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* 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, the Planning
Commission Meeting will not be physically open to the public and Planning
Commissioners will be teleconferencing into the meeting.
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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, October 20, 2020
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Mark Dariz
Vice Chairperson Jeff van den Eikhof
Commissioner Duane Anderson
Commissioner Tori Keen
Commissioner Michael Shaw
Commissioner Jan Wolff
Commissioner Tom Zirk
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation. The Commissio n may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be
routine and non-controversial by City staff and will be approved by one motion if no
member of the Commission or public wishes to comment or ask questions.)
1. DRAFT MINUTES OF SEPTEMBER 15, 2020
Recommendation: Commission approve the September 15, 2020, Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting, October 20, 2020
Page 2 of 3
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COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a
staff report, the Chair will open the public hearing and invite the applicant or applicant’s
representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name
for the record and can address the Commission for three minutes. After all public
comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. TENTATIVE PARCEL MAP, LOT LINE ADJUSTMENT, AND ROAD
ABANDONMENT FOR 2930 AND 2945 RAMONA ROAD
The proposed project consists of a Tentative Parcel Map that includes a right-of-
way abandonment. The project qualifies for a Class 15 Categorical Exemption
under CEQA Section 15315 for minor land divisions.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (SBDV20-0047)
3. VESTING TENTATIVE TRACT MAP AND MASTER PLAN OF DEVELOP MENT
FOR 1827 AND 1843 EL CAMINO REAL
The proposed project consists of a proposed Vesting Tentative Tract Map and
Master Plan of Development for a 6-lot residential subdivision. This is being
processed as a reconsideration of a previously approved but expired project as
no significant changes are proposed and no code changes effecting the project
have been enacted since the original approval. The project is consistent with the
certified Final EIR for the Del Rio Road Commercial Specific Plan and
subsequent addendums.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (RECON20-0078)
4. 6TH CYCLE HOUSING ELEMENT UPDATE
The Housing Element is part of the City’s General Plan and provides a policy
framework to further a wide variety of housing throughout the City in compliance
with State law.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (CPP19-0067)
City of Atascadero Planning Commission Agenda Regular Meeting, October 20, 2020
Page 3 of 3
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on November 3, 2020, at 6:00 p.m.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written
correspondence delivered to the Planning Commission at, or prior to, this public hearing.
PC Minutes of 9/15/2020
Page 1 of 4
ITEM NUMBER: 1
DATE: 10-20-20
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, September 15, 2020 – 6:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Dariz called the meeting to order at 6:00 p.m. and Commissioner Anderson
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Shaw, Keen, Zirk, Vice Chairperson van
den Eikhof and Chairperson Dariz
Absent: Commissioner Wolff (excused absence)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Mariah Gasch
Senior Planner, Kelly Gleason
Associate Planner, John Holder
APPROVAL OF AGENDA
MOTION: By Commissioner Shaw and seconded by
Commissioner Anderson to approve the Agenda.
Motion passed 6:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson Dariz closed the Public Comment period.
1
PC Minutes of 9/15/2020
Page 2 of 4
ITEM NUMBER: 1
DATE: 10-20-20
CONSENT CALENDAR
1. DRAFT MINUTES OF SEPTEMBER 1, 2020
Recommendation: Commission approve the September 1, 2020, Minutes.
MOTION: By Commissioner van den Eikhof and
seconded by Commissioner Keen to
approve the Consent Calendar.
Motion passed 6:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a
staff report, the Chair will open the public hearing and invite the applicant or applicant’s
representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name
for the record and can address the Commission for three minutes. After all public
comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. CONDITIONAL USE PERMIT FOR NEW GYM (8200 El Camino Real)
The proposed project consists of a new gym, Planet Fitness. The project qualifies
for a Class 1 Categorical Exemption under CEQA Section 15301, Existing
Facilites.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (USE20-0045)
EX-PARTE COMMUNICATIONS
None
Planner Gasch presented the staff report. Director Dunsmore and Planner Gasch
answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke during public comment: Andrew Davies (N.
Consulting Engineers), and Rachel Bielert (Franchisee) who gave a presentation on the
project.
2
PC Minutes of 9/15/2020
Page 3 of 4
ITEM NUMBER: 1
DATE: 10-20-20
Ms. Bielert addressed questions in regards to Covid restrictions, landscaping, and
lighting.
Director Dunsmore stated that a landscape plan of this size is the responsibi lity of the
entire property, and staff will work with the property owner on this.
Chairperson Dariz closed the Public Comment period.
MOTION: By Commissioner Zirk and seconded by
Commissioner Keen to approve the Draft
Resolution 2020 approving a Conditional
Use Permit (USE20-0045) allowing an indoor
recreation service use in the Commercial
retail zoning district, on APN 056-031-062, at
8200 El Camino Real (Planet Fitness), based
on findings and subject to conditions of
approval, with an added condition that
allows signage along the US101 to be taller
up to approximately 45 feet, so the applicant
can place their sign at the bottom of the
pillar.
Motion passed 6:0 by a roll-call vote.
3. CONDITIONAL USE PERMIT FOR GARAGE (7900 Sinaloa Ave.)
The proposed project consists of an oversized detached garage. The project
qualifies for a Class 3 Categorical Exemption under CEQA Section 15303,
construction of accessory (appurtenant) structures.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (USE20-0061)
EX PARTE COMMUNICATIONS
None
Planner Holder presented the staff report. Director Dunsmore and Planner Holder
answered questions from the Commission. Director Dunsmore stated that in the future,
these types of structures will be incorporated into the design/code standards, to ensure
neighborhood compatibility.
PUBLIC COMMENT
The following members of the public spoke during public comment: Joel Hitchen. Mr.
Hitchen stated that he is not currently interested in running power to the garage, and the
garage will be used for storage. Mr. Hitchen asked for the overhang to remain as is due
3
PC Minutes of 9/15/2020
Page 4 of 4
ITEM NUMBER: 1
DATE: 10-20-20
to cost, and stated that windows will also increase cost. Mr. Hitchen addressed questions
from the Commission.
Commissioner Zirk left the meeting at 7:01 p.m.
Chairperson Dariz closed the Public Comment period.
MOTION: By Commissioner Anderson and seconded
by Commissioner Shaw to approve Draft
Resolution 2020 approving a Conditional
Use Permit (USE20-0061) allowing a 720
square foot detached garage on APN 030-
132-013 at 7900 Sinaloa Ave., based on
findings and subject to conditions of
approval, with added conditions to leave the
8” overhang, add two high clorestory
windows higher than 8 feet on the east
facing side wall (staff to work with applicant
on exact location), which are 2’ x 4’, the color
of the building shall match the house, the
roof shall match the neighborhood, and
landscaping will be left up to the applicant.
Motion passed 5:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that there are no items on the scheduled for the October 6,
2020 meeting, so that meeting may be cancelled. Director Dunsmore stated that Housing
Element should be heard on October 20th, and stated that the upcoming Council agenda
will include the Amendment to the Del Rio Specific Plan.
Director Dunsmore answered questions in regards to the A&W property, and said he will
follow-up with the property owner.
ADJOURNMENT – 7:16 p.m.
The next regular meeting is scheduled for October 6, 2020, at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
4
Atascadero Planning Commission
Staff Report – Community Development Department
SBDV 20-0047
Ramona Road Tentative Parcel Map
2930, 2945 Ramona Rd
Miller
RECOMMENDATION:
Planning Commission adopt Draft Resolution recommending that the City Council
approve a Tentative Parcel Map including a road abandonment and dedication of new
right-of-way (AT 20-0013).
Project Info In-Brief:
PROJECT
ADDRESS: 2930, 2945 Ramona Road Atascadero, CA APN 049-211-038 and
049-212-001
PROJECT
PLANNER
John Holder
Associate Planner 470-3448 jholder@atascadero.org
REPRESENTATIVE Dennis Schmidt/Granite Ridge Development Consultants
PROPERTY
OWNER
Viki and Nick Miller
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
Rural Estate (RE)
Residential
Suburban
(RS)
12.35
acres
Residential/Vacant
Lot Residential/Vacant Lot
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15315
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
ITEM
NUMBER:
2
DATE: 10-20-20
5
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Open Space (OS),
Highway 101
Residential Suburban
(RS) and Open Space
(OS)
Highway 101 Open Space (OS)
Summary:
The project involves a lot line adjustment, subdivision of one parcel into two parcels, the
abandonment of an unimproved portion of Ramona Road right-of-way (ROW), and
dedication of new right-of-way. The property to the southwest of Ramona Road contains
an existing colony home and two underlying colony lots (Lot 15 and 14A). Lot 14A
currently consists of land on both sides of the existing Ramona Road pavement as the
existing road was built outside of the recorded easement. The property to the northeast
(Lot 14, and a portion of Lot 14A) is vacant and contains the unimproved portion of
Ramona Road right-of-way. The proposed lot line adjustment and abandonment of the
Ramona Road right-of-way will allow for: 1) the realignment of the public road right-of-
way onto the existing Ramona Road pavement location and 2) sufficient acreage to
subdivide Lot 14 (2930 Ramona Road) into two parcels for future residential development.
The proposed subdivision and Lot Line Adjustment acreage is summarized as follows:
Historic Lot
Areas (acres)
Proposed LLA
Areas (acres)
Proposed Subdivision Parcel
Areas (acres)
Lot 14 4.53 5.54 2.50 3.04
6
Lot 14A 4.48 3.59 ----- -----
Lot 15 3.34 3.22 ----- -----
Total 12.35 12.35 ----- -----
Analysis:
Zoning
The parcels are located in the Residential Suburban zoning district. The minimum lot size
in the Residential Suburban zone ranges from two and one-half (2.5) acres to ten (10)
acres based on performance standards. Performance standards include distance from
center of community, septic suitability, percolation rate, average slope, condition of
access, and average lot sizes within a 1,500 feet radius. The calculated minimum lot size
for these parcels based on performance standards is 2.5 acres. The Lot Line Adjustment
and Road Abandonment will allow sufficient acreage to subdivide Lot 14 into two parcels
of 2.50 and 3.04 acres, therefore, the proposed lots comply with City standards.
Access
The Ramona Road right-of-way is located on Lot 14 but the road was built outside the
right-of-way and on private property. All resulting parcels will be served by Ramona Road
with the exception of Lot 15, which will be accessed from the unbuilt portion of San Benito
Road that runs along the property line boundary of Lots 14A and Lot 15. Future
development of this parcel will require construction of the unbuilt right -of-way along the
property frontage and connecting to Ramona Rd.
Right-of-Way Abandonment
The applicant is proposing to abandon an unbuilt portion of Ramona Road (recorded with
the original Colony Map) and dedicate new right-of-way over the existing road. The
relocated road easement (right-of-way) will correct a historical issue. The following map
shows the proposed right-of-way abandonment and dedication.
7
Ramona Road Existing Conditions
There are specific findings that need to be made to abandon the unbuilt portion of
Ramona Road. The City must find that:
1. The abandonment is consistent with the Circulation Element of the City’s General
Plan.
2. Right-of-way to be abandoned is deemed excess right-of-way and no longer
required by the public.
While Ramona Road is shown on the Circulation Element, Figure III -2 (General Plan
Circulation Diagram), this unused portion of Ramona Road right-of-way is not needed if
right-of-way is dedicated over the existing road alignment to ensure that Ramona Road
is contiguous. In addition, the abandonment does not conflict with Policy 2.1 Program 4
of the City’s Circulation Element since a potential trail in this location is not practicable or
desired. Therefore, both findings can be made.
Because this abandonment is part of a Parcel Map that includes dedication of new right -
of-way, the City does not need to follow the State and Highways code (Section 8331)
process for summary vacation, however, it is important to note that these findings, while
not required, can still be met, including:
Proposed ROW
Abandonment
Proposed ROW
Dedication
8
(a) For a period of five consecutive years, the street or highway
has been impassable for vehicular travel.
(b) No public money was expended for maintenance on the street
or highway during such period.
Conclusion:
The proposed Tentative Parcel Map, which includes a right-of-way abandonment and
dedication of new right-of way meets all required findings and requirements set forth in
the Atascadero Municipal Code.
ENVIRONMENTAL DETERMINATION:
The proposed project is Categorically Exempt (Class 15315) from the provisions of the
California Environmental Quality Act (California Public Resources Co de §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.) CEQA pursuant to CEQA Guidelines Section 15315, because it is considered a
minor land division of four (4) or fewer parcels on slopes less than twenty (20) percent.
FINDINGS:
To recommend approval of proposed Tentative Parcel Map AT 20-0013 and requested
road abandonment, the Planning Commission must make the following findings. These
findings and the facts to support them are included in the attached draft Planning
Commission Resolution.
Tentative Parcel Maps / Tentative Subdivision Maps
1. The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan (Government Code§§ 66473.5
and 66474(a) and (b)):
2. The site is physically suitable for the type of development (Government Code§
66474(c)):
3. The site is physically suitable for the proposed density of development
(Government Code § 66474(d)):
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat. (Government Code § 66474(e)):
5. The design of the subdivision or the type of improvements will not cause serious
health problems. (Government Code § 66474(f)):
9
6. The design of the subdivision will not conflict with easements for access through
or use of property within the proposed subdivision. (Government Code §
66474(g)):
7. The installation of public improvements are necessary prior to recordation of a
Final Map in order to insure orderly development of the surrounding area
(Government Code § 66411.1(b)(2):
Road Abandonment:
1. The abandonment is consistent with the Circulation Element of the City’s General
Plan.
