HomeMy WebLinkAboutCC_2020_06_23_AgendaPacket CITY OF ATASCADERO CITY COUNCIL AGENDA
* COVID-19 NOTICE * Consistent with Executive Orders N-25-20 and No. N-29-20 from
the Executive Department of the State of California and the San Luis Obispo County
Health Official’s March 18, 2020 Shelter at Home Order, City Council meetings were
not able to be physically open to the public. However, on May 20, 2020 the California
Department of Public Health approved SLO County's attestation moving the County
into Stage 2 of the reopening process. In compliance with Phase 2 guidelines, the City
can again offer Council meetings that are physically open to the public, provided
protective measures are in place which include maintaining proper social distancing.
The City will continue to provide access by phone, email and webinar.
HOW TO OBSERVE THE MEETING:
Limited seating will be available for individuals who wish to physically attend the City Council
meeting. To maximize public safety while still maintaining transparency and public access,
the meeting will be live-streamed on SLO-SPAN.org, on Spectrum cable Channel 20 in
Atascadero, and on KPRL Radio 1230AM. The video recording of the meeting will repeat
daily on Channel 20 at 1:00 am, 9:00 am, and 6:00 pm and will be available through the
City’s website or by visiting https://attendee.gotowebinar.com/rt/6870163572939367694.
HOW TO SUBMIT PUBLIC COMMENT:
1. In Person. (Please be advised, in compliance with Phase 2 reopening guidelines,
social distancing will be observed and only very limited seating will be available.)
2. By Phone or Webinar. Interested individuals who wish to practice social distancing
and not attend the meeting in person are highly encouraged to call 805-538-2888 to
listen and provide public comment via phone. Public comment may also be provided
by webinar but by phone is preferable, if possible.
3. By Email. Public comments may also be submitted in writing to
cityclerk@atascadero.org by 5:00 pm on the day of the meeting. Such email
comments must identify the Agenda Item Number in the subject line of the
email. The comments will be read into the record, with a maximum allowance of 3
minutes per individual comment, subject to the Mayor’s discretion. All comments
should be a maximum of 500 words, which corresponds to approximately 3 minutes
of speaking time. If a comment is received after the agenda item is heard but before
the close of the meeting, the comment will still be included as a part of the record of
the meeting but will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at
cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or
time when services are needed. The City will use their best efforts to provide reasonable
accommodations to afford as much accessibility as possible while also maintaining public safety
in accordance with the City procedure for resolving reasonable accommodation requests.
City Council agendas and minutes may be viewed on the City's website: www.atascadero.org.
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 City Clerk and are available for public inspection on our website,
www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are
approved by the City Council. The Minutes of this meeting will reflect these numbers. All documents submitted
by the public during Council meetings that are either read into the record or referred to in their statement will
be noted in the Minutes and available for review by contacting the City Clerk's office. All documents will be
available for public inspection during City Hall business hours once City Hall is open to the public following the
termination of the Shelter at Home Order.
Page 1 of 210
CITY OF ATASCADERO
CITY COUNCIL
AGENDA
Tuesday, June 23, 2020
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
CITY COUNCIL CLOSED SESSION: 5:00 P.M.
1. CLOSED SESSION -- PUBLIC COMMENT
2. COUNCIL LEAVES CHAMBERS TO BEGIN CLOSED SESSION
3. CLOSED SESSION -- CALL TO ORDER
a. Public Employee Performance Evaluation (Govt. Code 54957)
Title: City Manager
b. Public Employee Performance Evaluation (Govt. Code 54957)
Title: City Attorney
4. CLOSED SESSION – ADJOURNMENT
5. COUNCIL RETURNS TO CHAMBERS
6. CLOSED SESSION – REPORT
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
PLEDGE OF ALLEGIANCE: Council Member Newsom
ROLL CALL: Mayor Moreno
Mayor Pro Tem Bourbeau
Council Member Fonzi
Council Member Funk
Council Member Newsom
City Council Closed Session: 5:00 P.M.
City Council Regular Session: 6:00 P.M.
Page 2 of 210
APPROVAL OF AGENDA: Roll Call
Recommendation: Council:
1. Approve this agenda; and
2. Waive the reading in full of all ordinances appearing on this agenda, and the titles
of the ordinances will be read aloud by the City Clerk at the first reading, after the
motion and before the City Council votes.
PRESENTATIONS: None.
A. 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 Council or public wishes to comment or ask questions. If comment or discussion is
desired by anyone, the item will be removed from the Consent Calendar and will be
considered in the listed sequence with an opportunity for any member of the public to
address the Council concerning the item before action is taken.)
1. City Council Draft Action Minutes – June 1, 2020 & June 9, 2020
Recommendation: Council approve the June 1, 2020 Draft City Council
Special Meeting Minutes and the June 9, 2020 Draft City Council Regular
Meeting Minutes. [City Clerk]
2. May 2020 Accounts Payable and Payroll
Fiscal Impact: $2,487,028.33
Recommendation: Council approve certified City accounts payable, payroll
and payroll vendor checks for May 2020. [Administrative Services]
3. Alcoholic Beverage Control (ABC) License for a Beer Garden and Bottle
Shop at 6090 El Camino Real - Type 40 License (USE 20-0049)
Fiscal Impact: A slight positive fiscal impact is expected from increased sales tax.
Recommendation: Council adopt Draft Resolution finding that a public
convenience would be served by allowing the issuance of a Type 40 ABC,
On-Sale Beer for Public Premises License for Ancient Owl, a beer garden and
bottle shop located in a new development at 6090 El Camino Real.
[Community Development]
4. Release Affordable Housing Deed Restriction
Fiscal Impact: If the Council directs staff to release the deed restriction from
the property, Community Facilities District Special Taxes in the amount of just
under $800 will be collected from the current homeowner.
Recommendation: Council direct staff to record a Release Agreement
removing the Agreement to Provide Housing Units for Persons and Families
of Moderate Income applicable to Lot 1 of Tract 2498, commonly known as
655 North Ferrocarril. [Community Development]
Page 3 of 210
5. Annexation of the Principal Mixed-Use Subdivision into Community
Facilities District 2005-1, Annexation No. 20 (9105 Principal Ave: Tract 3070)
Fiscal Impact: Assessments for this annexation are estimated to be between
$36,000 - $39,000 annually beginning in fiscal year 2021 -2022, and adjusted
each year for inflation.
Recommendation: Council adopt Draft Resolution, declaring its intention to
annex territory, into Community Facilities District 2005-1 (Public Services) and to
authorize the levy of special taxes therein – City of Atascadero Community
Facilities District 2005-1 Annexation No. 20 (9105 Principal Ave.: Tract 3070).
[Community Development]
UPDATES FROM THE CITY MANAGER: (The City Manager will give an oral report on any
current issues of concern to the City Council.)
COMMUNITY FORUM: (This portion of the meeting is reserved for persons wanting to
address the Council on any matter not on this agenda and over which the Council has
jurisdiction. Speakers are limited to three minutes. Please state your name for the record
before making your presentation. Comments made during Community Forum will not be a
subject of discussion. A maximum of 30 minutes will be allowed for Community Forum,
unless changed by the Council. Any members of the public who have questions or need
information may contact the City Clerk’s Office, between the hours of 8:30 a.m. and 5:00
p.m. at (805) 470-3400, or cityclerk@atascadero.org.)
B. PUBLIC HEARINGS:
1. Atascadero Tourism Business Improvement District Confirmation of Annual
Assessment (Fiscal Year 2020-2021)
Ex-Parte Communications:
Fiscal Impact: Annual assessments for 2020-2021 are expected to be
approximately $232,000 and will be assessed as 2% of the rent charged on
the occupied rooms and spaces for transient occupancies.
Recommendation: Council adopt Draft Resolution confirming the annual
assessment for the Atascadero Tourism Business Improvement District (Fiscal
Year 2020-2021). [City Manager]
2. Downtown Parking and Business Improvement Area Confirmation of Annual
Assessment (FY 2020-2021))
Ex-Parte Communications:
Fiscal Impact: Adopting the staff recommendation will result in the collection
and expenditure of approximately $10,600 in budgeted DPBIA funds.
Recommendation: Council adopt Draft Resolution confirming the annual
assessment for the Downtown Parking and Business Improvement Area
(Fiscal Year 2020-2021). [City Manager]
Page 4 of 210
C.
3. Adopting Sewer Service Charges to be Added to the 2020-2021 Property Tax Rolls
Ex-Parte Communications:
Fiscal Impact: The City estimates it will collect $2,782,000 in sewer service
charges for Fiscal Year 2020-2021.
Recommendations: Council:
1. Conduct a public hearing to receive verbal testimony regarding the
proposed sewer service charges to be levied onto property tax rolls.
2. Adopt Draft Resolution approving sewer service charges to be added to
the 2020-2021 property tax rolls. [Public Works]
MANAGEMENT REPORTS:
1. 6th Cycle Housing Element Update Draft Plan (CPP19-0067)
Fiscal Impact: None.
Recommendations: Council:
1. Review and comment on the Draft Housing Element and receive public input.
2. Authorize staff to submit the Draft plan to the State for initial review.
[Community Development]
D. DISCUSSION ITEM: Discussion of COVID 19 issues including oral updates by Mayor
Moreno and City Manager Rickard, questions by City Council, public comment and
comments by City Council.
1. Coronavirus (COVID-19) update – Mayor Moreno
2. Coronavirus (COVID-19) update – City Manager Rickard
E. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS: (On their own
initiative, Council Members may make a brief announcement or a brief report on their own
activities. The following represent standing committees. Informative status reports will
be given, as felt necessary):
Mayor Moreno
1. City Selection Committee
2. County Mayors Round Table
3. Economic Vitality Corporation, Board of Directors (EVC)
4. SLO Council of Governments (SLOCOG)
5. SLO Regional Transit Authority (RTA)
Mayor Pro Tem Bourbeau
1. City / Schools Committee
2. City of Atascadero Finance Committee
3. Integrated Waste Management Authority (IWMA)
4. SLO County Water Resources Advisory Committee (WRAC)
Council Member Fonzi
1. Air Pollution Control District
2. Atascadero Basin Ground Water Sustainability Agency (GSA)
3. City of Atascadero Design Review Committee
4. SLO Local Agency Formation Commission (LAFCo)
Page 5 of 210
Council Member Funk
1. City of Atascadero Finance Committee
2. Homeless Services Oversight Council
3. League of California Cities – Council Liaison
Council Member Newsom
1. California Joint Powers Insurance Authority (CJPIA) Board
2. City / Schools Committee
3. City of Atascadero Design Review Committee
4. Visit SLO CAL Advisory Committee
F. INDIVIDUAL DETERMINATION AND / OR ACTION: (Council Members may ask a
question for clarification, make a referral to staff or take action to have staff place a matter of
business on a future agenda. The Council may take action on items listed on the Agenda.)
1. City Council
2. City Clerk
3. City Treasurer
4. City Attorney
5. City Manager
G. ADJOURN
Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, 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 City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be
distributed to the Council and available for review in the City Clerk's office.
Page 6 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council Special Meeting
June 1, 2020
Page 1 of 2
CITY OF ATASCADERO
CITY COUNCIL
DRAFT MINUTES
Monday, June 1, 2020
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
SPECIAL MEETING – CALL TO ORDER: 6:00 P.M.
Mayor Moreno called the meeting to order at 6:00 p.m.
ROLL CALL:
Present: By Teleconference - Council Members Fonzi, Funk, Newsom, Mayor
Pro Tem Bourbeau, and Mayor Moreno
Absent: None
Others Present: None
Staff Present: By Teleconference - City Manager Rachelle Rickard, Administrative
Services Director Jeri Rangel, Police Chief Jerel Haley, Public Works
Director Nick DeBar, and City Attorney Kane T huyen
COMMUNITY FORUM:
The following citizens spoke during Community Forum: None
Mayor Moreno closed the COMMUNITY FORUM period.
PUBLIC HEARINGS:
1. Proposition 218 Majority Protest Process Relative to Proposed Increase to
Wastewater (Sewer) Rates
Ex-Parte Communications:
Fiscal Impact: If approved, the new wastewater rates will result in an estimated
$400,000 in additional revenue from sewer service charges collected in
FY20/21.
City Council Special Meeting: 6:00 P.M.
Page 7 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council Special Meeting
June 1, 2020
Page 2 of 2
Recommendations: Council:
1. Conduct a public hearing to receive all written and verbal testimony
regarding the proposed wastewater (sewer) rates and consider the results
of protest proceedings in accordance with Proposition 218.
2. Adopt one of the following resolutions certifying the protest results:
A. For a non-majority protest – Draft Resolution A certifying that the number of
valid written protests were not received from property owners representing
a majority of the parcels subject to the proposed rate increase.
OR
B. For a majority protest – Draft Resolution B certifying that the number of
valid written protests were received from property owners representing a
majority of the parcels subject to the proposed rate increase.
3. If no majority protest exists, adopt Draft Resolution C approving proposed
wastewater rates effective July 1, 2020. [Public Works]
Ex Parte Communications
Mayor Moreno noted that the Council had received one email from a resident protesting the
increase.
Public Works Director DeBar gave the presentation and answered questions from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
Deputy City Clerk Muther tallied the protests and advised that only three had been received,
which does not constitute a majority protest.
MOTION: By Mayor Pro Tem Bourbeau and seconded by Council Member Newsom
to adopt Resolution No. 2020-031 certifying that the number of valid
written protests were not received from property owners representing a
majority of the parcels subject to the proposed rate increase.
Motion passed 5:0 by a roll-call vote.
MOTION: By Council Member Fonzi and seconded by Council Member Funk to
adopt Resolution No. 2020-032 approving proposed wastewater
rates effective July 1, 2020.
Motion passed 5:0 by a roll-call vote.
ADJOURN
Mayor Moreno adjourned the meeting at 6:17 p.m.
MINUTES PREPARED BY:
______________________________________
Amanda Muther, Deputy City Clerk
APPROVED:
Page 8 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 1 of 8
CITY OF ATASCADERO
CITY COUNCIL
DRAFT MINUTES
Tuesday, June 9, 2020
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
Mayor Moreno called the meeting to order at 6:00 p.m. and led the Pledge of Allegiance.
ROLL CALL:
Present: By Teleconference - Council Members Fonzi, Funk, Newsom, Mayor
Pro Tem Bourbeau, and Mayor Moreno
Absent: None
Others Present: None
Staff Present: By Teleconference - City Manager Rachelle Rickard, Administrative
Services Director Jeri Rangel, Public Works Director Nick DeBar, Police
Chief Jerel Haley, Community Development Director Phil Dunsmore,
and City Attorney Brian Pierik
APPROVAL OF AGENDA:
MOTION: By Council Member Funk and seconded by Council Member
Newsom to:
1. Approve this agenda; and,
2. Waive the reading in full of all ordinances appearing on this
agenda, and the titles of the ordinances will be read aloud by
the City Clerk at the first reading, after the motion and before
the City Council votes.
Motion passed 5:0 by a roll-call vote.
PRESENTATIONS: None.
City Council Regular Session: 6:00 P.M.
Page 9 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 2 of 8
A. CONSENT CALENDAR:
1. City Council Draft Action Minutes – May 26, 2020
Recommendation: Council approve the May 26, 2020 Draft City Council
Meeting Minutes. [City Clerk]
2. 2020-2021 Annual Spending Limit
Fiscal Impact: None.
Recommendation: Council adopt Draft Resolution establishing the annual
spending limit for fiscal year 2020-2021. [Administrative Services]
3. Measure F-14 Pavement Rehabilitation Construction Award
Fiscal Impact: The current budget has $2,650,000 in Measure F-14 Funds for
this project. However, staff estimates that project expenditures may be as high
as $2,900,000 with construction contingencies.
Recommendations: Council:
1. Award a construction contract for $2,167,515 to Ferravanti Grading and
Paving for the 2020 Measure F-14 Pavement Rehabilitation Project
(Project No. C2019R02).
2. Authorize the City Manager to execute a contract with Ferravanti Grading
and Paving for $2,167,515 to construct the 2020 Measure F-14 Pavement
Rehabilitation Project.
3. Authorize the Director of Administrative Services to allocate an additional
$250,000 in Measure F-14 Fund balance to the 2020 Measure F-14
Pavement Rehabilitation Project. [Public Works]
4. Mid-Cycle Budget Revisions for the Atascadero Tourism Business
Improvement District
Fiscal Impact: None.
Recommendation: Council adopt Draft Resolution establishing a Reserve
Policy for the Atascadero Tourism Business Improvement District .
[Administrative Services]
5. Atascadero Tourism Business Improvement District (ATBID) Annual
Assessment
Fiscal Impact: None.
Recommendations: Council:
1. Approve the ATBID Annual Report.
2. Adopt Draft Resolution declaring intent to levy an annual Business
Improvement District assessment on lodging businesses within the
Atascadero Tourism Business Improvement District, and set a public
hearing for June 23, 2020. [City Manager]
6. Parking & Business Improvement Area (PBIA) Assessment
Fiscal Impact: None.
Recommendations: Council adopt Draft Resolution, declaring intent to levy an
annual Downtown Parking and Business Improvement Area assessment, and
set a public hearing for June 23, 2020. [City Manager]
Page 10 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 3 of 8
MOTION: By Council Member Fonzi and seconded by Council Member Funk
to approve the Consent Calendar with amendments to Item A-6,
Draft Resolution as follows:
Amend SECTION 4. to read: …the proposed assessments to
be levied upon the businesses within the area for Fiscal
Year 2020-2021…
Amend SECTION 5. To read: …The form of the protests shall
comply with Sections 36524 and 36525 of the Streets and
Highways Code.
(#A-2: Resolution No. 2020-033) (#A-3: Contract No. 2020-006)
(#A-4: Resolution No. 2020-034) (#A5: Resolution No. 2020-035)
(#A6: Resolution No. 2020-036)
Motion passed 5:0 by a roll-call vote.
UPDATES FROM THE CITY MANAGER:
City Manager Rachelle Rickard gave an update on projects and issues within the City.
In response to a number of emails requesting information on the Police Department’s Use
of Force Policies and in particular the “8 Can’t Wait Initiative”, Police Chief Haley gave a
brief presentation and directed people to the City website for the City Police Policy Manual
and City status on the “8 Can’t Wait Initiative”.
COMMUNITY FORUM:
The following citizens spoke during Community Forum: Pastor Wayne Riddering, Geoff
Auslen and Kylie Bennett
Emails from the following citizens were read into the record by City Manager Rickard and IT
Manager Knight: Ron Krall, Melissa Egger and Barbara Torrey Workman
Mayor Moreno closed the COMMUNITY FORUM period.
B. PUBLIC HEARINGS:
1. Apple Valley Assessment Districts
Ex-Parte Communications:
Fiscal Impact: Annual assessments for 2020/2021 will total $38,500 for
road/drainage system maintenance and $63,000 for landscape and lighting
maintenance. These amounts will be assessed to the owners of parcels in
Apple Valley.
Recommendations: Council:
1. Adopt Draft Resolution A approving the final Engineer’s Report regarding
the Street and Storm Drain Maintenance District No. 01 (Apple Valley), and
the levy and collection of annual assessments related thereto for fiscal year
2020/2021.
Page 11 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 4 of 8
2. Adopt Draft Resolution B ordering the levy and collection of assessments
for fiscal year 2020/2021 for Street and Storm Drain Maintenance District
No. 01 (Apple Valley).
3. Adopt Draft Resolution C approving the final Engineer’s Report regarding
the Landscaping and Lighting District No. 01 (Apple Valley), and the levy
and collection of annual assessments related thereto in fiscal year
2020/2021.
4. Adopt Draft Resolution D ordering the levy and collection of assessments
for fiscal year 2020/2021 for Landscaping and Lighting District No. 01
(Apple Valley). [Administrative Services]
Administrative Services Director Rangel gave the presentation and answered questions
from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
MOTION: By Council Member Fonzi and seconded by Council Member
Newsom to:
1. Adopt Resolution No. 2020-037 approving the final Engineer’s
Report regarding the Street and Storm Drain Maintenance District
No. 01 (Apple Valley), and the levy and collection of annual
assessments related thereto for fiscal year 2020/2021.
2. Adopt Resolution No. 2020-038 ordering the levy and collection
of assessments for fiscal year 2020/2021 for Street and Storm
Drain Maintenance District No. 01 (Apple Valley).
3. Adopt Resolution No. 2020-039 approving the final Engineer’s
Report regarding the Landscaping and Lighting District No. 01
(Apple Valley), and the levy and collection of annual assessments
related thereto in fiscal year 2020/2021.
4. Adopt Resolution No. 2020-040 ordering the levy and collection
of assessments for fiscal year 2020/2021 for Landscaping and
Lighting District No. 01 (Apple Valley).
Motion passed 5:0 by a roll-call vote.
2. De Anza Estates Assessment Districts
Ex-Parte Communications:
Fiscal Impact: Annual assessments for 2020/2021 will total $30,562 for
road/drainage system maintenance and $15,875 for landscape and lighting
maintenance. These amounts will be assessed to the owners of parcels in De
Anza Estates. The City General Fund will contribute $1,400 for the fiscal year
2020/2021 for half of the maintenance costs of the trails and open space.
Recommendations: Council:
1. Adopt Draft Resolution A approving the final Engineer’s Report regarding
the Street and Storm Drain Maintenance District No. 03 (De Anza Estates),
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ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 5 of 8
and the levy and collection of annual assessments related thereto for fiscal
year 2020/2021.
2. Adopt Draft Resolution B ordering the levy and collection of assessments
for fiscal year 2020/2021 for Street and Storm Drain Maintenance District
No. 03 (De Anza Estates).
3. Adopt Draft Resolution C approving the final Engineer’s Report regarding
the Landscaping and Lighting District No. 03 (De Anza Estates), and the
levy and collection of annual assessments related thereto in fiscal year
2020/2021.
4. Adopt Draft Resolution D ordering the levy and collection of assessments
for fiscal year 2020/2021 for Landscaping and Lighting District No. 03
(De Anza Estates). [Administrative Services]
Administrative Services Director Rangel gave the presentation and answered questions
from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
MOTION: By Mayor Pro Tem Bourbeau and seconded by Council Member
Newsom to:
1. Adopt Resolution No. 2020-041 approving the final Engineer’s
Report regarding the Street and Storm Drain Maintenance District
No. 03 (De Anza Estates), and the levy and collection of annual
assessments related thereto for fiscal year 2020/2021.
2. Adopt Resolution No. 2020-042 ordering the levy and collection
of assessments for fiscal year 2020/2021 for Street and Storm
Drain Maintenance District No. 03 (De Anza Estates).
3. Adopt Resolution No. 2020-043 approving the final Engineer’s
Report regarding the Landscaping and Lighting District No. 03
(De Anza Estates), and the levy and collection of annual
assessments related thereto in fiscal year 2020/2021.
4. Adopt Resolution No. 2020-044 ordering the levy and collection
of assessments for fiscal year 2020/2021 for Landscaping and
Lighting District No. 03 (De Anza Estates).
Motion passed 5:0 by a roll-call vote.
3. Woodridge (Las Lomas) Assessment Districts
Ex-Parte Communications:
Fiscal Impact: Annual assessments for 2020/2021 will total $92,932 for
road/drainage system maintenance and $66,049 for landscape and lighting
maintenance. These amounts will be assessed to the owners of parcels in Las
Lomas (Woodridge). The City General Fund will contribute $1,850 for the fiscal
year 2020/2021 for 25% of the maintenance costs of the trails and open space.
Recommendations: Council:
1. Adopt Draft Resolution A approving the final Engineer’s Report regarding
the Street and Storm Drain Maintenance District No. 02 – Woodridge (Las
Page 13 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 6 of 8
Lomas), and the levy and collection of annual assessments related thereto
for Fiscal Year 2020/2021.
2. Adopt Draft Resolution B ordering the levy and collection of assessments
for Fiscal Year 2020/2021 for Street and Storm Drain Maintenance District
No. 02 – Woodridge (Las Lomas).
3. Adopt Draft Resolution C approving the final Engineer’s Report regarding
the Landscaping and Lighting District No. 02 – Woodridge (Las Lomas),
and the levy and collection of annual assessments related thereto in Fiscal
Year 2020/2021.
4. Adopt Draft Resolution D ordering the levy and co llection of assessments
for Fiscal Year 2020/2021 for Landscaping and Lighting District No. 02 –
Woodridge (Las Lomas). [Administrative Services]
Administrative Services Director Rangel gave the presentation and answered questions
from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Emails from the following citizens were read into the record by City Manager Rickard and IT
Manager Knight: Jerry and Cathy LeMoine, Gary Adams, Charlotte Adams, Joseph &
Beverly Hale, Arlene McRoberts, Ellen Woodhull, Maureen Montero and Terry Leigan
Mayor Moreno closed the Public Comment period.
MOTION: By Council Member Fonzi and seconded by Council Member
Newsom to:
1. Adopt Resolution No. 2020-045 approving the final Engineer’s
Report regarding the Street and Storm Drain Maintenance District
No. 02 – Woodridge (Las Lomas), and the levy and collection of
annual assessments related thereto for Fiscal Year 2020/2021.
2. Adopt Resolution No. 2020-046 ordering the levy and collection
of assessments for Fiscal Year 2020/2021 for Street and Storm
Drain Maintenance District No. 02 – Woodridge (Las Lomas).
3. Adopt Resolution No. 2020-047 approving the final Engineer’s
Report regarding the Landscaping and Lighting District No. 02 –
Woodridge (Las Lomas), and the levy and collection of annual
assessments related thereto in Fiscal Year 2020/2021.
4. Adopt Resolution No. 2020-048 ordering the levy and collection
of assessments for Fiscal Year 2020/2021 for Landscaping and
Lighting District No. 02 – Woodridge (Las Lomas).
Motion passed 5:0 by a roll-call vote.
Page 14 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 7 of 8
C. MANAGEMENT REPORTS:
1. Authorization for the Use of Inclusionary Housing Funds for Del Rio Ridge
Affordable Housing Project (Peoples’ Self-Help Housing)
Fiscal Impact: Peoples’ Self-Help Housing is requesting the allocation of
$400,000 from In Lieu Low/Moderate Income Housing Funds in the form of a
soft loan.
Recommendations: Council:
1. Direct the Director of Administrative Services to appropriate $400,000 of In
Lieu Low/Moderate Income Housing Funds for the Peoples’ Self -Help
Housing Del Rio Ridge Affordable Housing Project Loan.
2. Direct staff to bring back a loan agreement for Council approval at a
future date.
3. Authorize the City Manager to sign a letter of support or other necessary
documentation in support of the Peoples’ Self-Help Housing funding
application. [Community Development]
Community Services Director Dunsmore gave the presentation answered questions from
the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: John Fowler, Morgan Benevedo and Tori Keen
Mayor Moreno closed the Public Comment period.
MOTION: By Mayor Pro Tem Bourbeau seconded by Council Member Fonzi to:
1. Direct the Director of Administrative Services to appropriate
$400,000 of In Lieu Low/Moderate Income Housing Funds for the
Peoples’ Self-Help Housing Del Rio Ridge Affordable Housing
Project Loan.
2. Direct staff to bring back a loan agreement for Council approval
at a future date which will include:
A requirement for People’s Self Help Housing to provide
onsite management
A requirement that People’s Self Help Housing remain as
the owner during the course of the loan
An affordability covenant
3. Authorize the City Manager to sign a letter of support or other
necessary documentation in support of the Peoples’ Self-Help
Housing funding application.
Motion passed 5:0 by a roll-call vote.
D. DISCUSSION ITEM: Discussion of COVID 19 issues including oral updates by Mayor
Moreno and City Manager Rickard, questions by City Council, public comment and
comments by City Council.
1. Coronavirus (COVID-19) update – Mayor Moreno
2. Coronavirus (COVID-19) update – City Manager Rickard
Page 15 of 210
ITEM NUMBER: A-1
DATE: 06/23/20
Atascadero City Council
June 9, 2020
Page 8 of 8
City Manager Rickard provided updates on Coronavirus (COVID -19) and answered
questions from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
E. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS:
The following Council Members made brief announcements and gave brief update reports
on their committees since their last Council meeting:
Mayor Moreno
1. Economic Vitality Corporation, Board of Directors (EVC)
2. SLO Council of Governments (SLOCOG)
Council Member Fonzi
1. Air Pollution Control District
Council Member Funk
1. Homeless Services Oversight Council
Council Member Newsom
1. City of Atascadero Design Review Committee
F. INDIVIDUAL DETERMINATION AND / OR ACTION:
City Manager Rickard advised that the next City Council meeting on June 23rd will be both
in person (with limited seating) and available by phone and webinar.
G. ADJOURN
Mayor Moreno adjourned the meeting a t 8:25 p.m.
MINUTES PREPARED BY:
______________________________________
Amanda Muther
Deputy City Clerk
APPROVED:
Page 16 of 210
ITEM NUMBER: A-2DATE: 06/23/20Page 17 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
3662 05/01/2020 STATE DISBURSEMENT UNIT 209.54Payroll Vendor Payment
3663 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 22,248.41Payroll Vendor Payment
3664 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 34,201.81Payroll Vendor Payment
3665 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 1,688.93Payroll Vendor Payment
3666 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 2,093.58Payroll Vendor Payment
3667 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 2,908.84Payroll Vendor Payment
3668 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 4,566.43Payroll Vendor Payment
3669 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 6,528.58Payroll Vendor Payment
3670 05/01/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 11,986.60Payroll Vendor Payment
164173 05/04/2020 ANTHEM BLUE CROSS HEALTH 184,542.58Payroll Vendor Payment
164174 05/04/2020 LINCOLN NATIONAL LIFE INS CO 1,683.88Payroll Vendor Payment
164175 05/04/2020 MEDICAL EYE SERVICES 1,745.50Payroll Vendor Payment
164176 05/04/2020 PREFERRED BENEFITS INSURANCE 8,651.50Payroll Vendor Payment
3671 05/05/2020 RABOBANK, N.A.46,089.19Payroll Vendor Payment
3672 05/05/2020 EMPLOYMENT DEV DEPARTMENT 13,234.30Payroll Vendor Payment
3673 05/05/2020 EMPLOYMENT DEV. DEPARTMENT 2,168.86Payroll Vendor Payment
164177 05/08/2020 A & R CONSTRUCTION 3,400.00Accounts Payable Check
164178 05/08/2020 ACTIVE NETWORK, LLC 2,235.07Accounts Payable Check
164179 05/08/2020 AIR-LEFT REFRIGERATION & HEATI 200.00Accounts Payable Check
164180 05/08/2020 ALL SIGNS AND GRAPHICS 60.00Accounts Payable Check
164181 05/08/2020 JENELL ALLEN 21.50Accounts Payable Check
164182 05/08/2020 ALLIANCE READY MIX, INC.890.38Accounts Payable Check
164183 05/08/2020 ALLIGARE, LLC.10,344.00Accounts Payable Check
164184 05/08/2020 ALPHA ELECTRIC SERVICE 2,390.00Accounts Payable Check
164185 05/08/2020 ALTHOUSE & MEADE, INC.465.00Accounts Payable Check
164186 05/08/2020 AMERICAN WEST TIRE & AUTO INC 3,662.75Accounts Payable Check
164187 05/08/2020 ASSOCIATED TRAFFIC SAFETY, INC 1,500.00Accounts Payable Check
164188 05/08/2020 AT&T 191.29Accounts Payable Check
164189 05/08/2020 AT&T 696.09Accounts Payable Check
164190 05/08/2020 ATASCADERO HAY & FEED 617.57Accounts Payable Check
164192 05/08/2020 ATASCADERO MUTUAL WATER CO.5,709.30Accounts Payable Check
164193 05/08/2020 BROOKE AUSTIN 40.50Accounts Payable Check
164194 05/08/2020 AVILA TRAFFIC SAFETY 5,077.50Accounts Payable Check
164195 05/08/2020 TERRIE BANISH 25.00Accounts Payable Check
164196 05/08/2020 COLLEEN BARNETT 83.00Accounts Payable Check
164197 05/08/2020 BASSETT'S CRICKET RANCH,INC.520.80Accounts Payable Check
164198 05/08/2020 ROCKLAND BENTLEY 166.00Accounts Payable Check
164199 05/08/2020 GRACE BERG 83.00Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 18 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164200 05/08/2020 TIM BERGET 23.65Accounts Payable Check
164201 05/08/2020 KEITH R. BERGHER 33.75Accounts Payable Check
164202 05/08/2020 BERRY MAN, INC.396.53Accounts Payable Check
164203 05/08/2020 PAM BROWN 21.50Accounts Payable Check
164204 05/08/2020 BURKE,WILLIAMS, & SORENSON LLP 20,000.00Accounts Payable Check
164205 05/08/2020 BURT INDUSTRIAL SUPPLY 741.41Accounts Payable Check
164206 05/08/2020 CA DEPT OF FISH & WILDLIFE 1,526.00Accounts Payable Check
164207 05/08/2020 CARISSA CAIN 83.00Accounts Payable Check
164208 05/08/2020 TAMARA CARLISLE 83.00Accounts Payable Check
164209 05/08/2020 CARQUEST OF ATASCADERO 349.75Accounts Payable Check
164210 05/08/2020 MACCI CASIDA 83.00Accounts Payable Check
164211 05/08/2020 JASON CHANCE 32.50Accounts Payable Check
164212 05/08/2020 CHARTER COMMUNICATIONS 1,392.52Accounts Payable Check
164213 05/08/2020 TAMMY CHERBINSKY 21.50Accounts Payable Check
164214 05/08/2020 COASTAL COPY, INC.198.03Accounts Payable Check
164215 05/08/2020 COASTAL REPROGRAPHIC SERVICES 465.48Accounts Payable Check
164216 05/08/2020 TRACEY COLLIER 47.20Accounts Payable Check
164217 05/08/2020 MELANIE CONRAD 83.00Accounts Payable Check
164218 05/08/2020 CHANEL COOPER 83.00Accounts Payable Check
164219 05/08/2020 DANETTE CORDERO 83.00Accounts Payable Check
164220 05/08/2020 COUNTY OF SAN LUIS OBISPO 3,500.00Accounts Payable Check
164221 05/08/2020 DOUGLAS CRAPO 83.00Accounts Payable Check
164222 05/08/2020 NICHOLAS DEBAR 300.00Accounts Payable Check
164223 05/08/2020 MATT DEFRAGA 47.20Accounts Payable Check
164224 05/08/2020 DEPARTMENT OF JUSTICE 273.00Accounts Payable Check
164225 05/08/2020 DEPARTMENT OF TRANSPORTATION 7,612.13Accounts Payable Check
164226 05/08/2020 DRIVE CUSTOMS 165.00Accounts Payable Check
164227 05/08/2020 PHILIP DUNSMORE 300.00Accounts Payable Check
164228 05/08/2020 EIKHOF DESIGN GROUP, INC.1,960.00Accounts Payable Check
164229 05/08/2020 ELECTRICRAFT, INC.4,012.24Accounts Payable Check
164230 05/08/2020 DAVID ELMORE 83.00Accounts Payable Check
164231 05/08/2020 ANNMARIE FALK 83.00Accounts Payable Check
164232 05/08/2020 FARM SUPPLY COMPANY 343.16Accounts Payable Check
164233 05/08/2020 FASTENAL COMPANY 737.66Accounts Payable Check
164234 05/08/2020 FENCE FACTORY ATASCADERO 150.78Accounts Payable Check
164235 05/08/2020 AMANDA FERRELL 21.50Accounts Payable Check
164236 05/08/2020 FGL ENVIRONMENTAL 110.00Accounts Payable Check
164237 05/08/2020 CAITLIN FOWLER 83.00Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 19 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164238 05/08/2020 MARIE FRAZIER-WILSON 166.00Accounts Payable Check
164239 05/08/2020 RUDY GARCIA 17.50Accounts Payable Check
164240 05/08/2020 GAS COMPANY 615.93Accounts Payable Check
164241 05/08/2020 KELLY GLEASON 120.80Accounts Payable Check
164242 05/08/2020 GMV SYNCROMATICS 9,500.00Accounts Payable Check
164243 05/08/2020 KAITLYN HANLEY 83.00Accounts Payable Check
164244 05/08/2020 HART IMPRESSIONS PRINTING 53.88Accounts Payable Check
164245 05/08/2020 LAURA HASCH 21.50Accounts Payable Check
164246 05/08/2020 SCOTT HEAD 166.00Accounts Payable Check
164247 05/08/2020 HEADSETS PLUS 3,604.96Accounts Payable Check
164248 05/08/2020 KARINA HENDRICKS 83.00Accounts Payable Check
164249 05/08/2020 BECKY HERZIG 83.00Accounts Payable Check
164250 05/08/2020 JASON HOLLAND 83.00Accounts Payable Check
164251 05/08/2020 JASON HOLZER 83.00Accounts Payable Check
164252 05/08/2020 HOME DEPOT CREDIT SERVICES 1,750.13Accounts Payable Check
164253 05/08/2020 DANIELLE HUBBS 83.00Accounts Payable Check
164254 05/08/2020 INFORMATION TECHNOLOGY 2,352.60Accounts Payable Check
164255 05/08/2020 IRON MOUNTAIN RECORDS MGMNT 119.04Accounts Payable Check
164256 05/08/2020 ACACIA JACKSON 83.00Accounts Payable Check
164257 05/08/2020 MILLIISSA JOHNSON 83.00Accounts Payable Check
164258 05/08/2020 NICOLE JOHNSON 40.00Accounts Payable Check
164259 05/08/2020 MEGAN JOHNSTON 83.00Accounts Payable Check
164260 05/08/2020 JULIA JONES 83.00Accounts Payable Check
164261 05/08/2020 NATE KENYON 83.00Accounts Payable Check
164262 05/08/2020 HYEMI KO 41.65Accounts Payable Check
164263 05/08/2020 RACHEL KOENIG 83.00Accounts Payable Check
164264 05/08/2020 DARCY KRISTY 83.00Accounts Payable Check
164265 05/08/2020 KRITZ EXCAVATING & TRUCKNG INC 513.48Accounts Payable Check
164266 05/08/2020 KW CONSTRUCTION 6,130.00Accounts Payable Check
164267 05/08/2020 LAYNE LABORATORIES, INC.1,643.19Accounts Payable Check
164268 05/08/2020 LEE WILSON ELECTRIC CO. INC 3,488.00Accounts Payable Check
164269 05/08/2020 MICHELLE LEE 83.00Accounts Payable Check
164270 05/08/2020 DEBI LEWIS 83.30Accounts Payable Check
164271 05/08/2020 LIFE ASSIST, INC.460.30Accounts Payable Check
164272 05/08/2020 GARY V. MADGETT 1,700.00Accounts Payable Check
164273 05/08/2020 MADRONE LANDSCAPES, INC.394.00Accounts Payable Check
164274 05/08/2020 MAINLINE UTILITY CO.2,075.00Accounts Payable Check
164275 05/08/2020 RICHARD C. MARTIN 83.00Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 20 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164276 05/08/2020 ANA MARTINO 21.50Accounts Payable Check
164277 05/08/2020 MCGAUGHEY CHIROPRACTIC 200.00Accounts Payable Check
164278 05/08/2020 AMBER MCGAUGHEY 83.00Accounts Payable Check
164279 05/08/2020 CAROLYN MCGAUGHEY 83.00Accounts Payable Check
164280 05/08/2020 COURTNEY MCKEEVER 83.00Accounts Payable Check
164281 05/08/2020 CHERIE MCKINLEY 83.00Accounts Payable Check
164282 05/08/2020 MCMASTER-CARR SUPPLY CO.238.41Accounts Payable Check
164283 05/08/2020 MEDPOST URGENT CARE-ATASCADERO 20.00Accounts Payable Check
164284 05/08/2020 MEYER TREE CONSULTING 617.50Accounts Payable Check
164285 05/08/2020 MICHAEL K. NUNLEY & ASSC, INC.575.65Accounts Payable Check
164286 05/08/2020 MID-COAST MOWER & SAW, INC.654.18Accounts Payable Check
164287 05/08/2020 MID-STATE CONCRETE PRODUCTS 2,758.36Accounts Payable Check
164288 05/08/2020 CHRIS MIKALAUSKAS 83.00Accounts Payable Check
164289 05/08/2020 MIKE DEAN'S MOBILE AUTO REPAIR 36.75Accounts Payable Check
164290 05/08/2020 MINER'S ACE HARDWARE 362.15Accounts Payable Check
164291 05/08/2020 MISSION UNIFORM SERVICE 267.96Accounts Payable Check
164292 05/08/2020 SARAH MONTAGUE 83.00Accounts Payable Check
164293 05/08/2020 MOSS, LEVY, & HARTZHEIM LLP 950.00Accounts Payable Check
164294 05/08/2020 MUFG UNION BANK, N.A.2,992.00Accounts Payable Check
164295 05/08/2020 DYLAN MUSIAL 83.00Accounts Payable Check
164296 05/08/2020 MV TRANSPORTATION, INC.6,321.44Accounts Payable Check
164297 05/08/2020 YASMIN NASON 292.00Accounts Payable Check
164298 05/08/2020 JAMIE NEUTILL 83.00Accounts Payable Check
164299 05/08/2020 LUKE NEWLON 83.00Accounts Payable Check
164300 05/08/2020 NEWTON CONSTRUCTION & MGMT INC 134,570.83Accounts Payable Check
164301 05/08/2020 ERIN NICHOLS 92.00Accounts Payable Check
164302 05/08/2020 NORTH COAST ENGINEERING INC.661.50Accounts Payable Check
164303 05/08/2020 NUTRIEN AG SOLUTIONS, INC.1,968.03Accounts Payable Check
164304 05/08/2020 CANDACE OESTREICH 21.50Accounts Payable Check
164305 05/08/2020 OFFICE DEPOT INC.195.97Accounts Payable Check
164306 05/08/2020 O'REILLY AUTOMOTIVE, INC.7.53Accounts Payable Check
164307 05/08/2020 TARA ORLICK 40.25Accounts Payable Check
164309 05/08/2020 PACIFIC GAS AND ELECTRIC 23,643.96Accounts Payable Check
164310 05/08/2020 PACIFIC GAS AND ELECTRIC 3,548.05Accounts Payable Check
164311 05/08/2020 PAPICH CONSTRUCTION CO., INC.358,217.77Accounts Payable Check
164312 05/08/2020 CHERYL PARMANN 32.50Accounts Payable Check
164313 05/08/2020 RUTH PEAIRS 17.50Accounts Payable Check
