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012511 - Agenda Packet 012511
ARCHIVE COPY CITY CLERK �j iris 1979'-� CITY OF 14 T/4 SC�DERO \ E / CITY COUNCIL AGENDA Tuesday, January 25, 2011 City lull Council Chambers 6907 EI Camino Real, Atascadero, California 6:00 P.M. City Council: 6:00 P.M. Public Financing Authority: Immediately following the City Council meeting REGULAR SESSION — CALL TO ORDER: 6:00 P.M. PLEDGE OF ALLEGIANCE: Council Member Clay ROLL CALL: Mayor O'Malley Mayor Pro Tem Kelley Council Member Clay Council Member Fonzi Council Member Sturtevant APPROVAL OF AGENDA: Roll Call 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. DRAFT MINUTES: Council meeting draft minutes are listed on the Consent Calendar for approval of the minutes. Should anyone wish to request an amendment to draft minutes, the item will be removed from the Consent Calendar and their suggestion will be considered by the City Council. If anyone desires to express their opinion concerning issues included in draft minutes, they should share their opinion during the Community Forum portion of the meeting.) 1. City Council Special Meeting Draft Action Minutes — December 28, 2010 ■ Recommendation: Council approve the City Council Meeting Draft Action Minutes of December 28, 2010. [City Clerk] 2. City Council / Community Redevelopment Agency Special Joint Meeting Draft Action Minutes — December 28, 2010 ■ Recommendation: Council approve the City Council / Community Redevelopment Agency Special Joint Meeting Draft Action Minutes of December 28, 2010. [City Clerk] 3. November 2010 Accounts Payable and Payroll ■ Fiscal Impact: $1,769,795.67. ■ Recommendation: Council approve certified City accounts payable, payroll and payroll vendor checks for November 2010. [Administrative Services] "!"V LATES FROM THE CITY MANAGER: (The City Manager will give an oral report on Rl f,' current issues of concern to the City Council.) MUNITY FORUM: (This portion of the meeting is reserved for persons wanting to address the Council on any matter not on this agenda and over which the Council has :�risdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. The Council may take action to direct the staff :r dace a matter of business on a future agenda. A maximum of 30 minutes will be a.;c.,,led for Community Forum, unless changed by the Council.) 2 B. PUBLIC HEARINGS: 1. PLN 2009-1328 / GPA 2009-0025 - Adoption of 2007 - 2014 Housing Element - General Plan Land Use Element & Land Use Diagram Update - ZCH 2010-0162 Zoning Code & Zoning Map Update (City of Atascadero) ■ Ex Parte Communications: ■ Fiscal Impact: There is no fiscal impact in adopting the Housing Element; however, implementation of related programs in the future will result in yet undetermined costs to the City. ■ Recommendations: Planning Commission Recommends Council: 1. Adopt Resolution A, certifying Proposed Negative Declaration 2010- 0005; and, 2. Adopt Resolution B, adopting the Atascadero 2007-2014 Housing Element (PLN 2009-1328/ GPA 2009-0025) based on findings; and, 3. Adopt Resolution C, approving a General Plan Land Use Element Update and General Plan Land Use Diagram Update (PLN 2009- 1328/ GPA 2009-0025) to allow a minimum density of 20 units per acre in the High Density Residential Land Use Designation; and, 4. Introduce Draft Ordinance A for first reading, by title only, to approve Zoning Code Updates (PLN 2009-1328/ ZCH 2010-0162) to change RMF-16 to RMF-20 and update Zoning Ordinance definitions related to housing, based on findings; and, 5. Introduce Draft Ordinance B for first reading, by title only, to approve Zoning Map Update (PLN 2009-1328/ ZCH 2010-0162) to change RMF-16 to