2. Right-of-way to be abandoned is deemed excess right-of-way and no longer
required by the public.
ALTERNATIVES:
1. The Planning Commission may recommend modifications to the project and/or
conditions of approval for the project. Any proposed modifications including
conditions of approval, should be clearly stated in the motion.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item.
3. The Planning Commission may recommend that the City Council deny the project.
The Commission must specify what findings cannot be made, and provide a brief
oral statement, based on the Staff Report, oral testimony, site visit,
correspondence, or any other rationale introduced and deliberated by the Planning
Commission.
ATTACHMENTS:
1. Draft Resolution
10
ATTACHMENT 1: Draft resolution
SBDV20-0047
DRAFT PC RESOLUTION
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING COUNCIL
APPROVE TENTATIVE PARCEL MAP AT 20-0013 THAT INCLUDES AN
ABANDONMENT OF A PORTION OF RAMONA ROAD RIGHT-OF-WAY AND
DEDICATION.
2930 RAMONA ROAD (APN 049-212-001) AND
2945 (APN 049-211-038) RAMONA ROAD
(MILLER)
WHEREAS, an application has been received from Viki and Nick Miller, 2930 Ramona
Road, Atascadero, CA 93422 (Owner) and Granite Ridge Development, 8679 Santa Rosa Road,
Atascadero, CA 93422 (Applicant) to consider the abandonment of a portion of Ramona Road that
is located within a residential property, a lot line adjustment, and subdivision of parcel (project)
through the approval of Tentative Parcel Map at 2930 Ramona Road (APN 049-212-001) and 2945
(APN 049-211-038) Ramona Road and,
WHEREAS, the site’s current General Plan Designation Residential Estate (RE); and
WHEREAS, the site’s current zoning district is Residential Suburban (RS); and,
WHEREAS, the minimum lot size within the RS zoning district is 2.5 to 10 acres
consistent with performance standard in the Atascadero Municipal Code; and
WHEREAS, the existing site has a combined gross area of 12.35 acres; and
WHEREAS, the project includes the abandonment of an unbuilt portion of the Ramona
Road right-of-way and dedication of new public right-of-way over the existing roadway location
as part of the Tentative Parcel Map; and
WHEREAS, with the dedication of new public right-of-way, the proposed road
abandonment is in conformance with the Circulation Element of the General Plan and all other
applicable General Plan policies; and
WHEREAS, the portion of the right-of-way, as shown on the attached Exhibit B, has never
been improved and has been impassable for vehicular travel for a period of five consecutive years
and no public funds have been expended for maintenance on the subject right-of-way during such
period; and
11
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the state and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Tentative
Parcel Map application was held by the Planning Commission of the City of Atascadero, at which
hearing evidence, oral and documentary, was admitted on behalf of said Tentative Parcel Map and
Road Abandonment; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Atascadero makes the following findings, determinations and recommendations with respect to
the proposed map:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, in a regular
session assembled on October 20, 2020, resolved to recommend that the City Council Tentative
Parcel Map AT20-0013 as shown in Exhibit A, attached hereto and incorporated herein by this
reference.
SECTION 3. CEQA. The proposed map qualifies for a Categorical Exemption from the
California Environmental Quality Act (CEQA), Public resources Code Section 21000 et seq.,
Section 15315: Minor Land Divisions.
SECTION 4. Findings. The Planning Commission finds as follows:
Tentative Parcel Map:
1. The proposed subdivision, together with the provisions for its design and improvement,
is consistent with the General Plan (Government Code§§ 66473.5 and 66474(a) and
(b)).
Fact: The General Plan designation for the site is Residential Estate with a two and a half-acre
minimum lot size (RE) based on performance standards. The lots created will each be a
minimum of 2.5 acres (gross) and comply with performance standards in the Atascadero
Municipal Code. They will also have a General Plan designation of Residential Estate.
2. The site is physically suitable for the type of development (Government Code§
66474(c)).
Fact: The lots are located along a minor arterial road with utilities, excepting the City sewer,
available. The site is surrounded single-family residential properties and open space. The
topography is gently sloped (less than 20% grade) and no development is proposed.
3. The site is physically suitable for the proposed density of development (Government
Code § 66474(d)).
12
Fact: The proposed lots are a minimum of two and a half acre in size. Under current standards,
each lot could have a primary residence, accessory dwelling unit, and two detached accessory
structures. The topography and suitable soil conditions can support the proposed maximum
density if development was proposed.
4. The design of the subdivision or the proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their
habitat. (Government Code § 66474(e)), and
Fact: The proposed project will effect two parcels, one that is vacant and one that currently
contains existing residential structures. Both parcels do not have significant tree coverage or
water drainage features that might support fish or significant wildlife habitat. The parcels are
located adjacent to Graves Creek. Future residences are subject to post-construction
stormwater and creek setback requirements that will prevent significant impact to water
drainage and creek areas. Additionally, the project will utilize existing roads and will not affect
the drainage pattern of the neighborhood.
5. The design of the subdivision or the type of improvements will not cause serious health
problems. (Government Code § 66474(f)), and
Fact: Future development of single-family residences will not cause serious health problems.
6. The design of the subdivision will not conflict with easements for access through or
use of property within the proposed subdivision. (Government Code § 66474(g)), and
Fact: The proposed subdivision includes a right-of-way abandonment of an unconstructed
portion of Ramona Road. The projects includes a new right-of-way dedication for the
constructed portion of Ramona Road that shall be offered to the public in perpetuity. San Benito
Road right-of-way exists on the northern and western boundaries of the parcels. The
subdivision will not conflict with this right-of-way. Therefore, the design of the subdivision
will not conflict existing easements.
7. The installation of any public improvements deemed necessary prior to recordation of
a Final Map is in order to insure orderly development of the surrounding area
(Government Code § 66411.1(b)(2), and
Fact: The map contains conditions as shown in Exhibit A to allow for future public
improvements within the new right-of-way dedication and all conditions shall be met prior to
recordation of a Final Map.
8. The subdivision and subsequent development will be accomplished without detriment
to adjacent properties, and
Fact: The neighborhood consists of a range of lot sizes that have been subdivided over time.
The creation of an additional lot could increase residential density by up to one primary
residential unit. Surrounding parcels range in size from less than a quarter acre to nearly twelve
Road Abandonment:
13
1. The abandonment is consistent with the circulation element of the City’s General Plan.
Fact: The abandonment would not conflict with Policy 2.1 Program 4 of the City’s
Circulation Element as the abandonment would not be appropriate for a potential trail
location. Ramona Road is identified as a City-maintained road, however the
realignment of the right-of-way is offered for dedication on the constructed portion of
Ramona Road allows for a contiguous roadway.
2. Right-of-way to be abandoned is deemed excess right-of-way and no longer required by
the public.
Fact: The applicant is proposing to abandon an unbuilt portion of Ramona Road and
dedicate new public right-of-way over the existing road alignment. With the dedication,
the unbuilt portion is not needed for public vehicular or pedestrian. The proposed lot
line adjustment ensures that all resulting parcels abut a public right-of-way for access.
SECTION 5. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on October 20, 2020 resolved to recommend that the
City Council approve Parcel Map AT 20-0013 including an abandonment for a portion of the
Ramona Rd right-of-way and dedication of new public right-of-way subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Tentative Parcel Map
14
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by ________ and seconded by _________ , the foregoing resolution is hereby
adopted in its entirety by the following roll call vote:
AYES: (0)
NOES: (0)
ABSENT: (0)
ABSTAINED: (0)
ADOPTED: October 20, 2020
CITY OF ATASCADERO, CA
________________________________________________
Mark Dariz
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
15
Exhibit A: Conditions of Approval
SBDV20-0047
Conditions of Approval
Tentative Parcel Map
2930 and 2945 Ramona Road
SBDV 20-0047 / AT 20-0013
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Planning Services
1. The project approval becomes effective fourteen (14) days following the Planning Commission
approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b)
of the Zoning Ordinance.
Ongoing
2. Approval of this Tentative Parcel Map shall be valid for a period of twenty-four (24) months from the
date of City Council action, consistent with Section 66452.6(a)(1) of the California Subdivision Map
Act.
FM
3. The approved Tentative Parcel Map may be extended consistent with Section 66452.6(e) of the
California Subdivision Map Act. Any requested map extension shall be consistent with Section 11-
4.23 of the Atascadero Municipal Code.
FM
4. The Community Development Department shall have the authority to approve minor changes to the
project that (1) result in a superior site design or appearance, and/or (2) address a construction
design issue that is not substantive to the Tentative Parcel Map.
FM
5. The Subdivider shall defend, indemnify, and hold harmless the City of Atascadero or its agents,
officers, and employees against any claim or action brought to challenge an approval by the City,
or any of its entities, concerning the subdivision.
Ongoing
6. The Subdivider shall pay all applicable Quimby Act fees to the City in accordance with the fee
schedule and policies in effect at the time of subsequent applications.
FM
Engineering
9. Documents that the City of Atascadero requires to be recorded concurrently with the Map (e.g.:
easements not shown on the map, common driveway agreements, etc.) shall be listed on the
certificate sheet of the map.
FM
10. The City of Atascadero may require an additional map sheet for information purposes in
accordance with the Subdivision Map Act.
FM
11. Easements that are not intended to continue in perpetuity shall not be shown on the Parcel Map
and shall be recorded by separate instrument.
FM
12. The Parcel Map shall include a new right-of-way dedication to the public for the constructed
portion of Ramona Road right-of-way to the satisfaction of the City Engineer.
13. The new right-of-way alignment within the subject property shall be a minimum of 40-feet in
width and shall provide sufficient space to allow for a future road shoulder, four feet wide from
the edge of pavement, to the extent feasible and to the satisfaction of the City Engineer.
14. The Subdivider shall be responsible for the placement of new centerline monuments in
accordance with City Standards, to the satisfaction of the City Engineer.
15. The new right-of-way shall be offered to the public in perpetuity. FM
16
Conditions of Approval
Tentative Parcel Map
2930 and 2945 Ramona Road
SBDV 20-0047 / AT 20-0013
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
16. The right-of-way abandonment shall be perfected upon recordation of the Parcel Map. FM
17. Prior to recording the Map, the Applicant shall have the map reviewed by the public utility
providers for power, telephone, gas, cable TV, and the Atascadero Mutual Water Company. The
Applicant shall obtain a letter from each utility company stating that the easements and rights-
of-way shown on the map for public utility purposes are acceptable
FM
17
ITEM 2 | 10/20/2020
Ramona Road Tentative Parcel Map
SBDV 20-0047 / Schmidt
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Exhibit B: AT 20-013
18
Atascadero Planning Commission
Staff Report - Community Development Department
Annex Subdivision – Master Plan of Development
Map and Master Plan Reconsideration
RECON20-0078
1827 & 1843 El Camino Real
SUBJECT:
The applicant is requesting a reconsideration of a previously approved and expired
Vesting Tentative Tract Map (TR 3104) that allowed for a six (6) lot subdivision with a
commercial remainder parcel. The project is within the Del Rio Road Commercial Area
Specific Plan boundary and is consistent with the previously certified Environmental
Impact Report (EIR No. 20100051034), EIR Addendum, and recent changes to the
Specific Plan document. A new map number was issued by the County (TR 3147) as their
previous map has expired.
The applicant is also requesting a reconsideration of the corresponding Master Plan of
Development that expired concurrently with the map and is required by the Specific plan
prior to development moving forward. Reconsiderations are technically new entitlement
approvals but have no or minimal changes from the previous approval as they remain
consistent with all applicable City codes.
RECOMMENDATION:
Staff recommends:
1. The Planning Commission adopt the Draft Resolution approving a Vesting
Tentative Tract Map (TR 3147) and Master Plan of Development to allow a six (6)
lot subdivision on portions of APN’s 049-102-032 and 020.
Situation and Facts
1. Applicant / Property Owner: MP Annex, LLC, 284 Higuera Street, San Luis Obispo,
CA 93401
2. Project Address: 1827 & 1843 El Camino Real, Atascadero, CA 93422,
APN’s 049-102-032 (portion), 049-102-020 (portion)
ITEM NUMBER: 3
DATE: 10/20/20
19
4. General Plan Designation: Single-Family Residential (SFR-X) / General
Commercial
5. Zoning District: Residential Single-Family (RSF-X) / Commercial Retail
/ SP-2 Overlay
6. Site Area: 3.98 acres total (1.67 acres residential)
7. Existing Use: Vacant (Road under construction)
8. Environmental Status: Map Reconsideration is consistent with Certified
Environmental Impact Report No. 20100051034 – Final
EIR Del Rio Road Commercial Area Specific Plan and
the subsequent 2020 EIR addendum
DISCUSSION:
Background
The existing 1.67-acre site at 1827 and 1843 El Camino Real is currently under
construction. A Public Improvement Permit has been issued for the subdivision and road
construction is almost complete. A tentative map to subdivide the residential portion of
the two parcels into six lots was approved by the Planning Commission on November 21,
2017. The applicant submitted subdivision improvement plans and is nearing completion
of all subdivision improvements. A final map for the project has also been submitted and
will be ready to record in the
next few weeks. The original
tentative map and master plan
of development expired in
December 2019 prior to
completion of the improvements
and recordation of the final map.
