HomeMy WebLinkAboutCC_2020_11_10_AgendaPacket CITY OF ATASCADERO CITY COUNCIL AGENDA
* COVID-19 NOTICE *
Consistent with Executive Orders N-25-20 and No. N-29-20 from the
Executive Department of the State of California and the San Luis Obispo
County Health Official’s March 18, 2020 Shelter at Home Order, the City
Council Meeting will not be physically open to the public and City Council
Members will be teleconferencing into the meeting.
HOW TO OBSERVE THE MEETING:
To maximize public safety while still maintaining transparency and public access,
the meeting will be live-streamed on SLO-SPAN.org, on Spectrum cable
Channel 20 in Atascadero, and on KPRL Radio 1230AM. The video
recording of the meeting will repeat daily on Channel 20 at 1:00 am, 9:00 am, and
6:00 pm and will be available through the City’s website or by visiting
https://attendee.gotowebinar.com/rt/8539114475191636236.
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to call 805-538-2888 to listen and
provide public comment via phone, or submit written public comments to
cityclerk@atascadero.org by 5:00 pm on the day of the meeting. Such email
comments must identify the Agenda Item Number in the subject line of the
email. The comments will be read into the record, with a maximum allowance of 3
minutes per individual comment, subject to the Mayor’s discretion. All comments
should be a maximum of 500 words, which corresponds to approximately 3 minutes
of speaking time. If a comment is received after the agenda item is heard but before
the close of the meeting, the comment will still be included as a part of the record of
the meeting but will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City
Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48
hours prior to the meeting or time when services are needed. The City will us e their
best efforts to provide reasonable accommodations to afford as much accessibility
as possible while also maintaining public safety in accordance with the City procedure
for resolving reasonable accommodation requests.
City Council agendas and minutes may be viewed on the City's website:
www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the office of the City Clerk and are available for public inspection on our
website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number
once they are approved by the City Council. The Minutes of this meeting will reflect these numbers.
All documents submitted by the public during Council meetings that are either read into the record
or referred to in their statement will be noted in the Minutes and available for review by contacting
the City Clerk's office. All documents will be available for public inspection during City Hall business
hours once City Hall is open to the public following the termination of the Shelter at Home Order.
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CITY OF ATASCADERO
CITY COUNCIL
AGENDA
Tuesday, November 10, 2020
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
PLEDGE OF ALLEGIANCE: Council Member Funk
ROLL CALL: Mayor Moreno
Mayor Pro Tem Bourbeau
Council Member Fonzi
Council Member Funk
Council Member Newsom
APPROVAL OF AGENDA: Roll Call
Recommendation: Council:
1. Approve this agenda; and
2. Waive the reading in full of all ordinances appearing on this agenda, and the titles
of the ordinances will be read aloud by the City Clerk at the first reading, after the
motion and before the City Council votes.
PRESENTATIONS: None.
A. CONSENT CALENDAR: (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion if no member of
the Council or public wishes to comment or ask questions. If comment or discussion is
desired by anyone, the item will be removed from the Consent Calendar and will be
considered in the listed sequence with an opportunity for any member of the public to
address the Council concerning the item before action is taken.)
1. City Council Draft Action Minutes – October 27, 2020
Recommendation: Council approve the October 27, 2020 Draft City Council
Regular Meeting Minutes. [City Clerk]
City Council Regular Session: 6:00 P.M.
Page 2 of 216
2. September 2020 Investment Report
Fiscal Impact: None
Recommendation: Council receive and file the City Treasurer’s report for
quarter ending September 30, 2020. [City Treasurer]
3. Community Facilities District 2005-1 Annexation Nos. 21 & 22
Fiscal Impact: None. Assessments for the Curbaril annexation are estimated
to be between $2,800 - $3,000 annually beginning in fiscal year 2021-2022,
and adjusted each year for inflation. Assessments for the Grand Oaks Paseo
annexation are estimated to be between $19,000 - $20,000 annually beginning
in fiscal year 2021-2022, and adjusted each year for inflation. Deed restricted
affordable units are exempt from the special tax.
Recommendations: Council:
1. Adopt on second reading, by title only, Draft Ordinance A, authorizing the
levy of special taxes in Community Facilities District 2005-1 for certain
annexation territory identified as Annexation No. 21.
2. Adopt on second reading, by title only, Draft Ordinance B, authorizin g the
levy of special taxes in Community Facilities District 2005-1 for certain
annexation territory identified as Annexation No. 22. [Community
Development]
4. Regional Early Action Planning (REAP) Grant Program
Fiscal Impact: Adoption of the Draft Resolution will allow the City to receive up
to $104,053 in jurisdictional REAP grant funds for City planning activities and
allows the City to act as the lead agency for regional REAP grant funds in the
amount of $181,000 to develop ADU stock plans.
Recommendation: Council approve Draft Resolution authorizing application
for and entering into agreements for the Regional Early Action Planning
(REAP) Grant program funds with the San Luis Obispo Council of
Governments (SLOCOG) and Association of Monterey Bay Area
Governments (AMBAG). [Community Development]
UPDATES FROM THE CITY MANAGER: (The City Manager will give an oral report on any
current issues of concern to the City Council.)
COMMUNITY FORUM: (This portion of the meeting is reserved for persons wanti ng to
address the Council on any matter not on this agenda and over which the Council has
jurisdiction. Speakers are limited to three minutes. Please state your name for the record
before making your presentation. Comments made during Community Forum will not be a
subject of discussion. A maximum of 30 minutes will be allowed for Community Forum,
unless changed by the Council. Any members of the public who have questions or need
information may contact the City Clerk’s Office, between the hours of 8:30 a.m . and 5:00
p.m. at (805) 470-3400, or cityclerk@atascadero.org.)
Page 3 of 216
B. PUBLIC HEARINGS:
1. 2021-2028 Housing Element Final Draft Plan (CPP19-0067)
Fiscal Impact: None. While review of potential Housing Element policies does
not have a direct fiscal impact, changes in land-use policies will generally
produce an overall positive or negative fiscal impact for the City depending on
the policy.
Recommendation: Council adopt Draft Resolution, adopting the 2021-2028
Housing Element and submit the element to the State for certification, based on
findings. [Community Development]
C. MANAGEMENT REPORTS:
1. Atascadero Mall Plaza Construction Award
Fiscal Impact: $1,091,700.00
Recommendations: Council:
1. Council discuss and direct staff on desired design revisions for the
Atascadero Mall Plaza Project.
2. Authorize the City Manager to execute a contract with Kirk Construction in
an amount not to exceed $819,344.50 for the construction of the
Atascadero Mall Plaza Project subject to project design revisions as
identified by Council
3. Authorize the Director of Administrative Services to appropriate up to an
additional $616,700 in Public Facilities Fees Fund balance for FY20/21
toward the Atascadero Mall Plaza project subject to project design
revisions as identified by Council. [Public Works]
D. DISCUSSION ITEM: Discussion of COVID 19 issues including oral updates by Mayor
Moreno and City Manager Rickard, questions by City Council, public comment and
comments by City Council.
1. Coronavirus (COVID-19) update – Mayor Moreno
2. Coronavirus (COVID-19) update – City Manager Rickard
E. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS: (On their own
initiative, Council Members may make a brief announcement or a brief report on their own
activities. The following represent standing committees. Informative status reports will
be given, as felt necessary):
Mayor Moreno
1. City Selection Committee
2. County Mayors Round Table
3. Economic Vitality Corporation, Board of Directors (EVC)
4. SLO Council of Governments (SLOCOG)
5. SLO Regional Transit Authority (RTA)
Page 4 of 216
Mayor Pro Tem Bourbeau
1. City / Schools Committee
2. City of Atascadero Finance Committee
3. Integrated Waste Management Authority (IWMA)
4. SLO County Water Resources Advisory Committee (WRAC)
Council Member Fonzi
1. Air Pollution Control District
2. Atascadero Basin Ground Water Sustainability Agency (GSA)
3. City of Atascadero Design Review Committee
4. SLO Local Agency Formation Commission (LAFCo)
Council Member Funk
1. City of Atascadero Finance Committee
2. Homeless Services Oversight Council
3. League of California Cities – Council Liaison
Council Member Newsom
1. California Joint Powers Insurance Authority (CJPIA) Board
2. City / Schools Committee
3. City of Atascadero Design Review Committee
4. Visit SLO CAL Advisory Committee
F. INDIVIDUAL DETERMINATION AND / OR ACTION: (Council Members may ask a
question for clarification, make a referral to staff or take action to have staff place a matter of
business on a future agenda. The Council may take action on items listed on the Agenda.)
1. City Council
2. City Clerk
3. City Treasurer
4. City Attorney
5. City Manager
ADJOURN
Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that person
may be limited to raising those issues addressed at the public hearing described in this notice, or in written correspondence
delivered to the City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be
distributed to the Council and available for review in t he City Clerk's office.
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ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 1 of 6
CITY OF ATASCADERO
CITY COUNCIL
DRAFT MINUTES
Tuesday, October 27, 2020
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
Mayor Moreno called the meeting to order at 6:00 p.m. and Council Member Newsom led
the Pledge of Allegiance.
ROLL CALL:
Present: By Teleconference - Council Members Fonzi, Funk, and Newsom,
Mayor Pro Tem Bourbeau, and Mayor Moreno
Absent: None
Others Present: Treasurer Gere Sibbach
Staff Present: By Teleconference – City Manager Rachelle Rickard, Interim Police
Chief Bob Molle, Fire Chief Casey Bryson, Administrative Services
Director Jeri Rangel, Public Works Director Nick DeBar, Community
Development Director Phil Dunsmore, City Attorney Brian Pierik,
Deputy City Manager/City Clerk Lara Christensen, and IT Manager
Luke Knight
APPROVAL OF AGENDA:
MOTION: By Council Member Funk and seconded by Council Member Newsom to:
1. Approve this agenda; and,
2. Waive the reading in full of all ordinances appearing on this
agenda, and the titles of the ordinances will be read aloud by
the City Clerk at the first reading, after the motion and before
the City Council votes.
Motion passed 5:0 by a roll-call vote.
City Council Regular Session: 6:00 P.M.
Page 6 of 216
ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 2 of 6
PRESENTATIONS:
1. Proclamation proclaiming October 2020 Domestic Violence Awareness Month
Mayor Pro Tem Bourbeau, on behalf of the City Council, presented the proclamation to R.I.S.E.
A. CONSENT CALENDAR:
1. City Council Draft Action Minutes – October 13, 2020
Recommendation: Council approve the October 13, 2020 Draft City Council
Regular Meeting Minutes. [City Clerk]
2. September 2020 Accounts Payable and Payroll
Fiscal Impact: $2,606,854.77
Recommendation: Council approve certified City accounts payable, payroll
and payroll vendor checks for September 2020. [Administrative Services]
3. Parcel Map AT 19-0017 9040 San Diego Road and 9081 La Paz Lane
Fiscal Impact: None.
Recommendations: Council:
1. Approve Parcel Map AT 19-0017.
2. Accept, on behalf of the public, the offer of dedication for two six-foot Public
Utility Easements along San Diego Road and La Paz Lane.
3. Reject, without prejudice, a twenty-five foot wide offer of dedication for
public road purposes on La Paz Lane. [Public Works]
MOTION: By Council Member Fonzi and seconded by Council Member Funk to
approve the Consent Calendar.
Motion passed 5:0 by a roll-call vote.
UPDATES FROM THE CITY MANAGER:
City Manager Rachelle Rickard gave an update on projects and issues within the City.
COMMUNITY FORUM:
The following citizens spoke by telephone during Community Forum: Geoff Auslen,
Treasurer Gere Sibbach, Josh Cross, Gina Cirocco
Emails from the following citizens were read into the record by Deputy City Manager/City
Clerk Christensen: Eric and Christy Wilkins
B. PUBLIC HEARINGS:
1. Community Facilities District 2005-1 Annexation No. 21 and 22 (7900
Curbaril Ave.: AT 18-0111 & 4711 El Camino Real: Tract: 3141)
Fiscal Impact: Assessments for the Curbaril annexation are estimated to be
between $2,800 - $3,000 annually beginning in fiscal year 2021-2022, and
adjusted each year for inflation. Assessments for the Grand Oaks Paseo
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ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 3 of 6
annexation are estimated to be between $19,000 - $20,000 annually beginning
in fiscal year 2021-2022, and adjusted each year for inflation. Deed restricted
affordable units are exempt from the special tax.
Recommendations: Council:
1. Conduct the public hearings for the proposed annexations.
2. Adopt Draft Resolution A; authorizing the territory identified in City Council
Resolution 2020-067 to be annexed into Community Facilities District No.
2005-1 (Public Services), authorizing the levy of a special tax and
submitting the levy of a special tax to qualified electors.
3. Adopt Draft Resolution B; authorizing the territory identified in City Council
Resolution 2020-068 to be annexed into Community Facilities District No.
2005-1 (Public Services), authorizing the levy of a special tax and
submitting the levy of a special tax to qualified electors.
4. Direct the City Clerk to conduct a landowner vote of annexations and collect
and count the ballots.
Council to recess until ballots are counted
5. Adopt Draft Resolution C, declaring the results of a special annexation
landowner election for Annexation No. 21, determining the validity of prior
proceedings and directing the recording of an amendment to the notice of
special tax lien.
6. Adopt Draft Resolution D, declaring the results of a special annexation
landowner election for Annexation No. 22, determining the validity of prior
proceedings and directing the recording of an amendment to the notice of
special tax lien.
7. Introduce for first reading, by title only, Draft Ordinance A, authorizing the
levy of special taxes in Community Facilities District 2005-1 (Public
Services), for certain annexation territory identified as Annexation No. 21.
8. Introduce for first reading, by title only, Draft Ordinance B, authorizing the
levy of special taxes in Community Facilities District 2005-1 (Public
Services), for certain annexation territory identified as Annexation No. 22.
