shown on the landscape plan shall be landscaped by the developer prior to the final of any single building permit on-site. ■ Final tree list shall be submitted with building permits, subject to staff approval. ■ Street and open space trees shall be minimum 15 -gallon size and double staked. ■ Front yard areas shall be landscaped with drought tolerant species, subject to staff approval. ■ Outdoor furniture shall be included on the improvement plans and shall be maintained by the homeowners association, subject to staff approval. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy ■ Oak trees shall be incorporated in to the detention basin landscaping. 13. The developer and/or subsequent owner shall assume responsibility for the continued maintenance of all landscape and common areas, consistent with EXHIBIT J. 14. Affordable Housing Requirement: The applicant shall deed restrict a minimum GP/BP PS, CA of 12 residential units for 30 years, prior to or concurrently with the final map. The income restrictions shall be as follows: ■ 2 very -low income units ■ 5 low-income units ■ 5 moderate income units All units shall be distributed throughout the project, subject to staff approval. 15. Workforce Housing: Prior to recordation of final map, the applicant shall enter BP PS, CA into a legal agreement with the City to reserve 1/2 of the units for sale to residents or workers within the City of Atascadero, including the affordable units. The agreement shall include the following provisions: ■ The units shall be offered for sale to residents or workers within the City of Atascadero for a minimum of 60 -days. During this time period offers may only be accepted from Atascadero residents or workers; ■ The applicant shall provide reasonable proof to the City that at least one of the qualified buyers is a resident or worker within the City Limits of Atascadero; ■ The Atascadero resident or worker restriction shall apply to the initial sale only; ■ The applicant shall identify which units will be reserved; and The City Attorney shall approve the final form of the agreement. 16. A Tree Protection Plan shall be submitted with subsequent building permits for GP/BP PS encroachment within the drip line of native trees located on the subject parcel and any adjacent properties. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. 17. An address marker to include address for all units shall be located at the public GP/BP PS street access point. The address marker shall be compatible with the project architecture. 18. The emergency services and facility maintenance costs listed below shall BP PS be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: Wastewater CA: wastewater City FO: Final Occupancy administration of the above mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property. ■ All Atascadero Police Department service costs to the project. ■ All Atascadero Fire Department service costs to the project. ■ Off-site common City of Atascadero park facilities maintenance service costs related to the project. 19. All tract maintenance costs listed below shall be 100% funded by the project in BP PS perpetuity. The service and maintenance cost shall be funded through a Home Owners Association established by the developer subject to City approval. The Home Owners Association must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. b) All parks, trails, recreational facilities and like facilities. c) All open space and native tree preservation areas. d) All drainage facilities and detention basins. e) All creeks, flood plains, floodways, wetlands, and riparian habitat areas. f) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. g) All frontage landscaping and sidewalks along arterial streets 20. Prior to final map, the applicant shall submit CC&Rs for review and approval BP PS, BS by the Community Development Department. The CC&R's shall record with the Final Map and shall include the following: a) Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping in perpetuity. b) A detailed list of each individual homeowner's responsibilities for maintenance of the individual units. c Residents shall keep all trash receptacles within the unit's designated Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy trash storage area. d) Garages shall be maintained and used for vehicle parking. e) No boats, RV's or other type of recreation vehicle may occupy a guest or resident parking space, including within an individual garage. f) A provision for review and approval by the City Community Development Department for any changes to the CC&R's that relate to the above requirements prior to the changes being recorded or taking effect. 21. Approval of this permit shall include the removal of 4 Native Trees, totaling 76 BP PS, BS inches dbh. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission approval. 22. The applicant shall work with staff to enhance the architecture of the rear elevations for the units facing EI Camino Real City Engineer Conditions PROJECT SPECIFIC CONDITIONS Drainage: 23. Obtain approval by the City Engineer of the grading & drainage plan and the BP, GP CE storm drain design & facilities. 24. Submit calculations to support the design of any structures or pipes. Closed BP, GP CE 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. 25. Provide for the detention of the 50 year developed storm runoff, while metering BP, GP CE out the 2 year undeveloped storm runoff. Metered runoff must follow existing drainage patterns. 26. Show the method of dispersal at all pipe outlets. Include specifications for size BP, GP CE & type. Drainage calculations must show where water flows offsite, and analyze downstream facilities to ensure adequate capacity. 27. Acquire drainage easements where needed. Drainage shall cross lot lines only BP, GP CE where a drainage easement has been provided. 28. Concentrated drainage from off-site areas shall be conveyed across the project BP, GP CE site in drainage easements. Acquire drainage easements where needed. Drainage shall cross lot lines only where a drainage easement has been provided. If drainage easement can not be obtained the storm water release must follow the exact historic path, rate and velocity as prior to the subdivision. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy Public Improvements and Maintenance: 29. The applicant shall work with the City Engineer to verify adequate sight distance at the project entry/exit. 30. The applicant must provide for the repair and maintenance of on-site shared FM CE improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. The two methods that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. The City Engineer and City Attorney shall approve the final form prior to recordation. 31. All public improvements shall be constructed in conformance with the City of BP, GP CE Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 32. The grade lines for all improvements shown on the tentative map may be BP, GP CE subject to change or adjustment by the City Engineer 33. Construction plans shall include plan and profile of sanitary sewer, storm drain BP, GP CE lines, and waterlines. 34. Full frontage improvements are required with this development. These include BP, GP CE curb, gutter, sidewalk and paveout. Public Improvement plans shall be submitted detailing the design. Final alignment and configuration of EI Camino Real shall be determined by the City Engineer. This may require reconfiguration of roadway to allow for parking, bicycle lanes, and / or turn lane. 35. All handicap ramps shall be constructed to current ADA requirements, BP, GP CE including the use of truncated domes. 36. Prior to issuance of building permits, the applicant shall submit a grading and BP, GP CE 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. SANITARY SEWER CONDITIONS 37. The Public Works Department shall approve all wastewater facilities prior to BP, GP CE construction. This includes pumps, force mains, cleanouts, manholes and connections. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy 38. Applicant shall pay sewer extension (annexation) fees upon issuance of 13P, GP CE building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. 39. Gravity mains and other sewer facilities within the subdivision shall be privately BP, GP CE owned and maintained. 40. Gravity mains within the subdivision shall be eight (8) inches in diameter. BP, GP CE 41. Gravity mains onsite shall end in a manhole. BP, GP CE STANDARD CONDITIONS 42. All public improvements shall be constructed in conformance with the City of BP, GP CE Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 43. In the event that the applicant is allowed to bond for the public improvements FM CE required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City Council. 44. An engineer's estimate of probable cost shall be submitted for review and FM CE approval by the City Engineer to determine the amount of the bond. 45. The Subdivision Improvement Agreement shall record concurrently with the FM CE Final Map. 46. The applicant shall be responsible for the relocation and/or alteration of existing 13P, GP CE utilities. 47. The applicant shall install all new utilities (water, gas, electric, cable TV and BP, GP CE telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 48. The applicant shall monument all property corners for construction control and FM CE shall promptly replace them if disturbed. 49. The applicant shall acquire title interest in any off-site land that may be required FM CE to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 50. Slope easements shall be provided as needed to accommodate cut of fill FM CE slopes. 51. Drainage easements shall be provided as needed to accommodate both public FM CE and private drainage facilities. 52. The final map shall be signed by the City Engineer prior to the map being FM CE Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy placed on the agenda for City Council acceptance. 53. Prior to recording the tract map, the applicant shall submit a map drawn in FM CE substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. 54. Prior to recording the tract map, the applicant shall set monuments at all new FM CE property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 55. Prior to recording the map, the applicant shall complete all improvements FM CE required by these conditions of approval 56. Prior to recording the tract map, the applicant shall have the map reviewed by FM CE all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. 57. Upon recording the final map, the applicant shall provide the City with a black FM CE line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. 58. Prior to the final inspection of any public improvements, the applicant shall FM CE submit a written statement from a registered civil engineer that all work has been completed and is in full compliance with the approved plans. 59. Prior to the final inspection, the applicant shall submit a written certification BP, GP CE from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. 60. An encroachment permit shall be obtained prior to any work within City rights of BP, GP CE way. 61. Prior to the issuance of building permits the applicant shall submit a grading BP, GP CE and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. 10. Atascadero Mutual Water Company 62. Before the issuance of building permits, the applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross -connection devices shall conform to AWWA and Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: Wastewater CA: wastewater City FO: Final Occupancy California Department of Health Services standards. 63. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a "deferred connection" agreement. 64. Before issuance of building permits, the applicant shall obtain a "Will Serve" letter from AMWC for the newly created lots within the subdivision. 65. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 66. The water mains required to serve the project shall be laid out in a grid or looped pattern and shall connect to the existing water mains system in EI Camino Real at two points of connection. 67. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. 68. The applicant shall submit a hydraulic analysis to AWMC for the water system improvements for the project. The analysis should take into account the fire flows required by the Uniform Fire Code and requirements of the California Waterworks Standards. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project 69. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. 70. The applicant shall obtain a separate landscape -irrigation meter from AMWC for the common areas within the project. 71. Before construction of the water system improvements, AMWC shall review and approve the landscape plans for the common areas within the project. The landscape plan submittal shall incorporate the following ■ Plant list w/ Water Use Classification of Landscape Species (WUCOLS) rating specified. Preference shall be given to plants with very low (VL) and low (L) WUCOLS ratings. ■ Justification for use of plants with WUCOLS rating of M or greater. ■ Total landscaped area including hardscapes (patios, walks & decks) and planted areas and excluding sidewalks, driveways, streets or parking. ■ The size and shape of turf areas shall promote for efficient irrigation Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: Wastewater CA: wastewater City FO: Final Occupancy shall be no less than 8 -feet wide. Turf type shall be warm -season grasses. Turf areas shall be kept to a minimum and shall be limited to functional areas only. A goal of the landscape design should be a total turf area of no more than 10% of the total landscaped area 72. Before construction of the water system improvements, AMWC shall review and approve the irrigation plans for the common areas within the project. The irrigation plan submittal shall include the following ■ Landscape irrigation meter location and size. ■ Backflow prevention device type, location, and manufacturer ■ Flow and precipitation rate for each circuit ■ Irrigation schedules including schedules for establishment period and post establishment period ■ Total anticipated water application per circuit per month for both schedules ■ Total landscape water application. ■ Use drip irrigation where ever possible • A check valve shall be installed on the lowest head in each sprinkler circuit Mitigation Measures Mitigation Measure 1.c.1: The project shall maintain a minimum 35 -foot setback BP PS 1.C.1 from the eastern property line. A mi9nimum 10 -foot wide landscape buffer shall be installed by the developer prior to final and a deed restriction shall be recorded against parcel 24, 25, and 26 requiring continued maintenance of the landscape buffer. The buffer area shall include evergreen screen trees such as live oaks and/or cedars. Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site BP PS 1.d.1 glare. All exterior site lights shall utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 14 -feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. Fixtures shall be shield cut-off type. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all BP BS 3.b.1 applicable District regulations pertaining to the control of fugitive dust (PM -10) as contained in sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook. ■ Asbestos has been identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If Naturally Occurring Asbestos (NOA) is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. . If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1 CUP 2005-0757 TTM 2005-0067 > > TO:pancyTemporary Occupancy CA: wastewater CA: City Attorney FO: Final Occupancy development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. Should Naturally Occurring Asbestos be identified within the area of construction, and the worked area will be less than or equal to one acre, then the dust control measures identified below are required. If the disturbed area is greater than one acre, additional requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. ■ Dust Control Measures for Construction and Grading Operation Projects One Acre or Less: No person shall engage in any construction or grading operation on property where the area to be disturbed is one (1.0) acre or less unless all of the following dust mitigation measures are initiated at the start and maintained throughout the duration of the construction or grading activity: (A) Construction vehicle speed at the work site must be limited to fifteen(15) miles per hour or less; (B) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; (C) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; (D) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; (E) Equipment must be washed down before moving from the property onto a paved public road; and (F) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four 24 hours Mitigation Measure 3.b.1: Naturally Occurring Asbestos (NOA) has been BP PS 3.b.1 identified by the state Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are very common in the state and may contain naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos is present within the area that will be disturbed. If naturally occurring asbestos is found at the site the applicant must comply with all requirements outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the District before construction begins, and 2) an Asbestos Health and Safety Program will also be required for some projects. Mitigation Measure 4.e.1: The Grading Plan shall identify tree protection BP PS 4.e.1 fencing around the dripline, or as recommended by the project arborist, of each existing on-site or off-site native tree. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy Mitigation Measure 4.e.2: Grading and excavation and grading work shall be GP PS 4.e.2 consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the dripline of all trees. 5. All trees within the area of work shall be fenced for protection with 4 - foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy Mitigation Measure 4.e.3: The developer shall contract with a certified arborist GP PS 4.e.3 during all phases of project implementation. The certified arborists shall be responsible for monitoring the project during all phases of construction through project completion, as follows: (a) A written agreement between the arborist and the developer outlining a arborist monitoring schedule for each construction phase through final inspection shall be submitted to and approved by planning staff prior to the issuance of building/grading permits. (b) Arborist shall schedule a pre -construction meeting with engineering /planning staff, grading equipment operators, project superintendent to review the project conditions and requirements prior to any grubbing or earth work for any portion of the project site. All tree protection fencing and trunk protection shall be installed for inspection during the meeting. Tree protection fencing shall be installed at the line of encroachment into the tree's root zone area. (c) As specified by the arborist report and City staff: ■ Prune all trees in active development areas to be saved for structural strength and crown cleaning by a licensed and certified arborist; ■ Remove all debris and spoils from the lot cleaning and tree pruning. ■ In locations where paving is to occur within the tree canopy, grub only and do not grade nor compact. Install porous pavers over a three-inch bed of 3/4 inch granite covered with one -inch pea gravel for screeding. If curbs are required, use pegged curbs to secure the porous pavers. Pegged curbs are reinforced six to eight curbs poured at grade with a one -foot by one -foot pothole every four to six linear feet. ■ All trenching or grading within the protected root zone area, outside of the tree protection fence shall require hand trenching or preserve and protect roots that are larger than 2 inches in diameter. ■ No grading or trenching is allowed within the fenced protected area. ■ Any roots that are 4 inches in diameter or larger are not to be cut until inspected and approved by the on-site arborist. (d) Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction -related tree protection measures are no longer required for tree protection. Mitigation Measure 5.b.1: Should any cultural resources be unearthed during GP, BP PS, BS site development work, the provisions of CEQA -Section 15064.5, will be followed to reduce impacts to a non-significant level. Mitigation Measure 6.b: The grading permit application plans shall include GP CE 6.b erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. (See section 8 of the is document). Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services The Vi//age at Oakhaven BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department BP: Building Permit PD: Police Department FI: Final Inspection CE: City Engineer ZCH 2005-070'1> CUP 2005-0757> TTM 2005-0067 r0: Temporary Occupancy CA: wastewater CA: Wastewater City FO: Final Occupancy Mitigation Measure 6.c.d: A soils report shall be required to be submitted with GP BS 6.c.d a future building permit by the building department. The building plans will be required to follow the recommendations of the soils report to assure safety for residents and buildings. Mitigation Measure 8e.f.1: A Stormwater Pollution Prevention Plan BP CE 8.e.f (SWPPP)/Erosion Control Plan shall be submitted and approved by the City Engineer prior to the issuance of the building permit. The plan shall include storm water measures for the operation and maintenance of the project for the review and approval of the City Engineer. The Building Permit application plans shall identify Best Management Practices (BMPs) appropriate to the uses conducted on site that effectively prohibit the entry of pollutants into storm water runoff. Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that all BP BS,PS,CE 8.ef.2 contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop work orders. Mitigation Measure 11.d: All construction activities shall comply with the City of Ongoing BS/PS 11A Atascadero Noise Ordinance for hours of operation. Mitigation Measure 15.a.b.1: Full frontage improvements shall be required BP BS, PS 15.a.b.1 along EI Camino Real. Internal project circulation shall be designed to enhance flow and minimize traffic conflicts by implementing traffic calming measures and utilizing one-way streets as appropriate and as approved by the Community Development Director. Mitigation Measure 15.c.1: The Contractor shall maintain one lane for traffic at Ongoing BS, PS 15.c.1 all times. Traffic control shall be in accordance with the current Caltrans manual for traffic control and work area traffic control handbook. No street or lane closures shall be permitted unless previously arranged for and granted by the City Engineering Department. EXHIBIT B: Master Plan of Development/Site Plan Site f lanl Master Ilan of Development EXHIBIT C: Floor Plan A I I I I I I — /, I;un 1 Living I .. ___ I tiUlll II1.II\ I!I,In IL lr I;rn I � � li � � lyd lune SSitir rr. a� 2nd Phror 5511l SP I � I I I I I t.t Plrx,r tM)SP Ist Floor 2nd Floor 3rd Floor I rxt c) _ r• tiI. 55t) SP Plan A - Floor Plans EXHIBIT D: Floor Plan A Sections and Elevations ---- Ir-v- u FT Typical Building Sections Or Liu Front Ele%-ation. EXHIBIT E: Floor Plan B , I I I I ci' I .,ra •e l.nmdre I - � .un,Jr. ;I I I u•,a, I I - - �� Ilnn IK,r.fm �laacr I Summary - Pian B > ar FIM SF 2lkdmom, IS NMI, - [I .- 1 Car Garage Lot Size. 32'x 64'= 2048.4 Uriwnvav /� A 2nd Flx,r 560 SF I IU'tT I I I Ist Ft—, 590 SF Tout Living 11501F Gangs 360SF nrcA 30ti1 A 1st Floor 211d I10u1' Plein B - Floor Plans EXHIBIT F: Floor Plan B Sections and Elevations I f=ront evations Al -7 .wdiml Ii tirctlnn Tvpical Building; Sections 1 E�1Cal l:lc\'atIt, Plan B - Elevations & Building Sections EXHIBIT G: Floor Plan C i i I I IZ-.12 n r„..� � i 11 I2nd Floor I _ � ;W S1 � ' I — � Summary -Plan C 1510g1: 2nd ll�x�.r ,in�5} -- - — — �� — 2-Slnn, IMFoor 9511 SF a I St Floor 3 0edroom, 25 [cath Total Living 1510SF e94l sI- ICar Garage Garage 301,. Lot Size 43 s M = 2752 SF 111 . l Plan EXHIBIT H: Floor Plan C Sections and Elevations KCdf rnnl V li.v.itiunS Ivpir<31 I uil iin:; titrti��n� 4. 1 viraI Fc vations Plan C - Elevations & Building Sections EXHIBIT I: Project Site Sections and Entry a EXHIBIT J: Preliminary Landscape Plan I I d a - 7 -No, (]eaomtnr. f�nmS \Ctt6ttt �6e \�.nnrtq,d� .,.h,.Gl�..'... ® rrebmmary LA��[Aec 1 tan j--L�. rr ^•a EXHIBIT K: Tree Protection Plan EXHIBIT L: Grading, Drainage and Utility Plan 0 _�WONE in Ochs W40 N muromi f1 AW 0 _�WONE in Ochs W40 N muromi EXHIBIT L: Grading, Drainage and Utility Plan ATTACHMENT 4: Draft Resolution PC 2009-0028 DRAFT RESOLUTION PC 2009-0028 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A FOURTH ONE-YEAR TIME EXTENSION OF AN APPROVED MASTER PLAN OF DEVELOPMENT / CUP 2005-0157 ON APN 049-042-018 (1155 El Camino Real) WHEREAS, an application was received from Wehn Group, LLC, Property Owner (934 Sycamore Canyon Road, Paso Robles, CA 93446), for a one (1) year Time Extension for Conditional Use Permit 2005-0157; and WHEREAS, the City Council approved a Tentative Tract Map and Conditional Use Permit for the above project on August 9, 2005; and WHEREAS, the Community Development Director approved a one-year Administrative Time Extension on August 30, 2006, setting the expiration date to August 9, 2007 WHEREAS, the Planning Commission approved a one-year Time Extension at a meeting held August 21, 2007, setting the expiration date to August 9, 2008; and, WHEREAS, the Planning Commission considered a proposed one-year Time Extension at a meeting held August 5, 2008, setting the expiration date to August 9, 2009; and, WHEREAS, the Planning Commission considered a proposed one-year Time Extension at a meeting held September 1, 2009, setting the expiration date to August 9, 2010; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1: Findings for approval of the Master Plan of Development: The Planning Commission finds as follows: 1. The approval of the 4th Time Extension would not place the residents of the subdivision or the immediate community, or both in a condition dangerous to their health or safety, or both. 2. The approval of the 4th Time Extension will not prohibit the project from complying with state or federal law. SECTION 2: Approval: The Planning Commission does hereby approve a fourth one-year time extension of CUP 2005-0157, setting the expiration date to August 9, 2010. 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: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Sandy Jack Planning Commission Chairperson ATTEST: Warren M. Frace Planning Commission Secretary \\Cityhall\cdvlpmnt\- pre 06 PLNs (Old Planning Docs)\- CUP - Conditional Use Permits\CUP 05\CUP 2005-0157\TEX 7-09\CUP 2005-0157 time extension.SR.sk.doc ITEM NUMBER: 3 DATE: 9-1-09 Atascadero Planning Commission Staff Report — Community Development Department Kelly Gleason, Senior Planner, 470-3436, kgleason@atascadero.org PLN 2009-1328 2009 Housing Element Update State Draft Review (City of Atascadero) RECOMMENDATION: Planning Commission: Adopt Resolution PC 2009-0029, recommending that the City Council submit the Draft Atascadero 2007-2014 Housing Element to the State Department of Housing and Community Development. The City will receive comments from the State and bring back the Housing Element back to the Planning Commission and the City Council as a General Plan Amendment application for official adoption. Environmental review will be completed at that time. DISCUSSION: Introduction: The City's current Housing Element was updated and adopted as part of the comprehensive General Plan update in 2002. The City submitted the Housing Element to the State for certification, however, the State requested revisions, and the current Housing Element remains uncertified. As required by the State, the Housing Element must be updated on a regular basis. The City of Atascadero is scheduled for submittal and review by the State for summer of this year. To achieve this goal, the City has hired Lisa Wise Consulting to assist in the Housing Element Update and provide assistance in working with the State to achieve Housing Element Certification. Background: The act of updating the Housing Element addresses the fundamental question, "Where should we grow?" This is a responsible approach to ensuring that Atascadero's housing supply can support a population with a range of incomes so that multiple generations of families, employers, and employees can all find homes in Atascadero. The State of California requires that all housing elements be updated every 5 years, placing Atascadero on the August 2009 schedule with many other cities on the Central Coast. Mandated by the State, the Housing Element is required to spell out City goals, policies, and programs to address the community's housing needs. Each City's housing needs are established through the Regional Housing Needs Assessment (RHNA), determined by the State for each region, and further distributed within the region to cities and counties based on methodology developed by SLOCOG. While the State decides how much housing must be planned for, the City Council determines where and how to plan for new housing within Atascadero. A full overview of Atascadero's RHNA allocation is discussed below. In addition to incorporating policies and programs which meet the RHNA allocation, a number of State laws have been passed which specify additional items that need to be included and addressed within the element (see following discussion). As required by the State, all General Plan Elements must be consistent, and therefore, the Housing Element and Land -Use Element overlap in many ways. Housina Element Uodate Process: Staff collaborated with Lisa Wise Consulting (LWC) to assess the City's progress on the implementation of listed policies and programs in the previous Housing Element and gather data relevant to the 2009 update. Part of this assessment included gathering current demographic data, performing a vacant land inventory of single-family, multi- family, and commercial/mixed-use sites (future opportunity sites), and evaluating City policies and regulations governing the provision of housing. On June 9, 2009, LWC conducted a series of interviews with various housing policy stakeholders to determine community needs and ensure that input from all housing groups were represented in the updated Housing Element policies and programs. LWC held interviews with representatives from Habitat for Humanity, the Atascadero Association of Realtors, the Atascadero Chamber of Commerce, Transitional Food and Shelter, People's Self -Help Housing, ECHO, and the SLO Housing Trust Fund. LWC made a presentation on June 16, 2009 to both the City Council and Planning Commission at a joint study session highlighting the new information and additional requirements that must be included in this update. A summary of that information is included through this report. In addition, LWC, in conjunction with staff, has incorporated and/or addressed some of the public, Commission, and Council comments gathered at that meeting and those items are also included for your review in the analysis section of this report. The goal of this Planning Commission meeting is to review the draft document and make recommendations to the City Council prior to submission to the State for review and certification. The City Council will review staff and Planning Commission recommendations and forward the draft document to the State with any needed revisions. The State will review the draft document and either certify the document or provide comments and requested changes in order to achieve certification. Based on information from LWC, the certification generally requires two or three rounds of review. Once the Element is certified by the State, Staff will prepare the GPA staff report and complete the environmental review, the Planning Commission will make recommendations, and the City Council will adopt the Housing Element and begin the process of implementing any policies and programs called out in the updated Element. If the City's Housing Element does not receive State certification, funding opportunities may be lost and the City becomes more vulnerable to lawsuits as the Housing Element will be out of compliance with State requirements. The following new State laws must be addressed in the Housing Element update: (Further discussion of pertinent laws is included in the analysis section of this report.) AB 2348: Requires a more detailed inventory of sites to accommodate projected housing needs and provide greater development certainty. AB 1233: If prior Element failed to identify or implement adequate sites, the local government must zone or rezone to address this need within one year of update. This is in addition to new projected need. AB 2634: Requires quantification and analysis of existing and projected housing needs of extremely low-income households. Elements must also identify zoning to encourage and facilitate supportive housing and single -room -occupancy units. AB 2511: Anti -NIMBY protections and no net loss requirement. Added potential penalties for non -reporting of annual General Plan progress report. SB 1087: Requires local governments to immediately forward adopted Housing Element to water and sewer providers. SB 575: Strengthens prohibitions against arbitrary denials of affordable housing projects. Amends findings allowing project denial if inconsistent with zoning and General Plan. This finding may no longer be made if the project identified in the Housing Element is suitable to meet low- or moderate -income need or if the Housing Element did not identify adequate sites. SB 2: Strengthens State law by ensuring that every jurisdiction identifies potential sites where new emergency shelters can be located without discretionary review by the local government. It also increases protections for providers seeking to open a new emergency shelter, transitional housing, or supportive housing development, by limiting the instances in which local governments can deny such developments. ANALYSIS: As part of the State mandates for Housing Elements, the staff and our consultant have included a number of new policies and programs and have made modifications to others which will require further action by Planning Commission and City Council in the form of Municipal Code Updates and General Plan Amendments. Of most significance are the following changes: 1. By right development for parcels identified as RHNA opportunity sites and a rezone to a minimum 20 du/ac. 2. Up -zoning high density residential from 16 du/ac to 20 du/ac, 3. Establishing minimum densities for multi -family projects, 4. Creating/identifying a zone for by right development of emergency and transitional housing sites, 5. Allowing vertical mixed-use development with a CUP (as opposed to current requirements for PD), 6. Updating the City's second unit ordinance to remove governmental constraints and encourage the construction of second units as affordable housing, 7. Adopt an inclusionary housing ordinance based on current Council policy but expanded to include all multi -family and mixed-use projects regardless of City approval process, 8. Explore programs to reduce fees for affordable housing units; and, 9. Adopt programs for the use of RDA and affordable housing in -lieu fee funds. A complete list of the policies and programs to be submitted to the State as part of the proposed Housing Element is shown on pages 68 through 80 of the Draft Housing Element. RHNA Process: The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as part of the Housing Element and General Plan Update process. The RHNA quantifies housing needs by income category (Very Low, Low, Moderate, and Above - Moderate). These allocations are determined on a regional basis and then allocated to each jurisdiction within the region. SLOCOG is responsible for coordinating the State RHNA allocation in San Luis Obispo County. Staff has attached SLOGOG's adopted Regional Housing Needs Plan (RHNP) for your review (Attachment 1). The table below shows the 2007-2014 housing allocation for the City of Atascadero broken down by income category. A common misconception is that the City must build 462 new units by 2014; instead, the City must show that its policies and zoning can accommodate these units. In addition, because the previous Housing Element was not certified, the City must show that both the past allocation (2001-2006) and new allocation can be accommodated within the City. Unaccommodated State/SLOCOG Atascadero Housing Requirement 2001-2006 Median income (2000) = $50,200 Income Level Required Units Remaining Income Range (family of 4) Very Low (<50% of Median Household Income) 312 < $25,100 Low (50% - 80%) 193 $25,101 - $40,160 Moderate (80% - 120%) 264 $40,161- $60,200 Above Moderate (120%<) 0 > $60,201 Total 788 State/SLOCOG Atascadero Housing Requirement 2007-2014 Median income = $70,800 Income Level Required Units(family Income Range of 4 Very Low (<50% of Median Household Income) 106 < $35,400 Low (50% - 80%) 74 $35,401 - $56,650 Moderate (80% - 120%) 88 $56,651- $84,950 Above Moderate (120%<) 194 > $84,950 Total 462 By Right Development: The Draft Housing Element shows vacant and opportunity sites where housing could be accommodated, but it is not yet possible to pinpoint on a map exactly where new lower- income units will be proposed (See pages 36 and 37 and appendices of draft Housing Element). One of the State requirements is that housing sites identified as opportunity sites be rezoned to 20 du/ac (as a minimum density) and, to ensure compliance with the RHNA, must allow projects to be built "by right". This means that only a building permit may be required for housing projects that are proposed on any of these listed sites. The Draft Housing Element includes a list of these "by right" development sites (See page 98 of draft Housing Element). All other multi -family sites identified as vacant or underutilized will still require the current review process. The "by right" list will include a density range that a project will be required to meet in order to be constructed. The Sate assumes through the RHNA allocation analysis that these sites will be built at a minimum of 80% of the density potential. Therefore, these "by right" sites will include a specific target density range, which is different than how the City's previous development has occurred where a maximum density is set with no minimum. To ensure that the projects are compatible with the surrounding neighborhood, staff will recommend that the Zone Change required to allow development of the sites "by right" include provisions for Planning Commission level architectural review. This and all necessary code updates resulting from the adopted Housing Element policies will be processed within the timeframes noted in the Housing Element and the details of each program will be discussed at that time. Up -Zoning to 20 du/ac: One of the major hurdles to certification during the previous cycle was that the City's maximum zoning was 16 units/acre. The State only recognizes a minimum density of 20 units/acre as providing opportunities for the provision of low and very -low income units. The State requires that any up -zoning required to accommodate the previous RHNA be completed within 1 -year and that any up -zoning required to meet the current RHNA be completed by the end of the planning cycle. As the previous RHNA allocation was much higher, staff will be recommending during the subsequent Zone Change application that all HDR zoned parcels be up -zoned at the same time (within the 1 -year period) to avoid unnecessary confusion and the temporary creation of a third multi -family zone. Minimum Densities: Another hurdle to the City meeting its RHNA allocation is a lack of established minimum density for multi -family projects. Currently, many multi -family parcels are developed far below density with small lot single-family developments that lack the density needed to meet buildout potentials. The Draft Housing Element proposes to establish a minimum density for multi -family projects to ensure compatibility throughout multi -family neighborhoods and the City's ability to meet buildout densities assumed throughout the General Plan. The establishment of minimum densities would require that a Zone Change application be brought before the Planning Commission and City Council at a later date where details of the proposed text and requirements could be discussed. This program would work similar to the minimum densities required for the "by right" development sites but could allow greater flexibility than the State determined 80% minimum build -out value. Emergency and Transitional Housing Sites (SB 2): Senate Bill 2 requires that every jurisdiction identifies potential sites or zones where new emergency shelters can be located without discretionary review by the local government. This means that an emergency shelter proposed on one of the identified sites be allowed "by right", only requiring a building permit and design review to begin construction/alteration. It also increases protections for providers seeking to open a new emergency shelter, transitional housing, or supportive housing development, by limiting the instances in which local governments can deny such developments. Staff has identified in the draft Housing Element zoning districts appropriate for this use. Staff will prepare a detailed analysis of each potential zone at the time of the Zone Change application. The draft Housing Element identifies the Public, Commercial Service, and/or Commercial Park zoning districts as potential transitional housing "by right" zones fro Planning Commission and City Council consideration. The draft element includes program 4.1-4. Eliminatina Governmental Constraints to Affordable Housina: CUP for Vertical Mixed -Use Currently, City Council policy requires that a Planned Development Overlay Zone be established for all vertical mixed-use projects, with the exception of projects within the Downtown which permit second and third floor residential units by right. The Draft Housing Element proposes that a mixed-use ordinance be formally adopted and that the ordinance allow vertical mixed-use projects through the Conditional Use Permit process, eliminating the additional cost and public hearings associated with Planned Developments. The Draft Housing Element only specifies vertical mixed-use as being permitted with a Conditional Use Permit; horizontal mixed-use project are recommended to maintain current requirements for a General Plan Amendment and Planned Development Overlay Zone. Updates to the Second Unit Ordinance During the joint City Council / Planning Commission housing element workshop, members of the public expressed frustrations with the second unit ordinance and felt that some of the City's requirements hindered construction of secondary units, which can count as affordable housing depending on unit size and local rent amounts. The City currently allows secondary units to be a maximum of 800-ft2 if parcels are less than a half and acre, and 1000-ft2 if the parcel is a half acre of greater. The public expressed interest in being able to utilize a greater variety of modular homes for secondary units to reduce construction costs. According to local modular home dealers, most models exceed the City's 1000-ft2 size limit and thus, expensive modifications must be made to the modular home to create a smaller unit that can still be certified by the State. One of the issues associated with allowing for increased second unit sizes is that the State may no longer allow these units to be counted toward our affordable housing requirements. At 800-ft2 or 1000-ft2 the local rent for similar units corresponds to the moderate or low income rental rates established by the County. This allows the City to count second units as affordable units when reporting progress to the State regardless of whether or not a deed restriction was recorded against the unit. Should the allowable size of second units increase by too much, the City may not be able to count these units towards our affordable housing goals. During the previous RHNA period, the city was able to count 24 second units as low-income units, and 24 units as moderate -income units. In addition, State Planning Law (code section 65852.2(b)(1)(f), secondary units cannot exceed 1200-ft2. Based on current data compiled as part of the San Luis Obispo County Dyer Rental Survey Report (see Attachment 2), residential rental rates are at about $1.00 per square -foot. Comparing this to the current rental limits for affordable housing (using 3 - bedroom units as a standard — see Attachment 3), the maximum square -footage for a second unit to qualify as a low-income unit would be 1,062-ft2. Because these numbers fluctuate based on the median income, staff has concerns about increasing the size of second units too much as the City might lose the ability to offset out RHNA allocations in the future if low and moderate rents become inconsistent with affordability standards. In addition, the City has a more difficult time reaching the low-income RHNA allocations, making second units more valuable at a low-income level. Lisa Wise Consulting has reviewed the data and the City's RHNA and is recommending that second units be permitted at a maximum of 1100-ft2 to maximize the City's ability to meet its affordable housing goals. While this change must be approved through a subsequent Zone Change application, staff needs direction on the Draft Housing Element policy to determine if this should be included as an item that the City will pursue or if it should be eliminated from the Housing Element program list prior to submittal to the State for review and certification. As noted below, the Draft Housing Element includes a program to explore fee relief options for affordable units, and secondary units that the City can count toward meeting the RHNA allocation could be included in future discussions on this topic. Inclusionary Housing Ordinance: The current inclusionary housing requirements are established as City Council Policy. Included in the Draft Housing Element is a program that would codify expanded inclusionary housing requirements based on current City policy. In order to meet the City's RHNA allocation, the Draft Housing Element proposes a future ordinance based on the current policy distributions for affordable units but that would be expanded to include all multi -family projects, regardless of approval process. The City's current policy only applies to projects that require legislative approval (Zone Change and/or General Plan Amendment) leaving a vast majority of multi -family development (such as condominium and apartment projects) without an affordable housing component. Expanding the affordable housing requirements will ensure that all projects are treated equally in the provision of affordable units. As these units, per current policy, can be constructed as bonus units, there is no net loss in the number of market rate units that can be constructed on any given site. RDA Fund Expenditure and Affordable Housing Fee Reduction Programs: The Draft Housing Element proposes a number of programs related to the use of Redevelopment Agency Funds and exploration of options for fee reductions for affordable housing units. Details of each program will be discussed as part of subsequent Planning Commission and City Council meetings. Possible options for RDA fund disbursement as listed on page 76 and 77 of the Draft Housing Element (Program 4.3-1 through 4.3-5). Conclusion: The 2009 Housing Element update is required by the State to ensure that an adequate housing supply can be accommodated with the City for residents of all income levels. The Housing Element update process will include community, housing policy advocate, Planning Commission, and City Council input. The City must show that all of the community's housing needs can be met throughout the City. As part of the draft 2007- 2014 Atascadero Housing Element, the following significant programs and policies are included in the Draft Housing Element for Planning Commission review and recommendation to City Council: 1. By right development for parcels identified as RHNA opportunity sites and a rezone to a minimum 20 du/ac. 2. Up -zoning high density residential from 16 du/ac to 20 du/ac, 3. Establishing minimum densities for multi -family projects, 4. Creating/identifying a zone for by right development of emergency and transitional housing sites, 5. Allowing vertical mixed-use development with a CUP (as opposed to current requirements for PD), 6. Updating the City's second unit ordinance to remove governmental constraints and encourage the construction of second units as affordable housing, 7. Adopt an inclusionary housing ordinance based on current Council policy but expanded to include all multi -family and mixed-use projects regardless of City approval process, 8. Explore programs to reduce fees for affordable housing units; and, 9. Adopt programs for the use of RDA and affordable housing in -lieu fee funds. ATTACHMENTS: Attachment 1: SLOCOG Regional Housing Needs Plan Attachment 2: Rental rate report Attachment 3: Current County affordable housing numbers Attachment 4: Draft 2007-2014 Housing Element Attachment 5: Draft Resolution PC 2009-0029 ATTACHMENT 1: SLOCOG Regional Housing Needs Plan See following ATTACHMENT 2: San Luis Obispo County Dyer Rental Survey Report See following ATTACHMENT 3: SLO County affordable housing numbers - August 2009 Affordable Housing Standards --== SAN LUIS OBISPO COUNTY DEPARTMENT OF PLANNING AND BUILDING This bulletin summarizes the county's affordable housing standards including maximum household incomes, home purchase prices and rents. It applies to projects in both the Coastal and Inland portions of the County. Income limits: The state defines family income groups as follows: "Extremely Low Income" is defined by Health and Safety Code Section 50106 as 30% of county median income; "Very Low Income" is defined by Health and Safety Code Section 50105 as 50% of county median income; "Lower Income" is defined by Health and Satety Code Section 50079.5 as 80% of county median income; "Moderate Income" is defined by Health and Safety Code Seciton 50093 as 1200% of county median income; "Workforce" is defined by Title 22 of the County Code as 160% of county median income. The following income limits are effective as of April 3, 2009. Persons in Famil Extremely Low Income Very Low Income Lower Income Median Income Moderate Income Workforce 0 $14,900 $24,800 $39,650 $49,550 $59,450 $79,280 0 17,000 $28,300 45,300 56,650 67,950 90,640 0 $19,150 11 $31,850 $51,000 $63,700 $76,450 $101,920 ® 21,250 35,400 56,650 70,800 84,950 113,280 0 $22,950 $38,250 $61,200 $76,450 $91,750 $122,320 © $24,650 $41,050 $65,700 $82,150 $98,550 1$131,440 0 $26,350 $43,900 $70,250 $87,800 $105,350 $140,480 ®J $28,050 11 $46,750 $74,800 $93,450 $112,150 $149,520 Sample maximum sales prices: (see footnotes) Unit Size (Bedrooms) Extremely Lotw Income Very Low Income Lower Income Moderate Income Workforce Studio 30,000 $63,000 96,000 193,000 271,000 0 $37,000 $75,000 $110,000 $224,000 $312,000 0 44,000 $87,000 129,000 254,000 354,000 0 $51,000 $99,000 $146,000 $285,000 $395,000 ® $57,000 11 $110,000 $159,000 $309,000 $429,000 Note 1: Homeowner association due (HOA) assumption per month is 150.00 Note 2: Mortgage financing assumed at a fixed rate for 30 years (per HSH Associates) Is 5.74% Note 3: Prices shown are preliminary estimates and may be revised. Round to the nearest 1000th. Note 4: Actual sales price limits will be determined by the County on a case-by-case basis. Updated: 8/3/2009 ATTACHMENT 3: SLO County Affordable Housing Numbers — August 2009 Maximum rents: (see footnotes) kfoce Unit Size) Extremely Low Very Low Lower Income Moderate Worr (Bedrooms Income Income Income Studio $372 $619 $743 $1,363 $1,858 0 $425 $708 $850 $1,558 $2,124 2 $478 $796 $956 $1,752 $2,389 3 $531 $885 $1,062 $1,947 $2,655 4 $573 11 $956 $1,147 $27102 $2,867 Note 1: These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obipo (805-543-4478). Note 2: Rent limits are updated when the State Issues its annual update to meclan Incomes, generally in April of each year. Updated: 8/3/2009 ATTACHMENT 4: Draft 2007-2014 Housing Element See attached ATTACHMENT 5: Draft Resolution PC 2009-0029 DRAFT RESOLUTION PC 2009-0029 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL SUBMIT DRAFT 2007-2014 HOUSING ELEMENT TO THE STATE FOR CERTIFICATION (City of Atascadero) WHEREAS, the State requires that City's Housing Element be updated every five years to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs; and, WHEREAS, the City of Atascadero is listed on the 2009 update schedule as determined by the State of California; and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on September 1, 2009 following to consider and make recommendations on the draft element to City Council; and, NOW THEREFORE, the Planning Commission of the City of Atascadero, hereby resolves to recommend that the City Council submit the 2007-2014 Draft Housing Element to the State of California for certification. BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. 