Because the map continues to
meet all zoning, Specific Plan,
and code required development
standards, this project is being
brought forward as a
reconsideration of the original
project. No changes to the
project have been made from
the previous approval with the
exception of the removal of a
pedestrian easement that
requires a path to remain open
between the residential project,
through the commercial
20
properties, and out to El Camino Real (discussed below), and modification of the fair
share conditions in alignment with the modified intersection and interchange
improvements adopted with the updated specific plan .
Surrounding Land Use and Setting
North: Existing Single- Family Residential / RSF-X
South: Existing Single- Family Residential / RSF-X (PD-17 Overlay)
East: Existing Single- Family Residential / Residential Suburban (RS)
West: Vacant Commercial Retail (CR/Specific Plan-2)
ANALYSIS:
The proposed project consists of a request for approval of Tentative Vesting Tract Map
(TR 3147) and associated master plan of development to allow for the subdivision of two
existing lots at 1827 and 1843 El Camino Real. The entire 1.67 acres of residentially
zoned portions of the properties will be subdivided into six (6) smaller lots in the
Residential Single-Family (RSF-X) zone, which has a minimum lot size of 1/2-acre net
area but allows up to 4 units per acre with a Planned Development or Specific Plan
overlay zone. The proposed lot sizes range in size from 0.20 acres to 0.27 acres. The
commercially zoned portions of the properties are proposed as remainder lots for future
subdivision and development.
The tract map was originally approved concurrently with a master plan of development
which showed residential designs and locations. This proposed project is located within
the Del Rio Road Commercial Area Specific Plan (SP-2). The Specific Plan allows for
subdivision into 6 parcels similar to Planned Development Overlay Zone No. 17 standards
with the approval of a Master Plan of Development.
Subdivision Design
The proposed six lot development would be accessed via South Mirasol Way. This project
will extend South Mirasol Way to provide access to all 6 residences with a cul-de-sac.
Each residence contains a separate driveway for parking and a two-car garage,
consistent with the PD-17 standards. On-street parking is not available, but each driveway
has ample space to accommodate additional vehicles/guests. The extended street would
match the centerline and street geometrics of the exist ing South Mirasol Way, therefore
Staff and the applicant design team carried the previous street design through for
neighborhood continuity. The road was originally envisioned to extend through the project
site and connect to future development sites, however, resulting roadway geometrics
would not meet minimum City and State standards so was determined infeasible. The
Specific Plan approval provided a condition for this project to have a cul -de-sac. The
applicant has met this specified condition.
21
Proposed Subdivision
The preliminary subdivision design, as shown in the approved 2012 Master Plan of
Development showed a pedestrian path and “emergency access” between proposed lots
1 and 4 to allow for a connection between this project and potential future residential
development to the north. Atascadero Fire & Emergency Services reviewed the condition
and determined that the emergency access was not needed and the future subdivision to
the north may be designed in such a way to facilitate sufficient emergency access without
the connection.
As an alternative, a pedestrian path, adjacent to lot 6 and connecting through the future
commercial development area to El Camino real was proposed with the original tentative
tract map. When the commercial center was planned as a pedestrian oriented retail
center, this connection seemed viable and appropriate. However, updates to the Del Rio
Road Commercial Area Specific Plan now envision a business pa rk with potential for light
industrial uses. As there will be potential back of building maintenance areas potentially
adjacent to the residential development and the center may have less evening use, this
open path creates safety concerns. The current pat h proposal includes access to the
fenced in project detention basin and continues down a 10 -foot wide fenced in pathway
adjacent to lot 6. Staff is recommending, and the applicant is in support of, removing
this path from the conditions of approval. The path and easement would still remain
22
for access to, and maintenance of, the basin, however, the path would stop adjacent to
the basin and be closed to the adjacent commercial property. Should the residents want
a gate that this location in the future, they can pursue that effort with the adjacent
commercial development without a formal easement.
Architectural Design
The Specific Plan, which governs development within the Specific Plan Area, is silent on
requirements for architectural design of the single-family units. The document relies on
the Design Review process to drive architectural design of the proposed units. The DRC
did review and endorse the architectural concept during original project approval.
The architectural elevations of the residential u nits utilize “California Farmhouse” and
“California Colonial” architectural themes, which are modernized version of “farmhouse”
and “colonial” architecture. Three elevation styles are proposed for the single-family units.
The proposed architecture fully represents the intent of a “high quality” architectural
design intended for Planned Developments and envisioned by the Specific Plan. An earth
toned color and white color scheme is proposed.
Example of Proposed Elevation
23
Landscaping Plan
Consistent with Master Plan of Development standards, the applicant has included a
landscaping plan. The landscaping plan has been reviewed against the Atascadero
Municipal Code (AMC) to ensure water efficient landscaping. The applicant has proposed
drought tolerant landscaping throughout the project. All fencing will be of high quality
materials.
Consistency with the Del Rio Road Commercial Area Specific Plan
The proposed project has been reviewed for consistency with the amended Del Rio Road
Commercial Area Specific Plan. The proposed project will be required to:
Annex into the City’s Community Facilities District (CFD) – This has been
completed
Provision to pay into the City’s inclusionary housing fund – fees to be charged with
issuance of building permits for residential units
Payment of fair share costs for intersection improvements to Del Rio Roa d / El
Camino Real intersection – conditions updated to reflect modified intersection
improvements adopted as part of the Specific Plan amendment in September
2020
Payment of fair share mitigation fees for Highway 101 / Del Rio Road Interchange
fees – conditions updated to reflect modified interchange improvements adopted
as part of the Specific Plan amendment in September 2020
Proposed Environmental Determination
This project is a necessarily included element of the projects considered in Final EIR No.
20100051034 – Final EIR Del Rio Road Commercial Area Specific Plan certified by the
City Council on June 26, 2012, and as amended by the City Council July 2017 and
September 2020, which adequately addressed the effects of the proposed project. No
substantial changes have been made in the project, no substantial changes in the
circumstances under which the project is being undertaken and no new information of
substantial importance to the project which was not known or could not have been .
Conclusion
The proposed project is consistent with the Del Rio Road Commercial Area Specific Plan,
and the City’s Municipal Code. The applicant is ready to move forward with recordation
of the final map and construction of the homes. The proposed project contributes
additional housing stock at a time that the State and San Luis Obispo County is in need
of additional housing units.
ALTERNATIVES:
1. The Commission may include modifications to the project and/or conditions of
approval for the project.
2. The Commission may determine that more information is needed on some aspect
of the project and may refer the item back to the applicant and staff to develop the
24
additional information. The Commission should clearly state the type of
information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The Commission must specify the reasons
for denial of the project and make an associated finding with such action. If the
project is denied, the subdivision improvements will need to be removed to a level
that provides driveway access only to the two existing lots and any necessary
easements will need to be recorded.
ATTACHMENTS:
Attachment 1: Location Map, General Plan, and Zoning
Attachment 2: PC Draft Resolution
25
Attachment 1: Location Map, General Plan and Zoning
Zoning: Residential Single-Family (RSF-X)
General Plan Designation: Single-Family Residential (SFR-X)
26
Attachment 2: Draft Resolution
DRAFT RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT (MASTER PLAN OF DEVELOPMENT) AND VESTING
TENTATIVE SUBDIVISION MAP (TRACT 3147), FOR THE ANNEX
RESIDENTIAL PROJECT
ANNEX SUBDIVISION
WHELEN / MP ANNEX, LLC
(RECON20-0078)
WHEREAS, an application has been received from Whelen Consulting (PO Box 5021,
San Luis Obispo, CA 93401) applicant, and owner, Annex MP, LLC (284 Higuera Street, San Luis
Obispo, CA 93401), to consider a reconsideration of a project consisting of a Master Plan of
Development, and Vesting Tentative Subdivision Map on a portion of two existing lots with the
subdivision area comprising 1.67 acres located at 1827 & 1843 El Camino Real, Atascadero, CA
93422 (APN 102-032-049, and 020); and
WHEREAS, the site’s current General Plan Land Use Designation is Single Family
Residential (SFR-X); and
WHEREAS, the site’s current Zoning District is Residential single Family (RSF-X) with
a Specific Plan Overlay Zone (SP-2); and
WHEREAS, The adopted Del Rio Road Commercial Area Specific Plan requires approval
of a Master Plan of Development in the form of a Conditional Use Permit (CUP) to promote
orderly and harmonious development and to enhance the opportunity to best utilize special site
characteristics; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of
Atascadero:
SECTION 1. Recitals: The above recitals are true and correct.
27
SECTION 2. Public Hearing. The City Council of the City of Atascadero, at a Public
Hearing held on November 12, 2019 resolved to approve the proposed zoning text amendments.
SECTION 3. Facts and Findings. The City Council makes the following findings,
determinations and approvals with respect to the Municipal Code Text Amendments:
A. Findings for Approval of a Conditional Use Permit
FINDING: The proposed project or use is consistent with the General Plan.
FACT: The proposed project is consistent with the intention of Residential Single-Family
Development, as envisioned by the Del Rio Road Commercial Area Specific Plan. The
proposed project meets the underlying zoning ordinance’s prescribed minimum density
requirements for 4 units per acre.
FINDING: The proposed project or use satisfies all applicable provisions of the Title
(Zoning Ordinance) including provisions of the Del Rio Road Commercial Area Specific
Plan
FACT: The proposed project meets all the development standards outlined in the Del Rio
Road Commercial Area Specific Plan and all applicable provisions of the Atascadero
Municipal Code.
FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be detrimental
to the health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in the
vicinity of the use.
FACT: The proposed project will not be detrimental to the health, safety or welfare of the
general public or persons residing or working in the vicinity as the proposed project
includes residential uses that are consistent with the City’s underlying zoning (RSF-X), as
well as consistent with the goals and policies of the City’s General Plan and Housing
Element. Residential uses will not involve hazardous waste handling.
FINDING: The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
FACT: The proposed project is consistent with the immediate neighborhood as it shares
similar roadway geometrics, and additionally is proposed with similar PD-17 overly zone
standards applied to the adjacent residential development.
FINDING: The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved in
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land Use Element.
28
FACT: The proposed project will generate 60 average new daily trips consistent with the
certified Del Rio Road Commercial Area Specific Plan FEIR and subsequent 2017 and
2020 addendums and will continue to operate at an acceptable level of service with the
proposed project, as well as what is considered build-out for the General Plan. The
proposed project will be required to pay its fair share of intersection improvements to the
Del Rio Road / El Camino Real intersection and the Del Rio Road / US Highway 101
interchange, consistent with the Del Rio Road Commercial Area Specific Plan and adopted
improvement projects, subject to the satisfaction of the City Engineer.
FINDING: The proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council, including the City’s Appearance
Review Manual and the Inclusionary Housing Policy.
FACT: The proposed project is conditioned to meet the City Council’s adopted
Inclusionary Housing Policy and provide affordable housing units for individuals or
families with incomes ranging from very-low, low, and moderate income. The proposed
project has annexed into the City’s Community Facilities District to make the proposed
project fiscally neutral. The proposed project meets the requirements of the governing
Specific Plan. Therefore, the project, as proposed, is in compliance with pertinent City
policies established by the City Council.
B. Findings for Approval of Vesting Tentative Tract Map (TR 3141)
FINDING: The proposed subdivision, design and improvements as conditioned, is
consistent with the General Plan and applicable zoning requirements, including provisions
of the Del Rio Road Commercial Area Specific Plan.
FACT: The proposed project is consistent with General Plan Land Use Circulation and
Housing Element Policies. The adopted governing Specific Plan allows for development
of the residential portion of this parcel at a maximum base density of 4du/acre. As
proposed, the project is consistent with the Del Ro Road Commercial Area Specific Plan
concept and standards.
FINDING: The proposed subdivision, as conditioned, is consistent with the proposed
Master Plan of Development.
FACT: The subdivision is consistent with the currently proposed Master Plan of
Development.
FINDING: The site is physically suitable for the type of development proposed.
FACT: The site is generally flat and improvements have been installed to serve each lot.
FINDING: The site is physically suitable for the density of development proposed.
29
FACT: The site is located at the terminus of South Mirasol Way and is adjacent to larger
lot single-family to the east and commercial property to the west. The project will extend
South Mirasol Way and provide for additional residences that maintain a similar lot
development pattern. The project also acts as a buffer between commercial and more rural
single-family residential uses.
FINDING: The design and improvement of the proposed subdivision will not cause
substantial environmental damage or substantially and unavoidably injure fish and wildlife
or their habitat.
FACT: environmental impacts have been fully addressed in the certified Final EIR and
subsequent addendums. No substantial damage will occur to the environment or known
habitat areas.