RMF-20, based on findings. [Community Development] C. MANAGEMENT REPORTS: 1. Transit/ North County Shuttle Update ■ Fiscal Impact: Potential decreases in fare box revenue may require modification to the City's transit system. ■ Recommendations: Council receive the information and provide staff with any direction deemed appropriate. [Public Works] 2. Strategic Planning 2011 — Community Development and Economic Development Issues ■ Fiscal Impact: Many of the programs and options discussed in this report have a monetary or staff resource cost. Based on Council direction, staff will address these costs in the draft 2011-13 City budget. ■ Recommendation: Council review this staff report and provide direction to staff. [Community Development] COUNCIL ANNOUNCEMENTS AND REPORTS: (On their own initiative, Council Members may make a brief announcement or a brief report on their own activities. Council Members may ask a question for clarification, make a referral to staff or take 3 ;'pion to have staff place a matter of business on a future agenda. The Council may ViRe action on items listed on the Agenda.) COMMITTEE REPORTS: (The following represent standing committees. Informative status reports will be given, as felt necessary): Mayor O'Malley 1. City/ Schools Committee 2. County Mayors Round Table 3. Integrated Waste Management Authority (IWMA) 4. League of California Cities — CITIPAC Board Member 5. SLO Council of Governments, President (SLOCOG) 6. SLO Regional Transit Authority, President (SLORTA) Mayor Pro Tem Kelley 1. Atascadero State Hospital Advisory Committee 2. City of Atascadero Finance Committee 3. City of Atascadero Design Review Committee 4, Economic Vitality Corporation, Board of Directors (EVC) `�. Homeless Services Oversight Council Council Member Clay 1. Atascadero Youth Task Force Council Member Fonzi 1. Air Pollution Control District ?. City of Atascadero Finance Committee 3. City of Atascadero Design Review Committee 4. SLO Local Agency Formation Commission (LAFCo) - alternate Council Member Sturtevant 1. City/ Schools Committee �2. Community Action Partnership of SLO County 3. League of California Cities — Council Liaison Et INDIVIDUAL DETERMINATION AND/ OR ACTION: 'i . City Council 2. City Clerk 3. City Treasurer City Attorney 5. City Manager a. Commissioner.Attendance Reports 4 F. ADJOURNMENT: Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that person may be limited to raising those issues addressed at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be distributed to the Council and available for review in the City Clerk's office. I, Victoria Randall, Deputy City Clerk of the City of Atascadero, declare under the penalty of perjury that the foregoing agenda for the January 25, 2011 Regular Session of the Atascadero City Council was posted on January 18, 2011, at the Atascadero City Hall, 6907 EI Camino Real, Atascadero, CA 93422 and was available for public review in the Customer Service Center at that location. Signed this 18th day of January, 2011, at Atascadero, California. Victoria Randall, Deputy City Clerk City of Atascadero 5 City of Atascadero WELCOME TO THE ATASCADERO CITY COUNCIL MEETING The City Council meets in regular session on the second and fourth Tuesday of each month at 6:00 p.m. unless there is a Community Redevelopment Agency meeting commencing at 6:00 p.m. in which event the Council meeting will commence immediately following the conclusion of the Community Redevelopment Agency meeting. Council meetings will be held at the City Hall Council Chambers, 6907 EI Camino Real, Atascadero. Matters are considered by the Council in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the City Clerk and are available for public inspection during City Hall business hours at the Front Counter of "ity Hall, 6907 EI Camino Real, Atascadero, and on our website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero Library, 6850 Morro Road. 