[Community Development]
Ex Parte Communications
The Council Members reported having no communications on this item.
Community Development Director Dunsmore gave the staff report and answered questions
from the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
MOTION: By Council Member Fonzi and seconded by Council Member
Newsom to:
1. Adopt Draft Resolution 2020-074 authorizing the territory
identified in City Council Resolution 2020-067 to be annexed into
Community Facilities District No. 2005-1 (Public Services),
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ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 4 of 6
authorizing the levy of a special tax and submitting the levy of a
special tax to qualified electors.
2. Adopt Draft Resolution 2020-075 authorizing the territory
identified in City Council Resolution 2020-068 to be annexed into
Community Facilities District No. 2005-1 (Public Services),
authorizing the levy of a special tax and submitting the levy of a
special tax to qualified electors.
3. Direct the City Clerk to conduct a landowner vote of annexations
and collect and count the ballots.
Motion passed 5:0 by a roll-call vote.
For Annexation No. 21, Deputy City Manager/City Clerk Christensen announced that one
vote (one ballot) was received and was in favor.
For Annexation No. 22, Deputy City Manager/City Clerk Christensen announced that two
votes (one ballot) was received and were all in favor.
MOTION: By Council Member Fonzi and seconded by Council Member Funk to:
4. Adopt Draft Resolution 2020-076 declaring the results of a
special annexation landowner election for Annexation No. 21,
determining the validity of prior proceedings and directing the
recording of an amendment to the notice of special tax lien.
5. Adopt Draft Resolution 2020-077 declaring the results of a
special annexation landowner election for Annexation No. 22,
determining the validity of prior proceedings and directing the
recording of an amendment to the notice of special tax lien.
6. Introduce for first reading, by title only, Draft Ordinance A,
authorizing the levy of special taxes in Community Facilities
District 2005-1 (Public Services), for certain annexation
territory identified as Annexation No. 21.
7. Introduce for first reading, by title only, Draft Ordinance B,
authorizing the levy of special taxes in Community Facilities
District 2005-1 (Public Services), for certain annexation
territory identified as Annexation No. 22.
Deputy City Manager/City Clerk Christensen read the title of Draft Ordinance A:
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, AUTHORIZING THE LEVY OF
SPECIAL TAXES IN COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC
SERVICES), INCLUDING CERTAIN ANNEXATION TERRITORY
Deputy City Manager/City Clerk Christensen read the title of Draft Ordinance B:
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, AUTHORIZING THE LEVY OF
SPECIAL TAXES IN COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC
SERVICES), INCLUDING CERTAIN ANNEXATION TERRITORY
Motion passed 5:0 by a roll-call vote.
Page 9 of 216
ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 5 of 6
C. MANAGEMENT REPORTS: None.
D. DISCUSSION ITEM: Discussion of COVID 19 issues including oral updates by Mayor
Moreno and City Manager Rickard, questions by City Council, public comment and
comments by City Council.
1. Coronavirus (COVID-19) update – Mayor Moreno
2. Coronavirus (COVID-19) update – City Manager Rickard
Mayor Moreno provided updates on Coronavirus (COVID-19) and answered questions from
the Council.
PUBLIC COMMENT:
The following citizens spoke on this item: None.
Mayor Moreno closed the Public Comment period.
E. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS:
The following Council Members made brief announcements and gave brief update reports
on their committees since their last Council meeting:
Mayor Moreno
1. Economic Vitality Corporation, Board of Directors (EVC)
Mayor Pro Tem Bourbeau
1. Integrated Waste Management Authority (IWMA)
Council Member Fonzi
1. SLO Local Agency Formation Commission (LAFCo)
Council Member Funk
1. Homeless Services Oversight Council
Council Member Newsom
1. California Joint Powers Insurance Authority (CJPIA) Board
2. City of Atascadero Design Review Committee
F. INDIVIDUAL DETERMINATION AND / OR ACTION: None
G. ADJOURN
Mayor Moreno adjourned the meeting at 7:01 p.m.
Page 10 of 216
ITEM NUMBER: A-1
DATE: 11/10/20
Atascadero City Council
October 27, 2020
Page 6 of 6
MINUTES PREPARED BY:
______________________________________
Lara K. Christensen
Deputy City Manager/City Clerk
APPROVED:
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ITEM NUMBER: A-3
DATE: 11/10/20
Atascadero City Council
Staff Report – Community Development Department
Community Facilities District 2005-1
Annexation Nos. 21 & 22
RECOMMENDATIONS:
Council:
1. Adopt on second reading, by title only, Draft Ordinance A, authorizing the levy of
special taxes in Community Facilities District 2005-1 for certain annexation
territory identified as Annexation No. 21.
2. Adopt on second reading, by title only, Draft Ordinance B, authorizing the levy of
special taxes in Community Facilities District 2005 -1 for certain annexation
territory identified as Annexation No. 22.
DISCUSSION:
This action consists of authorizing the levy of special taxes in Community Facilities District
(CFD) 2005-1 for two newly annexed areas known as the Curbaril Planned Development
(Annexation No. 21) and the Grand Oak Paseo Development (Annexation No. 22). This
is a second reading of the proposed Ordinances and is required to formalize the
annexations.
On October 27, 2020, the City Council held a public hearing on annexing the territories
identified as Annexation Nos. 21 and 22 into the City’s Community Facilities District
2005-1. After the close of the public hearing, the City Council adopted Resolution No.
2020-074 (presented as Draft Resolution A as part of the October 27, 2020 staff report)
and Resolution No. 2020-075 (presented as Resolution B as part of the October 27,
2020 staff report). These annexations were each authorized by Council on a 5-0 vote. A
landowner election was then held, and the landowners elected to authorize a special
CFD tax and approved the annexation s. Following the elections, the Council adopted
Resolutions declaring the results of the election and introduced two Draft Ordinances
(Attachments 1 and 2) to authorize the levy of a CFD fee to all future property owners
residing in Annexation Nos. 21 and 22 territories. These Draft Ordinances are before
the Council for final approval tonight.
The Special Tax levied against Single-Family Residential parcels for Fiscal Year
2020-2021 was $706.68 per parcel, which is subject to an annual escalator to pay for
the service expansion needed to serve these additional residential units . The money
Page 25 of 216
ITEM NUMBER: A-3
DATE: 11/10/20
collected can only be used to fund new public services authorized to be funded by the
State Mello-Roos Act and identified within the Rate and Method of Apportionment, and
cannot be used to support existing services. Adoption of these Ordinances, on second
reading, will complete the CFD process and allow for the Final Map s to be recorded.
FISCAL IMPACT:
Assessments for the Curbaril annexation are estimated to be between $2,800 - $3,000
annually beginning in fiscal year 2021 -2022, and adjusted each year for inflation.
Assessments for the Grand Oaks Paseo annexation are estimated to be between
$19,000 - $20,000 annually beginning in fiscal year 2021-2022, and adjusted each year
for inflation. Deed restricted affordable units are exempt from the special tax.
ATTACHMENTS:
1. Draft Ordinance A
2. Draft Ordinance B
Page 26 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
11/10/20
1
DRAFT ORDINANCE A
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ATASCADERO, CALIFORNIA, AUTHORIZING THE
LEVY OF SPECIAL TAXES IN COMMUNITY
FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES),
INCLUDING CERTAIN ANNEXATION TERRITORY
WHEREAS, the City of Atascadero (the “City”) has conducted proceedings pursuant to
the “Mello-Roos Community Facilities Act of l982”, being Chapter 2.5, Part l Division 2, Title 5
of the Government Code of the State of California (the “Act”) and the City of Atascadero
Community Facilities District No. 2005-1 (Public Services) Ordinance enacted pursuant to the
powers reserved by the City of Atascadero under Sections 3, 5, and 7 of Article XI of the
Constitution of the State of California (the “CFD Ordinance”) (the Act and the CFD Ordinance
may be referred to collectively as the “Community Facilities District Law”), to establish the City
of Atascadero Community Facilities District No. 2005-1 (Public Services) (the “District”) for the
purpose of financing police services, fire protection and suppression services, and park services
(the “Services”) as provided in the Act; and
WHEREAS, the rate and method of apportionment of special tax for the District is set
forth in Exhibit B to the City Council Resolution entitled “A Resolution of the City Council of the
City of Atascadero, California, For the Formation of Community Facilities District No. 2005-l
(Public Services” (the “Resolution of Formation”), which was adopted on May 24, 2005; and
WHEREAS, the City has conducted proceedings to annex territory into the District and,
with respect to the proceedings, following an election of the qualified electors in the territory
proposed for annexation (the “Annexation Territory”), the City Council, on October 27, 2020,
adopted a Resolution entitled “Resolution of the City Council of the City of Atascadero, California,
Declaring the Results of Special Annexation Landowner Election, Determining Validity of
Prior Proceedings, and Directing the Recording of an Amendment to Notice of Special Tax
Lien.”
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ATASCADERO
HEREBY ORDAINS AS FOLLOWS:
SECTION 1. The above recitals are true and correct.
SECTION 2. By the passage of this Ordinance, the City Council hereby authorizes
and levies the special tax within the District, including the Annexation Territory, pursuant to
the Community Facilities District Law, at the rate and in accordance with the rate and method of
apportionment of special tax set forth in the Resolution of Formation, which rate and method is on
file in the City Clerk’s Office and incorporated herein by reference. The special tax has previously
been levied in the original territory of the District beginning in Fiscal Year 2006-07 pursuant to
Ordinance No. 478 passed and adopted by the City Council on July 12, 2005 and the special tax is
hereby levied commencing in Fiscal Year 2021-22 in the District, including the Annexation
Territory, and in each fiscal year thereafter to pay for the Services for the District and all
costs of administering the District.
Page 27 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
11/10/20
1
SECTION 3. The City’s Finance Director or designee or employee or consultant of the
City is hereby authorized and directed each fiscal year to determine the specific special tax to be
levied for the next ensuing fiscal year for each parcel of real property within the District,
including the Annexation Territory, in the manner and as provided in the Resolution of Formation.
SECTION 4. Exemptions from the levy of the special tax shall be as provided in the
Resolution of Formation and the applicable provisions of the Community Facilities District Law.
In no event shall the special tax be levied on any parcel within the District in excess of the
maximum special tax specified in the Resolution of Formation.
SECTION 5. All of the collections of the special tax shall be used as provided in the
Community Facilities District Law and in the Resolution of Formation, including, but not limited
to, the payment of the costs of the Services, the payment of the costs of the City in
administering the District, and the costs of collecting and administering the special tax.
SECTION 6. The special tax shall be collected in the same manner as ordinary ad
valorem taxes are collected and shall have the same lien priority, and be subject to the same
penalties and the same procedure and sale in cases of delinquency as provided for ad valorem
taxes; provided, however, that the City Council may provide for other appropriate methods of
collection by resolution(s) of the City Council. The Finance Director of the City is hereby
authorized and directed to provide all necessary information to the auditor/tax collector of the
County of San Luis Obispo in order to effect proper billing and collection of the special tax, so
that the special tax shall be included on the secured property tax roll of the County of San Luis
Obispo for Fiscal Year 2021-22 and for each fiscal year thereafter until no longer required to
pay for the Services or until otherwise terminated by the City.
SECTION 7. If for any reason any portion of this Ordinance is found to be invalid,
or if the special tax is found inapplicable to any particular parcel within the District, including
the Annexation Territory, by a court of competent jurisdiction, the balance of this Ordinance
and the application of the special tax to the remaining parcels within the District, including the
Annexation Territory, shall not be affected.
SECTION 8. A summary of this Ordinance, approved by the City Attorney, together
with the ayes and noes, shall be published twice: at least five days prior to its final passage and
before the expiration of fifteen (15) days after its final passage, in accordance with California law.
A copy of the full text of this Ordinance shall be on file in the City Clerk’s Office on and after
the date following introduction and passage and shall be available to any interested member of the
public.
SECTION 9. This Ordinance shall take effect 30 days from the date of final passage.
Page 28 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
11/10/20
1
INTRODUCED at a regular meeting of the City Council held on October 27, 2020 and PASSED
and ADOPTED by the City Council of the City of Atascadero, State of California,
on November 10, 2020.
CITY OF ATASCADERO
____________________________________
Heather Moreno, Mayor
ATTEST:
______________________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________________
Brian A. Pierik, City Attorney
Page 29 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
11/10/20
2
DRAFT ORDINANCE B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ATASCADERO, CALIFORNIA, AUTHORIZING THE
LEVY OF SPECIAL TAXES IN COMMUNITY
FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES),
INCLUDING CERTAIN ANNEXATION TERRITORY
WHEREAS, the City of Atascadero (the “City”) has conducted proceedings pursuant to
the “Mello-Roos Community Facilities Act of l982”, being Chapter 2.5, Part l Division 2, Title 5
of the Government Code of the State of California (the “Act”) and the City of Atascadero
Community Facilities District No. 2005-1 (Public Services) Ordinance enacted pursuant to the
powers reserved by the City of Atascadero under Sections 3, 5, and 7 of Article XI of the
Constitution of the State of California (the “CFD Ordinance”) (the Act and the CFD Ordinance
may be referred to collectively as the “Community Facilities District Law”), to establish the City
of Atascadero Community Facilities District No. 2005-1 (Public Services) (the “District”) for the
purpose of financing police services, fire protection and suppression services, and park services
(the “Services”) as provided in the Act; and
WHEREAS, the rate and method of apportionment of special tax for the District is set
forth in Exhibit B to the City Council Resolution entitled “A Resolution of the City Council of the
City of Atascadero, California, For the Formation of Community Facilities District No. 2005-l
(Public Services” (the “Resolution of Formation”), which was adopted on May 24, 2005; and
WHEREAS, the City has conducted proceedings to annex territory into the District and,
with respect to the proceedings, following an election of the qualified electors in the territory
proposed for annexation (the “Annexation Territory”), the City Council, on October 27, 2020,
adopted a Resolution entitled “Resolution of the City Council of the City of Atascadero, California,
Declaring the Results of Special Annexation Landowner Election, Determining Validity of
Prior Proceedings, and Directing the Recording of an Amendment to Notice of Special Tax
Lien.”