164314 05/08/2020 MELISSA PECOT 83.00Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 21 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164315 05/08/2020 JASON PERRY 83.00Accounts Payable Check
164316 05/08/2020 PERRY'S PARCEL & GIFT 90.00Accounts Payable Check
164317 05/08/2020 STACEY PHILLIPS 23.65Accounts Payable Check
164318 05/08/2020 ELIZABETH PIWOWARSKI 166.00Accounts Payable Check
164319 05/08/2020 KELLY MYER POLACEK 132.20Accounts Payable Check
164320 05/08/2020 YOLANDA PORRAS 83.00Accounts Payable Check
164321 05/08/2020 PRAXAIR DISTRIBUTION, INC.263.15Accounts Payable Check
164322 05/08/2020 PRO TOW 290.00Accounts Payable Check
164323 05/08/2020 PROCARE JANITORIAL SUPPLY,INC.731.26Accounts Payable Check
164324 05/08/2020 LUCINE PULLEN 41.50Accounts Payable Check
164325 05/08/2020 QUALITY CODE PUBLISHING 3,034.10Accounts Payable Check
164326 05/08/2020 SEAN QUINN 83.00Accounts Payable Check
164327 05/08/2020 INGRID AVILA QUIROS 21.50Accounts Payable Check
164328 05/08/2020 RAINBOW TREATS AND CATERING 195.00Accounts Payable Check
164329 05/08/2020 RAINSCAPE, A LANDSCAPE SVC CO.350.00Accounts Payable Check
164330 05/08/2020 JERI RANGEL 300.00Accounts Payable Check
164331 05/08/2020 READYREFRESH BY NESTLE 277.11Accounts Payable Check
164332 05/08/2020 JASON RICE 166.00Accounts Payable Check
164333 05/08/2020 RACHELLE RICKARD 500.00Accounts Payable Check
164334 05/08/2020 SAMUEL RODRIGUEZ 32.50Accounts Payable Check
164335 05/08/2020 SAN LUIS CUSTOMS, INC.1,776.39Accounts Payable Check
164336 05/08/2020 ROMILDO SCOLARI 83.00Accounts Payable Check
164337 05/08/2020 LISA SELL 83.00Accounts Payable Check
164338 05/08/2020 ERIN SHOEBRIDGE 83.00Accounts Payable Check
164339 05/08/2020 SHANNON SIMS 92.00Accounts Payable Check
164340 05/08/2020 HEIDI SINKOVICH 83.00Accounts Payable Check
164341 05/08/2020 JAMES SMITH 83.00Accounts Payable Check
164342 05/08/2020 MARY P. SMITH 2,377.98Accounts Payable Check
164343 05/08/2020 DAVID SOLIS 83.00Accounts Payable Check
164344 05/08/2020 SOUZA CONSTRUCTION, INC.237,403.38Accounts Payable Check
164345 05/08/2020 STANLEY CONVERGENT SECURITY 989.02Accounts Payable Check
164346 05/08/2020 STATEWIDE TRAFFIC SAFETY&SIGNS 592.62Accounts Payable Check
164347 05/08/2020 HEATHER TARANGO 83.00Accounts Payable Check
164348 05/08/2020 TERRA VERDE ENVIRONMENTAL CONS 831.25Accounts Payable Check
164349 05/08/2020 TESCO CONTROLS, INC.9,394.34Accounts Payable Check
164350 05/08/2020 HOLLY TWEEDY 83.00Accounts Payable Check
164353 05/08/2020 U.S. BANK 50,827.12Accounts Payable Check
164354 05/08/2020 ULTREX BUSINESS PRODUCTS 28.22Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 22 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164355 05/08/2020 ULTREX LEASING 260.76Accounts Payable Check
164356 05/08/2020 USA BLUE BOOK 295.80Accounts Payable Check
164357 05/08/2020 VAN BEURDEN INSURANCE SVC, INC 6,518.17Accounts Payable Check
164358 05/08/2020 SHARON VAUGHAN 83.00Accounts Payable Check
164359 05/08/2020 VERIZON WIRELESS 3,319.61Accounts Payable Check
164360 05/08/2020 VIA BUSINESS CENTER, LLC 1,800.00Accounts Payable Check
164361 05/08/2020 DUSTIN VIRGIL 83.00Accounts Payable Check
164362 05/08/2020 WALLACE GROUP 4,509.70Accounts Payable Check
164363 05/08/2020 WALSH ENGINEERING 4,510.00Accounts Payable Check
164364 05/08/2020 WEX BANK - 76 UNIVERSL 7,391.42Accounts Payable Check
164365 05/08/2020 WEX BANK - WEX FLEET UNIVERSAL 4,606.20Accounts Payable Check
164366 05/08/2020 CHAD WHITAKER 92.00Accounts Payable Check
164367 05/08/2020 IAN WILKINSON 83.00Accounts Payable Check
164368 05/08/2020 HILARY WILLIAMS 83.00Accounts Payable Check
164369 05/08/2020 SAMANTHA WOUTERS 83.00Accounts Payable Check
164370 05/08/2020 ZONEHAVEN, INC.9,100.00Accounts Payable Check
164371 05/08/2020 ZOOM IMAGING SOLUTIONS, INC.947.54Accounts Payable Check
164372 05/08/2020 AMANDA ZURCHER 83.00Accounts Payable Check
3674 05/14/2020 ANTHEM BLUE CROSS HSA 8,296.61Payroll Vendor Payment
164373 05/14/2020 ATASCADERO MID MGRS ORG UNION 80.00Payroll Vendor Payment
164374 05/14/2020 ATASCADERO POLICE OFFICERS 1,858.00Payroll Vendor Payment
164375 05/14/2020 ATASCADERO PROF. FIREFIGHTERS 1,176.50Payroll Vendor Payment
164376 05/14/2020 MASS MUTUAL WORKPLACE SOLUTION 6,940.76Payroll Vendor Payment
164377 05/14/2020 NATIONWIDE RETIREMENT SOLUTION 96.20Payroll Vendor Payment
164378 05/14/2020 NAVIA BENEFIT SOLUTIONS 1,600.88Payroll Vendor Payment
164379 05/14/2020 SEIU LOCAL 620 876.11Payroll Vendor Payment
164380 05/14/2020 VANTAGEPOINT TRNSFR AGT 106099 357.85Payroll Vendor Payment
164381 05/14/2020 VANTAGEPOINT TRNSFR AGT 304633 4,367.54Payroll Vendor Payment
164382 05/14/2020 VANTAGEPOINT TRNSFR AGT 706276 296.00Payroll Vendor Payment
3675 05/15/2020 STATE DISBURSEMENT UNIT 209.54Payroll Vendor Payment
3676 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 22,840.22Payroll Vendor Payment
3677 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 37,380.80Payroll Vendor Payment
3678 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 1,800.47Payroll Vendor Payment
3679 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 2,093.58Payroll Vendor Payment
3680 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 2,958.86Payroll Vendor Payment
3681 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 4,956.54Payroll Vendor Payment
3682 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 6,796.03Payroll Vendor Payment
3683 05/15/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 12,351.88Payroll Vendor Payment
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 23 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
3684 05/19/2020 RABOBANK, N.A.48,771.08Payroll Vendor Payment
3685 05/19/2020 EMPLOYMENT DEV DEPARTMENT 14,367.55Payroll Vendor Payment
3686 05/19/2020 EMPLOYMENT DEV. DEPARTMENT 2,255.96Payroll Vendor Payment
164383 05/22/2020 AIRFLOW FILTER SERVICE, INC.75.36Accounts Payable Check
164384 05/22/2020 ALTHOUSE & MEADE, INC.1,163.75Accounts Payable Check
164386 05/22/2020 AT&T 940.72Accounts Payable Check
164387 05/22/2020 AT&T 326.94Accounts Payable Check
164388 05/22/2020 ATASCADERO HAY & FEED 1,166.95Accounts Payable Check
164389 05/22/2020 BASSETT'S CRICKET RANCH,INC.598.40Accounts Payable Check
164390 05/22/2020 JOSE R. BENITEZ 470.00Accounts Payable Check
164391 05/22/2020 BERRY MAN, INC.904.05Accounts Payable Check
164392 05/22/2020 TESSA BETZ 50.70Accounts Payable Check
164393 05/22/2020 BREZDEN PEST CONTROL, INC.155.00Accounts Payable Check
164394 05/22/2020 BUREAU VERITAS NORTH AMERICA 3,340.55Accounts Payable Check
164395 05/22/2020 BURKE,WILLIAMS, & SORENSON LLP 748.00Accounts Payable Check
164396 05/22/2020 SALLI BUSHMAN 46.50Accounts Payable Check
164397 05/22/2020 CARQUEST OF ATASCADERO 39.52Accounts Payable Check
164398 05/22/2020 VICTORIA CARRANZA 132.00Accounts Payable Check
164399 05/22/2020 CARROLL BUILDING COMPANY 439.00Accounts Payable Check
164400 05/22/2020 CENTRAL NEBRASKA PACKING, INC.10,807.33Accounts Payable Check
164401 05/22/2020 CHARTER COMMUNICATIONS 141.79Accounts Payable Check
164402 05/22/2020 COBAN TECHNOLOGIES, INC.6,415.00Accounts Payable Check
164403 05/22/2020 CREWSENSE, LLC 93.36Accounts Payable Check
164404 05/22/2020 CRYSTAL SPRINGS WATER 20.00Accounts Payable Check
164405 05/22/2020 CULLIGAN/CENTRAL COAST WTR TRT 70.00Accounts Payable Check
164406 05/22/2020 DEPARTMENT OF JUSTICE 196.00Accounts Payable Check
164407 05/22/2020 DOCUTEAM 134.47Accounts Payable Check
164408 05/22/2020 FAILSAFE TESTING, LLC 700.00Accounts Payable Check
164409 05/22/2020 FERRELL'S AUTO REPAIR 304.75Accounts Payable Check
164410 05/22/2020 GAS COMPANY 483.39Accounts Payable Check
164411 05/22/2020 GOLDING CONCRETE SAWING 400.00Accounts Payable Check
164412 05/22/2020 HANSEN BRO'S CUSTOM FARMING 10,528.00Accounts Payable Check
164413 05/22/2020 HART IMPRESSIONS PRINTING 1,225.55Accounts Payable Check
164414 05/22/2020 J. CARROLL CORPORATION 279.67Accounts Payable Check
164415 05/22/2020 JK'S UNLIMITED, INC.12,082.02Accounts Payable Check
164416 05/22/2020 JOSEPH DAVIS PLUMBING 1,500.00Accounts Payable Check
164417 05/22/2020 KPRL 1230 AM 320.00Accounts Payable Check
164418 05/22/2020 LEE WILSON ELECTRIC CO. INC 1,668.00Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 24 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164419 05/22/2020 LENOVO (UNITED STATES) INC.8,444.37Accounts Payable Check
164420 05/22/2020 LIFE ASSIST, INC.1,131.42Accounts Payable Check
164421 05/22/2020 JEANNIE MALIK 250.00Accounts Payable Check
164422 05/22/2020 MARBORG INDUSTRIES 197.74Accounts Payable Check
164423 05/22/2020 MID COAST VOLLEYBALL 1,620.00Accounts Payable Check
164424 05/22/2020 MID-COAST GEOTECHNICAL, INC.100.00Accounts Payable Check
164425 05/22/2020 MID-COAST MOWER & SAW, INC.86.97Accounts Payable Check
164426 05/22/2020 MIG 10,898.75Accounts Payable Check
164427 05/22/2020 MINER'S ACE HARDWARE 1,049.30Accounts Payable Check
164429 05/22/2020 MISSION UNIFORM SERVICE 491.34Accounts Payable Check
164430 05/22/2020 MOSSBERG & COMPANY, INC.1,006.00Accounts Payable Check
164431 05/22/2020 MWI ANIMAL HEALTH 432.20Accounts Payable Check
164432 05/22/2020 OFFICE DEPOT INC.533.41Accounts Payable Check
164433 05/22/2020 PACIFIC GAS AND ELECTRIC 23,750.40Accounts Payable Check
164434 05/22/2020 PEAKWIFI, LLC 650.00Accounts Payable Check
164435 05/22/2020 PERRY'S PARCEL & GIFT 70.64Accounts Payable Check
164436 05/22/2020 PROCARE JANITORIAL SUPPLY,INC.703.20Accounts Payable Check
164437 05/22/2020 PROFESSIONAL AUTOMOTIVE 61.90Accounts Payable Check
164438 05/22/2020 SHIRLEY L. RADCLIFF-BRUTON 50.40Accounts Payable Check
164439 05/22/2020 RAINSCAPE, A LANDSCAPE SVC CO.11,686.64Accounts Payable Check
164440 05/22/2020 MARIE RAMEY 59.00Accounts Payable Check
164441 05/22/2020 RAVATT,ALBRECHT, & ASSC.,INC.220.00Accounts Payable Check
164442 05/22/2020 READYREFRESH BY NESTLE 148.25Accounts Payable Check
164443 05/22/2020 REPUBLIC ELEVATOR COMPANY 443.89Accounts Payable Check
164444 05/22/2020 RICK ENGINEERING COMPANY 19,333.24Accounts Payable Check
164445 05/22/2020 SAM'S TREE 805, INC.400.00Accounts Payable Check
164446 05/22/2020 SERVPRO OF E FULLERTON/PLACENT 604.58Accounts Payable Check
164447 05/22/2020 THE SHERWIN-WILLIAMS COMPANY 55.80Accounts Payable Check
164448 05/22/2020 SLO COUNTY HEALTH AGENCY 74,320.25Accounts Payable Check
164449 05/22/2020 MARY P. SMITH 781.20Accounts Payable Check
164450 05/22/2020 SOUTH COAST EMERGENCY VEH SVC 1,189.65Accounts Payable Check
164451 05/22/2020 SPEAKWRITE, LLC.520.19Accounts Payable Check
164452 05/22/2020 SPECIALIZED EQUIPMENT REPAIR 2,466.20Accounts Payable Check
164453 05/22/2020 STATEWIDE TRAFFIC SAFETY&SIGNS 584.92Accounts Payable Check
164454 05/22/2020 SUNLIGHT JANITORIAL, INC.1,700.00Accounts Payable Check
164455 05/22/2020 SUNSET SERVICE CENTER 1,655.61Accounts Payable Check
164456 05/22/2020 JOGENA THOMAS 71.00Accounts Payable Check
164457 05/22/2020 THOMSON REUTERS - WEST 404.49Accounts Payable Check
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 25 of 210
Check
Number
Check
Date Vendor Description Amount
City of Atascadero
Disbursement Listing
For the Month of May 2020
164458 05/22/2020 TRAILER BARN, INC.1,996.35Accounts Payable Check
164459 05/22/2020 TREE OF LIFE 64.00Accounts Payable Check
164460 05/22/2020 THE TRIBUNE 1,136.19Accounts Payable Check
164461 05/22/2020 STEPHANIE ULIBARRI 57.00Accounts Payable Check
164462 05/22/2020 VERDIN 4,469.40Accounts Payable Check
164463 05/22/2020 VERIZON WIRELESS 465.66Accounts Payable Check
164464 05/22/2020 VISIT SLO CAL 24,119.80Accounts Payable Check
164465 05/22/2020 WESTERN JANITOR SUPPLY 148.01Accounts Payable Check
164466 05/22/2020 WHITLOCK & WEINBERGER TRANS.2,968.75Accounts Payable Check
164467 05/22/2020 MERISSA WOOD 52.00Accounts Payable Check
164468 05/22/2020 WOOLERY, JONATHAN 759.00Accounts Payable Check
3687 05/28/2020 ANTHEM BLUE CROSS HSA 8,516.61Payroll Vendor Payment
164469 05/28/2020 ATASCADERO MID MGRS ORG UNION 80.00Payroll Vendor Payment
164470 05/28/2020 ATASCADERO POLICE OFFICERS 1,858.00Payroll Vendor Payment
164471 05/28/2020 ATASCADERO PROF. FIREFIGHTERS 1,176.50Payroll Vendor Payment
164472 05/28/2020 ICMA-RC 125.00Payroll Vendor Payment
164473 05/28/2020 MASS MUTUAL WORKPLACE SOLUTION 6,933.88Payroll Vendor Payment
164474 05/28/2020 NATIONWIDE RETIREMENT SOLUTION 115.75Payroll Vendor Payment
164475 05/28/2020 NAVIA BENEFIT SOLUTIONS 1,600.88Payroll Vendor Payment
164476 05/28/2020 SEIU LOCAL 620 860.36Payroll Vendor Payment
164477 05/28/2020 VANTAGEPOINT TRNSFR AGT 106099 357.85Payroll Vendor Payment
164478 05/28/2020 VANTAGEPOINT TRNSFR AGT 304633 4,432.54Payroll Vendor Payment
164479 05/28/2020 VANTAGEPOINT TRNSFR AGT 706276 296.00Payroll Vendor Payment
3688 05/29/2020 STATE DISBURSEMENT UNIT 209.54Payroll Vendor Payment
3689 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 22,840.22Payroll Vendor Payment
3690 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 34,369.89Payroll Vendor Payment
3691 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 1,688.93Payroll Vendor Payment
3692 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 1,868.50Payroll Vendor Payment
3693 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 2,958.86Payroll Vendor Payment
3694 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 4,602.36Payroll Vendor Payment
3695 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 7,071.34Payroll Vendor Payment
3696 05/29/2020 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM 11,907.16Payroll Vendor Payment
$1,919,660.82
ITEM NUMBER: A-2
DATE: 06/23/20
ATTACHMENT: 1
Page 26 of 210
ITEM NUMBER: A-3
DATE: 06/23/20
Atascadero City Council
Staff Report – Community Development Department
Alcoholic Beverage Control (ABC) License
for a Beer Garden and Bottle Shop at 6090 El Camino Real
(Type 40 License)
(USE 20-0049)
(Request to approve an on- sale beer and wine for public premises
Alcohol Beverage Control license application)
RECOMMENDATION:
Council adopt Draft Resolution finding that a public convenience would be served by
allowing the issuance of a Type 40 ABC, On-Sale Beer for Public Premises License
for Ancient Owl, a beer garden and bottle shop located in a new development at 6090
El Camino Real.
DISCUSSION:
The applicant, Marcin Andruszkiewics, has applied for a Type 40 license through the
Department of Alcohol Beverage Control (ABC). The proposed business would be a local
bar offering an outdoor beer garden in the downtown adjacent to Colony Market and Deli.
Per ABC requirements, beer (but not wine or distilled spirits) can be sold for on-site or off-
site consumption. Full meals are not required but sandwiches or snacks must be
available. Minors will be allowed on the premises.
The site is zoned Downtown Commercial (DC) within the Downtown General Plan Land
Use Designation. The project was reviewed by the Design review Committee and building
permits are in process. Bars and taverns are allowed in the Downtown Commercial zoning
district. The current proposal complies with all applicable zoning requirements.
Section 23958.4 of the Alcoholic Beverage Control Act requires the local governing body
to determine that an ABC license will serve a public convenience or necessity when there
is an “Undue Concentration” of liquor licenses within the impacted census tract. The subject
parcel is located in census tract 125.02 where 13 on-sale licenses (including License Type
40) are permitted. There are currently 23 such licenses active in the census tract.
Therefore, Council review is required prior to adding any additional licenses to the area.
The Atascadero Police Department has determined that the impact to public safety would
be negligible based on the consideration of the physical location of the current
Page 27 of 210
ITEM NUMBER: A-3
DATE: 06/23/20
establishment and does not have concerns or opposition regarding the issuance of an
additional Type 40 license at this location. In addition, Planning Staff has reviewed the
request to determine that approval of this application, or conditional approval, would not
have significant negative impacts on the downtown and that the business will be
compatible with the character of the downtown. The proposed business meets all
applicable standards of the zoning ordinance.
FISCAL IMPACT:
Slight positive fiscal impact expected from increased sales tax.
ATTACHMENTS:
1. Draft Resolution
2. Location Map
3. Zoning Map
4. Census Tract 125.02 Map
Page 28 of 210
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
06/23/20
1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, FINDING THAT A
PUBLIC CONVENIENCE WILL BE SERVED BY ALLOWING THE
ISSUANCE OF A TYPE 40 ABC, ON-SALE BEER FOR PUBLIC
PREMISES LICENSE, AT 6090 EL CAMINO REAL STE. C
ANDRUSZKIEWICS / ANCIENT OWL BEER GARDEN
(APN 030-191-021)
WHEREAS, an application has been received from Z Villages Management and
Development (6100 El Camino Real Ste. C, Atascadero, CA 93422), Property Owner; and Marcin
Andruszkiewics dba Ancient Owl Beer Garden & Bottle Shoppe LLC (924 Sycamore Canyon
Road, Paso Robles, CA 93446), Applicant; to request that the City Council make a finding of
public convenience or necessity to allow the Department of Alcohol Beverage Control (ABC) to
issue a Type 40 on sale beer– public premises license at 6090 El Camino Real Ste. C (APN 030-
191-021); and
WHEREAS, the sites current General Plan Designation is D (Downtown); and
WHEREAS, the sites current Zoning Designation is DC (Downtown Commercial); and
WHEREAS, bars and taverns are allowed in the Downtown Commercial Zoning District;
and
WHEREAS, the Atascadero Police Department has reviewed the application and does not
foresee any significant public safety issue related to the requested license; and
WHEREAS, the license is requested at a site that is located approximately 870 feet from
public school property; and
WHEREAS, the City Council of the City of Atascadero considered the requested
application at a public meeting on June 23, 2020.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. The foregoing recitals are true and correct and the City Council so finds and
determines.
SECTION 2. A public convenience will be served by the issuance of a Type 40 ABC,
On-Sale Beer for Public Premises license to Marcin Andruszkiewics dba Ancient Owl Beer Garden
& Bottle Shoppe LLC at 6090 El Camino Real Ste. C.
Page 29 of 210
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
06/23/20
1
PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day
of_________, 2019.
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:
ABSTAIN:
CITY OF ATASCADERO
______________________________
Heather Moreno, Mayor
ATTEST:
______________________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________________
Brian A. Pierik, City Attorney
Page 30 of 210
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
06/23/20
2
Page 31 of 210
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
06/23/20
3
Page 32 of 210
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
06/23/20
4
Page 33 of 210
ITEM NUMBER: A-4
DATE: 06/23/20
Atascadero City Council
Staff Report – Administrative Services Department
Release Affordable Housing Deed Restriction
RECOMMENDATION:
The Affordable Housing Committee recommends Council:
Direct staff to record a Release Agreement removing the Agreement to Provide Housing
Units for Persons and Families of Moderate Income applicable to Lot 1 of Tract 2498,
commonly known as 655 North Ferrocarril.
DISCUSSION:
In June 2004, the Developer of the property at 655 North Ferrocarril entered into the
“Agreement to Provide Housing Units for Persons and Families of Moderate Income” with
the City per the conditions of approval for Affordable Housing that were in place at that
time. The agreement was recorded against the deed on the property. The property was
first sold to the original modified-income qualified homeowner in September 2005.
In response to the general economic conditions that were present in March 2010, the City
Council adopted a Resolution authorizing the City Manager to waive the requirements of
recording certain City documents for moderate income units upon sale to a qualified buyer
when the sales price and appraised value are within 2% or below the maximum applicable
moderate income sales price. At the time, home values had dropped and the market
value was very close to the moderate income maximum sales price.
In April 2016, the property at 655 North Ferrocarril sold to the second homeowner at fair
market value, which was less than the maximum moderate income restricted price.
Despite the fact that there was an affordable housing deed restriction on the property and
it was listed as an exception on the preliminary title reports, the City was not notified of
the sale, and was thus unable to reach out to the parties of the transaction. Had the City
been contacted at the time of this sale in 2016, there is the possibility the affordable
housing deed restriction may have been removed per the 2010 adopted Resolution.
However, this was not the case and the second buyer held the property until May 2019.
In May 2019, the property sold to the third and current homeowner at fair market value.
This value, however, exceeded the maximum restricted sales price . Again, despite the
deed restriction and exception on the title report, the City was not notified of the sale. The
property is now in escrow with a sales price exceeding the maximum sales price. The
Page 34 of 210
ITEM NUMBER: A-4
DATE: 06/23/20
current owners purchased the home for more than the maximum sales price and are
asking the Council to consider allowing the home to be sold at fair market value. They
also ask the deed restriction be removed from the property.
Since the time that the home was sold with an affordable housing deed restriction in 2005,
it has been exempt from the Community Facilities District Special Tax (CFD). The current
owners are aware of this and would like to pay their proportionate amount of assessment
directly to the City for the period they owned the property. The pro perty owner also agrees
to pay the costs the City incurs related to removing the deed restriction.
Attached to the staff report is the current homeowner’s request for release.
FISCAL IMPACT:
If the Council directs staff to release the deed restriction from the property, Community
Facilities District Special Taxes in the amount of just under $800 will be collected from
the current homeowner. Any staff time costs or other costs incurred by the City will be
reimbursed by the homeowner prior to or at the time of closing.
ATTACHMENT:
Letter from Property Owner
Page 35 of 210
THE JOY FAMILY
655 N Ferrocarril Road, Atascadero, CA
To Whom It May Concern:
My name is Lisa and my husband’s name is Cody. We are writing to you regarding the
current predicament we are facing regarding our home at the above listed address.
We purchased this home in May of 2019 for $535,000. When we were sold the home, we
were never made aware of the fact that it was in an affordable housing tract.
Both listing and buying agents were unaware and it was somehow missed by our lender
in the preliminary paperwork, thus we were funded the loan and closed the home at this
sale price.
According to the listing agent, the prior owners did not purchase the home under the
affordable housing stipulations/complete the qualifying information either so they were
unaware of this when setting the list price (paperwork was submitted by the prior owners
to affordable housing committee confirming this).
Here we are in 2020 looking to buy a new home with more space hoping to grow our
family. We have found buyers for 655 N Ferrocarril who have offered $565,000 which we
accepted as this seems fair with the market price of homes in the area. We are also in
escrow for a new property contingent on the sale of our home.
Our agent represents the buyers as well and noted the affordable housing document in
the preliminary paperwork which was somehow missed by numerous people during our
purchase. We have been calling anyone and everyone to get this sorted out becau se had
this been brought to our attention, my husband and I would have NEVER qualified for this
home.
This is frustrating for us as not only do we feel we took an opportunity from someone else
who would qualify but also because we now live in a home that we purchased for
$535,000 that we can potentially only sell for $504,000 despite market value. We also
have made improvements to the home that we would likely not have done had we known
there was a max sale price
Our lender seems to understand they have fault in this but at this point are contacting
their legal department and we will likely have to do the same. I have a feeling we will be
stuck in a lawsuit for months to years trying to sort this out as we should have never been
able to purchase the home in the first place due to our income let alone at that purchase
price.
ITEM NUMBER: A-4
DATE: 06/23/20
ATTACHMENT: 4
Page 36 of 210
2
I apologize for the long winded explanation but we am writing to you for really as a plea
for help. Is it possible to lift the restriction of this home being an affordable housing
property so that we can sell it at market price to the nice family who has already offered
to purchase it? We are willing to pay the necessary fees and make up for the Mello-Roos
tax in order to remedy this.
I appreciate your time and consideration as well as any insight and help you may offer us.
I hope you have a wonderful day and stay safe.
Sincerely,
Lisa and Cody Joy
ITEM NUMBER: A-4
DATE: 06/23/20
ATTACHMENT: 4
Page 37 of 210
ITEM NUMBER: A-5
DATE: 06/23/20
Atascadero City Council
Staff Report – Community Development Department
Annexation of the Principal Mixed-Use Subdivision into
Community Facilities District 2005-1, Annexation No. 20
(9105 Principal Ave: Tract 3070)
RECOMMENDATION:
Council adopt Draft Resolution, declaring its intention to annex territory, into Community
Facilities District 2005-1 (Public Services) and to authorize the levy of special taxes
therein – City of Atascadero Community Facilities District 2005-1 Annexation No. 20
(9105 Principal Ave.: Tract 3070).
DISCUSSION:
The applicant, ECR Principal, LLC, is required to annex into the City’s Community
Facilities District (CFD) as a condition to finalize their subdivision maps and fulfill the
conditions of approval. To satisfy this requirement, the applicant has petitioned the City
to annex into the CFD. The Principal Mixed-Use project was approved in 2019 as Tract
3070. The applicant has submitted the final map for review and recordation.
In July 2004, as a key part of the adoption of the City’s Comprehensive Financial Strategy,
the Council addressed the need to recover all costs associated with new residential
development by directing the formation of a Community Facilities District (CFD). California
law allows the formation of such districts for the purpose of recovering the cost of providing
public safety services, including police and fire services, and park services for new
developments. CFDs ensure that new homeowners pay special taxes in an amount equal
to the actual cost of the City services they are expected to receive. Without such special
taxes in place, new residential units have a negative impact on the General Fund.
The Citywide CFD was established in 2005 consistent with this policy and a number of
projects have been annexed into the CFD as a requirement prior to recordation of a final
map. With the resolution of intention, the City and the applicant are initiating the process
of annexing the Principal Mixed-Use development into the City’s existing CFD.
The Principal Mixed-Use project was originally submitted and approved in 2003
establishing a Planned Development Overlay Zone (#24) on the site. The project went
through numerous iterations responding to economic trends and conditions and was
approved as Tract 3070 in 2019. The project consists of 52 residential units, 1800 square-
feet of live/work commercial space, a 2,000 square-foot carwash and an undeveloped
Page 38 of 210
ITEM NUMBER: A-5
DATE: 06/23/20
8,000 square-foot commercial lot fronting El Camino Real. The subdivision borders El
Camino Real, Principal Ave., Pino Solo Ave., and Gusta Rd.
The Resolution establishes the date for the public hearing to complete the annexation.
The date has been set for August 11, 2020. There are no registered voters in the area
being annexed so the election will be a landowner vote. Following completion of the
annexation, Staff anticipates levying taxes on the parcels on which development has
actually begun in the 2021-2022 tax year.
Page 39 of 210
ITEM NUMBER: A-5
DATE: 06/23/20
The residential and commercial planned development project was conditioned to be
fiscally neutral through annexation into the existing Citywide CFD. Annexation into CFD
2005-1 will satisfy the project’s conditions of approval and allow for the annexation vote
to occur. A total of 52 residential units, 6 live/work commercial spaces, and 2 commercial
parcels will be annexed into the CFD upon recordation of the annexation documents. The
CFD annual levy is projected to be $706.70 for the 2020 -2021 tax year, and adjusts each
year for inflation.
ALTERNATIVE:
Council may refer the item back to staff for additional review and analysis.
FISCAL IMPACT:
Assessments for this annexation are estimated to be between $36,000 - $39,000 annually
beginning in fiscal year 2021-2022, and adjusted each year for inflation. Deed restricted
affordable units are exempt from the special tax.
ATTACHMENTS:
1. Draft Resolution
2. Petition to Annex into CFD 2005-1 – No. 20 (TR 3070)
Page 40 of 210
ITEM NUMBER: A-5
DATE:
ATTACHMENT:
06/23/20
1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, DECLARING ITS INTENTION TO
ANNEX TERRITORY INTO COMMUNITY FACILITIES DISTRICT
NO. 2005-1 (PUBLIC SERVICES) AS ANNEXATION NO. 20, AND TO
AUTHORIZE THE LEVY OF SPECIAL TAXES THEREIN
WHEREAS, the City Council of the City of Atascadero, C alifornia (the “City
Council”), has previously conducted proceedings to establish a community facilities district
pursuant to the terms and provisions of the “Mello-Roos Community Facilities Act of
1982”, as amended (the “Act”), Chapter 2.5, Part 1, Division 2, Title 5, commencing at Section
53311, of the Government Code of the State of California, thereof designated as COMMUNITY
FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES) (“CFD No. 2005-1”); and
WHEREAS, the City Council has received a petition (including waivers) from the
landowner requesting that it annex into CFD No. 2005-1 under the Act, to provide for the costs
of services, and the City Council now desires to commence proceedings to annex territory
into CFD No. 2005-1 as described herein; and
WHEREAS, under the Act, this City Council, as the legislative body for CFD No.
2005-1, is empowered with the authority to annex territory to CFD No. 2005-1 and now
desires to undertake proceedings to annex territory to CFD No. 2005-1.
NOW, THEREFORE BE IT RESOLVED, by the City council of the City of
Atascadero:
SECTION 1. Recitals. The above recitals are true and correct.
SECTION 2. Public Convenience and Necessity. This City Council hereby determines
that the public convenience and necessity requires that territory be annexed into CFD No. 2005-
1 in order to pay the costs and expenses for the required and authorized public services.
SECTION 3. Boundaries. A general description of the territory included in the existing
CFD No. 2005-1 is hereinafter described as follows: All that property and territory as originally
included in the existing CFD No. 2005-1 heretofore recorded as Instrument No. 2005-037685 in
the office of the County Recorder for the County of San Luis Obispo on May 9, 2005 in Book 5
at Page 11-13 of Maps of Assessments and Community Facilities Districts, to which map
reference is hereby made, and as such map was amended as a result of prior annexations.
A description of the boundaries and territory proposed to be annexed is as follows: all that
property and territory proposed to be annexed to CFD No. 2005-1, is shown on the Annexation
Map for Annexation No. 20 to CFD No. 2005-1, on file in the Office of the City Clerk, the
boundaries of which territory are hereby preliminarily approved and to which map reference is
hereby made for further particulars. The area proposed to be annexed to CFD No. 2005-1 is as
shown on the Annexation Map identified in Exhibit A attached hereto and incorporated herein by this
reference. . The City Clerk is hereby directed to cause to be recorded such Annexation Map,
showing the territory to be annexed, in the office of the County Recorder of the County of San
Luis Obispo within fifteen days of the date of adoption of this resolution.
Page 41 of 210
ITEM NUMBER: A-5
DATE:
ATTACHMENT:
06/23/20
1
SECTION 4. Services. The services which CFD No. 2005-1 is authorized to finance
are in addition to those provided in or required for the territory within CFD No. 2005-1 and
will not be replacing services already available. A general description of the services to be
financed is as follows:
POLICE AND FIRE SERVICES
Police services and fire protection and suppression services (the “Services”) of the City
of Atascadero required to sustain the service delivery capability for emergency and
non-emergency services to new growth areas of the City of Atascadero, including but
not limited to, related facilities, equipment, vehicles, ambulances and paramedics,
fire apparatus, services, supplies and personnel; provided, however, that any increases
in special taxes for costs related to employee wages and benefits shall be limited as
provided in the Rate and Method of Apportionment of the Special Taxes to fund such
Services.
PARK SERVICES
Park services of the City of Atascadero required for the operation and maintenance
of public parks.
The City of Atascadero is authorized to finance and direct administrative and incidental annual
costs and expenses necessary to provide the maintenance and servicing for public services. No
additional services will be necessary or provided in CFD No. 2005-1 and the services as
described for CFD No. 2005-1 will serve the properties within CFD No. 2005-1. It is presently
intended that the services will be provided, without preference or priority, to the existing
territory in CFD No. 2005-1 and the territory proposed to be annexed to CFD No. 2005-1.
SECTION 5. Special Taxes. It is the intention of this City Council that, except where
funds are otherwise available, a special tax sufficient to pay for said services to be provided
in CFD No. 2005-1 and Annexation No. 20, secured by recordation of a continuing lien against
all non-exempt real property in Annexation No. 20, will be levied annually within the
boundaries of Annexation No. 20 from and after the annexation of such property to CFD
No. 2005-1. The special taxes shall be those as originally authorized through the formation
of CFD No. 2005-1 and adopted by Ordinance of this legislative body, and no changes or
modifications are proposed in the special taxes from those as originally set forth and made
applicable to CFD No. 2005-1.
For particulars as to the rate and method of apportionment of the proposed special tax
(the “RMA”), reference is made to the attached and incorporated Exhibit “B,” attached
hereto and incorporated herein by this reference, which sets forth in sufficient detail the method of
apportionment to allow each landowner or resident within Annexation No. 20 to clearly
estimate the maximum annual amount that said person will have to pay on said special tax. Per
the RMA and the Council’s adopted policy on the RMA inflator, the levy for the 2020/2021
fiscal year is projected to be $706.70 per developed residential unit. Deed restricted affordable
units are exempt from the special tax.
The special taxes, to the extent possible, shall be collected in the same manner as ad
valorem property taxes and shall be subject to the same penalties, procedure, sale and lien
Page 42 of 210
ITEM NUMBER: A-5
DATE:
ATTACHMENT:
06/23/20
1
priority in any case of delinquency as applicable for ad valorem taxes; provided, however,
CFD No. 2005-1 may utilize a direct billing procedure for any special taxes that cannot be
collected on the County tax roll or may, by resolution, elect to collect the special taxes at a
different time or in a different manner if necessary to meet its financial obligations.
SECTION 6. Public Hearing. Notice is given that on Tuesday, August 11, 2020, at
6:00 p.m. or as soon thereafter as the matter may be heard, in the regular meeting place of
this City Council at the City of Atascadero, City Hall Council Chambers, 6500 Palma Ave,
Atascadero, California, and the same are hereby appointed and fixed as the time and place
when and where this City Council, as legislative body for CFD No. 2005-1, will conduct a
public hearing on the annexation of territory to CFD No. 2005-1, and consider and finally
determine whether the public interest, convenience and necessity require said annexation of
territory to the CFD No. 2005-1 and the levy of said special tax therein.
SECTION 7. Notice. The City Clerk is hereby directed to cause notice of said public
hearing to be given by publication one time in a newspaper of general circulation in the area
of CFD No. 2005-1, including the area to be annexed to CFD No. 2005-1. The publication of
the notice shall be completed at least seven days before the date herein set for said hearing. The
City Clerk may also cause a copy of such notice to be mailed to the registered voters and
landowners within the territory proposed to annexed, which shall be mailed at least fifteen
days before the date of said hearing.
PASSED AND ADOPTED at a regular meeting of the City Council held on the ___th day
of_______, 2020.
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:
ABSTAIN:
CITY OF ATASCADERO
______________________________
Heather Moreno, Mayor
ATTEST:
______________________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________________
Brian A. Pierik, City Attorney
Page 43 of 210
ITEM NUMBER: A-5DATE: 06/23/20ATTACHMENT: 1APage 44 of 210
RATE AND METHOD OF APPORTIONMENT
CITY OF ATASCADERO
COMMUNITY FACILITIES DISTRICT NO. 2005 -1 (PUBLIC SERVICES)
RATE AND METHOD OF APPORTIONMENT
A Special Tax of Community Facilities District No. 2005 -1 (Public Services) of the City of Atascadero
("CFD") shall be levied on all Assessor's Parcels in the CFD and collected each Fiscal Year commencing
in Fiscal Year 2005-06 in an amount determined by the City through the application of the rate and
method of apportionment of the Special Tax set forth below. All of the real property in the CFD, unless
exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent and in the
manner herein provided.
A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
"Acre or Acreage" means the land area of an Assessor’s Parcel as shown on an Assessor's Parcel
Map, or if the land area is not shown on an Assessor's Parcel Map, the land area shown on the applicable
final subdivision map, other final map, other parcel map, other condominium plan, or functionally equivalent
map or instrument recorded in the Office of the County Recorder. The square footage of an Assessor's
Parcel is equal to the Acreage multiplied by 43,560.
"Act" means the Mello -Roos Community Facilities Act of 1982, as amended, being Chapter 2.5, Part 1,
Division 2 of Title 5 of the Government Code of the State of California.
"Administrative Expenses" means the actual or estimated costs incurred by the City as administrator of
the CFD to determine, levy and collect the Special Taxes, including salaries, benefits and overhead costs
of City employees whose duties are directly related to administration of the CFD and the fees of consultants,
legal counsel, the costs of collecting installments of the Special Taxes upon the general tax rolls,
preparation of required reports; and any other costs required to administer the CFD as determined by the
City.
"Affordable Unit(s)" means dwelling units located on one or more Assessor’s Parcels of Residential
Property that are subject to deed restrictions, resale restrictions, and/or regulatory agreements recorded in
favor of the City providing for affordable housing. Affordable Units will require annual application to the City
for verification of their affordable housing status. The City will have the authority to approve and
establish policies regarding Affordable Housing Dwelling Units and their status.
Affordable dwelling units shall be classified as Affordable Units by the CFD Administrator in the
chronological order in which the building permits for such property are issued.
"Annual Escalation Factor" means the greater of, five percent (5%) or the annual percentage change in
the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area.
"Approved Property" means an Asses sor’s Parcel and/or Lot in the District, which has a Final Map
recorded prior to January 1st preceding the Fiscal Year in which the Special Tax is being levied, but for
which no building permit has been issued prior to the May 1 st preceding the Fiscal Year in which the
Special Tax is being levied. The term "Approved Property" shall apply only to Ass essors’ Parcels and/or
Lots, which have been subdivided for the purpose of residential or commercial development, excluding
ITEM NUMBER: A-5
DATE: 06/23/20
ATTACHMENT: 1B
Page 45 of 210
any Assessor’s Parcel that is designated as a remainder parcel determined by final documents and/or
maps available to the CFD Administrator.