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 in the City Clerk's office. Council meetings are videotaped and audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400). In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager's Office or the City Clerk's Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in ::assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. NO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, "COMMUNITY FORUM", the Mayor will call for anyone from the audience having business with the " ouncil to approach the lectern and be recognized. 1. Give your name for the record (not required) 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Mayor and Council. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present Js is the time items not on the Agenda may be brought to the Council's attention. A maximum of 30 minutes will be ;owed for Community Forum (unless changed by the Council). TO SPEAK ON AGENDA ITEMS(from Title 2, Chapter 1 of the Atascadero Municipal Code) i ambers of the audience may speak on any item on the agenda. The Mayor will identify the subject, staff will give their report, and the Council will ask questions of staff. The Mayor will announce when the public comment period is open and will request anyone interested to address the Council regarding the matter being considered to step up to the lectern. If ,ou wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Mayor 2. Give your name (not required) 3. Make your statement 4. All comments should be made to the Mayor and Council 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present 6. All comments limited to 3 minutes If you wish to use a computer presentation to support your comments, you must notify the City Clerk's office at least 24 hours prior to the meeting. Digital presentations must be brought to the meeting on a USB drive or CD. You are required +f7: submit to the City Clerk a printed copy of your presentation for the record. Please check in with the City Clerk before meeting begins to announce your presence and turn in the printed copy. yiie Mayor will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Council 6 ITEM NUMBER: A- 1 DATE: 1/25/11 m In,� 'nIT 1918 � CADE CITY OF A TA SCA DERO CITY COUNCIL SPECIAL MEETING DRAFT ACTION MINUTES Tuesday, December 28, 2010 City Hall Council Chambers 6907 EI Camino Real, Atascadero, California City Council Special Meeting: 6:00 P.M. Community Redevelopment Agency Special Meeting: Immediately following the conclusion of the City Council Special Meeting Joint City Council / RDA Special Meeting / Study Session: Immediately following the conclusion of the Community Redevelopment Agency Special Meeting REGULAR SESSION — CALL TO ORDER: 6:00 P.M. Mayor Fonzi called the meeting to order at 6:00 p.m. and Council Member Kelley led the Pledge of Allegiance. 7 ITEM NUMBER: A- 1 DATE: 1/25/11 ROLL CALL: Present: Council Members Clay, O'Malley, Kelley, Sturtevant and Mayor Fonzi Absent: None Others Present: City Clerk / Assistant to City Manager Marcia McClure Torgerson Staff Present: City Manager Wade McKinney, Assistant City Manager Jim Lewis, Public Works Director Russ Thompson, Community Services Director Brady Cherry, Police Chief Jim Mulhall, and City Attorney Brian Pierik. APPROVAL OF AGENDA: Roll Call MOTION: By Council Member Sturtevant and seconded by Council Member Kelley to approve the agenda. Motion passed 5:0 by a roll-call