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ATASCADERO
HEREBY ORDAINS AS FOLLOWS:
SECTION 1. The above recitals are true and correct.
SECTION 2. By the passage of this Ordinance, the City Council hereby authorizes
and levies the special tax within the District, including the Annexation Territory, pursuant to
the Community Facilities District Law, at the rate and in accordance with the rate and method of
apportionment of special tax set forth in the Resolution of Formation, which rate and method is on
file in the City Clerk’s Office and incorporated herein by reference. The special tax has previously
been levied in the original territory of the District beginning in Fiscal Year 2006-07 pursuant to
Ordinance No. 478 passed and adopted by the City Council on July 12, 2005 and the special tax is
hereby levied commencing in Fiscal Year 2021-22 in the District, including the Annexation
Territory, and in each fiscal year thereafter to pay for the Services for the District and all
costs of administering the District.
Page 30 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
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2
SECTION 3. The City’s Finance Director or designee or employee or consultant of the
City is hereby authorized and directed each fiscal year to determine the specific special tax to be
levied for the next ensuing fiscal year for each parcel of real property within the District,
including the Annexation Territory, in the manner and as provided in the Resolution of Formation.
SECTION 4. Exemptions from the levy of the special tax shall be as provided in the
Resolution of Formation and the applicable provisions of the Community Facilities District Law.
In no event shall the special tax be levied on any parcel within the District in excess of the
maximum special tax specified in the Resolution of Formation.
SECTION 5. All of the collections of the special tax shall be used as provided in the
Community Facilities District Law and in the Resolution of Formation, including, but not limited
to, the payment of the costs of the Services, the payment of the costs of the City in
administering the District, and the costs of collecting and administering the special tax.
SECTION 6. The special tax shall be collected in the same manner as ordinary ad
valorem taxes are collected and shall have the same lien priority, and be subject to the same
penalties and the same procedure and sale in cases of delinquency as provided for ad valorem
taxes; provided, however, that the City Council may provide for other appropriate methods of
collection by resolution(s) of the City Council. The Finance Director of the City is hereby
authorized and directed to provide all necessary information to the auditor/tax collector of the
County of San Luis Obispo in order to effect proper billing and collection of the special tax, so
that the special tax shall be included on the secured property tax roll of the County of San Luis
Obispo for Fiscal Year 2021-22 and for each fiscal year thereafter until no longer required to
pay for the Services or until otherwise terminated by the City.
SECTION 7. If for any reason any portion of this Ordinance is found to be invalid,
or if the special tax is found inapplicable to any particular parcel within the District, including
the Annexation Territory, by a court of competent jurisdiction, the balance of this Ordinance
and the application of the special tax to the remaining parcels within the District, including the
Annexation Territory, shall not be affected.
SECTION 8. A summary of this Ordinance, approved by the City Attorney, together
with the ayes and noes, shall be published twice: at least five days prior to its final passage and
before the expiration of fifteen (15) days after its final passage, in accordance with California law.
A copy of the full text of this Ordinance shall be on file in the City Clerk’s Office on and after
the date following introduction and passage and shall be available to any interested member of the
public.
SECTION 9. This Ordinance shall take effect 30 days from the date of final passage.
Page 31 of 216
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
11/10/20
2
INTRODUCED at a regular meeting of the City Council held on October 27, 2020 and PASSED
and ADOPTED by the City Council of the City of Atascadero, State of California,
on November 10, 2020
CITY OF ATASCADERO
____________________________________
Heather Moreno, Mayor
ATTEST:
______________________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________________
Brian A. Pierik, City Attorney
Page 32 of 216
ITEM NUMBER: A-4
DATE: 11/10/20
Atascadero City Council
Staff Report - Community Development Department
Regional Early Action Planning
(REAP) Grant Program
RECOMMENDATION:
Council approve Draft Resolution authorizing application for and entering into agreements
for the Regional Early Action Planning (REAP) Grant program funds with the San Luis
Obispo Council of Governments (SLOCOG) and Association of Monterey Bay Area
Governments (AMBAG).
DISCUSSION:
Over the past decade, the State of California has taken numerous policy and legislative
actions accelerating housing production and facilitating compliance in implementing the
sixth cycle of the Regional Housing Needs Allocation (RHNA). In the 2019-20 Budget Act,
the State allocated more than $250 million to California jurisdictions for planning activities
that accelerate housing production and increase capacity for housing. With the budget
allocation, the Department of Housing and Community Development (HCD) established
the Regional Early Action Planning (REAP) grant program with $118,750,000 for councils
of governments and other regional entities throughout the State. The intent of the program
is to provide funding to cities and counties through councils of governments and regional
entities for the implementation of plans and processes that accelerate housing production
and facilitate compliance in implementing the sixth cycle of the RHNA .
The program provides grants through the multi-agency working groups established by
HCD and maximum award amounts are based on jurisdiction size. The Central Coast
Region Multiagency Working Group consists of the Association of Monterey Bay Area
Governments, the San Luis Obispo Council of Governments, the Council of San Benito
County Governments, and the Santa Barbara County Association of Governments. The
Association of Monterey Bay Area Governments (AMBAG) has been selected to serve as
the REAP fiscal agent of the multiagency working group The $1,421,468 allocated to the
Multi Agency Working Group will be distributed through regional allocations for projects
recommended by the San Luis Obispo Council of Governments (SLOCOG).
The REAP Application requires a signed resolution (Attachment 1) from the local
jurisdiction’s governing body, authorizing the submittal of funding applications to AMBAG
and the ability to enter into an agreement with SLOCOG and AMBAG to receive funds.
Atascadero is eligible to receive both regional and jurisdictional funding.
Page 33 of 216
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DATE: 11/10/20
Similar to the Local Early Action Plan (LEAP) award, that the City recently applied for, the
REAP program funding is focused on helping jurisdictions implement programs to
accelerate housing production and meet 6th Cycle Regional Housing Needs Allocation
(RHNA) requirements. The REAP funding application will be directed towards
implementing policies identified in the City’s 6th Cycle Housing Element and also support
regional housing activities.
As a reminder, the City is leveraging the following HCD funding opportunities below in
order to fund housing related and land use planning activities, including the City’s 6th
Cycle Housing Element.
Senate Bill 2 Planning Grants Program: $160,000. Funding secured for Housing
Element and Inclusionary Housing policy updates.
LEAP (Local Early Action Planning): $150,000. Applied for funding to cover
planning and Housing Element identified policy implementation.
REAP (Regional Early Action Planning) Regional: $181,000. Will be used to
fund a regional project to develop stock Accessory Dwelling Unit (ADU) plans in
collaboration with the Cities of Arroyo Grande, Morro Bay, and Grover Beach. The
funding will primarily be used to cover consultant costs. City staff time will be fully
reimbursed to manage grant and consultant.
REAP Jurisdictional: Approximately $104,053. Will be used to fund planning
activities identified in the Housing Element, including Objective Design Standards
and Subdivision Standards Update.
Grant Purpose
The primary goals of the REAP program, based on state-wide goals outlined in the 2019-
20 Budget Act, are to accelerate housing production and facilitate compliance to
implement the sixth cycle of the RHNA. Eligible grant activities include a wide range of
planning efforts or specific housing related projects with a significant community impact.
Eligible REAP program activities include the following:
Accommodating development of housing and infrastruct ure that accelerates
housing production that aligns with State planning priorities, housing,
transportation, equity, and climate goals.
Implementing sustainable communities’ strategies related to housing planning and
accelerating housing production.
Establishing Pro-housing Policies pursuant to Government Code section 65589.9.
Providing technical assistance in improving housing permitting processes, tracking
systems, and planning tools.
Establishing regional or countywide housing trust funds for affordable housing (e.g.
planning activities and processes, guidelines, charters).
Performing infrastructure planning, including sewers, water systems, transit,
roads, or other public facilities necessary to support new housing and new
residents.
Performing feasibility studies to determine the most efficient locations to site
housing consistent with Government Code sections 65040.1 (State Planning
Priorities) and 65080 (Regional Transportation Plans).
Covering the costs of temporary staffing or consultant nee ds associated with
eligible activities.
Page 34 of 216
ITEM NUMBER: A-4
DATE: 11/10/20
Covering the cost of technical assistance, planning, temporary staffing, or
consultant needs associated with updating local planning and zoning documents,
expediting application processing, and other actions to accelerate additional
housing production.
City Proposed Grant Activities
At this time, City staff are proposing to utilize the jurisdictional REAP grant opportunity to
fund the implementation of policies identified in the 6th Cycle Housing Element update.
The SB2 grant received in 2019 will be used entirely to fund the Housing Element and
begin work toward developing a Citywide inclusionary housing strategy, and will not have
sufficient funding to cover additional SB grant identified activities . Therefore, staff is
proposing to utilize REAP grant funds to cover costs for the additional activities identified
in SB 2 and programs identified in the 6th Cycle Housing Element update. The list below
may also be modified or expanded based on community and City Council input so long
as the goals are consistent with the eligible REAP activities.
For the jurisdictional REAP allocation, staff is proposing to utilize $104,053 to implement
the following policies identified in SB2 and which were included as programs in the 6th
Cycle Housing Element:
Adoption of objective Design Standards in lieu of a Conditional Use Permit
process. Developing objective design standards that facilitate streamlined
permitting in compliance with the Housing Accountability Act. Objective design
standards establish specific design criteria for housing projects instead of leaving
such design criteria up to a discretionary process. Objective design standards will
allow the City to provide local guidance on site design and architecture for by-right
projects permitted by state law, such as affordable housing projects. Adoption of
objective design standards will facilitate high-quality residential development while
also ensuring compliance with state objectives. These standards may include
guidance on private open space, parking, and related features but will focus on
ensuring consistency and community compatibility in architectural design. The
development of objective design standards will include an assessment of how the
standards can 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.
Subdivision Ordinance Update. This involves the creation of a streamlined
process to review “small lot subdivisions”. The adoption of small lot standards
would allow large multi-family parcels to develop and subdivide with small lot
developments similar to a planned development. This would allow for private
ownership of small lots in multi-family districts subject to specific design standards
that ensure neighborhood compatibility, adequate amenities and quality
architecture. This update would allow for lots of any size or shape in multi-family
districts, (subject to specific development standards), thereby encouraging the
redevelopment of underutilized residential sites and encouraging affordable by
design projects. The adoption of small lot subdivision standards may also
incorporate specific site and building development standards, such as parking,
height, and architecture, in exchange for flexible minimum lot sizes that will allow
for creative use of site and constrained parcels. Additionally, small lot subdivisions
Page 35 of 216
ITEM NUMBER: A-4
DATE: 11/10/20
can help eliminate the need for an extensive rezoning process that can delay
entitlement and include substantial additional cost for an applicant. A typical small
lot subdivision ordinance includes a specific set of quality standards that pre
determine minimum outdoor yard area, minimum site amenities, minimum
architectural requirements, and appropriate neighborhood compatibility. All of
these attributes can be designed in a fashion that is similar or better than a typical
planned development.
Zoning Ordinance Update. The Housing Element calls for updates to the City’s
Zoning regulations to address Agricultural Zoning in residential zones and to clarify
that only hobby related ag uses are allowed in residential districts. Additionally,
there are opportunities to streamline the zoning ordinance by potentially reducing
the review level for accessory structures, and updates to the City Zoning Code to
respond to changes in state law Associated with Accessory Dwelling Units.
CEQA Thresholds/Streamlining. The REAP grant may be used for the
development of local CEQA thresholds and to adopt local standards regarding
VMT (Vehicle Miles Travelled) and GHG (Greenhouse Gas Emissions). Adopting
local thresholds will help the City to streamline the environmental review process
for development projects.
In addition to the jurisdictional REAP allocation, the City will act as the “lead agency” with
the cities of Morro Bay, Grover Beach, and Arroyo Grande to help develop stock ADU
plans as further described below. Atascadero will serve as the fiscal agent for this
opportunity and staff time will be fully reimbursed. The project has been awarded
$181,000 in funding by SLOCOG to cover staff and consultant costs.
Pre-Approved Stock plans for Accessory Dwelling Units: Will include the
development of accessory dwelling unit (ADU) pre-approved standard construction
plans with the partner agencies of the Cities of Arroyo Grande, Grover Beach, and
Morro Bay to help facilitate ADU construction and meet RHNA allocation goals. A
consultant will be retained to develop a series of ready to go construction plans for
ADUs to be pre-approved by the permitting jurisdictions. The intent of the project
is to produce a variety of unit sizes, including studios, one -bedroom, and two-
bedroom units to meet the needs of each community involved and provide a range
of options that are considered affordable by design. Plans will include a variety of
architectural styles.
REAP program funds can be expended through 2023. The primary result of the funding
will be updates to Title 9: Zoning and Planning and Title 11: Subdivision regulations, and
the development of regional pre-approved ADU stock plans. These City and regional
efforts are anticipated to cost up to $285,053. All grant activities, including staff time and
consultant costs, will be fully funded by the grant and a detailed budget for the REAP
funds will be finalized once allocations are finalized. The City Council may provide staff
direction on other activities that could be pursued by the grant such as studies and plans
related to a future General Plan update.
Page 36 of 216
ITEM NUMBER: A-4
DATE: 11/10/20
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act does not apply to the recommended action in
this report, because the action does not constitute a “Project” under CEQA Guidelines
Sec. 15378.
FISCAL IMPACT:
Adoption of the attached resolution will allow the City to receive up to $104,053 in
jurisdictional REAP grant funds for City planning activities and allows the City to act as
the lead agency for regional REAP grant funds in the amount of $181,000 to develop ADU
stock plans.