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 Sandy Jack Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary Al. SLOCOG BOARD 2008 President ..........................................................John P. Shoals, Mayor, City of Grover Beach Vice President ....................Supervisor Bruce Gibson, San Luis Obispo County, District 2 City of Arroyo Grande.............................................................................. Tony Ferrara, Mayor City of Atascadero..................................................................Tom O'Malley, Councilmember City of Morro Bay.....................................................................................Janice Peters, Mayor City of Paso Robles...................................................................Fred Strong, Councilmember City of Pismo Beach........................................................................... Mary Ann Reiss, Mayor City of San Luis Obispo.........................................................................David Romero, Mayor San Luis Obispo County, District 1 .................................................... Supervisor Harry Ovitt San Luis Obispo County, District 3 ............................................... Supervisor Jerry Lenthall San Luis Obispo County, District 4 ........................................ Supervisor Katcho Achadjian San Luis Obispo County, District 5 ..........................................Supervisor James Patterson Executive Director............................................................................................ Ronald De Carli Project Manager......................................................................................Steve Devencenzi Table of Contents Regional Housing Need Plan ExecutiveSummary..............................................................................................................3 SLOCOG Principles for Developing Housing Policy............................................................. 5 KeyConcepts....................................................................................................................... 6 MajorConsiderations............................................................................................................ 8 AllocationFormula.............................................................................................................. 10 Geography.......................................................................................................................... 11 Projected Regional Housing Need By income.................................................................... 11 Schedule.............................................................................................................................12 Policy for RHNP upon Annexation or Incorporation............................................................ 13 Appeals Criteria and Process.............................................................................................14 Household Income Categories............................................................................................15 State Law Governing Housing Elements and Regional Housing Needs .............................16 I± Regional Housing Needs Plan EXECUTIVE SUMMARY The Regional Housing Needs Plan (RHNP) prepared by San Luis Obispo Council of Governments (SLOCOG) establishes numerical targets for the development of housing units in the state -mandated Housing Element update. Each of the seven incorporated cities and the County of San Luis Obispo unincorporated area are required to update their Housing Element to accommodate their allocation during 2008-09. For the 2007 through 2015 cycle the California State Department of Housing and Community Development (HCD) established a regional housing need allocation of 4,885 housing units for the SLOCOG region. The key component of the RHNP is shown on the table that enumerates housing unit allocations by income categories to SLOCOG member agencies. The seven incorporated cities and the County are required to integrate the housing unit distribution numbers identified in the RHNP in the update the Housing Elements of their General Plan in order to accommodate their "fair share" of the anticipated future housing demand. The current allocation is shown on Table A below. Table A Income Category % Share Arroyo Grande Regional Housing Need Allocation by Income Category Atascadero Grover Morro Bay Paso Pismo Beach Robles Beach San Luis Obispo Unincorporated County Totals Very Low 23% 83 106 44 41 149 36 366 298 1124 Low 16% 58 74 31 29 103 25 254 207 782 Moderate 19% 69 88 37 34 123 30 302 246 928 Above Moderate 42% 152 194 81 76 271 66 668 544 2052 362 462 193 180 646 158 1589 1295 4885 The exceedingly high allocation presented to the region in the 2000-2007 housing allocation cycle (18,035 units) challenged many communities as they sought to meet their allocation targets while trying to respect prior planning efforts, resource and regulatory constraints, opposition to increased densities, and the high expenses associated with expanding existing community services. The current allocation of 4885 units should allow member jurisdictions to incorporate the respective targets within the framework of their existing housing elements without requiring major changes. SLOCOG representatives from the South County cities of Arroyo Grande, Grover Beach and Pismo Beach as well as the District 3 and District 4 members of the Board of Supervisors met on a subregional basis and agreed that their respective assignments were reasonable and fair. The representatives indicated a desire to caucus during the next Regional Housing Needs Allocation cycle to evaluate the proposed allocation at a subregional level. 3 The RHNP is intended to assure that adequate sites and zoning exist to address anticipated housing demand during the planning period. The targets also help to ensure that sites exist to accommodate the housing need of a range of socioeconomic segments of a community. They are not housing unit quotas that jurisdiction s must achieve within the time frame of their next housing element update. As noted in the prior RHNP, SLOCOG recognizes the importance of creating more housing opportunities for area residents, especially those at the lower end of the income -earning spectrum. Since the prior housing need cycle the area's housing market has continued to witness unprecedented increases in home sale prices and rental rates, although the recent mortgage lending crisis has slowed the increase in costs, and resulted in reductions in many areas, they still remain prohibitively expensive for the average wage earner. The County continues to be faced with serious concerns in terms of maintaining the vibrant economy and valued labor force, while protecting natural resources, environmentally sensitive areas, premium agricultural lands, open spaces and at the same time limiting increases in traffic congestion and protecting and improving air quality. Cities and the County are faced with developing creating ways to foster housing development without overloading infrastructure and the ability to provide services. The Regional Housing Needs Plan seeks to increase the housing supply and the mix of housing types, tenure, and affordability within the region in an equitable manner by using the adopted formula. The RHNP formula's 60/40 weighting toward employment centers promotes infill development, improved intraregional relationship between jobs and housing, and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns. Housing need has been allocated to the very low income category at 23%, and the low category at 16% for each agency. These exceed the existing 11 % for very low and 10% for the low category. As such, none of the jurisdictions will be faced with a disproportionately high share of households in those categories. M SLOCOG Principles for Developing Housing Policy Jobs / Housing Balance People should have a reasonable opportunity to live close to where they work and each urban area should strive to achieve a better balance between housing and jobs; projects that are appropriately sited and seek to improve that balance should be encouraged through redesigned and efficient planning and development processes. Permit Streamlining Local, state and federal agencies should eliminate redundant policies and practices that are found to be obstacles to the production of appropriately located affordable housing, consistent with sound infill development opportunities and environmentally sensitive areas. Mixed -Use Development Support appropriately located mixed-use projects that encourage efficient transportation services and walkable communities. tlrhan I imits Urban areas should be efficiently developed within their respective boundaries. Support should be provided to agencies for the redevelopment of underutilized areas that can provide additional housing or employment opportunities that minimize the demands placed upon outlying agricultural or open space areas. Wildlife/Environmental Sensitivity Preserve and restore natural areas and open spaces in conjunction with efforts to provide appropriate housing and economic development in a manner that respects significant wildlife habitat, conserves land and preserves natural resources. Social Equity: Housing for All Incomes and Age Levels The long-term health of our economy and quality of life depends on maintaining a diverse population composed of a balance of income and age groups. A mixed housing stock addressing the range of housing options within communities provides the opportunity for diversity of age, lifestyle and incomes for residents. Higher DensitV/Multi-Family Design Good design is critical to community acceptance of higher density projects. Provide support for the development of design guidelines that presents attractive higher density affordable housing, which promotes responsible, efficient, and compact development to facilitate the preservation of open space. Financing Mechanisms Support the Affordable Housing Trust Fund as a vehicle to secure needed funds to assist in developing housing and to qualify for state matching funds. Affordable or workforce housing receiving public subsidies should be subject to restrictions that keep the housing affordable for an extended period of time or return some portion of the incremental gain in value for reinvestment in additional housing opportunities. Regional Cooperation Agencies (federal, state, regional and local) should work cooperatively to address the housing and development needs of the community as a whole in a manner that recognizes the common needs of the populace and the impacts to the environment. 5 Key Concepts When using this plan, it is important to keep in mind what the intention of the RHNP is, and is not. There are four key concepts underlying the entire RHNP process that need to be clearly understood: 1. The allocations are intended to be used by jurisdictions when updating their housing elements as the basis for assuring that adequate sites and zoning are available to accommodate at least the number of units allocated. They are not housing unit quotas that jurisdictions must achieve within the time frame of their next housing element update. Many jurisdictions, as well as other groups having an interest in affordable housing issues, often treat the housing allocations as a numerical quota that must be achieved. This is not the intent of the process, nor is it what the California State Department of Housing and Community Development (HCD) is looking for when reviewing local housing elements. The State recognizes that the provision of affordable housing is largely market-driven, and that funding, subsidies and other incentives to provide affordable housing are very limited. One of the few major tools available to local jurisdictions to influence the development of affordable housing is the power to regulate land use. Thus, breaking down development barriers, such as exclusionary zoning and growth controls, are some of the major goals of State law in the housing arena. 2. The regional allocations only address a portion of each jurisdiction's local housing needs under the provisions of State housing law. The primary goal of the RHNP is to quantify each jurisdiction's responsibility for accommodating its fair share of the regional housing need. The RHNP does not address all of the local housing needs of each jurisdiction, just the share of the regional new housing construction need. Other local needs must also be addressed in each jurisdiction's housing element, such as housing overpayment and overcrowding, housing preservation, and the housing needs of farmworkers, students and other special -needs groups. Local needs may be greater than the regional need for one or more income categories. For example, higher than projected replacement housing needs, the loss of affordable rental housing, or local employment trends not anticipated by SLOCOG may create new housing construction needs greater than the regional allocations. Jurisdictions should try to ensure that adequate sites and zoning are available to accommodate whichever need is the greatest within each household income category. In addition, localities should provide more definition of their need numbers by determining housing needs by type of dwelling unit and the housing requirements of special needs groups. The RHNP indirectly deals with housing affordability by providing a starting point from which jurisdictions can ensure that adequate sites and zoning are available to accommodate their regional allocations for very low and low-income households. The RHNP does not directly assess housing affordability within each jurisdiction. For example, the RHNP does not address the rent or mortgage payment that is affordable to households in each of the four income categories. Again, the responsibility for assessing local housing affordability rests with each jurisdiction as part of its housing element. 3. Under state law, existing zoning ordinances, policies, building standards and other land use regulations cannot be used by local jurisdictions as a justification to reduce their RHNP housing allocation targets. Government Code Section 65584 (d) of regional housing allocation law states that: "(1) Except as provided in paragraph (2), any ordinance, policy, or standard of a city or county that directly limits, by number, the building permits that may be issued for residential construction, or limits for a set period of time the number of buildable lots that may be developed for residential purposes, shall not be a justification for a determination or a reduction in the share of a city or county of the regional housing need. FT (2) Paragraph (1) does not apply to any city or county that imposes a moratorium on residential construction for a specified period of time in order to preserve and protect the public health and safety. If a moratorium is in effect, the city or county shall, prior to a revision pursuant to subdivision (c), adopt findings that specifically describe the threat to the public health and safety and the reasons why construction of the number of units specified as its share of the regional housing need would prevent the mitigation of that threat." The California Attorney General has concluded that the availability of suitable housing sites must be considered based not only upon the existing zoning ordinances and land use restrictions of the locality, but also based upon the potential for increased residential development under alternative zoning ordinances and land use restrictions. Councils of Governments, therefore, cannot accept reductions in a local jurisdiction's RHNP housing allocation targets based upon existing land use regulations that limit the availability of suitable sites to accommodate its fair share allocation targets. State law requires SLOCOG to follow a set of guidelines in preparing its regional housing need determination. Guidelines come from two primary sources: (1) HCD who sets a housing need planning target for the region, and (2) State law, which provides guidelines on how to allocate the region's housing need among jurisdictions (Government Code, Sections 65584). Housing needs typically change throughout the lifecycle. The diagram illustrates how needs may shift and different housing types may serve an individual in the course of their development and maturity. Family Single young male adult Young couple 8 Ele 8 Older couple F Major Considerations State law requires that the RHNP address the following concerns. (1) Existing and projected mobs and housing relationship. The existing and projected relationship of jobs and housing is the core of the proposed formula. The relative percentage ratios for each jurisdiction are not projected to significantly change during the planning period. A key issue during this cycle was consideration for adjusting the formula to be more heavily weighted toward an emphasis on employment. The Board adopted the previous formula which was weighted 60% toward those communities where employment occurs versus 40% toward where population is located. (2) Opportunities and constraints to development of additional housing: (A) Lack of capacity for sewer or water service due to federal or state laws, regulations or regulatory actions, or supply and distribution decisions made by a sewer or water service provider other than the local jurisdiction that preclude the jurisdiction from providing necessary infrastructure for additional development during the planning period. Resource issues are challenging in many areas of the region; no constraints were identified that prevents the distribution of units as proposed. While some unincorporated service areas have severe service level concerns or limitations, the proposed allocation to the overall unincorporated area can be accommodated. (B) The availability of land suitable for urban development or for conversion to residential use, the availability of underutilized land, and opportunities for infill development and increased residential densities. Adequate land exists within all jurisdictional areas. It should be noted that Grover Beach is a "landlocked" city and has limited area for future expansion without annexing the Oceano Community Services District that is currently substantially developed as an unincorporated urban area. In addition, the region may not limit its consideration of suitable housing sites or land suitable for urban development to existing zoning ordinances and land use restrictions of a locality, but shall consider the potential for increased residential development under alternative zoning ordinances and land use restrictions. (C) Lands preserved or protected from urban development under existing federal or state programs, or both, designed to protect open space, farmland, environmental habitats, and natural resources on a long-term basis. This potential limitation does not preclude the absorption of the proposed allocation with any of the scenarios under consideration. E: (D) County policies to preserve prime agricultural land, as defined pursuant to Section 56064, within an unincorporated area. This potential limitation does not preclude the absorption of the proposed allocation with any of the scenarios under consideration. The allocation does not require the rezoning of any prime agricultural land 3. The distribution of household growth assumed for purposes of a comparable period of regional transportation plans and opportunities to maximize the use of public transportation and existing transportation infrastructure. The focus on employment centers is intended to support public transportation and existing transportation infrastructure and address demand on the 101 corridor especially during peak commute times. 5. The market demand for housing. The market demand for housing, especially in the very low, low and moderate ranges far exceeds supply. This is due to a number of factors including: the dominance of the tourism and agricultural sectors where many jobs provide relatively low pay; the disparity in the growth of housing costs and the growth in local income levels; the attractiveness of the area for retirement living and scarcity of coastal living environments with moderate climates; ongoing demand from beyond the local market that sustain relatively high housing costs in the region relative to other parts of the state and nation; and, resource capacity and other local service delivery system limitations that necessitate high development fees or increased utility costs. These factors impact all of the jurisdictions in varying degrees. 6. Agreements between a county and cities in a county to direct growth toward incorporated areas of the county. Such agreements do not currently exist. The regional blueprint project called Community 2050 is being formulated as the sustainable community strategy for the region and includes consideration of directing development more purposefully to urban centers and may result in agreements between the county and cities to direct growth toward incorporated areas of the county. 7. The loss of units contained in assisted housing developments that changed to non -low-income use through mortgage prepayment, subsidy contract expirations, or termination of use restrictions. This issue is not a major problem area within the region. 9. High housing costs burdens. High -housing costs burdens are endemic in the state of California and especially within the coastal areas south of Mendocino County. High land and housing costs represent one of the principle W challenges the region faces and is problematic in every community - although particularly acute in coastal communities where resource and regulatory constraints are the greatest. 10. The housing needs of farmworkers. The housing needs of farmworkers are especially problematic due to the low pay afforded this segment of the workforce and the competing demand for affordable units. Many within this population double and even are known to triple -up to find shelter. Due to the year round agricultural opportunities many families reside within the urban areas to be near schools shopping and other services. The allocation formula anticipates that this segment of the population will be primarily served within the urban areas addressed in the proposed allocation 11. The housing needs generated by the presence of a private university or a campus of the California State University or the University of California within any member jurisdiction. The housing needs generated by the presence of Cal Poly have been significantly addressed by the recent expansion of campus housing options with 618 apartments that will house about 1500 students. No adjustments are made due to this factor. 12. Any other factors adopted by the council of governments. None The adopted allocation formula is shown on Table B as follows: kF1I ra:1 SLOCOG Regional Housing Needs Plan Allocation Formula Allocation on 60% Jobs and 40% Population Basis Note that the overall Vacancy Factor is included in the allocation from HCD (Estimated as Homeowner Vacancy Adjustment - 1.8% and Rental Vacancy Adjustment - 5.0%) 10 Share of Employment 60% Share of Population 40% Regional Housing Need Unadjusted Jurisdiction Need Vacancy Factor Total Jurisdiction Need [ j x 0.6 + p x 0.4 ] r = n + = T Arroyo Grande [ 8.1% x 0.6 + 6.3% x 0.4 ] 4740 = 351 + 11 = 362 Atascadero [ 8.8% x 0.6 + 10.5% x 0.4 ] 4740 = 449 + 14 = 462 Grover Beach [ 3.2% x 0.6 + 5.0% x 0.4 ] 4740 = 187 + 6 = 193 Morro Bay [ 3.5% x 0.6 + 4.0% x 0.4j ] 4740 = 175 + 5 = 180 Paso Robles [ 14.6% x 0.6 + 11.1% x 0.4 ] 4740 = 627 + 19 = 646 Pismo Beach [ 3.2% x 0.6 + 3.2% x 0.4 ] 4740 = 153 + 5 = 158 San Luis Obispo [ 43.1% x 0.6 + 16.7% x 0.4 ] 4740 = 1,542 + 47 = 1589 Unincorporated County [ 15.4% x 0.6 + 43.2% x 0.4 ] 4740 = 1,257 + 38 = 1295 4,740 145 4885 Note that the overall Vacancy Factor is included in the allocation from HCD (Estimated as Homeowner Vacancy Adjustment - 1.8% and Rental Vacancy Adjustment - 5.0%) 10 GEOGRAPHY The SLOCOG RHNP applies to the County of San Luis Obispo and the seven incorporated cities shown on the following map. Figure 1 Map of San Luis Obispo County Table C 1. Projected Housing Need by Income August 2008 Above- Very -Low Low Moderate moderate Total 23% 16% 19% 42% Arroyo Grande 83 58 69 152 362 Atascadero 106 74 88 194 462 Grover Beach 44 31 36 80 192 Morro Bay 41 29 34 75 179 Paso Robles 149 103 123 272 647 Pismo Beach 36 25 30 66 158 San Luis Obispo 366 254 302 668 1589 Unincor orated County 298 207 246 544 1296 1124 782 928 2052 4885 11 SCHEDULE The following figure shows an outline of the RHNP process and the steps involved in the development of the regional housing needs plan. By December 2002, at the end of the RHNP process, the SLOCOG Board is required to adopt the regional plan or HCD will design and adopt a plan for the region. The final adopted Plan will then be used by the local jurisdictions in their Housing Element update process. Local housing elements must be adopted and certified by the end of 2003. The following dates mark the major RHNA process milestones: -July, 2007 Allocation of Regional Need by HCD -July, 2007 — September, 2007 Regional Review of HCD assignment -September, 2007 - February, 2008 Preparation of Draft RHNP -April — June, 2008 Public and local review -August 2008 RHNA adoption -August 2008 to July 2009 The Housing Element preparation period for jurisdictions -July 2007 to July 2008 Interim Planning Period* *Jurisdictions may take credit for housing units approved or constructed during this interim planning period, and apply the credit to their housing elements. 2007 Figure 2 RHNA Work Plan Outline And Timeline Steps 2008 Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep 1 1 2 3 4 4 4 4 4 5 6 6 6 7 8 9 10 10 Step 1 July - August 2007 - HCD issues determination to of regional need to COG.** Step 2 August 2007, Consultation between HCD and SLOCOG regarding draft allocation figures. Step 3 SLOCOG accepts HCD estimate of countywide housing need. Step 4 October 2007 — February 2008, representatives of Methodology Committee review allocation methodology and other elements of RHNP. Step 5 Preliminary Draft RHNA methodologies circulated for comment. Step 6 SLOCOG authorizes release of draft plan for comment and forwards to HCD for review. HCD has 30 days, SLOCOG and local agencies have 90 days. Step 7 End of 90 -day comment /appeal period by local jurisdictions. Step 8 Review of comments and appeals by SLOCOG. Step 9 August 2008- Revised final RHNA responding to SLOCOG jurisdictions comments and/or appeals considered and adopted by SLOCOG. Step 10 (If needed) Within 60 days SLOCOG can hear any appeals on final RHNP (includes a 30 day notice to local agencies). Any revisions adopted into final RHNP. 12 POLICY FOR RHNP REDISTRIBUTION UPON ANNEXATION OR INCORPORATION In the event of annexation or incorporation of new jurisdictions during the planning period of this RHNP, provision needs to be made for the redistribution of housing needs. The following policy establishes the conditions and process for any such redistribution: 1. Filing of Application for Annexation or Incorporation Upon receipt of notice of filing from LAFCO of a proposed annexation or incorporation, the affected county will notify SLOCOG of the proposal and resulting need for a redistribution of housing needs between the county and applicant jurisdiction. 2. Discussion with Annexing/Incorporating City During the course of the annexation/incorporation process, the affected county will negotiate in good faith between the annexing/incorporating city and the county the RHNP allocations to be redistributed. There cannot be a net reduction in the RHNP allocations within the county. This means that the total number of housing units by income category accepted by the applicant jurisdiction, plus the remaining number of units by income category attributable to the donor county, shall not be less than the original number of units by income category originally allocated to the county by the RHNP. Other than satisfying this requirement, the affected county and annexing/incorporating city may negotiate any redistribution of housing need that is mutually acceptable. 3. SLOCOG Mediation If, after negotiating in good faith, both the affected county and annexing/incorporating city cannot reach a mutually acceptable redistribution of housing need, either jurisdiction may request that SLOCOG mediate the redistribution of housing need. The purpose of such mediation will not be for SLOCOG to actually redistribute the housing need between the two affected jurisdictions, but to achieve mutually acceptable redistribution through negotiation. If, after mediation by SLOCOG, the affected county and annexing/incorporating city still cannot reach a mutually acceptable redistribution of housing needs, the matter will be referred to HCD. 4. Annexation/Incorporation Conditions The affected county and the annexing/incorporating city will jointly draft conditions covering the transfer of RHNP allocations from the county to the annexing/incorporating city. The affected county will request that the RHNP conditions are included in the LAFCO resolution approving the annexation/incorporation. 5. LAFCO Imposition of Conditions LAFCO imposes the proposed RHNP conditions in the resolution approving the annexation and/or incorporation. 6. Transfer of RHNA Allocations RHNP allocations will be transferred from the county to the city as specified in the LAFCO resolution. 7. Housing Elements 7a. County Housing Element The county's Housing Element should describe assumptions, conditions, and implications of any change in RHNP assumptions resulting from an annexation/incorporation. Following the effective date of an approved annexation/incorporation, the county may amend its Housing Element to reflect the change in RHNP allocations. 7b. City Housing Element Amendment (annexation) If the annexation and accompanying redistribution of RHNP allocations between affected jurisdictions occurs after the statutory housing element amendments have been adopted, any city general plan amendment accompanying an annexation must include amendment of the city's housing element to reflect that change. 13 7c. City Housing Element (incorporation) If the incorporation and accompanying redistribution of RHNP allocations between affected jurisdictions occurs after the statutory housing element amendments have been adopted, the new city will include the RHNP transfer in the housing element adopted for the new community. 8. State HCD Review The transfer of RHNP allocations for annexations or incorporations pursuant to this policy is subject to the review and approval of HCD prior to the implementing action. 1-11:2 :F_1%'KsjNhi4N/-M_1►U]J:Z4Z9I*1� Under State law, jurisdictions are given an opportunity to comment on, and propose revisions to, their share of the RHNP within 90 days of adoption. According to the government code, any revision must meet the test of accepted methodology, readily available data, and be consistent with State -identified criteria for the RHNP. Accordingly, appeals will not be considered by SLOCOG unless they meet the following criteria: The appeal must be received within 90 days of SLOCOG Board adoption of the Draft RHNP. SLOCOG strongly encourages jurisdictions intending to appeal to submit well in advance of the deadline. 2. The appealing jurisdiction must provide evidence that: a) The RHNP methodology was incorrectly applied in determining the jurisdiction's targets; or b) SLOCOG used incorrect or faulty numbers in determining their allocation targets. 3. Appeals must be submitted by an authorized signatory. 4. A contact person must be identified. This person should be able to respond to SLOCOG staff regarding the documentation pertinent to the appeal. As stated previously, under State law, existing zoning ordinances, policies, building standards and other land use regulations cannot be used by local jurisdictions as a justification for a request to reduce their RHNP housing allocation targets. The only exception is in cases where a moratorium on residential construction is legally imposed for a specified period of time to preserve and protect the public health and safety that would constrain the projected housing need. Following the end of the 90 -day revision request period, SLOCOG is required to take action on any requested revision within 60 days. The SLOCOG Board will hear all appeals. SLOCOG staff will make a recommendation to the Board on the technical merits of the appeal. SLOCOG may accept the proposed revision, modify its earlier determination, or indicate, based upon available data and accepted planning methodology, why the proposed revision is inconsistent with the regional housing need. If the SLOCOG Board does not accept the proposed revision, then the requesting jurisdiction has 30 days to request a public hearing to review the housing allocation targets in question. SLOCOG then has 30 days to notify the requesting jurisdiction of at least one public hearing. The date established for such hearing must be within 30 days following this notification. If, as a result of this process, SLOCOG accepts a proposed revision or modifies its earlier determination, the city or county shall use that share. If SLOCOG grants a revised allocation, it must still ensure that the current total regional housing need, as allocated by HCD, is maintained. This means that if one 14 jurisdiction's allocation changes, one or more other allocations must also change to insure the total regional allocation and distribution by income group remains the same. If SLOCOG determines that the proposed revision is inconsistent with the regional housing need, the city or county shall use the share that was originally determined by SLOCOG. Table D Household Income Categories Determination of County's Number/Percentage of Households By Income Category per 2000 Census data San Luis Obispo County Income Limits in Each Cate or : Max % of Median Starting Highest Median Household Income $ 42,428 Very Low (50%) $ 21,214 Low (80%) $ 21,215 $ 33,942 Moderate (120%) $ 33,943 $ 50,914 IP Above Moderate $ 50,915 all else Households in Bracket Income Brackets Very Low carryover Low carryover Moderate carryover Above Moderate 8,382 $ - $ 10,000 8,382 6,115 $ 10,000 $ 14,999 6,115 5,636 $ 15,000 $ 19,999 5,636 5,879 $ 20,000 $ 24,999 1,428 4,451 4,451 5,796 $ 25,000 $ 29,999 - - 5,796 6,174 $ 30,000 $ 34,999 4,869 1,305 1,305 5,457 $ 35,000 $ 39,999 - - - 5,457 5,199 $ 40,000 $ 44,999 - 5,199 4,477 $ 45,000 $ 49,999 4,477 8,500 $ 50,000 $ 59,999 777 7,723 7,723 10,218 $ 60,000 $ 74,999 - - 10,218 9,735 $ 75,000 $ 99,999 9,735 4,817 $ 100,000 $ 124,999 4,817 2,441 $ 125,000 $ 149,999 2,441 1,945 $ 150,000 $ 199,999 1,945 1,961 $ 200,000 $ 999,999 - - 1,961 92,732 100.0% 1 1 21,561 23% 1 1 15,116 16% 1 17,215 138,840 15 California Government Code Requirements for Development of Regional Housing Needs Plans (Changes from last update are underlined) 65584. (a) (1) For the fourth and subsequent revisions of the housing element pursuant to Section 65588, the department shall determine the existing and projected need for housing for each region pursuant to this article. For purposes of subdivision (a) of Section 65583, the share of a city or county of the regional housing need shall include that share of the housing need of persons at all income levels within the area significantly affected by the general plan of the city or county. (2) While it is the intent of the Legislature that cities, counties, and cities and counties should undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate the entire regional housing need, it is recognized, however, that future housing production may not equal the regional housing need established for planning purposes. (b) The department, in consultation with each council of governments, shall determine each region's existing and projected housing need pursuant to Section 65584.01 at least two years prior to the scheduled revision required pursuant to Section 65588. The appropriate council of governments, or for cities and counties without a council of governments, the department, shall adopt a final regional housing need plan that allocates a share of the regional housing need to each city, county, or city and county at least one year prior to the scheduled revision for the region required by Section 65588. The allocation plan prepared by a council of governments shall be prepared pursuant to Sections 65584.04 and 65584.05 with the advice of the department. (c) Notwithstanding any other provision of law, the due dates for the determinations of the department or for the council of governments, respectively, regarding the regional housing need may be extended by the department by not more than 60 days if the extension will enable access to more recent critical population or housing data from a pending or recent release of the United States Census Bureau or the Department of Finance. If the due date for the determination of the department or the council of governments is extended for this reason, the department shall extend the corresponding housing element revision deadline pursuant to Section 65588 by not more than 60 days. (d) The reaional housina needs allocation plan shall be consistent with all of the followina obiectives: (1) Increasing the housing supply and the mix of housing types, tenure, and affordability in all cities and counties within the region in an equitable manner, which shall result in each jurisdiction receiving an allocation of units for low- and very low income households. (2) Promoting infill development and socioeconomic equity, the protection of environmental and agricultural resources, and the encouragement of efficient development patterns. (3) Promoting an improved intraregional relationship between jobs and housing. (4) Allocating a lower proportion of housing need to an income category when a jurisdiction already has a disproportionately high share of households in that income category, as compared to the countywide distribution of households in that category from the most recent decennial United States census. (e) For purposes of this section, "household income levels" are as determined by the department as of the most recent decennial census pursuant to the following code sections: (1) Very low incomes as defined by Section 50105 of the Health and Safety Code. (2) Lower incomes, as defined by Section 50079.5 of the Health and Safety Code. (3) Moderate incomes, as defined by Section 50093 of the Health and Safety Code. (4) Above moderate incomes are those exceeding the moderate -income level of Section 50093 of the Health and Safety Code. 16 (f) Notwithstanding any other provision of law, determinations made by the department, a council of governments, or a city or county pursuant to this section or Section 65584.01, 65584.02, 65584.03, 65584.04, 65584.05, 65584.06, 65584.07, or 65584.08 are exempt from the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). 65584.01. (a) For the fourth and subsequent revision of the housing element pursuant to Section 65588, the department, in consultation with each council of governments, where applicable, shall determine the existing and projected need for housing for each region in the following manner: (b) The department's determination shall be based upon population projections produced by the Department of Finance and regional population forecasts used in preparing regional transportation plans, in consultation with each council of governments. • If the total regional population forecast for the planning period, developed by the council of governments and used for the preparation of the regional transportation plan, is within a range of 3 percent of the total regional population forecast for the planning period over the same time period by the Department of Finance, then the population forecast developed by the council of governments shall be the basis from which the department determines the existing and projected need for housing in the region. • If the difference between the total population growth projected by the council of governments and the total population growth projected for the region by the Department of Finance is greater than 3 percent, then the department and the council of governments shall meet to discuss variances in methodology used for population projections and seek agreement on a population projection for the region to be used as a basis for determining the existing and projected housing need for the region. • If no agreement is reached, then the population projection for the region shall be the population projection for the region prepared by the Department of Finance as may be modified by the department as a result of discussions with the council of governments. (c) (1) At least 26 months prior to the scheduled revision pursuant to Section 65588 and prior to developing the existing and projected housing need for a region, the department shall meet and consult with the council of governments regarding the assumptions and methodology to be used by the department to determine the region's housing needs. The council of governments shall provide data assumptions from the council's projections, including, if available, the following data for the region: (A) Anticipated household growth associated with projected population increases. (B) Household size data and trends in household size. (C) The rate of household formation, or headship rates, based on age, gender, ethnicity, or other established demographic measures. (D) The vacancy rates in existing housing stock; the vacancy rates for healthy housing market functions regional mobility; as well as, housing replacement needs. (E) Other characteristics of the composition of the projected population. (2) The department may accept or reject the information provided by the council of governments or modify its own assumptions or methodology based on this information. After consultation with the council of governments, the department shall make determinations in writing on the assumptions for each of the factors listed in subparagraphs (A) to (E), inclusive, of paragraph (1) and the methodology it shall use and shall provide these determinations to the council of governments. (d) (1) After consultation with the council of governments, the department shall make a determination of the region's existing and projected housing need based upon the assumptions and methodology determined pursuant to subdivision (c). Within 30 days following notice of the determination from the department, the council of governments may file an objection to the department's determination of the region's existing and projected housing need with the department. (2) The objection shall be based on and substantiate either of the following: (A) The department failed to base its determination on the population projection for the region established pursuant to subdivision (b), and shall identify the population projection which the council of governments believes should instead be used for the determination and explain the basis for its rationale. 