"Assessor's Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned
assessor's parcel number.
"Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels
by assessor's parcel number.
"Base Year" means Fiscal Year ending June 30, 2006.
"CFD Administrator" means an official of the City, or designee thereof, responsible for determining the
Special Tax Requirement and providing for the levy and collection of the Special Taxes.
"CFD" means Community Facilities District No. 2005-1 (Public Services) of the City of Atascadero.
"City" means the City of Atascadero.
"Council" means the City Council of the City of Atascadero, acting as the legislative body of the CFD.
"County" means the County of San Luis Obispo, California.
"Developed Property" means all Taxable Property, exclusive of Property Owner Association Property,
or Public Property, for which a building permit was issued after July 1, 2004 and prior to May 1st
preceding the Fiscal Year in which the Special Tax is being levied.
"Final Map" means an Assessor’s Parcel Map, a final subdivision map, other parcel map, other final
map, other condominium plan, or functionally equivalent map that has been recorded in the Office of the
County Recorder.
"Fiscal Year" means the period starting July 1 and ending on the following June 30.
"Land Use Class" means any of the classes listed in Table 1.
"Lot" means property within a recorded Final Map identified by a lot number for which a building permit
has been issued or may potentially be issued.
"Maximum Special Tax" means the maximum Special Tax, determined in accordance with Section C
below that can be levied in the CFD in any Fiscal Year on any Assessor’s Parcel.
"Multi-Family Residence" means all Assessor’s Parcels of Developed Property for which a building
permit has been issued for a residential structure consisting of two or more residential units that share
common walls, including, but not limited to, duplexes, triplexes, townhomes, condominiums, apartment
units, and secondary units as defined in Ordinance No. 454.
"Non-Residential Property" means all Assessor’s Parcels of Developed Property for which a building
permit(s) has been issued for a non- residential use and does not contain any residential units as defined
under Residential Property or Multi-Family Property.
"Park Services" means the estimated and reasonable costs for maintaining authorized parks within the
City.
"Property Owner Association Property" means any property within the boundaries of the CFD that is
owned by, or irrevocably dedicated as indicated in an instrument recorded with the County Recorder to, a
property owner association, including any master or sub-association.
ITEM NUMBER: A-5
DATE: 06/23/20
ATTACHMENT: 1B
Page 46 of 210
"Proportionately" means in a manner such that the ratio of the actual Special Tax levy to the Maximum
Special Tax is equal for all Assessor’s Parcels within each Land Use Class.
"Public Property" means any property within the boundaries of the CFD that is, at the time of the CFD
formation or at the time of an annexation, expected to be used for rights-of-way, parks, schools or any
other public purpose and is owned by or irrevocably offered for dedication to the federal government, the
State, the County, the City or any other public agency.
"Public Safety Costs" means the estimated and reasonable costs of providing Public Safety services,
including but not limited to (i) the costs of contracting for police and fire services, (ii) related facilities,
equipment, vehicles, ambulances and paramedics, fire apparatus, supplies, (iii) the salaries and benefits
of City staff if the City directly provides police and fire protection services, and (iv) City overhead costs
associated with providing such services within the CFD. The Special Tax provides only partial funding for
Public Safety.
"Residential Unit" means any residence in which a person or persons may live, which comprises an
independent facility capable of conveyance separate from adjacent residential dwelling units and is not
considered to be for commercial or industrial use. This includes Single-Family Residence and Multi-
Family Residence.
"Single-Family Residence” means all Assessor’s Parcels of Developed Property for which a building
permit(s) has been issued for purposes of constructing one residential dwelling unit.
"Special Tax" means the Special Tax to be levied in each Fiscal Year on each Assessor's Parcel of
Taxable Property to fund the Special Tax Requirement, and shall include Special Taxes levied or to be
levied under Sections C and D, below.
"Special Tax Requirement" means that amount required in any Fiscal Year for the CFD to: (i) pay for
Public Safety Costs; (ii) pay for Park Services; (iii) pay reasonable Administrative Expenses; (vi) pay any
amounts required to establish or replenish any reserve funds; and (v) pay for reasonably anticipated
delinquent Special Taxes based on the delinquency rate for Special Taxes levied in the previous Fiscal
Year; less any surplus of funds available from the previous Fiscal Year’s Special Tax levy.
"State" means the State of California.
"Taxable Property" means all of the Assessor's Parcels within the boundaries of the CFD that are not
exempt from the Special Tax pursuant to law or as defined below.
"Tax-Exempt Property" means an Assessor's Parcel not subject to the Special Tax. Tax-Exempt Property
includes: (i) Public Property, (ii) Property Owner Association Property, and (iii) property designated by the
City or CFD Administrator as Tax-Exempt Property.
"Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed
Property or Approved Property, including an Assessor’s Parcel that is designated as a remainder parcel
and is not identified as potential Public Property by any final document and/or maps available to the CFD
Administrator.
B. ASSIGNMENT TO LAND USE CATEGORIES
Each Fiscal Year using the definitions above, all Taxable Property within the CFD shall be classified as
Developed Property, Approved Property, Non-Residential Property, or Undeveloped Property. Developed
Property shall further be classified as Residential Units as specified in Table 1 and shall be subject to
Special Taxes pursuant to Sections C and D below.
ITEM NUMBER: A-5
DATE: 06/23/20
ATTACHMENT: 1B
Page 47 of 210
C. MAXIMUM SPECIAL TAX RATE
1. Developed Property
TABLE 1
Maximum Special Tax for Developed Property
Community Facilities District No. 2005-1 (Public Services)
Land Use
Class
Description
Maximum Special Tax
Per Unit
1 Residential Units $440 per Unit
2 Affordable Units $0 per Unit
On each July 1 following the Base Year, the Maximum Special Tax Rates shall be increased in
accordance with the Annual Escalation Factor.
2. Approved Property
TABLE 2
Maximum Special Tax for Approved Property
Community Facilities District No. 2005-1 (Public Services)
Land Use
Class
Description
Maximum Special Tax
Per Lot
3 Approved Property $231 per Lot
On each July 1 following the Base Year, the Maximum Special Tax Rate shall be increased in
accordance with the Annual Escalation Factor.
3. Non-residential Property
TABLE 3
Maximum Special Tax for Non-Residential Property
Community Facilities District No. 2005-1 (Public Services)
Land Use
Class
Description
Maximum Special Tax
Per Acre
4 Non-Residential
Property $1,848 per Acre
The minimum special tax Non-Residential Property shall be subject to is $50 per parcel. On each July
1 following the Base Year, the Maximum Special Tax Rate for Non-Residential Property shall be increased
in accordance with the Annual Escalation Factor.
4. Multiple Land Use Classes
In some instances an Assessor’s Parcel may contain more than one Land Use Class. The Maximum Special
Tax levied on an Assessor’s Parcel shall be the sum of the Maximum Special Tax levies that can be
imposed on all Land Use Classes located on that Assessor’s Parcel.
5. Undeveloped Property
Undeveloped Property will be assigned a Maximum Special Tax Rate of $410 per acre or portion thereof,
with a minimum rate of $100 for Undeveloped Property less than or equal to one-fourth (1/4) of an Acre
as described in Table 4.
TABLE 4
Maximum Special Tax for Undeveloped Property
ITEM NUMBER: A-5
DATE: 06/23/20
ATTACHMENT: 1B
Page 48 of 210
Community Facilities District No. 2005-1
(Public Services)
Land Use
Class
Description
Maximum Special Tax
Per Parcel/Acre
5 Undeveloped Property
1/4 Acre $100 per Parcel
6 Undeveloped Property
>1/4 Acre $410 per Acre
On each July 1 following the Base Year, the Maximum Special Tax Rate, for Undeveloped Property,
shall be increased in accordance with the Annual Escalation Factor
D. METHOD OF APPORTIONMENT OF THE SPECIAL TAX
Commencing with Fiscal Year 2005-06, and for each following Fiscal Year, the CFD Administrator shall
calculate the Special Tax Requirement based on the definitions in Section A and levy the Special
Tax until the amount of the Special Tax levied equals the Special Tax Requirement. The Special Tax
shall be levied each Fiscal Year on each Assessor’s Parcel of Developed Property Proportionately
between Residential Units up to 100% of the applicable Maximum Special Tax. Second, if the Special
Tax Requirement has not been satisfied by the first step, then the Special Tax shall be levied each Fiscal
Year on each Assessor’s Parcel of Approved Property up to 100% of the applicable Maximum Special
Tax for Approved Property. Third, if the first two steps have not satisfied the Special Tax Requirement,
then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Non-Residential
Property up to 100% of the applicable Maximum Special Tax for Non-Residential Property. Lastly, if the
preceding steps have not satisfied the Special Tax Requirement, then the Special Tax shall be levied
each Fiscal Year on each Assessor’s Parcel of Undeveloped Property up to 100% of the applicable
Maximum Special Tax for Undeveloped Property.
E. APPEALS
Any taxpayer that believes that the amount of the Special Tax assigned to a Parcel is in error may file
a written notice with the CFD Administrator appealing the levy of the Special Tax. This notice is required
to be filed with the CFD Administrator during the Fiscal Year the error is believed to have occurred.
The CFD Administrator or designee will then promptly review the appeal and, if necessary, meet
with the taxpayer. If the CFD Administrator verifies that the tax should be changed the Special Tax
levy shall be corrected and, if applicable in any case, a refund shall be granted.
F. MANNER OF COLLECTION
Special Tax as levied pursuant to Section D above shall be collected in the same manner and at the
same time as ordinary ad valorem property taxes; provided, however, that the CFD Administrator
may directly bill the Special Tax, may collect Special Taxes at a different time or in a different
manner if necessary to meet the financial obligations of the CFD or as otherwise determined
appropriate by the CFD Administrator.
G. TERM OF SPECIAL TAX
The Special Tax shall be levied in perpetuity or until such time as Council terminates the Special Tax.
ITEM NUMBER: A-5
DATE: 06/23/20
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Page 59 of 210
ITEM NUMBER: B-1
DATE: 06/23/20
Atascadero City Council
Staff Report – City Manager’s Office
Atascadero Tourism Business Improvement District
Confirmation of Annual Assessment (Fiscal Year 2020-2021)
RECOMMENDATION:
Council adopt Draft Resolution confirming the annual assessment for the Atascadero
Tourism Business Improvement District (Fiscal Year 2020-2021).
DISCUSSION:
The City of Atascadero established the Atascadero Tourism Business Improvement
District (ATBID) to levy annual assessments under the Parking and Business
Improvement Area Law of 1989, by adopting Title 3, Chapter 16 of the Atascadero
Municipal Code in April 2013. The activities to be funded by the assessments, on lodging
businesses within the ATBID, are tourism promotions and marketing programs to promote
the City as a tourism destination. The formation and operation of a Tourism Business
Improvement District is governed by the California Streets & Highways Code
(Section 36500 et. Seq.).
The City Council appointed ATBID Advisory Board Members to serve at the pleasure of
the Council. The Advisory Board is made up of lodging business owners or employees ,
or other representatives holding the written consent of a lodging business owner within
the ATBID area. Lodging owners are assessed (2%) of the rent charged by the business
per occupied room or space per night for transient occupancies.
The Atascadero Tourism Business Improvement District assessments are budgeted to
be $326,770 for the fiscal year. As reported in the June 9, 2020 staff report, receipts for
fiscal year 2020/2021 are expected to be down approximately 29% from budgeted
revenue due to COVID-19.
The Streets and Highways Code requires that the Advisory Board provide a report to the
City Council annually for the expenditure of funds derived from the assessment paid by
lodging businesses within the City. The annual report must meet the requirements of the
California Streets and Highway Code §36533. The Council received and approved the
annual report at its June 9, 2020 meeting. After the approval of the report, the City Council
is required to hold a public hearing. The purpose of the public hearing is to receive public
comment prior to the assessment being collected.
Page 60 of 210
ITEM NUMBER: B-1
DATE: 06/23/20
Following the public hearing, it is staff’s recommendation that the Council adopt the
proposed Resolution. Adoption of the Resolution constitutes the levying of the
assessment.
FISCAL IMPACT:
Annual assessments for 2020-2021 are expected to be approximately $232,000 and will
be assessed as 2% of the rent charged on the occupied rooms and spaces for transient
occupancies.
ALTERNATIVES:
The City Council may direct staff to amend the Resolution before adoption.
ATTACHMENT:
Draft Resolution
Page 61 of 210
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
06/23/20
1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, CONFIRMING
ATASCADERO TOURISM BUSINESS IMPROVEMENT DISTRICT
(ATBID) ASSESSMENT FOR FISCAL YEAR 2020-2021
WHEREAS, the City of Atascadero established the Atascadero Tourism Business
Improvement District (ATBID) consistent with Section 36500 et seq. of the Streets and Highways
Code of the State of California; and
WHEREAS, the City Council has determined to set the assessment at two percent (2%) of
the rent charged by the Business per occupied room or space per night for transient occupancies;
and
WHEREAS, the purpose of this assessment is to provide tourism promotions and
marketing programs to promote the City as a tourism destination pursuant to the Streets &
Highways Code of the State of California; and
WHEREAS, the City Council, having received the annual report from the ATBID, adopted
Resolution No. 2020-035, declaring intent to levy annual ATBID assessment pursuant to Section
36534 of the California Streets and Highways Code; and
WHEREAS, the City Council did fix a time and place for a public hearing on the levy of
the proposed assessment for fiscal year 2020-2021; and
WHEREAS, on June 23, 2020, the City Council conducted a public hearing at the date
and time for such purpose; and
WHEREAS, the City Council did not receive the required number of protests for the levy
of such assessment.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. The City Council of the City of Atascadero does hereby confirm the
assessment at two percent (2%) of the rent charged by the Business per occupied room or space
per night for transient occupancies.
Page 62 of 210
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
06/23/20
1
PASSED AND ADOPTED at a regular meeting of the City Council held on the ___ day of
____, 2020.
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:
ABSTAIN:
CITY OF ATASCADERO
________________________________
Heather Moreno, Mayor
ATTEST:
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
Brian Pierik, City Attorney
Page 63 of 210
ITEM NUMBER: B-2
DATE: 06/23/20
Atascadero City Council
Staff Report – City Manager’s Office
Downtown Parking and Business Improvement Area
Confirmation of Annual Assessment (FY 2020-2021)
RECOMMENDATION:
Council adopt Draft Resolution confirming the annual assessment for the Downtown
Parking and Business Improvement Area (Fiscal Year 2020-2021).
DISCUSSION:
The City of Atascadero established a Downtown Parking and Business Improvement
Area in 1986 (Chapter 11 of the Atascadero Municipal Code) for the purpose of
acquisition, construction or maintenance of parking facilities, decoration of public
places, promotion of public events, and general promotion of business activities in the
downtown area. The formation and operation of a Business Improvement Area is
governed by the California Streets and Highways Code (Section 36500 et. seq.). The
Code requires the City to levy and collect the assessments, the City Council to adopt an
annual Resolution of Intention declaring the City’s intent to levy an annual Downtown
Parking and Business Improvement Area assessment, and hold a public hearing
confirming the assessment. The City Council adopted a draft Resolution of Intention on
June 9, 2020 and set a public hearing for June 23, 2020 to receive public comment.
The Downtown Parking and Business Improvement Area (BIA) assessment was
reduced to $0.00 starting in the 2009/2010 fiscal year at the behest of downtown
landlords as part of a program to encourage downtown businesses. In January 2018,
staff was approached by an informal group of downtown business owners, who
expressed interest in reinstituting the full levy of the assessment for the BIA. The full
levy of the assessment is equal to 100 percent of the business license fee, essentially
doubling the business license fee, and is charged to businesses located in the BIA.
In 2019, the City entered into an agreement with the Atascadero Chamber of
Commerce. The Chamber of Commerce serves as the advisory body and the sub-
contractor to the City regarding the DPBIA. The informal committee of downtown
business owners advises the Chamber of Commerce on expenditures and assists in the
creation of the annual budget. As part of the contract, the Chamber provides an annual
accounting of expenditures for the BIA funds.
Page 64 of 210
ITEM NUMBER: B-2
DATE: 06/23/20
The Chamber has submitted a report, which was provided to the Council at the June 9,
2020 meeting and is Exhibit A to the proposed Resolution confirming the assessment.
The Downtown Parking and Business Improvement Area assessments collected by the
City are estimated at approximately $10,600 annually. The recommended action would
confirm the assessment and collection of these funds for downtown revitalization activities
for 2020/2021. The Chamber of Commerce is proposing expenditures for 2020/2021 with
the Downtown Parking and Business Improvement Area funds as follows:
BIA Funds requested for 2020/2021 $ 10,600
Carry over from 2018/2019 $ 150
Estimated revenue from events $ 1,000
Total Proposed Funding Available $ 11,750
2020/2021 Proposed Expenditures:
Events (3 total) $ 3,950
Beautification/Miscellaneous $ 4,000
Marketing $ 2,600
Events Management $ 1,200
Total Proposed Expenditures for 2020/2021 $ 11,750
Fund Residual $ 0
There are three events held in the Downtown to help promote the downtown and
strengthen the businesses in the area. One of these events, Taco Day on Traffic Way,
has historically generated income for the committee through ticket sales. Income from
this event is again anticipated in the 20 20/2021 fiscal year in the amount of $1,000.
This revenue will be collected directly by the committee and/or the Chamber of
Commerce.
The City will collect funds for the Downtown Parking and Business Improvement Area
along with business license fees in December and January.
FISCAL IMPACT:
Adopting the staff recommendation will result in the collection and expenditure of
approximately $10,600 in budgeted DPBIA funds.
ALTERNATIVES:
1. The City Council may choose not to adopt the Resolution, confirming the levy of the
assessment as recommended, and discontinue the levy.
2. The City Council may grant Downtown Parking and Business Improvement Area
assessment funds in an amount lower than requested.
ATTACHMENT:
Draft Resolution
Page 65 of 210
ITEM NUMBER: B-2
DATE:
ATTACHMENT:
06/11/19
1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, CONFIRMING
DOWNTOWN PARKING AND BUSINESS IMPROVEMENT AREA
ASSESSMENT FOR FISCAL YEAR 2020-2021
WHEREAS, the City of Atascadero established a Downtown Parking and Business
Improvement Area (DBPIA) consistent with Section 36500 et seq. of the Streets and Highways
Code of the State of California; and
WHEREAS, Section 36533 of the Streets & Highway Code of the State of California
requires a report to be filed with the City prior to the levy and collection of the assessment; and
WHEREAS, the City Council determined in 2010 to set the assessment at $0.00 to
provide a stimulus to downtown businesses in this time of unprecedented economic downturn,
eliminating the need for a report in accordance with Section 36533 of the Streets & Highway
Code of the State of California; and
WHEREAS, the City Council reinstituted the full levy of the assessment for the DPBIA
in 2018 at the request of downtown businesses; and
WHEREAS, the City has entered into an agreement with the Chamber of Commerce,
which serves as the advisory body and the sub-contractor to the City regarding the DPBIA; and
WHEREAS, an informal committee of downtown business owners advises the Chamber
of Commerce on expenditures and assists in the creation of the annual budget; and
WHEREAS, the Atascadero Chamber of Commerce filed a report with the City in
accordance with Section 36533 of the Streets & Highway Code of the State of California
attached hereto and incorporated herein by this reference; and
WHEREAS, the City Council having received the report adopted Resolution No. 2020-036
declaring intent to levy annual Downtown Parking and Business Improvement Area assessment
pursuant to Section 36534 of said code; and
WHEREAS, the City Council did fix a time and place for a public hearing on the levy of
the proposed assessment for fiscal year 2020-2021; and
WHEREAS, on June 23, 2020, the City Council conducted a public hearing at the date
and time for such purpose; and
WHEREAS, the City Council did not receive the required number of protests for the
levy of such assessment.
Page 66 of 210
ITEM NUMBER: B-2
DATE:
ATTACHMENT:
06/11/19
1
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. The City Council of the City of Atascadero does hereby confirm approval
of the Section 36533 Report as originally filed and confirmation of approval of such report
constitutes the levy of an assessment for fiscal year 2020-2021, pursuant to the Streets and
Highways Code of the State of California.
SECTION 2. The Atascadero Chamber of Commerce is hereby designated to receive
and manage, with direction from the downtown businesses, Downtown Parking and Business
Improvement Area assessment funds for fiscal year 2020-2021.
SECTION 3. The City Council directs staff to make appropriations in the City’s budget
in accordance with such report.
PASSED AND ADOPTED at a regular meeting of the City Council held on the ___ day of
____, 2020.
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:
ABSTAIN:
CITY OF ATASCADERO
________________________________
Heather Moreno, Mayor
ATTEST:
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
Brian Pierik, City Attorney
Page 67 of 210
ITEM NUMBER: B-2
DATE:
ATTACHMENT:
06/23/20
1A
Exhibit A
Atascadero Main Street
Downtown Parking and Business Improvement Area
Annual Report for Fiscal Year 2020-2021
The California Streets and Highways Code Section 36533 requires the preparation of a
report for each fiscal year for which assessments are to be levied and collected to pay
the costs of improvements and activities of the Improvement Area. The report may
propose changes, including, but not limited to the boundaries of the parking and business
improvement area or any benefit zones within the area, the basis and method of levying
the assessments, and any changes in the classification of businesses.
No boundary changes are proposed for Fiscal Year 2020-2021. The boundaries are more
specifically described as follows:
From the south corner of Morro Road at the Highway 101 over-crossing
then in the generally northwest direction immediately adjacent to
Highway 101, to a point at the intersection of El Camino Real and Rosario
Avenue, then easterly along Rosario Avenue, to a point at the intersection
of Rosario and Palma Avenue, then easterly along Palma Avenue to the
rear lot line of parcels on the east side of Traffic Way, then north along
said rear lot lines to include Lot 24 of Block LA, of Atascadero, then
northerly along the center line of Traffic Way, to a point, then easterly to
include the presently existing National Guard Armory Property. Then to a
point easterly to the intersection of West Mall and Santa Ysabel Avenue
at the West Mall bridge, then southerly along Santa Ysabel Avenue to a
point at the intersection of the southerly leg of Hospital Drive and Santa
Ysabel Avenue, then easterly from that point to the extension of proposed
Highway 41, then southwesterly to the Morro Road/Highway 101
over-crossing, point of beginning.
Since 2000, the City, Community Redevelopment Agency, Chamber of Commerce, other
organizations and the community have worked to strengthen the downtown business
community, and implement the downtown revitalization strategy. In 2009, as the
economic downturn was affecting businesses, the City Council made the decision to levy
a $0 assessment on the businesses in the District. The State of California dissolved all
redevelopment agencies in 2011, and the City, Chamber of Commerce, and other
organizations have worked in collaboration to continue the efforts of the Community
Redevelopment Agency to provide better services to and strengthen the businesses in
the downtown.
In 2017, an informal committee of downtown business owners formed to promote
economic vitality and encourage business growth in the downtown. This committee will
advise the Chamber of Commerce on expenditures and will assist in the creation of the
annual budget for the Downtown Parking and Business Improvement Area (DPBIA). The
Atascadero Chamber of Commerce will serve as the advisory body and the
Page 68 of 210
ITEM NUMBER: B-2
DATE:
ATTACHMENT:
06/23/20
1A
sub-contractor to the City regarding the Downtown Parking and Business Improvement
Area. The Chamber of Commerce is requesting that the City levy an assessment of 100%
of the business license fee for businesses in the DPBIA. Each licensed business in the
Improvement Area shall contribute to the assessment. Activiti es and improvements in
the DPBIA are funded by the assessment.
The proposed work plan and budget for Fiscal Year 2020/2021 is as follows:
BIA Funds requested for 2020/2021 $ 10,600
Carry over from 2018/2019 $ 150
Estimated revenue from events $ 1,000
Total Proposed Funding Available $ 11,750
2020/2021 Proposed Expenditures:
Events (3 total) $ 3,950
Beautification/Miscellaneous $ 4,000
Marketing $ 2,600
Events Management $ 1,200
Total Proposed Expenditures for 2020/2021 $ 11,750
Fund Residual $ 0
This report shall be filed with the City Clerk on behalf of the DPBIA for Fiscal Year 2020-2021.
Page 69 of 210
ITEM NUMBER: B-3
DATE: 06/23/20
Atascadero City Council
Staff Report – Public Works Department
Adopting Sewer Service Charges to be Added to the
2020-2021 Property Tax Rolls
RECOMMENDATIONS:
Council:
1. Conduct a public hearing to receive verbal testimony regarding the proposed
sewer service charges to be levied onto property tax rolls.
2. Adopt Draft Resolution approving sewer service charges to be added to the
2020-2021 property tax rolls.
DISCUSSION:
The Atascadero Municipal Code provides for the collection of sewer service charges on
the general County property tax bills. Charges have been collected in this manner since
the City took ownership of the Atascadero County Sanitation District in 1984. Sewer
service charges are fixed rates based upon strength factors and Equivalen t Dwelling
Units (EDU). One EDU is the equivalent of the average sewer discharge of a single -
family residential dwelling (240 gallons per day).
The City Council approved increases to sewer service charges at their June 1, 2020
special meeting in accordance with Proposition 218 requirements. This was only the
second time rates have been increased since 1994 and i s estimated to increase
FY20/21 revenue by over $400,000 in sewer service charges. Monthly sewer service
charges will increase $4.56 from $24.01 per single-family dwelling (one EDU) to $28.57
beginning July 1, 2020. An additional two dollars are added to each property on the tax
roll to cover the County fee to administer the levy process.
The public hearing for levying sewer service charges was publicly noticed on June 9, 2020
and June 16, 2020. A list of properties by Assessor Property Numbers (APNs) and levy
amount (which includes the two-dollar County fee) are itemized on Exhibit A of the Draft
Resolution that is on file in the City Clerk’s Office. Sewer service charges will appear as a
line item entitled “ATAS SEWER CHARGE” on property tax statements. Any questions or
concerns received during the public hearing should be referred to staff for resolution prior to
submitting the charges to the County Auditor by the July 15, 2020 deadline.
Page 70 of 210
ITEM NUMBER: B-3
DATE: 06/23/20
FISCAL IMPACT:
The City estimates it will collect $2,782,000 in sewer service charges for Fiscal Year
2020-2021 if Council adopts the attached resolution.
ATTACHMENTS:
1. Draft Resolution
2. Annual Sanitary Sewer Charges 2020/2021 (Available in the City Clerk’s Office)
Page 71 of 210
ITEM NUMBER: B-3
DATE: 06/23/20
ATTACHMENT: 1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, ADOPTING SEWER SERVICE
CHARGES TO BE ADDED TO THE 2020-2021 PROPERTY TAX ROLLS
WHEREAS, the City Council of the City of Atascadero (hereafter referred to as City
Council) has duly held a public hearing on June 23, 2020 concerning the addition of the
2020-2021 sewer service charges to the 2020-2021 property tax bills; and
WHEREAS, due notice was given to the public in accordance with Section 5470 et seq
of the Health and Safety Code; and
WHEREAS, the City Council of the City of Atascadero approved increases in sewer
service rates on June 1, 2020 that become effective on July 1, 2020; and
WHEREAS, at said hearing the report marked “Exhibit A”, on file with the City Clerk
and incorporated herein by reference, containing such charges reflecting said increases in sewer
service rates was duly received by said Council; and
WHEREAS, at said public hearing opportunity was given for filing objections and
protests and for presentation of testimony of other evidence concerning same; and
WHEREAS, it is in the public interest that this body adopt the charges and determine
and confirm the report presented at the hearing.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. That the recitals set forth hereinabove are true, correct and valid.
SECTION 2. That the City Council hereby adopts the service charges set forth on the
report marked “Exhibit A” which is on file in the City Clerk’s Office and hereby expressly
incorporated herein by reference as though here fully set forth; and the City Council hereby
determines and confirms the report containing such charges as set forth in said “Exhibit A” and
hereby further determines and confirms that each and every service charge set forth in said report
is true and accurate and is in fact owed.
SECTION 3. That the charges as so confirmed and determined and adopted shall appear
as separate items on the tax bill of each parcel listed in said report, and such charges shall be
collected at the same time and in the same manner as ordinary County ad valorem taxes are
collected, and are subject to the same penalties in the same procedure and sale in case the
delinquency is provided for such taxes.
SECTION 4. The City Clerk shall file a certified copy of this Resolution and said Exhibit
A with the County Auditor upon its adoption.
Page 72 of 210
ITEM NUMBER: B-3
DATE: 06/23/20
ATTACHMENT: 1
SECTION 5. This Resolution is approved by at least a two-thirds vote of said Council.
PASSED AND ADOPTED at a regular meeting of the City Council held on the ___ day of
____, 2020.
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:
ABSTAIN:
CITY OF ATASCADERO
________________________________
Heather Moreno, Mayor
ATTEST:
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
Brian Pierik, City Attorney
Page 73 of 210
ITEM NUMBER: B-3
DATE: 06/23/20
ATTACHMENT: 1
EXHIBIT A
Due to its size this exhibit has not
been included in the Agenda Packet.
It is available for review in City Clerk’s Office.
Page 74 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
Atascadero City Council
Staff Report – Community Development Department
6th Cycle Housing Element Update
Draft Plan
(CPP19-0067)
RECOMMENDATIONS:
Council:
1. Review and comment on the Draft Housing Element and receive public input.
2. Authorize staff to submit the Draft Plan to the State for initial review.
REPORT IN BRIEF:
The Housing Element is one of seven State mandated elements (chapters) of the City’s
General Plan. The State requires that Housing Elements be updated and certified
regularly to reflect the most recent trends in demographics and employment that may
affect existing and future housing demand and supply. Atascadero previously updated
the General Plan Housing Element in 2014, and a new Housing Element must now be
completed, reviewed and certified by the State Department of Housing and Community
Development (HCD), and adopted prior to December 2020. State Housing Element law
requires that each City and County identify and analyze existing and projected housing
needs within their jurisdictions, and prepare goals, policies, programs and quantified
objectives to further the development, improvement, and preservation of housing .
The Draft Housing Element has been prepared for review and initial comment. The
Housing Element is intended to outline goals and policies consistent with the City’s
General Plan and community vision in addition to addressing State requirements and
laws. This new Housing Element will encompass housing policies and programs to be
implemented through the year 2028. Following draft review by the City, the Housing
Element will be submitted to the State for review and comment, as well as circulated to
the public for input, prior to returning to the City for subsequent review. The document
must then be submitted to the State for final certification prior to December 2020.
Page 75 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
DISCUSSION:
Background
The Housing Element is a comprehensive statement by the community of its current and
future housing needs and proposed actions to facilitate the provision of additional housing
to meet those needs at all income levels. The policies contained in the Housing Element
are an expression of the statewide housing goal of meeting the housing needs in our
region, as well as a reflection of the unique concerns of the community. Housing Elements
are required to:
1. Assess and address constraints to housing development
2. Provide an assessment of population housing needs
3. Analyze progress toward implementing the previous Housing Element
4. Guide housing development policy
5. Identify opportunities to meet the City’s housing needs and identified Regional
Housing Needs Allocation (RHNA)
a. Identify resources that support housing for all income groups
b. Complete an inventory of existing and new sites for housing development
in support of meeting the City’s RHNA
Housing Element law does not require the City to build all units identified as part of the
RHNA, but rather implement a plan to accommodate for these units throughout the City.
The Housing Element is not the only tool to solve housing problems but aims to identify
constraints and barriers and provide realistic solutions where able.
The City started the Housing Element update process in January of 2020. A joint Planning
Commission and City Council hearing took place on January 28, 2020. At that time, the
Consultant outlined the process and received comments. In April 2020, the City Council
reviewed the City’s Regional Housing Needs allocation (RHNA) and provided input on
identified sites and policies to meet the identified housing needs . The City’s housing
consultant incorporated input from the April site selection and policy identification meeting
into the draft plan.
Analysis
Draft Housing Element
The Housing Element is divided into 7 chapters outlining and analyzing the City’s current
regulatory framework, demographics, RHNA requirements, housing programs, and
constraints to housing development. The plan also includes a review of past Housing
Element programs and the County’s regional chapter outlining the regional goals for housing
based on the Countywide Regional Compact. The Chapters are organized as follows:
A. Introduction
B. Housing Plan
C. Regional Chapter
D. Needs Assessment
E. Housing Constraints
F. Housing Resources
G. Program Accomplishments 2014-2019
Page 76 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
Housing Plan (Chapter B)
The draft Housing Plan includes Goals, Policies and Programs aimed at supporting
housing development throughout the City. The City’s overarching objective is to ensure
that decent, safe housing is available to all current and future residents at a cost that is
within the reach of the diverse economic segments in Atascadero. Additionally, the City
must ensure that adequate services and infrastructure are available to serve our housing
supply. To make adequate provisions for the housing needs of people at all income levels,
state law (Government Code 65583[c]) requires that the City, at a minimum, identify
specific programs that do all of the following:
Identify adequate sites, with appropriate zoning and development standards and
services to accommodate the locality’s share of the regional housing needs for
each income level.
Assist in development review and approval of adequate housing to meet the needs
of extremely low-, very low-, low-, and moderate-income households.
Address and, where possible, remove governmental constraints to the
maintenance, improvement, and development of housing, including housing for
people at all income levels, as well as housing for people with disabilities.
Conserve and improve the condition of the existing affordable housing stock and
preserve assisted housing developments at risk of conversion to market -rate
housing.
Promote equal housing opportunities for all people, regardless of race, religion,
sex, marital status, ancestry, national origin, color, familial status, or dis ability.
Housing Element policies and programs are intended to show how the City will comply
with State housing law and support the production of affordable housing. Policies set the
general framework to adopt the goal, while programs include an action that the City must
take to implement a policy or goal and can include quantifiable objectives that will be used
to report the City’s progress on Housing Plan Implementation to the State annually.
Ongoing policies and programs that remain relevant have been carried over from the
previous Housing Element. New policies and programs have been included in alignment
with recent State law changes and to further project streamlining.
The programs included in the plan identify the actions that will be taken to make sites
available during the planning period with appropriate land use and development
standards and with services/facilities to accommodate the City’s share of regional housing
need for each income level. The programs also addres s identified housing issues in
Atascadero and approaches to meet State law housing requirements.
An overview of the Key Housing Element Programs
The programs illustrated below are the most notable programs of the draft Housing
Element.
Program 1.A: Adequate Sites
“The City of Atascadero has a remaining RHNA of 266 units for the 2018 -2028
RHNA planning period after credits for permitted or approved units are taken into
consideration. Overall, the City can adequately accommodate the City’s current
Page 77 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
RHNA under existing General Plan and Zoning Regulations standards. The
residential sites inventory to address the current RHNA consists of 11 mostly
vacant sites with capacity to yield 497 new units. The City will maintain an inventory
of available sites for residential development and provide it to prospective
residential developers upon request, and the City will continue to track the
affordability of new housing projects and progress toward meeting the City’s
RHNA. The City will also continue allowing housin g development on RMF-24
properties identified in the Housing Element Sites Inventory as a by-right use, not
subject to a conditional use permit or specific plan.
The City of Atascadero is not responsible for the actual construction of these units.
The City is, however, responsible for creating a regulatory environment in which
the private market could build these units. This includes the creation, adoption,
and implementation of General Plan policies, zoning and development standards,
and/or incentives to encourage the construction of various types of units.”
At the April 14th City Council meeting, an analysis was presented identifying
potential housing sites and rezone requests. Based on current zoning and
availability of sites that meet the State’s size and density requirements, the City
has adequate sites under current zoning to meet the remaining RHNA
requirements. The RHNA is accommodated through a combination of assumed
development of vacant and underutilized high density residential properties as well
as assumed increases in ADU construction based on new State laws that limit the
City’s ability to impose certain development standards and charge certain fees.
The residential multi-family zoned sites identified in the Housing Element are
identified to be allowed by-right but can be subject to meeting objective design
standards.
Program 1.B: No Net Loss
“Government Code Section 65863 stipulates that a jurisdiction must ensure that
its Housing Element inventory can accommodate its share of the RHNA by income
level throughout the planning period. If a jurisdiction approves a housing project at
a lower density or with fewer units by income category than identified in the
Housing Element, it must quantify at the time of approval the remaining unmet
housing need at each income level and determine whether there is sufficient
capacity to meet that need. If not, the city or county must “identify and make
available” additional adequate sites to accommodate the jurisdiction’s share of
housing need by income level within 180 days of approving the reduced -density
project.
The City will evaluate residential development proposals for consistency with goals
and policies of the General Plan and the 2020 -2028 Housing Element sites
inventory and make written findings that the density reduction is consistent with
the General Plan and that the remaining sites identified in the Housing Element
are adequate to accommodate the RHNA by income level. If a proposed reduction
of residential density will result in the residential sites inventory failing to
accommodate the RHNA by income level, the City will identify and make available
additional adequate sites to accommodate the its share of housing need by income
level within 180 days of approving the reduced density project .”
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ITEM NUMBER: C-1
DATE: 06/23/20
This program addresses new State law related to development of sites identified in
the Housing Element that are used to meet the City’s RHNA. Under new State
requirements, if an identified site is developed below density or for an income level
above that identified in the Housing Element, the City must prove that additional
sites exist to meet the remaining housing need. HCD assumes that all high density
multi-family residential sites identified in the Housing Element will be developed with
units at the low-, very low-, or extremely low-income level. If any of these sites is
developed with moderate or market rate units, the City (in many cases staff will make
this finding for by-right sites) must make findings upon project approval that
adequate high-density housing sites exist, and must identify additional sites to
transfer that lower income development potential to. The sites identified in the
Housing Element are by-right sites, so development of these sites cannot be denied
if all zoning standards are met. So while the City must assume development at the
lower income levels to meet the State’s RHNA requirements, the City cannot ensure
that development will occur that qualifies as lower income housing. If it is found that
there are not adequate sites that can accommodate the remaining need, the City
must rezone additional multi-family property within 180-days. This State required
program means that staff will need to maintain a list of eligible properties and areas
for rezoning that can be used to track and shift RHNA development opportunities.
Based on past development patterns in the City, it is likely that the identified sites
will not develop as HCD assumes unless developed by a non-profit entity or unless
strategies are enacted to facilitate affordability by design. In concert with Programs
3.B and 3.C, the City could consider limiting unit sizes in the multi-family zone to
encourage developments that are affordable by design and ensure development of
high-density sites with affordable options that aren’t concentrated or deed restricted.
Fortunately, the State’s recognition of accessory dwelling units in meeting the needs
of lower-income households has given the City a sizable buffer within the adequate
sites inventory for lower-income housing capacity. However, should existing sites
not be developed in a way that meets the targeted need, the Council will be
compelled to rezone eligible properties to high density multi-family use. Staff has
already identified a number of properties along El Camino Real at the north end of
the City that have rezoning potential and received a number of rezone requests from
property owners. Further analysis of additional housing sites is expected as part of
the Citywide General plan update scheduled to begin early next year.
Program 1.C: Mixed-Use Development
“Continue to allow mixed residential and commercial development and promote
second- and third-story residential development in the Downtown zoning districts.
To increase project certainty and streamline development, the City will consider
identifying appropriate, mid-block locations, outside of the downtown, for future
mixed-use/residential development (in commercial zoning districts) while
considering appropriate jobs/housing balance and fiscal impacts. Considering
market conditions and development costs, the City will provide, when possible,
developer incentives such as expedited permit processing and flexible
development standards for units that are affordable to lower-income households.
The City will publicize these incentives on the City’s website (www.atascadero.org)
to make them available in a timely fashion .”
Page 79 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
The City’s existing General Plan (Policy LOC 3.1) allows for multi-family
development on mid-block commercial sites within the General Commercial land
use designation with approval of a Conditional Use Permit. This program
recognizes the need for the City to examine potential sites for non-commercial
development where higher intensity commercial development is not viable or
where bringing a 24-hour presence to the corridor may be beneficial in the support
of adjacent economic hubs. Appropriate sites may be those that are not conducive
to commercial development due to location, size, or slope. Analysis of this strategy
could include maintaining commercial zoning and the use of overlay zones to
accomplish specific design requirements.
This program asks that the City explore pre-designating commercial sites that may
be appropriate for residential development ensuring greater certainty for potential
developers while also ensuring that non-identified sites be targeted for commercial
development. Under this program, the City is only compelled to explore this idea.
Analysis of sites is identified to occur during the Citywide General Plan Update and
can be integrated into a comprehensive land use strategy. Taking a
comprehensive look at land uses along the corridor will allow the Council to
understand the positives and negatives to different types of mixed -use and
residential development styles and ratios. Adoption of such a program or policy
remains at the discretion of the Council.
As development at a density of at least 20 units per acre is assumed by the State
to provide housing to lower-income households, this program also calls for
developer incentives for mixed-use development. The City currently prioritizes and
assists applicants with permit processing for lower-income projects and continues
to explore other options to incentivize affordable housing.
Program 2.B: Inclusionary Housing Ordinance
“Evaluate the City’s inclusionary housing policy and consider replacing the current
inclusionary policy with an inclusionary housing ordinance. An inclusionary
ordinance must be consistent with state density bonus regulations and address
changing economic and regulatory considerations. The City will continue to
monitor the impact of its inclusionary housing policy/ordinance on production of
market rate housing in response to market conditions. If the City’s inclusionary
housing approach presents an obstacle to the development of the City's fair share
of regional housing needs, the City will revise the policy/ordinance accordingly.”
This program asks that the City review the current inclusionary housing policy and
consider replacing the policy with an inclusionary housing ordinance. In the past,
the application of inclusionary housing requirements to Planned Developments
and Specific Plan has greatly assisted the City in meeting our housing goals, both
in units constructed and fees collected to support affordable housing development.