ALTERNATIVES:
1. Recommend alternative grant funded activities consistent with REAP guidelines.
2. Continue the recommendation to a later meeting. This alternative is not recommended
as jurisdictional applications will be due in December and the regional funding
opportunity has been recommended for funding.
ATTACHMENT:
Draft Resolution
Page 37 of 216
ITEM NUMBER: A-4
DATE:
ATTACHMENT:
11/10/20
1
DRAFT RESOLUTION
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, AUTHORIZING
APPLICATION FOR AND ENTERING INTO AGREEMENTS FOR THE
REGIONAL EARLY ACTION PLANNING (REAP) GRANT PROGRAM
FUNDS WITH THE SAN LUIS OBISPO COUNCIL OF GOVERNMENTS
(SLOCOG) AND ASSOCIATION OF MONTEREY BAY AREA
GOVERNMENTS (AMBAG)
WHEREAS, Governor Gavin Newsom signed Assembly Bill 101 (AB 101) in
September 2019, which established the Local Government Planning Support Grants Program
which allocates $125 million in housing planning funds to regional entities throughout the State;
and
WHEREAS, the California Department of Housing and Community Development
(HCD) has been assigned as the state agency overseeing this program; and
WHEREAS, the provisions of AB 101 require that the California Central Coast’s
Councils of Government form a Multi-Agency working group comprising three representatives
from each of the region’s five counties to administer approximately $8 million in housing
planning funds dedicated to the Central Coast region; and
WHEREAS, the Central Coast Housing Working Group has been established as the
multi-agency working group to administer these funds pursuant to AB 101; and
WHEREAS, the Association of Monterey Bay Area Governments (AMBAG) will serve
as the fiscal agent of the Central Coast Housing Working Group and will staff the group; and
WHEREAS, AMBAG will use three percent of the AB 101 Central Coast regional
funding to administer the mega regional grant program, staff the Central Coast Housing Working
Group, provide required reporting, and provide oversight of the grant program from 2020 to
2023; and
WHEREAS, AMBAG will allocate AB 101 housing planning funds to the four C ouncil
of Governments in the Central Coast area: AMBAG, the San Luis Obispo Council of
Governments, the Santa Barbara County Association of Governments, and the Council of San
Benito County Governments; and
WHEREAS, the City of Atascadero is eligible to submit a request for allocation of a
portion of Central California AB 101 housing planning funds from AMBAG; and
WHEREAS, the amounts allocated to AMBAG are based on the allocation method
approved by the Central Coast Housing Working Group; and
Page 38 of 216
ITEM NUMBER: A-4
DATE:
ATTACHMENT:
11/10/20
1
WHEREAS, the amounts allocated to City of Atascadero will be based on the allocation
method approved by AMBAG; and
WHEREAS, AMBAG shall approve allocation requests subject to the terms and
conditions of eligibility, guidelines, Notices of Funding Availability, and program requirements.
NOW, THEREFORE BE IT RESOLVED, by the Council of the City of Atascadero
(“Applicant”):
SECTION 1. The City Manager is hereby authorized and directed to apply for and
submit to the Association of Monterey Bay Area Governments an Application package.
SECTION 2. The City of Atascadero is hereby authorized to request an allocation not to
exceed $285,053 from the Association of Monterey Bay Area Governments which acts on behalf
of the Central Coast Housing Working Group.
SECTION 3. The City of Atascadero is hereby authorized to enter into agreements, and
take further actions as may be necessary to give effect to this Resolution, such as executing
amendments and approving funding applications with the Association of Monterey Bay Area
Governments and San Luis Obispo Council of Governments for REAP grant funding.
PASSED AND ADOPTED on the 27th day of October 2020, by the City Council of
Atascadero by the following vote count:
On motion by Council Member_____ and seconded by Council Member ____, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF ATASCADERO
______________________________
Heather Moreno, Mayor
ATTEST:
______________________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________________
Brian A. Pierik, City Attorney
Page 39 of 216
ITEM NUMBER: B-1
DATE: 11/10/20
Atascadero City Council
Staff Report – Community Development Department
2021-2028 Housing Element
Final Draft Plan
(CPP19-0067)
RECOMMENDATION:
The Planning Commission recommends the City Council:
Adopt Draft Resolution, adopting the 2021-2028 Housing Element and submit the element
to the State for certification, based on findings.
REPORT-IN-BRIEF:
This review represents the final stage in the City’s adoption of the General Plan Housing
Element. The State accepted Atascadero’s Housing Element on September 21, 2020 and
found that it meets the statutory requirements of State Housing Element Law. 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.
The Draft Housing Element has been prepared, 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. Unlike the four year cycle with the previous Housing
Element, the new Housing Element is on an eight year cycle and will encompass housing
policies and programs to be implemented through the year 2028. After adoption by the
City Council, the document will be submitted to the State for final certification.
DISCUSSION:
Background
The City started the Housing Element update process in January of 2020. Since that time,
the following has occurred:
Page 40 of 216
ITEM NUMBER: B-1
DATE: 11/10/20
A joint Planning Commission and City Council hearing took place on January 28,
2020. At that time, the Consultant outlined the process and received comments.
In April 2020, the City Council reviewed the City’s Regional Housing Needs
allocation (RHNA) and provided input on identified sites and policies to meet the
identified housing needs.
In June 2020, the City Council reviewed the draft Ho using 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
Council directed staff to proceed with the adoption process.
The Planning Commission held a meeting on October 20, 2020 and recommended
that the City Council adopt the draft Housing Element as proposed.
The Housing Element is a comprehensive statement by the community of its current and
future housing needs and proposed actions to facilitate the provision of additional housing
to meet those needs at all income levels. The policies contained in the Housing Element
are an expression of the statewide housing goal of meeting the housing needs in our
region, as well as a reflection of the unique concerns of the community. Housing Elements
are required to:
1. Assess and address constraints to housing development
2. Provide an assessment of population housing needs
3. Analyze progress toward implementing the previous Housing Element
4. Guide housing development policy
5. Identify opportunities to meet the City’s housing needs and identified Regional
Housing Needs Allocation (RHNA)
a. Identify resources that support housing for all income groups
b. Complete an inventory of existing and new sites for housing development
in support of meeting the City’s RHNA
Housing Element law does not require the City to build all units identified as part of the
RHNA, but rather implement a plan to accommodate for these units throughout the City
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 barriers 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:
Page 41 of 216
ITEM NUMBER: B-1
DATE: 11/10/20
A. Introduction
B. Housing Plan
C. Regional Chapter
D. Needs Assessment
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.
Page 42 of 216
ITEM NUMBER: B-1
DATE: 11/10/20
Key Housing Element Programs
The programs illustrated on the next page are the most notable programs of the draft
Housing Element.
Program 1.A: Adequate Sites
Program 1.B: No Net Loss
Program 1.C: Mixed-Use Development
Program 2.B: Inclusionary Housing Ordinance
Program 2.F: Mixed-Use Standards
Program 2.G: Specific Plans
Program 3.A: Development Process Streamlining
Program 3.B: Objective Design Standards
Program 3.C: Multi-Family Housing Permitting
Program 3.D: RMF Zone Height
Program 3.E: Small Lot Subdivisions
Program 3.G: Emergency Shelter (ES) Overlay Zone
Program 3.H: Special Needs Housing Laws
HCD Added Program 3.O: Farmworker Housing in RS Zone
HCD Added Program 3.N: Definition of Immediate Family
Regional Chapter (Chapter C)
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 eight 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. The list of shared regional goals
and policies can be found in Chapter C.
In addition, this collaborative effort includes a toolkit of programs and activities that can
be adopted to support the regional goals. The City’s draft Housing Element already
identifies a number of policies and programs that achieve this regional vision and 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.
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ITEM NUMBER: B-1
DATE: 11/10/20
Needs Assessment (Chapter D)
The Housing Needs Assessment reviews local population demographics, housing stock
characteristics, and economic characteristics to help the City to identify how well the
current housing stock meets the needs of current and future residents. This chapter also
describes the housing needs of special needs populations, including seniors,
farmworkers, homeless persons, and persons with disabilities. Housing problems, such
as overpayment/housing cost burden and overcrowding are also discussed.
Housing Constraints (Chapter E)
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 to address the
potential constraint.
Governmental Constraints:
The chapter identifies the following governmental housing 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
by the State and/or surrounding communities. In addition, permit processing times are in
line with or more expeditious than 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.
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ITEM NUMBER: B-1
DATE: 11/10/20
Housing Resources (Chapter F)
The Housing Resources Chapter identifies how Atascadero can meet the regional
housing needs allocation (RHNA) over the next eight years, based on current projects,
projects in the pipeline, and vacant and underutilized sites. 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
City Council reviewed sites appropriate to meet the city’s RHNA at the April 2020 meeting.
Those sites are included in the inventory and have been accepted by the State as
appropriate housing development sites. This chapter also reviews available financial and
administrative tools to support affordable housing development.
Past Program Accomplishments (Chapter G)
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. A full list of
accomplishments and analysis of past programs can be found in Chapter G.
Next Steps
If the City Council proceeds with adoption of the draft Housing Element, the docume nt
will be submitted to the State for certification . Final adoption of the document and
certification by HCD needs to take place by December 31, 2020 to remain in compliance
with State laws.
Conclusion
The Housing Element update is a State mandated process that aims to provide a
regulatory and land-use framework aimed at addressing housing needs and providing
opportunities for the construction of housing that meets the needs of current and future
residents. The draft Housing Element 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 2021-2028.
FISCAL IMPACT:
None. The Housing Element is a state mandated activity. While review of potential
Housing Element policies does not have a direct fiscal impact, changes in land -use
policies will generally produce an overall positive or negative fiscal impact for the City
depending on the policy. Creation of housing units generally has a negative fiscal impact
upon City resources. The City received $160,000 in SB2 grant funds to offset the cost of
updating the Housing Element and targeted implementation of identified programs. Of the
$160,000 awarded, most of these funds were used to prepare 2021-2028 Housing
Element. The remaining funds, in addition to available REAP and LEAP funds, will be
used for program implementation.
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ITEM NUMBER: B-1
DATE: 11/10/20
ALTERNATIVES:
1. The City Council may adopt modifications to any portion of the document. Any
proposed modifications, including revisions to implementation programs, should be
clearly re-stated in any vote. If modifications are considered substantive, the State
Housing and Community Development Department will, in their review, need to
determine if the modifications made are consistent with State law prior to proceeding
with certification and may request additional changes or deny certification.
2. The City Council may determine that more information is needed and may refer the
item back to staff to develop the additional information. If more information is
needed, the Council should clearly state the type of information that is required. A
motion, and approval of that motion, is required to continue the item to a future date.
3. The City Council may recommend denial of the Housing Element. The Council 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 othe r rational
introduced and deliberated by the Council. If denying the Element, the City will not
have a certified Housing Element or legally adequate general plan, will be placed on
a 4-year update cycle for the Housing Element, and will not be eligible for certain
grants or State programs.
ATTACHMENTS:
1. Draft Resolution
a. 2021-2028 Housing Element
2. HCD approval to proceed letter
3. Public Comment Letter – Max Zappas
4. Public Comment Letter – First 5 San Luis Obispo County
5. Public Comment Letter- SLOCOG
Page 46 of 216
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
11/10/20
1
DRAFT RESOLUTION
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, ADOPTING
THE 2021-2028 HOUSING ELEMENT
(CPP19-0067)
WHEREAS, the State requires that the City’s Housing Element be updated at regular
intervals to analyze housing needs and establish goals, policies, programs, and quantified
objectives to meet 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 2021-2028 Housing Element is in the public interest; and
WHEREAS, the proposed 2021-2028 Housing Element 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, the proposed 2021-2028 Housing Element is compatible with existing
development, neighborhoods and the environment; and
WHEREAS, the proposed 2021-2028 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.
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
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ITEM NUMBER: B-1
DATE:
ATTACHMENT:
11/10/20
1
WHEREAS, a timely and properly noticed Public Hearing upon the subject 2021-2028
Housing Element was held by the Planning Commission of the City of Atascadero at which hearing
evidence, oral and documentary, was admitted on behalf of said 2021-2028 Housing Element ; 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 2021-2028 Housing Element
(CPP19-0067) and recommended approval to the City Council.
NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of
Atascadero:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The City Council of the City of Atascadero, at a duly noticed
Public Hearing held on November 10, 2020 studied and considered the 2021-2028 Housing
Element (CPP19-0067).
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 Resolution would have
a significant effect on the environment (Pub. Resources Code § 21065; CEQA Guidelines §§
15378(b)(4), 15061(b)(3).
SECTION 4. Approval. The City Council of the City of Atascadero, in a regular session
assembled on November 10, 2020, resolved to adopt the 2021-2028 Housing Element on file in
the Community Development Department and incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of
_____ 2020.
On motion by Council Member_____ and seconded by Council Member ____, the
foregoing Resolution is hereby adopted in its entirety on the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF ATASCADERO
________________________________
Heather Moreno, Mayor
ATTEST:
Lara K. Christensen, City Clerk
Page 48 of 216
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
11/10/20
1
APPROVED AS TO FORM:
Brian Pierik, City Attorney
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City of Atascadero 2021-2028
Housing Element
FINAL DR AF T | OCTOBER 2020
ITEM NUMBER: B-1
DATE: 11/10/20
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
2 | A: Introduction
• 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
ITEM NUMBER: B-1
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Atascadero Housing Element
A: Introduction | 3
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.