17 (B) The regional housing need determined by the department is not a reasonable application of the methodology and assumptions determined pursuant to subdivision (c). The objection shall include a proposed alternative determination of its regional housing need based upon the determinations made in subdivision (c), including analysis of why the proposed alternative would be a more reasonable application of the methodology and assumptions determined pursuant to subdivision (c). (3) If a council of governments files an objection pursuant to this subdivision and includes with the objection a proposed alternative determination of its regional housing need, it shall also include documentation of its basis for the alternative determination. Within 45 days of receiving an objection filed pursuant to this section, the department shall consider the objection and make a final written determination of the region's existing and projected housing need that includes an explanation of the information upon which the determination was made. 65584.02. (a) For the fourth and subsequent revisions of the housing element pursuant to Section 65588, the existing and projected need for housing may be determined for each region by the department as follows, as an alternative to the process pursuant to Section 65584.01: (1) In a region in which at least one subregion has accepted delegated authority pursuant to Section 65584.03, the region's housing need shall be determined at least 26 months prior to the housing element update deadline pursuant to Section 65588. In a region in which no subregion has accepted delegation pursuant to Section 65584.03, the region's housing need shall be determined at least 24 months prior to the housing element deadline. (2) At least six months prior to the department's determination of regional housing need pursuant to paragraph (1), a council of governments may request the use of population and household forecast assumptions used in the regional transportation plan. For a housing element update due date pursuant to Section 65588 that is prior to January 2007, the department may approve a request that is submitted prior to December 31, 2004, notwithstanding the deadline in this paragraph. This request shall include all of the following: (A) Proposed data and assumptions for factors contributing to housing need beyond household growth identified in the forecast. These factors shall include allowance for vacant or replacement units, and may include other adjustment factors. (B) A proposed planning period that is not longer than the period of time covered by the regional transportation improvement plan or plans of the region pursuant to Section 14527, but a period not less than five years, and not longer than six years. (C) A comparison between the population and household assumptions used for the Regional Transportation Plan with population and household estimates and projections of the Department of Finance. The council of governments may include a request to extend the housing element deadline pursuant to Section 65588 to a date not to exceed two years, for the purpose of coordination with the scheduled update of a regional transportation plan pursuant to federal law. (b) The department shall consult with the council of governments regarding requests submitted pursuant to paragraph (2) of subdivision (a). The department may seek advice and consult with the Demographic Research Unit of the Department of Finance, the State Department of Transportation, a representative of a contiguous council of governments, and any other party as deemed necessary. The department may request that the council of governments revise data, assumptions, or methodology to be used for the determination of regional housing need, or may reject the request submitted pursuant to paragraph (2) of subdivision (a). Subsequent to consultation with the council of governments, the department will respond in writing to requests submitted pursuant to paragraph (1) of subdivision (a). (c) If the council of governments does not submit a request pursuant to subdivision (a), or if the department rejects the request of the council of governments, the determination for the region shall be made pursuant to Sections 65584 and 65584.01. 65584.03. (a) At least 28 months prior to the scheduled housing element update required by Section 65588, at least two or more cities and a county, or counties, may form a subregional entity for the purpose of allocation of the subregion's existing and projected need for housing among its members in accordance with the allocation methodology established pursuant to Section 65584.04. The purpose of establishing a subregion shall be to recognize the community of interest and mutual challenges and opportunities for providing housing within a subregion. IN A subregion formed pursuant to this section may include a single county and each of the cities in that county or any other combination of geographically contiguous local governments and shall be approved by the adoption of a resolution by each of the local governments in the subregion as well as by the council of governments. All decisions of the subregion shall be approved by vote as provided for in rules adopted by the local governments comprising the subregion or shall be approved by vote of the county or counties, if any, and the majority of the cities with the majority of population within a county or counties. (b) Upon formation of the subregional entity, the entity shall notify the council of governments of this formation. If the council of governments has not received notification from an eligible subregional entity at least 28 months prior to the scheduled housing element update required by Section 65588, the council of governments shall implement the provisions of Sections 65584 and 65584.04. The delegate subregion and the council of governments shall enter into an agreement that sets forth the process, timing, and other terms and conditions of the delegation of responsibility by the council of governments to the subregion. (c) At least 25 months prior to the scheduled revision, the council of governments shall determine the share of regional housing need assigned to each delegate subregion. The share or shares allocated to the delegate subregion or subregions by a council of governments shall be in a proportion consistent with the distribution of households assumed for the comparable time period of the applicable regional transportation plan. Prior to allocating the regional housing needs to any delegate subregion or subregions, the council of governments shall hold at least one public hearing, and may consider requests for revision of the proposed allocation to a subregion. If a proposed revision is rejected, the council of governments shall respond with a written explanation of why the proposed revised share has not been accepted. (d) Each delegate subregion shall fully allocate its share of the regional housing need to local governments within its subregion. If a delegate subregion fails to complete the regional housing need allocation process among its member jurisdictions in a manner consistent with this article and with the delegation agreement between the subregion and the council of governments, the allocations to member jurisdictions shall be made by the council of governments. 65584.04. (a) At least two years prior to a scheduled revision required by Section 65588, each council of governments, or delegate subregion as applicable, shall develop a proposed methodology for distributing the existing and projected regional housing need to cities, counties, and cities and counties within the region or within the subregion, where applicable pursuant to this section. The methodology shall be consistent with the objectives listed in subdivision (d) of Section 65584. (1) No more than six months prior to the development of a proposed methodology for distributing the existing and projected housing need, each council of governments shall survey each of its member jurisdictions to request, at a minimum, information regarding the factors listed in subdivision (d) that will allow the development of a methodology based upon the factors established in subdivision (d). (2) The council of governments shall seek to obtain the information in a manner and format that is comparable throughout the region and utilize readily available data to the extent possible. (3) The information provided by a local government pursuant to this section shall be used, to the extent Possible, by the council of governments, or delegate subregion as applicable, as source information for the methodologv developed pursuant to this section. The survey shall state that none of the information received may be used as a basis for reducing the total housing need established for the region pursuant to Section 65584.01. (4) If the council of governments fails to conduct a survey pursuant to this subdivision, a city, county, or city and county may submit information related to the items listed in subdivision (d) prior to the public comment period provided for in subdivision (c). (c) Public participation and access shall be required in the development of the methodology and in the process of drafting and adoption of the allocation of the regional housing needs. 19 Participation by organizations other than local jurisdictions and councils of governments shall be solicited in a diligent effort to achieve public participation of all economic segments of the community. The proposed methodology, along with any relevant underlying data and assumptions, and an explanation of how information about local government conditions gathered pursuant to subdivision (b) has been used to develop the proposed methodology, and how each of the factors listed in subdivision (d) is incorporated into the methodology, shall be distributed to all cities, counties, any subregions, and members of the public who have made a written request for the proposed methodology. The council of governments, or delegate subregion, as applicable, shall conduct at least one public hearing to receive oral and written comments on the proposed methodology. (d) To the extent that sufficient data is available from local governments pursuant to subdivision (b) or other sources, each council of governments, or delegate subregion as applicable, shall include the following factors to develop the methodology that allocates regional housing needs: (1) Each member jurisdiction's existing and projected mobs and housing relationship. (2) The opportunities and constraints to development of additional housing in each member jurisdiction includina all of the followina: (A) Lack of capacity for sewer or water service due to federal or state laws, regulations or regulatory actions, or supply and distribution decisions made by a sewer or water service provider other than the local jurisdiction that preclude the jurisdiction from providing necessary infrastructure for additional development durina the plannina period. (B) The availability of land suitable for urban development or for conversion to residential use, the availability of underutilized land, and opportunities for infill development and increased residential densities. The council of governments may not limit its consideration of suitable housing sites or land suitable for urban development to existing zoning ordinances and land use restrictions of a locality, but shall consider the potential for increased residential development under alternative zoning ordinances and land use restrictions. (C) Lands preserved or protected from urban development under existing federal or state programs, or both, designed to protect open space, farmland, environmental habitats, and natural resources on a long-term basis. (D) County policies to preserve prime agricultural land, as defined pursuant to Section 56064, within an unincorporated area. (3) The distribution of household growth assumed for purposes of a comparable period of regional transportation plans and opportunities to maximize the use of public transportation and existing transportation infrastructure. (4) The market demand for housing. (5) Agreements between a county and cities in a county to direct growth toward incorporated areas of the county. (6) The loss of units contained in assisted housing developments, as defined in paragraph (8) of subdivision (a) of Section 65583, that changed to non -low-income use through mortgage prepayment, subsidy contract expirations, or termination of use restrictions. (7) High -housing costs burdens. (8) The housing needs of farmworkers. (9) The housing needs generated by the presence of a private university or a campus of the California State University or the University of California within any member jurisdiction. (10) Any other factors adopted by the council of governments. (e) The council of governments, or delegate subregion, as applicable, shall explain in writing how each of the factors described in subdivision (d) was incorporated into the methodology and how the methodology is consistent with subdivision (d) of Section 65584. The methodology may include numerical weighting. a (f) Any ordinance, policy, voter -approved measure, or standard of a city or county that directly or indirectly limits the number of residential building permits issued by a city or county shall not be a justification for a determination or a reduction in the share of a city or county of the regional housing need. (g) In addition to the factors identified pursuant to subdivision (d), the council of governments, or delegate subregion, as applicable, shall identify any existing local, regional, or state incentives, such as a priority for funding or other incentives available to those local governments that are willing to accept a higher share than proposed in the draft allocation to those local governments by the council of governments or delegate subregion pursuant to Section 65584.05. (h) Following the conclusion of the 60 -day public comment period described in subdivision (c) on the proposed allocation methodology, and after making any revisions deemed appropriate by the council of governments, or delegate subregion, as applicable, as a result of comments received during the public comment period, each council of governments, or delegate subregion, as applicable, shall adopt a final regional, or subregional, housing need allocation methodology and provide notice of the adoption of the methodology to the jurisdictions within the region, or delegate subregion as applicable, and to the department. 65584.05. (a) At least one and one-half years prior to the scheduled revision required by Section 65588, each council of governments and delegate subregion, as applicable, shall distribute a draft allocation of regional housing needs to each local government in the region or subregion, where applicable, based on the methodology adopted pursuant to Section 65584.04. The draft allocation shall include the underlying data and methodology on which the allocation is based. It is the intent of the Legislature that the draft allocation should be distributed prior to the completion of the update of the applicable regional transportation plan. The draft allocation shall distribute to localities and subregions, if any, within the region the entire regional housing need determined pursuant to Section 65584.01 or within subregions, as applicable, the subregion's entire share of the regional housing need determined pursuant to Section 65584.03. (b) Within 60 days following receipt of the draft allocation, a local government may request from the council of governments or the delegate subregion, as applicable, a revision of its share of the regional housing need in accordance with the factors described in paragraphs (1) to (9), inclusive, of subdivision (d) of Section 65584.04, including any information submitted by the local government to the council of governments pursuant to subdivision (b) of that section. The request for a revised share shall be based upon comparable data available for all affected jurisdictions and accepted planning methodology, and supported by adequate documentation. (c) Within 60 days after the request submitted pursuant to subdivision (b), the council of governments or delegate subregion, as applicable, shall accept the proposed revision, modify its earlier determination, or indicate, based upon the information and methodology described in Section 65584.04, why the proposed revision is inconsistent with the regional housing need. (d) If the council of governments or delegate subregion, as applicable, does not accept the proposed revised share or modify the revised share to the satisfaction of the requesting party, the local government, may appeal its draft allocation based upon either or both of the following criteria: (1) The council of governments or delegate subregion, as applicable, failed to adequately consider the information submitted pursuant to subdivision (b) of Section 65584.04, or a significant and unforeseen change in circumstances has occurred in the local jurisdiction that merits a revision of the information submitted pursuant to that subdivision. (2) The council of governments or delegate subregion, as applicable, failed to determine its share of the regional housing need in accordance with the information described in, and the methodology established pursuant to Section 65584.04. (e) The council of governments or delegate subregion, as applicable, shall conduct public hearings to hear all appeals within 60 days of the date established to file appeals. The local government shall be notified within 10 days by certified mail, return receipt requested, of at least one public hearing on its appeal. 21 The date of the hearing shall be at least 30 days and not more than 35 days from the date of the notification. Before taking action on an appeal, the council of governments or delegate subregion, as applicable, shall consider all comments, recommendations, and available data based on accepted planning methodologies submitted by the appellant. The final action of the council of governments or delegate subregion, as applicable, on an appeal shall be in writing and shall include information and other evidence explaining how its action is consistent with this article. The final action on an appeal may require the council of governments or delegate subregion, as applicable, to adjust the allocation of a local government that is not the subject of an appeal. (f) The council of governments or delegate subregion, as applicable, shall issue a proposed final allocation within 45 days of the completion of the 60 -day period for hearing appeals. The proposed final allocation plan shall include responses to all comments received on the proposed draft allocation and reasons for any significant revisions included in the final allocation. (g) In the proposed final allocation plan, the council of governments or delegate subregion, as applicable, shall adjust allocations to local governments based upon the results of the appeals process specified in this section. If the adjustments total 7 percent or less of the regional housing need determined pursuant to Section 65584.01, or, as applicable, total 7 percent or less of the subregion's share of the regional housing need as determined pursuant to Section 65584.03, then the council of governments or delegate subregion, as applicable, shall distribute the adjustments proportionally to all local governments. If the adjustments total more than 7 percent of the regional housing need, then the council of governments or delegate subregion, as applicable, shall develop a methodology to distribute the amount greater than the 7 percent to local governments. In no event shall the total distribution of housing need equal less than the regional housing need, as determined pursuant to Section 65584.01, nor shall the subregional distribution of housing need equal less than its share of the regional housing need as determined pursuant to Section 65584.03. Two or more local governments may agree to an alternate distribution of appealed housing allocations between the affected local governments. If two or more local governments agree to an alternative distribution of appealed housing allocations that maintains the total housing need originally assigned to these communities, then the council of governments shall include the alternative distribution in the final allocation plan. (h) Within 45 days of the issuance of the proposed final allocation plan by the council of governments and each delegate subregion, as applicable, the council of governments shall hold a public hearing to adopt a final allocation plan. To the extent that the final allocation plan fully allocates the regional share of statewide housing need, as determined pursuant to Section 65584.01, the council of governments shall have final authority to determine the distribution of the region's existing and projected housing need as determined pursuant to Section 65584.01. Within 60 days of adoption by the council of governments, the department shall determine whether or not the final allocation plan is consistent with the existing and projected housing need for the region, as determined pursuant to Section 65584.01. The department may revise the determination of the council of governments if necessary to obtain this consistency. (i) Any authority of the council of governments to review and revise the share of a city or county of the regional housing need under this section shall not constitute authority to revise, approve, or disapprove the manner in which the share of the city or county of the regional housing need is implemented through its housing program. 65584.06. (a) For cities and counties without a council of governments, the department shall determine and distribute the existing and projected housing need, in accordance with Section 65584 and this section. If the department determines that a county or counties, supported by a resolution adopted by the board or boards of supervisors, and a majority of cities within the county or counties representing a majority of the population of the county or counties, possess the capability and resources and has agreed to accept the 22 responsibility, with respect to its jurisdiction, for the distribution of the regional housing need, the department shall delegate this responsibility to the cities and county or counties. (b) The distribution of regional housing need shall, based upon available data and in consultation with the cities and counties, take into consideration market demand for housing, the distribution of household growth within the county assumed in the regional transportation plan where applicable, employment opportunities and commuting patterns, the availability of suitable sites and public facilities, agreements between a county and cities in a county to direct growth toward incorporated areas of the county, or other considerations as may be requested by the affected cities or counties and agreed to by the department. As part of the allocation of the regional housing need, the department shall provide each city and county with data describing the assumptions and methodology used in calculating its share of the regional housing need. Consideration of suitable housing sites or land suitable for urban development is not limited to existing zoning ordinances and land use restrictions of a locality, but shall include consideration of the potential for increased residential development under alternative zoning ordinances and land use restrictions. (c) Within 90 days following the department's determination of a draft distribution of the regional housing need to the cities and the county, a city or county may propose to revise the determination of its share of the regional housing need in accordance with criteria set forth in the draft distribution. The proposed revised share shall be based upon comparable data available for all affected jurisdictions, and accepted planning methodology, and shall be supported by adequate documentation. (d) (1) Within 60 days after the end of the 90 -day time period for the revision by the cities or county, the department shall accept the proposed revision, modify its earlier determination, or indicate why the proposed revision is inconsistent with the regional housing need. (2) If the department does not accept the proposed revision, then, within 30 days, the city or county may request a public hearing to review the determination. (3) The city or county shall be notified within 30 days by certified mail, return receipt requested, of at least one public hearing regarding the determination. (4) The date of the hearing shall be at least 10 but not more than 15 days from the date of the notification. (5) Before making its final determination, the department shall consider all comments received and shall include a written response to each request for revision received from a city or county. (e) If the department accepts the proposed revision or modifies its earlier determination, the city or county shall use that share. If the department grants a revised allocation pursuant to subdivision (d), the department shall ensure that the total regional housing need is maintained. The department's final determination shall be in writing and shall include information explaining how its action is consistent with this section. If the department indicates that the proposed revision is inconsistent with the regional housing need, the city or county shall use the share that was originally determined by the department. The department, within its final determination, may adjust the allocation of a city or county that was not the subject of a request for revision of the draft distribution. (f) The department shall issue a final regional housing need allocation for all cities and counties within 45 days of the completion of the local review period. 65584.07. (a) During the period between adoption of a final regional housing needs allocation until the due date of the housing element update pursuant to Section 65588, the council of governments, or the department, whichever assigned the county's share, shall reduce the share of regional housing needs of a county if all of the following conditions are met: (1) One or more cities within the county agree to increase its share or their shares in an amount equivalent to the reduction. (2) The transfer of shares shall only occur between a county and cities within that county. 23 (3) The county's share of low-income and very low income housing shall be reduced only in proportion to the amount by which the county's share of moderate- and above moderate -income housing is reduced. (4) The council of governments or the department, whichever assigned the county's share, shall approve the proposed reduction, if it determines that the conditions set forth in paragraphs (1), (2), and (3) above have been satisfied. The county and city or cities proposing the transfer shall submit an analysis of the factors and circumstances, with all supporting data, justifying the revision to the council of governments or the department. The council of governments shall submit a copy of its decision regarding the proposed reduction to the department. (b) The county and cities which have executed transfers of regional housing need pursuant to this section shall amend their housing elements and submit them to the department for review pursuant to Section 65585. All materials and data used to justify any revision shall be made available upon request to any interested party within seven days upon payment of reasonable costs of reproduction unless the costs are waived due to economic hardship. A fee may be charged to interested parties for any additional costs caused by the amendments made to former subdivision (c) of Section 65584 that reduced from 45 to 7 days the time within which materials and data were required to be made available to interested parties. (c) In the event an incorporation of a new city occurs after the council of governments, or the department for areas with no council of governments, has made its final allocation under this section, the city and county may reach a mutually acceptable agreement on a revised determination and report the revision to the council of governments and the department, or to the department for areas with no council of governments. If the affected parties cannot reach a mutually acceptable agreement, then either party may request the council of governments, or the department for areas with no council of governments, to consider the facts, data, and methodology presented by both parties and make the revised determination. The revised determination shall be made within one year of the incorporation of the new city based upon the methodology described in subdivision (a) and shall reallocate a portion of the affected county's share of regional housing needs to the new city. The revised determination shall neither reduce the total regional housing needs nor change the previous allocation of the regional housing needs assigned by the council of governments or the department, where there is no council of governments, to other cities within the affected county. 24 March 2009 San Luis Obispo County Multi -Family Housing Rental Survey Summary Copyright 2009 Dyer Sheehan Group, Inc. REAL ESTATE CONSULTING & BROKERAGE SERVICES 808 E. SANTA CLARA STREET. SUITE A VENTURA. CA 93001 (805) 653-8100 • FAX(805)653-8105 www.dyersheehan.com March 2009 San Luis Obispo County Multi -Family Housing Rental Survey Summary Table of Contents I. Introduction II. March 2009 SLO County Multi -Family Housing Rental Survey Summary 1. Combined San Luis Obispo County Market Areas - Current Data for March 2009 2. Combined San Luis Obispo County Market Areas - Historical Data 3. Arroyo Grande Market Area (incl. Grover Beach, Pismo Beach & Oceano) - Current Data for March 2009 4. Arroyo Grande Market Area (incl. Grover Beach, Pismo Beach & Oceano) - Historical Data 5. Atascadero Market Area (including Templeton) - Current Data for March 2009 6. Atascadero Market Area (including Templeton) - Historical Data 7. City of Paso Robles Market Area - Current Data for March 2009 8. City of Paso Robles Market Area - Historical Data 9. City of San Luis Obispo Market Area - Current Data for March 2009 10. City of San Luis Obispo Market Area - Historical Data III. March 2009 Qualifying Income to Rent Table IV. Dyer Sheehan Group, Inc. I Introduction Introduction Thank you for your interest in our March 2009 San Luis Obispo County Multi - Family Housing Rental Survey Summary. Our March 2009 survey includes data from more than 3,700 apartment units in Arroyo Grande (including Grover Beach, Pismo Beach & Oceano), Atascadero (including Templeton), Paso Robles, and San Luis Obispo, as well as a combined summary of these individual San Luis Obispo County market areas. We have tried to make this publication as user-friendly as possible, and are continually looking for ways to improve the value and applicability of the information we provide. If you have any questions, or suggestions that would help us in this pursuit, please let us know. Dyer Sheehan Group, Inc. provides a broad range of consulting and brokerage services to the real estate investment and development community, including: property analysis, market & feasibility studies, governmental & community relations, project planning, and entitlement permit processing. We welcome the opportunity to discuss how we could specifically be of additional service to you. Please call us with questions, or to schedule an appointment. We trust that you will find our March 2009 San Luis Obispo County Multi - Family Housing Rental Survey Summary to be a valuable analysis and reference tool. Thanks again for your ongoing cooperation and support. REAL ESTATE CONSULTING & BROKERAGE SERVICES 808 E. SANTA CLARA STREET, SUITE A VENTURA, CA 93001 (805) 653-8100 • FAX (805) 653-8105 www.dyersheehan.com II March 2009 San Luis Obispo County Multi -Family Housing Rental Survey Summary Cc ` (u O 0 N M M N N �t N I- N = Cl M >- N N 1*: 69 69 69 69 60 00 UO — O 00 V O V — T N N N N N (a 69 6) 69 69 00 CO M O M O 00 co m 00 0 0 0 0 64, E» 69 69 LO 00 00 00 Cl) O O Lr) — 00 to ~ O EA 69 69 69 69 OM LO r 0 O C) O 0 O Eli 69 fA 64 tD 6H U') O O O CO O Lf) L LO (D � 0) 69 69 69 69 a y s 000 0 Cl) N O 0000 00 NCF) O y O Ooo CO Lo N M N N C") E E E 0 v 0 0 m m o 0 ami m O 0 d m - > O r N M o � o LO o � 0 M N NO O (a (n U) en in to (n '4 'bs jad S u! 3uaa 0 0 N r U «n Co c 0 0 0 0 0 (Un Ln o Wn o In N N (n (n (n (n (n $ ui;uaa E 0 0 v d m M � a T 0 C o D .r d N m CN E t m a E Q O O m r R d O N E ami 00 a > d a' m d ❑ M a T ~ C E '= O C 0= O N CDc Q) d LM°° N E i m E Q c O D: m m CC) � J / O v N C: a� a a> 0- E E O a) a) iv N T N m 3 0 N m Co m 0 n 0 m 0 O Q U c a d (n d d U) _o U A C in ui 0 co U C a 0 0 0 r d L V) d D 0 t CL m T 0 0 U y c c D (p m [f = Cl M >- N N 1*: (D 00 d M LO "O d d d N N N in N V� m a > U) N CL O U m U d O D 0v ` a.0 E O E c Cl. 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N f` cD ao O l0 (y T Tr T CD c fA >. 64 611, 69 69 69 p d J L 0 0 0 0 tT 0 G o N O •- O`�- 0 _ ca tp4 r o 00 O Cl) r- a) c U .- to (V O > ani N .- - T Q (fl 61) 69 6F, o S +I °' ro O CO M O M M Lo f0 T T r r T N �» rfl 69 69 6A Cl) N LO 1A Ul) CO N V � N O >00 CF) +1 0 00 trj O ui m U •D O Do Cl) IT OM 41) 11 N C) 0. M N 00 O V O N r d (fi (ii T N E9 E!-3 T t9 m c-- 0 0 0 O .- c 0 0 C +1 co v �n d Q y 0 th 00 r.- r-- c o .�-. Cl) co T C «t+ O 69 fA 6s 69 649,vai � 9 0 E 0 0 0 0 tU O t6 +I M Q) > o N O •- O r' > J Q O 00 Cl) 00 > Q Q U In p h CD dm N r- 00 M 00 T w •O O 64 w to 0) N_ +_T+ U 0 0 0 0 � +I e ^ M Cl) ri f` 00 O M C) CD N LO N (D p c I- 00 to w �- 69 69 r En E E E _ O O OO O O O - f0 d D d d a) > m m m O e-- N M 0 0 Co 0 0 0 0 o Irl o Ln o LO o c CN w to to (n ri u) bs gad $ u. luaa O A N > L O m ■ Oco O N d 07 `'' E U) E O O a' Co Z o N a to E Q ❑ 0 0 v � m E m m O N 7 ■ (n O N _ O N ■ E I co 0 0 0 0 O N m a aEi H a m o MID 2 0 0 0 0 o to U� O In O Lo N N fn fn tfi to $ ul;uaa N III March 2009 Qualifying Income to Rent Table (based upon combined data from the San Luis Obispo County Market Areas) 0) 0 O N 2 U � Q W 2 I— , Z W w Q Q F- >- >- W LL. Y J Q Q � M } Z 0 =) O U LLI O a. ' - Cf) W 0 O LUD LU J Z O Q U N Z 0 LU Z m 2 O U 0 o O O O 'd ti CD M M It ti V! 6R bR EA O ti CCR M ti ti r to d} 6R V). CO coo � o 0 I t7 o" 'Vw U) N �O CO 00 to co O r E E E O O O L L L +•+ m m m r N M O O M Iq N LO N EA A U U c a 0 C) m a� m t U) I- CD cl a� 0 0 N L L Q IV Dyer Sheehan Group, Inc. A Company Overview Dyer Sheehan Group, Inc. (DSG) was formed in 1997 by Dawn Dyer and Paul Sheehan who together have more than 50 years of experience in real estate analysis, investment, and development. This expertise, which includes an exemplary track record in governmental and community relations, puts DSG in a unique position to play a proactive and highly effective role in both the facilitation and promotion of successful development projects, and the acquisition and disposition of real estate investments. Dyer Sheehan Group, Inc. provides a wide range of professional consulting and brokerage services including: • analysis and brokerage of multi -family and commercial investment properties • market, feasibility, and specialty studies for residential and mixed-use real estate development projects • market, feasibility, and specialty studies for multi -family properties • product recommendation reports for residential and mixed-use real estate development projects • project planning, land use negotiations, and entitlement permit processing • governmental and community relations related to land development and housing issues • overall management of residential and mixed-use land development projects • identification, analysis, and brokerage of real estate development opportunities • "Opinion of Value" assessments for HUD, SBA, and other financial institutions • rent reasonableness and demand studies for public & private providers of affordable housing • investigation & resolution of zoning and code compliance issues for existing buildings and land uses • expert witness testimony for real estate development and investment issues Dyer Sheehan Group, Inc. provides professional services to individual investors and corporate property owners, public agencies, local Housing Authorities, and non-profit affordable housing providers, as well as to financial institutions, REITs, pension funds, and institutional investment groups. DSG's client list also includes some of the nation's largest homebuilders. Additionally, DSG surveys more than 20,300 Ventura County apartment units, as well as 5,200 Santa Barbara County apartment units, and 3,700 San Luis Obispo County on a semi-annual basis. The resulting summary data, along with a professional market perspective, is published annually in the University of California Santa Barbara - Economic Forecast Project's Economic Outlook publications, and The California Economic Forecast Project's Real Estate and Economic Outlook publications. DSG also publishes expanded market specific versions of this information in its own semi-annual Multi -Family Housing Forecast and Rent Survey reports. Dawn Dyer, President Dawn Dyer is President and co-founder of Dyer Sheehan Group, Inc. Ms. Dyer has an extensive background in real estate investment analysis and finance. She is a California licensed Real Estate Broker with sixteen years experience in the Southern California market. Ms. Dyer specializes in conducting detailed market research and feasibility studies, as well as other specialized studies to address specific real estate investment and development issues. She has also demonstrated a strong ability to successfully interact with diverse community groups and organizations, to facilitate open and productive dialog on complex land use issues, and to assist the development community and general public in working together to create projects which are consistent with the vision and priorities of the specific locale. Additionally, Ms. Dyer's experience includes analyzing and marketing multi -family properties, and other real estate investment opportunities. Under her direction, Dyer Sheehan Group, Inc. tracks the overall apartment trends in Ventura, Santa Barbara County, and San Luis Obispo Counties. This research data, along with a summary of her professional market perspective, is published in the University of California Santa Barbara - Economic Forecast Project's annual Economic Outlook publications, and The California Economic Forecast Project's annual Real Estate and Economic Outlook publications. Ms. Dyer is a member, and former Chair of the Board of Directors of the University of California Santa Barbara - Economic Forecast Project, as well as a member of both the Ventura County Economic Development Association (VCEDA) Economic and Environmental Policy Leadership Committee, and the Policy Steering Group for the Santa Barbara/Ventura Partnership for Jobs/Housing Balance, an inter -regional partnership of elected officials, private sector individuals, and community leaders which has been created with grant funding from HCD to provide policy direction to the California Legislature regarding regional jobs/housing balance issues. Dawn is also a member, and former Chair of the Board of Advisors of the VCEDA HOME (Housing Opportunities Made Easier) campaign. Ms. Dyer provides expert witness testimony on real estate issues, and has been a guest speaker on real estate investment and development topics for the Building Industry Association's annual Western Building Show/PCBC and Southern California Building Industry Show. A Select List of Clients University of California Office of the President Oakland, California UCSB Economic Forecast Project University of California - Santa Barbara Ventura Unified School District Ventura, California The California Economic Forecast Santa Barbara, California Area Housing Authority of the Co. of Ventura Thousand Oaks, California City of Oxnard Housing Authority Oxnard, California Housing Authority of the City of Ventura Ventura, California Crown Pointe Estates at Malibu, LLC Calabasas, CA LNR Property Corporation Newport Beach, California Integral Communities Newport Beach, California Bluestone Communities Newport Beach, California SIA Partners Santa Barbara, California Watt Developers Santa Monica, California Lennar Corporation Valencia, California Centex Homes Valencia, California Archstone Santa Ana, California Interstate Brands Corporation Kansas City, Missouri Trammell Crow Residential Costa Mesa, California Shea Properties Aliso Viejo, California Richmond American Homes Irvine, CA Greystone Homes Stevenson Ranch, California Lincoln Property Company Irvine, California Avion Development, LLC San Diego, California Interstate Equities Corporation (IEC) Los Altos, California Interstate Bakeries Corporation Kansas City, Missouri Row Park Associates, LLC Ventura, California City of Atascadero Housing Element 2007-2014 Public Review Draft August 26, 2009 City of Atascadero 6907 El Camino Real Atascadero, CA 93422 www.atascadero.org Prepared by: Lisa Wise Consulting, Inc. 983 Osos Street San Luis Obispo, CA 93401 This Page Intentionally Left Blank City of Atascadero General Plan Housing Element Table of Contents A. INTRODUCTION......................................................................................................................... 2 1. OVERVIEW........................................................................................................................................................2 2. PUBLIC PARTICIPATION...................................................................................................................................3 3. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS...............................................................................4 B. EVALUATION OF PREVIOUS HOUSING ELEMENT........................................................6 C. POPULATION AND EMPLOYMENT TRENDS.................................................................18 1. POPULATION..................................................................................................................................................18 2. EMPLOYMENT................................................................................................................................................19 D. HOUSING CHARACTERISTICS...........................................................................................22 1. HOUSEHOLDS.................................................................................................................................................22 2. HOUSING UNITS.............................................................................................................................................24 3. HOUSING CONDITIONS..................................................................................................................................25 4. HOUSING AFFORDABILITY.............................................................................................................................27 5. AT -RISK UNITS...............................................................................................................................................28 E. SPECIAL HOUSING NEEDS...................................................................................................30 1. SENIOR HOUSEHOLDS....................................................................................................................................30 2. PERSONS WITH DISABILITIES..........................................................................................................................32 3. LARGE FAMILIES AND OVERCROWDING.......................................................................................................33 4. SINGLE -PARENT HOUSEHOLDS.....................................................................................................................33 5. PERSONS IN NEED OF EMERGENCY SHELTER................................................................................................34 6. FARMWORKERS..............................................................................................................................................34 F. HOUSING RESOURCES..........................................................................................................36 1. REGIONAL HOUSING NEEDS ALLOCATION..................................................................................................36 2. SITE INVENTORY AND ANALYSIS...................................................................................................................38 3. REMAINING 2007-2014 REGIONAL HOUSING NEEDS ALLOCATION...........................................................39 4. INFRASTRUCTURE RESOURCES.......................................................................................................................40 5. FINANCIAL RESOURCES.................................................................................................................................41 6. ADMINISTRATIVE RESOURCES.......................................................................................................................42 G. CONSTRAINTS ON HOUSING PRODUCTION...............................................................46 1. GOVERNMENTAL CONSTRAINTS...................................................................................................................46 2. NON-GOVERNMENTAL CONSTRAINTS.........................................................................................................66 H. HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS......................................70 I. REFERENCES.............................................................................................................................. 84 AppendixI....................................................................................................................................................86 AppendixII..................................................................................................................................................98 AppendixIII...............................................................................................................................................100 AppendixIV...............................................................................................................................................102 AppendixV................................................................................................................................................104 AppendixVI...............................................................................................................................................106 Public Review Draft Page I ii August 26, 2009 City of Atascadero General Plan Housing Element List of Tables V-1 Evaluation of Previous Housing Element 5 V-2 Trends in Population Growth 17 V-3 Trends in Population Age 17 V-4 Trends in Race and Ethnicity 18 V-5 Industry Trends in Atascadero 19 V-6 Trends in Occupations 19 V-7 Class of Worker Trends 20 V-8 Trends in Households 21 V-9 Trends in Household Income Groups 22 V-10 Housing Problems for Extremely Low Income (ELI) Households 22 V-11 Trends in Housing Type 23 V-12 Housing Units by Age 23 V-13 Trends in Housing Tenure 24 V-14 Multi -Family Housing Rental Rates, March 2009 25 V-15 Monthly Owner Costs as a Percentage of Household Income 26 V-16 Gross Rent as a Percentage of Household Income 26 V-17 San Luis Obispo County Income Limits 26 V-18 San Luis Obispo County Maximum Sales and Rental Prices 27 V-19 At -Risk Assisted Housing Units 28 V-20 Special Needs Population 29 V-21 Senior Households 29 V-22 Senior Households by Income Group 30 V-23 Senior Housing Facilities, 2009 30 V-24 Persons with Disabilities by Type 31 V-25 Employment Status of Persons with Disabilities 31 V-26 Household Size by Tenure in Atascadero 32 V-27 Overcrowded Households 32 V-28 City Share of Regional Housing Needs, 2001-2006 36 V-29 City Share of Regional Housing Needs, 2007-2014 37 V-30 Summary of Vacant Parcels 38 V-31 Summary of Underutilized Parcels 38 V-32 Remaining RHNA Analysis, 2007-2014 39 V-33 Disposition of Home Loans 41 V-34 General Plan Land Use Designations and Zoning District Comparison 48 V-35 Zoning District's Permitted Land Uses 49 V-36 Residential Zones Development Standards 50 V-37 Downtown Zones Development Standards 50 V-38 Parking Requirements 55 V-39 Planning and Development Fees 57 V-40 Development Fees for New Housing 58 V-41 Proportion of Fee in Development Cost for a Residential Development 58 V-42 Permit Processing Procedures 59 V-43 Timelines for Permit Procedures 59 V-44 Constraints on Housing for Persons with Disabilities 61 V-45 Strategies to Address Energy Conservation and Global Climate Change 65 Public Review Draft Page I iii August 26, 2009 City of Atascadero General Plan Housing Element V-46 Summary of Quantified Objectives, 2007-2014 81 V-47 Vacant Parcels 85 V-48 Potential Vacant Parcels to be Rezoned 99 V-49 Underutilized Parcels 103 List of Figures V-1 Median Home Sale Price, 2002-2009 25 V-2 Vacant Multi -Family and Mixed Use Property Map 97 V-3 Potential Vacant Parcels to be Rezoned Map 101 V-4 Underutilized Multi -Family and Mixed Use Property Map 105 Public Review Draft Page I iv August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 1 August 26, 2009 City of Atascadero General Plan Housing Element A. Introduction 1. Overview California planning law provides more detailed requirements for the housing element than for any other element of the General Plan. The State Legislature has found that "the availability of housing is of vital statewide importance and that the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order." The housing element establishes policies for the community to ensure safe, decent housing for its current and future residents. Article 10.6 of the California Government Code requires each city and county to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs. The analysis must address all economic segments (extremely low-, very low-, low-, moderate- and above moderate -incomes) of the community, the City's share of the regional housing need, and the housing needs of special groups such as the elderly, disabled, homeless, large families, and single parents. The City must either identify vacant or re - developable sites that can provide sufficient housing to meet these needs or include programs in the housing element to identify additional residential sites. Housing Elements are subject to State review and certification. The City of Atascadero prepared a draft Housing Element in 2002 that was not certified by the State but last had an Element approved by HCD in 1994. This Housing Element includes the following information as required by State law: Analysis of Atascadero's housing needs. 