FINDING: The design of the subdivision or the type of improvements will not cause
serious health problems.
FACT: The design of the subdivision or the type of improvements will not cause serious
health problems. Road geometrics have been reviewed by the City Engineer and comply
with current standards.
FINDING: The design of the subdivision will not conflict with easements acquired by the
public at large for access through, or the use of property within, the proposed subdivision;
or substantially equivalent alternative easements are provided.
FACT: The site is private property and no easements for public use exist at this time.
FINDING: Covenants, Conditions and Restrictions (CC&R’s) or equivalent shall be
required that incorporate the Master Plan of Development conditions of approval to ensure
that the site retains the proposed qualities (architecture, colors, materials, plan amenities,
fencing, and landscaping) over time.
FACT: A condition of approval has been included in the attached resolution, requiring
CC&R’s be recorded concurrently with the final map.
FINDING: The proposed subdivision design and type of improvements proposed will not
be detrimental to the health, safety or welfare of the general public.
FACT: The proposed residential use will not be detrimental to the health, safety, or welfare
of the general public or persons residing in the neighborhood. A residential use is consistent
with the surrounding neighborhood to the east, and acts as a transition from adjacent
commercial uses on El Camino Real. The road has been designed to meet all City, State,
and Federal standards.
SECTION 4. CEQA. The project is consistent with the Final Environmental Impact
Report, SCH No. 20100051034, Del Rio Road Commercial Area Specific Plan, which was
30
certified on June 26, 2012 by the City Council of the City of Atascadero, in accordance with the
requirements of the California Environmental Quality Act (CEQA) and subsequent 2017 and 2020
addendums.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on October 20, 2020 resolved to approve a master plan of development and
vesting tentative tract map consistent with the following:
1. EXHIBIT A: Conditions of approval / Mitigation Monitoring Program
2. EXHIBIT B: Tentative Tract Map (TR 3147)
3. EXHIBIT C: Master Plan of Development / Site Plan
4. EXHIBIT C: Landscape Plan
5. EXHIBIT D: Elevations / Floor Plan
6. EXHIBIT E: Colors and Materials Board
7. EXHIBIT F: Grading and Drainage Plan
8. EXHIBIT G: Utility Plan
31
On motion by Commissioner ________ and seconded by Commissioner _______ the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Mark Dariz
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
32
Exhibit A
Conditions of Approval
City of Atascadero
RECON20-0078, PLN 2017-1647
ANNEX SUBDIVISION
1827 & 1843 EL CAMINO REAL
PARENT APN 049-102-032, 020 (PORTIONS)
The following conditions of approval apply to the project referenced above. The conditions
of approval are grouped under specific headings that relate to the timing of required
compliance. Additional language within a condition may further define the timing of the
required compliance.
A. The following conditions shall be satisfied PRIOR TO THE RECORDATION OF A
FINAL MAP, or at the time specified in the condition.
Vesting Tentative Subdivision Map for all lots proposed in Tract 3161 was deemed complete
on October 12, 2020, for the purposes of vested development rights and fees consistent
with the Subdivision Map Act of the State of California.
General Conditions.
1. The project shall be consistent with, and governed by, the Del Rio Road
Commercial Area Specific Plan as amended in 2020 including the following:
Annexation into the City’s Community Facilities District prior to
recordation of the Final Map;
Payment of Affordable Housing In-Lieu Fee at the time of building
permit issuance based on 5% of the valuation of each unit;
Fair Share payment of US Highway 101 / Del Rio Road interchange
fees based on the 2020 Traffic analysis update for the Del Rio Rd
Specific Plan Amendment;
Fair Share payment of intersection improvements to Del Rio Road /
El Camino Real based on the 2020 Traffic analysis update for the Del
Rio Rd Specific Plan Amendment;
All pertinent mitigation measures contained in the Mitigation
Monitoring Program for the Del Rio Road Commercial Area Specific
Plan.
☐ PLN
2. The emergency services and facility maintenance costs listed below shall be
100% funded by the project in perpetuity. The service and maintenance costs
shall be funded through a community facilities district established by the City at
the developer's cost. The funding mechanism must be in place prior to or
concurrently with acceptance of the final maps. The funding mechanism shall be
approved by the City Attorney, City Engineer and Administrative Services
Director prior to acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to participate in the
community facilities district and to take all steps reasonably required by the City
with regard to the establishment of the district and assessment of the property.
All Atascadero Police Department service costs to the project.
All Atascadero Fire Department service costs to the project.
Off-site common City of Atascadero park facilities maintenance
service costs related to the project.
☐ PLN
33
3. Prior to recordation of the Tract Map, the Applicant shall establish a benefit
maintenance assessment district, Property Owners’ Association, or similar
funding mechanism approved by the City, to provide sufficient funds on an annual
basis to pay for the operation, maintenance and future replacement of privately
owned-in-common subdivision improvements. The engineer of record shall
prepare and submit an estimated operating budget and capital improvement
replacement analysis for review and approval by the City Engineer, prior to
recordation of the Parcel Map.
☐ PLN
4. Prior to recording the Final Map, the Applicant shall have the map reviewed by
the public utility providers for power, telephone, gas, cable TV, and the
Atascadero Mutual Water Company. The Applicant shall obtain a letter from each
utility company stating that the easements and rights -of-way shown on the map
for public utility purposes are acceptable.
☐ PWD
5. Documents that the City of Atascadero requires to be recorded concurrently with
the Final Map (e.g.: off-site rights-of-way dedications, easements not shown on
the map, agreements, etc.) shall be listed on the certificate sheet of the map.
☐ PWD
6. The City of Atascadero may require an additional map sheet for information
purposes in accordance with the Subdivision Map Act.
☐ PWD
7. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer.
PIPs shall be prepared on 24”x36” plan sheets and in accordance with Section 2
of City Standard Specifications.
☐ PWD
8. The Applicant is responsible for all right-of-way acquisitions and associated
costs.
☐ PWD
9. Roadway signing and striping shall be in accordance with the California Manual
on Uniform Traffic Control Devices (CA-MUTCD) and shall be located to provide
adequate warning of the traffic calming improvements associated with speed
reduction.
☐ PWD
10. All plans shall contain the City of Atascadero "Standard Notes for Improvement
Plans" on file in the City Engineer's office.
☐ PWD
A. Off-Site Road Improvements
11. The Subdivider shall overlay or reconstruct that portion of the existing South
Mirasol Way affected by the extension of the sewer main, to the satisfaction of
the City Engineer
☐ PWD
B. On-Site Roadways
12. The horizontal and vertical design of roads shall be in compliance with the City
of Atascadero Engineering Standards and Standard Specifications, to the
satisfaction of the City Engineer. The City Engineer reserves the right to make
modifications to all submitted road designs, when in the opinion of the City
Engineer, the public’s health and safety is benefitted.
☐ PWD
13. The design of structural pavement sections shall be based on a Traffic Index
(TI) = 5.5 and a 50-year design life.
☐ PWD
34
New roads with pavement placed prior to the construction of buildings will be
subjected to additional construction traffic and wear associated with the on -site
construction not included in the design life of the pavement section. Therefore
to off-set this, the AC thickness shall be increased from that which is derived from
Caltrans method by either:
1” if the pavement is placed prior to building construction (not
phased).
1.5” if the pavement construction is phased (i.e. – a portion of the
ultimate pavement thickness is deferred and a final pavement cap
placed prior to final inspection). Final pavement cap shall not be less
than 1.5”.
14. Street centerline monuments shall be provided at intersections and at the
beginning and end of curves along the street centerline.
☐ PWD
15. Roadway signing, striping, and traffic signal modifications shall be in
accordance with the California Manual on Uniform Traffic Control Devices (CA-
MUTCD) and shall be designed and constructed to the satisfaction of the City
Engineer.
☐ PWD
16. Prior to recordation of the Final Map, the Applicant shall establish a benefit
maintenance assessment district, or similar funding mechanism approved by
the City, to provide sufficient funds on an annual basis to pay for the operation,
maintenance and future replacement of the internal road system serving Tract
3104, including but not limited to:
Pavement, pavement seals, aggregate base, road frontage
improvements
Striping, signage, street furniture
Drainage facilities, detention basins, retention basins, bio-swales, &
storm water treatment/control measures
Maintenance of slopes containing the road prism
Prior to recordation of the Final Map, the Applicant’s engineer shall
prepare and submit an estimated operating budget and capital
replacement analysis for review and approval by the City Engineer.
☐ PWD
17. Pavement and base sections shall be designed and constructed in accordance
with the City of Atascadero Engineering Standards and Standard Specifications.
When said standards and specifications are not clear, lack necessary details,
or are silent, the minimum standard shall be based upon the current edition of
the San Luis Obispo County Public Improvement Standards or Caltrans
Standard Drawings and Standard Specifications, as determined by the City
Engineer.
☐ PWD
C. Grading
18. Where cut/fill slopes are visible from a roadway, slopes shall be contour graded
to eliminate angular daylight/catch points and shall blend into the adjacent
topography to the extent feasible, to the satisfaction of the City Engineer.
☐ PWD
19. All finish graded areas shall be landscaped or revegetated using a native seed
mixture and shall demonstrate at least 70% ground coverage before final
inspection.
☐ PWD
D. Stormwater
35
20. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any
ground disturbing activities. The WDID number provided upon acceptance of
the SWPPP into the State’s SMARTS system registration shall be noted on the
Title Sheet of the Public Improvement Plans.
☐ PWD
21. Common drainage basins (serving multiple lots) shall be designed to desilt,
detain and meter storm flows in accordance with City regulations.
☐ PWD
22. Storm Sewer shall be of either cast-in-place or precast reinforced concrete pipe,
polyvinyl chloride pipe, high density polyethylene pipe or an approved equal.
Minimum pipe diameter allowable on any storm drain within a
roadway or road right-of-way shall be 18" diameter. A lesser size may
be used for down drains on fill slopes if approved by the City
Engineer.
Minimum design velocity in closed conduits shall be 2 f.p.s. when
conduit is flowing to capacity and should not exceed 15 f.p.s.
Closed conduits shall be designed to convey the 10-year storm flow
with gravity flow, the 25-year storm flow with head, and provide a safe
overland route for the conveyance for the 100-year storm overflow.
Storm Sewer Manholes shall be located at junction points, changes
in gradient, and changes in conduit size to the satisfaction of the City
Engineer. On curved pipes with radii of 200' to 400', manholes shall
be placed at the BC or EC of the curve and on 300' maximum intervals
along the curve. On curves with radii exceeding 400', manholes shall
be placed at the BC or EC of the curve and on 400' maximum intervals
along the curve for pipes 24" and less in diameter and 500' maximum
intervals along the curve for pipes greater than 24" in diameter.
Curves with radii less than 200' will be handled on an individual basis
and approved be the City Engineer.
Spacing of manholes or inlets, of such size as to be enterable for
maintenance, shall not exceed 500' for drains 24" and smaller
diameter and 600' for pipes greater than 24" in diameter, except
under special conditions as approved by the City Engineer. The
spacing of manholes shall be nearly equal wherever possible.
Manholes or junction boxes, entry to which does not fall in the gutter
line, must have standard 24" diameter manhole covers. Those falling
in the gutter line may use the standard grated manhole cover and
serve also as an inlet manhole.
Storm Drain Inlets shall be spaced so that gutter flow does not exceed
a depth of 6" at the face of the curb for a 10-year storm and so that a
25-year storm flow will not cause damage and can be contained
within the right-of-way.
☐ PWD
23. Prior to approval of subdivision improvement plans, the project engineer shall
provide calculations and a report confirming compliance with City regulations
and the low-impact development requirements contained in the previously
approved EIR and Master Plan of Development for the Walmart/Annex
development.
☐ PWD
24. When a Storm Water Operation - Maintenance Plan (OMP) is required for an
individual lot or group of lots, the City Engineer can require the OMP to be
recorded as an agreement against each property. When recordation of an OMP
agreement is required, the agreement shall contain provisions allowing the City
to enter the property, following reasonable notice to the property owner or
☐ PWD
36
tenant, to conduct an inspection of the storm water system and post -
construction storm water management controls.
25. When an OMP is required, the OMP shall include a section addressing annual
inspection and reporting to the City by a third party, to the satisfaction of the City
Engineer.
☐ PWD
26. Where storm water is concentrated as a result of new improvements, the
drainage shall be conveyed in a non-erosive, controlled condition to an
adequate point of discharge, to the satisfaction of the City Engineer. Where
concentrated drainage from new improvements cannot be avoided and crosses
more than one property, appropriate easements may be required.
☐ PWD
27. All stormwater management improvements to be owned or managed by the
HOA shall be identified in an Operation and Maintenance Plan/Agreement
(OMP) and shall be recorded concurrently with the Final Map. The OMP shall
include a financial plan addressing annual and long-term maintenance as well
as replacement. Specific requirements for stormwater management may be
required to be identified on an additional Final Map information sheet.
☐ PWD
E. Flood Control Basins
28. Flood control basins are utilized in the City of Atascadero, as determined
appropriate depending upon site conditions: Retention basins, Detention
basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer
shall provide evidence that the basin will completely drain within seven (7) days
to the satisfaction of the City Engineer.