As the State reduces the ability of Cities to review housing projects through a
discretionary process, thereby reducing the number of projects required to
participate in the City’s current program, analysis of alternatives will provide for
expanded opportunities to meet affordable housing goals.
Page 80 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
Program 2.F: Mixed-Use Standards
“Adopt mixed-use development standards that facilitate high-quality development
and that strike a balance between the community’s need for housing and the City’s
need to preserve viable commercial land uses to help sustain the City’s ability to
provide essential services. During the formulation of development standards, the
City will assess the potential for residential density increases for mixed-use projects.
The City will pursue the drafting of new mixed-use developments standards and
Objective Design Standards (Program 3.B) to ensure that the City’s planning and
design goals for mixed-use projects and multi-family housing are met.”
This program speaks to the Housing Accountability Act (SB 167, AB 678, AB 1515
[2017] – GC Section 65589.5) which dictates that development projects within
commercial zoning districts that include at least two-thirds of the project as residential
floor space cannot be denied if all applicable zoning standards are met. However,
meeting all zoning standards means that the project must be consistent with basic
land use standards such as no residential uses on the ground floor, maximum height,
parking, landscaping, and must seek no exceptions. Adding objective design
standards can add to the list of ordinance requirements allowing for greater design
certainty on projects that State law exempts from discretionary review.
The program noted above calls for the City to adopt mixed-use development
standards that facilitate high-quality development and that strike a balance
between the community’s need for housing and the City’s need to preserve viable
commercial land uses. During the formulation of development standards, the City
will assess the potential for residential density increases for mixed -use projects..
The plan calls for the City to coordinate the drafting of new mixed-use development
standards and Objective Design Standards (Program 3.B) to ensure that the City’s
planning and design goals for mixed-use projects and multi-family housing are met.
Developing standards will provide certainty to the development community and will
streamline the design process. These standards can also require preservation of
floor space for viable commercial land uses and design requirements to ensure
enhanced activation of the El Camino Real and Morro Rd corridor.
Program 2.G: Specific Plans
“Continue to require the use of specific plans or planned developments for
residential projects of 100 or more single-family units to ensure that the distribution
of land uses, infrastructure requirements, and implementation measures are
consistent with the General Plan and the City’s development goals and needs.”
This program clarifies that a Specific Plan or Planned Development zoning is
needed for the creation of new single-family neighborhoods where there are 100
or more houses. Clarification in this program notes that it is not intended to speak
to multi-family apartment projects where the zoning to allow for such density
already exists. The program directs the City to continue to require the use of
specific plans or planned developments for residential projects of 100 or more
single-family units to ensure that the distribution of land uses, infrastructure
requirements, and implementation measures are consistent with the Gen eral Plan
and the City’s development goals and needs.
Page 81 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
Program 3.A: Development Process Streamlining
“Continue streamlining the project review process by:
Reviewing, and if necessary, revising local review procedures to facilitate a
streamlined review process
Accommodating SB 35 streamlining applications or inquiries by creating
and making available to interested parties an informational packet that
explains the SB 35 streamlining provisions in Atascadero and provides SB
35 eligibility information
Continuing to consolidate all actions relating to a specific project on the
same Council or Commission agenda
Continuing to review minor project modifications through the Design Review
Committee and more substantial changes through a Planning Commission
process
Maintaining pre-approved stock development plans to streamline the plan
check process for ADUs”
Program 3.A. emphasizes the need for streamlined review. HCD encourages
permit streamlining for projects that include certain levels of affordable housing.
This includes maximum review timeframes for permits and limitations on triggers
for discretionary review processes. Included in this program are stock plans for
ADU’s. This activity is currently being pursued as a regional effort and may be
funded through SLOCOG, SB2, or LEAP funding.
Program 3.B: Objective Design Standards
“Adopt objective design standards to ensure that the City can provide local
guidance on design and standards for by-right projects as allowed by state law.
Adoption of objective design standards will facilitate high-quality residential
development and compliance with state objectives. The objective design
standards will ensure provision of adequate private open space, parking, and
related features as well as architectural design, consistent with state law. Part of
the objective design standards creation process will include assessing how the
standards can be used to encourage a variety of housing types and limit the size
of residential units on multi-family zoned properties to encourage units that are
affordable by design.”
Program 3B calls for the City to adopt objective design standards (strictly focused
on assessing compliance with criteria). The State has passed legislation that
makes it increasingly difficult for Cities to exercise discretionary approval of
housing projects (Housing Accountability Act). While some projects may still be
subject to discretionary review, others are exempt and only objective design
standards can be applied. Developing such standards will ensure quality
development and compliance with State objectives. The City may adopt a set of
objective design standards that dictate architectural quality, adequate private open
space, adequate parking, appropriate landscaping, site design requirements, and
related features. The objective design standards can facilitate methods to
encourage a variety of housing types encouraging smaller units on multi-family
zoned properties to ensure units that are affordable by design while preserving
quality outdoor space, adequate parking, and quality aesthetics.
Page 82 of 210
ITEM NUMBER: C-1
DATE: 06/23/20
Program 3.C: Multi-Family Housing Permitting
“To reduce constraints to multi-family housing production, the City will review and
if necessary, revise the Conditional Use Permit (CUP) requirements for multi-family
housing. The Atascadero Zoning Regulations require a CUP for residential
projects in the RMF zone over 11 units, excluding RMF-24 properties identified in
the Housing Element sites inventory which are allowed by right. The City will
consider revising the CUP requirement once objective design standards are
adopted. This will not affect the by-right approval of multi-family projects in the
RMF-24 zone on Housing Element sites, which are not subject to a CUP or a
Specific Plan. The permitting process for multi-family housing will be consistent
with any by-right or streamlining requirements identified in state law. The City will
periodically evaluate the approval process for projects requiring a CUP or other
discretionary review and monitor the impact the requirement has on project
certainty, cost, and approval time.”
To reduce constraints to multi-family housing production, and consistent with the
intent of SB35 and the Housing Accountability Act, program 3.C suggests
considering a revision to the Conditional Use Permit (CUP) requirements for multi-
family housing. The program calls for the City to consider removing the CUP
requirement entirely once objective design standards are adopted. The adoption
of objective design standards can accommodate many of the same things that the
conditional use permit process is designed for.
Program 3.D: RMF Zone Height
“Amend the Zoning Regulations to remove number of stories limit in the Residential
Multi-Family (RMF) Zone and regulate based on height in feet, allowing for
adequate emergency response and community character preservation.”
The current height limitation in the multi-family zone is a two part standard. The
maximum height cannot exceed 35-feet nor can any building be more that 2
stories. The limit on the number of stories results in lower density projects and less
flexibility on site design and planning. The proposed program calls for the City to
amend the Zoning Regulations to remove “number of stories limit” in the
Residential Multi-Family (RMF) Zone while maintaining the 35-foot limit to ensure
neighborhood compatibility. The CUP process will remain available for
developments desiring to exceed this limit.
Program 3.E: Small Lot Subdivisions
“Consider adopting small lot subdivision standards that incorporate specific site
and building development standards (such as parking, height, yard space,
architecture) in exchange for flexible minimum lot sizes. Consider allowing small
lot subdivisions without rezoning. Small lot subdivision standards can eliminate the
need for multi-family planned developments that are currently subject to a rezoning
process. Establishing a set of high-quality standards for each small lot subdivision,
instead of minimum lot size, can save substantial staff time and applicant costs
and would allow for increased creativity with site design while increasing ownership
opportunities for all income segments of the community (affordable by design).”
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Program 3.E calls for the City to consider adoption of flexible minimum lot sizes for
single family residential neighborhoods that incorporate specific site and building
development standards (such as parking, height, yard space, architecture , building
siting, unit size). This would alleviate many projects from going through a rezoning
process if the development met City required standards. At this time, the minimum
lot size for multi- family development is one half acre unless a planned
development overlay zone is adopted . Establishing small lot standards will
prescribe a set of quality standards for each subdivision, will save substantial staff
time and applicant costs while providing certainty for both applicants and the City.
This could allow for increased creativity with site design while increasing ownership
opportunities for all income segments of the community (affordable by design).
Program 3.H: Special Needs Housing Laws
“Review the Zoning Regulations and if necessary, make changes to ensure
compliance with the Supportive Housing Streamlining Act (AB 2162) and AB 101
(Low-Barrier Navigation Centers). AB 2162 requires supportive housing to be
considered a use by right in zones where multi-family and mixed uses are
permitted, including nonresidential zones permitting multi-family uses, if the
proposed housing development meets specified criteria. AB 101 requires that Low -
Barrier Navigation Centers (LBNC) be a by-right use in areas zoned for mixed-use
and nonresidential zones permitting multi-family uses. LBNC provide temporary
room and board with limited barriers to entry while case managers work to connect
homeless individuals and families to income, public benefits, health se rvices,
permanent housing, or other shelter.”
Under program 3.H, the City is tasked with analyzing current zoning regulations to
ensure compliance with State law for transitional housing, emergency shelters, and
Low Barrier Navigation Centers. Amendments to the zoning ordinance will be
brought forward as needed to remain in compliance with these laws.
Summary of Quantified Objectives
The programs listed in the Housing Plan (Chapter B) provide quantified objectives
towards meeting the State and City hosing goals. Programs that relate to supporting the
construction of housing units to meet the City’s RHNA include measurable objectives
used during the State’s annual reporting process to ensure that the City is on track in
meeting identified goals. Table B.1 summarizes the City’s quantified objectives for the
2020-2028 planning period by income group.
The Construction Objective represents the City’s remaining (after crediting the
units with approved or issued permits) 2018-2028 RHNA of 266 units, as well as
objectives for the density bonus and inclusionary housing programs.
The Rehabilitation Objective represents objectives in the Housing Rehabilitation
and Preservation program.
The Conservation objective refers to maintenance of the current level of assistance
through the Housing Choice (formerly Section 8) Voucher program from the
County of San Luis Obispo Housing Authority.
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Table B.1: Quantified Objectives
Objectives
Income Levels
Total
Extremely/
Very Low Low Moderate
Above
Moderate
Construction Objective * 171 105 15 50 341
Rehabilitation Objective 5 5 10 -- 20
Conservation/Preservation
Objective 230 -- -- 230
Total 176 110 25 50 361
*Note: The City of Atascadero is not responsible for the actual construction of these units. The City is, however,
responsible for creating a regulatory environment in which the private market could build these units. This includes the
creation, adoption, and implementation of General Plan policies, zoning standards, and/or incentives to encourage the
construction of various types of units.
Regional Chapter
The County and all seven Cities are working collaboratively to develop the region’s first
Regional Infrastructure and Housing Strategic Action Plan (Regional Plan) that will
identify actions to address housing and resiliency issues. A key component of the
Regional Plan is the integration of efforts to address critical housing and related
infrastructure needs. As part of the Housing Element update process, representatives of
the County, seven Cities, and San Luis Obispo Council of Governments (SLOCOG)
developed a regional Chapter to be integrated into each jurisdiction’s Housing Elements,
aimed at showcasing the ongoing commitment of each agency to this collaborative effort.
The regional Chapter presents a regional vision and policies focused specifically on
fostering regional collaboration to plan and develop housing and supportive infrastructure.
The regional effort is an ongoing and iterative process. Identifying regional funding
opportunities will be a collaborative process with the input of all 8 jurisdictions and is
subject to changes based on funding opportunities and identified needs. The regional
partners are committed to improving the jobs/housing balance throughout the regional
and identifying inf rastructure projects and housing opportunities that support these
integrated efforts.
This effort is guided by the San Luis Obispo Countywide Regional Compact (Regional
Compact). The Regional Compact, adopted by each jurisdiction in early 2020, outlines
six shared regional goals to guide collaborative resolution of underlying housing and
infrastructure needs:
Goal 1. Strengthen Community Quality of Life – We believe that our Region’s
quality of life depends on four cornerstones to foster a stable and healthy economy
for all: resilient infrastructure and resources, adequate housing supply, business
opportunities, and educational pathways.
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Goal 2. Share Regional Prosperity – We believe that our Region should share
the impacts and benefits of achieving enduring quality of life among all people,
sectors and interests.
Goal 3. Create Balanced Communities – We believe that our Region should
encourage new development that helps to improve the balance of jobs and housing
throughout the Region, providing more opportunities to residents to live and work
in the same community.
Goal 4. Value Agriculture & Natural Resources – We believe that our Region’s
unique agricultural resources, open space, and natural environments play a vital
role in sustaining healthy local communities and a healthy economy, and therefore
should be purposefully protected.
Goal 5. Support Equitable Opportunities – We believe that our Region should
support policies, actions, and incentives that increase housing development of all
types, available to people at all income levels.
Goal 6. Foster Accelerated Housing Production – We believe that our Region
must achieve efficient planning and production of housing and focus on strategies
that produce the greatest impact.
The regional chapter includes an initial list of aspirational regional policies that further the
Regional Compact vision. The list of regional goals offers ways that the County, cities,
SLOCOG, and other partners can consider moving forward, together. Many of the
regional goals relate to inter-agency partnerships and a regional approach to
infrastructure funding. Participation in the regional effort and incorporation of the regional
chapter into the City’s Housing Element not only solidifies our commitment to work
together as a region but may also further expand grant opportunities. The chapter
includes the following eight regional policies:
R-1: Promote awareness and support of regional efforts that further housing and
infrastructure resiliency by utilizing community engagement, and consistent and
transparent communication.
R-2: Encourage an adequate housing supply and resilient infrastructure, services,
and resources to improve the balance of jobs and housing throughout the Region.
R-3: Develop inter-agency partnerships as appropriate to implement goals and
policies related to housing and infrastructure.
R-4: Coordinate State, Federal, and other funding opportunities for housi ng and
infrastructure development throughout the Region.
R-5: Encourage developers to sell newly constructed housing units to individuals
residing or employed within the area of the development (a city or the County) first
before selling to individuals from outside the County, to promote local preference.
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R-6: Encourage rental units be prioritized for long term residents rather than short
term users or vacation rentals.
R-7: Support housing development that is located within existing communities and
strategically planned areas.
R-8: Encourage regional collaboration on a menu of housing types, models, and
efforts to support streamlined approvals for such developments (i.e. Accessory
Dwelling Units, etc.).
Part of this effort also includes a regional toolkit of programs and activities that can be
adopted to support these goals. The City’s draft Housing Element already identifies a
number of policies and programs that achieve this regional vision. The City will continue
to participate in collaborative regional efforts to address jobs/housing balance, best
practices for housing development and support, and buildin g and prioritizing resilient
infrastructure to serve the region into the future.
Housing Constraints
Chapter E analyzes the City’s current zoning regulations , building codes, code
enforcement, infrastructure, fees, and permit processes (governmental constraints) to
determine any constraints to housing development or preservation. In addition, per State
law, the chapter also analyzes non-governmental constraints such as land and housing
costs, environmental constraints, and availability of financing. If constraints are identified,
a program is usually included in the Housing Plan to further analyze and address the
potential constraint.
Governmental Constraints:
The chapter identifies the following governmental hous ing constraints within the City’s
regulatory framework:
2 story maximum for multi-family development (Program 3.D proposes to eliminate
this restriction)
Low limit (12 units) trigger for discretionary entitlement for multi -family
development (Program 3.C has been added to further analyze)
Emergency Shelter Overlay Zoning district and Supportive housing regulations
need to address new State laws (Programs 3.H and 3.I have been included to
ensure consistency)
The City lacks quantifiable objective design standards to facilitate housing
development subject to SB35 and the Housing Accountability Act and to provide
clarity for developers while achieving high-quality design. (Program 3.B calls for
the adoption of objective design standards)
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The consultant’s analysis also found that the City does not impose greater site
improvement or building code regulations on housing projects than is otherwise required
by the State and/or surrounding communities. In addition, permit processing times are in
line with or more expeditious that surrounding jurisdictions and comply with State
streamlining requirements.
Non-Governmental Constraints:
Identified non-governmental constrains include land and construction costs, availability of
financing, and environmental constraints. While the City cannot control these factors,
programs are included in the plan to support applicants and developers through outreach
efforts.
Past Program Accomplishments
The draft Housing Element includes a chapter outlining the City’s accomplishments during
the previous planning period (2014-2019). This evaluation provides valuable information
on the extent to which programs have achieved stated objectives and whether these
programs continue to be relevant to addressing current and future housing needs in
Atascadero. The evaluation provides the basis for recommended modifications to policies
and programs and the establishment of new housing objectives.
The below table summarizes the quantified objectives contained for the 2014-2019
Housing Element and compares the City’s progress toward fulfilling these objectives. The
City recognizes that it had limited resources to address the varied affordable housing
needs in the community. As part of the 2014-2019 Housing Element, the City established
a set of quantified objectives for housing construction, rehabilitation, and preservation.
The City made significant progress towards the construction and conservation goal. The
City’s rehabilitation goals, however, fell short due to the loss of its primary rehabilitation
funding tool when the RDA was dissolved.
Table G.2: Summary of 2014-2019 Quantified Objectives and Progress
Objectives
Income Levels
Total Very Low Low Moderate
Above
Moderate
Construction Objectives
Goal(a) 98 62 69 164 393
Progress 48 (49%) 28(45%) 178(258%) 308(188%) 562
Rehabilitation Objectives
Goal(b) 7 13 55 55 130
Progress -- -- -- -- 0
Conservation Objectives
Goal(c) 2 3 15 5 25
Progress 71 (1,420%) -- -- 71
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The City accomplished these objectives by implementing numerous programs since
2014. In addition to on-going efforts, the most notable projects and implemented
programs include:
The La Plaza project providing 42 residential units downtown, 38 of which are likely
to be considered as affordable by design based on unit size.
Over 80 units approved through the PD overlay process
60 units issued in accordance with the state density bonus law.
Over 25 permits issued for ADUs
Worked with People’s Self-Help Housing to produce 34 affordable housing units
and worked with the Corporation for a Better Housing to produce 60 very low- and
low-income units.
The City updated the zoning ordinance in 2017 to include updated definitions and
requirements for farmworker housing in accordance with State law.
A full list of objectives and accomplishments can be found in draft Chapter G.
Next Steps
This hearing begins the process of coordination and review by HCD and the public.
Following authorization by the City Council, the Draft Housing E lement will be sent to
HCD for their review and the 60-day public review period will begin. It is typical for the
State’s reviewer to recommend edits to the document. In addition, issues and
modifications may occur as a result of public comment. The HCD review process is
iterative and interactive and any changes, will be brought back to the Council for review
prior to finalizing the document for adoption. Final adoption of the document and
certification by HCD needs to take place by December 31 to remain in compliance with
State laws. The City is on track to meet this deadline with the State and public comment
period scheduled to end in late August. Once HCD has approved the document, and
Council has had a chance to review any substantial changes, if any, the document will be
brought before the Planning Commission for review and recommendation prior to Council
review for final adoption.
Conclusion
The Housing Element update is a State mandated process that aims to provide a
regulatory and land-use framework aimed at addressing housing needs and providing
opportunities for the construction of housing that meets the needs of current and future
residents. The draft Housing Element has been prepared and goals, policies, and
programs have been identified that support housing development throughout the City and
comply with State housing laws. This Housing Element will cover the planning period from
2020-2028. Per State law, adoption and certification must occur by December 2020.
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FISCAL IMPACT:
None. The Housing Element is a state mandated activity. While review of potential
Housing Element policies does not have a direct fiscal impact, changes in land-use
policies will generally produce an overall positive or negative fiscal impact for the City
depending on the policy. Creation of housing units generally has a negative fiscal impact
upon City resources.
ATTACHMENT:
Draft Housing Element
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City of Atascadero 2021-2028
Housing Element
PUBLIC REVIEW DRAFT | JUNE 2020
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City of Atascadero
2021-2028
Housing Element
City of Atascadero
6500 Palma Avenue
Atascadero, CA 93422
Public Review Draft
June 2020
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Table of Contents
Page
A. Introduction A-1
A.1 Overview A-1
A.2 Scope and Content of the Housing Element A-1
A.3 Relationship to Other General Plan Elements A-2
A.4 Public Participation A-2
B. Housing Plan B-1
B.1 Goals and Policies B-1
B.2 Implementing Programs B-3
B.3 Summary of Quantified Objectives B-15
C. Regional Vision for Housing C-1
C.1 Overview C-1
C.2 Alignment with Regional Compact C-1
C.3 Policies C-2
C.4 Moving Forward C-3
D. Needs Assessment D-1
D.1 Population, Employment and Household Trends D-1
D.2 Special Needs Groups D-6
D.3 Housing Characteristics D-11
D.4 Housing Cost and Affordability D-13
D.5 Housing Problems D-16
D.6 Housing at Risk of Converting from Affordable to Market Rate Housing D-18
E. Constraints on Housing Production E-1
E.1 Governmental Constraints E-1
E.2 Nongovernmental Constraints E-24
F. Housing Resources F-1
F.1 Regional Housing Needs Allocation (RHNA) F-1
F.2 Progress Towards the RHNA F-2
F.3 Residential Sites Inventory F-3
F.4 Site Infrastructure and Services F-4
F.5 Environmental Constraints F-12
F.6 Financial Resources F-12
F.7 Administrative Resources F-13
G. 2014-2019 Housing Element Program Accomplishments G-1
Appendix A: Public Outreach Contact List X-1
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Atascadero Housing Element
A: Introduction | 1
A. Introduction
1. Overview
This Housing Element provides the City of Atascadero with a coordinated and comprehensive strategy
for promoting the production of safe, decent, and affordable housing for all community residents.
The Housing Element is a mandatory General Plan element. It identifies ways in which the housing needs
of existing and future residents can be met. State law requires that all cities adopt a Housing Element
and describes in detail the necessary contents of the Housing Element. California planning law provides
more detailed requirements for the Housing Element than for any other General Plan element. This
Housing Element responds to those requirements and responds specifically to conditions and policy
directives unique to Atascadero.
The California Legislature has identified the attainment of a decent home and suitable living
environment for every Californian as the state’s main housing goal. Recognizing the important part that
local planning programs play in pursuit of this goal, the Legislature has mandated that all cities and
counties prepare a Housing Element as part of their comprehensive General Plans. Section 65581 of the
California Government Code reflects the legislative intent for mandating that each city and county
prepare a Housing Element:
1. To ensure that counties and cities recognize their responsibilities in contributing to the
attainment of the State housing goal
2. To ensure that counties and cities will prepare and implement housing elements which, along
with federal and state programs, will move toward attainment of the state housing goals
3. To recognize that each locality is best capable of determining what efforts are required by it to
contribute to the attainment of the state housing goal, provided such a determination is
compatible with the state housing goal and regional housing needs
4. To ensure that each local government cooperates with other local governments to address
regional housing needs
2. Scope and Content of the Housing Element
The Housing Element covers the planning period of December 31, 2020 through December 31, 2028 and
identifies strategies and programs to: 1) encourage the development of a variety of housing
opportunities; 2) provide housing opportunities for persons of lower and moderate incomes; 3) preserve
the quality of the existing housing stock in Atascadero; 4) minimize governmental constraints; and 5)
promote equal housing opportunities for all residents.
Toward these ends, the Housing Element consists of:
• An introduction of the scope and purpose of the Housing Element
• A Housing Plan to address the identified housing needs, including housing goals, policies, and
programs
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Atascadero Housing Element
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• A Regional Infrastructure and Housing Strategic Action Plan, which was developed
collaboratively with and is adopted by the County of San Luis Obispo and all seven cities within
the county
• An analysis of the City’s demographic and housing characteristics and trends
• A review of potential market, governmental, and environmental constraints to meeting the
City’s identified housing needs
• An evaluation of land, administrative, and financial resources available to address the housing
goals
• A review of past accomplishments under the previous Housing Element
3. Relationship to Other General Plan Elements
State law requires that the General Plan and all individual elements collectively form 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 Atascadero General Plan.
Development policies contained in the Land Use, Open Space & Conservation Element—which
establishes the location, type, density, and distribution of local land uses, including housing—most
directly relate to the Housing Element. The policies and priorities of the Housing and Land Use, Open
Space & Conservation Element have been carefully balanced to maintain internal consistency. When any
element of the General Plan is amended, the City will review the Housing Element and if necessary,
prepare an amendment to ensure continued consistency among elements. State law requires that upon
revisions to the Housing Element, the Safety and Conservation Elements include an analysis and policies
regarding flood hazard and management information.
4. Public Participation
The Housing Element must reflect the values and preferences of the Atascadero community; therefore,
public participation plays a role in the development of this Element. Section 65583(c)(6)(B) of the
Government Code states: “The local government shall make diligent effort to achieve public
participation of all economic segments of the community in the development of the housing element,
and the program shall describe this effort.” This process not only includes residents of the community,
but also coordinates participation among local agencies and housing groups, community organizations,
and housing sponsors.
Community Workshops and Study Sessions
On January 28, 2020, the City conducted a workshop to gather input from key local stakeholders and
residents. The meeting included a presentation about the intent of the Housing Element update,
followed by a facilitated discussion regarding housing issues, opportunities to meet local housing needs,
and creative approaches to address the City’s constraints to housing production. Participants included
local developers, service providers, advocates, and residents.
Outreach for the workshop and study session were conducted using social media campaigns and local
media outlets. Information was also posted on the City website. Interested developers, housing
advocates, and residents were encouraged to attend, and follow-up was conducted after the events to
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ensure that the City captured all input. The list of agencies and organizations invited to the study session
are listed in Appendix A.
Public comments received at the workshop and through follow-up outreach encouraged the City to see
housing as an opportunity, while understanding the importance of considering the jobs to housing
balance. Participants recommended ways to streamline the housing development approval process
(including a clear roadmap with certainty), reduction in various permit fees, creative solutions to reduce
the costs of development, and a focus on making Atascadero attractive for the building community.
Community Workshop | January 28, 2020
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Following the workshop, the Planning Commission and City Council held a joint study session to review
Housing Element requirements, report on input received at the workshop earlier in the day, and discuss
issues, locations where new housing should be encouraged, creative solutions to constraints, and how
to respond to local needs of Atascadero. Public comments included:
• Streamline the approval process with reduced use of conditional use permits and removal of
minimum lot size requirements.
• Provide a mechanism, such as in-lieu fee payment, to substitute for parking requirements.
• Find ways to incentivize affordable housing rather than require it.
• Upzone around downtown.
• Consider an overlay to allow residential along El Camino Real.
• Consider the increasing senior population and develop creative solutions such as extra
bedrooms, accessory dwelling units, and tiny homes.
• Reduce fees, especially for the housing types that are affordable by design.
• Consider changes to land use as part of a General Plan update and consider property owner
requests to rezone.
On April 14, 2020, the City Council conducted a study session to discuss potential sites to meet the
regional housing needs allocation (RHNA) and policies to consider in the Housing Element. Due to the
statewide Shelter at Home order associated with the COVID-19 pandemic, this meeting was not
physically open to the public but was accessible via teleconferencing and viewing on the local television
station. Notification of the workshop/hearing was sent to local media outlets as well as posted on the
City website. In addition, outreach to interested members of the resident, housing advocacy, and
development community was conducted. Public comments were received via teleconference and
included requests for rezoning, discussion of junior accessory dwelling units, and support for horizontal
mixed use, removal of minimum lot size requirements, and increasing housing in the community.
On June 23, 2020, the City Council conducted a workshop prior to submitting the draft Housing Element
to the State Department of Housing and Community Development (HCD) to discuss the Draft Housing
Element. Because the statewide Shelter at Home order was still in place, this meeting was not physically
open to the public; the public participated via teleconferencing and viewing on the local television
station. Notification of the workshop/hearing was published in the San Luis Obispo Tribune newspaper.
To ensure that the housing concerns of low- and moderate-income and special needs residents were
addressed, the City notified agencies and organizations that serve these communities in Atascadero and
surrounding areas. Local stakeholders such as developers, service providers, neighboring jurisdictions,
and housing advocates were invited to review and comment on the 2020-2028 Housing Element and to
attend the study session. The list of agencies and organizations invited to the study session are listed in
Appendix A. Comments received at that workshop will be summarized here.
Further opportunity for public participation will be provided at Planning Commission and City Council
adoption hearings expected to occur late October/Early November 2020.
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Community Workshop Comments| January 28, 2020
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B: Plan| 1
B. Housing Plan
This Housing Plan’s goals, policies, and programs have been established to address housing issues in
Atascadero and to meet state law housing requirements. The City’s overarching objective is to ensure that
decent, safe housing is available to all current and future residents at a cost that is within the reach of the
diverse economic segments in Atascadero. These Goals, Policies, and Programs are informed by the
housing needs assessment (Section D) , housing constrains analysis (Section E), Housing Resources analysis
(Section F), and the review or program accomplishments for the previous (2014-2019) Housing Element
(Section G). The City of Atascadero is working collaboratively with San Luis Obispo County and cities to
develop the region’s first Regional Infrastructure and Housing Strategic Action Plan (Regional Plan) that
will identify actions to address these issues. As part of the 6th Cycle Housing Element update process,
representatives of the County, seven Cities and San Luis Obispo Council of Governments (SLOCOG)
developed a regional vision and policies to showcase the ongoing commitment of each agency to this
collaborative effort. The regional vision and policies in included in Section C.
To make adequate provision for the housing needs of people all income levels, state law (Government
Code 65583[c]) requires that the City, at a minimum, identify programs that do all of the following:
Identify adequate sites, with appropriate zoning and development standards and services to
accommodate the locality’s share of the regional housing needs for each income level.
Assist in the development of adequate housing to meet the needs of extremely low-, very low-,
low-, and moderate-income households.
Address and, where possible, remove governmental constraints to the maintenance,
improvement, and development of housing, including housing for people at all income levels, as
well as housing for people with disabilities.
Conserve and improve the condition of the existing affordable housing stock and preserve assisted
housing developments at risk of conversion to market-rate housing.
Promote equal housing opportunities for all people, regardless of race, religion, sex, marital
status, ancestry, national origin, color, familial status, or disability.
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. A summary of quantified objectives is
included following the program descriptions.
1. Goals and Policies
Goal HOS 1: Provide adequate sites for housing development to accommodate a range of
housing by type, size, location, price, and tenure.
Policy 1.1: Implement land use policies and standards that allow for a range of residential
densities and products that will provide households of all types and income levels
the opportunity to find suitable ownership or rental housing.
Policy 1.2: Facilitate the development of accessory dwelling units on single-family parcels
where adequate services can be provided.
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2 | B: Plan
Policy 1.3: Encourage the production of housing, with particular emphasis on housing
affordable to persons with disabilities, elderly, large families, female-headed
households with children, and homeless individuals.
Policy 1.4: Encourage the development of residential units that are accessible to persons
with disabilities or are adaptable for conversion to residential use by persons with
disabilities.
Goal HOS 2: Promote diverse and high-quality housing opportunities to meet the needs of all
economic segments of the community.
Policy 2.1: Facilitate housing development that is affordable to lower income households by
providing technical assistance, regulatory incentives and concessions, and
financial resources as funding permits.
Policy 2.2: Continue to utilize federal and state subsidies, as well as City resources, to the
fullest extent possible, to assist in meeting the housing needs of lower-income
residents, including extremely low-income residents.
Policy 2.3: Encourage new housing, including mixed-use projects in appropriate commercial
land use areas to assist in meeting the needs of all household types in the City.
Policy 2.4: Support regional efforts to address homelessness.
Goal HOS 3: Reduce or remove governmental and non-governmental constraints to the
development, improvement, and maintenance of housing where feasible and legally
permissible.
Policy 3.1: Review projects in as timely a manner as possible, while maintaining adequate
public involvement and fulfilling the appropriate requirements of state and local
laws.
Policy 3.2: Monitor state and federal housing-related legislation, and update City plans,
ordinances, and processes as appropriate to remove or reduce governmental
constraints.
Policy 3.3: 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.
Policy 3.4: Help lower development costs where feasible, especially for low- and moderate-
income housing units.
Policy 3.5: Encourage energy conservation and sustainable building measures in new and
existing homes through adherence to the California Green Building Code.
Goal HOS 4: Protect and conserve the existing housing stock and neighborhoods, including
the City’s affordable housing stock.
Policy 4.1: Encourage conservation and preservation of neighborhoods and sound housing.
Policy 4.2: Promote and preserve affordable housing.
Policy 4.3 Encourage conservation and preservation of houses that have historical and
architectural significance.
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Policy 4.4: Leverage state and federal loans and grants to assist in preserving existing
housing and rehabilitating unsound housing structures.
Goal HOS 5: Affirmatively further equal and fair access to sound, affordable housing for all
persons.
Policy 5.1: Affirmatively further fair housing related to the sale, rental, and financing of
housing to avoid discrimination based on race, religion, age, sex, marital status,
ancestry, national origin, color, familial status, or disability, or any other arbitrary
factor.
Policy 5.2: Assist in the enforcement of state and federal fair housing and anti-discrimination
laws by assisting organizations that receive and investigate fair housing
allegations and refer possible violations of fair housing laws to enforcing agencies.
Policy 5.3: Promote and affirmatively further fair housing opportunities and promote
housing options throughout the community for all persons.
Policy 5.4: Ensure that persons with disabilities have adequate access to housing.
2. Implementing Programs
The programs below identify the actions that will be taken to make sites available during the planning
period with appropriate land use and development standards and with services/facilities to accommodate
the City’s share of regional housing need for each income level. The programs also address identified
housing issues in Atascadero and approaches to meet state law housing requirements. Program numbers
reference corresponding goals listed above.
Program 1.A: Adequate Sites
The City of Atascadero has a remaining RHNA of 266 units for the 2018-2028 RHNA planning period after
credits for permitted or approved units are taken into consideration. Overall, the City can adequately
accommodate the City’s current RHNA under existing General Plan and Zoning Regulations standards. The
residential sites inventory to address the current RHNA consists of 11 mostly vacant sites with capacity to
yield 497 new units. The City will maintain an inventory of available sites for residential development and
provide it to prospective residential developers upon request, and the City will continue to track the
affordability of new housing projects and progress toward meeting the City’s RHNA. The City will also
continue allowing housing development on RMF-24 properties identified in the Housing Element Sites
Inventory as a by-right use, not subject to a conditional use permit or specific plan.
The City of Atascadero is not responsible for the actual construction of these units. The City is, however,
responsible for creating a regulatory environment in which the private market could build these units.
This includes the creation, adoption, and implementation of General Plan policies, zoning and
development standards, and/or incentives to encourage the construction of various types of units.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing; annual assessment of status of housing sites inventory as part of the annual
reporting process to the State
Quantified Objective: 266 units
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Program 1.B: No Net Loss
Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element
inventory can accommodate its share of the RHNA by income level throughout the planning period. If a
jurisdiction approves a housing project at a lower density or with fewer units by income category than
identified in the Housing Element, it must quantify at the time of approval the remaining unmet housing
need at each income level and determine whether there is sufficient capacity to meet that need. If not,
the city or county must “identify and make available” additional adequate sites to accommodate the
jurisdiction’s share of housing need by income level within 180 days of approving the reduced-density
project.
The City will evaluate residential development proposals for consistency with goals and policies of the
General Plan and the 2020-2028 Housing Element sites inventory and make written findings that the
density reduction is consistent with the General Plan and that the remaining sites identified in the Housing
Element are adequate to accommodate the RHNA by income level. If a proposed reduction of residential
density will result in the residential sites inventory failing to accommodate the RHNA by income level, the
City will identify and make available additional adequate sites to accommodate the its share of housing
need by income level within 180 days of approving the reduced density project.
Funding Source: General Fund (staff time) and application fees
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing; as part of the entitlement review process, evaluate new projects for consistency with
General Plan objectives as they relate to housing and RHNA obligations
Program 1.C: Mixed-Use Development
Continue to allow mixed residential and commercial development and promote second- and third-story
residential development in the Downtown zoning districts. To increase project certainty and streamline
development, the City will consider identifying appropriate, mid-block locations, outside of downtown,
for future mixed-use/residential development (in commercial zoning districts) while considering
appropriate jobs/housing balance and fiscal impacts. Considering market conditions and development
costs, the City will provide, when possible, developer incentives such as expedited permit processing and
flexible development standards for units that are affordable to lower-income households. The City will
publicize these incentives on the City’s website (www.atascadero.org) to make them available in a timely
fashion.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing; identification of mixed-use opportunity areas as part of a comprehensive General
Plan update (to be initiated in 2021)
Quantified Objective: 5 Mixed Use Projects
Program 1.D: Accessory Dwelling Units
Promote the development of accessory dwelling units (ADUs) by adopting an ADU ordinance addressing
the latest provisions in State law, including permit streamlining processes. Provide pre-approved ADU
plans as a tool for encouraging development of ADUs and lowering plan review costs for applicants and
the City. Promote development of ADUs by providing written information at the City’s planning counter
and on the City’s website.
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Funding Source: General Fund (staff time); grants
Responsible Party: Community Development Department, Public Works Department, Planning
Commission, City Council, San Luis Obispo Council of Governments
Timeframe: Within two years of Housing Element adoption
Quantified Objective: 225 Units (this Objective is a subset of and not in addition to the Quantified Objective
for Program 1.A: Adequate Sites)
Program 1.E: Special Needs Housing
Provide housing opportunities to meet the special housing needs of special needs residents (including the
elderly, disabled, developmentally disabled, large families, the homeless, and extremely low-income
households) by giving priority to development projects that include a component for special needs groups
in addition to other lower-income households.
Funding Source: General Fund (staff time) and other sources, as available
Responsible Party: Community Development Department
Timeframe: Ongoing
Quantified Objective: 15 units (this Objective is a subset of and not in addition to the Quantified Objective
for Program 1.A: Adequate Sites)
Program 1.F: Housing for Persons with Disabilities
Assist in meeting the housing needs for persons with disabilities, including persons with developmental
disabilities, by implementing the following actions:
Assist developers who seek state and federal monies in support of housing construction and
rehabilitation targeted for persons with disabilities, including persons with developmental
disabilities.
Provide regulatory incentives and concessions to projects targeted for persons with disabilities,
including persons with developmental disabilities.
Work with local organizations such as the Tri-Counties Regional Center and Transitions Mental
Health Association to implement an education and outreach program informing local families
about housing and services available for persons with disabilities, including developmental
disabilities. The program will include the development of an informational brochure available on
the City’s website or at City Hall.
Funding Source: General Fund (staff time) and other sources, as available
Responsible Party: Community Development Department
Timeframe: Support grant applications- at least once during the planning period; develop informational
material - within two years of Housing Element adoption; provide incentives for development of housing
for persons with disabilities - ongoing
Program 2.A: Density Bonus
Maintain an affordable housing density bonus ordinance that establishes procedures for obtaining and
monitoring density bonuses in compliance with state law. Update the City’s density bonus ordinance to
remain in compliance with Government Code §65915.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
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Timeframe: Updated density bonus ordinance adoption - within two years of Housing Element adoption;
reviewing ordinance for compliance with State law - ongoing
Quantified Objective: 25 units (this Objective is a subset of and not in addition to the Quantified Objective
for Program 1.A: Adequate Sites)
Program 2.B: Inclusionary Housing Ordinance
Evaluate the City’s inclusionary housing policy and consider replacing the current inclusionary policy with
an inclusionary housing ordinance. An inclusionary ordinance must be consistent with state density bonus
regulations and address changing economic and regulatory considerations. The City will continue to
monitor the impact of its inclusionary housing policy/ordinance on production of market rate housing in
response to market conditions. If the City’s inclusionary housing approach presents an obstacle to the
development of the City's fair share of regional housing needs, the City will revise the policy/ordinance
accordingly.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Review the City’s current inclusionary housing policy within two years of Housing Element
adoption
Quantified Objective: 50 units (this Objective is a subset of and not in addition to the Quantified Objective
for Program 1.A: Adequate Sites)
Program 2.C: Affordable Housing In-Lieu funds
Evaluate the adoption of a policy to determine the best use of City Affordable Housing In-Lieu funds to
support the creation of new affordable housing units in Atascadero. Work with affordable housing
developers and identify funding to address the housing needs of extremely low-income households and
totally and permanently disabled persons.
Funding Source: General Fund (staff time), Inclusionary Housing Fees, and other funding sources, as
appropriate
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Affordable Housing In-Lieu funds policy evaluation within two years of Housing Element
adoption; identify funding sources annually
Quantified Objective: Assist with development of 5 affordable units
Program 2.D: Affordable Housing Technical Assistance
Provide pre-application technical assistance to affordable housing providers to determine project
feasibility and address zoning and code compliance issues in the most cost-effective and expeditious
manner possible.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Quantified Objective: Provide letters of support for 5 affordable housing project applications
Program 2.E: Affordable Housing Development Incentives
Provide, when possible, developer incentives such as expedited permit processing and developer impact
fee deferrals for units that are affordable to lower-income households, including extremely-low income
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households. Atascadero will promote these incentives to developers on the City’s website and during the
application process.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Quantified Objective: Assist 5 lower-income housing projects
Program 2.F: Mixed-Use Standards
Adopt mixed-use development standards that facilitate high-quality development and that strike a
balance between the community’s need for housing and the City’s need to preserve viable commercial
land uses to help sustain the City’s ability to provide essential services. During the formulation of
development standards, the City will assess the potential for residential density increases for mixed-use
projects. The City will pursue the drafting of new mixed-use developments standards and Objective Design
Standards (Program 3.B) to ensure that the City’s planning and design goals for mixed-use projects and
multi-family housing are met.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within two years of Housing Element adoption
Program 2.G: Specific Plans
Continue to require the use of specific plans or planned developments for residential projects of 100 or
more single-family units to ensure that the distribution of land uses, infrastructure requirements, and
implementation measures are consistent with the General Plan and the City’s development goals and
needs.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing
Program 2.H: Resources to Address Homelessness
Continue working with non-profit organizations that address homelessness to aid residents in need and
provide technical support as needed. Continue cultivating a close relationship with the El Camino
Homeless Organization (ECHO) to maintain a safe and secure shelter that meets the immediate needs of
families and individuals who have become homeless. Cooperate with non-profit groups and local religious
organizations to allow the temporary use of churches as homeless shelters. Continue to support local
programs that provide emergency resources such as motel voucher programs and emergency food
provision.