vote. PUBLIC COMMENT: Vern Haynes led those present in prayer. Mayor Fonzi closed the Public Comment period. A. DISCUSSION OF MAYOR AND MAYOR PRO TEM POSITIONS There was Council discussion on the role of the Mayor and Mayor Pro Tem. PUBLIC COMMENT: None CITY COUNCIL REORGANIZATION: 1. Council Appointment of Mayor — The City Clerk will accept nominations from the Council Members MOTION: By Council Member Clay and seconded by Council Member Sturtevant to nominate Council Member O'Malley to the position of Mayor. Motion passed 5:0 by a roll-call vote. 8 ITEM NUMBER: A- 1 DATE: 1/25/11 2. Council Appointment of Mayor Pro Tem — The new Mayor will accept nominations from the Council Members MOTION: By Council Member Clay and seconded by Mayor O'Malley to nominate Council Member Kelley to the Mayor Pro Tem position. MOTION: By Council Member Sturtevant and seconded by Mayor O'Malley to nominate Council Member Clay to the position of Mayor Pro Tem. Council Member Clay stated that he appreciated the nomination but asked that his name be withdrawn. MOTION: By Council Member Clay and seconded by Mayor O'Malley to nominate Council Member Kelley to the Mayor Pro Tem position. C. COMMITTEE REPORTS: Mayor O'Malley announced his appointments to the following Committees: • Air Pollution Control District (APCD) — Council Member Fonzi • Atascadero Youth Task Force — Council Member Clay • City/ Schools Committee (2) — Mayor O'Malley & Council Member Sturtevant • County Mayors Round Table — Mayor O'Malley • Design Review Committee — Council Member Fonzi & Mayor Pro Tem Kelley • Economic Vitality Corporation, Board of Directors (EVC) — Mayor Pro Kelley, Council Member Fonzi as alternate • Finance Committee — Council Member Fonzi & Mayor Pro Tem Kelley • Homeless Services Oversight Council — Mayor Pro Tem Kelley • Integrated Waste Management Authority (IWMA) — Mayor O'Malley, Council Member Sturtevant as alternate • League of California Cities — Council Liaison — Council Member Sturtevant • League of California Cities — CITIPAC Board Member — Mayor O'Malley (appointed by League of CA Cities) • S.L.O. Council of Governments (SLOCOG) — Mayor O'Malley, Council Member Fonzi as alternate • S.L.O. Regional Transit Authority (SLORTA) — Mayor O'Malley, Mayor Pro Tem Kelley as alternate Appointments made by other entities: • Atascadero State Hospital Advisory Committee — Mayor Pro Tem Kelley (appointed by the Governor) • Local Agency Formation Commission (LAFCO) -Council Member Fonzi as alternate (appointed by City Selection Committee) 9 ITEM NUMBER: A- 1 DATE: 1/25/11 City Clerk Torgerson explained the recruitment and interview process for the selection of Commissioners. There was Council consensus to extend the deadline for applications for Commission vacancies to January 7, 2011. The City Clerk was directed to schedule the interviews for January 14, 2011. Council Member Sturtevant announced he is appointing Len Colamarino to the Planning Commission. Mayor O'Malley announced that he is appointing Mark Dariz to the Planning Commission. Since Mr. Dariz now serves on the Parks & Recreation Commission, there will be a vacancy on that Commission. Council Member Sturtevant announced he is appointing Jerel Seay to the Parks and Recreation Commission. D. ADJOURNMENT TO COMMUNITY REDEVELOPMENT AGENCY SPECIAL MEETING. Mayor O'Malley adjourned the meeting at 7:02 p.m. MINUTES PREPARED BY: Marcia McClure Torgerson, C.M.C. City Clerk/Assistant to the City Manager 10 ITEM NUMBER: A- 2 DATE: 1/25/11 SPECIAL JOINT MEETING Atascadero City Council Community Redevelopment Agency of Atascadero Strategic Planning 2011 - Phase #1 Tuesday, December 28, 2010 Special Joint Meeting