Retention Basin. Any drainage basin which is used as a terminal disposal facility
shall be classified as a retention basin.
a. Basin Capacity. The basin capacity is to be based on the
theoretical runoff from a 50-year storm, 10-hour intensity for 10-
hour duration. No reduction in required capacity shall be given
for soil percolation rates.
b. Percolation Test Required. A minimum of 3 percolation tests
per basin shall be submitted to the City Engineer for review and
approval prior to approval of the plans. The project engineer
shall submit calculations and a report demonstrating the basin
will drain within seven-days of a single storm event as noted
above. Deep soil borings may be required in areas where there
is concern of shallow depth to groundwater or bedrock.
Percolation tests shall be performed at depths below the basin
bottom.
Detention Basin. Any drainage basin which has a downstream outlet designed
to meter the outflow shall be classified as a detention basin. Basin capacity shall
be based on receiving the runoff from a 50-year storm with the watershed in its
fully-developed condition, and releasing the flow equivalent to the runoff from a
2-year storm with the project site in its pre- development condition. The outlet
shall release water in a non-erosive manner.
Subsurface Infiltration Basins. Subsurface basins may be used for either
retention or detention of site runoff, where their application is suitable for project
☐ PWD
37
conditions. Subsurface basins shall be limited to locations where the depth to
seasonally high groundwater is greater than 10-feet below the deepest portion of
the basin.
Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular rock
of similar approved hardness) with rock size ranging from 1-1/2-inch to 3/4-
inch. Rock gradation shall conform to the Specification of ASTM C-33 #4.
Operational Requirements.
i. Water quality of inflow (both sediment and chemical loading) may
require pretreatment or separation
ii. Maintenance plan, including provisions for vehicular access and
confined-space entry safety requirements, where applicable
iii. A safe overflow path shall be identified on the plan and may require
easements
Easement Requirements. All drainage basins accepting runoff from roads,
streets or other common ownership areas shall be located in an easement
offered for dedication to the public. Reversionary clauses shall not be permitted.
If a fence is required it shall be located not more than 4 -inches inside the
drainage easement line, except where setbacks are required as part of the land
use permit or by the Land Use Ordinance.
Overflow Path Required. The design of all drainage basins shall identify the
designated route for overflow. The Project Engineer shall design the overflow
path so that the flow in a 100- year storm is non-erosive and will not damage
downstream improvements, including other basins. Easements may be required
for concentrated flows across multiple properties.
F. Water Distribution System
29. The Applicant shall extend the water distribution system to the satisfaction of
the Atascadero Mutual Water Company (AMWC) and City Engineer.
☐ PWD
30. The water system shall include easements outside of the road rights-of-way for
water system facilities as required by the AMWC and to the satisfaction of the
City Engineer
☐ PWD
31. Each lot shall be served with a separate water lateral and meter in accordance
with the AMWC requirements.
☐ PWD
32. Where the water distribution system requires an above ground reduced
pressure unit, pressure booster station or other significant above ground facility,
said facility shall be located in an easement contiguous to the road right-of-way
and shall include visual screening, to the satisfaction of the AMWC, Community
Development Director, and City Engineer.
☐ PWD
33. Fire hydrant locations shall be to the satisfaction of the City Fire Marshall.
☐ PWD
34. Properties and/or areas that are managed or owned by the HOA shall be
metered separately to the satisfaction of the AMWC.
☐ PWD
G. Wastewater Collection System
35. The gravity sewer system serving Tract 3104 and extending off -site shall be
offered to the public including easements necessary for the operation,
maintenance and replacement of the system. The wastewater collection system
☐ PWD
38
shall be designed and constructed in accordance with City standards and
specifications, to the satisfaction of the City Engineer.
36. Prior to recordation of the Final Map, the Applicant shall establish a benefit
maintenance assessment district, or similar funding mechanism approved by
the City, to provide sufficient funds on an annual basis to pay for the operation,
maintenance and future replacement of the wastewater collection system
serving Tract 3104 (both on-site and the off-site extension). The engineer of
record shall prepare and submit an estimated operating budget and capitol
replacement analysis for review and approval by the City Engineer, prior to
recordation of the Final Map.
☐ PWD
37. Gravity sanitary sewer (SS) mains shall terminate in manholes.
☐ PWD
38. Gravity SS mains shall be a minimum of eight (8) inches in diameter.
☐ PWD
39. Each lot served by the wastewater collection system shall pay all sewer fees
prior to the issuance of a building permit.
☐ PWD
40. The on-site sewer laterals shall be privately owned and maintained by individual
lot owners.
☐ PWD
H. Easements
41. A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to
the road rights-of-way.
☐ PWD
42. Road slope easements shall be dedicated where the road prism cut/fill slopes
extend beyond the right-of-way. The easement shall extend not less than five
feet (horizontally) beyond any daylight or catch line of the graded slope or other
required road facility (such as a brow ditch, retaining wall, drainage swale, etc.),
to the satisfaction of the City Engineer.
☐ PWD
43. Driveways serving more than one lot may require an easement for
ingress/egress, public & private utilities, and drainage, to the satisfaction of the
City Engineer.
☐ PWD
44. Drainage easements:
Easements shall be dedicated over areas containing drainage
improvements that benefit or serve more than one property. The
determination as to whether the easement is private or offered to the
public will be determined by the City Engineer prior to approval of the
subdivision improvement plan and Final Map.
Concentrated cross-lot drainage shall be avoided where possible;
when required, concentrated drainage shall be conveyed via
appropriate easements, to the satisfaction of the City Engineer.
Development on any lot that blocks or changes a natural drainage
course may be required to provide an easement for the benefit of
upstream tributary properties to an adequate point of discharge, to
the satisfaction of the City Engineer.
☐ PWD
45. Wherever an easement is created for commonly owned or operated
improvements for the benefit of more than one lot, there shall also be created a
maintenance and operations agreement, to the satisfaction of the City Engineer
and City Attorney.
☐ PWD
39
46. Easements that are not intended to continue in perpetuity shall not be shown
on the Final Map and shall be recorded by separate instrument.
I. Utilities
47. New utility distribution systems and services shall be constructed underground,
to the satisfaction of the City Engineer.
☐ PWD
48. Each lot shall be served with separate services for water, sewer, gas, power,
telephone and cable TV. Utility laterals shall be located and constructed to each
lot in accordance with City Standards and Standard Specifications
☐ PWD
B. The following conditions shall be satisfied prior to the issuance of the first of any
DEMOLITION PERMIT, BUILDING PERMITS, SUBDIVISION IMPROVEMENTS, or at the
time specified in the condition.
1. A landscape and irrigation plan shall be approved prior to the issuance of building
permits and included as part of site improvement plan consistent with EXHIBIT C and
must include the following:
All exterior meters, air conditioning units and mechanical equipment shall be
screened with landscape material and/or architecturally compatible features.
☐ PLN
2. All project fencing shall be installed consistent with EXHIBIT C and details must be
submitted and approved as a part of landscaping plan.
☐ PLN
3. Fire hydrant locations shall be located within the development to the satisfaction of the
City Fire Marshall, if required.
☐ FD
4. Properties and/or areas that are managed or owned by the HOA shall be metered
separately.
☐ PWD
C. The following conditions shall IMPLEMENTED DURING THE CONSTRUCTION PHASE
OF THE PROJECT.
5. All site work, grading, and site improvements shall be in substantial conformance with
the Master Plan of Development as shown in any of the enclosed exhibits.
☐ PLN
D. The following conditions shall be met prior to the RELEASE OF UTILITIES, FINAL
INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs
first.
6. All landscaping is to be installed at each individual lot prior to final inspection.
☐ PLN
E. The following conditions shall be complied with AT ALL TIMES that the use permitted
by this planning application occupies the premise, and shall be applied to the project
in perpetuity until such time that the use is extinguished.
7. The entitlement described at the location per this resolution is determined to be vested
with the property upon issuance of a building permit.
☐ PLN
8. Approval of this entitlement shall be final and effective consistent with Atascadero
Municipal Code (AMC) section 9-1.111 seq. et. al.
☐ PLN
40
9. Project construction must be in accordance with provided Exhibit(s), adopted with this
Resolution. Changes to architecture, landscaping design, and non -substantive
subdivision design may be approved by the Design Review Committee (DRC).
☐ PLN
10. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of
any of the conditions of approval is unlawful and may be cause for revocation of this
entitlement and subject the applicant and/or future property owners to the penalties
set forth in the Atascadero Municipal Code, as well as any other available legal
remedies.
☐ PLN
11. The applicant shall agree to indemnify and defend at his/her sole expense any action
brought against the City, its present or former agents, officers, or employees because
of the issuance of this approval, or in any way relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's fees which
the City, its agents, officers or employees may be required by a court to pay as a result
of such action. The City may, at its sole discretion, participate at its own expense in
the defense of any such action, but such participation shall not relieve applicant of
his/her obligations under this condition.
☐ CM
12. Should the described use be abandoned or extinguished, the property may be used
and / or developed with any use allowed by the underlying zoning district.
☐ PLN
**END CONDITIONS**
41
EXHIBIT B –VESTING TENTATIVE Subdivision MAP
42
EXHIBIT C: MASTER PLAN OF DEVELOPMENT / SITE PLAN
43
EXHIBIT D: LANDSCAPE PLAN
44
EXHIBIT D– LANDSCAPE PLAN WALLS / FENCES
45
EXHIBIT E: ELEVATIONS / FLOOR PLAN
46
47
48
49
50
51
52
53
54
EXHIBIT F: COLOR AND MATERIALS BOARD
55
EXHIBIT G: UTILITY PLAN
See Project File for actual plan
56
EXHIBIT H – GRADING AND DRAINAGE
See Project File for actual plan
57
ITEM 4 | 10/20/20
6th Cycle Housing Element Update
CPP19-0067 / City of Atascadero
Atascadero Planning Commission
Staff Report – Community Development Department
Kelly Gleason, Senior Planner, 470-3446, kgleason@atascadero.org
6th Cycle Housing Element Update
Draft Plan
(CPP19-0067)
SUBJECT:
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 and has been reviewed and preliminarily
accepted by the State for adoption. 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. The document
must then be submitted to the State for final certification prior to December 2020.
RECOMMENDATIONS:
Staff recommends that the Planning Commission adopt the Draft Resolution,
recommending the City Council adopt the Atascadero 6th Cycle Housing Element and
submit the element to the State for certification, based on findings.
DISCUSSION:
Background
The City started the Housing Element update process in January of 2020. Since that time,
the following has occurred:
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.
58
ITEM 4 | 10/20/20
6th Cycle Housing Element Update
CPP19-0067 / City of Atascadero
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.
In June 2020, the City Council reviewed the draft Housing Element and received
public comment and authorized staff to submit the draft to the State Department of
Housing and Community Development (HCD) for review.
HCD approved the draft Housing Element on September 24, 2020 following minor
text amendments. Amendments to the Housing Element did not impact the
proposed policy direction, but instead included language to clarify and support City
policies.
Staff provided a progress update to the City Council on October 13, 2020 and
directed staff to proceed with the adoption process.
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 a s part of the
RHNA, but rather implement a plan to accommodate for these units throughout the City
over the planning period (2019 through 2028). The Housing Element is not the only tool
to solve housing problems but aims to identify constraints and barrier s and provide
realistic solutions where able.
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
59
ITEM 4 | 10/20/20
6th Cycle Housing Element Update
CPP19-0067 / City of Atascadero
E. Housing Constraints
F. Housing Resources
G. Program Accomplishments 2014-2019
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 disability.
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 address 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 and incorporate State HCD modifications.
60
ITEM 4 | 10/20/20
6th Cycle Housing Element Update
CPP19-0067 / City of Atascadero
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 curren t
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 permit, specific plan, or
discretionary action. By right includes but is not limited to h ousing developments
in which at least 20 percent of the units are affordable to lower income households.
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
61
ITEM 4 | 10/20/20
6th Cycle Housing Element Update
CPP19-0067 / City of Atascadero
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 .”
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
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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 .”
The City’s existing General Plan (Policy LOC 3.1) allows for multi-family
development in the downtown without a use permit and on mid-block commercial
sites with approval of a Conditional Use Permit. This program recognizes the need
for the City to examine potential sites for additional residential 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.
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. As the State
reduces the ability of Cities to review housing projects through a discretionary
process (no use permit required), the City’s opportunities to meet affordable
housing goals will be limited without an affordable housing ordinance.
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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 and cannot seek exceptions to adopted standards such as height,
setback, parking etc. Adding objective design standards can would allow 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.
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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
“In compliance with SB 330, adopt objective design standards to ensure that the
City can provide local guidance on design and clearly articulate objective design
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 architectural features,
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). This program overlaps with Program
2.F discussed above but focuses on a broader range of housing projects. Through
this program, 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 to facilitate and
encourage a variety of housing types. This could include 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..