Funding Source: General Fund (staff time), CDBG
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 2.I: Single-Room Occupancy Units (SROs)
Review and, if necessary, revise siting regulations for single-room occupancy units (SROs) to comply with
State law.
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Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within three years of Housing Element adoption as part of a future Zoning Regulations update
Program 3.A: Development Process Streamlining
Continue streamlining the project review process by:
Reviewing, and if necessary, revising local review procedures to facilitate a streamlined review
process
Accommodating SB 35 streamlining applications or inquiries by creating and making available to
interested parties an informational packet that explains the SB 35 streamlining provisions in
Atascadero and provides SB 35 eligibility information
Continuing to consolidate all actions relating to a specific project on the same Council or
Commission agenda
Continuing to review minor project modifications through the Design Review Committee and
more substantial changes through a Planning Commission process
Maintaining pre-approved stock development plans to streamline the plan check process for
ADUs
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing; SB 35 informational material within two years of Housing Element adoption
Program 3.B: Objective Design Standards
Adopt objective design standards to ensure that the City can provide local guidance on design and
standards for by-right projects as allowed by state law. Adoption of objective design standards will
facilitate high-quality residential development and compliance with state objectives. The objective design
standards will ensure provision of adequate private open space, parking, and related features as well as
architectural design, consistent with state law. Part of the objective design standards creation process will
include assessing how the standards can be used to encourage a variety of housing types and limit the
size of residential units on multi-family zoned properties to encourage units that are affordable by design.
Funding Source: SB2 funding, General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within two years of Housing Element adoption
Program 3.C: Multi-Family Housing Permitting
To reduce constraints to multi-family housing production, the City will review and if necessary, revise the
Conditional Use Permit (CUP) requirements for multi-family housing. The Atascadero Zoning Regulations
require a CUP for residential projects in the RMF zone over 11 units, excluding RMF-24 properties
identified in the Housing Element sites inventory which are allowed by right. The City will consider revising
the CUP requirement once objective design standards are adopted. This will not affect the by-right
approval of multi-family projects in the RMF-24 zone on Housing Element sites, which are not subject to
a CUP or a Specific Plan. The permitting process for multi-family housing will be consistent with any by-
right or streamlining requirements identified in state law. The City will periodically evaluate the approval
process for projects requiring a CUP or other discretionary review and monitor the impact the
requirement has on project certainty, cost, and approval time.
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Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Modify CUP requirement within two years of Housing Element adoption in conjunction with
adoption of objective design standards; monitor impact on housing development - ongoing
Program 3.D: RMF Zone Height
Amend the Zoning Regulations to remove number of stories limit in the Residential Multi-Family (RMF)
Zone and regulate based on height in feet, allowing for adequate emergency response and community
character preservation.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within two years of Housing Element adoption
Program 3.E: Small Lot Subdivisions
Consider adopting small lot subdivision standards that incorporate specific site and building development
standards (such as parking, height, yard space, architecture) in exchange for flexible minimum lot sizes.
Consider allowing small lot subdivisions without rezoning. Small lot subdivision standards can eliminate
the need for multi-family planned developments that are currently subject to a rezoning process.
Establishing a set of high-quality standards for each small lot subdivision, instead of minimum lot size, can
save substantial staff time and applicant costs and would allow for increased creativity with site design
while increasing ownership opportunities for all income segments of the community (affordable by
design).
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing; review small lot subdivisions as part of a Comprehensive General Plan and Zoning
Regulations Update
Program 3.F: Rural Residential Development Standards
Adopt a Rural Residential Zone in the Zoning Regulations 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 (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within three years of Housing Element adoption as part of a Comprehensive General Plan
update
Program 3.G: Emergency Shelter (ES) Overlay Zone
Review the Emergency Shelter (ES) Overlay Zone for continued compliance with state law; evaluate the
need to expand the zone to other appropriate properties, subject to the locational and operational criteria
outlined in the Zoning Regulations.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
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Timeframe: Within two years of housing element adoption
Program 3.H: Special Needs Housing Laws
Review the Zoning Regulations and if necessary, make changes to ensure compliance with the Supportive
Housing Streamlining Act (AB 2162) and AB 101 (Low-Barrier Navigation Centers). AB 2162 requires
supportive housing to be considered a use by right in zones where multi-family and mixed uses are
permitted, including nonresidential zones permitting multi-family uses, if the proposed housing
development meets specified criteria. AB 101 requires that Low-Barrier Navigation Centers (LBNC) be a
by-right use in areas zoned for mixed-use and nonresidential zones permitting multi-family uses. LBNC
provide temporary room and board with limited barriers to entry while case managers work to connect
homeless individuals and families to income, public benefits, health services, permanent housing, or other
shelter.
Funding Source: General Fund (staff time); grants
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within two years of adoption of the Housing Element
Program 3.I: Housing Financing Constraints
Continue to work with the development community to identify and mitigate any constraints on access to
financing for multi-family development. The City will conduct regular stakeholder meetings with members
of the development community, including representatives from local non-profit housing organizations,
developers, and real estate brokers to solicit feedback. 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 (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 3.J: Non-Governmental Constraints
Continue to monitor and evaluate development standards and advances in housing construction methods.
Although the City has limited influence over non-governmental constraints, if non-governmental
constraints are identified, the City will review, and if necessary, revise, any development regulations or
processes that can potentially lessen those constraints.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Ongoing
Program 3.K: Capital Facility Fees
To encourage affordability by design, the City will modify the Capital Facility Fee schedule to index fees
based on size of unit, providing lower rates for small units where there is a demonstrated nexus. The City
will continue to monitor impact fees and the Capital Facility Fee schedule to identify barriers to housing
development, particularly affordable units. If constraints are identified, the City shall revise the fee
schedule accordingly while balancing infrastructure needs to support housing development.
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Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, City Council
Timeframe: Capital Facility Fee modification within two years of Housing Element adoption; impact fee
monitoring and revisions - ongoing
Program 3.L: Water and Sewer Service Providers
In accordance with Government Code Section 65589.7, immediately following City Council adoption, the
City will deliver to all public agencies or private entities that provide water or sewer services to properties
within the City of Atascadero a copy of the 2020-2028 Housing Element. The City will also confirm that
the agencies and entities providing water or sewer services have procedures in place to grant priority for
the provision of water and sewer services to proposed developments that include housing units affordable
to lower income households (Government Code Section 65589.7). The City will also explore possible
options to ease the burden of water service fees (working with the Atascadero Mutual Water Company)
and sewer service fees (through the Department of Public Works) for affordable housing projects (both
deed-restricted and market rate affordable units).
Funding Source: General Fund (staff time), grants, sewer and water fees
Responsible Party: Community Development Department
Timeframe: Within 30 days of adoption of the Housing Element; coordination - ongoing
Program 3.M: Energy Conservation
Encourage and facilitate energy conservation and help residents minimize energy-related expenses by:
Promoting environmentally sustainable building practices that provide cost savings to
homeowners and developers;
Providing informational material at the Community Development Department counters from
PG&E and others that detail energy conservation measures for new and existing buildings, the
benefits of the Green Building (San Luis Obispo Green Build), and resources to assist lower-income
households with energy-related expenses; and
Continuing to strictly enforce the state energy standards of the California Green Building Code.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 4.A: Housing Rehabilitation and Preservation
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. The City will continue
using code enforcement to identify housing maintenance issues and to expedite rehabilitation of
substandard and deteriorating housing by offering technical assistance to homeowners and occupants.
Funding Source: General Fund (staff time), CDBG
Responsible Party: Community Development Department, Department of Public Works
Timeframe: Ongoing
Quantified Objective: Rehabilitation assistance to 20 units
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Program 4.B: Community Development Block Grant
Continue to participate in federal grant programs, such as the Community Development Block Grant
(CDBG) program, to obtain loans and/or grants for housing rehabilitation and homeless services.
Funding Source: CDBG
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 4.C: Affordable Housing Preservation and Development
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 affordable housing units. Utilize inclusionary housing
funds, as available and appropriate, to assist in the development of affordable housing by non-profit
agencies. 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 multi-family rental housing for low-income households.
Specifically, the City will:
Contact potential affordable housing developers
Assist non-profits and other housing advocates in preparing applications for funding opportunities
and financings
Provide regulatory concessions and incentives, as necessary, to encourage and facilitate the
construction of affordable housing
Funding Source: General Fund (staff time), CDBG, Tax Credits
Responsible Party: Community Development Department
Timeframe: Annual meetings, during preparation of annual review of the Housing Element, to discuss
funding opportunities, vacant and opportunity sites, and status of affordable housing projects; ongoing
collaboration
Program 4.D: Affordable Housing at Risk of Conversion
The City will continue to monitor the status of subsidized affordable projects, rental projects, and mobile
homes in the City and provide technical and financial assistance, when possible, to ensure long-term
affordability. This will involve contacting owner/operators of subsided projects annually to determine the
status of the units and their potential to convert to market-rate. If projects are at risk, the City will
maintain contact with local organizations and housing providers who may have an interest in acquiring at-
risk units. The City will keep track of and apply for funding opportunities to preserve at-risk units and
assist other organizations in applying for funding to acquire at-risk units.
Funding Source: General Fund (staff time); grants
Responsible Party: Community Development Department, Administrative Services Department
Timeframe: Contact owners/operators annually and ongoing
Program 4.E: Housing Choice Vouchers
Continue to work with the Housing Authority of San Luis Obispo (HASLO) for administration of the Housing
Choice Voucher program (formerly Section 8). The City utilizes this relationship for program
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implementation and income verifications and will support additional Housing Choice Vouchers in the
community.
Funding Source: U.S. Department of Housing and Urban Development (HUD)
Responsible Party: Community Development Department, City Council, San Luis Obispo Housing Authority
Timeframe: Ongoing
Quantified Objective: Preservation of 230 vouchers in use in Atascadero (data is for the 93422 and 93423
zip codes as provided by HASLO AND may include areas outside the City)
Program 4.F: Historic Building Conservation
Preserve and protect homes that have historical and architectural significance, such as the Colony homes,
through continued implementation of the Historic Site (HS) overlay zone and by maintaining a GIS-based
map of historic buildings and sites.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 4.G: Condominium Conversion
Continue enforcing the Condominium Conversion Ordinance (Chapter 12 of the Zoning Regulations) to
reduce the impacts of condominium conversions on lower-cost rental housing.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
Program 4.H: Infrastructure
Prioritize street and infrastructure improvement projects to benefit high-need areas, including existing
high-density residential areas.
Funding Source: General Fund (staff time), CDBG
Responsible Party: Community Development Department, Public Works Department, City Council
Timeframe: Ongoing
Program 5.A: Fair Housing Services
Continue to provide information and complaint referral services for those persons who believe they have
been denied access to housing because of their race, religion, sex, marital status, ancestry, national origin,
color, or disability, family status, sexual orientation, source of income, or political affiliation. The City will
educate Community Development Department staff on how to respond to complaints received regarding
potential claims of housing discrimination. Staff will be trained to provide the person with an
informational handout detailing the process of reporting and filing a claim through the California
Department of Fair Employment and Housing. The staff will notify the City Manager and the City
Attorney’s office of the intent to file a claim and will be available to provide assistance to the person filing
a claim, as needed. Information on Fair Housing law and how to file a claim will also be made available on
the City’s website and at the Community Development Department.
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Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing; online fair housing information to be available within one year of Housing Element
adoption
Program 5.B: Affirmatively Further Fair Housing
The City will promote and affirmatively further fair housing opportunities and promote housing for all
persons, including those protected by the California Fair Employment and Housing Act and any other state
and federal fair housing and planning law. The City will:
Ensure that all development applications are considered, reviewed, and approved without
prejudice to the proposed residents, contingent on the development application’s compliance
with all entitlement requirements.
Accommodate persons with disabilities who seek reasonable waiver or modification of land use
controls and/or development standards pursuant to procedures and criteria set forth in the
Zoning Regulations.
Work with the County of San Luis Obispo to implement the regional Analysis of Impediments to
Fair Housing Choice and HUD Consolidated Plan.
Facilitate public education and outreach by creating informational flyers on fair housing that will
be made available at public counters, libraries, and on the City’s/County’s website.
Conduct public meetings at suitable times, accessible to persons with disabilities, and near public
transit. Resources will be invested to provide interpretation and translation services when
requested at public meetings.
Prioritize community and stakeholder engagement during controversial development decisions.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing
3. Summary of Quantified Objectives
Table B.1 summarizes the City’s quantified objectives for the 2020-2028 planning period by income group.
The Construction Objective represents the City’s remaining (after counting as credit the units with
approved or issued permits) 2018-2028 RHNA of 266 units, as well as objectives for the density
bonus and inclusionary housing programs.
The Rehabilitation Objective represents objectives for the Housing Rehabilitation and
Preservation program.
The Conservation/Preservation objective refers to maintenance of the current level of assistance
through the Housing Choice (formerly Section 8) Voucher program from the County of San Luis
Obispo Housing Authority.
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Table B.1: Quantified Objectives
Objectives
Income Levels
Total
Extremely/
Very Low Low Moderate
Above
Moderate
Construction Objective * 171 105 15 50 341
Rehabilitation Objective 5 5 10 -- 20
Conservation/Preservation
Objective 230 -- -- 230
Total 176 110 25 50 361
*Note: The City of Atascadero is not responsible for the actual construction of these units. The City is, however,
responsible for creating a regulatory environment in which the private market could build these units. This includes the
creation, adoption, and implementation of General Plan policies, zoning standards, and/or incentives to encourage the
construction of various types of units.
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C. Regional Vision for Housing
In early 2020, local agencies adopted a San Luis Obispo Countywide Regional Compact to establish a
united regional framework to unlock our potential to develop an adequate supply of housing and
infrastructure that support our economic prosperity.
1. Overview
San Luis Obispo County is a rural coastal county with seven vibrant cities and numerous unincorporated
communities that depend on collaborative relationships between and among government agencies,
community organizations, and residents to solve the region’s significant issues including inadequate
supply of affordable housing and resilient water, wastewater, and transportation infrastructure and
resources.
The County and all seven Cities are working collaboratively to develop the region’s first Regional
Infrastructure and Housing Strategic Action Plan (Regional Plan) that will identify actions to address these
issues. A key component of the Regional Plan is the integration of efforts to address critical housing and
related infrastructure needs. As part of the Housing Element update process, representatives of the
County, seven Cities and San Luis Obispo Council of Governments (SLOCOG) developed this chapter to
showcase the ongoing commitment of each agency to this collaborative effort. This Chapter presents a
regional vision and policies focused specifically on fostering regional collaboration to plan and develop
housing and supportive infrastructure.
2. Alignment with Regional Compact
This effort is guided by the San Luis Obispo Countywide Regional Compact (Regional Compact). The
Regional Compact, adopted by each jurisdiction in early 2020, outlines six shared regional goals to guide
collaborative resolution of underlying housing and infrastructure needs:
Goal 1. Strengthen Community Quality of Life – We believe that our Region’s quality of life
depends on four cornerstones to foster a stable and healthy economy for all: resilient
infrastructure and resources, adequate housing supply, business opportunities, and educational
pathways.
Goal 2. Share Regional Prosperity – We believe that our Region should share the impacts and
benefits of achieving enduring quality of life among all people, sectors and interests.
Goal 3. Create Balanced Communities – We believe that our Region should encourage new
development that helps to improve the balance of jobs and housing throughout the Region,
providing more opportunities to residents to live and work in the same community.
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Goal 4. Value Agriculture & Natural Resources – We believe that our Region’s unique agricultural
resources, open space, and natural environments play a vital role in sustaining healthy local
communities and a healthy economy, and therefore should be purposefully protected.
Goal 5. Support Equitable Opportunities – We believe that our Region should support policies,
actions, and incentives that increase housing development of all types, available to people at all
income levels.
Goal 6. Foster Accelerated Housing Production – We believe that our Region must achieve
efficient planning and production of housing and focus on strategies that produce the greatest
impact.
3. Policies
It will take regional collaboration and local actions to realize the vision and goals outlined in the Regional
Compact. Below is an initial list of aspirational regional policies that further the Regional Compact vision,
in addition to local policies. By listing these below, it does not mandate any individual agency to
implement actions, but rather offers ways that the County, cities, SLOCOG, and other partners can
consider moving forward, together. In addition, and consistent with each Housing Element cycle, each of
the seven cities and the County has the opportunity to choose to implement local policies and programs
that help to support their achievement of its RHNA, and if an agency chooses to, can also support the
Regional Compact vision and goals in a way that works for its jurisdiction and community. See Section B
for local programs and policies for Atascadero’s anticipated actions during this Housing Element cycle.
R-1: Promote awareness and support of regional efforts that further housing and infrastructure resiliency
by utilizing community engagement, and consistent and transparent communication.
R-2: Encourage an adequate housing supply and resilient infrastructure, services, and resources to
improve the balance of jobs and housing throughout the Region.
R-3: Develop inter-agency partnerships as appropriate to implement goals and policies related to housing
and infrastructure.
R-4: Coordinate State, Federal, and other funding opportunities for housing and infrastructure
development throughout the Region.
R-5: Encourage developers to sell newly constructed housing units to individuals residing or employed
within the area of the development (a city or the County) first before selling to individuals from outside
the County, to promote local preference.
R-6: Encourage rental units be prioritized for long term residents rather than short term users or vacation
rentals.
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R-7: Support housing development that is located within existing communities and strategically planned
areas.
R-8: Encourage regional collaboration on a menu of housing types, models, and efforts to support
streamlined approvals for such developments (i.e. Accessory Dwelling Units, etc.).
4. Moving Forward
The County, cities, SLOCOG, and other partners engaged in housing and infrastructure development will
continue to collaborate on efforts moving forward – recognizing the benefits of working together to
achieve an enduring quality of life among the region’s people, sectors and interests. This ongoing
collaboration will include learning from each other and sharing possible tools, policies and actions that
can allow the collective region to move towards our adopted Regional Compact vision. Ongoing
collaborative efforts will be described in the Regional Plan, anticipated to be complete in 2021, and related
regional efforts will live outside of each individual agency’s Housing Element.
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D. Housing Needs Assessment
To best understand the types of housing that will be needed to meet future demand, Housing Element
law (California Government Code Section 65583[a][1] and 65583[a][2]) requires that this Housing
Element assess population demographics and economic characteristics. Characteristics such as age,
ethnicity, and employment influence the type and cost of housing needed or in high demand. Tracking
changes in the demographics can also help City leaders better respond to or anticipate changing housing
demand. This chapter also details the housing stock characteristics of the City to identify how well the
current housing stock meets the needs of current and future residents. The identified demographic
patterns and trends serve as the basis for crafting the City’s housing policies and programs.
1. Population, Employment and Household Trends
The Atascadero population grew seven percent between 2010 to 2018. In 2018, the City had an
estimated population of 30,037 persons. Growth in Atascadero was slower than growth seen in Paso
Robles (10 percent) but more than in the City of San Luis Obispo (5 percent) and County of San Luis
Obispo (6 percent) during the same period. The San Luis Obispo Council of Governments (SLOCOG)
estimates in the 2050 Regional Growth Forecast for San Luis Obispo County that the population in
Atascadero will grow to 34,538 persons by 2050, a 15 percent increase from 2018. See Table D.1 for
detailed population information for Atascadero and surrounding communities.
Table D.1: Trends in Population Growth
Jurisdiction
2010 2018 2010-2018
Number Number Change
Atascadero 27,981 30,037 7%
Paso Robles 28,794 31,656 10%
San Luis Obispo 44,959 47,160 5%
San Luis Obispo County 265,577 281,455 6%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Age Characteristics
In 2018, Atascadero had a median age of 38.3, slightly below the median for San Luis Obispo County of
39.1. Table D.2 shows substantial growth in the 65 and above age groups from 2010 to 2018, while the
populations in the 45-54 age groups had the greatest decrease over the same period. This is similar to
trends seen across the state, in which the proportion of individuals over the age of 50 has increased
significantly over the past 10 years, while middle age groups are declining.
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Table D.2: Age Distribution
Age Group
2010 2018
Percent
Change
Number of
Persons
Percent of
Total
Number of
Persons
Percent of
Total
< 15 4505 16% 5,354 18% 2%
15-24 3,861 14% 3,402 11% -2%
25-34 3582 13% 4,321 14% 2%
35-44 3945 14% 3,949 13% -1%
45-54 4925 18% 3,478 12% -6%
55-64 3945 14% 4,664 16% 1%
65+ 3246 12% 4,869 16% 5%
Total 27,981 100% 30,037 100% 7%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Race and Ethnicity
The racial and ethnic composition of Atascadero residents has not changed much since 2010. As of 2018,
the majority of residents in Atascadero are white (76 percent, down one percent from 2010).
Hispanic/Latino residents make up 17 percent of the population, an increase of one percent since 2010.
Between 2010 and 2018, there was a decrease in the proposition of Black residents, from two percent of
the population to one percent.
Table D.3: Trends in Race and Ethnicity
Race/Ethnicity 2010 2018
Number Percent Number Percent
White (Not Hispanic/Latino) 21,742 77% 22,937 76%
Hispanic/Latino 4,429 16% 5,132 17%
Black or African American 551 2% 206 1%
Asian or Pacific Islander 693 2% 517 2%
American Indian 179 1% 100 0.3%
Other/Two or More 716 3% 1,145 4%
Total 27981 100% 30,037 100%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Employment
The major industries employing Atascadero residents are shown below. From 2010 to 2018, the total
number of employed residents increased from 12,828 to 15,361. As of 2018, the Education, Health, and
Social Services industry accounted for the largest share of Atascadero employment, accounting for 28
percent, a one percent decrease from 2010. Retail trade is the second largest industry, offering 12
percent of total jobs, followed closely by Professional, Scientific, Management, Administrative, and
Waste Management services at 10 percent of the jobs, a 35 percent increase from 2000. Retail Trade
and Finance, insurance, real estate and rental and leasing both had two-percent job losses from 2010 to
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2018. The SLOCOG 2050 Regional Growth Forecast estimates employment in Atascadero to increase to
10,742 jobs by 2050.
Table D.4: Employment by Industry
Employment Sector 2010 2018 Percent
Change Number Percent Number Percent
Educational, health and social services 3,717 29% 4,336 28% -1%
Retail trade 1,481 12% 1,545 10% -2%
Professional, scientific, management,
administrative, and waste management services 1,317 10% 1,479 10% 0%
Construction 1,129 9% 1,396 9% 0%
Public administration 1,089 8% 1,205 8% 0%
Arts, entertainment, recreation, accommodation
and food services 821 6% 1,328 9% 3%
Manufacturing 760 6% 1,013 7% 1%
Transportation and warehousing, and utilities 691 5% 787 5% 0%
Finance, insurance, real estate, and rental and
leasing 641 5% 491 3% -2%
Other services 583 5% 892 6% 1%
Wholesale trade 268 2% 328 2% 0%
Agriculture, forestry, fishing and hunting, and
mining 180 1% 270 2% 1%
Information 151 1% 291 2% 1%
Total 12,828 100% 15,361 100% 20%
0BSource: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Census data show that higher-paying managerial/professional jobs are decreasing among Atascadero
residents, while typically lower-paying service jobs are increasing. In 2018, 33 percent of Atascadero
residents held managerial/professional jobs, representing a seven percent decrease in this job category
from 2010 compared with a four percent increase in service jobs during that same time.
Table D.5: Employment by Occupation
Occupations of Residents
2010 2018 Percent
Change
Persons Percent Persons Percent
Managerial/Professional 5,105 40% 6559 33% -7%
Sales and Office 3,326 26% 3072 25% -1%
Services 2,091 16% 3103 20% 4%
Natural resources, construction, and
maintenance occupations 1,308 10% 1720 13% 3%
Production, transportation, and
material moving occupations 998 8% 906 10% 2%
Total 12,828 100% 15,361 100% 20%
Source: U.S. Census, 2006-2010 and 2018 ACS (5-year estimates)
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Household Characteristics
Household composition and size are often interrelated and are indicators of the type of housing
appropriate for Atascadero residents. Most householders (head of household) in Atascadero are 35 to
65 years old, although the proportion of householders in this age group has decreased by six percent
since 2010. From 2010 to 2018, the number of householders over the age of 65 increased from 22 to 25
percent. The percentage of family households fell slightly from 69 percent in 2010 to 68 percent in 2018.
The average household size increased from 2.51 in 2010 to 2.56 in 2018.
Table D.6: Household Characteristics
2010 2018 Percent
Change Number Percent Number Percent
Avg. Household Size 2.51 2.56 2%
Households by Age
Householders < 35 yrs. 1,953 18% 2,433 21% 3%
Householders 35-65 yrs. 6,465 60% 6,242 54% -6%
Householders 65+ yrs. 2,319 22% 2,905 25% 3%
Household Types
Family Households 7,404 69% 7,856 68% -1%
Married Couple 5,681 77% 6,279 54% -23%
Other Families 1,723 23% 1,577 14% -9%
Single Persons 2,497 23% - - -
Other 836 8% - - -
Total 10,737 100% 11,580 100% 8%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Household Income
According to the U.S. Census, the median household income in Atascadero increased from $65,479 in
2010 to $69,587 in 2018. The largest increase occurred within the $100,000 or more income brackets.
The less than $10,000 income category also grew by one percent between 2010 and 2018.
Table D.7: Household Income
Income Group 2010 2018 Percent
Change Households Percent Households Percent
Less than $10,000 355 3% 439 4% 1%
$10,000 to $14,999 556 5% 529 5% 0%
$15,000 to $24,999 817 8% 776 7% -1%
$25,000 to $34,999 957 9% 799 7% -2%
$35,000 to $49,999 1,409 13% 1,361 12% -1%
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Table D.7: Household Income
Income Group 2010 2018 Percent
Change Households Percent Households Percent
$50,000 to $74,999 2,070 20% 2,104 19% -1%
$75,000 to $99,999 1,533 15% 1,834 16% 1%
$100,000 or more 2,756 26% 3,409 30% 4%
Total Households 10,453 100% 11,250 100% 8%
Median household income $65,479 $69,587 6%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
For the purposes of the Housing Element, the State Department of Housing and Community
Development (HCD) has established five income groups based on Area Median Income (AMI):
Extremely Low Income: up to 30 percent of AMI
Very Low Income: 31-50 percent of AMI
Low Income: 51-80 percent of AMI
Moderate Income: 81- 120 percent AMI
Above Moderate Income: >120 percent AMI
AMI refers to the median income for the Metropolitan Statistical Area. For the City of Atascadero, this
area refers to San Luis Obispo County. HUD periodically receives "custom tabulations" of Census data
from the Census Bureau that are largely not available through standard Census products. The most
recent estimates are derived from the 2012-2016 ACS. This dataset, known as the "CHAS" data
(Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and
housing needs, particularly for lower-income households in the County and City shown on Table D.8.
Table D.8: Household Distribution by Income Group
Jurisdiction Total HHs
Extremely
Low Income
(0-30% MFI)
Very Low
Income (31-
50% MFI)
Low Income
(51-80% MFI)
Moderate/
Above-Moderate
Income (81% +
MFI)
City of
Atascadero 11,250 1,385 (12%) 885 (8%) 1,870 (17%) 7,110 (63%)
County of San
Luis Obispo 104,405 15,005 (14%) 11,470 (11%) 17,625 (17%) 60,305 (58%)
Note: Because HUD programs do not cover households with incomes above 80 percent of the County AMI, CHAS data do not
provide any breakdown of income groups above 80 percent MFI (Median Family Income). Data presented in this table are
based on special tabulations from sample Census data. The number of households in each category usually deviates slightly
from the 100% count due to the need to extrapolate sample data out to total households. Interpretations of this data should
focus on the proportion of households in need of assistance rather than on precise numbers.
Sources: HUD CHAS Data, 2012-2016
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2. Special Needs Groups
Certain groups have more difficulty finding decent, affordable housing due to their special
circumstances. Special circumstances may be related to one's income-earning potential, family
characteristics, the presence of physical or mental disabilities, or age-related health issues. As a result,
certain groups typically earn lower incomes and have higher rates of overpayment for housing or live in
overcrowded housing. A central goal of the Housing Element is to identify persons with special needs
who need assistance in meeting their housing needs. Housing Element law specifically requires
quantification of the housing need for seniors, persons with disabilities, large families, female-headed
households, persons and families experiencing homelessness, and farmworkers.
Senior Population
Senior households are included in those with special housing needs due to the likelihood of limited
income, physical disabilities, or higher health care costs. As illustrated in Table D.9, 2,905 Atascadero
households (25 percent) were headed by seniors (persons age 65 years and older) in 2018.
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 do not have relatives to care for
them, the need for assistance may not be met. The special needs of seniors can by met through
congregate care, rent subsidies, shared housing, and housing rehabilitation assistance. For the frail or
disabled elderly, housing with architectural design features that accommodate disabilities can help
extend the ability to live independently. In addition, seniors with mobility/self-care limitations benefit
from transportation options. As of 2020, there are 33 residential and group care facilities offering 361
units in Atascadero. The facilities offer a range in level of assistance and community structure.
Table D.9: Senior Households
Householder by Age Owner Renter Total
Number Percent Number Percent Number Percent
Total 65 and over 2,396 33% 509 12% 2,905 25%
65 to 74 years 1,250 17% 258 6% 1,508 13%
75 to 84 years 898 12% 150 4% 1048 9%
85 years & over 248 3% 101 2% 349 3%
Total 64 and under 4,960 67% 3,715 88% 8,675 75%
Total (all ages) 7,356 100% 4,224 100% 11,580 100%
Source: U.S. Census ACS 5-Year Estimates Subject Tables 2018
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. Census Bureau data captures six types of disabilities:
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Hearing Difficulty: Deaf or having serious difficulty hearing
Vision Difficulty: Blind or having serious difficulty seeing, even when wearing glasses
Cognitive Difficulty: Because of a physical, mental, or emotional problem, having difficulty
remembering, concentrating, or making decisions
Ambulatory Difficulty: Having serious difficulty walking or climbing stairs
Self-Care Difficulty: Having difficulty bathing or dressing
Independent Living Difficulty: Because of a physical, mental, or emotional problem, having
difficulty doing errands alone such as visiting a doctor’s office or shopping
In 2018, Census ACS data estimated that 3,501 residents in Atascadero had a disability. More than one-
third of disabilities were reported by residents age 65 years or older, who may face additional housing
needs, as described in the senior population discussion. Among disabled residents under 65 years of
age, cognitive and independent living disabilities were most prevalent. For residents over the age of 65
years, ambulatory and hearing disabilities were most prevalent. Section E: Housing Constraints of this
Housing Element addresses governmental constraints for persons with disabilities in Atascadero.
Table D.10: Disability Characteristics
Disability/Age Group Number Percent
Persons with a Disability 3,501 11.7%
Total Disabilities Ages 5-64 1,830 7%
Hearing Disability 428 2%
Vision Disability 364 1%
Cognitive Disability 889 4%
Ambulatory Difficulty 430 2%
Self Care Disability 337 1%
Independent Living Difficulty (18-64 years) 672 4%
Total Disabilities Ages 65 and Over 1,671 35%
Hearing Disability 894 19%
Vision Disability 4,808 5%
Cognitive Disability 413 9%
Ambulatory Difficulty 1,166 24%
Self Care Disability 355 7%
Independent Living Difficulty 496 10%
Source: U.S. Census, 2018 ACS (5-year estimates)
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Persons with Developmental Disabilities
According to Section 4512 of the Welfare and Institutions Code a “developmental disability” means a
disability that originates before an individual attains age 18 years, continues, or can be expected to
continue indefinitely, and constitutes a substantial disability for that individual, which includes mental
retardation, cerebral palsy, epilepsy, and autism. This term does not include other handicapping
conditions that are solely physical in nature.
Many persons with developmental disabilities can live and work independently within a conventional
housing environment. Individuals with more severe developmental disabilities require a group living
environment where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the persons
with developmental disabilities is transition from the person’s living situation as a child to an
appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community-based services to
approximately 330,000 persons with developmental disabilities and their families through a statewide
system of 21 regional centers, four developmental centers, and two community-based facilities. The Tri-
Counties Regional Center (TCRC) is one of 21 regional centers in the State of California that provides
point of entry to services for people with developmental disabilities who reside in Ventura, Santa
Barbara, and San Luis Obispo Counties. TCRC is a private, non-profit community agency that contracts
with local businesses to offer a wide range of services to individuals with developmental disabilities and
their families. As of 2020, TCRC served approximately 14,000 people in its three-county area, with 340
staff members. Table D.11 shows the number of individuals served by TCRC in the 93422 ZIP code, which
includes the City of Atascadero. (Note: The boundary of this ZIP code extends beyond the borders of
Atascadero city limits.)
Table D.11: Persons with Developmental Disabilities served by TCRC, 2020
Zip Code 0-14 years 15-22 Years 23-54 years 55-65 years 65+ years Total
93422 200 69 215 42 40 566
Source: Tri-County Regional Center, 2020
A number of housing types are appropriate for people living with a development disability: rent
subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Housing Choice
Voucher (formerly Section 8), special programs for home purchase, HUD housing, and SB 962 homes.
The design of housing accessibility modifications, proximity to services and transit, and availability of
group living opportunities represent the types of considerations important in serving this need group.
Incorporating barrier-free design in all, new multi-family housing (as required by California and federal
Fair Housing laws) is especially important to provide the widest range of choices for disabled residents.
Special consideration should also be given to affordability of housing, as people with disabilities may be
living on a fixed income.
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Large Families
Large families or large households are defined as those families or groups of people containing five or
more persons. Analysis of changes in the number of large families/groups is essential because of their
distinctive demand on local housing resources. In 2018, over 1,000 households (or nine percent of
Atascadero households) were made up of five or more persons. Large households may have trouble
finding suitable units, particularly renter-occupied households, which are much less likely to find three
or more-bedroom units. Table D.12 shows that while renter households make up a smaller fraction of
households compared with owner households they comprise a larger proportion of large households.
Table D.12: Household Size by Tenure
Tenure
1-4 Persons 5+ Persons
Total Percent Number Percent Number Percent
Owner-Occupied 6,733 92% 623 8% 7,356 64%
Renter-Occupied 3,822 90% 402 10% 4,224 36%
Total 10,555 91% 1,025 9% 11,580 100%
Source: U.S. Census, 2018 ACS (5-year estimates)
Female-Headed Households
As of 2018, 14 percent (1,577) of Atascadero households were single-parent families; most single-parent
families were 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. The U.S. Census estimates that of the 467 families with children living in poverty in
2018 in Atascadero, almost half (49%) percent were headed by women. Planning for housing
development to serve single-parent families may require on-site childcare facilities.
Table D.13: Single-Parent Households, 2018
Household Type Total Percent
Married Couple 6,279 54%
Married Couple with Children 2,289 20%
Female householder, No Husband Present 1,117 10%
Female householder, No Husband Present, With Children 687 6%
Male householder, No Wife Present 460 4%
Male householder, No Wife Present with Children 107 1%
Non-Family Households 3,724 32%
Total Households 11,580 100%
Source: U.S. Census, 2018 ACS (5-year estimates)
Persons in Need of Emergency Shelter
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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.
More recently, the 2019 San Luis Obispo County Homeless Point-In-Time Census & Survey estimates a
homeless population of 1,483 in San Luis Obispo County. This represents a 31.8 percent increase in the
homeless population in San Luis Obispo County from 2019. Based on this count, an estimated 1,172
persons will be without shelter at some point during the year. Of those surveyed in the County, 84
percent were chronically homeless, 74 percent lived in San Luis Obispo County before becoming
homeless, 82 percent were unsheltered, 57 percent indicated mental health issues, including post-
traumatic stress disorder, 10 percent were minors, and 11 percent were between 18 and 24 years old.
Consistent with HUD definition of homeless, the report did not include families living doubled up with
other families or those living in RV or trailer parks in the count of homeless.
The Point-In-Time Census & Survey estimated there were 102 sheltered and 71 unsheltered homeless
persons in Atascadero. Twenty-three percent of persons experiencing homelessness in North County
were living on the streets, and 26 percent are in an emergency or transitional shelter. Atascadero
participates in local efforts to assist the homeless and those in need of temporary shelter. Atascadero
amended its Zoning Regulations to allow for an Emergency Shelter Overlay Zone. This zone provides an
area where an emergency shelters are permitted without a Conditional Use Permit in compliance with
Senate Bill 2. Currently, one site is zoned and operating an existing emergency shelter within the
Emergency Shelter Overlay Zone (APN 030-341-013) with a capacity of 60 beds (this capacity reflects an
increase in beds implemented in 2019). In August 2019, ECHO became the North County its first round-
the-clock shelter. This facility is also the only overnight and warming shelter in North County. Prior to
the zoning amendment to permit emergency shelters at this site, the emergency shelter was at risk of
permanent closure. To ensure the new ordinance was not overly restrictive, the City worked closely with
El Camino Housing Organization (ECHO), the non-profit organization that addresses homelessness issues
and operates this facility. Program 2.H in the Housing Plan is included to continue cooperation with non-
profit groups and local religious organizations to allow the temporary use of churches as homeless
shelters and to support local assistance programs such as emergency food provision and motel voucher
programs (funded by CDBG funds) for temporarily displaced and extremely low-income persons.
Transitional Food and Shelter operates the Medically Fragile Homeless program, a county-wide service,
based in Atascadero and the Atascadero Warming Center which serves those living in Atascadero and
surrounding areas. The Medically Fragile Homeless program (MFH) provides small, individual housing,
supportive services and case management for the medically fragile homeless in San Luis Obispo County
which it has operated since 2001. Temporary housing is provided for persons who have a medically
verified need for 24/7 non-congregate care for a period of 3 to 90 days. Those in need of MFH housing
must be referred by an agency, organization, physician and/or hospital. MFH is behaviorally based, has
no income requirement, and allows other members of the client’s immediate household including one
pet to live in the unit. The Atascadero Warming Center (AWC) is open November 1st through April 15th
when the temperature is forecast to be 40 degrees or less and/or there is a 50% chance or greater of
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rain. The low barrier, behaviorally based center provides meals, clothing and other services through a
volunteer effort. The goal of the shelter is to provide a warm, safe and welcoming environment that
serves as a navigation center to connect those seeking shelter (individuals and families) with the services
they need. In 2019-2020, the center will be located at The Lutheran Church of the Redeemer in
Atascadero through the generosity of their Pastor and parishioners.
Farmworkers
The number of farmworkers in Atascadero is difficult to quantify, as U.S. Census data frequently
underestimate this population. However, according to the U.S. Census, in 2018, 270 Atascadero
residents were employed in agriculture, forestry, fishing and hunting, and mining. This represents
approximately two percent of the total population. From 2010 to 2018, the number of residents working
under this Census category doubled.
The City has approximately 43.8 acres of designated agriculture, comprising five separate parcels
currently under one owner. These parcels are being utilized as a Christmas tree farm to grow and sell
seasonal Christmas trees. Atascadero Municipal Code Section 9-3.122(o) allows for “farm labor
quarters” as a permitted use, where no CUP is required, in all Agriculture zones. Agriculture uses are
conditionally allowed in the RS zone for uses such as crop production and grazing. This category is
defined as “Agricultural uses including the production of grains, field crops, vegetables, melons, fruits,
tree nuts, flower fields and seed production, tree and sod farms, crop services and crop harvesting. Also
includes the raising or feeding of beef cattle, sheep and goats by grazing or pasturing.” The Employee
Housing Act (Government Code Section 17021.5 and 17021.6) requires that any employee housing
occupied by six or fewer employees shall be considered a single-family structure with a residential land
use, and must be treated the same as a single-family dwelling of the same type in the same zone. In
addition, employee housing consisting of no more than 36 beds in a group quarters, or 12 units or
separate rooms or spaces designed for use by a single-family or household, must be considered an
agricultural land use and be treated the same as any other agricultural activity in the same zone.
The Atascadero Zoning Regulations identify one agricultural zone which permits agricultural operations
and complies with the requirements of the Employee Housing Act. While there are very few agricultural
parcels in the City, Atascadero is surrounded by land devoted to agricultural uses, including vineyards. It
is likely that farmworkers may be housed on site at agricultural operations outside Atascadero. Because
of the limited need for farmworker housing, the City’s current method of permitting farmworker
housing and the overall approach to affordable housing meets existing need.
3. Housing Characteristics
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 housing cost. Among occupied units, the
percentage of owner-occupied homes increased from 59 percent in 2010 to 61 percent in 2018. Renter-
occupied units make up just 35 percent of all occupied units. Countywide, renter-occupied units make
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up 39 percent of all occupied units. As of 2018, four percent of Atascadero’s housing units were
estimated to be vacant. This is three percent lower than 2010, when the vacancy rate was seven
percent.
Table D.14: Tenure and Vacancy
Tenure
2010 2018
Number Percent Number Percent
Occupied Units 10,737 93% 11,580 96%
Owner 6,827 59% 7,356 61%
Renter 3,910 34% 4,224 35%
Vacant Units 768 7% 449 4%
Total 11,505 100% 12,029 100%
Source: U.S. Census, 2010, 2018 ACS (5-year estimates)
Housing Type and Age
Single-family homes make up more than three-quarters of Atascadero’s housing stock. The variety of
housing types has remained stable over the period from 2010 to 2018, with slight growth in single-
family homes (detached) and a slight decline in the proportion of mobile homes.