follows the conclusion of the Community Redevelopment Agency Special Meeting which follows the conclusion of the City Council Special Meeting at 6:00 P.M. City Hall, Council Chambers 6907 El Camino Real, Atascadero, California DRAFT ACTION MINUTES ROLL CALL: City Council and Community Redevelopment Agency of Atascadero Present: Board Members Sturtevant, O'Malley, Clay, Vice Chairperson Kelley and Chairperson Fonzi Present: Council Members Clay, Fonzi, Kelley, Sturtevant and Mayor O'Malley Absent: None Others Present: City Clerk / Assistant to City Manager/ Board Secretary Marcia McClure Torgerson Staff Present: City Manager/Executive Director Wade McKinney, Assistant City Manager/Assistant Executive Director Jim Lewis, Public Works 11 ITEM NUMBER: A- 2 DATE: 1/25/11 Director Russ Thompson, Police Chief Jim Mulhall, and City Attorney Brian Pierik. Strategic Planning 2011 — Introduction of Strategic Planning Effort • Fiscal Impact: None • Recommendations: City Council/RDA Board take the following actions: 1 . Reaffirm the City's Mission Statement; and, 2. Review the Environmental Scan prepared by staff; and, 3. Develop a preliminary list of discussion issues. City Manager Wade McKinney gave the staff report and answered questions from the Council. • MISSION STATEMENT There was Council/RDA consenses to reaffirm the Mission Statement. • ENVIRONMENTAL SCAN PUBLIC COMMENT: The following citizens spoke on this item: Steve Martin Mayor O'Malley closed the Public Comment period. Council/RDA made some amendments to the draft Environmental Scan. PUBLIC COMMENT: The following citizens spoke on this item: Katyn Sturtevant Mayor O'Malley closed the Public Comment period. • DISCUSSION ISSUES The Council/Board reviewed the current list of issues and added a few more. 1 . Economy 2. Permitted land uses in commercial zones 3. Labor relations 4. County Redistricting Plan 5. County Tax Split Agreement 6. Paperless agendas 7. Prioritize ADE Hot Spots 8. Take a unified position on the re-location of the Junior High School 9. Stadium Park 12 ITEM NUMBER: A- 2 DATE: 1/25/11 ADJOURNMENT: The City Council and Community Redevelopment Agency will adjourn to their next regularly scheduled meetings. Mayor O'Malley adjourned the meeting at 8:09 p.m. MINUTES PREPARED BY: Marcia McClure Torgerson, C.M.C. City Clerk / Assistant to the City Manager 13 14 ITEM NUMBER: A-3 _ DATE: 01/25/11 f1ill 11 F'■ n: ��191 A � Atascadero City Council Staff Report - Administrative Services Department November 2010 Accounts Payable and Payroll RECOMMENDATION: Council approve certified City accounts payable, payroll and payroll vendor checks for November 2010. DISCUSSION: Attached for City Council review and approval are the following: Payroll Dated 11/10/10 Checks # 28351 - 28381 $ 20,639.32 Direct Deposits 240,750.94 Dated 11/24/10 Checks # 28382 - 28411 22,048.66 Direct Deposits 234,422.71 Accounts Payable Dated 11/01/10-11/30/10 Checks # 126667 - 126990 & EFTs 883 - 894 1,251,934.04 TOTAL AMOUNT $ 1,769,795.67 FISCAL IMPACT: Total expenditures for all funds is $ 1,769,795.67 CERTIFICATION: The undersigned certifies that the attached demands have been released for payment and that funds are available for these demands, i Rachelle Rickard,`Director of Administrative Services ATTACHMENT: November 2010 Eden Warrant Register in the amount of $ 1,251,934.04 15 16 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check mber Date Vendor Description Amount 883 11/02/2010 RABOBANK, N.A. Payroll Vendor Payment 42,152.09 884 11/02/2010 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTE( Payroll Vendor Payment 85,156.06 885 11/02/2010 EMPLOYMENT DEV DEPARTMENT Payroll Vendor Payment 