Program 3.C: Multi-Family Housing Permitting
“To reduce constraints to multi-family housing production, the City will review and
revise the Conditional Use Permit (CUP) requirements for multi-family housing in
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conjunction with adoption of objective design standards and to comply with the
Housing Accountability Act. 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. Any
revisions to the Zoning Regulations 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. Revisions are intended to facilitate the
permitting process for multi-family housing and will be consistent with any by-right
or streamlining requirements identified in state law. The City will pe riodically
evaluate the approval process for housing projects to ensure compliance with the
intent of the Housing Accountability Act.”
To reduce constraints to multi-family housing production, and consistent with the
intent of SB35 and the Housing Accountability Act, program 3.C requires
processing a revision to the Conditional Use Permit (CUP) requirements for multi-
family housing. The program calls for the City to set a modified threshold for
projects requiring a CUP in conjunction with the adoption of objective design
standards. The adoption of objective design standards can accommodate many of
the same things that the conditional use permit process is designed for and provide
greater certainty to developers. HCD did modify this program to ensure objectivity
in standards and require a more definitive proactive approach to modifying CUP
requirements.
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. Amend
Zoning Regulations definitions and exceptions to height limits, as appropriate, to
facilitate three-story development in the RMF zone.”
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 and to explore height requirements to
remove any unnecessary barriers to multi-family development. The CUP process
will remain available for developments desiring to exceed the established height
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
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and would allow for increased creativity with site design while increasing ownership
opportunities for all income segments of the community (affordable by design).”
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 increa sing ownership
opportunities for all income segments of the community (affordable by design).
Program 3.G: Emergency Shelter (ES) Overlay Zone
Review the Emergency Shelter (ES) Overlay Zone for continued compliance with
State law; evaluate the need and expand the zone, as appropriate, to other
appropriate properties, subject to the locational and operational criteria outlined in
the Zoning Regulations.
This program ensures that the city is compliant with State law and meeting the
need for overnight sheltering and other services. The State modified language to
ensure that the City takes a proactive response to any future need that arises.
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.”
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.
Added Program 3.O: Farmworker Housing in RS Zone
“Amend the Zoning Regulations for the RS Zone to comply with California Health
and Safety Code Section 17021.6, which generally requires that employee
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housing consisting of no more than 36 beds in group quarters (or 12 units or less
designed for use by a single household) be treated as an agricultural use.”
The Employee Housing Act requires “by-right” housing for farmworker and
employee housing associated with agricultural activities. In essence, the state
requires cities to allow by-right farmworker housing in any zone that allows
agricultural uses. In Atascadero, small scale and hobby agriculture such as the
keeping of livestock, 4H projects, and hobby vineyards and orchards are common
on larger residential parcels. The zoning ordinance is written to also allow for larger
agricultural activities with a CUP. The intent of Atascadero zoning, is for such uses
to be accessory to a residential use to be compatible with the surrounding
neighborhood. These residential properties were never intended to serve as
commercial agricultural properties and cannot support agricultural employees.
The Employee Housing Act limits a city’s review of agricultural related housing
wherever agricultural activities are permitted. Because the RS zone currently allows
for agricultural uses, program 3.O. calls for amendments to the code to limit larger-
scale agricultural activities within residential zones and to clarify incidental hobby or
personal use activities to comply with State law. This amendment will help exclude
the City from mandated Ag housing wherever agricultural uses may occur.
Added Program 3.N: Definition of Immediate Family
“Amend the Zoning Regulations to remove the definition of “immediate family”
from the Zoning Regulations and any standards related to that definition,
including Section 9-6.107(a)(1)(i) and 9-6.107(a)(3), which requires immediate
family to occupy accessory dwelling units in the A zone.”
During State HCD review, it was discovered that the Municipal Code had an outdated
definition for “immediate family”. Per State law, cities cannot discriminate or limit
access to housing based on restrictive definitions of family which would include blood
relation, number of persons, etc. Program 3.N. calls for amending the zoning
ordinance to delete the definition of “immediate family” and all related regulations.
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 291 225 25 50 591
*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 infrastructure 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, outl ines
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 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.
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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 building 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)
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
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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 adoption process for the City’s 6th cycle Housing Element. 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
City Council action scheduled for early November. Once the city Council has adopted the
element, the final version will be sent to the State for certification.
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 providin g
opportunities for the construction of housing that meets the needs of current and future
residents. The draft Housing Element was reviewed by the State and changes were made
to comply with State requirements and ensure certification. This Housing Element will
cover the planning period from 2020-2028. Per State law, adoption and certification must
occur by December 31, 2020. Council review and adoption is scheduled for November.
ATTACHMENTS:
1. Draft Resolution
a. 6th cycle Housing Element
2. HCD approval to proceed letter
3. Public Comment Letter – Max Zappas
4. Public Comment Letter – First 5 San Luis Obispo County
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Attachment 1
6th cycle Housing Element
DRAFT PC RESOLUTION
6TH CYCLE HOUSING ELEMENT
GENERAL PLAN AMENDMENT
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA RECOMMENDING
THAT THE CITY COUNCIL ADOPT THE
2020-2028 HOUSING ELEMENT
CPP19-0067
(City of Atascadero)
WHEREAS, the State requires that City’s Housing Element be updated at regular intervals
to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet
the identified needs; and,
WHEREAS, the City of Atascadero is listed on the 2020 6th cycle update schedule as
determined by the State of California; and,
WHEREAS, the proposed amendment is in the public interest; and,
WHEREAS, the proposed amendment is in conformance with the other elements of the
adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan;
and
WHEREAS, proposed amendment is compatible with existing development,
neighborhoods and the environment; and,
WHEREAS, the proposed 2020 Housing Element is developed so the City can achieve
the housing goals of the State as stated in Section 65580 of the California Government Code:
a. The availability of housing is of vital statewide importance, and the early attainment
of decent housing and a suitable living environment for every Californian, including
farmworkers, is a priority of the highest order; and
b. The early attainment of this goal requires the cooperative participation of government
and the private sector in an effort to expand housing opportunities and accommodate
the housing needs of Californians of all economic levels. The provision of housing
affordable to low and moderate-income households requires the cooperation of all
levels of government; and
c. Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision
for the housing needs of all economic segments of the community; and
d. Each local government also has the responsibility to consider economic,
environmental and fiscal factors and community goals set forth in the general plan
and to cooperate with other local governments and the state in addressing regional
housing needs.
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6th cycle Housing Element
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject General Plan
Amendment application was held by the Planning Commission of the City of Atascadero at
which hearing evidence, oral and documentary, was admitted on behalf of said General Plan
amendment; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on October 20, 2020 studied and considered the 2020-2028 6th cycle
Housing Element (CPP19-0067).
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Atascadero makes the following determinations and recommendations with respect to the proposed
action:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, in a regular
session assembled on October 20, 2020, resolved to recommend that the City Council adopt the
proposed 2020-2028 6th cycle Housing Element on file in the Community Development Department
and incorporated herein by this reference.
SECTION 3. CEQA. The proposed Housing Element adoption is exempt from the California
Environmental Quality Act (CEQA), Public resources Code Section 21000 et seq., because it can
be seen with certainty that there is no possibility that the enactment of this Ordinance would have
a significant effect on the environment (Pub. Resources Code § 21065; CEQA Guidelines §§
15378(b)(4), 15061(b)(3).
SECTION 4. Recommendation of Approval. The Planning Commission of the City of Atascadero,
in a regular session assembled on October 27, 2020, resolved to recommend that the City Council
adopt the 2020-2028 6th cycle Housing Element on file in the Community Development
Department and incorporated herein by reference.
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Attachment 1
6th cycle Housing Element
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner _________________, and seconded by Commissioner
_______________ the foregoing resolution is hereby adopted in its entirety by the following roll
call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
ADOPTED: October 20, 2020
CITY OF ATASCADERO, CA
______________________________
Mark Dariz
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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City of Atascadero 2021-2028
Housing Element
FINAL DR AF T | OCTOBER 2020
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City of Atascadero
2021-2028
Housing Element
City of Atascadero
6500 Palma Avenue
Atascadero, CA 93422
Public Hearing Draft
October 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-5
D.3 Housing Characteristics D-12
D.4 Housing Cost and Affordability D-14
D.5 Housing Problems D-17
D.6 Housing at Risk of Converting from Affordable to Market Rate Housing D-19
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-4
F.4 Site Infrastructure and Services F-10
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
• 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
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• 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
The Housing Element is also closely related to the Zoning Regulations and assesses multiple ordinances
and Zoning Regulations sections that pertain to housing for compliance with State law. As new ordinances
are considered, the City will review the Housing Element to ensure compliance with housing policies.
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, housing
advocates 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 interested 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. The workshop was open to the public and
interested developers, housing advocates, and residents were encouraged to attend. The City also posted
a survey and comment page on the website to solicit comments and questions from those who could not
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attend or who needed additional time and information to comment. Email follow-up was conducted after
the events to all who provided contact information to ensure that the City captured all input and answered
any questions. The list of agencies, organizations, and community members 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.
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Community Workshop | January 28, 2020
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 and YouTube
streaming. Press releases/notification of the study session and draft Housing Element were sent to local
media outlets as well as posted on the City website and social media accounts. In addition, outreach to
interested members of the resident, housing advocacy, and development community was conducted via
email. 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
and YouTube. The draft Housing Element was made available on the City’s website for review and
comment. 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 (the link to
the draft was widely distributed) and to attend the study session. Additional outreach was also made to
community members that attended prior workshops and those who commented through the website.
The list of agencies and organizations invited to the study session (and notified of the availability of the
draft Housing Element for comment) are listed in Appendix A. No public comments were submitted at the
workshop. City Council members discussed the details of the draft Housing Element, asked questions, and
requested revisions. Typographical errors were corrected, and edits were made to clarify unclear
language. Additional discussion was added, as well as a new policy to encourage creation of “missing
middle” housing types.
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On June 25, 2020, the regional consortium (County, Cities, and San Luis Obispo Council of Governments)
held a virtual workshop to review the Regional Chapter (Chapter 3), which is included in all Housing
Elements in the county. Housing advocates and stakeholders were invited to participate and comment on
the regional chapter and a brief summary of Housing Element highlights for each jurisdiction. Comments
from stakeholders included a desire for more deed-restricted affordable housing and standardization of
processes and standards for jurisdictions in the region.
In July through September, the San Luis Obispo Chamber of Commerce hosted a housing summit that
invited the community to hear from housing experts on the opportunities and challenges with housing
production. Part 3 of the series was held on September 10, 2020 and focused on City and County housing
policies and Housing Element progress. The City of Atascadero participated in showcasing draft housing
element policies and programs that support housing production and increase opportunities for housing
throughout the City. The City’s website was shared with the attendees and all were encouraged to
comment and participate through the seminar, through the City’s website, or via phone or email.
Further opportunity for public participation will be provided at Planning Commission and City Council
adoption hearings expected to occur late October and November 2020.
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Community Workshop Comments| January 28, 2020
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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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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.
Policy 1.5: Encourage the creation of “missing middle” housing, such as duplexes, twin-
homes, modular housing, and other similar types of housing that are affordable
by design and available for rent and for sale.
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.
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Policy 4.3 Encourage conservation and preservation of houses that have historical and
architectural significance.
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, specific plan, or discretionary action.
By right includes but is not limited to housing developments in which at least 20 percent of the units are
affordable to lower income households.
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
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Timeframe: Ongoing; annual assessment of status of housing sites inventory as part of the annual
reporting process to the State
Quantified Objective: 266 units
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
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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.
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, farmworkers, 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
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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
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 consider revising 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. If not already initiated via potential projects, annually consult with local affordable
housing developers, including offering letters of support for grant applications, advising on local zoning
and code compliance, and facilitating partnerships.
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Funding Source: General Fund (staff time)
Responsible Party: Community Development Department
Timeframe: Ongoing and annual consultation
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
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
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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.
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
In compliance with SB 330, adopt objective design standards to ensure that the City can provide local
guidance on design and clearly articulate objective design 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 architectural features, 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
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Program 3.C: Multi-Family Housing Permitting
To reduce constraints to multi-family housing production, the City will review and revise the Conditional
Use Permit (CUP) requirements for multi-family housing in conjunction with adoption of objective design
standards and to comply with the Housing Accountability Act. 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. Any revisions to Zoning Regulations 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. Revisions are intended to facilitate the permitting process for
multi-family housing and will be consistent with any by-right or streamlining requirements identified in
state law. The City will periodically evaluate the approval process for housing projects to ensure
compliance with the intent of the Housing Accountability Act.
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 approval process for 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. Amend Zoning Regulations definitions and exceptions to height limits, as
appropriate, to facilitate three-story development in the RMF Zone.
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.
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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 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 and expand the zone, as appropriate, 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
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.
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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.
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
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Program 3.N: Definition of Immediate Family
Amend the Zoning Regulations to remove the definition of “immediate family” from the Zoning
Regulations and any standards related to that definition, including Section 9-6.107(a)(1)(i) and 9-
6.107(a)(3), which requires immediate family to occupy accessory dwelling units in the A zone.
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.O: Farmworker Housing in RS Zone
Amend the Zoning Regulations for the RS Zone to comply with California Health and Safety Code Section
17021.6, which generally requires that employee housing consisting of no more than 36 beds in group
quarters (or 12 units or less designed for use by a single household) be treated as an agricultural use.