2. Information on the existing housing stock, including the number, type, cost, tenure, and structural condition of the units. 3. Analysis of land available to accommodate unmet housing needs. 4. Analysis of potential barriers to housing development, including governmental and non-governmental constraints. 5. Information on existing subsidized or below market -rate housing units. Information on energy conservation opportunities for housing construction or rehabilitation. 7. Specific goals, measurable objectives, policies, and programs to address the housing allocation, as required by the County Regional Housing Needs Plan. Public Review Draft Page 2 August 26, 2009 City of Atascadero General Plan Housing Element Major housing issues and opportunities identified in Atascadero include: 1. Adequate sites for the development of housing for all economic segments of the community. Since the previous Housing Element was not certified by the State, this includes sites for the previous and current Regional Housing Needs Allocation (RHNA). 2. Incentives to encourage private market and non-profit development of affordable housing. 3. Integration of affordable housing into new above -moderate income residential projects or payment of fees in -lieu of affordable housing inclusion. 4. Special needs of seniors and families. 5. Maintenance of existing standard housing, rehabilitation of substandard units, and removal and replacement of substandard housing that cannot feasibly be rehabilitated. 6. Financial resources and programs to help subsidize development, maintenance, and rehabilitation of extremely low, very -low, low-, and moderate -income housing. 7. Local governmental constraints on the production or rehabilitation of housing. 2. Public Participation Government Code §65583(c)(6)(B) requires the City to "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." Accordingly, this document incorporates input received from the general public, City Council, and Planning Commission of Atascadero. The City facilitated a series of stakeholder interviews on June 9, 2009, and a public workshop on June 16, 2009, to solicit input by citizens from different geographic areas and economic segments in the City, financial and real estate professionals, decision -makers, and others to provide policy guidance. The City also held a series of workshops with Tierra West Advisors, Inc. to develop priorities for the Redevelopment Agency low and moderate housing funds. Public workshops were held on February 28, 2008 and April 29, 2008. At the recent stakeholder interviews, community members were given the opportunity to ask questions and to provide recommendations on goals, policies, and programs. This input is incorporated in the Housing Element. Community input will continue as the process moves forward. The Housing Element is posted on the City's web site (www.atascadero.org). Public Review Draft Page 3 August 26, 2009 City ofAtascadero General Plan Housing Element 3. Consistency with Other General Plan Elements State law requires that the General Plan and all of its elements comprise an "integrated, internally consistent and compatible statement of policies." The goals, policies, and programs of this Housing Element are consistent with the goals, policies, and programs contained in other elements of the General Plan. The Housing Element is Chapter V of the existing General Plan. Public Review Draft Page 4 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 5 August 26, 2009 City of Atascadero General Plan Housing Element B. Evaluation of Previous Housing Element The previous 2002 Housing Element sought to increase affordable multifamily units, primarily to accommodate larger families and the increasing number of senior citizens. To a considerable extent, the City has been successful in achieving this objective (Table V-1). (An analysis of the 2001-2006 Regional Housing Needs Allocation (RHNA) is included in Section F, Housing Resources.) The goals and policies contained in the previous Housing Element were generally appropriate to meet the housing needs of the City. However, this updated Element builds on that foundation, while taking into account that the City is substantially developed and relatively few (though significant) prospects remain to increase housing opportunities. This Element contains specific implementation programs, quantified objectives, and an aggressive below market rate housing program. Another priority of this Housing Element is conservation and rehabilitation of existing homes. Table V-1 indicates what has been achieved and which programs should be carried forward or deleted. However, to improve on the implementation and usability of the document some of the policies and programs have been reworded or combined with other programs. Table V-1 Evaluation of Previous Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Goal 1: Promote diverse and high quality housing opportunities to meet the needs of all segments of the community. Policy 1.1— Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household t pes in the City. Program 1.1 - 1. Designate adequate Adequate sites The city designated This program will be sites and implement programs to help to meet 2001- approximately 42.1 acres revised and continued in meet the City Regional Housing Needs 2006 RHNA for multi -family residential the 2007-2014 Housing Allocation. development at 16 du/ac Element. Program 1.1 - 2. Continue to allow mixed 1 Very Low, 8 Not met City to use RDA and in - residential and commercial development Low per year lieu fee set aside money in the Downtown Zoning District. to assist building owners in converting upper floor residential space to deed restricted lower income units. This program will be revised and continued in the 2007-2014 Housing Element. Program 1.1 - 3. Continue to allow small 10 Moderate per 38 Moderate units This program will be lot single family homes in planned year constructed continued in the 2007 - developments in multi -family areas not 2014 Housing Element. appropriate for large complexes. Public Review Draft Page 6 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Program 1.1 - 4. Amend the Zoning 10 Moderate per 13 Moderate units The zoning ordinance Ordinance to allow single family year was amended. development at densities of 4 -units per 2 Low units acre in the SFR -X zoning district through This program will not be a Planned Development process. carried forward. Program 1.1 - 5. Require the use of 5 Low units per Approved Woodlands This program was specific plans for residential projects of year Specific Plan implemented. The City 100 or more units. will require ongoing 2 Very low implementation. 5 Low This program will be continued in the 2007- 34 Moderate 2014 Housing Element. Program 1.1 - 6. Adopt an ordinance to N/A Not adopted This program is not allow the use of Specific Plans deemed necessary and throughout the City to facilitate the will not be carried production of affordable housing via such forward. means as reduction in setbacks, shared parking, and mixing of uses and housing types. Program 1.1 - 7. Continue to allow 3 Very low Ongoing — The City This program will be manufactured housing and group housing allows modular housing revised and continued in in accordance with State law. units on single family lots the 2007-2014 Housing and permits them as Element. secondary units. Program 1.1 - 8. Support the extension 20 Very low 20 Very low approved This program has been and expansion of sewer service along implemented. It will be both the North and South ends of EI 6 Low 7 Low approved revised and continued in Camino Real to serve higher density the 2007-2014 Housing residential areas by allocating the funding 16 Moderate 25 Moderate approved Element. necessary through the City's Capital Improvement Program. City sewer service was extended along the North and South ends of EI Camino Real. Policy 1.2 — Encourage a variety of high quality housing types in multi -family areas. Program 1.2 — 1. Allow planned This program is not developments with detached units on deemed necessary and individual lots or airspace condominiums will not be carried on commonly owned lots. forward. Program 1.2 — 2. Update the zoning Not updated This program is not ordinance to require private open space deemed necessary and and on-site common recreational facilities will not be carried to be provided based on project size. forward. Goal 2: Increase home ownership opportunities. Policy 2.1— Promote development and construction of new housing units for ownership, especially by low- and moderate -income families. Public Review Draft Page 7 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Program 2.1 - 1. Offer a 35% (percent) 1 Very low per 8 Very low (permits This program has been density bonus for projects that include year issued since 2000) / 27 combined with an deed restricted very low-, low-, and entitled since 2000 update of the density moderate -income housing. 4 Low per year bonus ordinance to 19 Low (permits issued bring local regulations in since 2000) / 19 entitled compliance with State since 2000 law. 1 Moderate (permits issued since 2000) / 1 entitled since 2000 Program 2.1 — 2. Continue to encourage, 5 Low per year 16 Very Low (issued Continue City's where suitable, Planned Unit since 2000) inclusionary housing Development (PD) Overlay Zones, 12 Moderate per policy, which requires particularly the PD -7 zone of small lot year 5 Low (issued since that all PD projects subdivisions, for single-family ownership 2000) include affordable units in the RMF -10 and RMF -16 zoning or pay in -lieu fees. districts 12 Moderate (issued since 2000) This program will be revised and continued in the 2007-2014 Housing Element. Program 2.1 — 3. Adopt an affordable Ordinance not adopted This program will be housing density bonus ordinance that revised and continued in establishes procedures for obtaining and the 2007-2014 Housing monitoring density bonuses. Element. Policy 2.2 — Promote and encourage availability of new housing units to first time homebuyers. Program 2.1 — 1. Participate in the 2 Very low units Not complete This program will not be Mortgage Credit Certificate program to per year carried forward. assist first time homebuyers. Program 2.2 — 2. Adopt an inclusionary 3 Very Low per Although units have been This program will be housing ordinance that would require a year approved through the continued in the 2007 - fixed percentage of units within inclusionary policy, an 2014 Housing Element. residential and commercial developments ordinance has not been to be reserved as deed restricted adopted. affordable units or an in -lieu fee to be collected. Require new residential development of vacant lots to participate in the in -lieu fee program. Goal 3: Ensure that an adequate amount of rental housing exists. Policy 3.1— Ensure that the proportion of low and moderate rental housing is not significantly reduced. Public Review Draft Page 8 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Program 3.1 — 1. Continue to work with 2 Very low units Not complete 1. Staff is currently non-profit agencies, such as the County per year implementing a Housing Authority and Peoples' Self -Help downtown affordable Housing, to convert existing units for low- housing program using and moderate -income families using RDA funds for the available programs such as CDBG. conversion of existing second floor units to 55 - year deed restricted low and very -low income units. 2. The City is also assisting new buyers for California Manor to maintain the affordability status of the existing units. This program will be revised and continued in the 2007-2014 Housing Element. Program 3.1 - 2. Adopt an ordinance that 3 Very low 58 second units issued The ordinance was would allow second units in all single- income units per since 2000 (7 deed adopted. This program family zoning districts. year restricted Moderate) has been implemented. Program 3.1 - 3. Amend the Zoning 3 Very low units The Ordinance was The Ordinance will be Ordinance to conditionally allow vertical per year updated to allow vertical revised to allow vertical multi -family residential in General mixed-use with a PD. mixed-use on the Commercial land use designations and to 4 Low units per Horizontal mixed-use second floor with a CUP allow mixed-use developments. year projects require a only. Conditional Use Permit, PD overlay, map change This program will be and a General Plan revised and continued in Amendment. No deed the 2007-2014 Housing restricted affordable units Element. have been constructed to date. Six mixed-use residential unit permits have been issued since 2000. Program 3.1 - 4. Amend the Zoning N/A The ordinance was This program has been Ordinance to calculate maximum adopted. implemented. allowable densities in multi -family districts based on dwelling units, instead of bedrooms. Policy 3.2 — Prioritize construction of additional assisted housing units. Program 3.2 — 1. Continue to work with 3 Very low 23 total units since 2000 This program will be non-profit agencies, such as the County income units per revised and continued in Housing Authority and Peoples' Self -Help year 19 Low-income senior the 2007-2014 Housing Housing, to construct new units for low- units constructed with Element. and -moderate income families. SLO Housing Authority 4 for sale very -low- income units were constructed with Habitat for Humanity Public Review Draft Page 9 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Program 4.1 — 2. Utilize routine code Objective Ongoing Needed Program 3.2 — 2. Encourage developers N/A Coordination is ongoing. This program will be to work with agencies such as CHFA and revised and continued in HUD to obtain loans for development of The City is also assisting the 2007-2014 Housing new multifamily rental housing for low new buyers for California Element. income households. Manor to maintain the occupants. affordability status of the existing units. Goal 4: Protect and conserve the existing housing stock and neighborhoods. Policy 4.1— Encourage conservation and preservation of neighborhoods and sound housing, including places and buildings of historical and architectural significance. Program 4.1 — 1. Update the Zoning N/A The City has adopted This is handled through Ordinance to require maintenance and maintenance standards the building code and repair of housing. as a component of Title enforcement and 12 and Title 8. various health and safety regulations. No update to the zoning code is necessary. This program will not be Program 4.1 — 3. Continue to participate $30,000 and 14 Completed / Ongoing continued in the 2007- 2014 Housing Element. Program 4.1 — 2. Utilize routine code N/A Ongoing This program will be enforcement to identify housing per year revised and continued in maintenance issues and expedite the 2007-2014 Housing rehabilitation of substandard and Element. deteriorating housing by offering technical assistance to homeowners and occupants. Program 4.1 — 3. Continue to participate $30,000 and 14 Completed / Ongoing This program will be in federal grant programs, such as very low units revised and continued in CDBG, to obtain loans and/or grants for per year the 2007-2014 Housing housing rehabilitation. Apply an Element. appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units. Program 4.1 — 4. Expand code N/A enforcement and neighborhood preservation programs to eliminate areas of blight and nuisances from existing neighborhoods. Program 4.1 — 5. Amend the zoning N/A ordinance to restrict the quantity and location of vehicles that may be stored on residential lots. Ongoing - The City hired a Code Enforcement Officer in 2004 to enhance policy implementation caaabilities. Completed / Ongoing This program will be revised and continued in the 2007-2014 Housing Element. This program will not be carried forward. Implementation will occur through code enforcement. Policy 4.2 — Encourage conservation and preservation of houses that have historical and architectural significance. Program 4.2 — 1. Implement the Historic Site (HS) overlay zone to help preserve and protect historic Colony homes. Program 4.2 — 2. Maintain a GIS based map of protected sites. N/A N/A Completed / Ongoing Completed / Ongoing This program will be revised and continued in the 2007-2014 Housing Element. This program will be revised and continued in the 2007-2014 Housing Public Review Draft Page 10 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Element. Program 4.2 — 3. Allocate in the Capital 6 Very low units Not Completed This program will be Improvement Plan a portion of the RDA per year revised and continued in housing set aside funds to rehabilitate the 2007-2014 Housing existing housing stock within Element. Redevelopment Project Areas. Program 4.2 — 4. Include in the Capital N/A Completed This program will be Improvement Plan RDA street and revised and continued in infrastructure improvement projects to the 2007-2014 Housing benefit existing high density residential Element. areas. Policy 4.3 - Encourage attractive architecture and site landscaping that respect terrain and native trees. Program 4.3 — 1. Update the Appearance N/A Not Completed This program will not be Review Manual to require the creative carried forward. use of high quality architecture and site landscaping to reduce the perceived density of projects. Program 4.3 — 2. Update the Zoning N/A Completed This program is not Ordinance to require specific deemed necessary and percentages of multi -family sites to be will not be carried landscaped with long term maintenance forward. agreements. Program 4.3 — 3. Establish a density N/A Policy implemented. No This program will be bonus program for multi -family residential ordinance adopted. combined with an projects with superior architecture and update of the local landscape elements that clearly exceed density bonus the minimum requirements of the regulations in applicable Appearance Review Manual compliance with State provisions. law. Program 4.3 — 4. Continue to require that N/A Completed / Ongoing This program will not be native trees be preserved and carried forward in the incorporated into multi -family projects to 2007-2014 Housing the highest extent possible. Element. Program 4.3 — 5. Continue to maintain N/A Completed / Ongoing This program will be the sliding density scale for sloped lots in continued in the 2007 - the zoning ordinance. 2014 Housing Element. Policy 4.4 — Protect housing affordability where it currently exists. Program 4.4 — 1. Develop and adopt a No net loss of Not Completed - This program will be Zoning Ordinance provision to prohibit affordable units Ordinance in place to revised and continued in replacement of lower cost housing with limit condominium the 2007-2014 Housing higher cost housing, unless, (1) the lower conversions of existing Element. cost units can be conserved, or (2) an rental units. equal number of similar units are included in a new project. Goal 5: Encourage energy conservation measures in new and existing homes. Policy 5.1— Continue to make residents aware of available energy saving techniques and public utility rebates. Public Review Draft Page 11 August 26, 2009 City of Atascadero General Plan Housing Element Program SummaryI Quantified I Achievement Objective Program 5.1 — 1. Continue to provide N/A handouts on energy requirements, particularly with emphasis on remodels and additions. Program 5.1 — 2. Continue to inform I N/A residents of home energy saving techniques. Ongoing - The City has adopted a memo of understanding with SLO Green Build and will continue to provide information on sustainable building practices to the public. Ongoing Further Progress Needed This program will be revised and continued in the 2007-2014 Housing Element. This program will be revised and continued in the 2007-2014 Housing Element. Policy 5.2 — Encourage solar and other innovative energy designs when consistent with State and local ordinances. Program 5.2 — 1. Continue to strictly enforce the State energy standards of Title 24. N/A Completed / Ongoing — The four -unit Habitat for Humanity development project completed in 2007 included photovoltaic panels. Atascadero will implement AB 811 and provide an assessment district for homeowners wishing to install solar panels, which will allow them to spread the cost of the system out over a number of years on their annual tax bill thus reducing upfront cost. This program will be revised and continued in the 2007-2014 Housing Element. Goal 6: Improve housing opportunities and living conditions for people with low and moderate incomes and those with special needs. Policy 6.1— Ensure that all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, or color have equal access to sound and affordable housing. Program 6.1 —1. Maintain zoning Ongoing Ongoing This program is not standards for use permits, planned deemed necessary and developments, and residential accessory will not be carried uses to allow housing for special groups, forward. such as seniors and disabled persons. Program 6.1 — 2. Develop a program of incentives including density bonuses and reduced development standards for senior housing projects. N/A Not Completed This program will be revised and continued in the 2007-2014 Housing Element. Program 6.1 — 3. Cooperate with non- N/A Ongoing This program will be profit housing and social service revised and continued in agencies and pursue grants for providing the 2007-2014 Housing housing opportunities for special needs Element. groups, such as the homeless and battered women. Program 6.1 — 4. Cooperate with non- N/A Ongoing — The City This program will be profit groups and local religious approved plans and revised and continued in organizations to allow the temporary use allocated funding to EI the 2007-2014 Housing of churches as homeless shelters. Camino Homeless Element. Organization for the Public Review Draft Page 12 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed construction of an EOC homeless shelter in 2004 (not constructed). Program 6.1 — 5. Continue to support N/A Ongoing - Supported This program will be local motel voucher programs for through CDBG funding revised and continued in temporarily displaced persons. allocations the 2007-2014 Housing Element. Program 6.1 — 6. Ensure full compliance N/A Ongoing This program is being with the American Disabilities Act, and implemented through continue to enforce the complementary the building code and provisions of the International Building will not be carried Code. forward Policy 6.2 — Encourage lending institutions to provide loans for projects for special needs groups, including one - parent households. Program 6.2 —1. Earmark RDA set aside Tax Increment Completed The use of RDA funds funds for housing projects. available - has been incorporated $115,000 in other programs. This program will not be carried forward. Policy 6.3 - Encourage multi -family projects that provide affordable housing. Program 6.3 —1. Develop policies to N/A Completed This program has been reduce or waive impact fees for implemented. Policy in affordable housing projects. place to pay impact fee costs using RDA funds for affordable housing projects within the RDA. Policy 6.4 - Encourage the development of multi -bedroom units for families. Program 6.4 —1. Create incentives for 3 Very low- Encouraged unit This program will not be construction of three-bedroom rental income units per construction through the continued in the 2007 - units. year Planning Commission 2014 Housing Element. and Planned Development process. Policy 6.5 - Ensure that persons with disabilities have adequate access to housing. Program 6.5 —1. Evaluate the Zoning N/A Ongoing This program will be Ordinance, and amend it as necessary, revised and continued in to ensure ADA compliance and remove the 2007-2014 Housing governmental constraints on the Element. production of housing for persons with disabilities. Program 6.5 — 2. Require all new N/A Ongoing - Required by This program is required residential development to comply with all State Law by State law and will not applicable ADA provisions. be carried forward in the Housing Element. Goal 7: Expand housing assistance efforts. Policy 7.1— Support rental assistance programs. Program 7.1 — 1. Participate in Federal N/A Ongoing This program will be and State housing assistance programs revised and continued in and apply for available funding as the 2007-2014 Housing appropriate. Element. Program 7.1 — 2. Target the City's CDBG N/A Ongoing - The City This program will be Public Review Draft Page 13 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed entitlement share toward the housing supports CDBG finding revised and continued in needs of low-income and special groups. for lower-income home the 2007-2014 Housing rehab projects and Element. assists through CDBG finding for the construction/design/rehab of low-income group living/day care facilities. Program 7.1 — 3. Seek County staff N/A Not Completed This program will be support, or hire a staff person, to revised and continued in administer rental assistance programs. the 2007-2014 Housing Element. Program 7.1 — 4. Coordinate with N/A Ongoing This program will be agencies such as HUD and Farmer's revised and continued in Home Loan regarding available housing the 2007-2014 Housing assistance. Element. Program 7.1 — 5. Encourage and support N/A 19 Senior housing units This program will be expanding the role of the San Luis were completed in revised and continued in Obispo Housing Authority in Atascadero. partnership with HASLO the 2007-2014 Housing in 2005. Element. Goal 8: Decrease non-governmental constraints on housing production. Policy 8.1— Encourage interplay between lending institutions, the real estate and development community and the City to better understand and address non-governmental constraints and facilitate production of affordable housing. Program 8.1 — 1. Continue to facilitate N/A Ongoing — The City This program will be understanding of the impact of future participates in monthly continued in the 2007 - economic employment and growth on Chamber of Commerce 2014 Housing Element. housing needs among financial, real Round Table meetings. estate, and development professionals in formalized settings, such as the Economic Round Table. Program 8.1 — 2. Work with financial N/A Ongoing This program will be institutions to identify and mitigate any continued in the 2007 - constraints on access to financing for 2014 Housing Element. multifamily development, and explore the use of CDBG or HOME funds as seed money to encourage lenders to finance multifamily projects. Program 8.1 — 3. Use Redevelopment N/A Assistance and This program will be Agency funds to leverage State and information continues to revised and continued in federal funds (including, encouraging the be made available. the 2007-2014 Housing use of private financing mechanisms, to Element. assist in the production of affordable housing. Funding mechanisms that should continue to be explored include the HCD Multifamily Housing Program, federally subsidized Section 221 (d)(4), Section 8 or Section 202 programs, Community Development Block Grants, tax-exempt bond financing, HOME funds, administrative fees collected by the County Housing Authority, and favorable financing made available through financial institutions to assist low- and moderate -income households. Policy 8.2 — Help lower development costs where feasible, especially for low and moderate income housing units. Public Review Draft Page 14 August 26, 2009 City of Atascadero General Plan Housing Element Program SummaryI Quantified I Achievement I Further Progress Objective Needed Program 8.2 — 1. Continue to monitor and N/A evaluate development standards and advances in housing construction methods. Program 8.2 — 2. Develop a mechanism I N/A to track the affordability of housing projects and provide annual reports to the Planning Commission and City Council. Ongoing Ongoing - In 2005, staff developed a new planning entitlement and building permit program, which integrated affordable housing tracking so that the City's affordable housing resources can be effectively managed and tracked. Goal 9: Decrease governmental constraints on housing production. Staff will develop an ordinance to make the use of manufactured homes easier for secondary units based on square -footage of popular models and new construction materials used by manufactured home companies. This will be revised and continued in the 2007- 2014 Housing Element. This program will be revised and continued in the 2007-2014 Housing Element. Policy 9.1— Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. Program 9.1 — 1. Continue to consolidate N/A Ongoing This program will be all actions relating to a specific project on continued in the 2007 - the same Council or Commission 2014 Housing Element. agenda. Program 9.1 — 2. Continue to review N/A minor modifications through an adjustment procedure, and more substantial changes through conditional use permit. Program 9.1 — 3. Continue to review and I N/A revise local review procedures to streamline the process. Program 9.1 — 4. Provide HCD with an N/A annual status report, including progress toward meeting regional housing needs. Ongoing — The City amended the Zoning Ordinance to allow reduced rates and faster timeframes for minor cups. Ongoing Ongoing This program will be continued in the 2007- 2014 Housing Element. Council will look at an ordinance to streamline opportunities and permitting for modular units as second units and consider "stock" second unit building plans that have been pre -approved by the City. This program will be continued in the 2007- 2014 Housina Element This program will be continued in the 2007- 2014 Housing Element. Public Review Draft Page 15 August 26, 2009 City of Atascadero General Plan Housing Element Program Summary Quantified Achievement Further Progress Objective Needed Program 9.1 — 5. Continue to maintain N/A Ongoing The City allows stock pre -approved stock development plans to residential building streamline the plan check process. permit plans for projects of any scale and is considering stock plans for secondary units. This program will be continued in the 2007- 2014 Housing Element. Goal 10: Ensure an adequate supply of land for new housing production. Policy 10.1— Encourage infill and intensification in areas suitable for housing within the USL. Program 10.1 — 1. Update the zoning N/A Not Completed This program will be ordinance to allow only residential and revised and continued in accessory uses on existing vacant the 2007-2014 Housing residential land. Element. Program 10.1 — 2. Maintain zoning N/A The City currently allows This program will be standards that provide for a range of for Planned Development revised and continued in housing densities in various zones. Overlay Zoning Districts the 2007-2014 Housing to allow greater densities Element. in some residential zones and allows Planned Development projects to include secondary units on residential lots as applicable. Policy 10.2 — Consider revising the Zoning Ordinance to allow mixed use projects outside the downtown area. Program 10.2 — 1. Update the Zoning N/A Complete - Ordinance This program has been Ordinance to conditionally allow mixed- adopted implemented. use and multi -family projects up to 16 units/acre in the General Commercial land use outside the downtown, including areas along south EI Camino Real, Morro Road, and the Dove Creek project site. Public Review Draft Page 16 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 17 August 26, 2009 City of Atascadero General Plan Housing Element C. Population and Employment Trends 1. Population The Atascadero population grew 14 percent from 1990 to 2000 and is estimated to have reached a total population of 28,590 in 2008. Growth in Atascadero mirrored that of San Luis Obispo County, which grew 14 percent from 1990 to 2000 and is estimated to have grown 9 percent from 2000 to 2008. See Table V-2 for detailed population information for Atascadero and surrounding communities. Table V-2 Trends in Population Growth 1990 2000 2008 Number Number Change Number Change Atascadero 23,138 26,411 14% 28,590 8% Paso Robles 18,583 24,297 31% 29,934 23% San Luis Obispo 41,958 44,174 5% 44,697 1% San Luis Obispo County 1 217,162 1 246,681 14% 1 269,337 9% Source: U.S. Census, 1990 and 2000 and DoF E.5 Report, 2008 Age Characteristics As of 2000, Atascadero had a median age of 38.2, slightly above the median for San Luis Obispo County at 37.3. There was substantial growth in the 45-54 and 55-64 year age groups from 1990 to 2000, while the population in the 25-34 age group decreased by 26 percent for the same period. The percentage of children under 15 years of age decreased slightly, which accounted for 25 percent of the population in 1990, down to 20 percent in 2000. See Table V-3 for additional information on age trends in Atascadero. Table V-3 Trends in Population Acie Source: U.S. Census, 1990 and 2000 Public Review Draft Page 18 August 26, 2009 1990 2000 Number Percent of Number of Percent of Percent Change Age Group Persons Total Persons Total < 15 5,826 25% 5,389 20% -1% 15-24 2,831 12% 3,562 13% 26% 25-34 3,934 17% 2,892 11% -26% 35-44 4,146 18% 4,713 18% 14% 45-54 2,201 10% 4,518 17% 105% 55-64 1,601 7% 2,293 9% 43% 65+ 2,599 11% 3,044 12% 17% Total 23,138 100% 26,411 100% 14% Source: U.S. Census, 1990 and 2000 Public Review Draft Page 18 August 26, 2009 City of Atascadero General Plan Housing Element Race and Ethnicity The Atascadero population was 89 percent white as of 2000, a slight decrease from 1990 when 94 percent of the population was white. There was an increase in the percentage of people who selected "other' or "two or more races" on the U.S. Census. The increase in "other' is due in part to a new 2000 Census category that allows respondents to identify themselves as two or more races. Of the total population, 11 percent are Hispanic in origin. Refer to Table V4 for detailed figures on race and ethnicity. Table V-4 Trends in Race and Ethnicity Source: U.S. Census, 1990 and 2000 2. Employment Industry employment in Atascadero was spread over a number of sectors in both 1990 and 2000. From 1990 to 2000 the total number of jobs increased 6 percent from 11,555 to 12,284. As of 2000, the Education, Health, and Social Services industry accounted for the largest share of Atascadero employment, accounting for 25 percent. The Retail trade is the second largest industry, offering 12 percent of the jobs in spite of a substantial loss in jobs in this industry from 1990 to 2000. The Arts, Entertainment, Recreation, Accommodation, and Food Services industry experienced the largest percentage growth from 1990 to 2000, adding 871 jobs, an increase of 383 percent. See Table V-5 for additional information on industry trends in Atascadero. Public Review Draft Page 19 August 26, 2009 1990 2000 Race/Ethnicity Number Percent Number Percent White 21,757 94% 23,451 89% Black or African American 260 1% 623 2% American Indian 270 1% 247 1% Asian or Pacific Islander 262 1% 336 1% Other/Two or More 589 3% 1,754 7% Total 23,138 100% 26,411 100% Hispanic (all races) 1,972 9% 2,783 11 Source: U.S. Census, 1990 and 2000 2. Employment Industry employment in Atascadero was spread over a number of sectors in both 1990 and 2000. From 1990 to 2000 the total number of jobs increased 6 percent from 11,555 to 12,284. As of 2000, the Education, Health, and Social Services industry accounted for the largest share of Atascadero employment, accounting for 25 percent. The Retail trade is the second largest industry, offering 12 percent of the jobs in spite of a substantial loss in jobs in this industry from 1990 to 2000. The Arts, Entertainment, Recreation, Accommodation, and Food Services industry experienced the largest percentage growth from 1990 to 2000, adding 871 jobs, an increase of 383 percent. See Table V-5 for additional information on industry trends in Atascadero. Public Review Draft Page 19 August 26, 2009 City of Atascadero General Plan Housing Element Table V-5 Industry Trends in Atascadero Source: U.S. Census, 1990 and 2000 In 2000, 33 percent of Atascadero residents held managerial/ professional jobs. This represents a shift from 1990 when sales and office positions were more prevalent. Managerial/ professional occupations increased 34 percent from 1990 to 2000, growing from 2,997 to 4,015 jobs. Occupations in the services sector also increased from 2,124 to 2,428 jobs during this period, an increase of 14 percent. Occupations in sales and office, and farming, fishing, and forestry experienced decreases for the period. Table V-6 provides additional information on occupation trends. Table V-6 Trends in Occupations 1990 1990 2000 2000 Percent Employment Sector Number Percent Number Percent Change Agriculture, forestry, fishing and hunting, and 294 2% 139 1% -53% mining 3,064 25% -11% Services 2,124 Construction 1,236 11% 1,221 10% -11% Manufacturing 931 8% 747 6% -20% Wholesale trade 296 3% 408 3% 38% Retail trade 2,047 18% 1,502 12% -27% Transportation and warehousing, and utilities 688 6% 649 5% -6% Finance, insurance, real estate, and rental and 636 5% 598 5% -6% leasing Professional, scientific, management, 798 7% 979 8% 23% administrative, and waste management Educational, health and social services 2,573 22% 3,041 25% 18% Arts, entertainment, recreation, accommodation 227 2% 1,098 9% 383% and food services Other services 879 8% 875 7% 0% Public administration 950 8% 1,027 9% 8% Total 11,555 100% 12,284 100% 6% Source: U.S. Census, 1990 and 2000 In 2000, 33 percent of Atascadero residents held managerial/ professional jobs. This represents a shift from 1990 when sales and office positions were more prevalent. Managerial/ professional occupations increased 34 percent from 1990 to 2000, growing from 2,997 to 4,015 jobs. Occupations in the services sector also increased from 2,124 to 2,428 jobs during this period, an increase of 14 percent. Occupations in sales and office, and farming, fishing, and forestry experienced decreases for the period. Table V-6 provides additional information on occupation trends. Table V-6 Trends in Occupations Source: U.S. Census, 1990 and 2000 The distribution of class of workers in Atascadero remained similar from 1990 to 2000. As of 2000, the private sector employed 60 percent of Atascadero workers, the government sector Public Review Draft Page 20 August 26, 2009 1990 2000 Percent Occupations of Residents Persons Percent Persons .Percent Change Managerial/Professional 2,997 26% 4,015 33% 34% Sales and Office 3,437 30% 3,064 25% -11% Services 2,124 18% 2,428 20% 14% Construction, Production, 2,771 24% 2,705 .22% -2% Labor Farming, Fishing, Forestry 226 2% 72 <1% -68% Total 11,555 100% 12,284 .100% 6% Source: U.S. Census, 1990 and 2000 The distribution of class of workers in Atascadero remained similar from 1990 to 2000. As of 2000, the private sector employed 60 percent of Atascadero workers, the government sector Public Review Draft Page 20 August 26, 2009 City ofAtascadero General Plan Housing Element employed 26 percent, 14 percent were self-employed and less than one percent were unpaid family workers. Refer to Table V-7 for trends in class of worker. Table V-7 Class of Worker Trends Source: U.S. Census, 1990 and 2000 Public Review Draft Page 21 August 26, 2009 1990 2000 Percent Employment Sector Number Percent Number Percent Change Private wage and salary workers 6,909 60% 7,408 60% 7% Government workers 3,137 27% 3,190 26% 2% Self-employed workers in own (not 1,455 13% 1,665 14% 14% incorporated) business Unpaid family workers 54 <1% 21 <1% -61% Total 11,555 100% 12,284 100% 6% Source: U.S. Census, 1990 and 2000 Public Review Draft Page 21 August 26, 2009 City of Atascadero General Plan Housing Element D. Housing Characteristics 1. Households Household composition and size are often interrelated and are indicators of the type of housing appropriate for residents of Atascadero. The majority of householders in Atascadero are 35 to 65 years old. This age group represents 63 percent of householders in Atascadero. From 1990 to 2000, the number of householders under the age of 35 decreased, reducing the percentage of householders in this age group from 28 percent to 17 percent. The percentage of family households fell slightly from 73 percent in 1990 to 71 percent in 2000, while the percentage of single persons increased slightly over the same period. The average household size dropped slightly from 2.7 in 1990 to 2.62 in 2000. The data indicates some maturing families in Atascadero with children beginning to leave the home. See Table V-8 for detailed figures on household structure in Atascadero Source: U.S. Census, 1990 and 2000 Household Income According to the U.S. Census, the median household income in Atascadero increased 39 percent from $35,140 in 1990 to $48,725 in 2000. The largest increases were in the $75,000 to $99,999 and $100,000 or more income brackets, each increasing over 100 percent for the period. The $50,000 to $74,999 income category also grew, while all income brackets below $49,999 decreased. Refer to Table V-9 for trends in Atascadero household income groups. Public Review Draft Page 22 August 26, 2009 Table V-8 Trends in Households 1990 2000 Change Number Percent Number Percent in Hhlds Avg. Household Size 2.7 2.62 Householders < 35 yrs 2,389 28% 1,650 17% -31% Householders 35-65 yrs 4,466 53% 5,968 63% 34% Householders 65+ yrs 1,629 19% 1,913 20% 17% Household Types Family Households 6,189 73% 6,812 71% 10% Married Couple 5,077 82% 5,286 78% 4% Other Families 1,112 18% 1,526 22% 37% Single Persons 1,753 21% 2,094 22% 19% Other 542 6% 625 7% 15% Total 8,484 100% 9,531 100% 12% Source: U.S. Census, 1990 and 2000 Household Income According to the U.S. Census, the median household income in Atascadero increased 39 percent from $35,140 in 1990 to $48,725 in 2000. The largest increases were in the $75,000 to $99,999 and $100,000 or more income brackets, each increasing over 100 percent for the period. The $50,000 to $74,999 income category also grew, while all income brackets below $49,999 decreased. Refer to Table V-9 for trends in Atascadero household income groups. Public Review Draft Page 22 August 26, 2009 City of Atascadero General Plan Housing Element Table V-9 Trends in Household Income Groups Income Group 1990 Percent 2000 Percent Percent Households Percent Households Percent Change Less than $10,000 834 10% 619 7% -26% $10,000 to $14,999 825 10% 480 5% -42% $15,000 to $24,999 1,193 14% 1,066 11% -11% $25,000 to $34,999 1,405 16% 1,175 12% -16% $35,000 to $49,999 1,951 23% 1,560 17% -20% $50,000 to $74,999 1,568 18% 2,407 25% 54% $75,000 to $99,999 519 6% 1,147 12% 121% $100,000 or more 262 3% 1,044 11% 298% Total Households 8,557 100% 9,498 100% 11% $35,140 - $48,725 - 39% Source: U.S. Census, 1990 and 2000 Extremely Low -Income Housing Needs Extremely low-income households earn 30 percent or less of median household income. Of the 9,531 households in the City, 897 households (568 renters and 329 owners) have household incomes less than 30 percent of median income (about 9.4 percent of total households). As Table V-10 illustrates, these households have a high percentage of housing problems and some have high housing cost burdens with those overpaying ranging from 16 to 26 percent. As shown in Tables V-15 and V-16 the overpayment figures for the entire Atascadero population range from 33 to 47 percent. The RHNA for Atascadero estimates 106 very low income housing units will need to be constructed between 2007 and 2014. Based on State law methodology, the City estimates that 50 percent of its very low-income housing allocation are extremely low-income households. Therefore, it is projected that 53 households will be in the extremely low-income category. Table V-10 Housing Problems for Extremely Low Income (ELI) Households Source: CHAS Databook Public Review Draft Page 23 August 26, 2009 Percent Percent Total ELI Percent Renters Renters Owners Owners Households Total ELI Households Housing Income <= 30 Percent MFI 568 100% 329 100% 897 100% With any Housing Problems 91 15.9% 85 26.0% 176 19.6% Housing Cost Burden > 30% 91 15.9% 84 25.6% 175 19.5% Housing Cost Burden > 50% 77.3 13.6% 66.6 20.2% 143.9 16.0% Source: CHAS Databook Public Review Draft Page 23 August 26, 2009 City of Atascadero General Plan Housing Element 2. Housing Units Housing Type and Age The majority of Atascadero homes are single-family detached. The variety of housing types has remained similar over the period from 1990 to 2000, with slight growth in single-family homes, both attached and detached, and slight decreases in mobile homes and other housing types. Table V-11 shows trends in housing units by type. Table V-11 Trends in Housing Type Table V-12 Housing Units by Age 1990 Units 2000 1990 — Units Percent Units Percent .Housing Type .Single -Family Detached 5,968 67% 6,797 69% .Single -Family Attached 233 3% 441 5% .Multiple -Family 2-4 Units 836 9% 862 9% .Multiple -Family 5+ Units 1,199 13% 1,200 12% Mobile Homes 587 7% 507 5% ..Other (e.g., RN Park) .83 1% 44 .