ITEM NUMBER: B-1
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ATTACHMENT: 1A
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4 | A: Introduction
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
A: Introduction | 5
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
6 | A: Introduction
Community Workshop Comments| January 28, 2020
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
B: Plan| 1
B. Housing Plan
This Housing Plan’s goals, policies, and programs have been established to address housing issues in
Atascadero and to meet state law housing requirements. The City’s overarching objective is to ensure that
decent, safe housing is available to all current and future residents at a cost that is within the reach of the
diverse economic segments in Atascadero. These Goals, Policies, and Programs are informed by the
housing needs assessment (Section D) , housing constrains analysis (Section E), Housing Resources analysis
(Section F), and the review or program accomplishments for the previous (2014-2019) Housing Element
(Section G). The City of Atascadero is working collaboratively with San Luis Obispo County and cities to
develop the region’s first Regional Infrastructure and Housing Strategic Action Plan (Regional Plan) that
will identify actions to address these issues. As part of the 6th Cycle Housing Element update process,
representatives of the County, seven Cities and San Luis Obispo Council of Governments (SLOCOG)
developed a regional vision and policies to showcase the ongoing commitment of each agency to this
collaborative effort. The regional vision and policies in included in Section C.
To make adequate provision for the housing needs of people all income levels, state law (Government
Code 65583[c]) requires that the City, at a minimum, identify programs that do all of the following:
Identify adequate sites, with appropriate zoning and development standards and services to
accommodate the locality’s share of the regional housing needs for each income level.
Assist in the development of adequate housing to meet the needs of extremely low-, very low-,
low-, and moderate-income households.
Address and, where possible, remove governmental constraints to the maintenance,
improvement, and development of housing, including housing for people at all income levels, as
well as housing for people with disabilities.
Conserve and improve the condition of the existing affordable housing stock and preserve assisted
housing developments at risk of conversion to market-rate housing.
Promote equal housing opportunities for all people, regardless of race, religion, sex, marital
status, ancestry, national origin, color, familial status, or disability.
Programs generally include a statement of specific City action(s) necessary to implement a policy or goal
and identify the City department or other agency responsible for implementation, the quantified
objectives (where applicable), and a timeframe for completion. A summary of quantified objectives is
included following the program descriptions.
1. Goals and Policies
Goal HOS 1: Provide adequate sites for housing development to accommodate a range of
housing by type, size, location, price, and tenure.
Policy 1.1: Implement land use policies and standards that allow for a range of residential
densities and products that will provide households of all types and income levels
the opportunity to find suitable ownership or rental housing.
Policy 1.2: Facilitate the development of accessory dwelling units on single-family parcels
where adequate services can be provided.
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2 | B: Plan
Policy 1.3: Encourage the production of housing, with particular emphasis on housing
affordable to persons with disabilities, elderly, large families, female-headed
households with children, and homeless individuals.
Policy 1.4: Encourage the development of residential units that are accessible to persons
with disabilities or are adaptable for conversion to residential use by persons with
disabilities.
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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Atascadero Housing Element
B: Plan| 3
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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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 for Housing
In early 2020, local agencies adopted a San Luis Obispo Countywide Regional Compact to establish a
united regional framework to unlock our potential to develop an adequate supply of housing and
infrastructure that support our economic prosperity.
1. Overview
San Luis Obispo County is a rural coastal county with seven vibrant cities and numerous unincorporated
communities that depend on collaborative relationships between and among government agencies,
community organizations, and residents to solve the region’s significant issues including inadequate
supply of affordable housing and resilient water, wastewater, and transportation infrastructure and
resources.
The County and all seven Cities are working collaboratively to develop the region’s first Regional
Infrastructure and Housing Strategic Action Plan (Regional Plan) that will identify actions to address these
issues. A key component of the Regional Plan is the integration of efforts to address critical housing and
related infrastructure needs. As part of the Housing Element update process, representatives of the
County, seven Cities and San Luis Obispo Council of Governments (SLOCOG) developed this chapter to
showcase the ongoing commitment of each agency to this collaborative effort. This Chapter presents a
regional vision and policies focused specifically on fostering regional collaboration to plan and develop
housing and supportive infrastructure.
2. Alignment with Regional Compact
This effort is guided by the San Luis Obispo Countywide Regional Compact (Regional Compact). The
Regional Compact, adopted by each jurisdiction in early 2020, outlines six shared regional goals to guide
collaborative resolution of underlying housing and infrastructure needs:
Goal 1. Strengthen Community Quality of Life – We believe that our Region’s quality of life
depends on four cornerstones to foster a stable and healthy economy for all: resilient
infrastructure and resources, adequate housing supply, business opportunities, and educational
pathways.
Goal 2. Share Regional Prosperity – We believe that our Region should share the impacts and
benefits of achieving enduring quality of life among all people, sectors and interests.
Goal 3. Create Balanced Communities – We believe that our Region should encourage new
development that helps to improve the balance of jobs and housing throughout the Region,
providing more opportunities to residents to live and work in the same community.
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Goal 4. Value Agriculture & Natural Resources – We believe that our Region’s unique agricultural
resources, open space, and natural environments play a vital role in sustaining healthy local
communities and a healthy economy, and therefore should be purposefully protected.
Goal 5. Support Equitable Opportunities – We believe that our Region should support policies,
actions, and incentives that increase housing development of all types, available to people at all
income levels.
Goal 6. Foster Accelerated Housing Production – We believe that our Region must achieve
efficient planning and production of housing and focus on strategies that produce the greatest
impact.
3. Policies
It will take regional collaboration and local actions to realize the vision and goals outlined in the Regional
Compact. Below is an initial list of aspirational regional policies that further the Regional Compact vision,
in addition to local policies. By listing these below, it does not mandate any individual agency to
implement actions, but rather offers ways that the County, cities, SLOCOG, and other partners can
consider moving forward, together. In addition, and consistent with each Housing Element cycle, each of
the seven cities and the County has the opportunity to choose to implement local policies and programs
that help to support their achievement of its RHNA, and if an agency chooses to, can also support the
Regional Compact vision and goals in a way that works for its jurisdiction and community. See Section B
for local programs and policies for Atascadero’s anticipated actions during this Housing Element cycle.
R-1: Promote awareness and support of regional efforts that further housing and infrastructure resiliency
by utilizing community engagement, and consistent and transparent communication.
R-2: Encourage an adequate housing supply and resilient infrastructure, services, and resources to
improve the balance of jobs and housing throughout the Region.
R-3: Develop inter-agency partnerships as appropriate to implement goals and policies related to housing
and infrastructure.
R-4: Coordinate State, Federal, and other funding opportunities for housing and infrastructure
development throughout the Region.
R-5: Encourage developers to sell newly constructed housing units to individuals residing or employed
within the area of the development (a city or the County) first before selling to individuals from outside
the County, to promote local preference.
R-6: Encourage rental units be prioritized for long term residents rather than short term users or vacation
rentals.
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R-7: Support housing development that is located within existing communities and strategically planned
areas.
R-8: Encourage regional collaboration on a menu of housing types, models, and efforts to support
streamlined approvals for such developments (i.e. Accessory Dwelling Units, etc.).
4. Moving Forward
The County, cities, SLOCOG, and other partners engaged in housing and infrastructure development will
continue to collaborate on efforts moving forward – recognizing the benefits of working together to
achieve an enduring quality of life among the region’s people, sectors and interests. This ongoing
collaboration will include learning from each other and sharing possible tools, policies and actions that
can allow the collective region to move towards our adopted Regional Compact vision. Ongoing
collaborative efforts will be described in the Regional Plan, anticipated to be complete in 2021, and related
regional efforts will live outside of each individual agency’s Housing Element.
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D. Housing Needs Assessment
To best understand the types of housing that will be needed to meet future demand, Housing Element
law (California Government Code Section 65583[a][1] and 65583[a][2]) requires that this Housing Element
assess population demographics and economic characteristics. Characteristics such as age, ethnicity, and
employment influence the type and cost of housing needed or in high demand. Tracking changes in the
demographics can also help City leaders better respond to or anticipate changing housing demand. This
chapter also details the housing stock characteristics of the City to identify how well the current housing
stock meets the needs of current and future residents. The identified demographic patterns and trends
serve as the basis for crafting the City’s housing policies and programs.
1. Population, Employment and Household Trends
The Atascadero population grew seven percent between 2010 to 2018. In 2018, the City had an
estimated population of 30,037 persons. Growth in Atascadero was slower than growth seen in Paso
Robles (10 percent) but more than in the City of San Luis Obispo (5 percent) and County of San Luis
Obispo (6 percent) during the same period. The San Luis Obispo Council of Governments (SLOCOG)
estimates in the 2050 Regional Growth Forecast for San Luis Obispo County that the population in
Atascadero will grow to 34,538 persons by 2050, a 15 percent increase from 2018. See Table D.1 for
detailed population information for Atascadero and surrounding communities.
Table D.1: Trends in Population Growth
Jurisdiction
2010 2018 2010-2018
Number Number Change
Atascadero 27,981 30,037 7%
Paso Robles 28,794 31,656 10%
San Luis Obispo 44,959 47,160 5%
San Luis Obispo County 265,577 281,455 6%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Age Characteristics
In 2018, Atascadero had a median age of 38.3, slightly below the median for San Luis Obispo County of
39.1. Table D.2 shows substantial growth in the 65 and above age groups from 2010 to 2018, while the
populations in the 45-54 age groups had the greatest decrease over the same period. This is similar to
trends seen across the state, in which the proportion of individuals over the age of 50 has increased
significantly over the past 10 years, while middle age groups are declining.
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Table D.2: Age Distribution
Age Group
2010 2018
Percent
Change
Number of
Persons
Percent of
Total
Number of
Persons
Percent of
Total
< 15 4505 16% 5,354 18% 2%
15-24 3,861 14% 3,402 11% -2%
25-34 3582 13% 4,321 14% 2%
35-44 3945 14% 3,949 13% -1%
45-54 4925 18% 3,478 12% -6%
55-64 3945 14% 4,664 16% 1%
65+ 3246 12% 4,869 16% 5%
Total 27,981 100% 30,037 100% 7%
Source: U.S. Census, 2010 and 2018 ACS (5-year estimates)
Race and Ethnicity
The racial and ethnic composition of Atascadero residents has not changed much since 2010. As of 2018,
the majority of residents in Atascadero are white (76 percent, down one percent from 2010).
Hispanic/Latino residents make up 17 percent of the population, an increase of one percent since 2010.
Between 2010 and 2018, there was a decrease in the 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%
Source: 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
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central goal of the Housing Element is to identify persons with special needs who need assistance in
meeting their housing needs. Housing Element law specifically requires quantification of the housing need
for seniors, persons with disabilities, large families, female-headed households, persons and families
experiencing homelessness, and farmworkers.
Senior Population
Senior households are included in those with special housing needs due to the likelihood of limited
income, physical disabilities, or higher health care costs. As illustrated in Table D.9, 2,905 Atascadero
households (25 percent) were headed by seniors (persons age 65 years and older) in 2018.
Seniors typically have special needs due to disabilities, health care needs, and fixed incomes. Seniors may
also require assistance with domestic chores and activities such as driving, cooking, cleaning, showering,
or climbing stairs. For elderly people who live alone or do not have relatives to care for them, the need
for assistance may not be met. The special needs of seniors can by met through congregate care, rent
subsidies, shared housing, and housing rehabilitation assistance. For the frail or disabled elderly, housing
with architectural design features that accommodate disabilities can help extend the ability to live
independently. In addition, seniors with mobility/self-care limitations benefit from transportation
options. As of 2020, there are 33 residential and group care facilities offering 361 units in Atascadero. The
facilities offer a range in level of assistance and community structure.
Table D.9: Senior Households
Householder by Age Owner Renter Total
Number Percent Number Percent Number Percent
Total 65 and over 2,396 33% 509 12% 2,905 25%
65 to 74 years 1,250 17% 258 6% 1,508 13%
75 to 84 years 898 12% 150 4% 1048 9%
85 years & over 248 3% 101 2% 349 3%
Total 64 and under 4,960 67% 3,715 88% 8,675 75%
Total (all ages) 7,356 100% 4,224 100% 11,580 100%
Source: U.S. Census ACS 5-Year Estimates Subject Tables 2018
Persons with Disabilities
Persons with disabilities have special housing needs because of employment and income challenges, the
need for accessible and appropriate housing, and higher health care costs. A disability is defined broadly
by the U.S. Census Bureau as a physical, mental, or emotional condition that lasts over a long period of
time and makes it difficult to live independently. Census Bureau data captures six types of disabilities:
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.
• In 2017, there were 550 farms where farmworkers worked 150 days or more, employing 4,735
workers. A total of 588 farms employed 6,681 workers fewer than 150 days per year.1
1 Total farms do not sum to 879 because some farms employed certain workers more than 150 days and certain
workers fewer than 150 days.
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• 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
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
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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.
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
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required for housing units older than 50 years old (i.e., built before 1970). Housing units older than 50
years are more likely to require complete rehabilitation of housing systems such as roofing, plumbing, and
electrical. According to the U.S. Census, more than half, or 69 percent, of Atascadero’s housing stock was
built prior to 1990 (30 years or older) and close to one quarter (24 percent) of Atascadero’s housing stock
was built prior to 1970 (50 years or older).
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
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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.
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
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(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.
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
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affordability. People’s Self Help Housing is an affordable housing developer and service provider including
site-based services for low-income families, individuals, farmworkers, veterans, the homeless, and those
living with disabilities.
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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DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
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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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E: Constraints| 11
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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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.
ITEM NUMBER: B-1
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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.
ITEM NUMBER: B-1
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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
ITEM NUMBER: B-1
DATE: 11/10/20
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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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DATE: 11/10/20
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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E: Constraints| 23
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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0.51-acre property is currently developed with one single-family unit, but the remainder of the property
is unimproved. The property has a realistic capacity of 10 units.
Table F.6: Underutilized High-Density Residential Sites
Site # APN Address
Size
(ac.)
GP/
Zone
Realistic
Capacity
(units) Site Details
U 1 049-151-
020
2453 El
Camino Real
1.4 HDR/
RMF-24
27 Underutilized Site 1 is located in
an area transforming from lower
density to high density residential
uses. The 1.93-acre site is
currently developed with one
single-family unit at the rear of
the property. Only the vacant
portion of the property is used to
calculate realistic capacity. The
vacant portion of the property
(1.4 acres) has a realistic capacity
of 27 units.