Table D.15: Trends in Housing Type
Housing Type
2010 2018
Units Percent Units Percent
Single-Family Detached 8,068 72% 8,752 73%
Single-Family Attached 427 4% 448 4%
Multi-Family 2-4 Units 1,030 9% 1,080 9%
Multi-Family 5+ Units 1,241 11% 1,340 11%
Mobile Homes 517 5% 409 3%
Other (e.g., R.V Park) 0 0% 0 0%
Total Units 11,283 100% 12,029 100%
Source: U.S. Census 2010, 2018 ACS (5-year estimates)
Housing Age and Condition
Housing ages and deteriorates over time. If not regularly maintained, structures can deteriorate and
discourage reinvestment, depress neighborhood property values, and even become health hazards.
Maintaining and improving housing quality is an important goal for communities. Housing age can be an
indicator of the need for housing rehabilitation. Generally, housing older than 30 years (i.e., built before
1990), while still needing rehabilitation, will not require rehabilitation as substantial as what would be
required for housing units older than 50 years old (i.e., built before 1970). Housing units older than 50
years are more likely to require complete rehabilitation of housing systems such as roofing, plumbing,
and electrical. According to the U.S. Census, more than half, or 69 percent, of Atascadero’s housing
stock was built prior to 1990 (30 years or older) and close to one quarter (24 percent) of Atascadero’s
housing stock was built prior to 1970 (50 years or older).
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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 survey was conducted through a windshield assessment that rated the physical condition of a unit.
Utilizing the same methodology, in 2019 staff re-reviewed the same 200 properties from the 2009
survey. Two properties were found not to be structurally sound yet required only minor repairs. Based
upon observations and experiences of the code enforcement and planning staff, the City estimates that
in 2020, fewer than 20 housing units may be considered to be in severe need of replacement or
substantial rehabilitation due to housing conditions.
Table D.16: Housing Units by Age
Year Built Units Percent
Built 2014 or later 123 1%
Built 2010 to 2013 245 2%
Built 2000 to 2009 1,945 16%
Built 1990 to 1999 1,557 13%
Built 1980 to 1989 2,272 19%
Built 1970 to 1979 3,067 26%
Built 1960 to 1969 1,298 11%
Built 1950 to 1959 861 7%
Built 1940 to 1949 312 3%
Built 1939 or earlier 349 3%
Total 12,029 100%
Source: U.S. Census, 2018 ACS (5-year estimates)
4. Housing Cost and Affordability
Housing Costs
The median sale price of all homes (single-family units and condominium units) sold in Atascadero was
$452,500 in 2020, according to CoreLogic. CoreLogic data combine sales activity for single-family units
and condominium units. The median sales prices in 2020 was 13 percent lower than the previous year.
Zillow.com provides estimates for single-family units and condominium units separately and its data
shows a median sales price of $516,000 for single-family homes and $490,000 for condominiums.
Zillow.com data contradicts the CoreLogic data in that it shows increasing median sales values even as
CoreLogic shows a median 2020 sales prices lower than the previous year. Even though the sales price
trend contradicts CoreLogic data, the Zillow.com data can be used to compare median home prices in
Atascadero and neighboring cities from 2015 to 2020. Median home sales prices in Atascadero are
shown to be lower than neighboring cities and the County.
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Figure D.1: Median Home Prices 2015-2020
Source: Zillow.com Home Prices and Home Values, accessed March 3, 2020
According to the U.S. Census 2018 ACS 5-year estimates, the median rent in Atascadero was $1,337 per
month. The median rents in Atascadero are lower than the County median rents as estimated by HUD
50th Percentile Rent Estimates.
Table D.17: Median Rents
Number of Bedrooms
City of Atascadero
Median Gross Rent
San Luis Obispo-Paso
Robles-Arroyo Grande, CA
MSA 50 percentile rents
HUD
No bedroom $872 $1,243
1 bedroom $955 $1,374
2 bedrooms $1,279 $1,786
3 bedrooms $1,813 $2,576
4 bedrooms $2,128 $3,136
Median Rent $1,337 $1,385
Sources: U.S. Census, 2018 ACS (5-year estimates); U.S. Department of Housing and Urban Development
50th Percentile Rent Estimates, 2020
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 D.18 shows the annual income ranges for
extremely low-, very low-, low-, and moderate-income households and the maximum affordable
monthly rental payment based on 30 to 35 percent of gross household income as affordable housing
costs (depending on tenure and income level as defined by HUD). The table also displays the maximum
affordable home sale or rental price based on income category and unit size.
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Homes priced at the 2020 median sales prices of $452,500 for Atascadero are affordable only to
households in the upper end of the moderate-income range. Thus, home ownership is out of range for
many 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 D.18: Affordable Housing Costs by Household Size and Tenure - 2019
Income Group Annual
Income
Limits
Renter Owner Home
(purchase
price)
Rental
(per
month)
Extremely Low (0-30% AMI)
1-Person $18,900 $473 $473 $55,624 $334
2-Person $21,600 $540 $540 $58,882 $361
3-Person $24,300 $608 $608 $50,503 $339
4-Person $26,950 $674 $674 $62,838 $405
5-Person $30,170 $754 $754 $62,931 $421
Very Low (30-50% AMI)
1-Person $31,500 $788 $788 $114,273 $649
2-Person $36,000 $900 $900 $125,909 $721
3-Person $40,500 $1,013 $1,013 $125,909 $744
4-Person $44,950 $1,124 $1,124 $146,623 $855
5-Person $48,550 $1,214 $1,214 $148,485 $881
Low (50-80% AMI)
1-Person $50,350 $1,259 $1,259 $202,014 $1,120
2-Person $57,550 $1,439 $1,439 $226,218 $1,260
3-Person $64,750 $1,619 $1,619 $238,786 $1,350
4-Person $71,900 $1,798 $1,798 $272,067 $1,529
5-Person $77,700 $1,943 $1,943 $284,169 $1,610
Moderate Income (80-120% AMI)
1-Person $73,500 $1,838 $2,144 $366,790 $1,699
2-Person $84,000 $2,100 $2,450 $414,501 $1,921
3-Person $94,500 $2,363 $2,756 $450,574 $2,094
4-Person $105,000 $2,625 $3,063 $507,594 $2,356
5-Person $113,400 $2,835 $3,308 $538,315 $2,502
Assumptions: California Department of Housing and Community Development 2019 income limits; 30 - 35% gross
household income as affordable housing costs (depending on tenure and income level); 20% of monthly
affordable cost for taxes and insurance; 10% down-payment, 4% interest rate for a 30-year fixed rate mortgage
loan; utilities based on Housing Authority of the City of San Luis Obispo 2019 Utility Allowance for Atascadero.
Sources: California Department of Housing and Community Development, 2019; Housing Authority of the of the
City of San Luis Obispo, 2019; MIG, 2020.
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5. Housing Problems
Overcrowding
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. As shown in Table D.19, in 2018, one percent of owner-occupied households in Atascadero
were overcrowded and three percent of renter-occupied households were overcrowded, of these less
than one percent was extremely overcrowded.
Table D.19: Overcrowding by Tenure, 2018
Owner-Occupied
Units
Renter-Occupied
Units All Housing Units
Housing
Units
% of all
Housing
Units
Housing
Units
% of all
Housing
Units
Housing
Units
% of all
Housing
Units
Overcrowded
(1-1.5 persons/room) 69 1% 115 3% 184 2%
Severely Overcrowded
(>1.5 persons/room) 8 0.1% 32 1% 40 0.3%
Total Overcrowded
(>1 persons/room) 77 1% 147 3% 224 2%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2018
Overpayment
High housing costs can cause households to spend a disproportionate percentage of their income on
housing. This may result in payment problems, deferred maintenance, or overcrowding. According to
federal government standards, paying over 30 percent of income for housing costs is considered to be
cost-burdened, and spending more than 50 percent of household income is extremely cost burdened. In
Atascadero, a total of 3,925 households overpay for housing. These households are detailed in the
following two tables.
In Atascadero, overpayment is particularly problematic for renters. Table D.20 shows that one-quarter
of all Atascadero renter units pay between 30 and 50 percent of household income on rent, and an
additional 15 percent of renters pay more than half of their household income on rent. Overall, 40
percent of renter households (1,738 households) overpay (greater than 30% of income) on housing.
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Table D.20: Gross Rent as a Percent of Income, 2018
Percent of Income Spent on
Rent
Renter-Occupied
Units
Percent of All
Renter-
Occupied
Units
Less than 30% 2,348 55%
30% to 50% 1,081 25%
More than 50% 657 15%
All Renter-Occupied Units 4,224 100%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2018
Among homeowners, 37 percent of owners with a mortgage and 10 percent of owners without a
mortgage were overpaying for housing. Overall, 30 percent of owner-occupied units (2,187 households)
were overpaying for housing. See Table D.21 for monthly housing costs as a percentage of household
income for homeowners.
Table D.21: Owner Costs as a Percent of Income, 2018
Percent of Income Spent
on Monthly Owner Costs
Units with a
Mortgage
Units without a
Mortgage
All Owner-
Occupied Units
Units Percent Units Percent Units Percent
Less than 30% 3,384 63% 1,760 90% 5,144 70%
30% to 50% 1,160 22% 93 5% 1,253 17%
More than 50% 8,30 15% 104 5% 934 13%
Total Units 5,374 100% 1,957 100% 7,331 100%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2018
Low- and Extremely Low-Income Housing Needs
Lower-income households (earning 80 percent or less of the area’s median household income) generally
have higher incidence of housing problems and overpayment. Table D.22 shows low, very-low, and
extremely low-income (ELI) households in Atascadero with housing problems, as well as those
overpaying for housing. In total, 2,635 lower-income households (1,525 renter and 1,110 owner
households) overpay for housing.
Extremely Low Income (up to 30 percent of AMI): Of the 11,250 households in the City, 1,385
households (12.3%) have household incomes less than 30 percent of median income. Owner
households in this category experience the highest level of cost burden and housing problems
compared with other lower income households.
Very Low Income (31-50 percent of AMI): Very low-income households are cost burdened, with
substantial majorities of renters and owners spending greater than 30 percent of household
income on housing costs. Renters in this category experience the highest level of cost burden
and housing problems compared with other lower-income households.
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Low Income (51-80 percent of AMI): The difference between the proportion of owner and
renter low income households experiencing cost burden and housing problems is the largest
compared with other lower-income categories.
Table D.22: Housing Problems for All Lower Income Households
Renters Owners
Total
Households
(% of all HH)
Housing Income <= 30 Percent MFI
(Extremely Low Income) 805 580 1,385 (12.3%)
% With any Housing Problems 68.9% 81.9% 74.4%
% With Housing Cost Burden > 30% 68.3% 81.9% 74.0%
% With Housing Cost Burden > 50% 55.3% 75.9% 63.9%
Household Income >30% to <= 50% MFI
(Very Low Income) 525 360 885(7.9%)
% With any housing problems 69.5% 56.9% 64.4%
% With Housing cost burden > 30% 69.5% 52. 8% 62.7%
Household income > 50 to <= 80% MFI
(Low Income) 975 895 1,870 (16.6%)
% With any housing problems 66.7% 49.7% 58.6%
% With Housing cost burden > 30% 62.6% 49.7% 56.4%
Source: U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy
(CHAS) , 2012-2016
6. Housing at Risk of Converting from Affordable to Market Rate Housing
Housing Element law requires jurisdictions to provide an analysis and program for preserving
affordability of assisted housing developments for the next 10 years (2021-2031). Based on City records
and information from the California Housing Partnership Corporation, in the next 10 years (2013-2023),
no assisted housing developments in Atascadero are at risk of losing affordability.
A portion of the City’s affordable housing stock was created via the City’s inclusionary housing policy.
This policy was adopted in 2003 and stipulates a 30-year affordability term. As such, the affordability
covenants do not expire within the next 10 years. Another subset of affordable units was developed by
non-profit, affordable housing developers, who do not intend to convert their units to market-rate
apartments. Based on information from the California Housing Partnership Corporation, in the next 10
years no assisted housing developments subject in Atascadero are at risk of losing affordability. One
development in City records has an expiring affordability covenant in 2029 (Atascadero Gardens at 7480
Santa Ysabel) but is not considered at risk as it was purchased in 1999 by People’s Self Help Housing to
preserve its affordability. People’s Self Help Housing is an affordable housing developer and service
provider including site-based services for low-income families, individuals, farmworkers, veterans, the
homeless, and those living with disabilities.
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Pursuant to Government Code Section 65863.11, the state maintains a list of “Entities Interested in
Participating in California's First Right of Refusal Program” at https://www.hcd.ca.gov/policy-
research/docs/HPD-00-01.xlsx. This list includes two entities interested in properties in San Luis Obispo
County and several entities interested in properties located in any county. It is worthy to note that City
staff has contributed time in past years to assisting owners of assisted housing to negotiate with lenders
such as the U.S. Department of Agriculture to extend their subsidies. In the event that a development
becomes at risk of conversion to market-rate housing, the City will maintain contact with local
organizations and housing providers who may have an interest in acquiring at-risk units and will assist
other organizations in applying for funding to acquire at-risk units.
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E. 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), Title 11 (the City’s Subdivision 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, allows residential development in various residential
and non-residential zones. Several of these zones only allow residential use in the form of a caretaker unit
and that is indicated in the descriptions below. Residential density in Atascadero ranges from less than 1
units per acre up to 24 units per acre. Title 9 does not include specific development standards for the
Rural Residential zone that is identified on the Zoning Map. Program 3.F is included in the Housing Element
and specifies that as part of a comprehensive General Plan update, the Rural Residential zone will be
codified into Title 9 and will include 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.
Rural Residential (RR) Zone. This zone is established for large lot single-family residential uses.
The General Plan details a maximum allowable density of 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
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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 designation
is divided into three categories based on minimum lot sizes, RSF-X, RSF-Y, RSF-Z and density ranges
from 0.5 to 2.0 units per acre. Density may be increased to four 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, and 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 designation is divided
into three categories based on the minimum lot size, LSF-X, LSF-Y, LSF-Z, and density ranges from
0.5 to 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, and
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-24) is 24 units per acre, and for hillside areas the density ranges
from 1 - 20 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 20 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 permitted on
upper floors in the DO zoning district. The maximum allowable density is 20 units per acre. The
DO zoning district corresponds to the Downtown (D) land use designation of the General Plan.
Commercial Neighborhood (CN) Zone. This zone is established to provide for small-scale retail
shopping and personal service facilities at the neighborhood level. The Commercial Neighborhood
Zone is situated and designed to serve the limited shopping and service needs of the immediately
surrounding residential area. It allows mixed-use development with residential up to 24 units per
acre with a conditional use permit. Caretaker residences are also permitted conditionally. The CN
zone corresponds to the General Commercial (GC) and Mixed-Use (MU) land use designations of
the General Plan.
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Commercial Professional (CP) Zone. This zone is established for limited retail shopping and
personal service facilities. It allows mixed-use with residential up to 24 units per acre with a
conditional use permit. 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 residential care
facilities for the elderly (RCFE), caretaker residences, mixed use with residential up to 24 units per
acre, multi-family dwellings on the second floor or above or within an existing residential structure
of historical significance, and single-room occupancy units. 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 or multifamily
dwellings within an existing structure of historical significance. 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 manufacturing 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 manufacturing 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 (if sewer not available) or one unit per acre (if sewer service exists). 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, residential care, and caretaker residences.
The maximum allowable density for residential is 0.4 unit per acre.
Planned Development (PD) Overlays. The City has established 34 overlays (PD 1 - 12 and 14 - 35)
to allow for special use standards that differ from those established by the underlying zone. The
maximum allowable density is 24 units per acre. Planned Development Overlays are typically used
to allow for individual lot ownership units in multi-family zones and clustered residential
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development in rural areas to achieve minimal environmental impacts and reduced infrastructure
costs.
Emergency Shelter (ES) Overlay. The City established an emergency shelter overlay zone in 2013
which allows emergency shelters by right on specific sites, subject to operational and
development standards. In 2013, one ES site was designated at 6370 Atascadero Avenue for the
El Camino Homeless Organization (ECHO) shelter.
Table E.1 summarizes the General Plan land use designations and the zoning districts that either allow by
right or conditionally permit residential development. In 2013, the City amended the Zoning Regulations
to allow residential densities up to 24 units per acre in the RMF-24 Zone and up to 20 units per acre in the
DC and DO zones.
Table E.1: General Plan Land Use Designations and Zoning Districts
General Plan Land Use
Designation Density Corresponding Zoning Districts
RR/RE/SE 0.1-0.4unit/acre gross1 RR, RS, P, L
SFR-Z 1.0 unit/acre gross1 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 net2 RSF-X, LSF-X, P, L
MDR 10 unit/acre net RMF-10, P, L
HDR 24 unit/acre net RMF-24 P, L
GC 24 unit/acre net CN, CP, CR, CT
SC (0.4 FAR) CS
D 20 unit/acre net DC, DO
MU 24 unit/acre net CN, CR, CP: (MU/PD overlay)
CREC 10 unit/acre net LS, P
IND (0.4 FAR) I, IP
AG 0.1-0.4 unit/acre gross1 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 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 E.2 summarizes the housing types permitted by zone. Each use is designated by a letter denoting
whether the use is allowed (A) or conditionally permitted (CUP).
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Table E.2: Zoning District’s Permitted Land Uses
Land Uses A RS RSF LSF RMF DC DO CN CP CR CS CT IP I L LS P
Single-family Dwelling7 -- A A A A A2 A2 -- -- -- -- -- -- -- -- A CUP
Multi-Family Dwelling7 -- -- -- -- A2 A2 A2 CUP6 CUP6 CUP6 CUP6 -- -- -- -- -- --
Live/Work Unit -- -- -- -- -- A3 -- -- -- -- -- -- -- -- -- -- --
Accessory Dwelling Units -- A A A A -- -- -- -- -- -- -- -- -- -- -- --
Temporary dwelling -- A A A A -- -- -- -- -- -- -- -- -- -- A --
Mobile/Manufactured Home A A A A A -- -- -- -- -- -- -- -- -- -- -- --
Mobile home developments -- CUP CUP CUP CUP -- -- -- -- -- -- -- -- -- -- -- --
Single Room Occupancy -- -- -- -- -- -- -- -- -- CUP -- -- -- -- -- -- --
Transitional/Supportive Housing7 -- A A A A A2,3 A2 CUP6 CUP6 CUP6 CUP6 -- -- -- -- A CUP
Agriculture Employee Housing A -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
Caretaker (Employee) Unit -- -- -- -- -- -- -- -- CUP CUP CUP -- -- -- CUP -- --
Residential care, ≤ 6 clients -- A A A A A3 A3 -- -- -- -- -- -- -- -- -- CUP
Residential care, > 6 clients -- CUP CUP CUP CUP -- -- -- -- -- -- -- -- -- -- -- CUP
Residential Care for the Elderly
Assisted Living, ≤ 6 clients, Assisted
Living
-- A A A A -- -- -- -- CUP -- -- -- -- -- -- --
Residential Care for the Elderly
Assisted Living, > 6 clients, Assisted
Living
-- CUP CUP CUP CUP -- -- -- -- CUP -- -- -- -- -- -- --
RCFE – Independent Living Center/
Senior Apartments -- -- -- -- CUP -- -- CUP -- CUP CUP -- -- -- -- -- --
Organizational houses
(Membership houses) -- CUP CUP CUP CUP -- -- -- -- -- -- -- -- -- -- -- --
Medical extended care5, ≤ 6 clients -- A A A CUP -- -- CUP CUP CUP CUP CUP -- -- -- -- CUP
Medical extended care5, > 6 clients -- CUP CUP CUP CUP -- -- -- -- CUP -- -- -- -- -- -- CUP
Age restricted housing -- -- -- -- -- CUP -- -- -- -- -- -- -- -- -- -- --
Notes:
A. This table is for reference only, refer to Zoning Regulations for the latest official zoning designations. Zoning Regulations may be amended independently of this table. A: Allowed Use, CUP: Conditional Use Permit, -- Not Permitted.
1. RSF-Y only, see Section 9.6106
2. RMF Zone – CUP required for projects over 12 units, excluding RMF-24 properties identified in Appendix I. RMF-24 properties identified in Appendix I are allowed by right, not subject to a CUP or specific plan. 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, or within an existing residential structure of historical significance. 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.
4. Conditional Use Permit required if the residential quarters are located on the first floor unless a project is required to provide a unit in compliance with the Americans with Disabilities Act.
5. A skilled nursing facility (also referred to as medical extended care) is a board and care home for residents, where no medical care is provided, and is subject to all applicable standards for multi-family dwellings.
6. Multi-family dwellings permitted when located on the second floor or above, or within an existing residential structure of historical significance.
7. Transitional and supportive housing are considered single-family or multi-family uses under Title 9 and are permitted in all residential zones and held to the same development standards as other residential uses of the same type in the same zone.
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Table E.3 identifies development standards for the residential zones, TableE.4 shows the development
standards in the commercial zones, and Table E.5 indicates the development standards in the Downtown
Zones. Minimum parcel size and setback requirements in Atascadero are not unusually strict and are not
considered a constraint to the development of affordable housing. The height limit in residential zones
has proven not to impede development or discourage density. The Hidden Oaks Apartments and
Southside Villas condominium projects, 90 and 86 units, respectively, achieved densities over 20 units per
acre while meeting the 30-foot, two-story height restriction. The Emerald Ridge condominium
development, approved in 2004, received a height exception as part of their conditional use permit and
achieved a density of 27.7 units per acre with 208 units on 7.5 acres with approval of a density bonus for
high quality architectural design. Program 3.D proposes to amend the Zoning Regulations to remove the
number of stories limit in the RMF Zone.
Table E.3: Residential Zones Development Standards
Development
Standard
Zone
RS RSF LSF RMF X Y Z X Y Z
Min lot size
(acres)1,2 2.5 - 10 0.5 1 1.5 -2.5 0.5 1 1.5 - 2.5 .53
Max Height (feet) 30 ft. max. 30 ft. (2 stories max.)
Setbacks4 (feet):
Front 25 ft. min - exceptions for shallow lots, flag lots, sloping
lots, and variable block. 15 ft
Side
5 ft. min - exceptions for corner lots, key lots, small corner lots, accessory
buildings, common wall development5, zero lot line development6, access
easements.
Rear Principal residential building - 10 ft. min
Accessory building - 3 ft. min if under 12 ft in height and under 120 sf
Interior Principal residential buildings - 10 ft Accessory building - 10 ft (some code
exceptions apply)
Notes:
A. For reference only, refer to Zoning Regulations for the latest official development standards. Zoning Regulations may be
amended independently of this table.
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 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.
Table E.4: Commercial Zones (Allowing Residential Development) Development Standards
Development Standard CN CP CR CS
Min lot size (acres) 0.51 0.51 0.51 1.01
Density (units per acre)
24 24 24 Varies, multifamily
dwellings allowed
only within an
existing structure of
historical
significance
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Table E.4: Commercial Zones (Allowing Residential Development) Development Standards
Development Standard CN CP CR CS
Setbacks (feet)
Front 02,3 02,3 02,3 02,3
Sides (each) 02 02 02 02
Rear 04 04 04 04
Height limit 35 ft 35 ft 35 ft 35 ft
Notes:
1: Smaller lot sizes may be allowed for planned commercial and industrial developments where the Planning Commission
determines that such smaller lot sizes will not be detrimental to the purpose and intent of the Zone.
2. Ground floor residential uses are subject to the residential setback requirements.
3. Where a commercial or industrial zone has a front setback, including a double frontage setback, on a street where more
than 50% of the lots in the same block are zoned for residential use, the front setback shall be 25 feet, except that a one-
story building or parking may encroach into one-half the required front setback depth.
4. Uses adjacent to an alley: a minimum of 5 feet, except where the alley provides vehicular access to the interior of the
building, in which case the setback shall be 10 feet; or residential use zone: no rear setback is required for buildings or
portions of buildings which do not exceed 12 feet in height within 10 feet of the rear property line. The rear setback shall be
a minimum of 10 feet for buildings or portions of buildings which exceed 12 feet in height.
Table E.5: Downtown Zones Development Standards 1
DC DO
Min lot size No minimum
Density 20 du/acre 20 du/acre
Setbacks Minimum and maximum setbacks required. See Section 9-4.103 for setback
requirement, allowed projections into setbacks, and exceptions to setbacks.
Front
None allowed, except for building insets
designed to accommodate outdoor eating
and seating areas, and except for East and
West Mall between El Camino Real and
Palma Avenue, where a minimum of 20 feet
is required.
As required by Section 9-4.106
when adjacent to a residential
zone, none required otherwise.
Sides (each) None required
Rear None required
Creek 20 ft.
Height limit 45 ft. not to exceed 3 stories; 18 ft. on the
west side of El Camino Real2 25 ft
Off-street parking
None required, except as required by
Section 9-4.114 for hotels, motels,
residential uses, offices, government offices
and facilities, and health care services, and
for all development east of Atascadero
Creek.
As required by Sections 9-4.114
et seq.
Notes:
1. For reference only, refer to Zoning Regulations for the latest official development standards. Zoning Regulations may be
amended independently of this table.
2. Between Atascadero Creek and lot line common to Lots 19 and 20, Block H-B, Atascadero Colony Map.
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Historic 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. No sites identified in the vacant land inventory are subject to the HS overlay.
Sensitive Resources
The City adopted a Sensitive Resource Overlay (SR) zone to protect areas with special environmental
resources and 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 on properties within an SR overlay zone
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. No sites identified in the vacant land inventory are
subject to the SR overlay.
Multi-Family Housing
Multi-family development is allowed by-right in the RMF zone and in the two Downtown zones. Multi-
family development is also conditionally allowed in several commercial zones. The Zoning Regulations
requires a CUP for residential projects in the RMF zone over 11 units, excluding RMF-24 properties
identified in the Housing Element Sites Inventory. RMF-24 properties identified in the Housing Element
Sites Inventory are allowed by right, not subject to a CUP or specific plan. Program 3.C has been included
in this Housing Element to provide for staff to review the CUP requirement for multi-family housing
projects and consider removing the CUP requirement once objective design standards have been adopted.
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 mobile homes can be regulated by the
City. Under the City’s Zoning Regulations, mobile home developments (mobile home parks) are permitted
with approval of a CUP in all residential zones. Individual mobile home dwellings are permitted by right in
all residential zones and in the Agriculture zone. The City’s Zoning Regulations address manufactured
homes in Section 9-6.142. Seventeen modular homes have been installed as permanent residences since
the 2014 Housing Element update. The City updated definitions for consistency with state law and to
clarify that the terms “mobile home” 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.
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Mixed-Use Development
Atascadero encourages mixed-use development in the downtown districts (DC and DO) and in several
commercial districts. The Downtown zoning districts are intended to develop an attractive, pedestrian-
oriented, and economically successful downtown area by providing for a mixture of commercial, service,
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. In 2013, the City
amended the Zoning Regulations to allow vertical mixed-use with a CUP in General Commercial land use
designations. Horizontal mixed-use requires a PD overlay. This represents an easing from previous
requirements for horizontal or vertical mixed-use. No CUP is required for mixed-use in the Downtown
zones. As part of implementation of Program 2.F, the City will amend the Zoning Regulations to adopt
mixed-use development standards that facilitate quality development and that strike a balance between
the community’s need for housing and the City’s need to preserve viable commercial land uses.
Accessory Dwelling Units
Accessory dwelling units can be an important source of affordable housing since they are smaller than
primary units and do not have direct land acquisition costs. Supporting the development of accessory
dwelling units expands housing opportunities for very low-, low-, and moderate-income households by
increasing the number of rental units available within existing neighborhoods. Accessory dwelling units
are referred to in the Atascadero Zoning Regulations as “secondary residential units,” which are
residential occupancy constructions (R) with a kitchen and full bathroom that is accessory to the primary
unit and intended for permanent occupancy by a second household. Second residential units provide
quarters for independent living areas, sleeping, cooking, and sanitation facilities. Second residential units
are permitted by right in the single-family residential zones (RS, RSF, LSF). Second units are also allowed
in single-family planned development overlay districts only when consistent with an approved Master
Plan of Development.
The City last updated its ADU ordinance in 2010. The State Legislature has passed numerous changes to
the ADU requirements (previously known as second units) to promote the development of ADUs. These
include allowing ADUs to be built concurrently with a single-family home, opening areas where ADUs can
be built to include all zoning districts that allow single-family uses, modifying fees from utilities such as
special districts and water corporations, and reducing parking requirements. In Atascadero, accessory
dwelling units are permitted as an accessory use to single-unit dwellings, consistent with the Government
Code Section 65852.2, and 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 1,200 square feet.
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 are permitted on lots one net acre or greater in size if on a private septic system. On
lots less than 1-acre net, dwelling units must be connected to City sewer.
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AB 2299 provides that any existing ADU ordinance that does not meet the new requirements is null and
void as of January 1, 2017. In such cases, a jurisdiction must approve accessory dwelling units based on
Government Code Section 65852.2 until the jurisdiction adopts a compliant ordinance. Jurisdictions are
not required to create ordinances for ADUs; however, any jurisdiction that does adopt an ADU ordinance,
must submit the ordinance to HCD within 60 days. Program 1.D in the Housing Plan commits the City to
adopting an updated ADU ordinance to comply with Government Code Section 65852.2.
Residential Care Facilities
Under California law, licensed facilities serving six persons or fewer receive special land use protections.
California requires that many types of licensed facilities serving six persons or fewer be treated for zoning
purposes like single-family homes. Except in extraordinary cases in which even a single-family home
requires a conditional use permit, these laws bar conditional use permits for facilities that serve six or
fewer persons. 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. Residential care facilities in
Atascadero serving six or fewer residents (small) are permitted by right in all residential zones. Residential
care facilities serving more than six residents (large) are conditionally permitted in the single-family zones
and allowed by right in the RMF zone. See the section below, Housing for People with Disabilities, for
additional discussion on housing for special needs.
Emergency Shelters and Transitional and Supportive Housing
State legislation SB 2 requires jurisdictions to permit emergency shelters without a 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. The City has an Emergency Shelter (ES) Overlay Zone, which allows emergency shelters on a specific
site subject to the development and operational standards outlined in the Zoning Regulations. The ES
Overlay Zone was applied to the property where El Camino Homeless Organization (ECHO) runs and
operates a homeless shelter with a capacity of 60 beds (this capacity reflects an increase in beds
implemented in 2019). The ECHO shelter does not typically operate at capacity and is the only overnight
and warming shelter in North County. As a shelter was not a permitted use in the base zone, the Overlay
protects the operation and establishes operational guidelines. The site of the ECHO shelter has the
capacity to expand to accommodate a total capacity of 110 beds at the single ES overlay site. Program 3.G
is included in the Housing Plan to Review the Emergency Shelter (ES) Overlay Zone for continued
compliance with state law and to evaluate the need to expanding the ES Overlay Zone to other appropriate
properties, subject to the locational and operational criteria outlined in the Zoning Regulations. Recent
State Law (AB 101) requires that Low-Barrier Navigation Centers be allowed as a by right use in areas
zoned for mixed-use and nonresidential zones permitting (by right or conditionally) multi-family uses.
Transitional Food and Shelter operates the Atascadero Warming Center (AWC) from November 1st
through April 15th when the temperature is forecast to be 40 degrees or less and/or there is a 50% chance
or greater of rain. The low barrier, behaviorally based center provides meals, clothing and other services
through a volunteer effort. Program 3.H is proposed to ensure that the City meets the requirements of
AB 101.
Transitional and supportive housing are considered single-family or multi-family uses under Title 9.
Transitional and supportive housing are permitted in all residential zones and thus held to the same
development standards as other residential uses of the same type in the same zone. In 2016, the City
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amended the Zoning Regulations to include supportive and transitional housing as a use under the single-
family and multi-family dwelling definitions.
Effective January 1, 2019, AB 2162 (Supportive Housing Streamlining Act) requires supportive housing to
be considered a use by right in zones where multi-family and mixed-uses are permitted, including
nonresidential zones permitting multi-family uses, if the proposed housing development meets specified
criteria. The law prohibits the local government from imposing any minimum parking requirement for
units occupied by supportive housing residents if the development is located within one-half mile of a
public transit stop. AB 2162 also require local entities to streamline the approval of housing projects
containing a minimum amount of supportive housing by providing a ministerial approval process,
removing the requirement for CEQA analysis, and removing the requirement for a CUP or other similar
discretionary entitlements. Program 3.H is included to ensure the City meets the requirements of AB 2162.
Housing for Agricultural Employees
The Employee Housing Act (Government Code Section 17021.5 and 17021.6) requires that any employee
housing occupied by six or fewer employees shall be considered a single-family structure within a
residential land use and must be treated the same as a single-family dwelling of the same type in the same
zone. In addition, employee housing consisting of no more than 36 beds in a group quarters, or 12 units
or separate rooms or spaces designed for use by a single-family or household, must be considered an
agricultural land use and be treated the same as any other agricultural activity in the same zone. The
Zoning Regulations identify one agricultural zone which permits agricultural operations and agriculture
employee housing by right.
Single-Room Occupancy Units (SROs)
Single-room occupancy hotels and/or boarding homes are collectively referred to as SROs. SRO units are
one-room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit,
in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not
required to have a kitchen or bathroom, many SROs have one or the other. Buildings that provide SRO
dwellings are permitted conditionally in the Commercial Retail (CR) zone. Program 2.I is included in the
Housing Element and calls for a review and, if necessary, a revision of siting regulations for SROs. As part
of the program implementation, the City will consider amending the Zoning Regulations to allow single-
room occupancy units as a by-right use.
Building Codes and Enforcement
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. Atascadero implements the 2019 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, as required by the State, requiring fire sprinklers in all newly
constructed residential units and substantially remodeled units, adding to the cost of construction. The
ordinance was instated for the protection of Atascadero residents because most residential sites in
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Atascadero are in a high or very high fire hazard severity zone. With the very hot summers in Atascadero
and abundance of dry brush and native vegetation located in the residential zones, there is a high potential
for fire. The installation of fire sprinklers adds approximately $2.00 per square foot to the cost of
construction of single-family homes. The additional cost is likely to be passed along to the homebuyer as
part of the final cost of the home or to renters in the form of a higher monthly rental price. The added
cost does not pose a significant constraint to the construction of new units and second units.
Aside from this ordinance, the City has not adopted local amendments to the model codes that increase
housing costs (the Plumbing Code has been amended to address large-lot development with septic
systems). Building inspectors are responsible for ensuring that proposed projects meet State and local
codes.
The City uses Code Enforcement staff to promote property maintenance in accordance with the City
Zoning and Building ordinances and State and County Health Codes. The Code Enforcement official
receives and investigates complaints regarding alleged violations of the Municipal Code such as property
maintenance violations, private property parking violations, or zoning violations. Complaints can be
submitted by email, fax, mail, or delivered personally at two locked box locations in the City.
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)
Public facilities for fire, school, and recreation
The costs of on- and off-site improvements 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 E.6, 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.
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
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for up to 20 percent of the total number of spaces. For motorcycle parking, lots with 20 or more spaces
may replace regular spaces with motorcycle spaces at a ratio of one motorcycle space for each 20 spaces.
In certain situations, parking requirements may be reduced or waived. This includes some alternative
parking arrangement options:
Tandem Parking. Tandem parking permitted for single-family dwellings and individual
mobilehomes upon meeting appropriate performance criteria.
Parking Districts. Parking requirements may be modified within a parking district where adequate
parking is provided within the limits of the district and the parking requirements of a new use are
accommodated by the parking district.
Shared Peak-Hour Parking. Where two or more uses have distinct and differing peak traffic usage
periods, the required number of parking spaces may be reduced through Conditional Use Permit
approval.
On-Street Parking Adjustment. In the case that a new driveway eliminates on-street parking
spaces, the requirement for off-street spaces may be adjusted.
Planning Commission Modification. The required parking standards may be modified through
Conditional Use Permit approval by the Planning Commission.
Table E.6: Parking Requirements 1
Land Use Parking requirement
Single-family dwellings (including
mobile homes)
2 spaces per du, except 1/du on lots < 4,000 square feet in area
Multi-family dwellings (including
condominiums and attached
ownership dwellings)
1 bedroom unit: 1.5 spaces
2 bedroom unit: 2 spaces, each add. bedroom: 0.5 space
Guest parking: 1 space per 5 units, or fraction thereof
Mixed-use Where a site contains more than one principal land use (such as a
shopping center), the amount of parking required shall be the
total of that required for each individual use2.
Skilled nursing facility 1 space per 4 beds
Group quarters 1 space per bedroom, plus 1 per eight beds
Single-room occupancy 1 space per 4 units and 1 space per employee, plus 0.5 space per
2 units
Accessory dwelling units
(residential second units)
1 covered space for the first bedroom and an additional space for
additional bedrooms
Notes:
1. For reference only, refer to Zoning Regulations for the latest official development standards. Zoning Regulations
may be amended independently of this table.
2. In addition to the reduction of required parking, where two (2) or more uses have distinct and differing peak traffic
usage periods (for example, a theater and a bank), the required number of parking spaces may be reduced through
conditional use permit approval, provided that the parking lots of each use are located within three hundred (300)
feet of each other (as measured along the most direct pedestrian path). The amount of reduction may be up to
seventy-five percent (75%) of the amount of spaces required for the most intensive of the two (2) or more uses
sharing the parking.
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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 E.7. 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.
Table E.7: Planning and Development Fees1
Fee Category Fee Amount
Planning Fees - Effective July 29, 2019
Administrative AUP Review $752 per application
Minor CUP Review $1,233 per application
Major CUP Review $4,424 per application
Variance Application $1,952 per application
Development Agreement $13,557 deposit, plus additional fees (staff
charges, etc.)
Specific Plan $10,183 deposit, plus additional fees (staff
charges, etc.)
General Plan Amendment $7,801 per application
PD Zone Change $7,705 per application
Rezoning (Map or Text) $4,282 per application ($8,186 rezoning with GP
amendment)
Tentative Parcel Map $4,616 per application
Tentative Tract Map $6,353 per map, plus $45 per lot over 15 lots
Condominium Conversion Tentative Map $3,355 + $72 per unit over 15 units ($5,566 +
$72 per unit over 15 units with a Major CUP
Precise Plan $2,314 per application
Annexation $16,971 deposit, plus additional fees (staff
charges, etc.)
Lot Line Adjustment Review $1,465 per application historic lot line
$2,455 for others
Lot Merger $1,488 per application
Temporary Occupancy Review $628 per application (Commercial)/ $453 per
application (Residential)
Administrative Time Extension Review $447 per application
Planning Commission Time Extension Review $820 per application
Appeal to Planning Commission (not full cost
recovery)
$786 per application
Appeal to City Council (not full cost recovery) $1,058 per application
Planning Review/Approval of Building Permit Minor $102 per application
Major $356 per application
CUP/PD Compliance $470
DRC Review $402
Affordable Housing Unit Fee Process $402 per application plus $136/unit and any
plus legal costs
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Table E.7: Planning and Development Fees1
Fee Category Fee Amount
Environmental Review
Environmental Impact Report Review 10% of contract consultant amount of City staff
review
Environmental Negative Declaration $1,646 per application in addition to other
application fees, where applicable
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
1. For reference only. Planning and development fees display current rates at the time of publication. Fees are subject to
change at the discretion of the City Council. Zoning Regulations may be amended independently of this table. Please check
with the City of Atascadero Community Development Department for a current fee schedule.
Source: City of Atascadero, 2020
Table E.8 shows typical fees charged on new housing projects. Fees collected by the City in the review and
development process are limited to the City's costs for providing these services. The majority of fees for
development projects are imposed by agencies outside the City’s control (i.e., school district impact fees
and water connection fees).
Table E.8: Development Fees for New Housing, 20201
Development Fee Category Single-Family Unit Multi-Family Unit
Building and Planning Fees $4500 (small on septic)
-$13,500/$14,000
(2,300 sq. ft. on sewer)
$4,000-$6,000
School District - Atascadero Unified School
District $7,5802 $4,9273
Water Connection4 - Atascadero Mutual Water
Company $19,600
$4,900 / $9,800
(with/without dedicated
landscape meter)
Impact Fees5 $16,900-$18,2005 $11,700-$14,550
Miscellaneous Approximately $5,000
(for CEQA for homes
with slopes > 20% -
includes State fees)
$2,000
Total $49,600 -$64,400 $27,500–$37,300
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Table E.8: Development Fees for New Housing, 20201
Development Fee Category Single-Family Unit Multi-Family Unit
Notes:
1. For reference only, refer to City’s website for latest fee schedule. City fee schedule may be amended independently of this
table.
2. Assumes a 2,000 square foot single-family dwelling with the impact fee at $3.79 per square foot.
3. Assumes a 1,300 square foot multi-family unit with the impact fee at $3.79 per square foot.
4. Source: City of Atascadero, 2020; Atascadero Mutual Water Company, 2020.
5. Based on lot size.
Development fees make up approximately 10 to 14 percent of a home purchase price (Table E.9). The City
of Atascadero fees are typical for most communities and are comparable to those of surrounding
communities.
Table E.9: Proportion of Fee in Overall Development Cost, 2020
Development Cost for a Typical Unit Single-Family Multi-Family
Total estimated fees $49,600 - $64,400/unit $35,768 - $40,618/unit
Estimated sale price/value1 $452,100 $370,000
Estimated proportion of fee cost to overall
development cost/unit 11-14% 10-11%
1. Median Home Sales Price in January 2020 (CoreLogic) and estimated home value for multi-family properties (condos, co-
ops) on Zillow.com on April 27, 2020.