Funding Source: General Fund (staff time)
Responsible Party: Community Development Department, Planning Commission, City Council
Timeframe: Within two years of Housing Element adoption
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
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
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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
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
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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.
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.
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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.
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| 1
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: Needs Assessment| 1
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 proportion 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 2018. The
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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%
Non-Family Households 3,333 31% 3,724 32% 12%
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.
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
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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%
$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)
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
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
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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:
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
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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)
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.
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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.
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.
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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 Partner Present 1,117 10%
Female householder, No Partner Present, With Children 687 6%
Male householder, No Partner Present 460 4%
Male householder, No Partner 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
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
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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’s first round-the-clock shelter.
This facility is also the only permanent and year-round overnight 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 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
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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. In addition, the RS zone allows
agricultural uses with a Conditional Use Permit (CUP). To comply with the Employee Housing Act in the RS
zone, Program 3.O is included in this Housing Element.
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.
The United States Department of Agriculture periodically completes a census of farms and their
characteristics. The most recent data (2017) provides an overview of farm operations in San Luis Obispo
County:
• There are 879 farm operations with hired workers in San Luis Obispo County.
• These farm operations employ 11,416 hired workers, with a total payroll of $179,701,000.
• Of these farms, 588 employ workers fewer than 150 days per year; farmworkers at these farms
worked 6,681 days in 2017. A total of 635 farms employ workers 150 days or more (8,421 days
worked).
• There are two Joe Serna Farm Worker Grant Program housing projects in the county, with 83 total
units. There are four additional employee housing facilities in the county; three are permanent
and one is seasonal. The three permanent facilities house 79 employees, and the one seasonal
facility houses 16 employees.
Farmworkers have the lowest family income and highest poverty rate of any occupation surveyed by the
Census Bureau. Throughout the county, the housing needs of farmworkers can be supported with
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additional affordable housing. The State Housing and Community Development Department administers
more than 20 programs that award loans and grants to local public agencies, private non-profit and for-
profit housing developers, and service providers every year. This money supports the construction,
acquisition, rehabilitation and preservation of affordable rental and ownership housing, childcare
facilities, homeless shelters and transitional housing, public facilities and infrastructure, and the
development of jobs for low-income workers. Many of these programs and funding sources can be utilized
to provide housing for farmworkers.
Definition of Family
Local governments may unintentionally restrict access to housing for households failing to qualify as a
“family” by the definition specified in the Zoning Regulations. Specifically, a restrictive definition of
“family” that limits the number of and differentiates between related and unrelated individuals living
together may illegally limit the development and siting of group homes for persons with disabilities, but
not housing for families that are similarly sized or situated.
The Atascadero Zoning Regulations defines “family” as a “single housekeeping unit” defined as the
functional equivalent of a traditional family, whose members are an interactive group of persons jointly
occupying a single dwelling unit, and where, if the unit is rented, all adult residents have chosen to jointly
occupy the entire premises of the dwelling unit, under a single written lease with joint use and
responsibility for the premises, and the makeup of the household occupying the unit is determined by the
residents of the unit rather than the landlord or property manager.
This definition does not discriminate nor limit access to housing for persons with disabilities.
The Atascadero Zoning Regulations also include a definition for “immediate family”: relatives of an
applicant or spouse of applicant, limited to grandparents, parents, children, and siblings. Program 3.N is
included to remove this definition and all regulations that are related to this definition (including Section
9-6.107(a)(1)(i), which requires immediate family to occupy accessory dwelling units in the A zone) from
the Zoning Regulations.
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 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.
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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 2020
Units Percent Units Percent
Single-Family Detached 8,068 72% 8,563 70%
Single-Family Attached 427 4% 538 4%
Multi-Family 2-4 Units 1,030 9% 1,078 9%
Multi-Family 5+ Units 1,241 11% 1,443 12%
Mobile Homes 517 5% 533 4%
Other (e.g., R.V Park) 0 0% 0 0%
Total Units 11,283 100% 12,155 100%
Source: U.S. Census 2010, Department of Finance Population and Housing Estimates, 2020
The category of “multi-family 2-4 units” may also be referred to as the “missing middle” housing. Missing
middle housing is a range of house-scale buildings with multiple units that are compatible in scale and
form with detached single-family homes. Examples include duplexes, triplexes, bungalow courts, and
courtyard apartments. Certain Colony Homes that have been divided into smaller units are an excellent
example of missing middle housing in the Atascadero style.
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
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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).
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% 2,346 56%
30% to 50% 1,179 28%
More than 50% 574 14%
All Renter-Occupied Units 4,224* 100%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2018
*Total does not equate; 125 units not computed.
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
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income on housing costs. Renters in this category experience the highest level of cost burden and
housing problems compared with other lower-income households.
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
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site-based services for low-income families, individuals, farmworkers, veterans, the homeless, and those
living with disabilities.
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.
Commercial Park (CPK) Zone. This zone is established for commercial park uses that require larger
parcels and planned commercial developments; however, it does conditionally permit Residential
Care for the Elderly Assisted Living. The CPK zone corresponds to the Commercial Park (CPK) land
use designation.
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.
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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
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
CPK (0.4 FAR) CPK
IND (0.4 FAR) I, IP
AG 0.1-0.4 unit/acre gross1 RR, RS, A
REC -- L, P
PUB (0.4 FAR) 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 CPK 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 A3 A3 -- -- 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 -- -- -- -- 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.
Through adoption of Resolution 2020-066, Atascadero complies with Senate Bill 13 (SB 13) by exempting
and/or reducing development impact fees to spur the development of ADUs as a form of affordable
housing. ADUs less than 750 square feet in size are exempt from development impact fees. ADUs between
750 square feet and 1200 square feet in size are charged proportional impact fees based on the City’s
adopted fee structure for primary residential units (derived from the median residence size [1,666 square
feet] divided by the existing impact fee).
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. In the DC
and DO zones, residential care facilities for six or fewer persons are treated as single-family homes.
Residential care facilities serving more than six residents (large) are conditionally permitted in the single-
family zones and RMF zone. Residential care facilities for the elderly serving more than six residents are
conditionally permitted in all residential zones and the Commercial Retail (CR) zone. Residential Care
Facilities for Elderly in independent living settings are conditionally allowed in the RMF, CN, CR, and CS
zones. 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 shelter building is 8,418 square feet and has 60 beds. The site is 1.26 acres
with an existing building coverage of approximately 6,900 square feet, representing less than 13 percent
of the total site area. Parking requirements are one vehicle parking space per five beds, one bicycle space
per 10 beds, and one vehicle space per employee; standards are based on facility needs and operation as
determined by the operator, ECHO and may be reduced accordingly. The only additional applicable code
required development standard is a minimum 10 percent landscape coverage, which is usually achieved
in the setback areas and within outdoor use areas for residents. Based on estimates, there is
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approximately 0.66 acres of area that could be devoted to shelter expansion while maintaining on-site
parking and outdoor recreation areas. Structures within this zone can be up to three stories in height.
ECHO Shelter on Atascadero Avenue
The ECHO shelter does not typically operate at capacity and is the only permanent and year-round
overnight shelter in North County. As a shelter was not a permitted use in the base zone, the ES 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
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
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12 | E: Constraints
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 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.
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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 (Minimum street width for
multi-family neighborhoods is 36-feet from curb to curb, to provide adequate space for on-street
parking and circulation [does not include sidewalks]. For single family neighborhoods, minimum
street width is 20-feet paved with two-foot shoulders.)
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
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.
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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
(Not currently enforced; the City complies with State law
requirements for ADUs. The City of Atascadero ADU Ordinance
will be updated to reflect state law within 2 years of Housing
Element adoption [see Program 1.D])
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.
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.
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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
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
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Table E.7: Planning and Development Fees1
Fee Category Fee Amount
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
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.
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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.
State law requires that cities include an analysis of any locally adopted ordinance that directly impacts the
cost and supply of residential development. 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
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.
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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.
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
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Table E.11: Timelines for Permit Procedures
Type of Approval, Permit, or Review Typical Processing Time
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
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
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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.
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.
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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.
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
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Table E.12: Constraints on Housing for Persons with Disabilities
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.
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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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
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.
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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
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
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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,
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
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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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
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.
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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
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
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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, 36 low-income units, 231 moderate-income units, and 370
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 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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10 | F: Resources
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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14 | F: Resources
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 (TFS) is a charitable organization that 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 since 2001. 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 percent chance or greater
of rain. The low barrier, behaviorally based center provides meals, clothing and other services
through a volunteer effort.
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F: Resources| 15
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16 | F: Resources
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F: Resources| 17
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
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18 | F: Resources
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
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
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 included only if they are part of a larger site under common ownership that functions as a single use.
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G: Accomplishments| 1
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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2 | G: Accomplishments
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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G: Accomplishments| 3
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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G: Accomplishments| 5
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.
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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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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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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.
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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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10 | G: Accomplishments
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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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.
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12 | G: Accomplishments
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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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.
187
Atascadero Housing Element
14 | G: Accomplishments
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.
188
Atascadero Housing Element
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.
189
Atascadero Housing Element
16 | G: Accomplishments
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.
190
Atascadero Housing Element
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.
191
Atascadero Housing Element
18 | G: Accomplishments
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
Extremely
Low Very Low Low Moderate
Above
Moderate
Construction Objectives
Goal 49 49 62 69 164 393
Progress 0 (0%) 48 (98%) 28(45%) 178(258%) 308(188%) 562
Rehabilitation Objectives
Goal 7 13 55 55 0 130
Progress -- -- -- -- -- 0
Conservation Objectives
Goal 3 2 15 5 -- 25
Progress 71 (355%) -- -- 71
192
Atascadero Housing Element
X: Appendix| 1
Appendix A
Public Outreach Contact List
193
Atascadero Housing Element
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
194
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
195
Atascadero Housing Element
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
Transitional Food and Shelter, Jan Maitzen maitzenj@gmail.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
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
196
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
September 21, 2020
Phil Dunsmore, Director
Community Development Department
City of Atascadero
6500 Palm Avenue
Atascadero, CA 93422
Dear Phil Dunsmore:
RE: Review of the City of Atascadero’s 6th Cycle (2020-2028) Draft Housing Element
Thank you for submitting the City of Atascadero’s (City) draft housing element received for
review on July 23, 2020 along with revisions received on September 14 and 21, 2020.
Pursuant to Government Code section 65585, subdivision (b), the California Department of
Housing and Community Development (HCD) is reporting the results of its review.
The draft element, incorporating the revisions submitted, meets the statutory requirements
of State Housing Element Law. The housing element will comply with State Housing
Element Law (Article 10.6 of the Gov. Code) when it is adopted, submitted to, and
approved by HCD, in accordance with Government Code section 65585, subdivision (g).
To remain on an eight-year planning cycle, the City must adopt its housing element
within 120 calendar days from the statutory due date of December 31, 2020 for San
Luis Obispo Council of Governments localities. If adopted after this date, Government
Code section 65588, subdivision (e)(4), requires the housing element be revised every
four years until adopting at least two consecutive revisions by the statutory deadline.
For more information on housing element adoption requirements, please visit our
website at: http://www.hcd.ca.gov/community-development/housing-element/housing-
element-memos/docs/sb375_final100413.pdf.
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available while considering and incorporating comments where appropriate.
197
Phil Dunsmore, Director
Page 2
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City will meet housing element requirements for these and other funding
sources.
HCD appreciates the hard work and dedication the City’s housing element team and
looks forward to receiving the adopted housing element. If you have any questions or
need additional technical assistance, please contact DC Navarrette, of our staff, at
David.Navarrette@hcd.ca.gov.
Sincerely,
Shannan West
Land Use & Planning Unit Chief
198
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Genevieve Sharrow <genevieves@migcom.com>FW
: housing element
1 messageKelly Gleason <kgleason@atascadero.org>Thu, Sep 3, 2020 at 2:15 PMT
o: Genevieve Sharrow <genevieves@migcom.com>
K
elly Gleason
S
enior Planner | City of Atascadero
8
05.470.3446 |
k
gleason@atascadero.org
Due t
o restric ons under the County of San Luis Obispo Local Emergency Order and Regula on NO. 4 COVID 19, City Hall is
t
emporarily closed to the public. Essen al services are s ll in opera on. Community Development staff will be available by phone
(805) 461-5000, email, and b
y appointment only for front counter services
. W
e will respond as soon as possible to your request.
Thank you f
or your pa ence!
F
rom:
Phil Dunsmore <
p
dunsmore@atascadero.org
>
S
ent:
Tuesday, August 18, 2020 10:02 AM
T
o:
Kelly Gleason <
k
gleason@atascadero.org
>
S
ubject:
FW: housing element
P
hil Dunsmore, Community Development Director
C
ITY OF ATASCADERO
C
ommunity Development Dept.
6
500 Palma Ave., Atascadero CA
9
3422
D
irect (805) 470-3488 | Office (805) 461-5035
D
irect Fax: (805) 470-3489 | Office Fax (805) 461-7612
w
ww.atascadero.orgD
edicated to Atascadero’s character and safety by helping people plan and build quality projectsD
ue to restric ons under the County of San Luis Obispo Local Emergency Order, City Hall con nues to remaint
emporarily closed to the public. Essen al services are s ll in opera on and we are processing permits and performing
199
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inspec ons. Community Development staff will be available by phone (805) 461-5000 and email, and will respond as
s
oon as possible to your request.