U 2 030-121-
003
7298 Santa
Ysabel
0.51 HDR/
RMF-24
10 Underutilized Site 2 is located on
Santa Ysabel Avenue one parcel
east of El Camino Real. The site is
located adjacent to an area that is
intended to transform to mixed
and residential uses along El
Camino Real. The 0.51-acre
property is currently developed
with one single-family unit, but
the remainder of the property is
unimproved. The property has a
realistic capacity of 10 units.
4. Site Infrastructure and Services
Site development potential indicated in the sites inventory is consistent with (and in most cases, lower
than) the development capacity reported in the Land Use, Open Space & Conservation Element. Full
urban-level services are available to each site in the inventory. Such services are more than adequate for
the potential unit yield on each site. Specifically, water and sewer service are available or are programmed
to be made available for all the sites included in the inventory.
Water and Sewer Infrastructure
Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC). AMWC provides
water service within and around Atascadero. The water system includes approximately 250 miles of
pipeline and 17 active wells that pump from the Atascadero sub-basin of the Paso Robles Ground Water
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Basin (both riparian and appropriated Salinas River underflow). AMWC has over 10,000 customer service
connections, 3,700 valves, and 1,700 fire hydrants.
The 2016 Urban Water Management Plan (UWMP) indicates AMWC has sufficient resources to serve
future demands through 2040 based on population projections and reasonably available groundwater and
imported water. The 2016 UWMP also clarifies that that lower-income residential demands are included
in AMWC’s future demand projections.
Due to the increase in the cost of water service to ensure a reliable water supply, the City recognizes that
the connection fees for water is critical for the development of affordable housing. Program 3.L requires
the City to work with AMWC to explore possible options to ease the burden of water service fees for
second units and other affordable housing projects.
The City of Atascadero provides wastewater collection and treatment service for a portion of the City’s
population, serving an area consisting of approximately 2,000 acres of the roughly 15,000 acres within the
City boundary. Approximately 5,000 residential, commercial, and industrial customers are served by the
wastewater collection and treatment system. The remainder of the City’s population is served by on-site
wastewater treatment systems (septic systems). The City’s Wastewater Division maintains a 1.4 million
gallon-per-day (mgd) wastewater treatment facility, over 66 miles of pipeline, and 13 wastewater-
pumping stations. The treatment plant operates at approximately 96 percent capacity, experiencing an
average daily flow of 1.38 mgd. Average daily flow for residential use is estimated to be 100 gallons per
capita per day. Based on the 2020 average household size of 2.43 persons (California Department of
Finance), the daily flow is 0.0002 mgd per household. The average daily flow of the remaining RHNA units
is estimated to be 0.05 mgd. The City has begun the process of analyzing and defining the project scope
for an expanded and enhanced treatment facility. Construction is budgeted and is expected to be
completed in 2024. The expansion will be completed during the planning cycle. Minor modifications can
also be made to ensure capacity until construction begins on the new facility. The facility will be designed
to accommodate anticipated growth through 2024 with opportunities for expansion as needed for growth
projections beyond the 20-year design horizon. All sites identified in the sites inventory are located
adjacent to existing sewer lines to facilitate connections and are located within the urban services line
that identifies the extent of areas serviced by wastewater service or where the City anticipates extending
services to in the future. It is anticipated that housing development through the planning period can be
accommodated by the existing and, eventually upgraded facility.
Dry Utilities
All sites in the land use inventory lie within developed areas and have access to full dry utilities. Electricity
services in Atascadero are provided by Pacific Gas & Electric (PG&E), which has a 70 kilovolt electrical
transmission line that extends north-south from San Luis Obispo through Atascadero and on to Paso
Robles and beyond. A substation is located near Atascadero Lake. Two transmission lines also branch out
from the substation westerly to Cayucos and Harmony. Electricity is generally available throughout
Atascadero through a local distribution system of mostly overhead wires.
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Natural gas is provided by the Southern California Gas Company, with natural gas lines extending north-
south and east-west from Atascadero. The north-south line follows El Camino Real and U.S. 101,
connecting southerly to San Luis Obispo and Santa Maria, and northerly to Paso Robles and beyond. The
east-west line generally follows Route 41 east to Shandon. Natural gas is generally available throughout
Atascadero through a local distribution system. Additional dry utilities include various
telecommunications providers and cable providers and solid waste collection (WM Waste Management).
5. Environmental Constraints
The sites inventory analysis reflects land use designations and densities established in the General Plan
Land Use, Open Space & Conservation Element. Thus, any environmental constraints that would lower
the potential yield (e.g., steep slopes) have already been accounted for. Any additional constraints that
would occur on a more detailed site review basis would be addressed as part of the individual project
review process. The City’s capacity to meet its regional share and individual income categories are not
constrained by any environmental conditions.
6. Financial Resources
The City currently utilizes several sources of funding to assist in the provision of quality housing to lower-
income residents.
The City’s inclusionary housing program offers the option of paying a fee in lieu of building
affordable housing for projects of 10 units or fewer. Fees deposited into the account may be used
in the acquisition, construction, or rehabilitation of affordable housing. As of May 2020, the fund
balance was $908,000.
The City of Atascadero participates in HUD federal funding programs through the Urban County
of San Luis Obispo. The County of San Luis Obispo is the lead agency in administering HUD funding
programs for the County and six participating cities of San Luis Obispo, Paso Robles, Atascadero,
Morro Bay, Arroyo Grande, and City of Pismo Beach. Administration of the Community
Development Block Grant (CDBG) program is divided among the County and the six participating
cities, with the County being the lead agency. Administration of the HOME Investment Partnership
(HOME) and the Emergency Solutions Grant (ESG) programs is handled by the County of San Luis
Obispo. In 2018, the Urban County used $1.9 million in CDBG funds, $1 million in HOME funds,
and $148,000 in ESG funds for projects and services that address unmet community needs by
providing gap financing for vital services and facilities.
Another source of local housing funding is through the San Luis Obispo County Housing Trust Fund
(SLOCHTF), which is a private nonprofit corporation created to increase the supply of affordable
housing in San Luis Obispo County for very low-, low-, and moderate-income households.
SLOCHTF provides financing and technical assistance to help private developers, nonprofit
corporations, and government agencies produce and preserve homes that working families,
seniors on fixed incomes and persons with disabilities can afford to rent or buy. Since
incorporating in 2003, SLOCHTF has loaned nearly $25 million to assist over 1,000 units of
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affordable housing. The loans have also assisted over 200 beds for those in need of shelter and
care.
7. Administrative Resources
Agencies with administrative capacity to implement programs contained in the Housing Element include
the City of Atascadero and local and regional non-profit private developers. The Planning Division within
the City of Atascadero Community Development Department takes the lead in implementing Housing
Element programs and policies. The Division is responsible for implementing the General Plan by ensuring
that development projects are consistent with the General Plan and ensuring that development projects
are consistent with current local zoning ordinances and state codes. The City also works closely with non-
profit developers to expand affordable housing opportunities in Atascadero.
• El Camino Homeless Organization (ECHO) is a non-profit organization serving the homeless
population of Northern San Luis Obispo County. The organization also assists those in need with
obtaining permanent housing and developing skills necessary to lead a more stable life. ECHO
operates a permanent shelter in Atascadero at 6370 Atascadero Avenue, within the City’s
Emergency Shelter Overlay Zone.
• The Community Action Partnership San Luis Obispo (CAPSLO) provides a wide variety of social
services in San Luis Obispo County. CAPSLO operates the Maxine Lewis Memorial Homeless
Shelter and the Prado Day Center in San Luis Obispo. They also operate Head Start and Migrant
Head Start programs and two health centers in San Luis Obispo and Arroyo Grande. The Energy
Conservation division provides weatherization and home repairs throughout the County.
• Habitat for Humanity is an international non-profit organization dedicated to partnering with
those in need of safe and affordable homes. The San Luis Obispo County Habitat chapter has been
active since 1997 and is involved in several development projects throughout the Central Coast.
Habitat for Humanity for San Luis Obispo County has built 17 homes: four in Atascadero, one in
Cambria, three in Paso Robles, four in Grover Beach, and five in San Luis Obispo.
• The Housing Authority of San Luis Obispo County (HASLO) was created to provide housing
assistance for the County's lower-income residents. The Housing Authority administers the
Housing Choice Voucher (formerly Section 8) rental assistance program and manages public
housing developments. The Housing Authority also administers the Tenant Based Rental
Assistance (TBRA) Program for the San Luis Obispo Supportive Housing Consortium and
established the San Luis Obispo Non-Profit Housing Corporation to take advantage of federal tax
credits. The Non-Profit Housing Corporation has since helped with the development of the low-
income Atascadero Senior Housing Project in 2008 and owns two housing complexes in
Atascadero.
• People's Self-Help Housing (PSHH) is a diverse, nonprofit organization committed to furthering
opportunities for decent, safe, affordable housing and support services in San Luis Obispo, Santa
Barbara, and Ventura Counties. PSHH has two primary programs: Self Help Homeownership
Program and a Rental Housing Development and Construction Services Program. Additionally,
PSHH administers the Supportive Housing Program, assisting residents with accessing community
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services and provides home ownership counseling. PSHH has constructed 15 affordable home-
ownership properties and currently owns and operates Atascadero Gardens, a 17-unit affordable
rental complex. The purchase of this building in 1999 prevented a pending conversion to market
rate units and tenant displacement. Since 2012, PSHH has developed a tract of 24 single-family
residential homes in El Camino Oaks subdivision (Oakgrove Phase II) that fell into foreclosure and
constructed an 11-unit affordable (very low- and low-income units) subdivision tract on
Atascadero Avenue that was purchased from a bankruptcy auction.
• Transitional Food and Shelter (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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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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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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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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8 | G: Accomplishments
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 1.1–21:
The housing needs of persons with
disabilities, including persons with
developmental disabilities are
typically not specifically addressed by
Title 9 Regulations. The housing
needs of persons with disabilities, in
addition to basic affordability, range
from slightly modifying existing units
to requiring a varying range of
supportive housing facilities. In order
to assist in the housing needs for
persons with Developmental
Disabilities, the City will implement
the following programs:
• The City shall seek State and
Federal monies, as funding becomes
available, in support of housing
construction and rehabilitation
targeted for persons with disabilities,
including persons with
developmental disabilities.
• The City shall provide regulatory
incentives, such as expedited permit
processing and reduced fee, to
projects targeted for persons with
disabilities, including persons with
developmental disabilities.
• The City shall work with local
organizations such as the Tri-
Counties Regional Center and
Transitions Mental Health
Association to implement an
education and outreach program
informing families within the City of
housing and services available for
persons with disabilities, including
developmental disabilities. The
program will include the
development of an informational
brochure available on the City’s
website or at City Hall.
The City works diligently to identify grant and other funding
opportunities to support housing rehabilitation. The City is
also in contact with multiple non-profit organizations and
makes available to them pre-planning and other services to
streamline these types of projects. This program will remain.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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G: Accomplishments| 11
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 3.1- 3:
Continue to strictly enforce the State
energy standards of Title 24.
The City's Building Department continues to enforce Title 24
requirements upon review of building plans that require
energy reports. This program will remain in the Housing
Element as part of a comprehensive energy conservation
program.
Program 3.1- 4:
Enhance partnerships with Solar
Providers for installation of PV panels
and other alternative electrical
services for low-income households.
The City will continue to partner with non-profits by providing
housing lists and affordable unit locations to assist in
targeting these income groups. Recent changes to state law
require all newly constructed homes to be powered by solar
power. This program will remain in the Housing Element as
part of a comprehensive energy conservation program.
Program 4.1–1:
Cooperate with non-profit groups
and local religious organizations to
allow the temporary use of churches
as homeless shelters.
The City continues to encourage local churches to provide
temporary shelters for the homeless population. The City
adopted Appendix O for emergency shelters during the latest
Building Code Update cycle. A local declaration of a Shelter
Crisis requires that the City suspend the typical building code
standards to the extent that strict compliance would hinder
or prevent the mitigation effects of the shelter crisis. The
State developed Appendix O as a way of establishing certain
minimum standards that must remain in effect for temporary
or permanent structures during the declared crisis period.
This program will remain in the Housing Element.
Program 4.1–2:
Continue to support local motel
voucher programs for temporarily
displaced and extremely low-income
persons. The motel voucher program
is funded through the City’s CDBG
funding. Motel vouchers are available
to aid residents experiencing
emergency situations, such as a
house fire, in finding temporary
housing. The City works with non-
profit organizations (such as Loaves
and Fishes) to aid the residents in
need and provide technical support
for the motel voucher program.
The City will continue to work with local non-profits and
obtain CDBG grant funding for this program. This program will
remain in the Housing Element and will be consolidated into a
single program addressing homeless resources.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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Atascadero Housing Element
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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G: Accomplishments| 15
Table G.1: 2014-2019 Program Accomplishments
2014-2019 Housing Element
Program Program Performance and Continued Appropriateness
Program 4.3–2:
Work with nonprofits and identify
funding to address the housing needs
of extremely low-income households
and totally and permanently disabled
persons.
RDA funds are no longer available since the agency no longer
exists. City staff continues to work with non-profits for any
grant funding opportunities. This program will remain in the
Housing Element as a single, consolidated program
addressing funding sources for affordable and special needs
housing.
Program 5.1–1:
Continue to facilitate understanding
of the impacts of economic issues,
employment, and growth on housing
needs among financial, real estate,
and development professionals in
formalized settings, such as the
Economic Round Table.
City staff attend economic roundtables and other events as
continuing education of these impacts. This program will
remain in the Housing Element as part of a housing finance
constraints program to encourage identification of non-
governmental constraints and to facilitate production of
affordable housing.