<1% .Total Units _8,906 100% .9,851 .100% Source: U.S. Census, 1990 and 2000 According to the U.S. Census, 41 percent of Atascadero's housing stock was built after 1980. Housing construction slowed from 1990 to 2000. There were 1,357 units constructed during this period, down from 2,696 in the 1970s and 2,672 in the 1980s. See Table V-12 for a breakdown of Atascadero housing units by year constructed. .Source: U.S. Census, 2000 Tenure and Vacancy Housing tenure refers to the occupancy of a housing unit - whether the unit is owner -occupied or renter -occupied. Housing tenure is influenced by demographic factors (e.g., household income, composition, and age of the householder) as well as the cost of housing. Only 3 percent of Atascadero's housing units were vacant as of 2000. This was slightly less than 1990, when the vacancy rate was 4 percent. It is generally accepted that a vacancy rate of 5 to 6 percent is healthy, thus Atascadero's low vacancy may be an indicator of problems with housing affordability and overcrowding. Public Review Draft Page 24 August 26, 2009 Table V-12 Housing Units by Age Year Built Units Percent 1990 — March 2000 1,357 14% 1980 —1989 2,672 27% 1970 —1979 2,696 27% 1960 —1969 1,274 13% 1940 —1959 1,301 13% 1939 or earlier 533 6% Total 9,851 100% .Source: U.S. Census, 2000 Tenure and Vacancy Housing tenure refers to the occupancy of a housing unit - whether the unit is owner -occupied or renter -occupied. Housing tenure is influenced by demographic factors (e.g., household income, composition, and age of the householder) as well as the cost of housing. Only 3 percent of Atascadero's housing units were vacant as of 2000. This was slightly less than 1990, when the vacancy rate was 4 percent. It is generally accepted that a vacancy rate of 5 to 6 percent is healthy, thus Atascadero's low vacancy may be an indicator of problems with housing affordability and overcrowding. Public Review Draft Page 24 August 26, 2009 City of Atascadero General Plan Housing Element Among occupied units, the percentage of owner -occupied homes increased from 63 percent in 1990 to 66 percent in 2000. See Table V-13 for detailed figures on housing tenure. Source: U.S. Census, 1990 and 2000 3. Housing Conditions City staff conducted a visual housing conditions survey in June 2009. To complete the survey, the City randomly selected and evaluated 200 properties and found that all but three were structurally sound. The three that were found not to be structurally sound required only minor repairs. The survey was conducted through a windshield assessment that rated the physical condition of a unit in one of the following categories: - Foundation, - Roofing, - Siding/Stucco, - Windows, and; - Electrical. Housing Costs According to the 2000 U.S. Census, the median home price in Atascadero was $201,600. Current information (provided by the California Association of Realtors) on home sales indicates that Atascadero experienced a dramatic increase in sales prices from 2000 to a peak of $456,028 in 2006. Prices have since steadily decreased to a median sales price of $279,500 for the first quarter of 2009. Prices are expected to remain flat or continue falling for the remainder of 2009. From 2002 to present, Atascadero prices have consistently remained below the San Luis Obispo County median. See Figure V-1 for a comparison of median home prices in Atascadero and San Luis Obispo County from 2002 to 2009. Public Review Draft Page 25 August 26, 2009 i ante v --i s i renas in riousing i enure Tenure 1990 Number Percent 2000 Number Percent Occupied Units .8,484 .96% ..9,531 97% Owner ..5,370 _63% _6,249 _66% Renter .3,114 37% 3,282 .34% Vacant Units .391 4% -317 _3% ..Total .8,875 _100% 9,848 .100% Source: U.S. Census, 1990 and 2000 3. Housing Conditions City staff conducted a visual housing conditions survey in June 2009. To complete the survey, the City randomly selected and evaluated 200 properties and found that all but three were structurally sound. The three that were found not to be structurally sound required only minor repairs. The survey was conducted through a windshield assessment that rated the physical condition of a unit in one of the following categories: - Foundation, - Roofing, - Siding/Stucco, - Windows, and; - Electrical. Housing Costs According to the 2000 U.S. Census, the median home price in Atascadero was $201,600. Current information (provided by the California Association of Realtors) on home sales indicates that Atascadero experienced a dramatic increase in sales prices from 2000 to a peak of $456,028 in 2006. Prices have since steadily decreased to a median sales price of $279,500 for the first quarter of 2009. Prices are expected to remain flat or continue falling for the remainder of 2009. From 2002 to present, Atascadero prices have consistently remained below the San Luis Obispo County median. See Figure V-1 for a comparison of median home prices in Atascadero and San Luis Obispo County from 2002 to 2009. Public Review Draft Page 25 August 26, 2009 $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0 City ofAtascadcro General Plan Housing Element Median Home Sales Price 2002 2003 2004 2005 2006 2007 2008 2009 ■ SLO County Atascadero According to the Census, the median contract rent was $628 in 2000. According to the San Luis Obispo County Multi -Family Housing Rental Survey Summary, current monthly rental prices in Atascadero range from an average of $830 for one bedroom units to an average of $1,281 for three bedroom units. See Table V-14 for complete rental survey data for multi -family rental properties. Table V-14 Multi -Family Housinq Rental Rates, March 2009 Unit Type # of Units in SurveyFloor Average Area Lowest Monthly Rent Highest Average Monthly Rent Per Square Foot Lowest Highest Average Studio 0 n/a n/a n/a n/a n/a n/a n/a 1 bedroom 120 603 sq ft $600 $990 $830 $0.86 $1.64 $1.40 2 bedrooms 726 898 sq ft $750 $1,275 $916 $0.91 $1.34 $1.02 3 bedrooms 25 1,034 sq ft $1,100 $1,375 $1,281 $1.10 $1.31 $1.24 Overall 871 861 sq ft 1 $600 1 $1,375 $915 $0.86 $1.64 $1.08 Source: San Luis Obispo County Multi -Family Housing Rental Survey Summary, 2009 Overpayment According to federal government standards, paying over 30 percent of income for housing costs is considered to be overpayment. In Atascadero, overpayment is particularly problematic for renters with 1,504 households (47 percent) overpaying for housing. Among homeowners, 33 percent were overpaying for housing according to the 2000 U.S. Census. See Tables V-15 and V-16 for monthly housing costs a percentage of household income for home owners and renters. Public Review Draft Page 26 August 26, 2009 City of Atascadero General Plan Housing Element Table V-15 Monthly Owner Costs as a Table V-16 Gross Rent as a Percentage of Percentage of Household Income Household Income Number of 2000 Percent Number of 2000 Percent Households $39,650 Households Two $17,000 Less than 15 percent 1,462 27% Less than 15 percent 354 11% 15 to 19 percent 791 15% 15 to 19 percent 508 16% 20 to 24 percent 765 14% 20 to 24 percent 482 15% 25 to 29 percent 631 12% 25 to 29 percent 373 12% 30 to 34 percent 579 11% 30 to 34 percent 182 6% 35 percent or more 1,177 22% 35 percent or more 1,322 41% Total 5,405 100% Total 3,221 100% Source: U.S. Census, 2000 Source: U.S. Census, 2000 4. Housing Affordability Housing affordability in Atascadero can be inferred by comparing the cost of renting or owning a home with the income levels of households of different sizes. Table V-17 shows the annual income ranges for extremely low-, very low-, low-, and moderate -income households. Table V- 18 shows the maximum affordable monthly rental payment based on the standard of 30 percent (as defined by HUD) of monthly household income going towards housing costs. The table also displays the maximum home sale price affordable to households by income category and unit size. Homes priced at the 2009 median of $279,500 for Atascadero are affordable only to households in the upper end of the moderate income range. Thus home ownership is out of range for most moderate and all low-, very low- and extremely low-income households. Average rents are affordable for moderate income households but are unaffordable without overpayment or overcrowding for households earning at the extremely low-, very low-, and low-income levels. Table V-17 San Luis Obispo Countv Income Limits Persons in Family Extremely Low Very Low Low Moderate One $14,900 $24,800 $39,650 $59,450 Two $17,000 $28,300 $45,300 $67,950 Three $19,150 $31,850 $51,000 $76,450 Four 1 $21,250 $35,400 $56,650 $84,950 .Source: HCD and San Luis Obispo County Department of Planning and Building, 2009 Public Review Draft Page 27 August 26, 2009 City of Atascadero General Plan Housing Element Table V-18 San Luis Obispo Countv Maximum Sales and Rental Prices 'Notes on Maximum Rent Figures: 1. These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obispo 2. Rent limits are updated when the State issues its annual update to median incomes, generally in April of each year. ** Notes on Maximum Sales Prices: 1. Homeowner association (HOA) dues are assumed at $150/month 2. Mortgage financing assumed at a fixed rate for 30 years (per FISH Associates) is 5.74% 3. Actual sales price limits will be determined by the County on a case-by-case basis. Source: HCD and San Luis Obispo County Department of Planning and Building, 2009 5. At -Risk Units State law requires that Housing Elements include an inventory and analysis of assisted multi- family housing units "at risk" of conversion to market -rate housing. The inventory must account for all units for which subsidies expire within the planning period for the Housing Element update. In Atascadero, 162 units are at risk of converting from affordable units to market rate (see Table V-19). California Manor currently offers 89 affordable units for seniors. The property recently changed hands and the City is working closely with the new owners to obtain tax credit financing in order to maintain affordability. Hidden Oaks Apartments currently maintains affordability restrictions on 18 units. At this time, the owners have indicated that they do not plan on extending the affordable restrictions beyond 2012 and the units will likely convert to market rate. In 2005, the City of Atascadero adopted an equity sharing program to create home ownership opportunities for moderate -income households. Under the program, the unit is deed restricted and the City holds a silent second note on the difference between the market price and the affordable moderate rate at the time of the first sale. Upon resale of the unit, the owner gets a Public Review Draft Page 28 August 26, 2009 Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Maximum Affordable Rent*: Extremely Low -Income $372 $425 $478 $531 $573 Very Low -Income $619 $708 $850 $1,558 $2,124 Low -Income $743 $850 $956 $1,062 $1,147 Moderate $1,363 $1,558 $1,752 $1,947 $2,102 Maximum Affordable Sales Price**: Extremely Low $30,000 $37,000 $44,000 $51,000 $57,000 Very Low $63,000 $75,000 $87,000 $99,000 $110,000 Low $96,000 $110,000 $129,000 $146,000 $159,000 Moderate $193,000 $224,000 $254,000 $285,000 $309,000 'Notes on Maximum Rent Figures: 1. These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obispo 2. Rent limits are updated when the State issues its annual update to median incomes, generally in April of each year. ** Notes on Maximum Sales Prices: 1. Homeowner association (HOA) dues are assumed at $150/month 2. Mortgage financing assumed at a fixed rate for 30 years (per FISH Associates) is 5.74% 3. Actual sales price limits will be determined by the County on a case-by-case basis. Source: HCD and San Luis Obispo County Department of Planning and Building, 2009 5. At -Risk Units State law requires that Housing Elements include an inventory and analysis of assisted multi- family housing units "at risk" of conversion to market -rate housing. The inventory must account for all units for which subsidies expire within the planning period for the Housing Element update. In Atascadero, 162 units are at risk of converting from affordable units to market rate (see Table V-19). California Manor currently offers 89 affordable units for seniors. The property recently changed hands and the City is working closely with the new owners to obtain tax credit financing in order to maintain affordability. Hidden Oaks Apartments currently maintains affordability restrictions on 18 units. At this time, the owners have indicated that they do not plan on extending the affordable restrictions beyond 2012 and the units will likely convert to market rate. In 2005, the City of Atascadero adopted an equity sharing program to create home ownership opportunities for moderate -income households. Under the program, the unit is deed restricted and the City holds a silent second note on the difference between the market price and the affordable moderate rate at the time of the first sale. Upon resale of the unit, the owner gets a Public Review Draft Page 28 August 26, 2009 City of Atascadero General Plan Housing Element portion of the equity. The percentage of the equity split between the City and unit owner is determined based on the length of time the owner has held the unit. The longer the owner retains ownership, the higher the percentage of equity the owner retains upon sale of the unit. The equity retained by the City is returned to the housing fund for investment in future affordable projects. The City currently maintains an equity share in 55 units. The units may be sold at any time as the decision to sell is at the discretion of the homeowner. Table V-19 At -Risk Assisted Housing Units Development Units Affordable Units Subsidy Date Deed Restrictions Expire Hidden Oaks Apartments 90 18 City 25% Bonus 2012 California Manor 95 89 USDA Rural Dev. Loan 2006 City of Atascadero Moderate Income Homebuyer Program 55 55 City Equity Share Funds Varies Total 240 162 'The new owner of the facility is pursuing financing to maintain unit affordability. Source: City of Atascadero, 2009 Public Review Draft Page 29 August 26, 2009 City of Atascadero General Plan Housing Element E. Special Housing Needs Certain members of the population encounter unique difficulties in finding affordable housing due to special circumstances. Special circumstances may be related to one's employment type and income, family characteristics, medical condition or disability, and/or household characteristics. Table V-20 lists special needs populations. This section discusses the housing needs for each group and identifies the major programs available to address their housing and services needs. Table V-20 Special Needs Populations :)ecial Needs Grou Senior Households Disabled Residents Single -Parent Households Large Households Residents Employed in Farming _Homeless' 1990 Owner .Number Percent 1,629 19% 4,075 18% 1,096 15% 1,008 12% <294 <2% 92 <1% 2000 Owner Number .Percent 1,935 20% 8,178 29% 1,565 23% 941 10% <139 <1% 184 1 % *[Note: To be updated after the full 2009 EOC Report is released] Source: U.S. Census, 1990 and 2000 and EOC 2009 1. Senior Households As illustrated in Table V-21, 1,935 Atascadero households (20 percent) were headed by seniors (persons age 65 years and older) in 2000. The number of seniors is expected to continue to grow as the percentage of residents in the 55 to 64 year age range increased by 43 percent in the period from 1990 to 2000. In Atascadero, more than 80 percent of senior householders were homeowners in 2000. Table V-21 Senior Households Source: U.S. Census, 2000 Public Review Draft Page 30 August 26, 2009 Owner Renter Total Householder by Age Number Percent Number Percent Number Percent Total 65 and over 1,449 23% 486 15% 1,935 20% 65 to 74 years 810 56% 221 45% 1,031 53% 75 to 84 years 502 35% 198 41% 700 36% 85 years & over 137 9% 67 14% 204 11% Total 64 and 4,799 77% 2,796 85% 7,595 80% under Total (all ages) 6,248 100% .3,282 100% 9,530 100% Source: U.S. Census, 2000 Public Review Draft Page 30 August 26, 2009 City of Atascadero General Plan Housing Element As of 2000, 49 percent of senior households in Atascadero earned low or very -low incomes. Refer to Table V-22 for a breakdown of senior households by income group. .Table V-22 Senior Households by Income Group Facility .Renter Owner _Total Very Low .64% .18% .30% Low 14% 20% .19% Moderate and Above -Moderate 22% 62% .51% Total 100% 100% ..100% Source: CHAS, 2000 Seniors typically have special needs due to disabilities, health care needs, and fixed incomes. Seniors may also require assistance with domestic chores and activities such as driving, cooking, cleaning, showering, or climbing stairs. For elderly people who live alone or don't have relatives to care for them, the need for assistance may not be met. As of 2009, there are eight residential and group care facilities offering 146 units in Atascadero. The facilities offer a range in level of assistance and community structure. Refer to Table V-23 for a detailed list of senior housing facilities. Table V-23 Senior Housing Facilities, 2009 Facility Capacity Location Atascadero Christian Home 78 8455 Santa Rosa Road Casa Castano 6 7680 Castano Road Country Living Senior Home 8 4930 Sycamore Road Garden View Inn 15 7105 San Gabriel Road Ingleside Assisted Living 15 10630 West Front Road Palomar Place 6 8891 Palomar Place Paradise Valley Care 6 9525 Gallina Court Park Place 12 9435 EI Bordo Avenue Total 146 Source: CA Department of Social Services In meeting the needs of the increasing elderly population, the following factors must be considered: • Limited remaining sites suitably zoned for senior housing; • Decreasing State and Federal funding to provide additional housing for seniors; and • Physical and/or other restrictions that may limit seniors' ability to maintain their own health and the condition of their home. Public Review Draft Page 31 August 26, 2009 City of Atascadero General Plan Housing Element 2. Persons with Disabilities Persons with disabilities have special housing needs because of employment and income challenges, the need for accessible and appropriate housing, and higher health care costs. A disability is defined broadly by the U.S. Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently. The 2000 U.S. Census defines five non -work disabilities: sensory, physical, mental, self-care, and go - outside -home. Table V-24 shows the number and percentage of persons with disabilities in Atascadero, including those who have been institutionalized. Table V-24 Persons with Disabilities by Type Total disabilities for people 5 to 64 years 5,668 69% Sensory disability 309 5% .Physical disability 1,289 23% Mental disability 1,112 20% .Self-care disability 400 7% Go -outside -home disability 709 12% Employment disability 1,849 33% Total disabilities for people 65 years and over 2,510 31% .Sensory disability 498 20% Physical disability 916 37% .Mental disability 310 12% Self-care disability 281 11% Go -outside -home disability 505 20% Total disabilities for all ages 8,178 100% Source: U.S. Census, 2000 As shown in Table V-25, Atascadero has 4,387 non -institutionalized disabled residents, representing 15 percent of the population. Thirty seven percent are employed with a disability, 34 percent are not employed, and 29 percent are seniors. Table V-25 Employment Status of Persons with Disabilities .Number Percent Age 5-64, Employed Persons with a Disability 1,602 37% Age 5-64, Not Employed Persons with a Disability 1,522 34% Persons Age 65+ with a Disability 1,263 29% Total Persons with a Disability 4,387 100% Source: U.S. Census, 2000 Public Review Draft Page 32 August 26, 2009 City of Atascadero General Plan Housing Element 3. Large Families and Overcrowding A household over 5 persons is considered to be a large family. In 2000,10 percent of Atascadero households had five or more persons. Large households may experience difficulty in finding suitable units, particularly renter -occupied households, which are much less likely to find three or more bedroom units. See Table V-26 for household size by tenure for Atascadero. Table V-26 Household Size by Tenure in Atascadero Source: U.S. Census, 2000 Overcrowding is defined as more than one person per room not including kitchens and bathrooms. Overcrowding can occur when housing costs are high relative to income where families must double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. This is often a problem for large families but can also occur in smaller households when income is too low to afford adequate housing. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. However, as illustrated in Table V-27, only 4 percent of households lived in overcrowded conditions in 2000. Overcrowding is not a significant issue in Atascadero. _.Table V-27 Overcrowded Households .Persons per Room ..Households Percent 1.00 or less 9,150 96% 1.01 to 1.50 221 2% 1.51 or more 159 2% .Total ..9,530 100% Source: U.S. Census, 2000 4. Single -Parent Households As of 2000, 23 percent of Atascadero households are single -parent families, 70 percent of which are headed by women. Housing problems for this group can be significant. Any household with only one person able to earn wages is at a significant disadvantage in the housing market and single parents may have to take more time off from work to care for their children. Single - parent households are at a higher risk of becoming homeless because of lower incomes and the lack of affordable housing and support services. Planning for housing development to serve single -parent families may require on-site child-care facilities. Housing needs of single -parent households is an important issue in Atascadero. Public Review Draft Page 33 August 26, 2009 1-4 Persons 5+ Persons Total Owner Occupied Renter Occupied 5,610(65%) 2,979(35%) 638(68%) 303(32%) 6,248(66%) 3,282(34%) Total 8,589(90%) 941 (10%) 9,530 Source: U.S. Census, 2000 Overcrowding is defined as more than one person per room not including kitchens and bathrooms. Overcrowding can occur when housing costs are high relative to income where families must double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. This is often a problem for large families but can also occur in smaller households when income is too low to afford adequate housing. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. However, as illustrated in Table V-27, only 4 percent of households lived in overcrowded conditions in 2000. Overcrowding is not a significant issue in Atascadero. _.Table V-27 Overcrowded Households .Persons per Room ..Households Percent 1.00 or less 9,150 96% 1.01 to 1.50 221 2% 1.51 or more 159 2% .Total ..9,530 100% Source: U.S. Census, 2000 4. Single -Parent Households As of 2000, 23 percent of Atascadero households are single -parent families, 70 percent of which are headed by women. Housing problems for this group can be significant. Any household with only one person able to earn wages is at a significant disadvantage in the housing market and single parents may have to take more time off from work to care for their children. Single - parent households are at a higher risk of becoming homeless because of lower incomes and the lack of affordable housing and support services. Planning for housing development to serve single -parent families may require on-site child-care facilities. Housing needs of single -parent households is an important issue in Atascadero. Public Review Draft Page 33 August 26, 2009 City of Atascadero General Plan Housing Element 5. Persons in Need of Emergency Shelter State housing element law requires the analysis of the special housing requirements of persons and families in need of emergency shelter and identification of adequate sites that will be made available with appropriate zoning and development standards, and with public services and facilities needed to facilitate the development of emergency shelters and transitional housing. According to the 2000 U.S. Census, there were approximately 184 homeless persons in Atascadero. More recently, initial data from the 2009 San Luis Obispo County Homeless Enumeration Report estimates a homeless population of 282 in Atascadero. Of the total estimate, 73 are estimated to be children. Atascadero's homeless population represents 7 percent of the total number of homeless persons in San Luis Obispo County, which is estimated at 3,829. The total Atascadero population is just over 10 percent of the total County population. (See Table V-2). Atascadero participates in local efforts to assist the homeless and those in need of temporary shelter. El Camino Housing Organization, a non-profit organization that addresses homelessness issues, has created a homeless shelter that utilizes a religious facility in the City to serve approximately 30 persons per night. 6. Farmworkers The number of farmworkers in Atascadero is difficult to quantify as U.S. Census data frequently underestimates this population. However, according to 2000 U.S. Census data, 139 members of the Atascadero population were employed in agriculture, forestry, fishing and hunting, and mining. This represents approximately one percent of the total population. From 1990 to 2000, the number of residents working under this Census category decreased 53 percent. Although there are very few agricultural parcels in the city, Atascadero is surrounded by land devoted to agricultural uses, including vineyards. The need for farmworker housing is expected to grow with the increase in the amount of land in the region devoted to vineyard and wine making operations. However, many farmworkers may be housed on-site at agricultural operations outside Atascadero. Farmworker housing is allowed in the Residential Suburban zoning district as an accessory use to agricultural operations. Because of the limited need for farmworker housing, the City anticipates that the overall approach to affordable housing will address this need. Public Review Draft Page 34 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 35 August 26, 2009 City of Atascadero General Plan Housing Element F. Housing Resources As part of housing element law, the State has adopted a process for determining each local jurisdiction's fair share of regional housing needs. The process begins with the State Department of Housing and Community Development (HCD) meeting with each regional council of governments to determine the need for new housing in that region. The regional council of governments is then required to determine the share of the housing need that should be assigned to each city and county in the region. The allocation includes a share of housing needs for all income levels (California Health and Safety Code Section 50079.5): very low income (less than 50 percent of the area median income); low income (50-80 percent of median income); moderate income (80-120 percent of median income); and above moderate income (more than 120 percent of median income). 1. Regional Housing Needs Allocation SLOCOG and HCD determined that the County has a need for 4,885 new housing units during the period from January 1, 2007 to June 30, 2014. SLOCOG allocated shares of this need to cities by calculating each city's share of the projected increase in the number of jobs and households during that period. This is called the regional housing needs allocation (RHNA). Cities are not expected to actually produce this number of units; it is assumed that housing production will be carried out primarily by the private sector and will be affected by market conditions and other factors beyond a city's control. However, the City must create conditions through zoning and land use policies that would allow the private sector to construct the targeted number of units. Cities can employ a variety of strategies to meet their RHNA housing production goals, as provided in Government Code Section 65583(c)(1)). Because the City did not adopt a Housing Element for the previous period, the City must identify adequate sites to meet the current and the previous RHNA. For the previous period from January 1, 2001, to December 31, 2006, Atascadero's share of regional housing needs is 1,713 units (Table V-28). For the current planning period January 1, 2007 to June 30, 2014 Atascadero's share of regional housing needs is 462 units (Table V-29). 2001 - 2006 Regional Housing Needs Allocation Table V-28 illustrates the 2001-2006 RHNA (1,713 units) and the units permitted and/or constructed during that timeframe (1,339 units). After accounting for permit activity since 2001, the City has a remaining RHNA of 788 units. There are 505 very low and low-income units remaining. Public Review Draft Page 36 August 26, 2009 City of Atascadero General Plan Housing Element Table V-28 City Share of Regional Housing Need, 2001-2006 "second units constructed and approved were classitied by Income category based on square footage. According to the San Luis Obispo Multi -Family Housing Rental Survey Summary, typical rent in Atascadero is approximately $1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate sites" program (Program 1.1-1, Section H) must commit the City to accommodating 100 percent of the shortfall of very low- and low-income units for the 2001-2006 planning period through rezoning parcels to high density residential zoning (minimum 20 units/acre). Further, the rezoned parcels must allow multifamily residential uses "by right". In addition, the law requires that the sites selected for rezoning can accommodate at least 16 units per site. When relying on programs to accommodate the regional share for the very low- and low-income households, the law requires that at least 50 percent of the low- and very low-income regional housing need be accommodated on sites designated exclusively for residential uses. The City has included Program 1.1-1 to rezone approximately 25 acres from 16 units per acre to 20 units per acre (minimum density) to make up for the 505 very low- and low-income unit shortfall from the 2001-2006 planning period. The program must be implemented within one year of housing element adoption (Government Code Section 65584.09). The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to a 20 unit per acre minimum will accommodate for both the previous RHNA shortfall and the current RHNA shortfall (refer to Tables V-28 and V-32). Per Appendix III, the total number of units that can be accommodated once the 20 units per acre minimum standard is established is approximately 700 units. The total RHNA requirement (previous and current) is 651 units (505 units and 146 units). 2007 - 2014 Regional Housing Needs Allocation Table V-29 illustrates the 2007-2014 RHNA (462 units). After accounting for permit and construction activity since 2007, the City has a remaining RHNA of 302 units. An analysis of vacant and underutilized sites available to meet the RHNA is discussed below. (According to State law, vacant and underutilized sites can only offset the current RHNA (2007-2014) not the previous RHNA (2001-2006).) Public Review Draft Page 37 August 26, 2009 Above Very Low Low Moderate Moderate Total 2001 - 2006 RHNA 343 239 343 788 1,713 Units constructed/approved 31 22 55 1,202 1,291 Second units constructed/approved* 0 24 24 0 48 Unaccommodated 2001-2006 312 193 264 0 788 RHNA "second units constructed and approved were classitied by Income category based on square footage. According to the San Luis Obispo Multi -Family Housing Rental Survey Summary, typical rent in Atascadero is approximately $1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate sites" program (Program 1.1-1, Section H) must commit the City to accommodating 100 percent of the shortfall of very low- and low-income units for the 2001-2006 planning period through rezoning parcels to high density residential zoning (minimum 20 units/acre). Further, the rezoned parcels must allow multifamily residential uses "by right". In addition, the law requires that the sites selected for rezoning can accommodate at least 16 units per site. When relying on programs to accommodate the regional share for the very low- and low-income households, the law requires that at least 50 percent of the low- and very low-income regional housing need be accommodated on sites designated exclusively for residential uses. The City has included Program 1.1-1 to rezone approximately 25 acres from 16 units per acre to 20 units per acre (minimum density) to make up for the 505 very low- and low-income unit shortfall from the 2001-2006 planning period. The program must be implemented within one year of housing element adoption (Government Code Section 65584.09). The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to a 20 unit per acre minimum will accommodate for both the previous RHNA shortfall and the current RHNA shortfall (refer to Tables V-28 and V-32). Per Appendix III, the total number of units that can be accommodated once the 20 units per acre minimum standard is established is approximately 700 units. The total RHNA requirement (previous and current) is 651 units (505 units and 146 units). 2007 - 2014 Regional Housing Needs Allocation Table V-29 illustrates the 2007-2014 RHNA (462 units). After accounting for permit and construction activity since 2007, the City has a remaining RHNA of 302 units. An analysis of vacant and underutilized sites available to meet the RHNA is discussed below. (According to State law, vacant and underutilized sites can only offset the current RHNA (2007-2014) not the previous RHNA (2001-2006).) Public Review Draft Page 37 August 26, 2009 City of Atascadero General Plan Housing Element Table V-29 City Share of Regional Housing Need, 2007-2014 "Second units constructed and approved were classified by income category based on square footage. According to the San Luis Obispo Multi -Family Housing Rental Survey Summary, typical rent in Atascadero is approximately $1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero 2. Site Inventory and Analysis Local governments can employ a variety of development strategies to meet their RHNA housing production goals, as provided in Government Code Section 65583(c)(1)). In addition to identifying vacant or underutilized land resources, local governments can address a portion of their adequate sites requirement through the provision of second units. This section summarizes the vacant land inventory, underutilized sites, and second unit potential. Vacant Sites Table V-30 shows a summary of vacant land in Atascadero. A complete list is available in Appendix I. The table shows that there are 601 vacant parcels on approximately 1,980 acres suitable for residential development that have the capacity to accommodate approximately 1,169 homes at 80 percent of maximum buildout for the multi -family parcels and 100 percent buildout for the single-family parcels where one house per lot is assumed. The 80 percent buildout factor is based on historical trends and the assumption that development standards combined with unique site features may not always lead to 100 percent buildout. There may also be political barriers to full development. The Vacant Multi -Family and Mixed Use Property map in Appendix II illustrates that most of the undeveloped residential land in Atascadero is designated for single-family housing. However, a significant number of multifamily units could be constructed on land designated for medium and high-density residential use. The construction of 18 affordable units since in 2001 in High Density Residential areas demonstrates that the 16-units/acre facilitates low- income housing development. Currently, the zoning ordinance requires a conditional use permit for multi -family developments consisting of 12 or more units. Table V-30 Summary of Vacant Parcels Very Low Low Moderate Above Moderate Total 2007 - 2014 RHNA 106 74 88 194 462 Units constructed/approved 6 0 0 137 143 Second units constructed/approved" 0 9 8 0 17 2007 - 2014 Remaining RHNA 100 65 80 57 302 "Second units constructed and approved were classified by income category based on square footage. According to the San Luis Obispo Multi -Family Housing Rental Survey Summary, typical rent in Atascadero is approximately $1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero 2. Site Inventory and Analysis Local governments can employ a variety of development strategies to meet their RHNA housing production goals, as provided in Government Code Section 65583(c)(1)). In addition to identifying vacant or underutilized land resources, local governments can address a portion of their adequate sites requirement through the provision of second units. This section summarizes the vacant land inventory, underutilized sites, and second unit potential. Vacant Sites Table V-30 shows a summary of vacant land in Atascadero. A complete list is available in Appendix I. The table shows that there are 601 vacant parcels on approximately 1,980 acres suitable for residential development that have the capacity to accommodate approximately 1,169 homes at 80 percent of maximum buildout for the multi -family parcels and 100 percent buildout for the single-family parcels where one house per lot is assumed. The 80 percent buildout factor is based on historical trends and the assumption that development standards combined with unique site features may not always lead to 100 percent buildout. There may also be political barriers to full development. The Vacant Multi -Family and Mixed Use Property map in Appendix II illustrates that most of the undeveloped residential land in Atascadero is designated for single-family housing. However, a significant number of multifamily units could be constructed on land designated for medium and high-density residential use. The construction of 18 affordable units since in 2001 in High Density Residential areas demonstrates that the 16-units/acre facilitates low- income housing development. Currently, the zoning ordinance requires a conditional use permit for multi -family developments consisting of 12 or more units. Table V-30 Summary of Vacant Parcels Public Review Draft Page 38 August 26, 2009 Land # of Max 80% Zone Use Acres Parcels Density" du/ac du/ac Infrastructure Residential Multi -Family — 16 HDR 32.41 17 16 units/acre 451.64 361.31 Yes Residential Multi -Family — 10 MDR 8.16 5 10 units/acre 74.15 59.32 Yes Public Review Draft Page 38 August 26, 2009 City of Atascadero General Plan Housing Element Residential Single- Family — SFR -X 1.28 6 1 unit per 6.00 6.00* Yes LSF -X 15 16 units/acre Yes parcel MDR 15.00 20 Residential Single -Family — SFR -Y 16.29 42 1 unit per 42.00 42.00* Yes LSF -Y D 3.29 7 parcel Yes Total Residential Single -Family — SFR -X 9.77 19 1 unit per 19.00 19.00* Yes RSF-X parcel Residential Single -Family — SFR -Y 60.27 63 1 unit per 63.00 63.00* Yes RSF-Y parcel Residential Single -Family— SFR -Z 70.18 48 1 unit per 48.00 48.00* Yes RSF-Z parcel Residential Single -Family - RE 1,767.71 392 1 unit per 394.00 395.00* Yes R Commercial Professional GC 7.56 9 16 units/acre 120.94 96.76 Yes Downtown Commercial D 6.12 6 16 units/acre 97.88 78.30 Yes Total 1,979.75 601 1,309.61 1,168.69 * Parcels in single family zones are not calculated at 80% as density is calculated per parcel rather than per acre. **Density for some parcels has been reduced due to slope. Source: City of Atascadero, 2009 Underutilized Sites The City has also identified underutilized sites that have potential to be redeveloped (see Table V-31 for a summary and Appendix V for a complete list). The list includes 54 sites totaling approximately 50 acres. The number of units which each site could potentially accommodate would depend on the redevelopment scenario for each individual site. This unit number would be determined during future site-specific planning. The underutilized sites are shown on the Underutilized Multi -Family and Mixed Use Property map in Appendix VI. Table V-31 Summary of Underutilized Parcels Zone Land Use Acres # of Parcels Density* Infrastructure Residential Multi -Family - 16 HDR 15.43 15 16 units/acre Yes Residential Multi -Family - 10 MDR 15.00 20 10 units/acre Yes Commercial Professional GC 16.68 12 16 units/acre Yes Downtown Commercial D 3.29 7 16 units/acre Yes Total 50.41 54 *Density for some parcels has been reduced due to slope. Source: City of Atascadero, 2009 3. Remaining 2007-2014 Regional Housing Needs Allocation As Table V-32 shows, all but 146 units of 2007-2014 RHNA can be accommodated by the vacant land and the second unit potential. The City needs to identify approximately 7.3 acres to rezone 1 One parcel in this zone allowed 2 units Public Review Draft Page 39 August 26, 2009 City of Atascadero General Plan Housing Element or upzone to 20 units per acre to meet the shortfall. Under State law, half of this acreage needs to be zoned for residential use only. Further, the rezoned parcels must allow multifamily residential uses "by right". In addition, the law requires that the sites selected for rezoning accommodate at least 16 units per site. The City has included Program 1.1.2 to rezone for the 146 unit shortfall. The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum of 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to 20 units per acre minimum will accommodate both the previous RHNA shortfall (refer to Table V-28) and the current RHNA shortfall. Per Appendix III, the total number of units that can be accommodated once the 20 unit per acre minimum standard is established is approximately 700 units. The total RHNA requirement (previous and current) is 651 units (505 and 146). Table V-32 Remaining RHNA Analysis, 2007-2014 * Second unit potential has been calculated based on historic second unit building trends from 2001 to 2008. ** Based on vacant land in the HDR, MDR, GC, and D zones. Source: SLOCOG, City of Atascadero 4. Infrastructure Resources Infrastructure adds to the cost of new construction (e.g. major and local streets, water and sewer lines, and street lighting). Water and sewer service capacity is discussed below. Water Service Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC). AMWC manages the water supply that consists of 17 active wells that pump from the Atascadero sub -basin of the Paso Robles Ground Water Basin and both riparian and appropriated Salinas River underflow. Maximum well production is 12.9 million gallons per day. Public Review Draft Page 40 August 26, 2009 Very Low Low Moderate Above Total Moderate 2007 - 2014 Remaining RHNA 100 65 80 57 302 Estimated Units Accommodated by 0 0 595** 579 1,169 Vacant Land Second Unit Potential* 0 19 19 0 38 Remaining Units to be Accommodated by Rezoning 100 46 0 0 146 (only very low- and low-income units * Second unit potential has been calculated based on historic second unit building trends from 2001 to 2008. ** Based on vacant land in the HDR, MDR, GC, and D zones. Source: SLOCOG, City of Atascadero 4. Infrastructure Resources Infrastructure adds to the cost of new construction (e.g. major and local streets, water and sewer lines, and street lighting). Water and sewer service capacity is discussed below. Water Service Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC). AMWC manages the water supply that consists of 17 active wells that pump from the Atascadero sub -basin of the Paso Robles Ground Water Basin and both riparian and appropriated Salinas River underflow. Maximum well production is 12.9 million gallons per day. Public Review Draft Page 40 August 26, 2009 City of Atascadero General Plan Housing Element AMWC service area encompasses hundreds of undeveloped parcels, AMWC's future plans include a reliable water supply for an increased population. With approval of the Nacimiento Water Project, the AMWC has been allocated an additional 3,000 AFY, with a flow rate of 3.48 million gallons per day (mgd). The Nacimiento Water Project broke ground in 2007 and the construction of the infrastructures needed to deliver water to the Atascadero area is planned to be complete by 2010. Given the existing water supply and that which will result from the Nacimiento Water Project, the existing water supply is not a constraint to growth in the City and is available for all vacant zones within the City. However, as a result of the Nacimiento Water Project connection fees, water rates will increase gradually2 to help pay for the cost of the additional water source. The cost of water service is a disincentive for the development of affordable housing. Program 1.1-12 is proposed by the City to work with AMWC to explore possible options to ease the burden of water service fees for second units and other affordable housing projects. Wastewater Residential development in the City of Atascadero relies on both the City's wastewater treatment facilities and on-site septic systems. Approximately 50% of Atascadero's residents use the Collection and Treatment service. The City's Wastewater Division maintains a 2.39 million gallon -per -day (mgd) wastewater treatment facility, over 40 miles of pipeline, and 13 wastewater -pumping stations. The treatment plant operates at approximately 60 percent capacity, which results in an average daily flow of 1.4 mgd. Minor upgrades have been approved for the treatment plant facility,3 but no expansions are planned for increasing the treatments capacity. Average daily flow for residential use is 100 gallons per capita per day. Based on the average household size of 2.02 persons, the daily flow is 0.0002 mgd per household. The average daily flow of the projected housing need (RHNA) is well within the capacity of the upgraded wastewater treatment system. 5. Financial Resources Residential Financing The availability of financing affects the ability to purchase or improve homes. In the Atascadero area4 1,031 applications for conventional mortgage home loans were received in 2007, of which 2 Water rates are planned to increase by 8% (net) per year over four years beginning on January 1, 2008. There are two more years of 8% rate increases. After that, water rates will increase based on inflation or other typical increases in operation and maintenance costs (i.e. increase energy costs, treatment chemical costs, labor rates, etc.) (Source: pers. comm. John Neil, Atascadero Mutual Water Company General Manager, July 22, 2009.) 3 Headworks/Barscreen project approved during the 2009/2011 Budget (City of Atascadero, 2008). 4 HMDA is based off census tracts. The census tracts that cover the City of Atascadero also encompass the unincorporated area surrounding the City and portions of the City of Templeton. Public Review Draft Page 41 August 26, 2009 City of Atascadero General Plan Housing Element 60 percent were approved by lenders and accepted by applicants (see Table V-33). The remainder of applications were denied, withdrawn, closed due to incompleteness, or approved but not accepted by the applicants. Table V-33 Disposition of Home Loans Total Applicants Percent Originated Government Assisted Home Purchase Loans 7 43% Home Purchase Loans 1,031 60% Home Improvement Loans 290 50% Source: Home Mortgage Disclosure Act data, 2007 Reflecting the City's high housing costs, there were very few applicants recorded for government assisted home purchase loans such as VA, FHA, and FSA/RHS, given the sales price limitations on these programs. Most applications for home purchase loans were filed by upper income households, an expected result given the high price of housing in Atascadero. Throughout the County, the approval rate was over sixty percent among upper income applicants, but lower for low- and moderate -income households. Redevelopment Agency/Tax Increment Financing According to HCD, the Housing Element should identify redevelopment funds available to the Low- and Moderate -Income Housing Fund (LMIHF) and how the funds will be utilized during the planning period. As of June 2009, the City has approximately $3.9 million in the LMIHF. The City anticipates collecting approximately $825,000 per year through the 2013/2014 fiscal year, totaling $8.1 million in funds. With each year's spending plan however, a balance of $7 million is anticipated at the end of the 2013/2014 fiscal year. According to Health and Safety Code Section 33334.12, the agency must use any unexpended and unencumbered LMIHF that exceed one million dollars or the aggregate amount of tax increment deposited into the low -moderate fund over the preceding four fiscal years. If the City identifies such a surplus before the end of the fiscal period, then it must use the funds or transfer the funds to the local housing authority. Programs 4.3-1 through 4.3-5 provide policy guidance for fund disbursement to qualifying projects. Inclusionary Housing In -Lieu Fee Funds The City's inclusionary housing program offers the option of paying a fee in lieu of building affordable housing for projects of 10 units or less. Fees deposited into the account may be used in the acquisition, construction, or rehabilitation of affordable housing. As of June 2009, the Fund has a balance of $320,000. 