12,579.97 886 11/02/2010 EMPLOYMENT DEV. DEPARTMENT Payroll Vendor Payment 1,277.08 126667 11/05/2010 A J'S APPLIANCE SERVICE Accounts Payable Check 99.55 126668 11/05/2010 MATTHEW R.AANERUD Accounts Payable Check 230.00 126669 11/05/2010 ACE AUTOMOTIVE Accounts Payable Check 1,643.91 126670 11/05/2010 ACTIVE MEDICAL&SAFETY Accounts Payable Check 68.25 126671 11/05/2010 ADVANCED PRESSURE WASHING Accounts Payable Check 700.00 126672 11/05/2010 AIRFLOW FILTER SERVICE, INC. Accounts Payable Check 186.28 126673 11/05/2010 A-JAY EXCAVATING, INC. Accounts Payable Check 3,373.08 126674 11/05/2010 ALL ABOUT PRODUCE, INC. Accounts Payable Check 384.58 126675 11/05/2010 ALL SIGNS AND GRAPHICS, LLC Accounts Payable Check 201.40 126676 11/05/2010 ALTHOUSE&MEADE, INC. Accounts Payable Check 72.00 126677 11/05/2010 AMERICAN MARBORG Accounts Payable Check 259.43 126678 11/05/2010 AMERICAN WEST TIRE&AUTO INC Accounts Payable Check 1,126.28 126679 11/05/2010 DAVID ANASTASIA Accounts Payable Check 281.00 126680 11/05/2010 ANTECH DIAGNOSTICS-WEST Accounts Payable Check 344.89 126681 11/05/2010 ARAMARK UNIFORM SERVICES Accounts Payable Check 753.30 126682 11/05/2010 ARMET'S LANDSCAPE, INC. Accounts Payable Check 3,636.60 126683 11/05/2010 AT&T Accounts Payable Check 1,304.39 126684 11/05/2010 AT&T Accounts Payable Check 160.05 126685 11/05/2010 AT&T ADVERTISING & PUBLISHING Accounts Payable Check 356.40 126686 11/05/2010 ATAS COMM REDEV AGENCY Accounts Payable Check 31,133.00 126687 11/05/2010 ATASCADERO HAY& FEED Accounts Payable Check 1,348.26 126689 11/05/2010 ATASCADERO MUTUAL WATER CO. Accounts Payable Check 32,594.90 126690 11/05/2010 ATASCADERO NEWS Accounts Payable Check 1,199.00 126691 11/05/2010 ATASCADERO TRAFFIC WAY STORAGE Accounts Payable Check 576.00 126692 11/05/2010 A-TOWN AUDIO VIDEO Accounts Payable Check 250.56 126693 11/05/2010 BACKFLOW APPARATUS&VALVE CO. Accounts Payable Check 123.21 126694 11/05/2010 JENAMARIE P. BAIRD Accounts Payable Check 52.50 126695 11/05/2010 BASSETT'S CRICKET RANCH,INC. Accounts Payable Check 64.30 126696 11/05/2010 BCS, LLC Accounts Payable Check 4,075.18 126697 11/05/2010 LUCA P. BENEDETTI Accounts Payable Check 128.00 126698 11/05/2010 ELLEN BERAUD Accounts Payable Check 21.50 126699 11/05/2010 BREZDEN PEST CONTROL Accounts Payable Check 160.00 17 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check Number Date Vendor Description Amount 126700 11/05/2010 BRYAN LLOYD GARDENING Accounts Payable Check 100.OU 126701 11/05/2010 CA CONSERVATION CORP Accounts Payable Check 17,630.00 126702 11/05/2010 RUTH CALLAHAN Accounts Payable Check 35.00 126703 11/05/2010 CALPORTLAND Accounts Payable Check 1,139.60 126704 11/05/2010 NICOLE CANBY Accounts Payable Check 128.00 126705 11/05/2010 SARAH B. CARDINALI Accounts Payable Check 320.40 126706 11/05/2010 CDCE, INC. Accounts Payable Check 209.44 126707 11/05/2010 BRADY CHERRY Accounts Payable Check 300.00 126708 11/05/2010 CHICAGO GRADE LANDFILL, INC. Accounts Payable Check 60.00 126709 11/05/2010 KATHLEEN J. CINOWALT Accounts Payable Check 248.50 126710 11/05/2010 CITY OF ATASCADERO Accounts Payable Check 761.90 126711 11/05/2010 COASTAL REPROGRAPHIC SERVICES Accounts Payable Check 73.37 126712 11/05/2010 CORELOGIC INF. SOLUTIONS, INC. Accounts Payable Check 100.00 126713 11/05/2010 CREDIT BUREAU Accounts Payable Check 20.85 126714 11/05/2010 CROP PRODUCTION SERVICES Accounts Payable Check 1,732.66 126715 11/05/2010 CRYSTAL SPRINGS WATER Accounts Payable Check 144.50 126716 11/05/2010 DANIEL A. DAVIS Accounts Payable Check 364.00 126717 11/05/2010 SANDRA N. DEAL PH.D. Accounts Payable Check 325.0 126718 11/05/2010 DECOU LUMBER COMPANY Accounts Payable Check 