Program 5.1–2:
Continue to work with development
community to identify and mitigate
any constraints on access to financing
for multi-family development. The
City will conduct regular stakeholder
meetings with members of the
development community including
representatives from local non-profit
housing organizations, developers,
and real estate brokers to solicit
feedback.
City Staff continues to work with developers, key
stakeholders, and property owners on overcoming
constraints in project design to help facilitate financing. This
program will remain.
Program 5.2–1:
Continue to monitor and evaluate
development standards and
advances in housing construction
methods.
As City staff identifies issues with the Municipal Code and
advance construction methods, the City will amend the code
as necessary. This program will remain in the Housing
Element to encourage identification and possible mitigation
of non-governmental constraints.
Program 5.2–2:
Continue to track the affordability of
housing projects and progress toward
meeting regional housing needs.
Reports should be provided semi-
annually to the Planning Commission
and annually to the City Council and
the California Department of Housing
and Community Development.
The City tracks all housing projects and provides status
updates to both the Council and Planning Commission. This
program is folded into an adequate sites program addressing
housing resources to meet the 2018-2028 RHNA.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 163 of 216
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 164 of 216
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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 165 of 216
Atascadero Housing Element
X: Appendix| 1
Appendix A
Public Outreach Contact List
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 166 of 216
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2 | X: Appendix
Organization/Name Contact Information
Atascadero Chamber of Commerce 805-466-2044
info@atascaderochamber.org
Atascadero Association of Realtors AAORstaff@AtascaderoRealtors.com
(805) 466-9200
Atascadero Community Link (805)466-5404
http://www.linkslo.org/
Atascadero Mutual Water Company (AMWC), John Niel lhalderman@amwc.us
Atascadero Unified School District 805-462-4200
California Department of Housing and Community
Development (HCD)
(Tom Brinkhuis)
916.263.6651
Tom.Brinkhuis@hcd.ca.gov
California Department of Transportation (Caltrans) Info-d5@dot.ca.gov
(805) 549-3111
Central Coast Commission for Senior Citizens (805) 925-9554
seniors@KCBX.net
City of San Luis Obispo, John F Rickenbach JFRickenbach@aol.com
City of Paso Robles, Katie Banister KBanister@prcity.com
Community Action Partnership, San Luis Obispo
(CAPSLO)
(805) 544-4355
CAPSLO hotline@capslo.org
Community Church of Atascadero (Rev. Heather
Branton)
ccauccpastor@gmail.com
Corporation for Better Housing (818) 905-2430
maria@corpoffices.org
Darren Thomas, Adco Design Inc. darren@adco.biz
El Camino Homeless Organization (ECHO) (805) 462-3663
wlewis@echoshelter.org
Federal Emergency Management Agency Gregor.blackburn@fema.dhs.gov
Habitat for Humanity info@hfhsloco.org
805-782-0687
Housing Authority San Luis Obispo (HASLO) (805) 543-4478
info@haslo.org
nguzman@haslo.org
Homeless Services Oversight Council (HSOC) San Luis
Obispo County
SS_HomelessServices@co.slo.ca.us
Housing Trust Fund, San Luis Obispo County info@slochtf.org
Independent Living Resource Center, Inc. (ILRC), Jerry
Mihaic
info@ilrc-trico.org
JMIHAIC@ILRC-TRICO.org
Local Agency Formation Commission (LAFCO) DChurch@SLOLAFCO.com
805.781.5795
North County Connection, Susan Warren 805.462.8600
INFO@NCCSLO.ORG
info@northcountyconnection.com
North County Women’s Shelter 805-461-1338
Northern Chumash Tribe Mona Olivas Tucker,
Chairwoman
olivas.mona@gmail.com
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 167 of 216
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X: Appendix| 3
Organization/Name Contact Information
People’s Self Help Housing (805) 781-3088
info@pshhc.org
sherylf@pshhc.org
morgenb@pshhc.org
Salinan Tribe of Monterey and San Luis Obispo
Counties, Fredrick Segobia
info@salinantribe.com
Salvation Army (805) 544-2401
Elaine.Mansoor@usw.salvationarmy.org
San Luis Obispo Council of Governments (SLOCOG),
Sara Sanders
ssanders@slocog.com
pio@slocog.org
JDinunzio@slocog.org
San Luis Obispo County Air Pollution Control District
(APCD)
(805) 781-5912
info@slocleanair.org
San Luis Obispo County Housing Trust Fund (SLOHTF) (805) 543-5970
info@slochtf.org
San Luis Obispo County Planning and Building (805) 781-5600
chanh@co.slo.ca.us
asingewalg@co.slo.ca.us
lhoffman@co.slo.ca.us
SLOCo Yimby, Krista Jeffries slocoyimby@gmail.com
Southern California Gas Company (SoCalGas) dceja@semprautilities.com
Transitions Mental Health Association (THMA) (805) 540-6500
info@t-mha.org
Tri-Counties Regional Center (805) 461-7402
Tri-counties@tri-counties.org
Transitional Food and Shelter 805-466-5404
jwilshusen@atascadero.org
Loaves and Fishes contact@atascaderoloaves.org
805-461-1504
Independent Living Resource Center (805) 462-1162
Atascadero Land Preservation Society (ALPS)
info@supportalps.org
Developers/Realtors/Consultants/Brokers/Misc.
AM Roofing am.roofing@yahoo.com
Cal Coastal Properties (805) 242-6202
info@calcoastalslo.com
Century 21 Hometown Realty 805.461.1121
bonniechomes@gmail.com
Dawn.Espana@c21home.com
richardshannonc21@gmail.com
Economic Vitality Corporation info@sloevc.org
(805) 788-2012
Home Builder’s Association of the Central Coast
(805) 546-0418
LHatcher@hbacc.org
John Rickenbach Consultants JFRickenbach@aol.com
(805) 610-1109
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 1A
Page 169 of 216
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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 2
Page 170 of 216
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.
H CD 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 Nava rrette , of our staff, at
David.Navarrette@hcd.ca.gov.
Sincerely,
Shannan West
Land Use & Planning Unit Chief
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 2
Page 171 of 216
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…1/4
Genevieve Sharrow <genevieves@migcom.com>FW: housing element1 messageKelly Gleason <kgleason@atascadero.org>Thu, Sep 3, 2020 at 2:15 PMTo: Genevieve Sharrow <genevieves@migcom.com> Kelly GleasonSenior Planner | City of Atascadero
805.470.3446 | kgleason@atascadero.org
Due to restric ons under the County of San Luis Obispo Local Emergency Order and Regula on NO. 4 COVID 19, City Hall is
temporarily 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 by appointment only for front counter services. We will respond as soon as possible to your request.
Thank you for your pa ence!
From: Phil Dunsmore <pdunsmore@atascadero.org>
Sent: Tuesday, August 18, 2020 10:02 AM
To: Kelly Gleason <kgleason@atascadero.org>
Subject: FW: housing element
Phil Dunsmore, Community Development Director
CITY OF ATASCADERO
Community Development Dept.
6500 Palma Ave., Atascadero CA 93422
Direct (805) 470-3488 | Office (805) 461-5035
Direct Fax: (805) 470-3489 | Office Fax (805) 461-7612
www.atascadero.org
Dedicated to Atascadero’s character and safety by helping people plan and build quality projects
Due to restric ons under the County of San Luis Obispo Local Emergency Order, City Hall con nues to remain
temporarily closed to the public. Essen al services are s ll in opera on and we are processing permits and performing
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 3
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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…2/4
inspec ons. Community Development staff will be available by phone (805) 461-5000 and email, and will respond assoon as possible to your request. From: Max Zappas <max@zvillages.com> Sent: Tuesday, July 28, 2020 5:27 PMTo: Susan Funk <sfunk@atascadero.org>; Charles Bourbeau <cbourbeau@atascadero.org>; Heather Moreno<hmoreno@atascadero.org>; Phil Dunsmore <pdunsmore@atascadero.org>; Heather Newsom<hnewsom@atascadero.org>; Roberta Fonzi <rfonzi@atascadero.org>; Michael Zappas<mike@zvillages.com>; Zoe Zappas <zoe@zvillages.com>; Rachelle Rickard <rrickard@atascadero.org>Subject: 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 staff 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. Tom Means and Ed Stringham also measured the effects 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/office 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 traffic 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
office and we will not build there until we can design something that will work. See the vacant retail behind the movie
theater 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 office spaces after having it sit vacant since around 2012 or whenever they finished it...
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 3
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You know better than I do exactly when that project was finished but if they had been able to focus the office on thefrontage exclusively and finance the project by having residential in the rear, then, there would've been far less time withempty 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 morein line with SLO, they allow up to 35 units per acre in the downtown zone and, interestingly, in the RMF zone, they mirrorour 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 difficult because it often entails assembling multiple parcels and requiresgetting 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 theresidential density at 20 units per acre, it needs to be up near 35 per acre. However, with higher density comes heightand parking difficulties based on your current codes... which necessitates the need to be able to go higher with theprojects in the downtown and also have more flexible parking requirements. 3 topics here to address in the downtownzones, allow buildings to go higher, allow higher density per acre, and allow lower parking requirements or in lieu fees forparking 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. We 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
difference. For example, 5730 el camino real... We 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. We 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 traffic 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.
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 3
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--Thank you, Max ZappasZ Villages Management & Development6100 El Camino Real Suite Cmax@zvillages.com805-674-4743Con Lic # 1048492RE Lic # 01997012
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ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 3
Page 175 of 216
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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 4
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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
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 4
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October 20, 2020
John Holder
City of Atascadero Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
Subject: The City of Atascadero’s 2021 -2028 Housing Element Update Draft
Dear Mr. Holder :
The State of California and Federal Highways Administration designate SLOCOG as the Regional Transportation Planning Agency
(RTPA) and the Metropolitan Planning Organization (MPO), respectively, for the region. While SLOCOG does not have permit or
regulatory authority for housing ele ment updates, SLOCOG is responsible for developing the Regional Housing Needs Allocation
(RHNA) Plan which assigns a share of the region’s future housing need to each jurisdiction in the region. All California cities and
counties are required by Government Code (Section 65580-65590) to adopt housing elements as part of their general plans. Unlike
the other elements, the Housing Element must be revised and updated to reflect the RHNA Plan.
SLOCOG commends Atascadero’s effort in fulfilling state requirements as well as providing such detail on the current and future
state of the City’s housing needs. The majority of RHNA Plan objectives were fulfilled through the draft. For example, the RHNA
Plan principle of Social Equity was fulfilled through Policies 1.3-1.4, the Regional Cooperation principle was fulfilled through the
inclusion of the regional vision for housing, and Fair Housing principle was fulfilled through Policies 5.1-5.4 . SLOCOG is encouraged
by the inclusion of these policies along with the programs related to increasing affordable housing within the City for example
program 2.C, “Affordable Housing In -Lieu funds ” (p.6). SLOCOG was impressed with the amount of outreach and quality of
community engagement over the last year. It is evident that public comment went into the crafting of the updated goals, policies,
and programs.
Thank you for the opportunity to provide input. The document provided insight into the housing challenges the City faces but also
tangible ways to work with and around those challenges to fulfill state requirements. We wish Atascadero continued success in
moving the Housing Element Update forward. If you have any questions, please feel free to contact me at (805) 597 -8052 or
ssanders@slocog.org.
Sincerely,
Sara Sanders, Transportation Planner
San Luis Obispo Council of Governments
ITEM NUMBER: B-1
DATE: 11/10/20
ATTACHMENT: 5
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ITEM NUMBER: C-1
DATE: 11/10/20
Atascadero City Council
Staff Report – Public Works Department
Atascadero Mall Plaza Construction Award
RECOMMENDATIONS:
Council:
1. Discuss and direct staff on desired design revisions for the Atascadero Mall
Plaza Project.
2. Authorize the City Manager to execute a contract with Kirk Construction in an
amount not to exceed $819,344.50 for the construction of the Atascadero Mall
Plaza Project subject to project design revisions as identified by Council.
3. Authorize the Director of Administrative Services to appropriate up to an
additional $616,700 in Public Facilities Fees Fund balance for FY20/21 toward
the Atascadero Mall Plaza project subject to project design revisions as identified
by Council.
DISCUSSION:
Background
Currently, the Atascadero downtown area is in the midst of a transformation, led by the
construction of the La Plaza development and the conceptual approval of the downtown
infrastructure enhancement plan . One original condition of approval for the La Plaza
development was for the construction of a plaza area adjacent to the south end of the
La Plaza project within the Atascadero Mall right-of-way and City parcel formerly
occupied by the Main Street Building. The project condition stated:
The public plaza is expected to be a versatile park-like space that can be used for
events. The applicant shall work with the City on the final design of proposed
public plaza within the Atascadero Avenue (Mall). The draft and final design shall
be approved by the Community Development Director and shall include the
following provisions:
a. Design elements such as low decorative fencing to guide pedestrians
towards the signalized intersection
b. Removable fencing to allow maximum use of the roadway and the plaza if
the road is closed during events and happenings
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DATE: 11/10/20
c. Provisions to accommodate food trucks, electrical needs, lighting,
emergency access and other elements necessary for events and
happenings
d. Landscaping as approved by the Public Works Director/Community
Development Director
e. The design shall not incorporate a curb, gutter or sharp grade change
between the roadway and plaza
f. The applicant may revise items a. – e. with the advance written approval of
the City Manager or designee thereof
By March 2019, it became readily apparent that the cost of c onstructing the Plaza
would exceed the amount of fees credits that the La Plaza project could expect to
receive and thus was an impediment to development of the La Plaza. On March 26,
2019 the City Council reviewed two park concept plans, and approved having the City
move forward with a park concept that included two large pergolas. In June 2019, the
City Council approved $475,000 in Park Impact Fee Funds to fund the construction of
the Plaza.