Inclusionary requirements and fees also add to housing development costs. In 2003, the City Council
approved an Inclusionary Housing Policy for all developments requiring a legislative approval, i.e. Zone
Change or General Plan Amendment. The policy requires an in-lieu fee of five percent of the construction
valuation of the market rate units within a project that does not provide 20 percent of the units as
affordable. All inclusionary units are required to be deed restricted for a period of 30 years. All residential
projects under legislative approval are subject to the inclusionary requirement as follows:
Projects of 1-10 units: pay in-lieu fee or build units
Projects of 11 or more units must build units or receive a Council approval to pay in-lieu fees
The Inclusionary Housing Policy requires that all affordable units in single-family land use areas be
designated for moderate-income households. The distribution of affordable units in multi-family and
mixed-use commercial land use areas are 20 percent very low income, 37 percent low income, and 43
percent moderate income. Affordable units must be constructed at the same time as the market-rate
units and affordable units must be physically distributed throughout the project site, rather than
concentrated in one area. To ensure compliance with these requirements, a construction timeline
detailing the development of affordable units and a site map must be approved by the City Council. With
City Council approval alternatives to on-site construction or payment of in-lieu fees for inclusionary units
may be allowed, including off-site construction, land dedication, combinations of construction, fees,
and/or land dedications. As an incentive to provide affordable units, all inclusionary units are treated as
density bonus units that are not counted as part of the maximum density entitlement of a site.
As an increasing number of inclusionary units move toward construction, the development community
has raised concerns regarding the financing and resale of these units. To mitigate some of these financing
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issues, the City Council approved an equity-sharing program for the moderate-income homes. The equity-
sharing program calls for the home to eventually be re-sold at the fair market value, with the City receiving
its share of the sales proceeds to re-invest in affordable housing. In order to support additional
development of affordable units at the very low- and low-income categories, Program 2.B is included in
the Housing Element to direct the City to evaluate the inclusionary housing policy and consider
replacement of the current inclusionary policy with an inclusionary housing ordinance that that requires
residential developments (including non-legislative actions) to provide deed-restricted, affordable units
or an in-lieu fee.
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. Table
E.10 displays the review authority required for various planning decisions and permits. Table E.11 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. City staff adhere to strict review times consistent
with state law for entitlement review. Initial review times are approximately 30 days for most projects.
Processing timeframes have been generally predicated on how quickly the applicant can process
corrections or changes to the proposed project. Program 3.A in the Housing Element directs the City
continue reviewing and revising procedures to streamline the permitting processes.
Table E.10: Permit Processing Procedures
Type of Decision
Role of Review Authority
Director or City
Staff
Design
Review
Committee
Planning
Commission
City Council
Zoning Review
(Administrative) Decision N/A1 Appeal Appeal
Administrative Use Permit Decision2 Recommend
2 Appeal Appeal
Variance Recommend N/A Decision Appeal
Zoning Map Amendment Recommend N/A Recommend Decision
Design Review Approval Recommend Decision Appeal Appeal
Planned Development
(Master Plan of Development
required)
Recommend Recommend Recommend Decision
Condition Use Permit Recommend Recommend3 Decision Appeal
Subdivision Maps Recommend Recommend4 Decision Appeal
Notes: For reference only, refer to Zoning Regulations for the latest official review procedures. Zoning Regulations may be
amended independently of this table.
1. May be required for commercial signage or other administrative permits that have design impacts.
2. Design Review may be considered by the “hearing officer” for AUP applications for non-residential uses.
3. Only if architectural review required.
4. Only if paired with a master plan of development.
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Table E.11: 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 1-3 months
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
Ministerial Review
Planning review of ministerial projects, such as building permits, are reviewed concurrently with building,
fire, and public works. The City offers pre-project meetings to discuss zoning compliance and building code
requirements to ensure that the process is streamlined. Planning review of routine over the counter
permits is limited to tree protection when trees exist on-site and are within the area of development.
Design Review
The Atascadero Appearance Review Manual was adopted by the City Council in 1987. The Manual includes
direction regarding the relationship of buildings to the site, relationship of buildings and the site to the
adjoining area, landscaping, building design, maintenance, and parking. The purpose of Appearance
Review is to ensure that the architectural and general appearance of buildings and grounds are in keeping
with the character of the neighborhood.
The City developed the Downtown Design Guidelines in 2000. The design guidelines were intended to
assist in the revitalization of the Atascadero downtown, provide for infill development, and promote the
conservation and reuse of existing buildings. The Guidelines provide a basis for review of building
orientation, design, architecture, landscaping, and signs for new projects in the downtown. The guidelines
were updated in 2011.
The Design Review Committee (DRC) was established by the City Council in August 2010. Municipal Code
Section 9-2.107 identifies the purpose, authority, and approval criteria for the DRC. The DRC consists of
members of City Council and Planning Commission and one member of the public; the DRC has the
authority to approve and make recommendation regarding the architectural appearance, signage, site
design and landscape design. Appearance approval is based on adherence to policies of the General Plan,
compatibility with surrounding uses, and consistency with the guidelines and recommendations in the
Appearance Review Manual and Downtown Design Guidelines. All multi-family residential projects, single-
family residential projects requiring a Planned Development permit, or any development projects
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requiring a precise plan, conditional use permit, zone change, or general plan amendment must go
through design review prior to Planning Commission or City Council.
The DRC has been helpful in project streamlining by working out issues that normally would have been
dealt with by the Planning Commission or simply at a staff level. The Design Review process does not
appear to have a significant effect on housing affordability. Staff will continue to provide educational
materials and training for the DRC regarding the function and scope to ensure it is not inadvertently used
to reduce housing units.
Environmental Review Process/Precise Plan
A precise plan is required for development with grading on slopes of over 20 percent. 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.
SB 35 Approval Process
SB 35 requires cities and counties to streamline review and approval of eligible affordable housing projects
by providing a ministerial approval process, exempting such projects from environmental review under
the California Environmental Quality Act (CEQA). When the state determines that jurisdictions have
insufficient progress toward their lower-income RHNA (very low and low income), these jurisdictions are
subject to the streamlined ministerial approval process (SB 35 [Chapter 366, Statutes of 2017]
streamlining) for proposed developments with at least 50 percent affordability. If the jurisdiction also has
insufficient progress toward their above-moderate-income RHNA, then they are subject to the more
inclusive streamlining for developments with at least 10 percent affordability.
As of March 2020, the City of Atascadero was determined to be subject only to SB 35 streamlining for
proposed developments with 50% or greater affordability. The City has not received any applications or
inquires for SB 35 streamlining. To accommodate any future SB 35 applications or inquiries, Program 3.A
calls for the City to create and make available to interested parties an informational packet that explains
the SB 35 streamlining provisions in Atascadero and provides SB 35 eligibility information. Program 3.B is
included and specifies that City will adopt objective design standards to provide local guidance on design
and standards for by-right projects as allowed by state law.
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.
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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 adopted a reasonable accommodation ordinance in 2013. Table E.12 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 of Atascadero has an ADA Coordinator to ensure
City departments comply with this policy by carrying out the following functions:
Providing technical assistance to support City departments in complying with federal, state, and
local disability access laws
Assisting departments in evaluating their facilities, programs, services, and activities to ensure
provision of reasonable accommodations to people with disabilities
Conducting training for City employees in disability awareness, disability etiquette, disability
access laws, and reasonable accommodations
Facilitating the resolution of grievances filed against the City that alleges noncompliance with
disability access laws
Table E.12: Constraints on Housing for Persons with Disabilities
General
Does the City have a process for persons with
disabilities to make requests for reasonable
accommodation?
Yes. The City adopted a reasonable accommodation
ordinance in 2013.
Has the City made efforts to remove
constraints on housing for persons with
disabilities?
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.
Does the City assist in meeting identified
needs?
The City applies Community Development Block
Grant (CDBG) funds to accessibility upgrades. The
San Luis Obispo Housing Authority recently
completed a 19-unit retirement hotel, which
contained ADA compliant units.
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Table E.12: Constraints on Housing for Persons with Disabilities
Zoning and Land Use
Has the City reviewed all its zoning laws,
policies, and practices for compliance with fair
housing law?
Yes, the City has reviewed the land use regulations
and practices to ensure compliance with fair
housing laws.
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?
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.
Does the locality restrict the siting of group
homes?
No
What zones allow group homes other than
those allowed by State law? Are group home
over six persons allowed?
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 and downtown districts. They
are allowed in the Public (P) zone with a
Conditional Use Permit. Facilities with greater than
6 persons are conditionally permitted in all
residential zones and the P zone.
Does the City have occupancy standards in the
zoning code that apply specifically to unrelated
adults and not to families?
No.
Does the land use element regulate the siting
of special needs housing in relationship to one
another?
No, there is no minimum distance required
between two or more special needs housing.
Permits and Processing
How does the City process a request to retrofit
homes for accessibility?
Atascadero allows residential retrofitting to
increase the suitability of homes for people with
disabilities in compliance with ADA requirements,
as permitted in the 2019 California Building Code.
Does the City allow groups homes with six or
fewer persons by right in single-family zones?
Yes.
Does the City have a set of particular conditions
or use restrictions for group homes with
greater than six persons?
Group homes (or residential care facilities) with
greater than six persons are conditionally
permitted in all residential zones and the P zone.
They are subject design review and are required to
be incompliance with the same parking and site
coverage requirements as multi-family uses.
What kind of community input does the City
allow for the approval of group homes?
The Conditional Use Permit provides the public
with an opportunity to review the project and
express their concerns in a public hearing.
Does the City have particular conditions for
group homes that will be providing services on
site?
No, the City does not have special standards for
group homes regarding services or operation.
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Opportunities for 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). Cities 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
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. 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
Table E.12: Constraints on Housing for Persons with Disabilities
Building Codes
Has the locality adopted the Uniform Building
Code?
Atascadero has adopted the 2019 California
Building Code. No amendments have been made
that affect the ability to accommodate persons
with disabilities.
Has the City adopted any universal design
element standards into the code?
No, the City has no adopted universal design
standards at this time.
Does the City provide reasonable
accommodation for persons with disabilities in
the enforcement of building codes and the
issuance of building permits?
Yes. The City adopted a reasonable accommodation
ordinance in 2013.
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development, revitalize of the Downtown Core, and encourage compact development with a
pedestrian scale and trails.
City environmental review may also require measures to reduce energy consumption.
Energy Alternatives for low-income families and how the City can perform outreach.
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. 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. PG&E’s Energy Savings Assistance
Common Area Measures facilitates energy retrofits of the common areas and central systems in multi-
family properties through technical assistance, cash incentives, and program coordination to income-
eligible, deed-restricted, multi-family buildings.
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. By encouraging solar energy technology for
residential heating/cooling in both retrofits and new construction, the City can play a major role in energy
conservation. There are two distinct approaches to solar heating: active and passive. The best method to
encourage use of solar systems for heating and cooling is to not restrict their use in the zoning and building
ordinances and to require subdivision layouts that facilitate solar use. Residential water heating can be
made more energy efficient through the application of solar water heating technologies. Solar water
heating relies on the sun to heat water, which is then stored for later use. A conventional water heater is
needed only as a back-up. By cutting the amount of natural gas needed to heat water by 50 to 75 percent
per building, solar water heating systems can lower energy bills and reduce greenhouse gas emissions
significantly.
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. 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. Program 3.M encourages energy conservation
and will help residents minimize energy-related expenses by:
Promoting environmentally sustainable building practices that provide cost savings to
homeowners and developers
Providing informational material at the Community Development Department counters from
PG&E and others that detail energy conservation measures for new and existing buildings, the
benefits of the Green Building (San Luis Obispo Green Build), and resources to assist lower-income
households with energy-related expenses
Continuing to strictly enforce the State energy standards of the Green Building Code
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Enhancing partnerships with Solar Providers for installation of PV panels and other alternative
electrical services for lower-income households
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 costs,
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 multi-family construction, which poses a significant constraint on the
production of affordable housing in Atascadero.
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
$23,000 to $824,000 per acre.1 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 cost is determined primarily by the cost of labor and materials. The relative importance of
each is a function of the complexity of the construction job and the desired quality of the finished product.
As a result, builders are under constant pressure to complete a job for as low a price as possible while still
providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving
materials and construction techniques. The price paid for material and labor at any one time will reflect
short-term considerations of supply and demand. Future costs are difficult to predict given the cyclical
fluctuations in demand and supply that in large part are created by fluctuations in the state and national
economies. Such policies unilaterally impact construction in a region and therefore do not deter housing
construction in any specific community.
According to 2020 building valuation data by the International Code Council, standard housing
construction costs may average $122 to $156 per square foot for single-family residences depending on
the level of amenities provided, and $112 to $167 per square foot for a multi-family residential structure,
1 A review of vacant land sales appropriate for residential development on Zillow.com on April 27, 2020 provided 13
vacant lots for sale within the City. Land costs were estimated from this sample and may not be representative of
general land costs in the City.
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depending on construction type and excluding parking. Structured parking cost can be significant. In
Atascadero, this approach to parking largely does not occur.
Government Code 65583(a)(6) Development Analysis
Government Code section 65583(a)(6) requires an analysis of requests to develop housing at densities
below those anticipated in site inventory and the length of time between receiving approval for housing
development and submittal of an application for building permit. The analysis must also look at local
efforts to remove nongovernmental constraints that create a gap in the jurisdiction’s ability to meet RHNA
by income category.
In Atascadero, most requests for development at densities below anticipated densities are for properties
designated for MDR (RMF-10) properties and very small HDR (RMF-24) properties with existing units
where the property owner wants to add units to the site without removing exiting uses. There are no MDR
sites in the sites inventory. In the HDR designation, most requests are turned away due to the minimum
density stipulation for the RMF-24 zone. While the sites inventory has seven HDR (RMF-24) sites, all sites
have a minimum size of one-half acre and only two sites have an existing use on the site. For economic
reasons, most owners of large size properties strive to maximize densities.
In Atascadero, the length of time between receiving approval for housing development and submittal of
an application for building permit is typically one or two months depending on project complexity and the
development consultant’s lead time to get construction documents complete. For example, a current
multi-family residential project with complex grading and drainage plans has taken longer than usual to
submit permits. Also, developers may struggle with feasibility analyses, financing, or negotiations with
design professionals which are outside the control of the City.
The analysis must also look at local efforts to remove nongovernmental constraints that create a gap in
the jurisdiction’s ability to meet RHNA by income category. The primary non-governmental constraint is
the overall cost of affordable housing development (high land and development costs). Construction
trends in Atascadero in the last 10 years show that even with density bonuses offered, constructing
affordable housing, especially for low- and very low-income households is not profitable to housing
developers. Therefore, deed-restricted affordable units require subsidy beyond available density
incentives. This places the construction burden on non-profits and similar grant funded housing
developments. Some regions do not have enough of these organizations to meet the affordable housing
construction needs of the region. Furthermore, the lack of funding results in affordable projects that are
not always dispersed throughout the region but are concentrated in limited areas with lower development
costs. While the City can offer developer incentives such as expedited permit processing and fee deferrals,
it cannot afford to fully mitigate the high cost of development for affordable housing developments.
While technically a governmental constraint, regulatory changes from different state entities, and which
the City has no control of but must enforce, also constrain housing production in Atascadero. Regulations
related to mitigation of transportation impacts (newly enacted VMT thresholds) or on-site standards and
requirements for storm water management, for example, subject new housing projects to additional
scrutiny and trigger a more complex environmental review process and potentially a greater level of
mitigation. Again, the City of Atascadero facilitates housing development by providing technical
assistance, regulatory incentives and concessions, and financial resources as funding allows. But the
resources available to the City to mitigate these constraints are very limited.
Availability of Financing
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The availability of capital to finance new residential development is a significant factor that can impact
both the cost and supply of housing. Two types of capital are involved in the housing market: 1) capital
used by developers for initial site preparation and construction and 2) capital for financing the purchase
of units by homeowners and investors. Interest rates substantially impact home construction, purchase,
and improvement costs. A fluctuation in rates of just 2.5 percent can make a dramatic difference in the
annual income needed to qualify for a loan. In general, financing for new residential development is
available at reasonable rates. However, economic fluctuations due to COVID-19 have caused caution
among lenders and may have lasting effects through this Housing Element planning period. And while
interest rates are low, lenders are considering applicants much more closely than in the past, leading to
credit tightening despite affordable interest rates.
Environmental and Physical Constraints
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. Numerous creeks and
blue line streams are present throughout the City and can affect feasibility of development at full capacity
in those areas. The more urbanized areas of the City, where higher density housing development is
typically located, are not constrained by these water features. 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, as well as 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 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 Regulations and State 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
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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, in high fire areas, State codes
may restrict development of areas lacking secondary egress routes and in low-lying areas of the City may
be subject to flooding during a 100-year storm (see the Safety and Noise Element of the General Plan for
details).
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F. Housing Resources
State law requires that jurisdictions provide an adequate number of sites to allow for and facilitate the
production of their regional share of housing. To determine whether a jurisdiction has enough land to
accommodate its share of regional housing needs for all income groups, that jurisdiction must identify
“adequate sites.” Under state law (California Government Code section 65583[c][1]), adequate sites are
those with appropriate zoning and development standards—with services and facilities—needed to
facilitate and encourage the development of a variety of housing for all income levels.
The resources available for the development, rehabilitation, and preservation of housing in Atascadero
are addressed here. This section provides an overview of available sites for future housing development
and evaluates how these resources can work toward satisfying future housing needs. Also discussed are
the financial and administrative resources available to support affordable housing.
1. Regional Housing Needs Allocation (RHNA)
The 6th cycle RHNA for the San Luis Obispo region covers a 10-year planning period (December 31, 2018
through December 31, 2028) and is divided into four income categories: very low, low, moderate, and
above moderate. As determined by San Luis Obispo Council of Governments (SLOCOG), the City of
Atascadero’s fair share allocation is 843 new housing units during this planning cycle, with the units
divided among the four income categories as shown in Table F.1. The City of Atascadero is not responsible
for the actual construction of these units. The City is, however, responsible for creating a regulatory
environment in which the private market could build these units. This includes the creation, adoption, and
implementation of General Plan policies, zoning and development standards, and/or incentives to
encourage the construction of various types of units.
Table F.1: City of Atascadero RHNA Allocation 2018-2028
Income Group
Total Housing
Units
Percentage
of Units
Extremely/Very Low Income (0-50% AMI)* 207 25%
Low Income (51-80% AMI) 131 16%
Moderate Income (80-120% AMI) 151 18%
Above Moderate Income (121+% AMI) 354 42%
Total 843 100%
Notes:
AMI: Area Median Income
* Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs
of extremely low-income households (0-30% AMI). In estimating the number of extremely
low-income households, a jurisdiction can use 50% of the very low-income allocation (103
units).
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2. Progress towards the RHNA
RHNA (RHNA Credits)
Since the RHNA uses December 31, 2018 as the baseline for growth projections for the planning period,
jurisdictions may count toward the RHNA housing units permitted or approved from December 31, 2018
(or starting January 1, 2019) to the start of the Housing Element planning period (December 21, 2020)1.
Since January 1, 2019, 673 housing units have completed, issued, or approved in Atascadero (Table F.2).
These units include 36 very low-income units, 25 low-income units, 60 moderate-income units, and 552
above moderate-income units.
Affordability of Units Credited Towards the RHNA
Units credited towards the RHNA are distributed among the four affordability groups (extremely/very low,
low, moderate, and above moderate) based on affordability restrictions (as is the case with affordable
housing projects or units built in compliance with density bonus provisions or the City’s inclusionary
requirements) or housing cost for those specific types of units. For example, the market rate rents and
sale prices for accessory dwelling units (ADUs), manufactured homes, and tiny homes (also known as
micro-homes and typically under 1,000 square feet in size) fall within levels affordable to the households
earning low (51-80% AMI) and moderate incomes (81-120% AMI) and are allocated as such. Based on
current rent trends, half of the ADU credits will be allocated toward the low-income affordability category
with the remaining half allocated toward the moderate category. For multi-family units, 2018 Census
rental cost data by bedroom and 2020 HUD 50th Percentile Rents show that market rents for multi-family
units in Atascadero are affordable to moderate income households while larger units are affordable to
above moderate-income households. Accordingly, affordability for multi-family units are divided evenly
between the moderate and above moderate-income categories based on market costs for multi-family
rental units.
Remaining RHNA
The City has already achieved a portion of its RHNA with housing units permitted or approved, including
all the moderate- and above moderate-income RHNA. Since January 1, 2019, 673 units have been
permitted or approved in Atascadero (Table F.2). With these credits applied, the City has a remaining
RHNA of 266 units (171 extremely low/very low-income units and 95 low-income units) that must be
addressed within housing opportunity sites identified in this Housing Element.
1 The Housing Element planning period differs from the RHNA Planning period. The 6th Cycle RHNA covers a 10-year planning
period of December 31, 2018 to December 31, 2028. The Housing Element covers an 8-year planning period of December 31,
2020 through December 31, 2028.
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Table F.2: RHNA Credits
Ex./Very
Low
Income (0-
50% AMI)*
Low
Income
(51-80%
AMI)
Moderate
Income
(80-120%
AMI)
Above
Moderate
Income
(121+%
AMI) Total
Credits
Building Permits (Finalized/Issued/Applied)
Single-Family Units2 0 0 1 110 111
Manufactured Homes1 0 0 3 0 3
Multi-Family Units3 3 6 73 74 156
Accessory Dwelling Units4 0 11 12 0 23
Subtotal 3 17 89 184 293
Planning Approvals
Emerald Ridge (multi-family units)3 0 0 86 86 172
Grand Oaks Micro Homes (SFR)5 0 0 30 0 30
Hartberg PD3 (multi-and single-
family units) 3 6 19 47 75
People's Self Help2 30 10 0 0 40
Principal Mixed-Use (attached/
detached single-family units)2 0 3 3 46 52
Single-Family Units, miscellaneous 0 0 0 3 3
Multi-Family Units, miscellaneous3 0 0 4 4 8
Subtotal 33 19 33 295 380
Total Credits 36 36 231 370 673
2018-2028 RHNA 207 131 151 354 843
Remaining RHNA after Credits
Applied 171 95 -80 -16 266
Notes:
1. Affordability manufactured homes are assumed to be within the affordability range of moderate-income families, as
these housing types provide more affordable options without the units being subsidized. The average cost for a
manufactured unit in Atascadero is $180,363 for a typical three-bedroom unit according to the San Luis Obispo County
Accessory Dwelling Unit and Mobile/Manufactured Home Market Study Report, January 2020.
2. Identified affordable units have a declaration of restrictions recorded on the property.
3. Affordability for multi-family units in the very low- and low-income categories is based on a declaration of restrictions
recorded on the property. Affordability for non-restricted multi-family units are divided evenly between the moderate-
and above moderate-income categories based on market costs for multi-family rental units. 2018 Census rental cost data
by bedroom and 2020 HUD 50th Percentile Rents show that market rents for multi-family units in Atascadero are
affordable to moderate-income households, while larger units are affordable to above moderate-income households.
4. Affordability for ADUs is divided evenly between the low- and moderate-income categories. In March 2020,
Apartments.com estimated that the average rent for a studio apartment in Atascadero ($893) and the average rent for a
one-bedroom apartment in Atascadero ($1,306) meets the affordability criteria for low-income persons (studio units,
one-person households) for moderate-income persons (one-bedroom units, one-person households) set forth in Table
D.18: Affordable Housing Costs by Household Size and Tenure – 2019.
5. Grand Oaks Micro Homes fall within the affordability levels in Table D.18 for moderate-income households.
Additionally, three units within the Grand Oaks development are deed restricted for moderate-income households via a
density bonus agreement.
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3. Residential Sites Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is
adequate to accommodate that jurisdiction’s share of the region’s projected growth. The City has a
remaining RHNA of 266 units in the extremely/very low- and low-income categories. The City has various
residential and mixed-use development opportunities with sufficient capacity to meet and exceed the
identified housing need. A detailed listing of sites, consistent with State law, is included in Table F.7.
Sites Inventory Considerations
Realistic Capacity
Consistent with HCD Guidelines, the methodology for determining realistic capacity on each identified site
must account for land use controls and site improvements. A realistic density calculation of 80 percent of
the maximum density has been applied to sites allowing multi-family development. 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. The realistic capacity for mixed-
use development is based on typical densities of existing or approved mixed-use developments. The two
most recently approved mixed-use projects in Atascadero, La Plaza Development (currently under
construction) and the Downtown Colony Lofts (approved in 2019), will be developed at 28.2 and 27.8
units/acre, respectively. A realistic density calculation of 80 percent of the maximum density will be
applied to sites allowing mixed-use development. To ensure that the realistic capacity takes into
consideration the development of non-residential uses for mixed-use projects, such as ground floor
commercial uses, only half the site acreage is used in the capacity calculation. This provides for a
conservative estimate of development potential as many of the identified mixed-use sites can achieve
higher residential capacity.
Densities Appropriate for Accommodating Lower Income Housing
The capacity of sites that allow development densities of at least 20 units per acre is credited toward the
lower-income RHNA based on state law. The California Government Code states that if a local government
has adopted density standards consistent with the population based criteria set by state law (at least 20
units per acre for Atascadero), HCD is obligated to accept sites with those density standards (20 units per
acre or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for
lower-income households. Per Government Code Section 65583.2(c)(3)(B), the City’s High-Density
Residential designation (20-24 du/ac) is consistent with the default density standard of 20 units per acre
and therefore considered appropriate to accommodate housing for lower-income households. The
Commercial Professional (CP) and Commercial Retail (CR) zones, which allow residential development in
a mixed-use format at a density of up to 24 units per acre, are also consistent with the default density
standard and therefore considered appropriate to accommodate housing for lower-income households.
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Assembly Bill 1397
Consistent with updated Housing Element law (Assembly Bill 1397) related to the suitability of small and
large sites, the lower-income sites inventory presented in this section is predominately limited to parcels
that are between 0.5 and 10 acres in size, as the state has indicated these size parameters are most
adequate to accommodate lower-income housing need. One mixed-use site consists of three parcels, two
of which are less than one-half acre in size. These sites are included because they comprise a larger site,
are under common ownership, and function as a single site.
AB 1397 also adds specific criteria for assessment of the realistic availability of non-vacant sites during the
planning period. If non-vacant sites accommodate half or more of the lower-income need, the housing
element must describe “substantial evidence” that the existing use does not constitute an impediment
for additional residential use on the site. Non-vacant sites make up just 10 percent of all lower-income
sites in the sites inventory. Among all lower income sites (with a total capacity of 368 units), only two sites
(with a total capacity of 37 units) are non-vacant.
Sites Inventory
The Housing Element Sites Inventory consists predominantly of vacant residential and mixed-use sites in
addition to projected ADU production, two vacant single-family residential sites with proposed
development, and two underutilized high-density residential sites with a high probability of development
within the planning period. Together, these sites ensure that the remaining RHNA can adequately be
accommodated during the planning period. The sites have no identified constraints that would prevent
development or reuse during the Housing Element period. Table F.3 summarizes the sites inventory (see
also Figures F.1 and F.2).
Adequacy of Sites for RHNA
The Sites Inventory identifies capacity for 497 units, 369 of which are on sites suitable for development of
lower-income housing. Overall, the City can adequately accommodate—and have excess capacity for—
the remaining RHNA of 266 units.
Detailed Sites Inventory
The following sections provide details on the City’s 2020-2028 Housing Element sites inventory.
Accessory Dwelling Units
As noted in the credits discussion above, in 2019, 23 accessory dwelling unit building permits were applied
for, issued, and finaled in Atascadero. The City projects that during the planning period, approximately
225 accessory dwelling units (ADUs) will be developed (25 per year) based on ADU trends in Atascadero
and recent, favorable ADU legislation which has created new incentives and streamlined processes to
build ADUs. As part of Housing Element implementation, the City will create and provide pre-approved
ADU plans as a tool for encouraging development of ADUs and lowering plan review costs for applicants
(Program 1.D). The projected ADUs are included as credits consistent with HCD guidelines. New ADUs are
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anticipated to be affordable to low- and moderate-income households given their comparable size and
rent relative to small rental units in Atascadero (studio and one-bedroom units). The projected ADUs are
divided evenly between the low- and moderate-income categories. In March 2020, Apartments.com
estimated that the average rent for a studio apartment in Atascadero, CA was $893 and the average rent
for a one-bedroom apartment in Atascadero, CA $1,306. The rental cost for studio apartments meets the
affordability criteria for low-income, one-person households, and the rental costs for one-bedroom
apartments meets the affordability criteria for moderate-income, one-person households, as set forth in
Table D.18: Affordable Housing Costs by Household Size and Tenure – 2019 in Section D: Housing Needs
Assessment.
Vacant Single-Family Residential (SFR) Sites
Two vacant sites zoned Single-Family Residential (SFR) are included in this inventory due to proposed
projects on the site. The 1.8-acre Annex subdivision site (APNs: 049-102-020, -032) is in the process of
being developed with six single-family homes and six accessory dwelling units. The 1.3-acre Atascadero
Avenue site (APN: 056-181-039) is in the process of being developed with four single-family homes and
Table F.3: Sites Inventory Summary
Ex./Very
Low
Income
(0-50%
AMI)*
Low
Income
(51-80%
AMI)
Moderate
Income
(80-120%
AMI)
Above
Moderate
Income
(121+%
AMI) Total
Sites
Accessory Dwelling Units1 0 112 113 0 225
Vacant/Proposed Project Single-
Family Residential (SFR) Sites with
ADUs1 0 5 5 10 20
Vacant High Density Residential
(HDR) Sites2 129 0 0 0 129
Vacant Mixed-Use Sites2 86 0 0 0 86
Underutilized High Density
Residential (HDR) Sites2 37 0 0 0 37
Total Sites 252 117 118 10 497
Remaining RHNA after Credits
Applied 171 95 -80 -16 266
Surplus/Shortfall (+/-) after sites
applied -81 -22 -198 -26 -327
Notes:
1. Affordability for ADUs is divided evenly between the low- and moderate-income categories. In March 2020,
Apartments.com estimated that the average rent for a studio apartment in Atascadero ($893) and the average rent for a
one-bedroom apartment in Atascadero ($1,306) meets the affordability criteria for low-income persons (studio units,
one-person households) for moderate-income persons (one-bedroom units, one-person households) set forth in Table
D.18: Affordable Housing Costs by Household Size and Tenure – 2019.
2. The capacity of sites that allow development densities of at least 20 units per acre are credited toward the lower-
income RHNA based on state law.
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four accessory dwelling units. The ADU units are divided equally between the low- and moderate-income
categories, as the rental costs for studio apartments meet the affordability criteria for low-income persons
(one-person households) and the rental costs for one-bedroom apartments meet the affordability criteria
for moderate-income persons. The single-family units are credited against the above-moderate income
RHNA.
Vacant High Density Residential (HDR) Sites
The sites inventory includes five vacant High Density Residential/RMF-24 (HDR/RMF-24) sites totaling 5.9
acres with a realistic capacity of 129 units (Table F.4). The HDR designation allows a density of 20 to 24
units per acre. Because these sites allow development densities of at least 20 units per acre (the City’s
default density as established by HCD), they are credited toward the lower-income RHNA.
HDR Sites 1, 4, and 5 are subject to the provisions of AB 1397, which requires that vacant sites identified
in the previous two Housing Elements only be deemed adequate to accommodate a portion of the housing
need for lower-income households if a site is zoned at residential densities consistent with the default
density established by HCD (20 units per acre) and the site allows residential use by right for housing
developments in which at least 20 percent of the units are affordable to lower-income households. The
sites are included in this 6th Cycle Housing Element based on the allowed density in the HDR/RMF-24 sites
(20 to 24 units per acre) and because the City of Atascadero has created a by-right process (not subject to
a CUP or specific plan) for RMF-24 properties identified in the Housing Element. This applies to all
residential development on identified RMF-24 sites, including developments in which at least 20 percent
of the units are affordable to lower-income households.
Table F.4: Vacant High Density Residential (HDR) Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
HDR 11
049-042-
025
1055 El
Camino Real 1.80
HDR/
RMF-24 34
HDR Site 1 is located along El Camino
Real south of Santa Cruz Road,
adjacent to the Hilltop Mobile Manor.
The vacant site was included in the 4th
and 5th cycle Housing Element.
HDR 2
049-151-
005
2405 El
Camino Real 2.04
HDR/
RMF-24 39
HDR Site 2, located on Rio Rita Street,
is part of the former Walmart site. It is
the only parcel designated for HDR
within the former project site. The site
was included in the 5th cycle Housing
Element. It is located adjacent to two
parcels with property owners who
have requested upzoning from a
single-family zone to a multi-family,
higher-density residential zone.
HDR 3
028-192-
060, 061,
062, 063
5266, 5272,
5280 Traffic 0.67
HDR/
RMF-24 13
HDR Site 3 is located on Traffic Way
just north of Honda Avenue.
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Table F.4: Vacant High Density Residential (HDR) Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
Way, 5255
Alamo
HDR 41
030-101-
053 8959 Curbaril 0.87
HDR/
RMF-24 17
HDR Site 4 is located on Curbaril
Avenue north of Santa Ysabel Avenue.
The site was included in the 4th and 5th
cycle Housing Element.
HDR 51
045-321-
024
9355 Avenida
Maria 0.51
HDR/
RMF-24 26
HDR Site 5 is a vacant portion of the
Knolls at the Avenida project. The
Phase 2 site is approved for 26
affordable farmworker housing units.
The site was included in the 4th and 5th
cycle Housing Element.
Note:
1. Subject to the provisions of AB1397: Projects with at least 20% affordable units must be permitted by right.
Vacant Mixed-Use Sites
Four mixed-use sites are included in the sites inventory with a total acreage of 8.8 acres and a total realistic
capacity of 86 units (see Table F.5). Mixed-use sites make up a small percentage (17%) of the site inventory
capacity and just 23 percent of the capacity for all lower-income sites. The sites are zoned for Commercial
Retail (CR), which allows a density of up to 24 units per acre. The mixed-use sites in this inventory have
been chosen based on their size, availability, and appropriateness for residential development. Because
these sites allow development densities of at least 20 units per acre, they are credited toward the lower-
income RHNA. None of the identified mixed-use sites is subject to the provisions of AB 1397.
Table F.5: Vacant Mixed-Use Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
MU 1
049-163-
044
3745 El
Camino Real 1.86
GC/
CR 18
MU Site 1 is located on the east side
of El Camino Real just south of
Campbell Lane. The site is the only
vacant property in a group of four
Commercial properties.
MU 2
030-511-
001
8725 Arcade
Rd 0.65
GC/
CR 6
MU Site 2 is located on Arcade Road.
It is one parcel removed from El
Camino Real. The size of the site
would likely accommodate a
development with a residential
component comprising a quarter of
the development.
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Table F.5: Vacant Mixed-Use Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
MU 3
030-512-
002, 011,
012
8580 El
Centro, 8805
& 8705
Cascada 1.14
GC/
CR 12
MU Site 3 is located on Cascada Road
and is made up of three parcels. It is
one parcel removed from El Camino
Real. The size of the site would likely
accommodate a development with a
residential component comprising a
quarter of the development.
MU 4
045-331-
014
11600 El
Camino Real 5.19
MU-PD/
CR 50
MU Site 4 (Dove Creek commercial
parcel) is located on the west side of
El Camino Real north of Santa
Barbara Road and one block from the
City’s southern boundary. This site
has the potential to become a mixed-
use node at the south end of the City.
Underutilized High Density Residential (HDR) Sites
The sites inventory includes two partially vacant, underutilized High Density Residential/RMF-24
(HDR/RMF-24) sites (see Table F.6). The City has many underutilized RMF-24 zoned sites; the two sites
included were chosen based on size, location, and high potential for redevelopment. The HDR designation
allows a density of 20 to 24 units per acre. Because these sites allow development densities of at least 20
units per acre (the City’s default density as established by HCD), these units are credited toward the lower-
income RHNA. These two partially vacant, underutilized sites make up a small percentage (7%) of the site
inventory capacity and just 10 percent of the capacity for all lower-income sites.
Underutilized Site 1 is located in an area undergoing a transition from lower-density to high-density
residential uses. On the north side, the site is adjacent to a high-density, affordable housing project that
is approved and under development (in Summer 2020). On the south side, the site is one parcel removed
from a permitted 208-unit apartment development. On the east side, the site is adjacent to two parcels
on which property owners have requested that the City upzone to accommodate a high-density residential
use (HDR/RMF-24). The site is also located just south of a large vacant property that is zoned for a
commercial/ mixed-use development. The size and location in an area that is transitioning to higher-
density residential and mixed-use make this property very likely to redevelop within the planning period.
The 1.93-acre site is currently developed, with one single-family unit at the rear of the property. Only the
vacant portion of the property has been used to calculate realistic capacity. The vacant portion of the
property (1.4 acres) has a realistic capacity of 27 units.
Underutilized Site 2 is located on Santa Ysabel Avenue, one parcel east of El Camino Real. The site is
located adjacent to an area planned to transform to mixed and residential uses along El Camino Real. The
property backs up to a commercial center (Adobe Plaza) and is adjacent to an apartment complex. The
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0.51-acre property is currently developed with one single-family unit, but the remainder of the property
is unimproved. The property has a realistic capacity of 10 units.
Table F.6: Underutilized High-Density Residential Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
U 1 049-151-
020
2453 El
Camino Real
1.4 HDR/
RMF-24
27 Underutilized Site 1 is located in
an area transforming from lower
density to high density residential
uses. The 1.93-acre site is
currently developed with one
single-family unit at the rear of
the property. Only the vacant
portion of the property is used to
calculate realistic capacity. The
vacant portion of the property
(1.4 acres) has a realistic capacity
of 27 units.
U 2 030-121-
003
7298 Santa
Ysabel
0.51 HDR/
RMF-24
10 Underutilized Site 2 is located on
Santa Ysabel Avenue one parcel
east of El Camino Real. The site is
located adjacent to an area that is
intended to transform to mixed
and residential uses along El
Camino Real. The 0.51-acre
property is currently developed
with one single-family unit, but
the remainder of the property is
unimproved. The property has a
realistic capacity of 10 units.
4. Site Infrastructure and Services
Site development potential indicated in the sites inventory is consistent with (and in most cases, lower
than) the development capacity reported in the Land Use, Open Space & Conservation Element. Full
urban-level services are available to each site in the inventory. Such services are more than adequate for
the potential unit yield on each site. Specifically, water and sewer service are available or are programmed
to be made available for all the sites included in the inventory.
Water and Sewer Infrastructure
Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC). AMWC provides
water service within and around Atascadero. The water system includes approximately 250 miles of
pipeline and 17 active wells that pump from the Atascadero sub-basin of the Paso Robles Ground Water
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Basin (both riparian and appropriated Salinas River underflow). AMWC has over 10,000 customer service
connections, 3,700 valves, and 1,700 fire hydrants.
The 2016 Urban Water Management Plan (UWMP) indicates AMWC has sufficient resources to serve
future demands through 2040 based on population projections and reasonably available groundwater and
imported water. The 2016 UWMP also clarifies that that lower-income residential demands are included
in AMWC’s future demand projections.
Due to the increase in the cost of water service to ensure a reliable water supply, the City recognizes that
the connection fees for water is critical for the development of affordable housing. Program 3.L requires
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.
The City of Atascadero provides wastewater collection and treatment service for a portion of the City’s
population, serving an area consisting of approximately 2,000 acres of the roughly 15,000 acres within the
City boundary. Approximately 5,000 residential, commercial, and industrial customers are served by the
wastewater collection and treatment system. The remainder of the City’s population is served by on-site
wastewater treatment systems (septic systems). The City’s Wastewater Division maintains a 1.4 million
gallon-per-day (mgd) wastewater treatment facility, over 66 miles of pipeline, and 13 wastewater-
pumping stations. The treatment plant operates at approximately 96 percent capacity, experiencing an
average daily flow of 1.38 mgd. Average daily flow for residential use is estimated to be 100 gallons per
capita per day. Based on the 2020 average household size of 2.43 persons (California Department of
Finance), the daily flow is 0.0002 mgd per household. The average daily flow of the remaining RHNA units
is estimated to be 0.05 mgd. The City has begun the process of analyzing and defining the project scope
for an expanded and enhanced treatment facility. Construction is budgeted and is expected to be
completed in 2024. The expansion will be completed during the planning cycle. Minor modifications can
also be made to ensure capacity until construction begins on the new facility. The facility will be designed
to accommodate anticipated growth through 2024 with opportunities for expansion as needed for growth
projections beyond the 20-year design horizon. All sites identified in the sites inventory are located
adjacent to existing sewer lines to facilitate connections and are located within the urban services line
that identifies the extent of areas serviced by wastewater service or where the City anticipates extending
services to in the future. It is anticipated that housing development through the planning period can be
accommodated by the existing and, eventually upgraded facility.
Dry Utilities
All sites in the land use inventory lie within developed areas and have access to full dry utilities. Electricity
services in Atascadero are provided by Pacific Gas & Electric (PG&E), which has a 70 kilovolt electrical
transmission line that extends north-south from San Luis Obispo through Atascadero and on to Paso
Robles and beyond. A substation is located near Atascadero Lake. Two transmission lines also branch out
from the substation westerly to Cayucos and Harmony. Electricity is generally available throughout
Atascadero through a local distribution system of mostly overhead wires.
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Natural gas is provided by the Southern California Gas Company, with natural gas lines extending north-
south and east-west from Atascadero. The north-south line follows El Camino Real and U.S. 101,
connecting southerly to San Luis Obispo and Santa Maria, and northerly to Paso Robles and beyond. The
east-west line generally follows Route 41 east to Shandon. Natural gas is generally available throughout
Atascadero through a local distribution system. Additional dry utilities include various
telecommunications providers and cable providers and solid waste collection (WM Waste Management).