6. Administrative Resources El Camino Homeless Organization (ECHO) ECHO is a non-profit organization serving the homeless population of Northern San Luis Obispo County. ECHO operates five shelters out of local churches, offering temporary beds Public Review Draft Page 42 August 26, 2009 City of Atascadero General Plan Housing Element and hot meals to those in need. The organization also assists those in need with obtaining permanent housing and developing the skills necessary to lead a more stable life. The Atascadero shelter operates out of First Baptist Church and can accommodate up to 30 persons per night. Equal Opportunity Commission (EOC) The EOC provides a wide variety of social services in San Luis Obispo County. Their divisions are Homeless Services, Head Start, Health Services, and Energy Conservation Services. EOC operates the Maxine Lewis Memorial Homeless Shelter and the Prado Day Center in San Luis Obispo. They also operate Head Start and Migrant Head Start programs and two health centers in San Luis Obispo and Arroyo Grande. The Energy Conservation division provides weatherization and home repairs throughout the County. Habitat for Humanity Habitat for Humanity is an international non-profit organization dedicated to partnering with those in need of safe and affordable homes. Habitat for Humanity has constructed over 300,000 homes for families around the world. The San Luis Obispo County Habitat chapter has been active since 1997 and is involved in several development projects throughout the Central Coast. In 2008, Habitat for Humanity constructed four very low-income homes in Atascadero. Housing Authority of San Luis Obispo County (HASLO) The Housing Authority of San Luis Obispo County was created to provide housing assistance for the County's lower-income residents. The Housing Authority administers the Section 8 rental assistance program and manages public housing developments. The Housing Authority also administers the Mortgage Credit Certificate Program, Security Deposit Program, and other programs. Currently, the County Housing Authority provides 278 Section 8 vouchers to households in Atascadero and 121 households are on the waiting list. In 2005, the City of Atascadero partnered with HASLO to develop 19 housing units for very low-income senior households. People's Self -Help Housing (PSHH) People's Self -Help Housing is a diverse, nonprofit organization committed to furthering opportunities for decent, safe, affordable housing and support services in San Luis Obispo, Santa Barbara, and Ventura Counties. PSHH has two primary programs - Self Help Homeownership Program and a Rental Housing Development and Construction Services Program. Since its inception in the 1960s, PSHH has developed more than 1,000 homes and 1,200 rental units and assisted in the rehabilitation and repair of more than 3,000 housing units. PSHH has constructed 15 affordable home -ownership properties and currently owns and operates Atascadero Gardens, a 17 -unit affordable rental complex. The purchase of this building prevented a pending conversion to market rate units. PSHH also provides free seminars to residents on the Central Coast including those aimed at first time homebuyers and foreclosure prevention. Public Review Draft Page 43 August 26, 2009 City of Atascadero General Plan Housing Element Transitional Food and Shelter Transitional Food and Shelter is a charitable organization operating throughout San Luis Obispo County. The organization provides emergency shelter in motels and apartments in the North County, renting to homeless persons who are sick and/or disabled. The program provides relief for those who cannot be accommodated in more traditional homeless shelters. Other Resources Many programs within the State of California exist to provide financial assistance to the City and to individual developers for the development, preservation, and rehabilitation of residential development; primarily affordable units. The Department of Housing and Community Development identifies and provides detailed information on the grants and loans available for affordable housing, which include: Affordable Housing Innovation Program: This program provides grants or loans to fund the development or preservation of workforce housing. Building Equity and Growth in Neighborhoods Program: Provides grants and loans to first- time low and moderate -income buyers. www. hcd. ca.gov/fa/begin CalHome Program: Provides grants and loans to very -low income homeowners. www.hcd. ca.gov/fa/calhome Emergency Housing and Assistance Program Capital Development: Provides deferred payment loans for capital development activities for: emergency shelters, transitional housing, and safe havens. www.hcd. ca.gov/fa/ehap/ehapcd.h tml Emergency Housing and Assistance Program Operating Facility Grants: Provides grants for: emergency shelters, transitional housing, and supportive services for homeless individuals and families. www.hcd. ca.gov/fa/ehap/ Enterprise Zone Program: Provides incentives such as sales tax credits and operation deductions for business investment. www.hcd. ca.gov/fa/cdbg/ez/#EZ Federal Emergency Shelter Grant Program: Provides grants to fund emergency shelters and transitional housing for the homeless. www.hud.gov/offices/cpd/homeless/programs/esg/ Governor's Homeless Initiative: Provides loans for the development of supportive housing for homeless residents who suffer from severe mental illness. www.hcd. ca.gov/fa/ghi Public Review Draft Page 44 August 26, 2009 City of Atascadero General Plan Housing Element HOME Investment Partnerships Program: Provides cities, counties, and nonprofit organizations with grants and low-interest loans to develop and preserve workforce housing. www.hud.gov/offices/cpd/affordablehousing/programs/home/ Housing Assistance Program: Provides grants to assist housing payments for extremely low to very low-income housing. www.hcd. ca.gov/fa/hap Joe Serna, Jr. Farmworker Housing Grant Program: Provides grants and loans to finance the construction, repair, and purchase of rental units for farmworker housing. www.hcd. ca.gov/fa/fwhg Multifamily Housing Program: Provide deferred payment loans to fund the construction, repair, and purchase of permanent and rental units for supportive housing. This includes housing for low-income residents with disabilities, or those who are at risk of homelessness. www.hcd. ca.gov/fa/mhp Office of Migrant Services: Provides grants to assist in seasonal rental housing and support for migrant farmworker families. www.hcd. ca.gov/fa/oms Predevelopment Loan Program: Provides short-term loans for financing low-income housing projects. www.hcd. ca.gov/fa/polp State CDBG Program Economic Development Allocation, Over the Counter Component: Provides grants to create or sustain jobs for rural low-income workers. www.hcd. ca.gov/fa/cdbg/econdev.html State CDBG Program General, Native American, and Colonias Allocations: Provides grants to fund housing, capital improvement, and community projects that benefit lower-income residents in rural communities. www.hcd. ca.gov/fa/cdbg/gennatamcol.html Workforce Housing Reward Program: Provides grants to cities and counties that approve permits for new workforce housing going to very low to low-income households. www. hcd. ca.gov/fa/whrp Public Review Draft Page 45 August 26, 2009 City of Atascadero General Plan Housing Element G. Constraints on Housing Production Government policies and regulations impact the price and availability of housing and, in particular, the provision of affordable housing. Constraints include residential development standards, fees, and permitting procedures. Providing infrastructure and services also increases the cost of producing housing. This Chapter addresses potential governmental and nongovernmental constraints and focuses on mitigation options available to the City. 1. Governmental Constraints Although local governments have little influence on such market factors as interest rates and availability of funding for development, their policies and regulations can affect both the amount of residential development that occurs and the affordability of housing. Since governmental actions can constrain development and affordability of housing, State law requires the Housing Element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing." LAND USE CONTROLS The City's primary policies and regulations that affect residential development and housing affordability include: Title 9 (the City's Planning and Zoning Regulations), the General Plan, the Atascadero Downtown Revitalization Plan, the Appearance Review Manual, development processing procedures and fees, on and off-site improvement requirements, and building codes. In addition to a review of these policies and regulations, an analysis of governmental constraints on housing production for persons with disabilities is included in this Section. Planning and Zoning Regulations Title 9, the City's Planning and Zoning Regulations, allow residential development in one agriculture zone, 4 residential zones, 2 downtown zones, 4 commercial zones, 2 industrial zones, and 3 recreation and public zones. The maximum residential density allowed is 16 units per acre. Title 9 does not include specific development standards for the Rural Residential zone that is identified on the Zoning Map. Program 1.1-8 has been proposed to codify the Rural Residential zone into Title 9 and include zoning standards that distinguish it from the Residential Suburban zone. Agriculture (A) Zone. This zone is established to protect, preserve, and encourage agriculture on suitable land. Agriculture related residential uses are permitted including single-family dwellings, primary family housing, and farm labor quarters. The A zone corresponds to the Agriculture (AG) land use designation of the General Plan, Public Review Draft Page 46 August 26, 2009 City of Atascadero General Plan Housing Element Rural Residential (RR) Zone. This zone is established for large lot single-family residential uses. Second units are permitted by right in the RR zone, subject to specific development standards identified in Chapter 5 of Title 9. The maximum allowable density is 0.4 units per acre. The RR zone corresponds to the Rural Residential (RR), Rural Estate (RE), Suburban Estate (SE), and Agriculture (AG) land use designations of the General Plan. Residential Suburban (RS) Zone. This zone is established for large lot single-family residential uses. Second units are permitted by right in the RS zone, subject to specific development standards identified in Chapter 5 of Title 9. The maximum allowable density is 0.4 units per acre. The RS zone corresponds to the Rural Residential (RR), Rural Estate (RE), Suburban Estate (SE), and Agriculture (AG) land use designations of the General Plan. Residential Single Family (RSF) Zone. This zone is established to provide for single-family residential areas within the urban service line. Second units are permitted by right in the RSF zone, subject to specific development standards identified in Chapter 5 of Title 9. The RSF is divided into 3 categories based on minimum lot sizes, RSF-X, RSF-Y, RSF-Z; and density ranges from 0.5 - 2.0 units per acre. Density may be increased to 4 units per acre with a Planned Development in the RSF-X zone. The RSF zone corresponds to the Single -Family Residential (SFR) land use designation of the General Plan, which includes the sub -land use designations SFR -Z, SFR -Y, SFR -X. Limited Single Family (LSF) Zone. This zone is established for single-family residential where raising of farm animals is not allowed. Second units are permitted by right in the LSF zone, subject to specific development standards identified in Chapter 5 of Title 9. The LSF is divided into 3 categories based on the minimum lot size, LSF -X, LSF -Y, LSF -Z; and density ranges from 0.5 - 2.0 units per acre. The LSF zone corresponds to the Single -Family Residential (SFR) land use designation of the General Plan, which includes the sub -land use designations SFR -Z, SFR - Y, SFR -X. Residential Multiple Family (RMF) Zone. This zone is established for apartment, condominium, and townhouse development. The maximum allowable density for areas designated Low Density Multiple Family Residential (RMF -10) is 10 units per acre; for areas designated High Density Multiple Family Residential (RMF -16) is 16 units per acre; and for hillside areas the density ranges from 1 -16 units per acre depending on average slope (density exceptions exist for group quarters and nursing facilities). The RMF zone corresponds to the Medium -Density Residential (MDR) and High -Density Residential (HDR) land use designations of the General Plan. Downtown Commercial (DC) Zoning District. This zone is established to enhance the economic viability and pedestrian -oriented character of downtown. Residential uses are permitted on upper floors in the DC zoning district. Home occupations and live/work projects are also encouraged in the DC zoning district. The maximum allowable density is 16 units per acre. The DC zone corresponds to the Downtown (D) land use designation of the General Plan. Downtown Office (DO) Zoning District. This zone is established for professional and other office uses close to the services provided in the DC zoning district. Residential uses are Public Review Draft Page 47 August 26, 2009 City of Atascadero General Plan Housing Element permitted on upper floors in the DO zoning district. The maximum allowable density is 16 units per acre. The DO zoning district corresponds to the Downtown (D) land use designation of the General Plan. Commercial Professional (CP) Zone. This zone is established for limited retail shopping and personal service facilities. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. Caretaker residences are also permitted conditionally. The CP zone corresponds to the General Commercial (GC) and Mixed Use (MU) land use designations of the General Plan. Commercial Retail (CR) Zone. This zone is established for a wide range of commercial uses to accommodate retail and service needs, however, it does conditionally permit caretaker residences. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. The CR zone corresponds to the General Commercial (GC) and Mixed Use (MU) land use designations of the General Plan. Commercial Service (CS) Zone. This zone is established for light manufacturing and large lot service commercial, however it does conditionally permit caretaker residences. The CS zone corresponds to the Service Commercial (SC) land use designation of the General Plan. Commercial Tourism (CT) Zone. This zone is established for limited commercial uses for Highway 101 travelers, however, it does conditionally permit caretaker residences. The CT zone corresponds to the General Commercial (GC) land use designation of the General Plan. Industrial Park (IP) Zone. This zone is established for light manufacture and large lot service commercial, however, it does conditionally permit caretaker residences. The IP zone corresponds to the Industrial (IND) land use designation of the General Plan. Industrial (I) Zone. This zone is established for heavy manufacture and industrial uses, however, it does conditionally permit caretaker residences. The I zone corresponds to the Industrial (IND) land use designation of the General Plan. Recreation (L) Zone. This zone provides suitable locations for recreational facilities, however, it does conditionally permit caretaker residences. The L zone corresponds to the RR, RE, SE, SFR, MDR, HDR, Public Recreation (REC), Public Facilities (PUB), and Open Space (OS) land use designation of the General Plan. Special Recreation (LS) Zone. This zone provides suitable locations for recreational facilities on land in private ownership. This zone also provides for residential uses where intensive recreational activity may not be appropriate. The maximum allowable density for residential is 0.7 unit per acre (sewer not available) or 1 unit per acre (sewer is present). The LS zone corresponds to the Commercial Recreational (CREC) land use designation of the General Plan. Public (P) Zone. This zone provides suitable locations for public and quasi -public facilities, however, it does conditionally permit single family and caretaker residences. The maximum allowable density for residential is 0.4 unit per acre. The P zone corresponds to the RR, RE, SE, SFR, MDR, HDR, CREC, REC, PUB, and OS land use designation of the General Plan. Public Review Draft Page 48 August 26, 2009 City of Atascadero General Plan Housing Element Planned Development (PD) Overlays. The City has established 30 overlays (PD 1 -12 and 14 - 31) to allow for special use standards that differ from those established by the underlying zone. The maximum allowable density is 16 units per acre. Planned Development Overlays are typically used to allow for individual lot ownership units in multi -family zones and clustered residential development in rural areas to achieve minimal environmental impacts and reduced infrastructure costs. Table V-34 summarizes the General Plan land use designations and the zoning districts that either allow by right or conditionally permit residential development. Table V-34 General Plan Land Use Desi nations and Zoning District Comparison General Plan Land Use Designation Density Corresponding Zoning Districts RR/RE/SE 0.1 - 0.4 unit/acregross' RR, RS, P, L SFR -Z 1.0 unit/acregross' RSF-Z, LSF -Z, P, L SFR -Y 2.0 unit/acre gross RSF-Y, LSF -Y, P, L SFR -X 4.0 unit/acre net RSF-X, LSF -X, P, L MDR 10 unit/acre net RMF -10, P, L HDR 16 unit/acre net RMF -16 P, L GC 16 unit/acre net CP, CR, CT Sc 0.4 FAR CS D 16 unit/acre net DC, DO MU 16 unit/acre net CR, CP: MU/PD overlay) CREC 10 unit/acre net LS, P IND 0.4 FAR I, IP AG 0.1 - 0.4 unit/acregross' RR, RS, A REC L, P PUB L, P Notes: 1. Density is adjusted by performance standards in this land use designation. The maximum density may be lower based on the application of performance standards. 2. The maximum density sets a limit to the number of units that may be developed in each land use designation. The General Plan also sets minimum lots size areas that are allowed through the subdivision process consistent with the "Elbow Room" principle. The minimum lot sizes are more restrictive than the maximum densities in order to reflect historic small lot development densities and to allow for new planned development projects that incorporate smaller lot sizes with innovative design concepts. Table V-35 summarizes the housing types permitted by zone. Each use is designated by a letter denoting whether the use is permitted by right (P) or conditionally permitted (CUP). Public Review Draft Page 49 August 26, 2009 City of Atascadero General Plan Housing Element Table V-35 Zoning District's Permitted Land Uses Land Uses A RR RS RSF LSF RMF DC DO CP CR CS CT IP I L LS P Single-family P P P P P P P2 PZ - P CUP dwelling Multiple family -- -- -- -- -- Pz PZ P2 CUP' CUP' dwelling Live/work P / projects -- -- -- -- -- - --- CUp4 -- -- -- -- -- Secondary residential P P P P -- -- -- -- -- -- -- units Residential accessory P P P P P P -- -- -- -- -- -- P uses Temporary P P P P P P -- -- -- - -- -- - P dwelling Mobil ehome P P P P P P8 dwelling Mobilehome -- CUP CUP CUP CUP CUP -- -- -- -- -- -- -- developments Primary family housing Farm labor quarters Home P P P P P P P P - -- - -- P occupations Caretaker CUP CUP CUP CUP CUP -- - -- CUP CUP CUP CUP CUP CUP CUP CUP CUP residence Residential care, :5 6 P P P P P -- -- -- - -- -- - CUP clients Residential care, > 6 CUP CUP CUP CUP P -- -- -- -- -- -- CUP clients Organizational CUP CUP CUP CUP CUP houses Skilled nursing P P CUP facility , s 6 clients Skilled nursin -- -- --CUP CUP CUP -- -- -- -- -- -- -- -- -- -- -- facility , > 6 clients Retirement - CUP P P hotel Senior citizen -- -- -- -- -- - CUP6 housing Notes: 1. RSF-Y only, see Section 9.6106 2. RMF Zone — CUP required for projects over 12 units. DC and DO Zones - Residential uses allowed only on second and third floor, except sites north of Olmeda Avenue. If project is required to provide a unit in compliance with Americans with Disabilities Act, the handicapped accessible unit may be located on a first floor. A first floor unit shall be located in a non -storefront location within a tenant space. 3. Permitted use if the residential quarters are located on the second or third floors. 4. Conditional Use Permit required if the residential quarters are located on the first floor. 5. A skilled nursing facility is a board and care home for residents, where no medical care is provided, and is subject to all applicable standards for multiple family dwellings. 6. Use allowed only on sites north of Olmeda Avenue. 7. Use allowed only with a PD as part of a mixed-use project. A General Plan Amendment may also be required. 8. First unit only. Public Review Draft Page 50 August 26, 2009 City of Atascadero General Plan Housing Element Table V-36 provides development standards for the residential zones and Table V-37 provides the development standards in the Downtown Zones. Table V-36 Residential Zones Development Standards Development Zone Standard RS RSF LSF RMF Setbacks Minimum and maximum setbacks required. See Section 9-4.103 for setback X I Y Z X Y Z Min lot size (acres) 2.5-10 1.5 Front 1 1.5 - .53 1 1.5 - 5 and Palma Avenue, where a minimum of 2.5' 2.5' None required Max Height (feet) 30 ft. max. 30 ft. 20 ft. Height limit 2 stories max. Setbacks (feet) 25 ft. min Front Off-street Exceptions for shallow lots, flag lots, sloping lots, and variable block. 5 ft. min Side and for development east of Atascadero Exceptions for corner lots, key lots, small corner lots, accessory buildings, common wall develo ment6, zero lot line develo menC, access easements. Principle residential building - 10 ft. min Rear 1. Between Atascadero Creek and lot line common to Lots 19 and 20, Block H -B, Atascadero Colony Map. Accessory building - 5 ft. min Interior Principle residential buildings - 10 ft or'/ height of taller of 2 buildings Accessory building - 10 ft. some code exceptions apply) Notes: 1. Depending upon conformance with performance standards set in each zone. 2. Smaller lot sizes allowed with a Planned Development. 3. Smaller lot sizes allowed for PD projects, including condominiums and mobile home developments, provided that the overall density within the project conforms with Section 9-3.17 (RMF Zone - Density). 4. Except for 2nd story dwellings over commercial and industrial uses. 5. Two dwelling units, and/or their accessory garages constructed on adjoining lots with minimum building code separation. 6. A group of dwelling units on adjoining lots may be established so that all units about 1 side property line. 7. Whichever is greater. Table V-37 Downtown Zones Development Standards Public Review Draft Page 51 August 26, 2009 DC I DO Min lot size No minimum Density 16 du/acre 16 du/acre Setbacks Minimum and maximum setbacks required. See Section 9-4.103 for setback requirement, allowed projections into setbacks, and exceptions to setbacks. None allowed, except for building insets As required by Section 9-4.106 when designed to accommodate outdoor eating adjacent to a residential zone, none Front and seating areas, and except for East required otherwise. and West Mall between EI Camino Real and Palma Avenue, where a minimum of twenty 20 feet is required. Sides (each) None required Rear None required Creek 20 ft. Height limit 45 ft. not to exceed 3 stories; 25 ft. 18 ft. on the west side of EI Camino Real' Off-street See Section 9-4.114 for residential uses As required by Sections 9-4.114 et seq. parking and for development east of Atascadero Creek. All other uses - none required. Notes: 1. Between Atascadero Creek and lot line common to Lots 19 and 20, Block H -B, Atascadero Colony Map. Public Review Draft Page 51 August 26, 2009 City of Atascadero General Plan Housing Element Historical Preservation To promote the conservation, preservation, protection, and enhancement of Atascadero's historical and architecturally significant structures, the City adopted a Historic Site Overlay (HS) zone. The standards are intended to protect historic structures and sites by requiring new uses and alterations to existing uses to be designed with consideration for preserving and protecting the historic resource. Given the quality of Atascadero's historical and architecturally significant structures, and the contribution of these structures to the image and quality of life in Atascadero, the historic preservation policies and regulations are reasonable and appropriate and do not pose an unreasonable constraint to residential development in the City of Atascadero. Sensitive Resources The City adopted a Sensitive Resource Overlay (SR) zone to protect areas with special environmental resources and to protect areas containing unique or endangered vegetation or habitat. The purpose of these standards is to require that proposed uses be designed with consideration of the identified sensitive resources, and the need for their protection. Development that falls within a SR overlay zone does require additional measures to ensure environmental protection, which can add to the cost of development. It is in the best interest of the community, and also is mandated by State and Federal laws to protect sensitive environmental resources. The City's regulations do not pose an unreasonable constraint to residential development in the City. Mobile and Manufactured Homes State law requires that mobile and manufactured homes be allowed in residential zones. These units cannot be regulated by any planning fees or review processes not applicable to conventional single-family dwellings. However, the architectural design of manufactured or mobilehomes can be regulated by the City. Under the City's zoning regulations mobilehome developments are permitted with approval of a Conditional Use Permit in all residential zones. Individual mobilehome dwellings are permitted by right in all single-family residential zones (RS, RSF, LSF) and in the Agriculture zone. The City's zoning regulations address manufactured homes in section 9-6.142 of the Atascadero Municipal Code. In order be in compliance with State law, the City should clarify that the terms "mobilehome" and "manufactured home" are essentially the same and should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Manufactured housing can be subject to design review. Program 1.1-5 is recommended to bring the zoning regulations in compliance with State law and to encourage a variety housing options within the City. Public Review Draft Page 52 August 26, 2009 City of Atascadero General Plan Housing Element Mixed -Use Development Atascadero encourages mixed-use development in the downtown districts (DC and DO). As stated in Title 9: The downtown zoning districts are intended to develop an attractive, pedestrian -oriented, and economically successful downtown area by providing for a mixture of commercial, office, and residential land uses... The development of mixed-use projects provides more housing opportunities by permitting residential uses on the upper floors. Mixed-use development also enhances economic viability, pedestrian -oriented character, and the overall downtown environment. Table V-36 provides the development standards for mixed-use developments in the downtown area. In addition, mixed- use is allowed in all areas with a General Commercial land use designation. The approval of a vertical mixed-use project in a Designated Commercial Zone requires a Zoning Change (PD Overlay) and Conditional Use Permit approval. Horizontal mixed use (which is limited to 50 percent residential development) requires a Condition Use Permit as well as a General Plan Amendment, map change, and PD overlay. The approval process for these projects can take from three (3) to twelve (12) months depending on the complexity of the project. Program 1.1-7 has been proposed to streamline the permitting process, encourage the development of vertical mixed-use projects, and provide greater housing diversity. The City's has adopted the Downtown Affordable Housing Program to facilitate and encourage the development of mixed-use projects, particularly for lower income workers and families. The program is in the preliminary implementation stages. Under the program, Redevelopment Agency (RDA) funds will be used to offer long term low-interest loans in exchange for deed restricted low- or very low-income units for 55 years. This program will target existing Downtown buildings and existing vacant residential units located Downtown that are in need of repair or could be converted to include deed restricted affordable units. Secondary Residential Units To encourage establishment of second units, State law requires cities to either adopt an ordinance authorizing second units in residentially zoned areas, or, where no ordinance has been adopted, to allow second units if they meet standards set out in the State law. State law requires ministerial consideration of second unit applications in zones where single-family dwellings are permitted. Local governments are precluded from totally prohibiting second units in residentially zoned areas unless they make specific findings (Government Code § 65852.2). Second units can be an important source of affordable housing since they are smaller than primary units and they do not have direct land costs. Supporting the development of second units expands housing opportunities for very low-, low-, and moderate -income households by increasing the number of rental units available within existing neighborhoods. Second units are intended to provide livable housing at lower cost while providing greater security, companionship, and family support for the occupants. Second units, or secondary residential units, are defined within the Atascadero zoning regulations as residential occupancy constructions (R) with a kitchen and full bathroom that is Public Review Draft Page 53 August 26, 2009 City of Atascadero General Plan Housing Element accessory to the primary unit and intended for permanent occupancy by a second household. Second residential units provide quarters for independent living areas, sleeping, cooking, and sanitation facilities. Second residential units are permitted by right in the single-family residential zones (RS, RSF, LSF). Second units are also allowed in single family planned development overlay districts only when consistent with an approved Master Plan of Development. Second units are subject to all development standards of the underlying zoning district and/or planned development overlay districts, with a few minor exceptions: Floor Area. The total floor area shall not exceed 800 square feet on lots with a net area of 0.5 acres or less. The total floor area shall not exceed 1,000 square feet on lots with a net area greater than 0.5 acres. Private Open Space Requirement. A second unit shall have a minimum private open space area of 250 square feet. No portion of an open space area shall have a dimension of less than 10 feet in width. Attached Second Units. If the second unit is attached to the primary dwelling, each shall be served by separate outside entrances. Second units, whether attached or detached, are considered as single-family units for purposes of determining impact fees. Parking requirements for second residential units are shown in Table V-38. For a second unit to be approved, it must be served by a public water system and the City sanitary sewer system or an engineered septic system (depending on lot size), and allow for the installation of separate utility meters. Atascadero Mutual Water Company (AMWC) establishes the water connection fees and these have been identified as a constraint to the development of second residential units due to the disproportion of fees to actual development costs.5 Program 3.1.2 is recommended to establish a program that would address second unit fees and create an incentive program to encourage the development of second units. (See Section F - Housing Resources (Infrastructure Resources - Water Service) for additional information on water service from AMWC.) Group Homes and Residential Care Facilities The Lanterman Development Disabilities Services Act declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. A State -authorized, certified, or licensed family care home, foster home, or group home serving six or fewer disabled persons or dependent and neglected children on a 24 -hour -a -day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards or require variances on these homes than those required for homes in the same zone. 5 City of Atascadero, Planning Commission/ City Council meeting, June 16, 2009. Public Review Draft Page 54 August 26, 2009 City of Atascadero General Plan Housing Element The City's Planning and Zoning Regulations accommodate housing for group living situations. Residential care facilities serving six or fewer residents (small) are permitted by right in residential zones. Residential care facilities serving more than six residents (large) are permitted by right in the RMF zone and conditionally permitted in the RS, RSF, and LSF zones. See the section below Housing for People with Disabilities, for additional discussion on housing for special needs. Emergency Shelters and Transitional Housing State legislation SB 2 requires jurisdictions to permit emergency shelters without a Conditional Use Permit (CUP) or other discretionary permits, and transitional housing and supportive housing must be considered residential uses and must only be subject to the same restrictions that apply to the same housing types in the same zone. Transitional housing and emergency shelters are considered residential care facilities under Title 9. Both are permitted uses in all residential zones and are held to the same development standards as single family units, provided that six or fewer persons occupy the structure. Transitional housing or shelters that offer services to seven or more persons are permitted uses in the RS, RSF, and LSF with a Conditional Use Permit, but permitted by right in the RMF zone. Program 4.1-4 is proposed to identify sites for emergency shelters as required by State law. BUILDING CODES AND SITE IMPROVEMENTS Building codes and site improvements can also increase the cost of developing housing, particularly affordable rental housing. The following examines the City's building codes and site improvement standards. Building Codes and Enforcement Atascadero implements the 2007 edition of the California Building Code and other model construction codes, with amendments adopted by the California Building Standards Commission. These model codes establish standards and require inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California. The City has also adopted an ordinance requiring fire sprinklers in all newly constructed residential units, adding to the cost of construction. Aside from this ordinance, the City has not adopted local amendments to the model codes that increase housing costs (the Plumbing Code has been amended to address large -lot development with septic systems). Building inspectors are responsible for ensuring that proposed projects meet State and local codes. Public Review Draft Page 55 August 26, 2009 City of Atascadero General Plan Housing Element Site Improvements The City of Atascadero, along with other agencies, requires the installation of certain on- and off-site improvements to ensure the safety and livability of residential neighborhoods. On-site improvements typically include private or shared driveways, parking areas, drainage, sections of underground pipe, swales, ponding areas, and amenities such as landscaping, fencing, open space, and park facilities. Off-site improvements typically include: • Sections of roadway, medians, bridges, sidewalks, and bicycle lanes; • Sewage collection and treatment; • Water systems, including lines, storage tanks, and treatment plants (Atascadero Municipal Water Company); and • Public facilities for fire, school, and recreation. The costs of on- and off-site improvements, which average about $35.00 per square foot for single family residential construction and $28.00 per square foot for multi -family residential construction are usually passed along to the homebuyer as part of the final cost of the home. The on- and off-site improvement standards imposed by the City are typical for most communities and do not pose unusual constraints for housing development. Parking Standards The City's parking requirements are based upon unit type and size. As shown in Table V-38, parking requirements are typically two spaces per single-family residential unit. Multi -family residential units generally average 2.25 spaces per unit after accounting for guest parking. Table V-38 Parkina Reauirements Land Use Parking requirement Single-family dwellings(including mobilehomes 2 spaces per du, except 1/du on lots < 4,000 s.f. in area Second unit 1 covered space for each 1 bedroom unit 2 covered or uncovered for 2 or more bedrooms Multifamily dwellings (including condominiums and attached ownership dwellings) 1 bedroom unit: 1.5 spaces 2 bedroom unit: 2 spaces, each add. bedroom: .5 space Guest parking: 1 space per 5 units, or fraction thereof Skilled nursing facility 1 space per 4 beds Group quarters 1 s ace er bedroom, plus 1 per eight beds The City has several exceptions for parking. Bicycle parking may substitute parking spaces in lots with 20 or more spaces. A bicycle rack providing for at least five bicycles at a ratio of one bicycle rack for each 20 spaces is allowed. For compact car spaces, lots with 20 or more spaces may substitute compact car spaces for up to 20 percent of the total number of spaces. For motorcycle parking, lots with 20 or more spaces may replace regular spaces with motorcycle spaces at a ratio of one motorcycle space for each 20 spaces. In certain situations, parking requirements may be reduced or waived. This includes some alternative parking arrangement options: Public Review Draft Page 56 August 26, 2009 City of Atascadero General Plan Housing Element Tandem Parking. Tandem parking permitted for single-family dwellings and individual mobilehomes upon meeting appropriate performance criteria. Parking Districts. Parking requirements may be modified within a parking district where adequate parking is provided within the limits of the district and the parking requirements of a new use are accommodated by the parking district. Shared Peak -Hour Parking. Where two or more uses have distinct and differing peak traffic usage periods the required number of parking spaces may be reduced through conditional use permit approval. On -Street Parking Adjustment. In the case that a new driveway eliminates on -street parking spaces, the requirement for off-street spaces may be adjusted. Planning Commission Modification. The required parking standards may be modified through Conditional Use Permit approval by the Planning Commission. PERMIT PROCESSING AND FEES Development Fees The City charges various fees and assessments to cover the costs of processing permits and providing services. Impacts fees are also charged to cover the cost or providing municipal services or mitigating project impacts. These fees are summarized in Table V-39. The total amount of fees varies from project to project based on type, existing infrastructure, and the cost of mitigating environmental impacts. Atascadero does not control school and water impact fees. These services are managed by separate districts. Public Review Draft Page 57 August 26, 2009 City of Atascadero General Plan Housing Element Table V-39 Planning and Development Fees* Fee Category I Fee Amount Service Fees (cost recovery) - Adopted September 8, 2006 Administrative CUP Review $605 per application Minor CUP Review $1,155 pera lication Major CUP Review $3,205 pera lication Variance Application $1,605 pera lication Development Agreement $7,500 deposit, plus additional fees staff charges, etc General Plan Amendment $5,735 pera plication PD Zone Chane $5,405 pera lication Rezoning Ma or Text $2,865 pera lication Tentative Parcel Map $2,865 pera lication Tentative Tract Map $3,400 per map, plus $144 per lot over 15 lots Annexation $7,500 deposit, plus additional fees staff charges, etc Lot Line Adjustment Review $1,295 pera lication Lot Merger $910 pera lication Temporary Occupancy Review $345 pera lication Residential Planning Review/Approval of Building Permit Minor $70 per application Major $35 pera lication Affordable Housing Unit Fee Process $285 pera lication plus $190/unit and any plus legal costs Environmental Review Environmental Impact Report Review 10% of contract consultant amount of City staff review Capital Facilities Fees - Adopted June 30, 2007 SFR MFR Law Enforcement Facilities $574 $334 Fire Protection Facilities $950-$955 $516-$550 Fire Aerial Response Vehicle -- $242 Circulation System $5,597 $2,822 - $5,597 Storm Drainage Facilities $777 - $2,000 $314-$499 General Government Facilities $1,036 $1,036 Library Expansion Facilities $532 $323-$418 Public Meeting Facilities $1,084 $660-$852 Parkland $4,775 $2,906 - $3,754 Open Space Acquisition $1,660 $1,011 - $1,305 Sewer $573 plus admin fee of $5 plus $1210 extension fee * Planning and development fees display current rates at the time of publication. Fees are subject to change at the discretion of the City Council. Please check with the City of Atascadero Community Development Department for a current fee schedule. Source: City of Atascadero, 2009 City records provided examples of fees charged on new housing projects (see Table V-40). Fees collected by the City in the review and development process are limited to the City's costs for providing these services, and approximately 48 percent of development fees are imposed by agencies outside the City's control (i.e. school district impact fees and water connection fees). Public Review Draft Page 58 August 26, 2009 City of Atascadero General Plan Housing Element Table V-40 Development Fees for New Housing Development Fee Category Single Family Unit Multi -Family Unit Building fees $3,000 - $4,000 $4,500 - $5,000 Planning fees $400 $800 School District - Atascadero Unified School District $6,000 $4,000 Water Connection - Atascadero Mutual Water $19,600 $13,700 Company 20% Impact Fees $16,900 - $18,200 $11,700 - $14,550 Miscellaneous $1,000 $2,000 Total $45,900 - $48,200 $34,700 - $38,100 1. Assumes a 2,000 square foot single family dwelling with the impact fee at $2.97 per square foot. 2. Assumes a 1,300 square foot multi -family unit with the impact fee at $2.97 per square foot. 3. Meter installation and connection fee rates are based on meter size. Meter installation fees start at $1,180.00 for 5/8" meter. Connection fees (system impact fees) range from $19,600.00 for 5/8" (residential) meter to $31,250.00.00 for a 1" meter. Connection fees for apartments, duplexes, and mobile homes are 70% of the fee charges for single- family residences. Source: City of Atascadero, 2009 Development fees make up approximately 16 to 20 percent of a home purchase price (see Table V41). The City of Atascadero fees are comparable to those of surrounding communities. Table V-41 Proportion of Fee in Overall Development Cost for a Typical Residential Development Development Cost for a Typical Unit Single Family Multiple Family Total estimated fees $45,900 - $48,200/unit $34,700 - $38,100/unit Estimated sale rice/value $293,700 $195,000 Estimated proportion of fee cost to overall development cost/unit 16% 20% Permit Processing Housing production may be constrained by development review procedures, fees, and standards. Residential projects proposed in Atascadero may be subject to design, environmental review, zoning, subdivision and planned unit development review, use permit control, and building permit approval, which together can take up to 24 months for a single family or multi- family projects. Compliance with the standards of the City's Appearance Review Manual (for multifamily projects) or the Downtown Design Guidelines (for projects in the Downtown Revitalization Plan Area) generally does not add to the cost of housing, as those provisions usually do not require the use of more expensive materials or methods than typically proposed. Table V42 displays the review authority required for various planning decisions and permits. Table V43 displays the typical timelines for approvals and permits for the City of Atascadero. Minor residential projects typically take from one to three months from submittal of the application through completion of the approval process. Larger residential projects can take six to twelve months. Permit processing is a time consuming and costly process, especially for integrated projects such as those involving elements of affordable housing and mixed-use. The City has proposed Programs 6.1-1 through 6.1-6 to continue to review and revise procedures to streamline the permitting process. Public Review Draft Page 59 August 26, 2009 City of Atascadero General Plan Housing Element Table V-42 Permit Processing Procedures Type of Decision Director or City Staff Role of Review Authority Planning Commission City Council Zoning Review (Administrative) Decision Appeal Appeal Administrative Use Permit Decision Appeal Appeal Variance Recommend Decision Appeal Zoning Map Amendment Recommend Recommend Decision Design Review Approval Decision Appeal Appeal Planned Development (Master Plan of Development required) Recommend Recommend Decision Condition Use Permit Recommend Decision Appeal Subdivision Maps Recommend Decision Appeal Source: City of Atascadero, 2009 Table V-43 Timelines for Permit Procedures Type of Approval, Permit, or Review Typical Processing Time These time periods begin when a complete application is submitted and are extended when additional information is requested by the City. The timeframes below are target issuance date—when the applicant can expect a decision on their application. Zoning Review Administrative Concurrent with building permit Administrative Use Permit 1-3 months Variance 1-3 months Design Review Approval Concurrent with building permit Planned Development Review 6-12 months Condition Use Permit, minor 1-3 months Condition Use Permit, major 3-6 months Zoning Amendment 3-6 months General Plan Amendment 6-12 months Subdivision Maps 3-6 months Source: City of Atascadero, 2009 Ministerial Review Planning review of ministerial projects, such as building permits, are reviewed concurrently with building, fire, and public works. The City offers pre -project meetings to discuss zoning compliance and building code requirements to ensure that the process is streamlined. Planning review of routine over the counter permits is limited to tree protection when trees exist on-site and are within the area of development. Design Review The City's design review approval process is dependent on the zone and the type of project being approved. Projects in the downtown and multifamily projects less than 12 units only require Staff level review. For Conditional Use Permits and Planned Developments, the Planning Commission and/or City Council is the design review authority and makes decisions based on their findings and recommendations from Staff. Environmental Review Process/Precise Plan Public Review Draft Page 60 August 26, 2009 City of Atascadero General Plan Housing Element A considerable amount of larger -scale developments in the City occur through the use of Precise Plans or other applications that trigger environmental review. Precise plan approval is required when a development or use of land is listed in a particular zoning district as an allowable use and when it is determined by the Director that the project is not eligible for a categorical exemption pursuant to Public Resources Code Section 21084 and the State EIR Guidelines. State regulations require environmental review of discretionary project proposals (e.g., subdivision maps, precise plans, use permits, etc.). The timeframes associated with environmental review are regulated by CEQA. In compliance with the Permit Streamlining Act, City staff ensures that non -legislative proposals are heard at the Planning Commission within 60 days of receipt of an application being deemed complete. Precise Plan applications are reviewed and approved by staff concurrently with the building permit review. HOUSING FOR PEOPLE WITH DISABILITIES California law requires jurisdictions to analyze potential and actual constraints on housing for persons with disabilities, demonstrate efforts to remove impediments, and include programs to accommodate housing designed for disabled persons. Review of the Municipal Code, permitting procedures, development standards, and building codes revealed the following findings: The City enforces Title 24 of the California Code of Regulations that addresses access and adaptability of buildings to accommodate persons with disabilities. The City also requires compliance with the 1988 amendments to the Fair Housing Act, which requires a minimum percentage of dwelling units in new RMF housing projects to be fully accessible to the physically disabled. No additional accessibility standards above State and Federal law are required. • In downtown zones, where residential uses are limited to the upper floors, a handicapped accessible unit may be located on a first floor if a project is required to provide a unit in compliance with the Americans with Disabilities Act, subject to development standards. Process for Reasonable Accommodation Accessibility improvements to existing structures, such as a ramp, are usually handled ministerially by City staff. The City implements reasonable