The Atascadero Mall Plaza will be a new City public space that will provide seating,
landscaping, shade, and a place for public events. Staff began work on this project in
July 2019 with a design team consisting of Walsh Engineering, Casey Patterson
(landscape architect), Smith Structural Group and Thoma Electric. Since that time, the
City has worked with the design team to refine the site layout and facilities to meet
multiple user needs and provide as much flexibility as possible. Concept plans were
initially developed and refined, followed by construction pl ans and specifications for bid.
Design Analysis
The Atascadero Mall Plaza is envisioned as a multi-use public space with an open-
walled shade structure that closely ties into new La Plaza improvements as well as the
downtown El Camino Real corridor. Given the varied space needs, a project design
advisory team comprised of members from various City departments was created. The
advisory team provided input and feedback to the design team to ensure that the facility
design provides a space to meet the various needs to which it will serve while providing
flexibility for future uses.
The following essential design requirements for the Atascadero Mall Plaza were
identified during the preliminary design process:
1. Maintain visibility of City Hall from the Highway 101 corridor.
2. Maintain visibility through the site and to the tunnel to reduce transient or
criminal activity.
3. Provide expansive shade area.
4. Provide a significant concrete hardscape area that can be used for events
and/or outdoor dining.
5. Integrate seating and protection from vehicles entering KLEMS and La Rosa’s.
6. Integrate electrical service for built-in and string lighting and outlets while
providing pole lights matching downtown lighting standards.
7. Provide low maintenance landscaping and irrigation improvements.
8. Meet all Code requirements.
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DATE: 11/10/20
Given the design parameters, staff evaluated multiple draft plans of the plaza, while
consulting with the La Plaza team and surrounding property owners, prior to developing
two design scenarios: one with a pergola and one with no pergola. These two design
scenarios were reviewed and discussed with Council at their March 26, 2019 regular
meeting, along with various pros and cons of each . Council directed staff to proceed
with the design scenario that included a pergo la structure. Staff proceeded with the
preferred design scenario and prepared construction plans and specifications for a
public bidding. The final construction p lans showing the proposed facility are included
as Attachment 3.
Bid Analysis
The project was publicly bid starting August 7, 2020 for a minimum of 30 days in
accordance with State Contracting Laws and the City’s Purchasing Policy. A public bid
opening was held on September 10, 2020 and nine bids were received ranging from
$819,344.50 to $1,384,106, with the low bid received by Kirk Construction of
Atascadero. The bid proposals were reviewed for mathematical accuracy and
compliance with project bidding requirements, and the City Engineer determined that
Kirk Construction’s bid proposal was responsive and responsible per the bidding
requirements.
Given the significant additional costs above budget, staff prepared a bid analysis
spreadsheet including all bid items costs from all contractors. This exercise was
completed to determine if a small number of bid items were disproportionately affecting
the bid, and if there were potential modifications or clarifications that could be made to
significantly lower costs if rebid.
The Atascadero Mall Plaza project has been planned and budgeted within the 2019-
2021 budget and includes $475,000 in funding from the Parkland Facilities Fees Fund.
There has been an estimated $67,500 spent to date on the design and bid phases,
leaving $407,500 in remaining estimated budgeted funds to complete the project. S taff
recommends keeping a 15% construction contingency for the project ($122,920), and
believes it will cost $81,935 for construction testing, inspection, and support activities to
complete the project. Award of this bid as-is would require an additional budget
appropriation of $616,700.
After review of the bids, it does not appear that the bid will come down substantially in
price without major design revisions (thinn er concrete sections, selection of cheaper
materials, etc.), reducing the overall site f ootprint, or removal of bid items. There were
four potential items identified by staff to lower overall project cost, as identified below:
1. The most obvious potential for reduction in cost would be to remove the shade
structure (pergola) from the project. This item totaled $226,650 and $278,094 in
the low and second low bidder’s proposal, respectively, and is a significant
change to the project that would trigger the project to be rebid. This change
would require that the City rebid the project pursuant with Public Contract
Code §§ 20166.
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DATE: 11/10/20
2. The southern portion of the plaza, which serves as access to the adjacent
businesses, could be constructed as an asphalt roadway in lieu of concrete.
This would likely result in total cost savings of approximately $25,000. Since
there is currently no asphalt work associated with this contract, this
change would require that the City rebid the project pursuant with Public
Contract Code §§ 20166.
3. Replace low concrete seat walls around plaza trees and along northern project
perimeter with concrete flush curbs. Kirk’s cost for this item was $98,790, but
additional concrete work involving thickened sidewalk edges and new curb would
result in an estimated cost savings of $75,000. Exact savings are not known at
this time, as the difference between bid quantity and final quantity for concrete
curb will require a negotiation with the contractor. Benches could be added to
provide seating in lieu of seat walls at planter areas. This item could be
addressed through a construction change order and not require rebidding the
project.
4. Replace brick paver band with concrete pavement to match plaza concrete.
Kirk’s cost for this item was $66,965, but would need to be replaced with
concrete sidewalk resulting in an estimated cost savings of $45,000. This item
could be addressed through a construction change order and not require
rebidding the project.
5. Eliminate decorative fencing at southern edge of plaza and replace with bollards
to prevent vehicles from entering plaza. Kirk’s cost for this item was $21,005, but
additional bollards would be required to the vehicle access portion of the plaza
from the pedestrian portion. This would result in an estimated cost savings of
$15,000. This item could be addressed through a construction change order and
not require rebidding the project.
The Parkland Facilities Fees Fund has approximately $700,000 in available fund
balance ($1.2 million in fund balance less the remaining $407,500 set aside for this
project and less $144,000 set aside for the Lake Pipe Fill Line). The Atascadero
Pickleball Club is also seeking a City contribution for the proposed pickleball courts.
Use of the Parkland Impact Fees Funds would be the recommended funding source for
any City contribution to new park facilities such as the pickleball courts. It is not
uncommon for cities to loan general funds to a project and reimburse the general fund
loan from future impact fees, subject to the availability of general funds and a realistic
expectation of future impact fees.
There are Park Impact Fee Funds available to complete the project as bid; however
there are always additional park expansion needs of the community. The Council can
award the bid as designed, with the appropriation in $616,700 in additional Parkland
Impact Fees or the Council may direct staff to make design changes that would
potentially lower the cost of the Project. The staff recommendation includes Council
taking action on any desired design changes and then authorizing the City Manager to
execute a contract with Kirk Construction. The cost reduction for the design change
would be negotiated with Kirk Construction based on unit costs.
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ITEM NUMBER: C-1
DATE: 11/10/20
FISCAL IMPACT:
The Project funding sources and uses are as follows:
ESTIMATED EXPENDITURES
Design, Soils Testing $ 67,500
Construction Contract 819,345
Inspection / Testing / Construction Admin. @ 10% 81,935
Construction Contingency @ 15% 122,920
Total Estimated Expenditures: $ 1,091,700
FUNDING SOURCES
Public Facilities Fees Fund budgeted funds $ 475,000
Additional Facilities Fees Fund Reserves 616,700
Total Funding Sources $ 1,091,700
ALTERNATIVES:
1. Cancel the project or direct staff to rebid the project. Staff does not recommend
rebidding the project as-is without making significant changes to the project scope,
since rebidding will likely result in higher bids. Rebidding the project will delay the
project by 2-3 months.
2. Direct staff to remove the shade structure from the project. Removal of the shade
structure will require rebidding the project and will delay the project by 2-3 months.
3. Direct staff to remove concrete seat walls from the project (Bid Item #25) and
negotiate work adjustments with the contractor.
4. Direct staff to remove the brick paver band f rom the project (Bid Item #24) and
replace with concrete sidewalk (Bid Item #22).
5. Direct staff to remove decorative fencing from the project (Bid Item #18) and
negotiate work adjustments (bollards, etc.) with the contractor.
ATTACHMENTS:
1. Bid Summary
2. Bid Analysis Spreadsheet
3. Atascadero Mall Plaza Plans
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DATE: 11/10/20
ATTACHMENT: 1
Page 184 of 216
BID ANALYSISPROJECT: ATASCADERO MALL PLAZA PROJECTBID DATE: SEPT. 10, 2020ITEM EST.NO. QTY UNITLOWEST HIGHEST AVERAGE1MOBILIZATION, BONDS & INSURANCE 1 LS16,085.00$ 128,000.00$ 56,280.44$ 16,085.00$ 128,000.00$ 56,280.44$ 29,500.00$ 29,500.00$ 183% 23% 52%2TRAFFIC CONTROL 1 LS978.00$ 20,480.00$ 5,928.67$ 978.00$ 20,480.00$ 5,928.67$ 5,000.00$ 5,000.00$ 511% 24% 84%3WATER POLLUTION CONTROL PLAN (WPCP) PREPARATION AND IMPLEMENTATION1LS2,000.00$ 59,000.00$ 14,222.11$ 2,000.00$ 59,000.00$ 14,222.11$ 8,600.00$ 8,600.00$ 430% 15% 60%4 DEMOLITION 1 LS20,000.00$ 68,609.00$ 44,094.67$ 20,000.00$ 68,609.00$ 44,094.67$ 55,000.00$ 55,000.00$ 275% 80% 125%5TREE REMOVAL2EA-$ -$ -$ -$ -$ -$ -$ -$ - - -6ADJUST EXISTING UTLITY STRUCTURE TO GRADE11 EA350.00$ 1,250.00$ 739.22$ 3,850.00$ 13,750.00$ 8,131.44$ 785.00$ 8,635.00$ 224% 63% 106%7RESET EXISTING MONUMENT (NAIL & TAG)1EA510.00$ 2,200.00$ 1,362.22$ 510.00$ 2,200.00$ 1,362.22$ 1,250.00$ 1,250.00$ 245% 57% 92%8 STORMTECH UNDERGROUND BASIN 686 CF16.48$ 59.00$ 31.97$ 11,305.28$ 40,474.00$ 21,931.42$ 29.50$ 20,237.00$ 179% 50% 92%9 CONSTRUCT STORMDRAIN MANHOLE 1 EA2,500.00$ 15,531.00$ 6,752.89$ 2,500.00$ 15,531.00$ 6,752.89$ 4,100.00$ 4,100.00$ 164% 26% 61%10 12" TRAFFIC RATED AREA DRAIN INLET 3 EA299.00$ 1,600.00$ 1,010.67$ 897.00$ 4,800.00$ 3,032.00$ 930.00$ 2,790.00$ 311% 58% 92%11 8" STORMDRAIN PIPE 120 LF40.00$ 114.00$ 71.00$ 4,800.00$ 13,680.00$ 8,520.00$ 71.00$ 8,520.00$ 178% 62% 100%12 CONNECT TO EXISTING 24" STORMDRAIN PIPE (CONC. LUG) 1 EA850.00$ 2,831.00$ 1,932.67$ 850.00$ 2,831.00$ 1,932.67$ 2,500.00$ 2,500.00$ 294% 88% 129%13 CONSTRUCT CONCRETE CURB30LF9.00$ 85.00$ 55.82$ 270.00$ 2,550.00$ 1,674.67$ 72.40$ 2,172.00$ 804% 85% 130%14 CONSTRUCT CONCRETE SIDEWALK (PEDESTRIAN, 4"/4")7400 SF8.20$ 12.00$ 9.62$ 60,680.00$ 88,800.00$ 71,155.11$ 8.20$ 60,680.00$ 100% 68% 85%15CONSTRUCT CONCRETE SIDEWALK (DRIVEABLE, 8"/6")4800 SF10.30$ 19.50$ 14.50$ 49,440.00$ 93,600.00$ 69,584.00$ 10.30$ 49,440.00$ 100% 53% 71%16BRICK PAVER BAND2270 SF19.00$ 39.00$ 28.59$ 43,130.00$ 88,530.00$ 64,909.39$ 29.50$ 66,965.00$ 155% 76% 103%17CONSTRUCT CONCRETE SEAT WALLS (SF FACE) 555 SF60.00$ 314.00$ 184.78$ 33,300.00$ 174,270.00$ 102,551.67$ 178.00$ 98,790.00$ 297% 57% 96%18INSTALL DECORATIVE FENCING 215 LF97.70$ 150.00$ 120.52$ 21,005.50$ 32,250.00$ 25,912.28$ 97.70$ 21,005.50$ 100% 65% 81%19STRUCTURAL CONCRETE 128 CY487.50$ 1,263.00$ 827.61$ 62,400.00$ 161,664.00$ 105,934.22$ 487.50$ 62,400.00$ 100% 39% 59%20STRUCTURAL STEEL (PERGOLA STRUCTURE)45000 LB2.60$ 10.71$ 5.09$ 117,000.00$ 481,950.00$ 228,850.00$ 3.65$ 164,250.00$ 140% 34% 72%21LANDSCAPE PLANTING 1 LS27,000.00$ 47,900.00$ 31,952.78$ 27,000.00$ 47,900.00$ 31,952.78$ 28,350.00$ 28,350.00$ 105% 59% 89%22LANDSCAPE IRRIGATION1LS22,000.00$ 57,000.00$ 33,847.44$ 22,000.00$ 57,000.00$ 33,847.44$ 28,800.00$ 28,800.00$ 131% 51% 85%23SITE ELECTRICAL1LS90,000.00$ 188,000.00$ 130,206.61$ 90,000.00$ 188,000.00$ 130,206.61$ 90,360.00$ 90,360.00$ 100% 48% 69%TOTAL BID PRICE: 819,344.50$ BID ITEM DESCRIPTIONUNIT PRICEAVERAGEUNIT PRICEHIGHESTUNIT PRICETOTAL PRICE ANALYSIS(OF 9 BID PROPOSALS)HIGHESTTOTAL PRICEAVERAGETOTAL PRICEKIRK CONSTRUCTION(LOW BIDDER)TOTAL COST% OF PRICE OF ALL BIDDERSUNIT PRICE ANALYSIS(OF 9 BID PROPOSALS)LOWESTUNIT PRICELOWESTTOTAL PRICEITEM NUMBER: C-1DATE: 11/10/20ATTACHMENT: 2
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