5. Environmental Constraints
The sites inventory analysis reflects land use designations and densities established in the General Plan
Land Use, Open Space & Conservation Element. Thus, any environmental constraints that would lower
the potential yield (e.g., steep slopes) have already been accounted for. Any additional constraints that
would occur on a more detailed site review basis would be addressed as part of the individual project
review process. The City’s capacity to meet its regional share and individual income categories are not
constrained by any environmental conditions.
6. Financial Resources
The City currently utilizes several sources of funding to assist in the provision of quality housing to lower-
income residents.
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 fewer. Fees deposited into the account may be used
in the acquisition, construction, or rehabilitation of affordable housing. As of May 2020, the fund
balance was $908,000.
The City of Atascadero participates in HUD federal funding programs through the Urban County
of San Luis Obispo. The County of San Luis Obispo is the lead agency in administering HUD funding
programs for the County and six participating cities of San Luis Obispo, Paso Robles, Atascadero,
Morro Bay, Arroyo Grande, and City of Pismo Beach. Administration of the Community
Development Block Grant (CDBG) program is divided among the County and the six participating
cities, with the County being the lead agency. Administration of the HOME Investment Partnership
(HOME) and the Emergency Solutions Grant (ESG) programs is handled by the County of San Luis
Obispo. In 2018, the Urban County used $1.9 million in CDBG funds, $1 million in HOME funds,
and $148,000 in ESG funds for projects and services that address unmet community needs by
providing gap financing for vital services and facilities.
Another source of local housing funding is through the San Luis Obispo County Housing Trust Fund
(SLOCHTF), which is a private nonprofit corporation created to increase the supply of affordable
housing in San Luis Obispo County for very low-, low-, and moderate-income households.
SLOCHTF provides financing and technical assistance to help private developers, nonprofit
corporations, and government agencies produce and preserve homes that working families,
seniors on fixed incomes and persons with disabilities can afford to rent or buy. Since
incorporating in 2003, SLOCHTF has loaned nearly $25 million to assist over 1,000 units of
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affordable housing. The loans have also assisted over 200 beds for those in need of shelter and
care.
7. Administrative Resources
Agencies with administrative capacity to implement programs contained in the Housing Element include
the City of Atascadero and local and regional non-profit private developers. The Planning Division within
the City of Atascadero Community Development Department takes the lead in implementing Housing
Element programs and policies. The Division is responsible for implementing the General Plan by ensuring
that development projects are consistent with the General Plan and ensuring that development projects
are consistent with current local zoning ordinances and state codes. The City also works closely with non-
profit developers to expand affordable housing opportunities in Atascadero.
• El Camino Homeless Organization (ECHO) is a non-profit organization serving the homeless
population of Northern San Luis Obispo County. The organization also assists those in need with
obtaining permanent housing and developing skills necessary to lead a more stable life. ECHO
operates a permanent shelter in Atascadero at 6370 Atascadero Avenue, within the City’s
Emergency Shelter Overlay Zone.
• The Community Action Partnership San Luis Obispo (CAPSLO) provides a wide variety of social
services in San Luis Obispo County. CAPSLO 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 is an international non-profit organization dedicated to partnering with
those in need of safe and affordable homes. The San Luis Obispo County Habitat chapter has been
active since 1997 and is involved in several development projects throughout the Central Coast.
Habitat for Humanity for San Luis Obispo County has built 17 homes: four in Atascadero, one in
Cambria, three in Paso Robles, four in Grover Beach, and five in San Luis Obispo.
• The Housing Authority of San Luis Obispo County (HASLO) was created to provide housing
assistance for the County's lower-income residents. The Housing Authority administers the
Housing Choice Voucher (formerly Section 8) rental assistance program and manages public
housing developments. The Housing Authority also administers the Tenant Based Rental
Assistance (TBRA) Program for the San Luis Obispo Supportive Housing Consortium and
established the San Luis Obispo Non-Profit Housing Corporation to take advantage of federal tax
credits. The Non-Profit Housing Corporation has since helped with the development of the low-
income Atascadero Senior Housing Project in 2008 and owns two housing complexes in
Atascadero.
• People's Self-Help Housing (PSHH) 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. Additionally,
PSHH administers the Supportive Housing Program, assisting residents with accessing community
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services and provides home ownership counseling. 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 in 1999 prevented a pending conversion to market
rate units and tenant displacement. Since 2012, PSHH has developed a tract of 24 single-family
residential homes in El Camino Oaks subdivision (Oakgrove Phase II) that fell into foreclosure and
constructed an 11-unit affordable (very low- and low-income units) subdivision tract on
Atascadero Avenue that was purchased from a bankruptcy auction.
• Transitional Food and Shelter is a charitable organization operating throughout San Luis Obispo
County. The organization has three primary programs: shelter, food, and family-to-family
assistance. The organization provides temporary, emergency shelter in motels and apartments in
the North County for homeless persons who are fragile, sick, and/or disabled. The program
provides relief for those who cannot be accommodated in more traditional homeless shelters.
The organization also operates “The People’s” kitchen of Paso Robles, serving food nightly to
homeless and/or hungry.
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Table F.7: Sites Inventory Table
Site # APN
Size
(ac.)
GP/
Zone
Max.
Density
(du/ac) Existing Use
Realistic
Capacity
(units)
Affordability
Level
Infrastructure
Capacity
Onsite
Constraints
SFR 1
049-102-020 0.63
SFR-X/
RSF-Y 1 Vacant 6 SFR/ 6ADU
Low/
Moderate/
Above Moderate Yes No
049-102-032 1.17
SFR-X/
RSF-Y 4 Vacant 6 SFR/ 6ADU
Low/
Moderate/
Above Moderate Yes No
SFR 2 056-181-039 1.30
SFR-X/
RSF-X Vacant 6 SFR/ 6ADU
Low/
Moderate/
Above Moderate Yes No
HDR 11 049-042-025 1.80
HDR/
RMF-24 24 Vacant 34 Very Low/Low Yes No
HDR 2 049-151-005 2.04
HDR/
RMF-24 24 Vacant 39 Very Low/Low Yes No
HDR 3
028-192-060
0.67
HDR/
RMF-24 24 Vacant
13
Very Low/Low Yes No
028-192-061
HDR/
RMF-24 24 Vacant Very Low/Low Yes No
028-192-062
HDR/
RMF-24 24 Vacant Very Low/Low Yes No
028-192-063
HDR/
RMF-24 24 Vacant Very Low/Low Yes No
HDR 41 030-101-053 0.87
HDR/
RMF-24 24 Vacant 17 Very Low/Low Yes No
HDR 51 045-321-024 0.51
HDR/
RMF-24 24 Vacant 26 Very Low/Low Yes No
MU 1 049-163-044 1.86 GC/CR 24 Vacant 18 Very Low/Low Yes No
MU 2 030-511-001 0.65 GC/CR 24 Vacant 6 Very Low/Low Yes No
MU 32
030-512-002 2 0.28 GC/CR 24 Vacant 3 Very Low/Low Yes No
030-512-011 2 0.37 GC/CR 24 Vacant 4 Very Low/Low Yes No
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Table F.7: Sites Inventory Table
Site # APN
Size
(ac.)
GP/
Zone
Max.
Density
(du/ac) Existing Use
Realistic
Capacity
(units)
Affordability
Level
Infrastructure
Capacity
Onsite
Constraints
030-512-012 0.50 GC/CR 24 Vacant 5 Very Low/Low Yes No
MU 4 045-331-014 5.19
MU-
PD/CR 24 Vacant 50 Very Low/Low Yes No
U 1 049-151-020 1.4
HDR/
RMF-24 24
1 SFR unit–
size reflects
undeveloped
portion 27 Very Low/Low Yes No
U 2 030-121-003 0.51
HDR/
RMF-24 24 1 SFR unit 10 Very Low/Low Yes No
Note:
1. Subject to the provisions of AB1397: Projects with at least 20% affordable units must be permitted “by-right”.
2. Sites under 0.5 acres are include only if they are part of a larger site under common ownership that functions as a single use.
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G. 2014-2019 Housing Element Program Accomplishments
This chapter analyzes program performance from the 2014-2019 Housing Element programs. State law
(California Government Code Section 65588[a]) requires each jurisdiction to review its Housing Element
as frequently as appropriate and evaluate:
The appropriateness of the housing goals, objectives, and policies in contributing to the
attainment of the state housing goal
The effectiveness of the Housing Element in attainment of the community’s housing goals and
objectives
Progress in implementation of the Housing Element
This evaluation provides valuable information on the extent to which programs have achieved stated
objectives and whether these programs continue to be relevant to addressing current and future
housing needs in Atascadero. The evaluation provides the basis for recommended modifications to
policies and programs and the establishment of new housing objectives. Following the evaluation table,
the quantified objective performance is summarized.
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1 -1:
Continue street and infrastructure
improvement projects to benefit
existing high-density residential
areas.
Provision of infrastructure in high-density areas of the City
continues to be a priority for the City. This program will
remain in the Housing Element.
Program 1.1-2:
Continue to require the use of
specific plans for residential projects
of 100 or more units.
This program applies to single-family residential
developments only. While the specific plan requirement will
remain as a program, the City continues to review each
project to determine the most efficient and effective process
to meet our housing and development goals. This program
will remain in the Housing Element.
Program 1.1-3:
Continue to allow manufactured
housing and group housing in
accordance with State law.
Seventeen modular homes have been installed as permanent
residences since the 2104 Housing Element update. The City
updated definitions for clarity and consistency with state law.
Group housing is provided throughout the City but is not
tracked at this time. The City treats manufactured homes as a
single-family dwelling and permitted in all zones that allow
single-family housing. This program has been implemented
and is removed from the Housing Element.
Program 1.1-4:
Support the extension and expansion
of sewer service for the Eagle Ranch
annexation area by allocating the
funding necessary.
The City is currently updating the wastewater treatment plant
facilities plan. The Eagle Ranch project has been withdrawn.
This program is no longer appropriate since the area is no
longer being annexed. While this area remains within the
city’s sphere of influence, development of Eagle Range within
the planning period is unlikely. The program is removed.
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1-5:
Continue to allow mixed residential
and commercial development and
promote second- and third-story
residential development in the City’s
downtown zoning districts. Taking
into account market conditions and
development costs, the City will
provide, when possible, developer
incentives such as expedited permit
processing and fee deferrals for units
that are affordable to lower income
households. The City will publicize
these incentives on the City’s website
(www.atascadero.org) within one
week of a confirmed decision to
make them available in a timely
fashion.
The La Plaza project was approved in 2017 and includes 42
residential units, 38 of which are studio and one-bedroom
units equating to affordable-by-design units. The City has also
approved two other mixed-use developments resulting in a
total of six units. To date, the City has met its projected unit
goal for mixed-use development. Provision of housing in the
City’s Downtown remains an important City goal. This
program will remain.
Program 1.1-6:
Adopt a Rural Residential Zone in the
Zoning Regulations 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).
The City is reviewing all zoning designations in preparation for
the upcoming comprehensive General Plan update. This
program will remain in the Housing Element and be
addressed as part of the upcoming General Plan update.
Program 1.1-7:
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.
Staff continues to encourage use of PDs for high-quality
design and flexibility of development standards. Staff is
looking at allowing small lot subdivisions by right as part of
the next General Plan update. Since 2014, over 80 units have
been approved through the PD overlay process. The RMF-16
zone has been amended to allow development at a density of
24 units per acre and named RMF-24. An updated version of
this program is included in this Housing Element.
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1-8:
Continue to maintain 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 Ordinance.
The City has adopted an ordinance for state density bonus
projects and continues to monitor changes in the law to
provide updates as needed. The City issued over 60
residential units in accordance with state density bonus law.
The City will adopt an updated density bonus ordinance to be
consistent with state law.
This density bonus program is an important component of
the City’s affordable housing strategy and will remain in the
Housing Element, including an action to update the City’s
density bonus ordinance to remain in compliance with
Government Code §65915.
Program 1.1-9:
Continue to monitor the impact of
the City’s current inclusionary
housing policy on production of
market rate housing in response to
market conditions. If the policy
presents an obstacle to the
development of the City's fair share
of regional housing needs, the City
will revise the policy accordingly.
The City is reviewing the inclusionary housing policy and
looking at ways to encourage development of residential
units that are affordable-by-design, including reducing impact
fees for smaller units and capping unit sizes for high-density
residential projects. There are economic challenges to
requirements for affordable housing production within
smaller projects and infill development, especially units that
are deed restricted and allow for minimal equity gains at the
low- and very low-income level. The state is also focused on
streamlining housing projects, limiting the ability of cities to
apply increased affordability standards to housing projects
through discretionary action. As part of the City's Housing
Element update, options for affordable impact fees and
restructuring of the existing Inclusionary Housing Policy are
being contemplated.
This program is an important component of the City’s
affordable housing strategy and will remain in the Housing
Element; it will be folded into a combined inclusionary
housing program.
Program 1.1-10:
Adopt an inclusionary housing
ordinance that requires residential
developments to provide deed-
restricted, affordable units or an in-
lieu fee. The inclusionary ordinance
shall be consistent with state rent
control laws for rental housing.
The City will explore crafting an affordable housing ordinance
as a part of its strategic planning initiatives. The current policy
allows for use of the state Density Bonus program in lieu of
the City's more stringent affordable housing requirement.
Because density bonus law requires only moderate level deed
restriction of for-sale units, the City is limited in its ability to
require low or very-low income units at this time.
This program is an important component of the City’s
affordable housing strategy and will remain in the Housing
Element as part of a combined inclusionary housing program.
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–11:
To encourage the development of
second units, the City will evaluate
the development standards and
update the Zoning Regulations 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 is in the process of updating the ordinance to be
consistent with state law. Since 2014, the City has issued over
25 permits for ADUs.
Due to the numerous changes to state laws regulating ADU
development (previously known as second units), the City will
adopt a revised ADU ordinance. This program is an important
component of the City’s affordable housing strategy and will
remain in the Housing Element with strengthened actions to
promote development of ADUs.
Program 1.1–12:
To encourage the development of
second units, the City should consider
reduced development impact fees for
second units as part of an AB 1600
study. The City will also work with
Atascadero Mutual Water Company
to investigate the possibility of
reductions to water connection fees
for second units.
Part of the City's current development impact fee study
efforts includes examining development impact fees in
relation to ADUs and unit size to provide incentives for the
development of units that are affordable-by-design. It is also
the City's understanding that the Atascadero Mutual Water
Company continues to evaluate and reduce water meter fees
for ADUs.
Recent state law addresses impact fee exemptions or
limitations based on the size of the ADU. A revised ADU
ordinance will address impact fees consistent with state law.
This program is removed and replaced with an updated
program addressing ADU development.
Program 1.1–13:
The City will consider an amnesty
program that would reduce or
eliminate fees for unpermitted
second units.
The City's fees for unpermitted construction continue to be
nominal. Most permits submitted to legalize unpermitted
second units relate to the conversion of a permitted
guesthouse to a second unit. Fees for these permits are
relatively low as development impact fees were paid for all
guesthouse upon initial construction. The City had an
amnesty program that eliminated fees related to non-
permitted construction and issued approximately 21 amnesty
permits between 2004 and 2008. Since 2014, the City has
legalized approximately seven previously unpermitted ADUs.
Recent state law addresses unpermitted ADUs. A revised ADU
ordinance will address this topic consistent with state law.
This program is removed and replaced with an updated
program addressing ADU development.
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–14:
Continue to maintain Chapter 12 of
the Zoning Regulations (Condo
Conversion Ordinance) in order to
reduce the impacts of condo
conversions on lower cost rental
housing.
Preserving lower cost rental housing is an important
component of the City’s affordable housing strategy. This
program will remain in the Housing Element.
Program 1.1–15:
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.
Staff has worked with Peoples’ Self-Help Housing and
produced 34 affordable housing units (Atalaya Street
development – 24 homes 2014/2015, Triangle parcel – 11
units 2017) and worked with Corporation for a Better Housing
to produce 60 very low- and low-income units since 2014.
The City continues to work with non-profit organizations to
provide opportunities for extremely low-, very low-, low-, and
moderate-income families. The City utilizes funds from the
inclusionary housing fund to assist with these projects.
This program is an important component of the City’s
affordable housing strategy and will remain.
Program 1.1–16:
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 multi-family
rental housing for low income
households. This will be
accomplished by working with
appropriate non-profit organizations,
such as People’s Self Help Housing
and the San Luis Obispo County
Housing Trust Fund to identify
opportunities.
Staff has worked with various affordable housing developers
to produce affordable housing. The City continues to work
with non-profit organizations to provide opportunities for
extremely low-, very low-, low-, and moderate-income
families. The City provides necessary assistance in completing
applications for funds and utilizes funds from the City’s
inclusionary housing fund to assist with these projects.
This program is an important component of the City’s
affordable housing strategy and will remain.
ITEM NUMBER: C-1
DATE: 06/23/20
ATTACHMENT: 1
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6 | G: Accomplishments
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–17:
Continue to contract with the San
Luis Obispo Housing Authority for
administration of the Section 8
housing voucher program. The City
utilizes this relationship for program
implementation and income
verifications, and will apply for
additional Section 8 vouchers, as
appropriate.
The City continues its contract with the San Luis Obispo
Housing Agency for the Housing Choice Voucher program
(Section 8). The Housing Choice Voucher program (Section 8)
is an important affordable housing resource for City residents
and will remain.
Program 1.1–18:
Amend the Zoning Regulations to
allow a waiver of the two-story
height limit in the RMF Zone through
the Minor Use Permit process. This
option applies to projects that are
not using the Planned Development
option.
Staff has yet to commence this ordinance. This will be
reviewed and carry over into next housing element cycle.
Currently, height waivers are processed with a Minor CUP. A
modified version of this program is included in the Housing
Element.
Program 1.1–19:
To encourage and facilitate
development of a variety of housing
types, the City should consider
amending the Zoning Regulations to
establish standards, policies, and
procedures for efficiency or micro
detached units consistent with the
California Building Code. The
ordinance should provide a definition
of efficiency or micro detached unit
as a single habitable living unit,
separate from and not including a
single-room occupancy unit.
The building code was updated to include minimum
standards for efficiency units.
Facilitating residential development of a variety of housing
types is an important City goal. The City is considering
objective design standards that encourage a variety of
housing types and limiting the size of residential units on
multi-family zoned properties to encourage units that are
affordable by design. This program is removed and is
replaced with a program addressing objective design
standards.
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DATE: 06/23/20
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G: Accomplishments| 7
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–20:
To reduce constraints to multi-family
housing production the City will
amend the Zoning Regulations to
modify Conditional Use Permit
requirements for multi-family
housing. A CUP will be required only
for multi-family projects greater than
50 units. This will not affect the ‘by
right’ approval of multi-family
projects in the RMF-24 zone, which
are not subject to a CUP or a Specific
Plan. The City will periodically
evaluate the approval process for
projects requiring a CUP and monitor
the impact the requirement has on
project certainty, cost, and approval
time.
Staff has yet to commence this ordinance. Consideration of
amending the Conditional Use Permit requirements for multi-
family housing will occur during the upcoming Housing
Element planning period. This approach does not currently
affect the City’s ability to meet the RHNA for the current
planning period as the City has eliminated the CUP
requirement for RMF-24 properties identified in the Housing
Element. This program will remain.
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DATE: 06/23/20
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–21:
The housing needs of persons with
disabilities, including persons with
developmental disabilities are
typically not specifically addressed by
Title 9 Regulations. The housing
needs of persons with disabilities, in
addition to basic affordability, range
from slightly modifying existing units
to requiring a varying range of
supportive housing facilities. In order
to assist in the housing needs for
persons with Developmental
Disabilities, the City will implement
the following programs:
• The City shall seek State and
Federal monies, as funding becomes
available, in support of housing
construction and rehabilitation
targeted for persons with disabilities,
including persons with
developmental disabilities.
• The City shall provide regulatory
incentives, such as expedited permit
processing and reduced fee, to
projects targeted for persons with
disabilities, including persons with
developmental disabilities.
• The City shall work with local
organizations such as the Tri-
Counties Regional Center and
Transitions Mental Health
Association to implement an
education and outreach program
informing families within the City of
housing and services available for
persons with disabilities, including
developmental disabilities. The
program will include the
development of an informational
brochure available on the City’s
website or at City Hall.
The City works diligently to identify grant and other funding
opportunities to support housing rehabilitation. The City is
also in contact with multiple non-profit organizations and
makes available to them pre-planning and other services to
streamline these types of projects. This program will remain.
ITEM NUMBER: C-1
DATE: 06/23/20
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G: Accomplishments| 9
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 2.1–1:
As new projects, code enforcement
actions, and other opportunities
arise, the City will investigate ways to
meet its housing needs through
rehabilitation and preservation of
existing units (see also Program 4.3.3
for potential rehabilitation funding).
Utilize code enforcement to identify
housing maintenance issues and
expedite rehabilitation of
substandard and deteriorating
housing by offering technical
assistance to homeowners and
occupants.
While this is on-going, the City lost its primary funding tool
when the RDA was dissolved. The City will continue to find
ways to rehabilitate structures. City staff will be exploring
block grants and other funding mechanisms to achieve this
goal. Housing maintenance and rehabilitation is an important
City goal and as such, this program remains in the Housing
Element with modified objectives.
Program 2.1–2:
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
The City will continue to participate in obtaining these funds
and will seek how to gain additional grants with the loss of
the RDA. This program remains.
Program 2.1–3:
Continue to maintain the sliding
density scale for sloped lots in the
Zoning Regulations.
The City uses a sliding scale of density for sloped lots and
plans to continue this approach. Density adjustments by
slope are codified in the City’s Zoning Regulations. This
program is implemented and as such is removed from the
Housing Element.
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DATE: 06/23/20
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 2.1–4:
The City shall continue to monitor the
status of subsidized affordable
projects, rental projects, and mobile
homes in the City and provide
technical and financial assistance,
when possible, to ensure long-term
affordability. This will involve
contacting owner/operators of
subsided projects annually to
determine the status of the units and
their potential to convert to market-
rate. If projects are at-risk, the City
will maintain contact with local
organizations and housing providers
who may have an interest in
acquiring at-risk units, and, when
feasible, keep track of and apply for
funding opportunities to preserve at-
risk units, and assist other
organizations in applying for funding
to acquire at-risk units.
Based on City records and information from the California
Housing Partnership Corporation, in the next 10 years (2013-
2023) no assisted housing developments in Atascadero will be
at risk of losing affordability. City staff continues to monitor
the status of affordable housing rental units and for-sale units
in partnership with the SLO County Housing Authority. An
updated version of this program remains in the Housing
Element, as preservation of affordable housing is an
important goal for the City.
Program 2.2–1:
Continue to implement the Historic
Site (HS) overlay zone to help
preserve and protect historic Colony
homes.
The City will continue to maintain this overlay zone to
preserve and protect historic colony homes. This program will
remain in the Housing Element, as preservation of historic
homes is an important City goal.
Program 2.2–2:
Continue to maintain a GIS based
map of historic buildings and sites.
The City continues to maintain GIS data regarding historic
buildings and sites. This program will remain in the Housing
Element and has been consolidate into a single program
addressing historic home preservation.
Program 3.1–1:
Promote environmentally sustainable
building practices that provide cost
savings to homeowners and
developers
City staff continues to work with developers and
homeowners to avoid environmental impacts and promote
sustainable building practices. This program will remain in the
Housing Element as part of a comprehensive energy
conservation program.
Program 3.1–2:
Make available in the Community
Development Department brochures
from PG&E and others that detail
energy conservation measures for
new and existing buildings.
In partnership with PG&E and San Luis Obispo Green Build,
the City provide brochures available to homeowners that
detail energy conservation. This program will remain in the
Housing Element as part of a comprehensive energy
conservation program.
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DATE: 06/23/20
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G: Accomplishments| 11
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 3.1- 3:
Continue to strictly enforce the State
energy standards of Title 24.
The City's Building Department continues to enforce Title 24
requirements upon review of building plans that require
energy reports. This program will remain in the Housing
Element as part of a comprehensive energy conservation
program.
Program 3.1- 4:
Enhance partnerships with Solar
Providers for installation of PV panels
and other alternative electrical
services for low-income households.
The City will continue to partner with non-profits by providing
housing lists and affordable unit locations to assist in
targeting these income groups. Recent changes to state law
require all newly constructed homes to be powered by solar
power. This program will remain in the Housing Element as
part of a comprehensive energy conservation program.
Program 4.1–1:
Cooperate with non-profit groups
and local religious organizations to
allow the temporary use of churches
as homeless shelters.
The City continues to encourage local churches to provide
temporary shelters for the homeless population. The City
adopted Appendix O for emergency shelters during the latest
Building Code Update cycle. A local declaration of a Shelter
Crisis requires that the City suspend the typical building code
standards to the extent that strict compliance would hinder
or prevent the mitigation effects of the shelter crisis. The
State developed Appendix O as a way of establishing certain
minimum standards that must remain in effect for temporary
or permanent structures during the declared crisis period.
This program will remain in the Housing Element.
Program 4.1–2:
Continue to support local motel
voucher programs for temporarily
displaced and extremely low-income
persons. The motel voucher program
is funded through the City’s CDBG
funding. Motel vouchers are available
to aid residents experiencing
emergency situations, such as a
house fire, in finding temporary
housing. The City works with non-
profit organizations (such as Loaves
and Fishes) to aid the residents in
need and provide technical support
for the motel voucher program.
The City will continue to work with local non-profits and
obtain CDBG grant funding for this program. This program will
remain in the Housing Element and will be consolidated into a
single program addressing homeless resources.
ITEM NUMBER: C-1
DATE: 06/23/20
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 4.1–3:
Continue to allow small (6 or fewer)
group housing (residential care
facilities) by right in all residential
zones and large (7 or more)
residential care facilities in the
Residential Multi Family (RMF) zone.
The City should also consider
allowing large residential care
facilities by right in additional
residential, commercial, public,
and/or industrial zones, such as LSFX
and RSFX zones, where sewer is
available.
The City continues to support proper permitting of group
housing in accordance with state law. Residential care
facilities serving six or fewer residents (small) are permitted
by right in all residential zones. Residential care facilities
serving more than six residents (large) are conditionally
permitted in most residential zones. This program has been
implemented and is removed from the Housing Element.
Program 4.1–4:
Consider amending the Zoning
Regulations to expand the Emergency
Shelter (ES) Overlay Zone to other
appropriate properties, subject to the
same or similar, as appropriate,
locational and operational criteria as
outlined in the Zoning Regulations.
City staff will continue to monitor the City's homeless shelter
for consistency with state housing policy. This program is
included in the Housing Element with an expanded scope to
evaluate the Emergency Shelter (ES) Overlay Zone for
continued compliance with all applicable state laws.
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DATE: 06/23/20
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G: Accomplishments| 13
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 4.1–5:
Continue to provide information and
complaint referral services for those
persons who believe they have been
denied access to housing because of
their race, religion, sex, marital
status, ancestry, national origin,
color, or disability, family status,
sexual orientation, source of income,
or political affiliation. The City will
educate Community Development
Department staff on how to respond
to complaints received regarding
potential claims of housing
discrimination. Staff will be trained to
provide the person with an
informational handout detailing the
process of reporting and filing a claim
through the California Department of
Fair Employment and Housing. The
staff will notify the City Manager and
the City Attorney’s office of the
intent to file a claim and will be
available to provide assistance to the
person filing a claim, as needed.
Information on Fair Housing law and
how to file a claim will also be made
available on the City’s website and at
the Community Development
Housing discrimination information is provided at City Hall.
Fair housing is an important issue to the City, and this
program will remain in the Housing Element. An additional
program to affirmatively further fair housing has been added.
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DATE: 06/23/20
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 4.1–6:
The City will amend the Zoning
Regulations to ensure that permit
processing procedures for
farmworker housing do not conflict
with Health and Safety Code Sections
17021.5, which states that
farmworker housing for six or fewer
employees should be “deemed a
single-family structure with a
residential land use designation”, and
17021.6 which states that for
"employee housing consisting of no
more than 36 beds in a group
quarters or 12 units or spaces
designed for use by a single- family or
household...no conditional use
permit, zoning variance, or other
zoning clearance shall be required of
employee housing of this employee
housing that is not required of any
other agricultural activity in the same
zone”.
This was completed as a part of the Land Use definition
update in 2017. This program has been implemented and
removed from the Housing Element.
Program 4.2–1:
Continue to ensure full compliance
with the California Disability
Guidelines and enforce the
complementary provisions of the
Uniform Building Code. The Zoning
Regulations 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.
City staff continues to comply with ADA standards for new
occupancy and change of occupancy building projects. ADA
compliance is a routine function of the City’s planning and
development review and as such, this program is not needed
in the Housing Element. This program has been removed.
Program 4.3–1:
Adopt a policy to determine
allocation of the City Affordable
Housing In-Lieu funds to support the
creation of new affordable housing
units in Atascadero.
This program has not yet been implemented but remains in
the Housing Element as a single, consolidated program
addressing funding sources for affordable and special needs
housing.
ITEM NUMBER: C-1
DATE: 06/23/20
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G: Accomplishments| 15
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 4.3–2:
Work with nonprofits and identify
funding to address the housing needs
of extremely low-income households
and totally and permanently disabled
persons.
RDA funds are no longer available since the agency no longer
exists. City staff continues to work with non-profits for any
grant funding opportunities. This program will remain in the
Housing Element as a single, consolidated program
addressing funding sources for affordable and special needs
housing.
Program 5.1–1:
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.
City staff attend economic roundtables and other events as
continuing education of these impacts. This program will
remain in the Housing Element as part of a housing finance
constraints program to encourage identification of non-
governmental constraints and to facilitate production of
affordable housing.
Program 5.1–2:
Continue to work with development
community to identify and mitigate
any constraints on access to financing
for multi-family development. The
City will conduct regular stakeholder
meetings with members of the
development community including
representatives from local non-profit
housing organizations, developers,
and real estate brokers to solicit
feedback.
City Staff continues to work with developers, key
stakeholders, and property owners on overcoming
constraints in project design to help facilitate financing. This
program will remain.
Program 5.2–1:
Continue to monitor and evaluate
development standards and
advances in housing construction
methods.
As City staff identifies issues with the Municipal Code and
advance construction methods, the City will amend the code
as necessary. This program will remain in the Housing
Element to encourage identification and possible mitigation
of non-governmental constraints.
Program 5.2–2:
Continue to track the affordability of
housing projects and progress toward
meeting regional housing needs.
Reports should be provided semi-
annually to the Planning Commission
and annually to the City Council and
the California Department of Housing
and Community Development.
The City tracks all housing projects and provides status
updates to both the Council and Planning Commission. This
program is folded into an adequate sites program addressing
housing resources to meet the 2018-2028 RHNA.
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DATE: 06/23/20
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Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 6.1–1:
Continue to consolidate all actions
relating to a specific project on the
same Council or Commission agenda
Staff continues to consolidate all actions relating to a specific
project on the same Council or Commission agenda for ease
of tracking and to reduce the project review timeframe. This
program will remain as part of a larger project streamlining
program.
Program 6.1 – 2:
Continue to review minor project
modifications through the Design
Review Committee and more
substantial changes through a
conditional use process.
Staff continues to use the DRC to make determinations on
minor project changes. This program will remain as part of a
larger project streamlining program.
Program 6.1–3:
Continue to review and revise local
review procedures to streamline the
process
The City created the Design Review Committee in 2010 to
help with project streamlining and review. The DRC has been
helpful in working out issues that normally the Planning
Commission would have addressed. This program will remain
in the Housing Element as part of a larger project
streamlining program.
Program 6.1–4:
Continue to maintain pre-approved
stock development plans to
streamline the plan check process.
Stock plans are available for projects that include the
construction of three or more of the same unit. This process
allows for cost and time savings through the process. The City
is also participating in regional efforts to create and make
available stock development plans for Accessory Dwelling
Units (ADUs). This program will remain in the Housing
Element as part of a larger project streamlining program.
Program 6.1–5:
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.
The City provides pre-application and technical assistance to
all projects when requested. This program is an important
tool for facilitating development of affordable housing and
will remain.
Program 6.1–6:
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.
The City's process streamlining is already expediting projects.
Developers can defer development impact fees until final
occupancy. This program is an important tool for facilitating
development of affordable housing and will remain in the
Housing Element and folded into several programs related to
facilitating housing production.
ITEM NUMBER: C-1
DATE: 06/23/20
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G: Accomplishments| 17
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 6.1–7:
The City should consider amending
the Zoning Regulations to allow
single-room occupancy units (SROs)
by right in the Residential Multi-
Family (RMF) zone
The City will review and if needed revise the SRO siting
regulations as part of a future Zoning Regulations update.
This program will remain in the Housing Element.
Program 6.1–8:
To encourage affordability by design,
the City shall modify the Capital
Facility Fee schedule to index fees
based on size of unit, providing lower
rates for small units. Indexed rate
shall apply to apartments and second
units. By 2015
The City has solicited a proposal for completion of Capital
Facility Fee study; work is underway (Spring 2020). This
program remains in the Housing Element and is folded into a
single Capital Facility Fee program.
Program 6.1–9:
The City shall continue to monitor
impact fees and the Capital Facility
Fee schedule to identify barriers to
housing development, particularly
affordable units. If constraints are
identified, the City shall revise the fee
schedule accordingly.
The City has solicited a proposal for completion of this effort.
The consultant will look at proposals for encouraging
residential units that are affordable-by-design. This program
remains in the Housing Element and is folded into a single
Capital Facility Fee program.
Program 6.2.1 1:
Following amendment of the General
Plan Conservation and Safety
Elements to comply with AB 162
related to floodplain mapping, the
City will amend the Housing Element,
if needed, for consistency. By 2023
This program has been completed as a part of the 2014-2019
Housing Element update. This program has been
implemented and removed.
Table G.2 summarizes the quantified objectives contained for the 2014-2019 Housing Element and
compares the City’s progress toward fulfilling these objectives. The City recognizes that it had limited
resources to address the varied affordable housing needs in the community. As part of the 2014-2019
Housing Element, the City established a set of quantified objectives for housing construction,
rehabilitation, and preservation. The City made significant progress towards the construction and
conservation goal. The City’s rehabilitation goals, however, fell short due to the loss of its primary
rehabilitation funding tool when the RDA was dissolved. The City will continue to find ways to
rehabilitate structures. City staff will be exploring alternative funding mechanisms to achieve this goal.
The construction objective represents the City’s remaining RHNA for the 2014-2019 planning
period.
The rehabilitation objective represents objectives for code enforcement rehabilitation as well as
participation in rehabilitation grants.
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The conservation objectives represent conservation and expansion of existing affordable
housing.
Table G.2: Summary of 2014-2019 Quantified Objectives and Progress
Objectives
Income Levels
Total Very Low Low Moderate
Above
Moderate
Construction Objectives
Goal(a) 98 62 69 164 393
Progress 48 (49%) 28(45%) 178(258%) 308(188%) 562
Rehabilitation Objectives
Goal(b) 7 13 55 55 130
Progress -- -- -- -- 0
Conservation Objectives
Goal(c) 2 3 15 5 25
Progress 71 (1,420%) -- -- 71
ITEM NUMBER: C-1
DATE: 06/23/20
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X: Appendix| 1
Appendix A
Public Outreach Contact List
ITEM NUMBER: C-1
DATE: 06/23/20
ATTACHMENT: 1
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2 | X: Appendix
Organization/Name Contact Information
Atascadero Chamber of Commerce 805-466-2044
info@atascaderochamber.org
Atascadero Association of Realtors AAORstaff@AtascaderoRealtors.com
(805) 466-9200
Atascadero Community Link (805)466-5404
http://www.linkslo.org/
Atascadero Mutual Water Company (AMWC), John Niel lhalderman@amwc.us
Atascadero Unified School District 805-462-4200
California Department of Housing and Community
Development (HCD)
(Tom Brinkhuis)
916.263.6651
Tom.Brinkhuis@hcd.ca.gov
California Department of Transportation (Caltrans) Info-d5@dot.ca.gov
(805) 549-3111
Central Coast Commission for Senior Citizens (805) 925-9554
seniors@KCBX.net
City of San Luis Obispo, John F Rickenbach JFRickenbach@aol.com
City of Paso Robles, Katie Banister KBanister@prcity.com
Community Action Partnership, San Luis Obispo
(CAPSLO)
(805) 544-4355
CAPSLO hotline@capslo.org
Community Church of Atascadero (Rev. Heather
Branton)
ccauccpastor@gmail.com
Corporation for Better Housing (818) 905-2430
maria@corpoffices.org
Darren Thomas, Adco Design Inc. darren@adco.biz
El Camino Homeless Organization (ECHO) (805) 462-3663
wlewis@echoshelter.org
Federal Emergency Management Agency Gregor.blackburn@fema.dhs.gov
Habitat for Humanity info@hfhsloco.org
805-782-0687
Housing Authority San Luis Obispo (HASLO) (805) 543-4478
info@haslo.org
nguzman@haslo.org
Homeless Services Oversight Council (HSOC) San Luis
Obispo County
SS_HomelessServices@co.slo.ca.us
Housing Trust Fund, San Luis Obispo County info@slochtf.org
Independent Living Resource Center, Inc. (ILRC), Jerry
Mihaic
info@ilrc-trico.org
JMIHAIC@ILRC-TRICO.org
Local Agency Formation Commission (LAFCO) DChurch@SLOLAFCO.com
805.781.5795
North County Connection, Susan Warren 805.462.8600
INFO@NCCSLO.ORG
info@northcountyconnection.com
North County Women’s Shelter 805-461-1338
Northern Chumash Tribe Mona Olivas Tucker,
Chairwoman
olivas.mona@gmail.com
ITEM NUMBER: C-1
DATE: 06/23/20
ATTACHMENT: 1
Page 208 of 210
Atascadero Housing Element
X: Appendix| 3
Organization/Name Contact Information
People’s Self Help Housing (805) 781-3088
info@pshhc.org
sherylf@pshhc.org
morgenb@pshhc.org
Salinan Tribe of Monterey and San Luis Obispo
Counties, Fredrick Segobia
info@salinantribe.com
Salvation Army (805) 544-2401
Elaine.Mansoor@usw.salvationarmy.org
San Luis Obispo Council of Governments (SLOCOG),
Sara Sanders
ssanders@slocog.com
pio@slocog.org
JDinunzio@slocog.org
San Luis Obispo County Air Pollution Control District
(APCD)
(805) 781-5912
info@slocleanair.org
San Luis Obispo County Housing Trust Fund (SLOHTF) (805) 543-5970
info@slochtf.org
San Luis Obispo County Planning and Building (805) 781-5600
chanh@co.slo.ca.us
asingewalg@co.slo.ca.us
lhoffman@co.slo.ca.us
SLOCo Yimby, Krista Jeffries slocoyimby@gmail.com
Southern California Gas Company (SoCalGas) dceja@semprautilities.com
Transitions Mental Health Association (THMA) (805) 540-6500
info@t-mha.org
Tri-Counties Regional Center (805) 461-7402
Tri-counties@tri-counties.org
Transitional Food and Shelter 805-466-5404
jwilshusen@atascadero.org
Loaves and Fishes contact@atascaderoloaves.org
805-461-1504
Independent Living Resource Center (805) 462-1162
Atascadero Land Preservation Society (ALPS)
info@supportalps.org
Developers/Realtors/Consultants/Brokers/Misc.
AM Roofing am.roofing@yahoo.com
Cal Coastal Properties (805) 242-6202
info@calcoastalslo.com
Century 21 Hometown Realty 805.461.1121
bonniechomes@gmail.com
Dawn.Espana@c21home.com
richardshannonc21@gmail.com
Economic Vitality Corporation info@sloevc.org
(805) 788-2012
Home Builder’s Association of the Central Coast
(805) 546-0418
LHatcher@hbacc.org
John Rickenbach Consultants JFRickenbach@aol.com
(805) 610-1109
ITEM NUMBER: C-1
DATE: 06/23/20
ATTACHMENT: 1
Page 209 of 210
4 | X: Appendix
Organization/Name Contact Information
The Laughlin Company info@laughlincompany.com
Many Figs Holdings and Development, Scott Newton scott@manyfigs.com
Midland Pacific Homes jmoresco@gmail.com
Placeworks asinsheimer@placeworks.com
Planning Solutions, Pam Jardini planningsolutions@charter.net
Roberts Engineering, Tim Roberts tim@robertsenginc.com
RRM info@rrmdesign.com
(805) 543-1794
Semmes & Co. Builders, Inc. (805) 466-6737
info@semmesco.com
Jessicas@semmesco.com
Shea Homes Customerservice@sheahomes.com
SLO Plastering keith@sloplastering.com
Sphere Real Estate marty@spherepartnersre.com
Vivian Hanover Ventures Vivian@vhvrealestate.com
Z Villages zvillagesmanagement@gmail.com
mike@zvillages.com
max@zvillages.com
jordan@zvillages.com
Eric Cleveland PO Box 552 Santa Margarita, CA 93453
ercleve@msn.com
Sean Knoph seatomur@sbcglobal.net
David Athey david_athey@sbcglobal.net
Mike Frederick PO Box 573 Atascadero, CA 93423
eagle1@mfpaving.com
Jan Matzen maltzenj@gmail.com
Kent Williams kentwilliams9255@gmail.com
Liza Neville Olson sowyablue1@juno.com
Myrna Wood mybizzwood@gmail.com
Scott Newton, Property Owner scott@manyfigs.com
Steve Petrowsky steve@petrowsky.com
ITEM NUMBER: C-1
DATE: 06/23/20
ATTACHMENT: 1
Page 210 of 210