accommodations through the enforcement of building codes. The City does not have a specific reasonable accommodation policy or ordinance. Table V44 reviews zoning and land use policies, permitting practices, and building codes to ensure compliance with State and Federal fair housing laws for persons with disabilities. The City has proposed Programs 4.2-1 through 4.2-2 to ensure continued compliance with ADA standards and reasonable accommodation in residential development. Table V-44 Constraints on Housing for Persons with Disabilities General Does the Citv have a process for persons with disabilities to I The Citv allows for reasonable accommodation for persons with Public Review Draft Page 61 August 26, 2009 City of Atascadero General Plan Housing Element make requests for reasonable accommodation? Has the City made efforts to remove constraints on housing for persons with disabilities? Does the City assist in meeting identified needs? Zoning and Land Use Has the City reviewed all its zoning laws, policies, and practices for compliance with fair housing law? Are residential parking standards for persons with disabilities different from other parking standards? Does the City have a policy or program for the reduction of parking requirements for special needs housing if a proponent can demonstrate a reduced parking need? Does the locality restrict the siting of group homes? What zones allow group homes other than those allows State law? Are group home over six persons allowed? Does the City have occupancy standards in the zoning code that apply specifically to unrelated adults and not to families? Does the land use element regulate the siting of special needs housing in relationship to one another? Permits and Processing How does the City process a request to retrofit homes for accessibility? Uoes the city allow groups nomes witn six or fewer persons right in single-family zones? Does the City have a set of particular conditions or use restrictions for group homes with greater than six persons? What kind of community input does the City allow for the approval of group homes? Does the City have particular conditions for group homes that will be Drovidina services on site? Has the locality adopted the Uniform Building Code? Has the City adopted any universal design element into the code? Does the City provide reasonable accommodation for persons with disabilities in the enforcement of building codes and the disabilities in the enforcement of building codes and issuance of building permits. But, the City has not specifically adopted a reasonable accommodation policy or ordinance. Program 4.2-2 is proposed to address this policy issue. There are no special permits or requirements for homes or development for disabled persons in zones where the use would be otherwise permitted. In most cases, these developments are permitted use. The City applies Community Development Block Grant (CDBG) funds to accessibility upgrades. The San Luis Obispo Housing Authority recently completed a 19 -unit retirement hotel, which contained ADA compliant units. Yes, the City has reviewed the land use regulations and practices to ensure compliance with fair housing laws. Section 9-4.114 of the Planning and Zoning Regulations (Off- street parking required) mandates the provision of disabled parking spaces in accordance with California Building Code (part 2 of Title 24) Chapter 11. The parking requirements also allow flexibility if an applicant can demonstrate a lower parking need. No Group homes (referred to as residential care facilities in the Planning and Zoning Regulations) of six or less individuals are allowed by right in all residential districts. They are allowed in the Public (P) zone with a Conditional Use Permit. Facilities with greater than 6 persons are permitted, by right, in the Residential Multiple Family (RMF) zone and in the single-family residential zones [Residential Suburban (RS), Residential Single Family (RSF), Limited Single Family (LSF)] and the P zone with a Conditional Use Permit. No No, there is no minimum distance required between two or more special needs housing. Atascadero allows residential retrofitting to increase the suitability of homes for people with disabilities in compliance with ADA requirements, as permitted in the 2007 California Buildina Code. Group homes (or residential care facilities) with greater than six persons are permitted, by right, in the RMF zone and in the single-family residential zones (RS, RSF, LSF) and the P zone with a Conditional Use Permit. They are subject design review and are required to be incompliance with the same parking and site coverage requirements as multi -family uses. Group homes (or residential care facilities) with greater than 6 persons are permitted, by right, in the RMF zone. No other planning approval is required in the RMF zone other than to ensure that the development conforms to the standards of the Development Code. In the single-family residential zones (RS, RSF, LSF) and the P zone a Conditional Use Permit is required. The Conditional Use Permit provides the public with an opportunity to review the project and express their concerns in a public hearing. No, the City does not have special standards for group homes reaardina services or oDeration. Atascadero has adopted the 2007 California Building Code, which incorporated the 2006 International Building Code. No amendments have been made that affect the ability to accommodate persons with disabilities. No, the City has no adopted universal design standards at this time. Atascadero allows for reasonable accommodation for persons with disabilities in the enforcement of building codes and Public Review Draft Page 62 August 26, 2009 City of Atascadero General Plan Housing Element issuance of building permits? issuance of building permits. It does not have a specific reasonable accommodation ordinance. Program 4.2-2 is dosed to address this policy issue. ENERGY CONSERVATION Planning to maximize energy efficiency and the incorporation of energy conservation and green building features contributes to reduced housing costs. Energy efficient design for sustainable communities reduces dependence on automobiles. Additionally, maximizing energy efficiency reduces greenhouse gas emissions. In response to recent legislation on global climate change, local governments are required to implement measures that cut greenhouse gas emissions attributable to land use decisions (see discussion on Global Climate Change below). The Housing Element programs can support energy efficiency that benefits the market, the environment, and the long-term health of the community by: • Establishing a more compact urban core, bringing residents close to work and services, therefore reducing automobile trips and reducing emissions; • Implementing passive solar construction techniques that require solar orientation, thermal massing, and other energy efficient design standards; and • Encouraging the use of solar water heating and photovoltaics. Executive Order S -E-05 initiated the first steps in establishing greenhouse gas emission reduction targets in California. This was followed by the California Global Warming Solutions Act (AB 32), which required the California Air Resources Board (CARB) to establish reduction measures. There are several areas where programs for energy conservation in new and existing housing units are supported by the City: • Through application of State residential building standards that establish energy performance criteria for new residential buildings (Title 24 of the California Administrative Code). These regulations establish insulation, window glazing, air conditioning, and water heating system requirements. The City also instituted the City Council adopted Energy Conservation Initiative in 2001. • Through appropriate land use policies and development standards that reduce energy consumption. The City of Atascadero's General Plan is based on the Smart Growth Principles of encouraging infill and reuse of existing land and infrastructure. The Land Use, Open Space, and Conservation Element include goals to preserve a greenbelt around the City, encourage mixed use infill development, revitalize of the Downtown Core, and encourage compact development with a pedestrian scale and trails. • Through the implementation of the City Housing Rehabilitation Loan Program and County Neighborhood Preservation Program; which often includes attic and exterior wall insulation, door and window repair or replacement, weather stripping and caulking, duct insulation, and water heater blankets in rehabilitation projects. Public Review Draft Page 63 August 26, 2009 City of Atascadero General Plan Housing Element • Through the implementation of AB 811 by providing an assessment district for homeowners wishing to install solar panels. The program allows the homeowner to spread the cost of the photovoltaic system out over a number of years on their annual tax bill, thus reducing the upfront cost. • City environmental review may also require measures to reduce energy consumption. Pacific Gas and Electric (PG&E) provides a variety of energy conservation services for residents and provides several other energy assistance programs for lower income households. These programs include their Energy Watch Partnerships and the Charitable Contributions Program. The Energy Watch Partnerships help residents lower their energy bills and promote cleaner energy production. Through this program, PG&E has extended the reach of effectiveness of energy efficiency programs, and provided information about demand responses programs, renewable energy and self -generations opportunities. The Charitable Contributions Program provides millions of dollars each year to non-profit organizations to support environmental and energy sustainability. Projects include residential and community solar energy distribution projects, public education projects, and energy efficiency programs. The goal is to ensure that 75 percent of the funding assist underserved communities, which includes low-income households, people with disabilities, and seniors. PG&E also offers rebates for energy efficient home appliances and remodeling. Rebates are available for cooling and heating equipment, lighting, seasonal appliances, and remodeling (cool roofs, insulation, water heaters). These opportunities are available to all income levels and housing types. Energy Consumption Residential water heating and HVAC systems are major sources of energy consumption. With the application of energy efficient design and the use of solar power systems, home heating and cooling can be operated in a more efficient and sustainable manner. Active Systems use mechanical equipment to collect and transport heat, such as a roof plate ll d' 1 d By encouraging solar energy technology for co ector system use to so ar water an space heaters. residential heating/cooling in both retrofits and new Passive Systems use certain types of building construction, the City can play a major role in energy materials to absorb solar energy and can conservation. There are two distinct approaches to transmit that energy later, without solar heating: active and passive. The best method to mechanization. encourage use of solar systems for heating and cooling is to not restrict their use in the zoning and building ordinances and subdivision layouts that facilitate solar use. to require Residential water heating can be made more energy efficient through the application of solar water heating technologies. Solar water heating relies on the sun to heat water, which is then stored for later use. A conventional water heater is needed only as a back-up. By cutting the Public Review Draft Page 64 August 26, 2009 City of Atascadero General Plan Housing Element amount of natural gas needed to heat water by 50 to 75 percent per building, solar water heating systems can lower energy bills and reduce green house gas emissions significantly. The City has the opportunity to implement solar technologies with the help of recent legislation. The Solar Water Heating and Efficiency Act of 2007 (AB 1470) has created a $250 million, ten-year program to provide consumer rebates for solar water heating systems. The City has actively promoted solar technology by implementing AB 811. The City is considering an assessment district for homebuyers wishing to install solar panels. This will allow homeowners to spread the cost of the photovoltaic system out over a number of years on their annually tax bill, thus reducing the upfront cost. Global Climate Change The accumulation of greenhouse gases in the atmosphere regulates the earth's temperature and is known as the "greenhouse effect". Without these natural gases, the Earth's surface would be approximately 60 degrees Fahrenheit cooler. Emissions from human activities such as electricity production and automobiles have elevated the concentration of these gases in the atmosphere; this is referred to global warming or more recently termed - global climate change. Examples of greenhouse gases include carbon dioxide, methane, nitrous oxide, and hydrofluorocarbons. The increased consumption of fossil fuels (wood, coal, gasoline, etc.) has substantially increased atmospheric levels of greenhouse gases. New housing development contributes to greenhouse gas emissions, but careful site planning and design, and the selection of environmentally friendly building materials and equipment can significantly reduce these emissions. There are significant areas where Atascadero can do more to encourage energy conservation in new and existing residential development to reduce the demand on energy. There are a variety of energy efficiency and greenhouse gas emission reduction strategies that can be integrated into land use decisions related to housing. Table V45 lists strategies to address energy conservation and global climate change, developed by the California Environmental Protection Agency's Climate Action Team. As an active member of Local Governments for Sustainability, Atascadero is also participating in an effort to inventory and reduce greenhouse gas emissions. Through these and other conservation measures, the City seeks to help minimize the percentage of household income required for energy costs as well as minimize the production of greenhouse gases. Programs have been included to incorporate newly adopted State energy efficiency standards and to encourage alternative energy efficient technologies. Public Review Draft Page 65 August 26, 2009 City of Atascadero General Plan Housing Element Table V-45 Strateaies to Address Enerav Conservation and Global Climate Chanae Action Team Project Design/Mitigation to Comply Housing Element Strategy with Strategy Building Energy Efficiency Standards in Residential development projects have Ensure all new development is in Place and in Progress: Public Resources the potential to achieve a greater compliance with CEC energy efficiency Code 25402 authorizes the reduction in combined space heating, requirements as they are updated. CEC to adopt and periodically update its cooling and water heating energy building energy efficiency standards (that compared to the current Title 24 apply to newly constructed buildings and Standards. additions to and alterations to existing buildings) Smart Land Use: Smart land use Specific strategies include: Encourage compact residential strategies encourage jobs/housing Promoting jobs/housing proximity and development. proximity, promote transit -oriented transit oriented development development, and encourage high- Encouraging high-density density residential/commercial residential/commercial development development along transit corridors. along transit/rail corridor. Green Buildings Initiative: Residential development projects could The City has made some efforts towards Green Building Executive Order, S-20-04 increase energy efficiency percentage encouraging green building. In 2006 the (CA 2004), sets a goal of reducing energy beyond Title 24 requirements. In addition, City signed a Memorandum of use in public and private buildings by 20 the project could implement other green Understanding with SLO Greenbuild. In percent by the year 2015, as compared building design (i.e., natural daylighting 2007 the City Hall permit counter installed with 2003 levels. and on-site renewable, electricity a kiosk with SLO Greenbuild information generation). and information on environmentally friendly construction methods and materials. California Solar Initiative: If feasible, the project could install The City could access the incentives that Installation of 1 million solar roofs or an photovoltaic cells or other solar options. will be made available and provide equivalent 3,000 MW by 2017 on homes information to developers, to encourage and businesses; increased use of solar the installation of solar roofs on new thermal systems to offset the increasing residential development. demand for natural gas; use of advanced metering in solar applications; and The City has actively promoted solar creation of a funding source that can technology by implementing AB 811. provide rebates over 10 years through a declining incentive schedule. Source: State of California, Environmental Protection Agency, Climate Action Team, 2007 2. Non -Governmental Constraints The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. State law requires that the housing element contain a general assessment of these constraints, which can serve as the basis for actions that local governments might take to offset their effects. The primary non-governmental constraints to the development of new housing are land, construction costs, and environmental constraints. LAND AND CONSTRUCTION COSTS The cost and availability of capital financing affect the overall cost of housing in two ways: first, when the developer uses capital for initial site preparation and construction and, second, when the homebuyer uses capital to purchase housing. The capital used by the developer is borrowed for the short-term at commercial rates, which are considerably higher than standard mortgage rates. Construction financing is sometimes difficult to obtain for multifamily construction, which poses a significant constraint on the production of affordable housing in Atascadero. Public Review Draft Page 66 August 26, 2009 City of Atascadero General Plan Housing Element Land costs include acquisition and the cost of holding land throughout the development process. These costs can account for as much as half of the final sales prices of new homes in small developments or in areas where land is scarce. Land costs in single-family residential neighborhoods of Atascadero range from $125,000 to $570,000 per acre.6 Among the variables affecting the cost of land are the size of lots, location and amenities, the availability and proximity of public services, and the financing arrangement between the buyer and seller. Construction costs vary widely depending on the type, size, and amenities of the development. According to local construction company sources, construction costs for typical single-family residential buildings range from approximately $80 to $175 per square foot. ENVIRONMENTAL AND PHYSICAL CONSTRAINTS The following potential physical and environmental constraints may affect development regulated by the City by limiting the development potential and/or adding mitigation costs to a project: Environmental Constraints Several special status species are known to occur in Atascadero, including: dwarf calycadenia, Douglas' spineflower, Hardham s evening -primrose, Jared's pepper -grass, Kellogg's horkelia, Oval -leaved snapdragon, rayless aphanactis, round -leaved filaree, Salinas milk vetch, Salinas valley goldfields, shining navarretia, and straight -awned spineflower. The City also protects unique vegetation communities that support sensitive species, including wetlands. Wetland habitat types are considered a vegetation community of special concern by the CDFG because of substantial statewide losses. The presence of special -status species and plant communities of special concern may affect development regulated by the City by limiting the development potential and/or adding mitigation costs. The grasslands, riparian habitats, and tracts of undeveloped land provide habitat for a diverse selection of resident and migrant wildlife. Eighteen special status bird and mammal species are known to occur in Atascadero. Barriers to wildlife movement and migration and the removal of raptor nesting sites are to be avoided in future development. The occurrence of any of these species on a site could pose constraints to a housing project. Preservation of natural flora and fauna is a basic community goal and native trees are valued community assets. The City has established regulations for the installation, maintenance, planting, preservation, protection, and selected removal of native trees within the City limits through the adoption of the Native Tree Ordinance. A tree removal permit is required for the removal of native trees (as defined by Chapter 11, Native Tree Regulations) and for pruning of the live canopy in native trees in excess of 25 percent of the existing canopy area. In addition, for each residential building permit issued, the planting of one five -gallon native tree is required. The mitigation requirements may become cumbersome for high-density projects, as 6 A review of realtor websites in June 2009 provided 13 vacant lots for sale within the City. Land costs were estimated from this sample. Public Review Draft Page 67 August 26, 2009 City of Atascadero General Plan Housing Element tree replacement may be required on-site that is at the sole expense of the applicant. However, native and drought tolerant landscaping may be used to meet landscape requirements and does not specifically add costs above standard Zoning Ordinance landscaping requirements. Physical Constraints Several physical constraints may occur in the City. Parcels with steep slopes may have constraints associated with landslide hazards, grading costs, and access requirements. Landslides are relatively rare in the developed portions of the City, as compared to in the hilly, undeveloped areas. Stationary noise sources near potential sites for development may pose constraints. For example, traffic on U.S. Route 101 exceeds acceptable noise levels. Housing may be limited within 500 feet of U.S. Route 101 under CEQA, due to the health hazards of siting sensitive uses near urban roads with over 100,000 vehicles per day unless appropriate mitigation can be identified and implemented. Operational noise sources near potential sites for development may pose constraints as well; such as the Southern Pacific railroad tracks that run north -south through the eastern portion of the City. Residential uses adjacent to the railroad tracks have the potential to be exposed to noise that exceed acceptable noise levels, although noise incidences are temporary (dependent on railroad operation). In addition, low- lying areas of the City may be subject to flooding during a 100 -year storm (See Figure IV -1 in the Safety and Noise Element of the General Plan). Public Review Draft Page 68 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 69 August 26, 2009 City of Atascadero General Plan Housing Element H. Housing Element Goals, Policies, and Programs The following goals, policies, and programs have been established to address housing issues in Atascadero and to meet State law housing requirements. Programs generally include a statement of specific City action(s) necessary to implement a policy or goal and identify the City department or other agency responsible for implementation, the quantified objectives (where applicable), and a timeframe for completion. Goal HOS 1: Promote diverse and high quality housing opportunities to meet the needs of all segments of the community. Policy 1.1: Encourage new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household types in the City. Programs: 1. To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B), the City must meet the unaccommodated need from the previous planning period (2001-2006). This requirement is in addition to the requirement to identify sites to accommodate the RHNA for the new planning period (2007-2014) (see Program 1.1-2). The jurisdiction may not count capacity on the same sites for both planning periods. To address the 2001 - 2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low- income units at a minimum of 20 dwelling units per acre "by right' on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within one year of Housing Element adoption Quantified Objective: 505 units 2. In order to meet State law requirements (Government Code Sections 65583(c)(1) (A) and 65583(c)(1) (B)) to address the 2007 — 2017 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 146 very low and low-income units at a minimum of 20 dwelling units per acre "by right' on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate Public Review Draft Page 70 August 26, 2009 City of Atascadero General Plan Housing Element a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption Quantified Objective: 146 units 3. Continue street and infrastructure improvement projects to benefit existing high density residential areas. Funding Source: General Fund, Redevelopment Agency, Public Works Department Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 4. Continue to require the use of specific plans for residential projects of 100 or more units. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 5. Continue to allow manufactured housing and group housing in accordance with State law. In order be in compliance with State law (Government Health and Safety Code Section 18500), the City should clarify that the terms "mobilehome" and "manufactured home" are essentially the same. Manufactured housing placed on a permanent foundation should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within two years of adoption of the Housing Element Quantified Objective: 20 units 6. Support the extension and expansion of sewer service for the Eagle Ranch annexation area by allocating the funding necessary. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Public Review Draft Page 71 August 26, 2009 City of Atascadero General Plan Housing Element Commission, City Council, Public Works Department Timeframe: Ongoing Quantified Objective: 100 affordable units 7. Continue to allow mixed residential and commercial development and promote second- and third -story residential development in the City's downtown zoning districts. The City will provide, when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households. The City will publicize these incentives on the City's website (www.atascadero.org) and during the application process. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: 20 units 8. Adopt a Rural Residential Zone in the Zoning Ordinance consistent with its designation on the Zoning Map and standards that distinguish it from the Residential Suburban zone (to facilitate the development of a variety of housing types). Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within the planning period Quantified Objective: n/a 9. Continue to encourage, where suitable, Planned Unit Development (PD) Overlay Zones, particularly the PD -25 zone of small lot subdivisions, for higher density attached or row -house style housing in the RMF -10 and RMF -16 zoning districts. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: 75 units 10. Adopt an affordable housing density bonus ordinance that establishes procedures for obtaining and monitoring density bonuses in compliance with State law. Following adoption the City shall regularly update the ordinance to be in compliance with Government Code §65915 and develop an outreach program to ensure its successful implementation. The City shall consider exceeding State requirements if projects meet City housing goals, such as compact high density housing, architectural quality, or green building. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ordinance adoption — within two years of Housing Element adoption; updating ordinance for compliance with State law - ongoing Quantified Objective: 25 units 11. Adopt an inclusionary housing ordinance that requires residential and commercial developments to provide deed -restricted, affordable units or an in -lieu fee. Public Review Draft Page 72 August 26, 2009 City of Atascadero General Plan Housing Element Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within two years of Housing Element adoption Quantified Objective: 70 units 12. To encourage the development of second units, the City will evaluate the development standards and update the Zoning Ordinance for second units (secondary residential units). For example, the City will explore incentives such as eliminating the covered parking requirement for a secondary residential unit. The City will also work with Atascadero Mutual Water Company to investigate the possibility of reductions to water connection fees for second units. Funding Source: General Fund Responsible Agency: Community Development Department, Public Works Department, City Council Timeframe: Within the planning period Quantified Objective: 40 units 13. Continue to maintain Chapter 12 of the Zoning Ordinance (Condo Conversion Ordinance) in order to reduce the impacts of condo conversions on lower cost rental housing. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objectives: n/a 14. Adopt an ordinance to allow vertical multi -family residential on the second floor in General Commercial land use designations with a Conditional Use Permit and horizontal mixed-use subject to a PD and General Plan Amendment Funding Source: General Fund Responsible Agency: Community Development Department, City Council Timeframe: Within the planning period Quantified Objectives: n/a 15. Continue to work with non-profit agencies, such as the County Housing Authority, Habitat for Humanity, the San Luis Obispo County Housing Trust Fund and Peoples' Self -Help Housing, to preserve existing affordable housing and to pursue funding for new units for extremely low-, very low-, low-, and moderate -income families. Funding Source: General Fund, CDBG, Tax Credits Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 50 units 16. Continue to encourage developers to work with agencies such as the California Housing Finance Authority (CHFA) and the Department of Housing and Urban Development (HUD) to obtain loans for development of new multifamily rental housing for low income households. Public Review Draft Page 73 August 26, 2009 City of Atascadero General Plan Housing Element Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 17. Continue to encourage and support expanding the role of the San Luis Obispo Housing Authority in Atascadero and their administration of the Section 8 housing voucher program and apply for additional vouchers, as appropriate. Funding Source: HUD Section 8 Responsible Agency: Community Development Department, City Council, Housing Authority Timeframe: Ongoing, when eligible Quantified Objective: n/a 18. Amend the Zoning Ordinance to establish minimum required densities in the medium and high density residential zones to preserve the limited supply of multi -family zoned land for multi -family uses. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within the planning period Quantified Objective: n/a Goal HOS 2: Protect and conserve the existing housing stock and neighborhoods. Policy 2.1: Encourage conservation and preservation of neighborhoods and sound housing. Programs: 1. As new projects, code enforcement actions, and other opportunities arise, the City will investigate ways to meet its housing needs through rehabilitation and preservation of existing units. Utilize code enforcement to identify housing maintenance issues and expedite rehabilitation of substandard and deteriorating housing by offering technical assistance to homeowners and occupants. Funding Source: General Fund, Redevelopment Agency, CDBG Responsible Agency: Community Development Department, Public Works Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 30 units 2. Continue to participate in federal grant programs, such as Community Development Block Grants (CDBG), to obtain loans and/or grants for housing rehabilitation. Apply an appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units. Public Review Draft Page 74 August 26, 2009 City of Atascadero General Plan Housing Element Funding Source: CDBG Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: 25 units 3. Continue to maintain the sliding density scale for sloped lots in the Zoning Ordinance. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4. Allocate funds in the RDA housing set aside to rehabilitate existing housing stock within Redevelopment Project Areas with special emphasis on the Downtown Commercial zone. Funding Source: Redevelopment Agency Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within a year of housing element adoption Quantified Objective: 40 units Policy 2.2 Encourage conservation and preservation of houses that have historical and architectural significance. Programs: 1. Continue to implement the Historic Site (HS) overlay zone to help preserve and protect historic Colony homes. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to maintain a GIS based map of historic buildings and sites. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 3: Encourage energy conservation and sustainable building measures in new and existing homes. Policy 3.1: Continue to make residents aware of available energy saving techniques and public utility rebates. Programs: 1. Promote environmentally sustainable building practices that provide cost savings to homeowners and developers. Public Review Draft Page 75 August 26, 2009 City of Atascadero General Plan Housing Element Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Make available in the Community Development Department brochures from PG&E and others that detail energy conservation measures for new and existing buildings. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 3. Continue to strictly enforce the State energy standards of Title 24. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4. Continue to implement AB 811 by providing an assessment district for homeowners wishing to install solar panels. This will allow the homeowners to spread the cost of the photovoltaic systems out over a number of years on their annual tax bill, thus reducing the upfront cost. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 4: Ensure equal access to sound, affordable housing for all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, color, familial status, or disability. Policy 4.1: Support equal housing opportunities and enforcement of State and federal anti -discrimination laws. Programs: 1. Cooperate with non-profit groups and local religious organizations to allow the temporary use of churches as homeless shelters. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to support local motel voucher programs for temporarily displaced persons. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Public Review Draft Page 76 August 26, 2009 City of Atascadero General Plan Housing Element 3. Continue to allow group housing (residential care facilities) in accordance with State law. Additionally, the City will update the zoning regulations to clarify that both small (6 or fewer) and large (7 or more) residential care facilities are permitted by right in the Residential Multi Family (RMF) zone. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4. Amend Zoning Ordinance to comply with SB 2, permitting emergency shelters without a conditional use permit or other discretionary permits in the Commercial Service (CS), Commercial Park (CPK), Public (P) zoning districts, or other appropriate zones or sites and define transitional and supportive housing as a residential use subject to the same standards that apply to other residential uses. The three zoning districts above have sufficient capacity to house emergency shelters with over 74 acres available. The Zoning Ordinance can include locational and operational criteria for homeless shelters such as: • Hours of operation; • Provisions for operations and management; and • Compliance with County and State health and safety requirements for food, medical, and other supportive services provided on-site. Such criteria should encourage and facilitate homeless shelters and transitional housing through clear and unambiguous guidelines for the application review process, and the basis for approval. The City will solicit input from local service providers (e.g., EI Camino Homeless Organization (ECHO)) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/or development of emergency and transitional housing. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within one year of housing element adoption Quantified Objective: n/a Policy 4.2: Ensure that persons with disabilities have adequate access to housing. Programs: 1. Continue to ensure full compliance with the California Disability Guidelines and enforce the complementary provisions of the Uniform Building Code. The Zoning Ordinance will be evaluated on an ongoing basis and amended as necessary, to ensure ADA compliance and remove governmental constraints on the production of housing for persons with disabilities. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Public Review Draft Page 77 August 26, 2009 City of Atascadero General Plan Housing Element 2. Pursuant to the Fair Housing Amendments Act of 1988 and the requirements of Chapter 671, Statues of 2001 (Senate Bill 520), the City will establish a policy or ordinance to provide reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations and practices when such accommodations may be necessary to afford disabled persons equal access to housing. The purpose of the reasonable accommodation ordinance or policy is to remove constraints to the development, improvement and maintenance of housing for persons with disabilities. The City will promote its reasonable accommodations procedures on its web site and with handouts at City Hall. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: December 2011 Quantified Objective: n/a Policy 4.3: Leverage redevelopment set-aside funds with other State and Federal funds, to assist in providing affordable housing, preserving existing housing, and rehabilitating unsound housing structures. Programs: 1. Consider developing a first-time homebuyers program to enable lower-income households (up to 80 percent of AMI) to purchase their first homes. Assistance could be provided in the form of a loan secured by a deed of trust. Funding Source: Redevelopment Agency Set -Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within the planning period Quantified Objective: 5 units 2. Leverage redevelopment housing set aside funds and partner with developers on projects funded with HOME funds, tax credits, and other financial assistance programs for construction of houses affordable to lower-income households. Financial assistance to developers could include payment of impact fees and write down of land costs. Funding Source: Redevelopment Agency Set -Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 40 units 3. Consider establishing a housing rehabilitation program that provides loans and rebates to income -qualified households to correct Health and Safety Code violations and make essential repairs and retrofits. The maximum loan limit could be $20,000 with 0% interest and could be limited to lower-income households (<80 percent AMI). Eligible home improvements could include structural systems, plumbing systems, weather proofing, and exterior repainting. The City would develop an outreach program to advertise to City residents that the program is available. Public Review Draft Page 78 August 26, 2009 City ofAtascadero General Plan Housing Element Funding Source: Redevelopment Agency Set -Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within the planning period Quantified Objective: 75 units 4. Continue to use the Affordable Housing Participation Checklist and corresponding ranking system to evaluate and prioritize affordable housing developers and projects in the City. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 5. Establish a program to assist building owners in converting upper floor residential space in the downtown to deed restricted extremely low-, very low- and low-income units. Funding Source: Redevelopment Agency Set -Aside Funds and In -lieu Fees Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within the planning period Quantified Objective: 10 units Goal HOS 5: Decrease non-governmental constraints on housing production. Policy 5.1: Encourage interplay between lending institutions, the real estate and development community, and the City to better understand and address non- governmental constraints and facilitate production of affordable housing. Program: 1. Continue to facilitate understanding of the impacts of economic issues, employment, and growth on housing needs among financial, real estate, and development professionals in formalized settings, such as the Economic Round Table. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 2. Continue to work with development community to identify and mitigate any constraints on access to financing for multifamily development. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Public Review Draft Page 79 August 26, 2009 City of Atascadero General Plan Housing Element Policy 5.2: Help lower development costs where feasible, especially for low- and moderate -income housing units. Programs: 1. Continue to monitor and evaluate development standards and advances in housing construction methods. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to track the affordability of housing projects and provide annual reports including progress toward meeting regional housing needs to the Planning Commission, City Council, and the California Department of Housing and Community Development. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 6: Decrease governmental constraints on housing production. Policy 6.1: Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. Programs: 1. Continue to consolidate all actions relating to a specific project on the same Council or Commission agenda. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to review minor modifications through an adjustment procedure and more substantial changes through a conditional use permit. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 3. Continue to review and revise local review procedures to streamline the process. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Public Review Draft Page 80 August 26, 2009 City of Atascadero General Plan Housing Element Quantified Objective: n/a 4. Continue to maintain pre -approved stock development plans to streamline the plan check process. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 5. Provide pre -application technical assistance to affordable housing providers to determine project feasibility and address zoning compliance issues in the most cost- effective and expeditious manner possible. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 6. Provide, when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households. Atascadero will promote these incentives to developers on the City's website (http://www.atascadero.org) and during the application process. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Public Review Draft Page 81 August 26, 2009 City of Atascadero General Plan Housing Element Table V-46 Summary of Quantified Objectives, 2007-2014 .Program Objective Income Level Extremely Low Very Low Low Moderate Total .New Construction .1.1-1 Adequate sites: 2001-2006 10 .164 .331 0 505 .1.1-2 Adequate sites: 2007-2014 10 90 .46 0 146 .1.1-5 Mobile and group homes 5 0 15 _0 _20 .1.1-6 Expand sewer service 0 .15 .35 .50 100 _1.1-7 _2nd & 3rd story units downtown ,2 _3 5 10 20 .1.1-9 Encourage higher density 0 0 .25 50 .75 ..1.1-10 ..Density bonus 0 .5 .10 A0 ..25 .1.1-11 Inclusionary ordinance 0 5 .15 .50 70 1.1-12 Encourage second units 0 .0 _20 ..20 .40 .1.1-15 Work with non-profit partners 5 5 .30 10 50 4.3-1 First-time homebuyer 0 0 0 ..5 5 .4.3-2 Leverage set-aside funds 3 7 .15 .15 40 4.3-5 ..RDA funding for upper story units _2 _3 _5 _0 110 .New Construction Subtotal .37 .297 .552 .2201 1,106 .Rehabilitation .2.1-1 Code enforcement rehabs _5 5 .10 .10 30 2.1-2 _Participate in grant programs .2 _3 .10 _10 ..25 .2.1-4 Downtown commercial rehabs 0 .5 .10 .25 .40 ._4.3-3 -Repairs and retrofits ..0 .5 _.35 -.35 _75 .Rehabilitation Subtotal 7 .18 .65 .80 170 ,.Totals 44 _315 ..617 300 ..1,276 Public Review Draft Page 82 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 83 August 26, 2009 City of Atascadero General Plan Housing Element I. References California Association of Realtors, Atascadero and San Luis Obispo County Median Home Sales Prices, 2002-2009 Center for Universal Design, Principles of Universal Design, www.design.ncsu.edu/cud/ January 27, 2002 City of Atascadero, General Plan, 2002 City of Atascadero, Housing Element Draft, 2002 City of Atascadero, Planning and Development Fee Schedule, 2008 City of Atascadero, Title 9, 2008 County of San Luis Obispo, Continuum of Care (CoC), County homeless figures, 2006 County of San Luis Obispo, Department of Agriculture, 2007 Market Rental Rates by Bedroom Count in Atascadero, May 18, 2009 - June 17, 2009, www.craigslist.com, retrieved June 17, 2009 San Luis Obispo Council of Governments (SLOCOG), Regional Housing Needs Allocation (RHNA) 2007-2014, Regional Housing Needs Plan, 2008 San Luis Obispo County Multi -Family Housing Rental Survey Summary, 2009. Prepared by Dyer Sheehan Group, Ventura, California. State of California, Department of Finance, E-5 Report, 2008 State of California, Department of Housing and Community Development (HCD), Median Family Income and Household Income Limits, 2009 State of California, Lanterman Developmental Disabilities Services Act, 1969 State of California, Government Code 65915, Density Bonus Program State of California, California Building Code, 2007 State of California, Title 24 of the California Code of Regulations State of California, California Environmental Quality Act (CEQA),1969 State of California, Solar Water Heating and Efficiency Act (AB 1470), 2007 Public Review Draft Page 84 August 26, 2009 City of Atascadero General Plan Housing Element State of California, Environmental Protection Agency (EPA) Climate Action Team, 2007 State of California, Proposition 46 - Housing and Emergency Shelter Trust Fund Act, 2002 State of California, Global Warming Solutions Act (AB 32), 2006 State of California, California Coastal Act, 1976 United States, Bureau of the Census, SF -1 and SF -3,1990 United States, Bureau of the Census, SF -1 and SF -3, 2000 United States, Department of Housing and Urban Development (HUD) 2000 Comprehensive Housing Affordability Strategy (CHAS), State of the Cities Data Systems (SOCDS) 2000, retrieved from http://socds.huduser.org, retrieved July 2009 United States, Civil Rights Act of 1968, Title VIII - Fair Housing Act, amended 1988 Public Review Draft Page 85 August 26, 2009 Appendix I City of Atascadero General Plan Housing Element Table V-47 Vacant Land Inventory APN Address Acres Land Use Zone Density Max du/ac 80% du/ac Site Constraints Vacant Residential Parcels - RMF -16 029-253-008 5596 Tunitas 1.10 HDR RMF -16 8 units/acre** 8.84 7.07 Slope and drainage 029-271-001 4711 EI Camino Real 1.67 HDR RMF -16 16 units/acre 26.76 21.41 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF -16 16 units/acre 13.85 11.08 030-281-014, 015, 016 6709, 6725, 6735 Atascadero Ave. 0.72 HDR RMF -16 16 units/acre 11.53 9.23 030-283-007, 008 6905 Nava'oa 1.89 HDR RMF -16 16 units/acre 30.20 24.16 030-341-017 6855 Santa Lucia Rd. 0.21 HDR RMF -16 12 units/acre- 2.53 2.02 Access way too narrow for multiple units without easement 031-241-019 8391 Ama oa Ave. 0.35 HDR RMF -16 16 units/acre 5.54 4.43 031-244-010 8065 Ama oa Rd. 0.25 HDR RMF -16 16 units/acre 3.94 3.15 045-311-014, 015, 016 Woodridge Multi -Family 5.85 HDR RMF -16/ SP -1 16 units/acre 93.54 74.83 CUP currently required for SP - 1 045-321-021 9355 Avenida Maria 1.95 HDR RMF -16 16 units/acre 31.21 24.97 045-321-022 9405 Avenida Maria 0.98 HDR RMF -16 16 units/acre 15.60 12.48 049-042-018 1155 EI Camino Real 5.54 HDR RMF -16 16 units/acre 31.60 25.28 Slope 049-042-025 1055 EI Camino Real 1.81 HDR RMF -16 16 units/acre 28.97 23.28 049-151-011 2705 EI Camino Real 2.40 HDR RMF -16 16 units/acre 38.32 30.66 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF -16 16 units/acre 31.27 24.74 Slope 049-151-063 1 2535 EI Camino Real 2.48 HDR RMF -16 16 units/acre 39.71 31.77 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF -16 16 units/acre 38.23 30.58 Subtotal 32.41 451.64 361.31 +_ Vacant Residential Parcels - RMF -10 029-105-014 5655 Capistrano 0.54 MDR RMF -10 3 units/acre** 1.61 1.28 Slope, access to stadium park 030-292-065 6340 Alcantara 1.21 MDR RMF -10 7 units/acre** 8.50 6.80 Slope, creek 030-373-020 6910 Nava'oa Ave. 0.50 MDR RMF -10 10 units/acre 4.96 3.97 030-491-013, 019, 020,001 9105 Principal Ave. 5.39 MDR RMF -10 10 units/acre 53.86 43.09 031-231-003 7900 Curbaril 0.52 MDR RMF -10 10 units/acre 5.22 4.17 Trees Subtotal 8.16 1 1 74.15 59.32 Vacant Residential Parcels - LSF -X 028-051-005 3880 Se erado Ave. 0.07 SFR -X LSF -X 1 unit 1.00 1.00* 028-051-035 4205 Arizona Ave. 0.20 SFR -X LSF -X 1 unit 1.00 1.00* 028-061-049 4965 Arizona Ave. 0.12 SFR -X LSF -X 1 unit 1.00 1.00* 029-272-003 5715 Hermosilla Ave. 0.17 SFR -X LSF -X 1 unit 1.00 1.00* 030-371-015 6920 Santa Ynez Ave. 0.62 SFRA LSF -X 1 unit 1.00 1.00* 031-142-031 7503 Curbaril Ave. 0.10 SFR -X LSF -X 1 unit 1 1.00 1.00* Subtotal 1.28 1 6.00 6.00 Vacant Residential Parcels - LSF -Y 028-213-001 21 Cabrillo Ave. #PR21 0.02 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-215-017 5225 Mercedes Ave. 0.56 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-215-021 7000 Cemetery Rd. 1.06 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-341-009 5230 Ensenada Ave. 0.34 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-355-010 5235 Mercedes Ave. 0.56 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-361-034 5350 Ensenada Ave. 0.38 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-381-002 5327 Magnolia Ave. 0.23 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-233-008 6625 Marchant Ave. 0.57 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-242-036 7695 Constancia Ave. 0.09 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-301-056 6650 Marchant Ave. 0.73 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-332-002 5650 Aguila Ave. 0.45 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-332-004 5710 Aguila Ave. 0.21 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-351-017 7325 Tecordia Ave. 0.53 SFR -Y LSF -Y 1 unit 1.00 1.00* Public Review Draft Page 86 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 028-341-011 5320 Ensenada Ave. 0.06 SFR -Y LSF -Y 1 unit 1.00 1.00* 028-354-009 5295 Magdalena Ave. 0.21 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-142-027 7955 Carmelita Ave. 0.45 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-061-035 7455 Tecorida Ave. 0.53 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-061-037 7655 Tecordia Ave. 0.55 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-061-015 7755 Tecorida Ave. 0.48 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-062-021 7575 Atascadero Ave. 0.40 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-062-004 7500 Tecorida Ave. 0.35 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-062-001 7400 Tecorida Ave. 0.39 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-161-004 8075 Curbaril Ave. 0.67 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-133-001 8235 Lara Ave. 0.22 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-133-003 8209 Lara Ave. 0.41 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-141-040 7205 Curbaril Ave. 0.20 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-141-030 7215 Curbaril Ave. 0.17 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-114-001 8370 Alta Vista Ave. 0.20 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-112-005 8405 Linda Vista Ave. 0.38 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-112-014 7805 EI Retiro St. 0.40 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-112-013 7855 EI Retiro St. 0.42 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-113-003 8423 Alta Vista Ave. 0.33 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-124-001 6800 Navarette Ave. 0.37 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-023-025 7322 Santa Lucia Rd. 0.13 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-021-007 5961 Chauplin Ave. 0.44 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-012-018 5880 Corta Ave. 0.35 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-012-019 5900 Corta Ave. 0.28 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-021-008 5965 Chau lin Ave. 0.49 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-352-028 7175 Atascadero Ave. 0.33 SFR -Y LSF -Y 1 unit 1.00 1.00* 030-352-004 7150 Tecorida Ave. 0.38 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-062-022 7555 Atascadero Ave. 0.40 SFR -Y LSF -Y 1 unit 1.00 1.00* 031-062-006 7505 Atascadero Ave. 0.61 SFR -Y LSF -Y 1 unit 1.00 1.00* Subtotal 16.29 42.00 42.00 Vacant Residential Parcels - RSF-X 030-413-008 8535 EI Dorado Rd. 0.48 SFRA RSF-X 1 unit 1.00 1.00* 030-413-009 8525 EI Dorado Rd. 0.45 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-014 5575 Santa Fe Rd. 0.30 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-015 5525 Santa Fe Rd. 0.31 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-017 8500 EI Corte Rd. 0.29 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-021 5545 Santa Fe Rd. 0.29 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-022 5555 Santa Fe Rd. 0.20 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-024 5515 Santa Fe Rd. 0.19 SFR -X RSF-X 1 unit 1.00 1.00* 030-413-025 8520 EI Corte Rd. 0.17 SFR -X RSF-X 1 unit 1.00 1.00* 031-381-027 9495 Avenal Ave. 0.29 SFRA RSF-X 1 unit 1.00 1.00* 049-033-047 3868 Orillas Way 0.25 SFR -X RSF-X 1 unit 1.00 1.00* 049-033-051 3876 Orillas Way 0.52 SFRA RSF-X 1 unit 1.00 1.00* 056-111-035 8755 Coromar Ave. 0.57 SFR -X RSF-X 1 unit 1.00 1.00* 056-121-005 8780 Coromar Ave. 0.97 SFR -X RSF-X 1 unit 1.00 1.00* 056-121-037 8660 Coromar Ave. 0.47 SFR -X RSF-X 1 unit 1.00 1.00* 056-181-039 8585 Atascadero Ave. 1.30 SFRA RSF-X 1 unit 1.00 1.00* 056-181-040 8587 Atascadero Ave. 1.17 SFRA RSF-X 1 unit 1.00 1.00* 056-182-008 8630 Mirada Ln. 0.52 SFR -X RSF-X 1 unit 1.00 1.00* 056-231-021 8620 Atascadero Ave. 1.03 SFRA RSF-X 1 unit 1.00 1.00* Subtotal 9.77 19.00 19.00 Vacant Residential Parcels - RSF-Y --BL- 028-021-004 4541 Sycamore Rd. 0.31 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-021-018 4755 Sycamore Rd. 0.24 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-021-021 4559 Sycamore Rd. 0.32 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-141-002 4070 Estrada Ave. 0.32 SFR -Y RSF-Y 1 unit 1.00 1.00* Public Review Draft Page 87 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 028-161-033 4640 San Vicente Ave. 0.55 SFR -Y RSF-Y 1 unit 1.00 1.00` 028-162-016 4660 Viscano Ave. 0.36 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-182-005 5670 San Pedro Ave. 0.32 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-261-022 4665 San Ardo Ave. 0.50 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-281-013 4250 Dolores Ave. 1.11 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-281-015 4815 EI Verano Ave. 0.99 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-292-013 4675 Navidad Ave. 0.82 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-311-029 4945 Dulzura Ave. 0.69 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-311-037 5400 Rosario Ave. 0.46 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-311-038 5457 Bajada Ave. 1.16 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-322-001 5125 Rosario Ave. 0.37 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-322-036 5060 Alamo Ave. 0.15 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-331-006 5155 Rosario Ave. 0.37 SFR -Y RSF-Y 1 unit 1.00 1.00* 028-332-001 5265 Barrenda Ave. 0.25 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-062-031 5360 Barrenda Ave 0.10 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-105-007 7140 Serena Ct. 2.71 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-105-023 7150 Serena Ct. 4.21 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-105-032 5495 Mercedes Ave. 0.42 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-105-035 7110 Serena Ct. 1.06 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-105-038 7130 Serena Ct. 1.23 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-121-008 5350 Maleza Ave. 0.97 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-131-002 5365 Maleza Ave. 0.58 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-131-033 7400 Castano Ave. 0.97 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-141-007 7470 Castano Ave. 0.38 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-142-031 9315 Curbaril Ave. 0.10 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-142-034 7470 Cortez Ave. 0.22 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-171-003 7350 Sonora Ave. 0.72 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-222-018 5660 Encima Ave. 0.92 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-241-036 5305 Fresno Ave. 2.36 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-371-031 7120 Valle Ave. 0.52 SFR -Y RSF-Y 1 unit 1.00 1.00* 029-371-032 7128 Valle Ave. 0.57 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-031-009 9045 Curbaril Ave. 1.44 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-031-012 9065 Curbaril Ave. 1.71 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-041-006 9025 Curbaril Ave. 0.70 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-041-005 7521 Sombrilla Ave. 0.75 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-051-021 9017 Juni ero Ave. 0.84 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-051-035 7950 Valle Ave. 0.92 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-061-055 8981 Juni ero Ave. 1.04 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-071-062 8980 Juni ero Ave. 0.69 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-111-024 9084 Palomar Ave. 1.89 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-381-001 9100 Palomar Ave. 3.26 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-422-010 8500 Pino Solo Ave. 0.68 SFR -Y RSF-Y 1 unit 1.00 1.00* 030-441-025 9505 Vista Bonita Ave. 0.29 SFR -Y RSF-Y 1 unit 1.00 1.00* 031-261-005 8475 San Francisco Ave. 0.55 SFR -Y RSF-Y 1 unit 1.00 1.00* 031-261-023 8255 San Francisco Ave. 0.36 SFR -Y RSF-Y 1 unit 1.00 1.00* 031-261-028 8215 San Francisco Ave. 0.39 SFR -Y RSF-Y 1 unit 1.00 1.00* 031-311-002 8655 Azucena Ave. 0.63 SFR -Y RSF-Y 1 unit 1.00 1.00* 049-072-009 3430 Traffic Way 1.08 SFR -Y RSF-Y 1 unit 1.00 1.00* 049-072-010 3450 Traffic Way 1.02 SFR -Y RSF-Y 1 unit 1.00 1.00* 049-075-005 4550 San Anselmo Rd. 1.81 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-162-042 10150 West Front Rd. 0.98 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-162-046 1 10300 West Front Rd. 1.01 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-162-047 10250 West Front Rd. 1.01 SFR -Y RSF-Y 1 unit 1.00 1.00* Public Review Draft Page 88 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 056-162-048 10200 West Front Rd. 1.01 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-171-043 8333 Atascadero Ave. 0.99 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-211-037 10085 Atascadero Ave. 3.03 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-211-038 10075 Atascadero Ave. 3.25 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-281-009 8705 Marchant Ave. 1.41 SFR -Y RSF-Y 1 unit 1.00 1.00* 056-312-007 9015 Lake View Dr. 0.18 SFR -Y RSF-Y 1 unit 1.00 1.00* Subtotal 60.27 1 63.00 63.00 Vacant Residential Parcels - RSF-Z 030-161-002 5171 Vega Ave. 2.23 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-181-056 5525 Vega Ave. 1.47 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-251-022 5205 Venado Ave. 1.42 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-251-023 5250 Ardilla Rd. 1.40 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-251-030 5055 Venado Ave. 0.84 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-251-032 5105 Venado Ave. 2.82 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-261-011 5650 Ardilla Ave. 0.73 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-261-019 5350 Ardilla Rd. 1.05 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-311-002 5105 Chau lin Ave. 2.68 1 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-311-005 5305 Chau lin Ave. 1.36 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-391-002 8525 EI Corte Rd. 4.85 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-002 9425 La Quinta Ct. 0.14 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-003 9435 La Quinta Ct. 0.15 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-004 9445 La Quinta Ct. 0.15 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-005 9455 La Quinta Ct. 0.16 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-006 9465 La Quinta Ct. 0.15 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-007 9475 La Quinta Ct. 0.16 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-008 9485 La Quinta Ct. 0.15 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-009 9495 La Quinta Ct. 0.19 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-016 9500 Vista Bonita Ave. 1.00 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-024 9550 Vista Bonita Ave. 2.48 SFR -Z RSF-Z 1 unit 1.00 1.00* 030-441-026 9450 Vista Bonita Ave. 1.26 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-091-006 5455 Encino Ave. 0.56 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-091-008 5475 Encino Ave. 0.55 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-091-009 5470 Chau lin Ave. 1.96 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-091-017 5165 Ata'o Ave. 0.35 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-092-016 5460 Encino Ave. 0.29 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-101-003 5775 Encino Ave. 0.42 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-101-006 5875 Encino Ave. 0.43 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-101-011 5820 Chau lin Ave. 0.44 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-102-017 5870 Encino Ave. 0.32 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-103-001 6040 Navarette Ave. 2.77 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-191-009 6370 Navarette Ave. 1.78 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-192-017 6300 Navarette Ave. 7.22 SFR -Z RSF-Z 1 unit 1.00 1.00* 031-202-008 8250 San Marcos Rd. 1.60 SFR -Z RSF-Z 1 unit 1.00 1.00* 049-221-070 3975 Monterey Rd. 1.62 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-012-041 3862 Ardilla Rd. 0.91 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-013-025 3861 Ardilla Rd. 1.70 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-014-004 3955 Marico a Rd. 2.52 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-014-005 3825 Maricopa Rd. 1.96 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-051-013 9060 Ramage Ave. 2.62 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-051-068 4590 Portola Rd. 1.56 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-061-071 9190 Santa Lucia Rd. 2.42 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-072-060 6500 Portola Rd. 1.30 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-072-072 8680 San Marcos Rd. 1.48 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-072-073 6760 Portola Rd. 1.11 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-072-078 6150 Portola Rd. 3.85 SFR -Z RSF-Z 1 unit 1.00 1.00* 054-085-048 7300 Portola Rd. 0.88 SFR -Z RSF-Z 1 unit 1.00 1.00* Public Review Draft Page 89 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% du/ac Site Constraints 054-085-050 7470 Portola Rd. 0.74 SFR -Z RSF-Z 1 unit 1.00 1.00` Subtotal 70.18 49.00 49.00 Vacant Residential Parcels - RS 055-451-030 11650 Santa Lucia Rd. 9.56 RS RE 1 unit 1.00 1.00* 055-451-031 5000 Llano Rd. 27.53 RS RE 1 unit 1.00 1.00* 049-041-015 4300 Santa Cruz Rd. 2.73 RS SE 1 unit 1.00 1.00* 049-041-009 5900 Santa Cruz Rd. 1.25 RS SE 1 unit 1.00 1.00* 049-122-010 3375 Falda Rd. 1.98 RS SE 1 unit 1.00 1.00* 049-112-005 4745 Del Rio Rd. 5.71 RS SE 1 unit 1.00 1.00* 049-073-057 3675 La Luz Rd. 1.02 RS SE 1 unit 1.00 1.00* 049-073-046 3625 La Luz Rd. 1.01 RS SE 1 unit 1.00 1.00* 049-073-053 3305 La Luz Rd. 0.98 RS SE 1 unit 1.00 1.00* 049-302-029 3070 Falda Rd. 1.48 RS SE 1 unit 1.00 1.00* 049-152-031 3207 EI Camino Real 0.89 RS SE 1 unit 1.00 1.00* 049-152-039 5555 La Uva Ln. 1.55 RS SE 1 unit 1.00 1.00* 028-131-004 7015 Sycamore Rd. 2.35 RS SE 1 unit 1.00 1.00* 028-132-010 7270 Sycamore Rd. 0.94 RS SE 1 unit 1.00 1.00* 028-132-035 7190 Sycamore Rd. 1.18 RS SE 1 unit 1.00 1.00* 028-412-010 7725 Gabarda Rd. 1.53 RS SE 1 unit 1.00 1.00* 028-412-012 7825 Gabarda Rd, 0.83 RS SE 1 unit 1.00 1.00* 028-412-013 7875 Gabarda Rd. 2.00 RS SE 1 unit 1.00 1.00* 028-412-014 7925 Gabarda Rd. 1.68 RS SE 1 unit 1.00 1.00* 028-412-015 4355 Tampico Rd. 3.53 RS SE 1 unit 1.00 1.00* 045-401-004 11975 Viejo Camino 4.16 RS SE 1 unit 1.00 1.00* 056-481-008 8230 Los Osos Rd. 2.46 RS RE 1 unit 1.00 1.00* 056-461-003 8330 San Diego Rd. 4.62 RS RE 1 unit 1.00 1.00* 056-271-001 8985 San Rafael Rd. 25.88 RS RE 1 unit 1.00 1.00* 050-312-015 14400 EI Monte Rd. 4.42 RS RE 1 unit 1.00 1.00* 050-312-017 14055 Santa Lucia Rd. 2.83 RS RE 1 unit 1.00 1.00* 050-362-009 13055 Cencerro Rd. 4.45 RS RE 1 unit 1.00 1.00* 050-362-006 10105 San Lucas Rd. 3.06 RS RE 1 unit 1.00 1.00* 050-362-011 10355 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 050-361-008 10300 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 049-302-039 3300 Falda Rd. 0.83 RS SE 1 unit 1.00 1.00* 045-371-006 11655 Atascadero Ave. 3.00 RS RE 1 unit 1.00 1.00* 045-341-003 9140 San Diego Rd. 2.39 RS RE 1 unit 1.00 1.00' 045-431-009 9128 San Diego Rd. 5.06 RS RE 1 unit 1.00 1.00* 045-302-009 8910 Ortega Rd. 4.80 RS RE 1 unit 1.00 1.00* 045-302-012 11140 Atascadero Rd. 0.25 RS RE 1 unit 1.00 1.00* 045-451-004 9014 San Rafael Rd. 1.31 RS RE 1 unit 1.00 1.00* 045-441-013 10529 Colorado Rd. 1.45 RS RE 1 unit 1.00 1.00* 056-481-007 8199 San Dimas Rd. 2,27 RS RE 1 unit 1.00 1.00* 056-391-001 8400 Toloso Rd. 41.02 RS RE 1 unit 1.00 1.00* 2 lot subdivision potential 056-402-010 8255 San Diego Rd. 1.93 1 RS RE 1 unit 1.00 1.00* 056-411-019 8250 Toloso Rd. 2.01 RS RE 1 unit 1.00 1.00* 056-491-030 8305 Los Osos Rd. 2.49 RS RE 1 unit 1.00 1.00* 054-231-007 9945 Old Morro Rd. East 2.01 RS RE 1 unit 1.00 1.00* 054-231-039 8200 San Rafael Rd. 1.56 RS RE 1 unit 1.00 1.00* 056-451-002 10050 Old Morro Rd. East 4.46 RS RE 1 unit 1.00 1.00* 054-151-056 8165 San Gabriel Rd. 3.87 RS RE 1 unit 1.00 1.00* 050-042-002 2655 Alturas Rd. 5.13 RS RE 1 unit 1.00 1.00* 049-271-002 2555 Alturas Rd. 6.86 RS RE 1 unit 1.00 1.00* 054-201-044 10330 San Marcos Rd. 2.09 RS RE 1 unit 1.00 1.00* 054-301-027 10410 San Marcos Rd. 3.39 RS RE 1 unit 1.00 1.00* Public Review Draft Page 90 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 054-301-019 10555 Escondido Rd. 4.32 RS RE 1 unit 1.00 1.00" 054-121-026 6730 Los Gatos Rd. 4.05 RS RE 1 unit 1.00 1.00* 054-121-035 6950 Los Gatos Rd. 1.29 RS RE 1 unit 1.00 1.00* 056-371-005 8955 San Rafael Rd. 1.88 RS RE 1 unit 1.00 1.00* 056-371-006 8965 San Rafael Rd. 1.99 RS RE 1 unit 1.00 1.00* 054-151-036 8255 San Gabriel Rd. 2.53 RS RE 1 unit 1.00 1.00* 055-361-013 13660 Palo Verde Rd. 22.61 RS RE 1 unit 1.00 1.00* 3 lot subdivision potential 055-361-017 13680 Palo Verde Rd. 7.31 RS RE 1 unit 1.00 1.00* 055-361-016 13640 Palo Verde Rd. 7.93 RS RE 1 unit 1.00 1.00* 055-361-015 13620 Palo Verde Rd. 4.97 RS RE 1 unit 1.00 1.00* 055-361-021 13730 Falcon Rd. 24.00 RS RE 1 unit 1.00 1.00* 2lot subdivision potential 055-361-019 13600 Palo Verde Rd. 6.13 RS RE 1 unit 1.00 1.00* 055-361-009 13700 Falcon Rd. 8.48 RS RE 1 unit 1.00 1.00* 050-362-005 14005 EI Monte Rd. 3.88 RS RE 1 unit 1.00 1.00* 050-312-013 13090 Cencerro Rd. 4.31 RS RE 1 unit 1.00 1.00* 050-324-016 13000 Cencerro Rd. 2.73 RS RE 1 unit 1.00 1.00* 050-182-006 14255 Santa Ana Rd. 5.43 RS RE 1 unit 1.00 1.00* 050-172-003 9805 Corona Rd. 5.25 RS RE 1 unit 1.00 1.00* 050-183-004 14400 Santa Ana Rd. 2.30 RS RE 1 unit 1.00 1.00* 050-162-016 9605 Santa Cruz Rd. 1.96 RS RE 1 unit 1.00 1.00* 050-162-021 13950 Santa Ana Rd. 5.68 RS RE 1 unit 1.00 1.00* 050-161-004 9250 Santa Cruz Rd. 4.79 RS RE 1 unit 1.00 1.00* 050-091-025 8900 San Gregorio Rd. #2 0.19 RS RE 1 unit 1.00 1.00* 050-101-002 8875 San Gregorio Rd. 2.03 RS RE 1 unit 1.00 1.00* 050-091-004 8800 San Gregorio Rd. 2.33 RS RE 1 unit 1.00 1.00* 050-012-025 8200 San Gregorio Rd. 4.77 RS RE 1 unit 1.00 1.00* 050-081-001 8550 Santa Cruz Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-321-020 8060 Santa Cruz Rd. 1.07 RS RE 1 unit 1.00 1.00* 050-011-010 8050 Santa Cruz Rd. 2.39 RS RE 1 unit 1.00 1.00* 049-182-017 1200 Garcia Rd. 4.04 RS RE 1 unit 1.00 1.00* 049-182-004 955 Ropa Ct. 2.14 RS RE 1 unit 1.00 1.00* 049-172-012 7425 Santa Cruz Rd. 3.78 RS RE 1 unit 1.00 1.00* 049-172-013 7705 Santa Cruz Rd. 2.91 RS RE 1 unit 1.00 1.00* 049-182-005 7270 San Gregorio Rd. 1.56 RS RE 1 unit 1.00 1.00* 055-251-001 13780 Old Morro Rd. 1.16 RS RE 1 unit 1.00 1.00* 055-243-001 13820 Old Morro Rd. 0.44 RS RE 1 unit 1.00 1.00* 055-053-005 10655 San Marcos Rd. 2.63 RS RE 1 unit 1.00 1.00* 055-053-001 10675 San Marcos Rd. 1.54 RS RE 1 unit 1.00 1.00* 049-251-017 2340 Monterey Rd. 2.65 RS RE 1 unit 1.00 1.00* 049-092-044 1335 Garcia Rd. 6.29 RS RE 1 unit 1.00 1.00* 049-181-013 7020 San Gregorio Rd. 0.90 RS RE 1 unit 1.00 1.00* 049-181-012 1555 Garcia Rd. 0.60 RS RE 1 unit 1.00 1.00* 049-181-010 1505 Garcia Rd. 1.15 RS RE 1 unit 1.00 1.00* 049-092-041 1300 San Ramon Rd. 2.09 RS RE 1 unit 1.00 1.00* 049-131-043 1855 San Ramon Rd. 1.50 RS SE 1 unit 1.00 1.00* 049-131-052 6020 Del Rio Rd. 1.40 RS SE 1 unit 1.00 1.00* 049-131-058 6010 Del Rio Rd. 8.46 RS SE 1 unit 1.00 1.00* 049-131-066 1505 San Ramon Rd. 2.29 RS RE 1 unit 1.00 1.00* 050-111-022 13350 Santa Ana Rd. 1.39 RS RE 1 unit 1.00 1.00* 050-101-012 8365 Del Rio Rd. 7.88 RS RE 1 unit 1.00 1.00* 050-111-023 13300 Santa Ana Rd. 5.19 RS RE 1 unit 1.00 1.00* 050-111-020 8315 Del Rio Rd. 5.06 RS RE 1 unit 1.00 1.00* 050-101-016 13600 Santa Ana Rd. 3.24 RS RE 1 unit 1.00 1.00* 050-202-013 5800 Bolsa Rd. 5.11 RS RE 1 unit 1.00 1.00* 050-242-012 7065 Llano Rd. 2.59 RS RE 1 unit 1.00 1.00* Public Review Draft Page 91 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 055-431-001 12405 Santa Lucia Rd. 3.13 RS RE 1 unit 1.00 1.00* 055-431-011 12455 Santa Lucia Rd. 1.53 RS RE 1 unit 1.00 1.00* 055-462-005 12503 Santa Lucia Rd. 1.22 RS RE 1 unit 1.00 1.00* 055-462-006 12577 Santa Lucia Rd. 2.49 RS RE 1 unit 1.00 1.00* 055-462-008 12645 Santa Lucia Rd. 1.05 RS RE 1 unit 1.00 1.00* 055-462-012 12655 Santa Lucia Rd. 0.48 RS RE 1 unit 1.00 1.00* 055-462-013 12675 Santa Lucia Rd. 0.51 RS RE 1 unit 1.00 1.00* 055-462-002 12571 Santa Lucia Rd. 1.51 RS RE 1 unit 1.00 1.00* 055-462-010 12579 Santa Lucia Rd. 1.01 RS RE 1 unit 1.00 1.00* 055-431-004 11905 Santa Lucia Rd. 3.91 RS RE 1 unit 1.00 1.00* 055-231-002 12125 San Marcos Rd. 5.06 RS RE 1 unit 1.00 1.00* 055-231-018 11965 San Marcos Rd. 4.81 RS RE 1 unit 1.00 1.00* 055-181-009 11950 San Marcos Rd. 4.36 RS RE 1 unit 1.00 1.00* 055-181-008 12000 San Marcos Rd. 2.39 RS RE 1 unit 1.00 1.00* 055-171-016 12250 San Marcos Rd. 1.98 RS RE 1 unit 1.00 1.00* 055-171-004 12260 San Marcos Rd. 2.38 RS RE 1 unit 1.00 1.00* 055-231-013 11805 San Marcos Rd. 2.84 RS RE 1 unit 1.00 1.00* 055-181-022 11800 San Marcos Rd. 8.36 RS RE 1 unit 1.00 1.00* 055-251-006 13750 Old Morro Rd. 3.11 RS RE 1 unit 1.00 1.00* 055-331-005 12400 Old Morro Rd. 2.41 RS RE 1 unit 1.00 1.00* 055-252-014 11085 San Marcos Rd. 5.19 RS RE 1 unit 1.00 1.00* 055-242-010 13790 Morro Rd. 2.96 RS RE 1 unit 1.00 1.00* 055-252-016 13750 Morro Rd. 2.24 RS RE 1 unit 1.00 1.00* 055-242-035 11255 San Marcos Rd. 4.86 RS RE 1 unit 1.00 1.00* 055-242-034 11275 San Marcos Rd. 4.28 RS RE 1 unit 1.00 1.00* 055-242-006 11285 San Marcos Rd. 1.85 RS RE 1 unit 1.00 1.00* 055-191-003 11500 San Marcos Rd. 3.37 RS RE 1 unit 1.00 1.00* 055-201-008 10900 San Marcos Rd. 3.84 RS RE 1 unit 1.00 1.00* 055-201-002 10950 San Marcos Rd. 2.30 RS RE 1 unit 1.00 1.00* 055-151-019 9450 Laurel Rd. 5.56 RS RE 1 unit 1.00 1.00* 055-161-030 10900 Vista Rd. 8.81 RS RE 1 unit 1.00 1.00* 055-161-031 10890 Vista Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-161-032 10880 Vista Rd. 2.26 RS RE 1 unit 1.00 1.00* 055-161-010 10845 San Marcos Rd. 1.44 RS RE 1 unit 1.00 1.00* 055-161-033 10870 Vista Rd. 2.84 RS RE 1 unit 1.00 1.00* 055-161-036 10840 Vista Rd. 1.48 RS RE 1 unit 1.00 1.00* 055-161-035 10850 Vista Rd. 1.45 RS RE 1 unit 1.00 1.00* 055-161-038 10820 Vista Rd. 1.70 RS RE 1 unit 1.00 1.00* 055-161-039 10810 Vista Rd. 1.59 RS RE 1 unit 1.00 1.00* 055-161-040 10800 Vista Rd. 1.86 RS RE 1 unit 1.00 1.00* 055-161-029 10910 Vista Rd. 11.80 RS RE 1 unit 1.00 1.00* 055-261-004 13600 Morro Rd. 15.58 RS RE 1 unit 1.00 1.00* 055-161-041 10930 Vista Rd. 7.80 RS RE 1 unit 1.00 1.00* 055-161-024 10945 Vista Rd. 7.79 RS RE 1 unit 1.00 1.00* 055-161-023 10905 Vista Rd. 3.17 RS RE 1 unit 1.00 1.00* 055-161-019 10825 Vista Rd. 1.74 RS RE 1 unit 1.00 1.00* 055-052-010 10785 Vista Rd. 4.40 RS RE 1 unit 1.00 1.00* 055-052-011 10775 Vista Rd. 6.01 RS RE 1 unit 1.00 1.00* 055-161-020 10835 Vista Rd. 3.20 RS RE 1 unit 1.00 1.00* 055-054-001 10645 Realito Ave. 5.43 RS RE 1 unit 1.00 1.00* 054-311-042 10565 San Marcos Rd. 1.46 RS RE 1 unit 1.00 1.00* 054-311-003 10475 San Marcos Rd. 2.44 RS RE 1 unit 1.00 1.00* 055-102-006 8425 Sierra Vista Rd. 1.71 RS RE 1 unit 1.00 1.00* 055-022-012 11505 Santa Lucia Rd. 2.08 RS RE 1 unit 1.00 1.00* 055-041-013 10560 San Marcos Rd. 6.92 RS RE 1 unit 1.00 1.00* 055-041-015 9610 Laurel Rd. 4.68 RS RE 1 unit 1.00 1.00* Public Review Draft Page 92 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% du/ac Site Constraints 055-041-018 9710 Laurel Rd. 3.60 RS RE 1 unit 1.00 1.00' 054-281-012 10800 Portal Rd. 2.60 RS RE 1 unit 1.00 1.00* 054-281-001 9800 Laurel Rd. 21.68 RS RE 1 unit 1.00 1.00* 2 underlying legal lots 054-181-019 10955 Santa Lucia Rd. 44.28 RS RE 1 unit 1.00 1.00* 054-262-005 10735 Santa Lucia Rd. 7.99 RS RE 1 unit 1.00 1.00* 054-201-013 6720 San Gabriel Rd. 0.52 RS RE 1 unit 1.00 1.00* 054-201-022 6852 San Gabriel Rd. 2.51 RS RE 1 unit 1.00 1.00* 054-201-037 10205 Escondido Rd. 4.74 RS RE 1 unit 1.00 1.00* 054-322-012 10055 San Marcos Rd. 2.33 RS RE 1 unit 1.00 1.00* 054-334-001 8760 Sierra Vista Rd. 1.33 RS RE 1 unit 1.00 1.00* 054-331-013 8300 Casitas Rd. 1.33 RS RE 1 unit 1.00 1.00* 054-331-005 8720 Sierra Vista Rd. 0.96 RS RE 1 unit 1.00 1.00* 050-341-022 6750 Lomitas Rd. 2.01 RS RE 1 unit 1.00 1.00* 050-341-006 6910 Lomitas Rd. 3.06 RS RE 1 unit 1.00 1.00* 055-442-004 6250 Lomitas Rd. 3.91 RS RE 1 unit 1.00 1.00* 055-451-006 11400 Santa Lucia Rd. 16.43 RS RE 1 unit 1.00 1.00* 055-451-011 6170 Llano Rd. 11.10 RS RE 1 unit 1.00 1.00* 055-451-033 6805 Lomitas Rd. 3.36 RS RE 1 unit 1.00 1.00* 055-451-018 6525 Lomitas Rd. 3.08 RS RE 1 unit 1.00 1.00* 055-451-020 7200 Nudoso Rd. 3.03 RS RE 1 unit 1.00 1.00* 055-451-019 6435 Lomitas Rd. 3.07 RS RE 1 unit 1.00 1.00* 050-122-017 9415 Balboa Rd. 4.11 RS RE 1 unit 1.00 1.00* 050-122-005 12705 Santa Ana Rd. 3.51 RS RE 1 unit 1.00 1.00* 050-251-022 6805 Llano Rd. 4.74 RS RE 1 unit 1.00 1.00* 050-251-012 9700 Corriente Rd. 7.86 RS RE 1 unit 1.00 1.00* 050-041-011 8005 Balboa Rd. 4.12 RS RE 1 unit 1.00 1.00* 050-121-020 2460 San Fernando Rd. 3.19 RS RE 1 unit 1.00 1.00* 050-121-013 8315 Balboa Rd. 2.22 RS RE 1 unit 1.00 1.00* 050-121-002 12600 Santa Ana Rd. 1.02 RS RE 1 unit 1.00 1.00* 050-121-007 12750 Santa Ana Rd. 2.46 RS RE 1 unit 1.00 1.00* 050-043-002 8505 Balboa Rd. 4.90 RS RE 1 unit 1.00 1.00* 050-211-001 12350 Santa Ana Rd. 0.92 RS RE 1 unit 1.00 1.00* 050-121-017 12400 Santa Ana Rd. 0.83 RS RE 1 unit 1.00 1.00* 050-262-021 9405 Corriente Rd. 4.07 RS RE 1 unit 1.00 1.00* 050-262-013 9800 Serri'on Rd. 8.49 RS RE 1 unit 1.00 1.00* 050-262-001 9900 Serri'on Rd. 7.29 RS RE 1 unit 1.00 1.00* 050-281-006 10005 Serri'on Rd. 4.62 RS RE 1 unit 1.00 1.00* 050-281-007 10150 Serri'on Rd. 6.97 RS RE 1 unit 1.00 1.00* 050-281-008 10750 Serrijon Rd. 8.56 RS RE 1 unit 1.00 1.00* 054-251-003 5400 Telocote Rd. 9.76 RS RE 1 unit 1.00 1.00* 050-291-001 10300 Serri'on Rd. 2.07 RS RE 1 unit 1.00 1.00* 050-291-002 10260 Serri'on Rd. 0.97 RS RE 1 unit 1.00 1.00* 050-291-008 10220 Serri'on Rd. 2.83 RS RE 1 unit 1.00 1.00* 050-291-009 10200 Serri'on Rd. 6.03 RS RE 1 unit 1.00 1 1.00* 050-291-004 10100 Serri'on Rd. 7.25 RS RE 1 unit 1.00 1.00* 050-291-005 9950 Serri'on Rd. 7.27 RS RE 1 unit 1.00 1.00* 050-291-010 6255 Llano Rd. 36.9 RS RE 1 unit 1.00 1.00* 6 lot subdivision potential 054-251-002 5755 Llano Rd. 30.10 RS RE 1 unit 1.00 1.00* 7 lot subdivision potential 054-171-034 10400 Serri'on Rd. 44.31 RS RE 1 unit 1.00 1.00* 050-231-005 3130 San Fernando Rd. 2.92 RS RE 1 unit 1.00 1.00* 049-142-009 6075 Conejo Rd. 2.10 RS SE 1 unit 1.00 1.00* 049-191-004 6079 Del Rio Rd. 0.33 RS SE 1 unit 1.00 1.00* 054-171-033 9950 Santa Ana Rd. 1.19 RS RE 1 unit 1.00 1.00* 054-121-032 6653 San Gabriel Rd. 4.66 RS RE 1 unit 1.00 1.00* Public Review Draft Page 93 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 054-121-042 6545 San Gabriel Rd. 3.84 RS RE 1 unit 1.00 1.00* 054-121-004 6150 Los Gatos Rd. 0.86 RS RE 1 unit 1.00 1.00* 049-281-005 2145 San Fernando Rd. 1.95 RS RE 1 unit 1.00 1.00* 050-051-001 2155 San Fernando Rd. 7.47 RS RE 1 unit 1.00 1.00* 050-141-004 7275 Balboa Rd. 4.70 RS RE 1 unit 1.00 1.00* 050-153-009 8105 Graves Creek Rd. 0.89 RS RE 1 unit 1.00 1.00* 054-131-011 9300 San Marcos Rd. 2.12 RS RE 1 unit 1.00 1.00* 054-131-003 6755 San Gabriel Rd. 7.54 RS RE 1 unit 1.00 1.00* 054-122-013 6199 Los Gatos Rd. 0.30 RS RE 1 unit 1.00 1.00* 054-142-012 9330 Carmelita Ave. 1.85 RS RE 1 unit 1.00 1.00* 054-132-071 9735 San Marcos Rd. 3.92 RS RE 1 unit 1.00 1.00* 054-132-066 7980 Bella Vista Rd. 1.60 RS RE 1 unit 1.00 1.00* 054-086-013 7470 Bella Vista Rd. 2.04 RS RE 1 unit 1.00 1.00* 054-086-005 7110 Bella Vista Rd. 0.94 RS RE 1 unit 1.00 1.00* 054-132-014 8697 San Marcos Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-211-038 2945 Ramona Rd. 4.09 RS RE 1 unit 1.00 1.00* 054-043-012 3695 Ardilla Rd. 0.73 RS RE 1 unit 1.00 1.00* 054-043-011 3685 Ardilla Rd. 1.36 RS RE 1 unit 1.00 1.00* 054-043-023 3720 Marico a Rd. 4.90 RS RE 1 unit 1.00 1.00* 054-043-006 3625 Ardilla Rd. 5.81 RS RE 1 unit 1.00 1.00* 054-043-013 3715 Ardilla Rd. 0.62 RS RE 1 unit 1.00 1.00* 054-043-018 3761 Ardilla Rd. 1.02 RS RE 1 unit 1.00 1.00* 054-051-044 3640 Ardilla Rd. 2.60 RS RE 1 unit 1.00 1.00* 054-091-009 3660 Ardilla Rd. 3.53 RS RE 1 unit 1.00 1.00* 054-061-012 9360 Santa Lucia Rd. 7.83 RS RE 1 unit 1.00 1.00* 055-116-013 12610 San Marcos Rd. 5.77 RS RE 1 unit 1.00 1.00* 055-115-015 12550 San Marcos Rd. 7.37 RS RE 1 unit 1.00 1.00* 055-115-010 12575 San Marcos Rd. 6.78 RS RE 1 unit 1.00 1.00* 055-116-003 12649 San Marcos Rd. 2.54 RS RE 1 unit 1.00 1.00* 055-114-017 12680 Cabazon Rd. 2.78 RS RE 1 unit 1.00 1.00* 055-115-005 12708 San Marcos Ct. 2.53 RS RE 1 unit 1.00 1.00* 055-116-012 12620 San Marcos Rd. 2.03 RS RE 1 unit 1.00 1.00* 055-116-020 12430 Madrone Rd. 3.41 RS RE 1 unit 1.00 1.00* 055-114-023 12607 Cabazon Rd. 7.41 RS RE 1 unit 1.00 1.00* 055-116-017 12450 Madrone Rd. 3.86 RS RE 1 unit 1.00 1.00* 055-116-011 12612 San Marcos Rd. 4.07 RS RE 1 unit 1.00 1.00* 055-114-015 12630 Cabazon Rd. 4.22 RS RE 1 unit 1.00 1.00* 055-114-027 12616 Cabazon Rd. 3.39 RS RE 1 unit 1.00 1.00* 055-114-014 12628 Cabazon Rd. 6.82 RS RE 1 unit 1.00 1.00* 055-115-012 12412 Pecos Ct. 3.08 RS RE 1 unit 1.00 1.00* 055-115-011 12610 Cene al Rd. 3.82 RS RE 1 unit 1.00 1.00* 055-114-003 12605 Cene al Rd. 3.42 RS RE 1 unit 1.00 1.00* 055-114-002 12635 Cene al Rd. 5.28 RS RE 1 unit 1.00 1.00* 055-115-007 12485 San Marcos Rd. 3.53 RS RE 1 unit 1.00 1.00' 055-116-010 12630 San Marcos Rd. 7.81 RS RE 1 unit 1.00 1.00* 055-116-002 12625 San Marcos Rd. 2.68 RS RE 1 unit 1.00 1.00* 055-115-023 12420 San Marcos Rd. 2.17 RS RE 1 unit 1.00 1.00* 055-114-012 12624 Cabazon Rd. 2.63 RS RE 1 unit 1.00 1.00* 055-114-016 12660 Cabazon Rd. 3.63 RS RE 1 unit 1.00 1.00* 050-173-027 13705 Santa Ana Rd. 5.70 RS RE 1 unit 1.00 1.00* 050-301-002 14600 Santa Lucia Rd. 27.2 RS RE 1 unit 1.00 1.00* 4 lot subdivision potential 050-203-002 9675 Otero Rd. 4.63 RS RE 1 unit 1.00 1.00* 050-241-006 10025 Corona Rd. 4.70 RS RE 1 unit 1.00 1.00* 050-241-007 10075 Corona Rd. 5.48 RS RE 1 unit 1.00 1.00* Public Review Draft Page 94 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 050-241-010 10200 Corona Rd. 7.16 RS RE 1 unit 1.00 1.00* 050-201-006 5700 Bolsa Rd. 6.48 RS RE 1 unit 1.00 1.00* 050-201-007 5600 Bolsa Rd. 6.73 RS RE 1 unit 1.00 1.00* 050-242-016 5500 Bolsa Rd. 7.32 RS RE 1 unit 1.00 1.00* 050-192-018 10100 Corona Rd. 4.44 RS RE 1 unit 1.00 1.00* 050-192-016 10050 Corona Rd. 3.84 RS RE 1 unit 1.00 1.00* 050-192-015 10000 Corona Rd. 5.99 RS RE 1 unit 1.00 1.00* 054-192-008 6445 Alta Pradera Ln. 2.58 RS RE 1 unit 1.00 1.00* 054-192-006 6425 Alta Pradera Ln. 2.84 RS RE 1 unit 1.00 1.00* 054-192-021 6452 Alta Pradera Ln. 6.36 RS RE 1 unit 1.00 1.00* 054-192-002 6305 Alta Pradera Ln. 5.39 RS RE 1 unit 1.00 1.00* 054-192-019 6255 Alta Pradera Ln. 6.78 RS RE 1 unit 1.00 1.00* 054-014-005 3825 Maricopa Rd. 4.75 RS RE 1 unit 1.00 1.00* 028-411-027 9552 Curbaril Ave. 0.30 RS SE 1 unit 1.00 1.00* 054-191-045 6780 San Gabriel Rd. 4.84 RS RE 1 unit 1.00 1.00* 054-291-022 10620 Portal Rd. 2.87 RS RE 1 unit 1.00 1.00* 054-192-030 10480 Portal Rd. 4.19 RS RE 1 unit 1.00 1.00* 049-151-062 2555 EI Camino Real 2.24 RS SE 1 unit 1.00 1.00* 055-341-008 13410 Palo Verde Rd. 0.96 RS RE 1 unit 1.00 1.00* 056-411-026 10125 Old Morro Rd. East 1.67 RS RE 1 unit 1.00 1.00* 056-261-013 8925 San Gabriel Rd. 9.97 RS RE 2 units 2.00 2.0* 2 underlying legal parcels, 8 parcel subdivision potential 054-111-053 9775 Santa Lucia Rd. 2.52 RS RE 1 unit 1.00 1.00* 054-111-052 9845 Santa Lucia Rd. 2.43 RS RE 1 unit 1.00 1.00* 055-311-021 43 Palo Verde Rd. #PR43 0.45 RS RE 1 unit 1.00 1.00* 055-113-014 12719 San Felipe Ct. 2.78 RS RE 1 unit 1.00 1.00* 055-116-021 12410 Madrone Rd. 3.38 RS RE 1 unit 1.00 1.00* 055-115-006 12475 San Marcos Rd. 3.65 RS RE 1 unit 1.00 1.00* 055-116-014 12600 San Marcos Rd. 5.82 RS RE 1 unit 1.00 1.00* 055-113-006 12715 Escabroso Ct. 6.70 RS RE 1 unit 1.00 1.00* 055-114-013 12620 Cabazon Rd. 5.36 RS RE 1 unit 1.00 1.00* 055-113-011 12721 San Felipe Ct. 5.01 RS RE 1 unit 1.00 1 1.00* 055-114-022 12617 Cabazon Rd. 3.78 RS RE 1 unit 1.00 1.00* 055-116-005 12655 San Marcos Rd. 4.45 RS RE 1 unit 1.00 1.00* 055-115-008 12515 San Marcos Rd. 10.46 RS RE 1 unit 1.00 1.00* 055-114-025 12612 Cabazon Rd. 2.97 RS RE 1 unit 1.00 1.00* 055-115-022 12440 San Marcos Rd. 2.07 RS RE 1 unit 1.00 1.00* 055-113-015 12723 San Felipe Ct. 3.35 RS RE 1 unit 1.00 1.00* 055-115-014 12419 Pecos Ct. 3.68 RS RE 1 unit 1.00 1.00* 055-116-007 12648 San Marcos Rd. 6.70 RS RE 1 unit 1.00 1.00* 055-114-026 12614 Cabazon Rd. 7.01 RS RE 1 unit 1.00 1.00* 055-113-017 12720 San Felipe Ct. 1.75 RS RE 1 unit 1.00 1.00* 055-116-018 12434 Madrone Rd. 4.45 RS RE 1 unit 1.00 1.00* 055-114-020 12270 San Marcos Rd. 8.37 RS RE 1 unit 1.00 1.00* 055-114-006 12601 Cene al Rd. 4.41 RS RE 1 unit 1.00 1.00* 055-115-017 12640 Cene al Rd. 4.41 RS RE 1 unit 1.00 1.00* 055-114-028 12604 Cabazon Rd. 4.78 RS RE 1 unit 1.00 1.00* 055-114-004 12362 Puente Rd. 2.80 RS RE 1 unit 1.00 1.00* 045-353-011 9137 San Diego Rd. 2.76 RS RE 1 unit 1.00 1.00* 045-353-010 9135 San Diego Rd. 2.76 RS RE 1 unit 1.00 1.00* 045-353-012 9139 San Diego Rd. 2.75 RS RE 1 unit 1.00 1.00* 045-353-013 9141 San Diego Rd. 2.50 RS RE 1 unit 1.00 1.00* 045-353-022 9110 San Rafael Rd. 2.53 RS RE 1 unit 1.00 1.00* 045-353-021 9120 San Rafael Rd. 2.65 RS RE 1 unit 1.00 1.00* Public Review Draft Page 95 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 054-192-023 6456 Alta Pradera Ln. 3.65 RS RE 1 unit 1.00 1.00* 054-192-032 10470 Portal Rd. 3.97 RS RE 1 unit 1.00 1.00* 054-192-033 10460 Portal Rd. 3.96 RS RE 1 unit 1.00 1.00* 054-192-035 6474 Alta Pradera Ln. 3.40 RS RE 1 unit 1.00 1.00* 054-032-069 3425 Maricopa Rd. 2.71 RS RE 1 unit 1.00 1.00* 055-115-009 12555 San Marcos Rd. 9.97 RS RE 1 unit 1.00 1.00* 055-114-010 12325 Puente Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-116-006 12650 San Marcos Rd. 3.43 RS RE 1 unit 1.00 1.00* 055-114-001 12655 Cene al Rd. 4.62 RS RE 1 unit 1.00 1.00* 055-113-024 12300 San Marcos Rd. 2.70 RS RE 1 unit 1.00 1.00* 055-116-008 12644 S San Marcos Rd. 4.93 RS RE 1 unit 1.00 1.00* 055-115-020 12500 San Marcos Rd. 4.88 RS RE 1 unit 1.00 1.00* 055-114-007 12342 Puente Rd. 4.61 RS RE 1 unit 1.00 1.00* 055-116-009 12640 San Marcos Rd. 4.09 RS RE 1 unit 1.00 1.00* 055-115-016 12415 Pecos Ct. 4.90 RS RE 1 unit 1.00 1.00* 055-114-008 12346 Puente Rd. 4.77 RS RE 1 unit 1.00 1.00* 055-114-009 12335 Puente Rd. 3.98 RS RE 1 unit 1.00 1 1.00* 055-116-016 12470 Madrone Rd. 3.51 RS RE 1 unit 1.00 1.00* 055-113-019 12708 San Felipe Ct. 1.57 RS RE 1 unit 1.00 1.00* 055-115-021 12460 San Marcos Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-115-013 12416 Pecos Ct. 5.35 RS RE 1 unit 1.00 1.00* 055-115-018 12650 Cene al Rd. 2.53 RS RE 1 unit 1.00 1.00* 055-116-019 12436 Madrone Rd. 4.21 RS RE 1 unit 1.00 1.00* 055-113-012 12701 San Felipe Ct. 1.52 RS RE 1 unit 1.00 1 1.00* 055-113-018 12712 San Felipe Ct. 1.67 1 RS RE 1 unit 1.00 1.00* 045-302-011 11170 Atascadero Ave. 0.25 RS RE 1 unit 1.00 1.00* 045-353-023 9080 San Rafael Rd. 13.99 RS RE 1 unit 1.00 1.00* 045-441-021 10765 Colorado Rd. 0.49 RS RE 1 unit 1.00 1.00* 045-441-025 10825 Colorado R. 1.03 RS RE 1 unit 1.00 1.00* 045-441-034 9056 San Rafael R. 4.04 RS RE 1 unit 1.00 1.00* 049-102-058 5255 Carrizo Rd. 2.66 RS RE 1 unit 1.00 1.00* 049-122-028 3050 Arena Rd. 1.48 RS RE 1 unit 1.00 1.00* 049-271-024 2027 Alturas Rd. 2.41 RS RE 1 unit 1.00 1.00* 049-281-016 2139 San Fernando Rd. 3.24 RS RE 1 unit 1.00 1.00* 050-021-037 9030 La Canada Ln. 4.43 RS RE 1 unit 1.00 1.00* 050-021-047 9092 La Canada Ln. 5.13 RS RE 1 unit 1.00 1.00* 050-131-032 7705 Balboa Rd. 3.18 RS RE 1 unit 1.00 1.00* 050-131-033 7805 Balboa Rd. 2.77 RS RE 1 unit 1.00 1.00* 054-032-070 3500 Maricopa Rd. 1.53 RS RE 1 unit 1.00 1.00* 054-032-072 3556 Maricopa Rd. 1.84 RS RE 1 unit 1.00 1.00* 054-091-026 5255 Cascabel Rd. 4.43 RS RE 1 unit 1.00 1.00* 054-092-026 5150 Cascabel Rd. 2.58 RS RE 1 unit 1.00 1.00* 054-191-042 6730 San Gabriel Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-113-002 12726 Rojo Ct. 2.42 RS RE 1 unit 1.00 1.00* 055-113-013 12717 San Felipe Ct. 1.50 RS RE 1 unit 1.00 1.00* 055-113-016 12722 San Felipe Ct. 3.82 RS RE 1 unit 1.00 1.00* 055-114-005 12382 Puente Rd. 3.92 RS RE 1 unit 1.00 1.00* 055-114-011 12618 Cabazon Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-114-021 12621 Cabazon Rd. 4.51 RS RE 1 unit 1.00 1.00* 055-114-024 12600 Cabazon Rd. 3.96 RS RE 1 unit 1.00 1.00* 055-115-001 12707 San Marcos Ct. 2.13 RS RE 1 unit 1.00 1.00* 055-115-002 12711 San Marcos Ct. 2.47 RS RE 1 unit 1.00 1.00* 055-115-003 12713 San Marcos Ct. 2.06 RS RE 1 unit 1.00 1.00* 055-115-004 12714 San Marcos Ct. 3.24 RS RE 1 unit 1.00 1.00* Public Review Draft Page 96 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Max du/ac 80% Site Constraints du/ac 055-116-004 12657 San Marcos Rd. 8.13 RS RE 1 unit 1.00 1.00* 055-116-015 12490 Madrone Rd. 3.39 RS RE 1 unit 1.00 1.00* 055-161-025 10950 Vista Rd. 19.90 RS RE 1 unit 1.00 1.00* 055-161-044 10458 Morro Rd. 15.20 RS RE 1 unit 1.00 1.00* 055-341-009 13025 Old Morro Rd. 3.86 RS RE 1 unit 1.00 1.00* 056-371-045 8875 San Rafael Rd. 5.34 RS RE 1 unit 1.00 1.00* 056-371-046 8895 San Rafael Rd. 6.16 RS RE 1 unit 1.00 1.00* 056-371-047 8905 San Rafael Rd. 5.01 RS RE 1 unit 1.00 1.00* 056-371-048 8935 San Rafael Rd. 3.25 1 RS RE 1 unit 1.00 1.00* Subtotal 1 1,767.71 1 1 394.00 395.00 Vacant Mixed -Use Parcels 8725 Arcade 0.70 GC CR 16 units/acre 11.20 8.96 6600, 6780 Morro Road 1.50 GC CP 16 units/acre 24.00 19.20 6955 Morro, 7955 San Andres 1.20 GC CP 16 units/acre 19.20 15.36 7205 Morro, 7105 Atascadero Ave. 0.92 GC CP/CR 16 units/acre 14.72 11.78 7100 Morro 0.41 GC CP 16 units/acre 6.50 5.20 7200, 7250 Morro 0.50 GC CP 16 units/acre 8.00 6.40 7475 Morro 0.71 GC CP 16 units/acre 11.41 9.13 7575 Morro 0.76 GC CP 16 units/acre 12.16 9.73 7900 Morro 0.86 GC CP 16 units/acre 13.76 11.01 Subtotal 7.56 120.94 96.76 Vacant Downtown Mixed -Use Parcels 029-322-012 5802 Traffic Way 0.39 D DC 16 units/acre 6.30 5.04 Slope 030-181-055 5730 EI Camino Real 0.18 D DC 16 units/acre 2.92 2.34 029-344-029 5930 West Mall 0.09 D DC 16 units/acre 1.38 1.10 029-347-031 5901 A East Mall 0.11 D DC 16 units/acre 1.83 1.46 029-347-030 5901 B East Mall 0.06 D DC 16 units/acre 0.92 0.73 029-361-018--t-6-905 EI Camino Real 5.28 D DC 16 units/acre 84.53 67.63 Subtotal 6.12 97.88 78.30 TOTAL TBD 1,309.61 1,168.69 *Single Family Parcels are not calculated at 80% of maximum density as the maximum is established per parcel rather than per acre. "Reduced densities based on slope. Public Review Draft Page 97 August 26, 2009 City ofAtascadero General Plan Housing Element Appendix II U_ e� MIN CITY of ATASCADERO Housing Element Vacant Sites Public Review Draft Page 98 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 99 August 26, 2009 City of Atascadero General Plan Housing Element Appendix III Table V-48 Potential Vacant Residential Rezone (by right) Parcels - HDR -16 to HDR -20 APN Address Acres Land Use Zone Density (after rezoning) Max du/ac Site Constraints Vacant Residential Parcels 029-271-001 4711 EI Camino Real 1.67 HDR RMF -16 20 units/acre 33.40 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF -16 20 units/acre 17.40 030-281-014, 015, 016 6709, 6725, 6735 Atascadero Ave. 0.72 HDR RMF -16 20 units/acre 14.40 030-283-007, 008 6905 Nava'oa 1.89 HDR RMF -16 20 units/acre 37.80 031-241-019 8391 Ama oa Ave. 0.35 1 HDR RMF -16 20 units/acre 7.00 031-244-010 8065 Amapoa Rd. 0.25 HDR RMF -16 20 units/acre 5.00 045-311-014,015, 016 Woodridge Multi -Family 5.85 HDR RMF -16/ SP -1 20 units/acre 117.00 CUP currently required for SP -1 045-321-021 9355 Avenida Maria 1.95 HDR RMF -16 20 units/acre 39.00 045-321-022 9405 Avenida Maria 0.98 HDR RMF -16 20 units/acre 19.60 045-321-020 10785 EI Camino Real 1.98 HDR RMF -16 20 units/acre 39.60 049-042-018 1155 EI Camino Real 5.54 HDR RMF -16 20 units/acre 110.80 049-042-025 1055 EI Camino Real 1.81 HDR RMF -16 20 units/acre 36.20 049-151-011 2705 EI Camino Real 2.40 HDR RMF -16 20 units/acre 48.00 Slope 049-151-020 2453 EI Camino Real 1.93 HDR RMF -16 20 units/acre 38.60 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF -16 20 units/acre 39.00 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF -16 20 units/acre 49.60 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF -16 20 units/acre 47.80 TOTAL 34.99 699.75 Public Review Draft Page 100 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 101 August 26, 2009 City ofAtascadero General Plan Housing Element Appendix IV ASCADERO Public Review Draft Page 102 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 103 August 26, 2009 Appendix V City of Atascadero General Plan Housing Element Table V-49 Underutilized Land Inventory APN Address Acres Land Use Zone Density Site Constraints Underutilized Residential Parcels 028-192-051 5225 Barrenda 0.95 HDR RMF -16 12 units/acre* Slope, 6 underlying parcels, historic home 029-082-029 5530 Traffic Way 0.61 HDR RMF -16 12 units/acre* Slope, 2 existing units 029-252-005 5750 Traffic Way 0.54 HDR RMF -16 12 units/acre* Slope, 1 existing residence 029-252-013 5710 Olmeda Avenue 0.63 HDR RMF -16 12 unitslacre* Slope, 1 existing residence 029-322-022, 023, 024 5825 Ridgeway Ct., 5825, 5855 Rosario Ave. 1.11 HDR RMF -16 8 units/acre* Slope 030-121-003, 004 7298, 7312 Santa Ysabel 0.96 HDR RMF -16 16 units/acre 030-191-011 6320 Atascadero Mall 0.95 HDR RMF -16 16 units/acre 030-201-008 6260 Santa Ynez Avenue 0.77 HDR RMF -16 16 units/acre 1 existing residence, 2 large oak trees 030-271-025 5905 Venado Ave 1.09 HDR RMF -16 12 unitslacre* 030-341-006 6843 Santa Lucia Ave 0.56 HDR RMF -16 12 units/acre* Colony home 030-341-013 6370 Atascadero Mall 1.26 HDR RMF -16 16 units/acre Owned and used by a church 030-341-015 6915 Santa Lucia Road 0.65 HDR RMF -16 12 units/acre* 045-351-008 10850 EI Camino Real 3.79 HDR RMF -16 16 units/acre 049-042-013 1195 EI Camino Real 0.68 HDR RMF -16 16 units/acre 1 existing residence 049-042-026 1075 EI Camino Real 0.89 HDR RMF -16 16 units/acre 029-081-005 5540 Tunitas Ave. 0.78 MDR RMF -10 8 units/acre* Slope, colony home 029-081-011 5534 Tunitas Ave. 0.56 MDR RMF -10 8 unitslacre* Slope, colony home 029-082-037 5537 Tunitas Ave. 0.66 MDR RMF -10 5 unitslacre* Slope, 1 existing residence 029-082-042 5529 Tunitas Ave. 0.74 MDR RMF -10 7 unitslacre* Slope, 1 existing residence 029-252-001 5715 Rosario Ave. 1.10 MDR RMF -10 7 units/acre* Historic home 029-252-026 5705 Rosario Ave. 0.77 MDR RMF -10 5 unitslacre* Historic home 029-301-035 5035 Palma Ave. 0.64 MDR RMF -10 10 units/acre Historic structure 029-322-019 5800 Ridgeway Court 1.26 MDR RMF -10 5 unitslacre* Slope 029-322-020 5785 Rosario Ave. 0.98 MDR RMF -10 7 unitslacre* 2 existing residences 030-101-006 8787 Curbaril Ave. 0.91 MDR RMF -10 10 units/acre 030-101-053 8959 Curbaril Ave. 0.87 MDR RMF -10 10 units/acre 1 existing residence 030-101-045 8950 Pueblo Ave. 0.70 MDR RMF -10 10 units/acre 2 existing residences 030-292-021 8155 San Andres Ave. 0.74 MDR RMF -10 10 units/acre Creek at rear of property, 1 existing residence 030-292-022 8225 San Andres Ave. 0.73 MDR RMF -10 10 units/acre Creek at rear of property, 1 existing colony home 030-292-023 8355 San Andres Ave. 0.74 MDR RMF -10 10 units/acre Creek at rear of property, 1 existing residence 030-292-047 8495 San Andres Ave. 0.63 MDR RMF -10 7 units/acre* Creek at rear of property, 1 existing residence 031-222-001 7500 Curbaril Ave. 0.64 MDR RMF -10 7 units/acre* Adjacent to creek reservation parcel - creek setbacks, 1 existing residence 031-222-002 7600 Curbaril Ave. 0.52 MDR RMF -10 10 units/acre 1 existing residence 031-222-018 8200 Santa Ynez Ave. 0.51 MDR RMF -10 7 unitslacre* Adjacent to creek reservation parcel - creek setbacks, 1 existing residence 031-231-004 7880 Curbaril Ave. 0.51 MDR RMF -10 10 units/acre 1 existing residence Subtotal 30.43 Underutilized Mixed -Use Sites 3705 EI Camino Real 1.39 GC CR 16 units/acre 1 existing residence 3725 EI Camino Real 1.40 GC CR 16 units/acre 1 existing residence 3745 EI Camino Real 1.86 GC CR 16 units/acre 1 existing residence 3755 EI Camino Real 2.00 GC CR 16 units/acre 1 existing residence historic home Public Review Draft Page 104 August 26, 2009 City of Atascadero General Plan Housing Element APN Address Acres Land Use Zone Density Site Constraints 8700, 8705 Arcade 1.40 GC CR 16 units/acre 5 existing residences 9000, 9050, 9100 Gusta and 9005, 9015 EI Camino Real and 9006 La Linia 3.00 GC CR 16 units/acre Welding and scrap storage 6500, 6520 Morro Road 1.70 GC CR 16 units/acre 6500 — vacant, 6520 — 3 offices 8795 Morro Road 0.80 GC CR 16 units/acre 1 existing residence 8580 Morro Road 0.60 GC CR 16 units/acre 1 existing residence 8650 Morro Road 0.60 GC CR 16 units/acre 1 existing residence 8722 Morro Road 0.67 GC CR 16 units/acre 1 existing residence 7890, 7900 Portola 1.26 GC CR 16 units/acre 2 existing residences Subtotal 16.68 Underutilized Downtown Mixed -Use Parcels 030-191-001, 021 6090, 6040, 6060 EI Camino Real 0.40 D DC 16 units/acre Abandoned gas station 030-191-033 6300 EI Camino Real 0.34 D DC 16 units/acre Drive-through restaurant and parking lot 030-191-030, 031, 016,017 6320-6340 EI Camino Real 1.08 D DC 16 units/acre Fire site — three remaining small retail buildings 029-347-020 5901 East Mall 0.17 D DC 16 units/acre 1 historic structure 029-323-025 5915 EI Camino Real 0.08 D DC 16 units/acre 1 residential unit could be gained under the RDA funding program 030-181-033 5860 EI Camino Real 0.35 D DC 16 units/acre 6 offices and parking lot 029-323-017 5625 EI Camino Real 0.87 D DC 16 units/acre Laundromat and large parking lot, 1 historic structure at corner of lot Subtotal 3.29 TOTAL 50.41 * Reduced densities based on slope. Public Review Draft Page 105 August 26, 2009 City ofAtascadero General Plan Housing Element Appendix VI Public Review Draft Page 106 August 26, 2009 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Public Review Draft Page 107 August 26, 2009