F
rom:
Max Zappas <
m
ax@zvillages.com
>
S
ent:
Tuesday, July 28, 2020 5:27 PM
T
o:
Susan Funk <
s
funk@atascadero.org
>
; Charles Bourbeau <
c
bourbeau@atascadero.org
>
; Heather Moreno
<h
moreno@atascadero.org
>
; Phil Dunsmore <
p
dunsmore@atascadero.org
>
; Heather Newsom
<h
newsom@atascadero.org
>
; Roberta Fonzi <
r
fonzi@atascadero.org
>
; Michael Zappas
<m
ike@zvillages.com
>
; Zoe Zappas <
z
oe@zvillages.com
>
; Rachelle Rickard <
r
rickard@atascadero.org
>S
ubject:
housing element
Dear Mayor
, City Council, and Community Development Director,
Below are my thoughts and recommendations upon reviewing the draft housing element. I hope you will give thought and
consideration to this input, it is very hard to deliver housing as it is in California given all of the environmental constraints
and high construction costs but I think the following 5 points could really help move the needle in our
wonderful community
. Thank you in advance for your time and consideration, I would love to sit down or speak with each
of you individually
, please feel free to reach out if you have any questions or want to gain more insight from a developer's
perspective.
1. In section B "Housing Plan" there is a series of goals and policies. Policy 2B is in regards to the inclusionary housing
ordinance. Inclusionary Housing Ordinances are almost always counterproductive and have been proven to make the
housing situation worse. I do not think this route should be pursued further than it has been to this point. It also takes a lot
of staf
f time and requires ongoing monitoring expenses etc. Please see additional research findings below:
1.
Bento et al. found that inclusionary zoning in California caused prices to increase 2 to 3 percent faster relative to jurisdictions without the
policy
. They found that affordable housing mandates decreased the rate of single family home starts, but found no effect on multifamily housing
supply
. They write, “The results are fully consistent with economic theory and demonstrate that inclusionary zoning policies do not come without
costs.”
2.
T
om Means and Ed Stringham
also measured the ef
fects of inclusionary zoning in California. They found that jurisdictions with inclusionary
zoning saw their housing supply reduced by 7 percent and prices increased by 20 percent due to the policy
.
3.
Schuetz et al. studied inclusionary zoning in two markets. In the Boston region, they found that inclusionary zoning rules reduced construction
and caused higher house prices, but only during periods of rising prices. In the Bay Area, they found that inclusionary zoning corresponds with
higher house prices during periods of rising rent prices, but that it also contributes to lower rent prices during times of falling average prices. They
found no relationship between inclusionary zoning and construction in the Bay Area.
2. Policy 2F is in regards to Mixed Use Standards. I believe the mixed use design parameters should be "form based" in a
way similar to what Paso uses along Spring street. Horizontal mixed use, at the very least, needs to be handled in a
more logical way than the current illogical 50% ground floor policy which was adopted awhile ago. "Form Based" code
means that the goal is more to get the building "forms" that are desired for the given zoning areas rather than the
particular "use" that is desired. As a city
, you are not able to dictate what the market demands and that is why certain lots
have remained vacant for so long and will continue to remain vacant if this policy is left in place. Owners and developers
need to be able to create housing at the rear of sites to be able to justify the commercial/retail/of
fice that will sit vacant at
the front of the projects. As a city
, we do, indeed, need that commercial on the thoroughfare frontages but when it sits
vacant or there isn't demand then it isn't helpful(it actually draws the other rents in town lower therefore discouraging
commercial development even further). However
, form based code gets it built and that boosts property taxes, population
rings where we need them, and traf
fic counts where we need them, among other benefits. Our property on Curbaril and
Morro Road is a great example. The current council policy of only allowing projects with at least 50% of the ground floor
as commercial are not realistic... It would not make sense for the rear of the site to sit vacant as commercial, retail, or
of
fice and we will not build there until we can design something that will work. See the vacant retail behind the movietheater as another example, it has never been leased since it was built. The Moresco Plaza is one more example, it is not
realistic financially to account for vacancies that last years but that is what those owners have had to endure... They
finally leased one of their larger of
fice spaces after having it sit vacant since around 2012 or whenever they finished it...
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Y
ou know better than I do exactly when that project was finished but if they had been able to focus the office on the
frontage exclusively and finance the project by having residential in the rear
, then, there would've been far less time with
empty storefronts and those investors would have been paid back way quicker therefore encouraging them to invest morehere rather than run from Atascadero. 3. Policy 3D is in regards to the RMF Zone Height. I think the council should also look at the downtown for heightrestrictions and those should be adjusted as well. The downtown should be our most dense portion of the city andcommercial redevelopment will be easier to accomplish if we can go vertically higher with more residential units. In thesame way
, the residential density in the downtown zone should also be the highest. The density per acre should be more
in line with SLO, they allow up to 35 units per acre in the downtown zone and, interestingly
, in the RMF zone, they mirror
our policy of 20-24 units per acre. The additional 15 units per acre I am proposing will really encourage commercialredevelopment in our downtown. Numerous projects will immediately be financially justified from both a developers and alenders standpoint. Downtown redevelopment is dif
ficult because it often entails assembling multiple parcels and requires
getting projects that are big enough to justify demolition and longer planning timelines that come with tight urbanredevelopment. The downtown needs to be encouraged to be redeveloped and you don't do that by keeping the
residential density at 20 units per acre, it needs to be up near 35 per acre. However
, with higher density comes height
and parking dif
ficulties based on your current codes... which necessitates the need to be able to go higher with the
projects in the downtown and also have more flexible parking requirements. 3 topics here to address in the downtown
zones, allow buildings to go higher
, allow higher density per acre, and allow lower parking requirements or in lieu fees for
parking in the downtown.
4. Program 3E is in regards to small lot subdivisions. Each lot/home needs to have certain parameters met but each lot
should be able to be split if the requirements are met. Setbacks, height, parking etc should all be considered but it is
unfair to force owners and applicants to create condominium maps, air space condos and all sorts of other onerous work
arounds to be able to sell a portion of their lot separately or build on a portion of their lot separately
. If there are 2 homes
on a lot and they are legitimate from a design standard perspective, the owner should be able to split the lot and put each
on their own parcel. W
e shouldn't have a minimum lot size, that makes no sense in today's world of tiny homes and small
lot developments such as San Luis Ranch. This is very important to pass immediately and it will put every property
owning resident in Atascadero in a better financial position. It will spur more housing production and it will allow more
creativity in adding homes on some of our large lots in Atascadero.
5. In section E: constraints on housing production, number 1 is Governmental Constraints. I think there is nothing more
impactful for you all to do than upzoning the downtown to a higher residential density per acre. I touched on this in point 3
above but it is worth revisiting here as well. This section explains the various zones and you will see here that the
Downtown zones(DC and DO) both allow residential, but, only up to 20 units an acre... Not even as strong as the RMF
zone which allows up to 24 per acre. Again, in SLO it is 35 units per acre in the downtown and this really makes a
dif
ference. For example,
5730 el camino real... W
e had to fight and battle to maximise the site, apply for "superior
architecture", and were finally able to gain approval for 5 residential units. Without "superior architecture" we would have
only been able to build 4 units. However
, if we were allowed to increase our density to a standard of 35 units an acre, add
a third floor
, the project could be financed immediately. We would have been able to go with 7 units by right and 8 units
with superior architecture if the 35 per acre standard was in place. As it is now
, lenders will not lend on that project
because it is essentially 50% retail and therefore needs to be pre-leased(a signed lease and security deposit in hand
before they will even consider lending). Once you tip the scales more towards residential(66% of a project residential as
opposed to 50%), things start to pencil out. With La Plaza, we were able to justify the project because the site was on the
market for years and it was rather large. W
e pushed the density as far as we could, allowing 2 floors of residential
above(if we could have done 3 floors of residential above the commercial at a standard of 35 units an acre then the
project would have been a great success). The project started to look more appealing to banks and financiers than what
was previously designed on the site(all commercial) because they know our country
, and especially our town, is already
over built with commercial/retail. They know residential has little to no risk, all the lenders/banks/financiers care about is
risk and retail/commercial was extremely risky prior to the pandemic but is even more risky now
. As a city, moving forward
in this day and age, we need to focus on increasing our residential density in the downtown because that is the center of
our city
, residential is the biggest opportunity for growth, and it is what the people in this community need more than
almost anything else. If we can get higher traf
fic counts and population rings in the middle of our city while maintaining
some of the lowest cost housing in the county
, then it starts to create the kind of demand and environment here where
retail and restaurants can actually survive and thrive.
Thank you again for your time and consideration, I hope to hear back from you to discuss the housing element further
.
201
9/3/2020 MIG, Inc. Mail - FW: housing element
https://mail.google.com/mail/u/0?ik=cd7c8942a8&view=pt&search=all&permthid=thread-f%3A1676848914603480312&simpl=msg-f%3A16768489146…4/4
--T
hank you,
Max Zappas
Z
Villages Management & Development
6
100 El Camino Real Suite C
m
ax@zvillages.com
8
05-674-4743
C
on Lic # 1048492
R
E Lic # 01997012
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Helping Give Children the Best Possible Start in Life
3220 South Higuera Street ● Suite 232 ● San Luis Obispo ● CA ● 93401-6985
Phone 805-781-4058 ● Fax 805-788-2365
www.first5slo.org
,
October 9, 2020
Dear Mr. Holder and Staff,
First 5 San Luis Obispo County and our partners on the We Are the Care Initiative
recognize that a child care crisis exists in San Luis Obispo County. While we pursue a
wide variety of steps and measures to address this need, we believe that the Atascadero
Housing Element can serve as an additional mechanism to support creative innovation.
The Regional Compact has goals to Strengthen Community Quality of Life and Create
Balanced Communities, and we believe that access to affordable and quality child care is
an essential part of achieving those goals.
Recently, the County Planning Commission, at its September 24th meeting, acted based
on First 5 recommendations to propose the addition of a new Housing Element program
to study ways of integrating child care and senior care into housing. In this same spirit,
and upon the review of the Draft City of Atascadero 2021-2028 Housing Element, the
We Are the Care Initiative and First 5 recommend the following:
Recommendation 1:
That Policy 1.3, Policy 2.2, and/or Program 1.E include language to support the
provision of affordable on-site child care facilities. Additional innovative practices such
as these were presented in 2019 at the Annual League of Cities conference in a session
entitled, Promoting the Power of General Plans: A Strategy to Support Early Childhood
Development, which encourages cities to incorporate child care and social services into
affordable housing. For example, the presence of on-site child care could be folded in as
a developer incentive in Program 2.E.
In the City’s Housing Needs Assessment, under “Female-Headed Households,” the
document acknowledges that “Planning for housing development to serve single-parent
families may require on-site childcare facilities.” However, these identified needs are
not listed directly in the Draft Housing Element itself. In recognition that single-parent
and female-headed households contribute a higher percentage of their income to
housing costs, we submit that access to affordable and convenient child care is
paramount and should be articulated as such within the Housing Element.
Recommendation 2:
That Goal HOS1, Goal HOS2, Program 1.C, and/or Program 2.F include the promotion of
intergenerational facilities- such as senior centers co-located near or with child care
centers. Intergenerational facilities would offer benefits to both the older and younger
generations of the city of Atascadero, and represent a creative opportunity to address
child care needs and utilize mixed-use land areas.
Recommendation 3:
In alignment with Regional Compact, Goal 1 (Strengthen Community Quality of Life) we
recommend that the Housing Element include additional language that addresses the
Commissioners:
Bruce Gibson, PhD
Chairperson
Designated Representative,
San Luis Obispo County
Board of Supervisors
Penny Borenstein, MD
Vice-Chairperson
Designated Representative,
San Luis Obispo County
Health Agency
James Brescia, EdD
Designated Representative,
San Luis Obispo County
Office of Education
Devin Drake
Designated Representative,
San Luis Obispo County
Department of Social Services
Erica Ruvalcaba-Heredia, EdD
Representative at Large,
Center for Family
Strengthening
Melinda Sokolowski
Designated Representative,
Child Care Planning Council
James Tedford, MD
Medical Representative
Alison Ventura, PhD
Representative at Large,
Cal Poly Kinesiology, Public
Health
Robert Watt
Representative at Large,
Coast Unified School District
(Retired)
Executive Director
Wendy L. Wendt
203
3220 South Higuera Street ● Suite 232 ● San Luis Obispo ● CA ● 93401-6985
Phone 805-781-4058 ● Fax 805-788-2365
www.first5slo.org
2
critical need to maximize outdoor spaces, including those in proximity for the purpose of maximizing outdoor
learning environments and play for a range of age groups. Outdoor learning and community play structures
build cognitive, physical, social, and sensory skills for children, support quality of life for all living near-by, and
can attract the business of family child care providers.
Thank you for your continued support in creating a connected community for our children and families.
Sincerely,
Kris Roudebush
First 5 San Luis Obispo County
204