499.60 126719 11/05/2010 DISTRICT 8 CONFERENCE Accounts Payable Check 25.00 126720 11/05/2010 ED'S FLY MEAT, INC. Accounts Payable Check 25.50 126721 11/05/2010 EWING IRRIGATION GOLF INDUSTRL Accounts Payable Check 956.13 126722 11/05/2010 FARM SUPPLY COMPANY Accounts Payable Check 17.28 126723 11/05/2010 FARWEST LINE SPECIALTIES Accounts Payable Check 335.36 126724 11/05/2010 FEDERAL EXPRESS Accounts Payable Check 38.33 126725 11/05/2010 FERRELL'S AUTO REPAIR Accounts Payable Check 80.00 126726 11/05/2010 FGL ENVIRONMENTAL Accounts Payable Check 358.00 126727 11/05/2010 FLUID RESOURCE MANAGEMENT,INC. Accounts Payable Check 125.00 126728 11/05/2010 WARREN FRACE Accounts Payable Check 300.00 126729 11/05/2010 FRESNO POLICE DEPARTMENT Accounts Payable Check 984.00 126730 11/05/2010 GAS COMPANY Accounts Payable Check 534.46 126731 11/05/2010 ANDREW J. GEFTAKYS Accounts Payable Check 36.00 126732 11/05/2010 GEM AUTO PARTS Accounts Payable Check 181.90 126733 11/05/2010 GRISANTI HARDWARE Accounts Payable Check 28.84 126734 11/05/2010 HANSON AGGREGATES, INC. Accounts Payable Check 1,106.86 126735 11/05/2010 HART IMPRESSIONS PRINT& COPY Accounts Payable Check 242.4 126736 11/05/2010 CHRISTOPHER HESTER Accounts Payable Check 128.0,j 18 UtyofAtascadero City of Atascadero Disbursement Listing For the Month of November 2010 Check Check mber Date Vendor Description Amount 126737 11/05/2010 HEWLETT-PACKARD Accounts Payable Check 5,768.93 126738 11/05/2010 HINDERLITER, DE LLAMAS Accounts Payable Check 1,067.87 126739 11/05/2010 HSBC BUSINESS SOLUTIONS Accounts Payable Check 1,004.15 126740 11/05/2010 ERIK W. HUBER Accounts Payable Check 108.00 126741 11/05/2010 IMPACT ABSORBENTS, INC. Accounts Payable Check 15.44 126742 11/05/2010 EVELYN R. INGRAM Accounts Payable Check 392.00 126743 11/05/2010 JAKE FANNING CONSTRUCTION Accounts Payable Check 686.72 126744 11/05/2010 JESPERSEN'S TIRE SERVICE, INC. Accounts Payable Check 20.00 126745 11/05/2010 JIFFY LUBE/SOUND BILLING Accounts Payable Check 69.45 126746 11/05/2010 KANEY Accounts Payable Check 360.57 126747 11/05/2010 KCI ENVIRONMENTAL, INC. Accounts Payable Check 525.00 126748 11/05/2010 SEAN L. KNOPH Accounts Payable Check 416.67 126749 11/05/2010 KNUCKLEHEAD GRAPHICS Accounts Payable Check 66.08 126750 11/05/2010 LANDSCAPES BY STACH Accounts Payable Check 440.00 126751 11/05/2010 JAMES R. LEWIS Accounts Payable Check 250.00 126752 11/05/2010 LIFE ASSIST, INC. Accounts Payable Check 34.75 126753 11/05/2010 MAINLINE UTILITY CO. Accounts Payable Check 1,537.50 26754 11/05/2010 MARTINELLI LANDSCAPE CONST INC Accounts Payable Check 1,765.71 126755 11/05/2010 BECKY MAXWELL Accounts Payable Check 76.80 126756 11/05/2010 DAN MCGAULEY Accounts Payable Check 165.00 126757 11/05/2010 WADE MCKINNEY Accounts Payable Check 500.00 126758 11/05/2010 DELMA MEYER Accounts Payable Check 36.00 126759 11/05/2010 MICHAEL BRANDMAN ASSOCIATES Accounts Payable Check 50,051.30 126760 11/05/2010 MICHAEL FREDERICK PAVING,INC. Accounts Payable Check 365.00 126761 11/05/2010 MID-COAST MOWER&SAW Accounts Payable Check 6.47 126762 11/05/2010 MINER'S ACE HARDWARE Accounts Payable Check 1,256.29 126763 11/05/2010 MISAC Accounts Payable Check 160.00 126764 11/05/2010 MISSION UNIFORM SERVICE Accounts Payable Check 92.28 126765 11/05/2010 JOHNNY F. MITCHELL Accounts Payable Check 380.00 126766 11/05/2010 REON C MONSON Accounts Payable Check 66.00 126767 11/05/2010 MICHAL S. MOSES Accounts Payable Check 1,178.44 126768 11/05/2010 MWI VETERINARY SUPPLY Accounts Payable Check 143.94 126769 11/05/2010 NCI AFFILIATES, INC Accounts Payable Check 335.00 126770 11/05/2010 WILLIAM NICKERSON Accounts Payable Check 188.23 126771 11/05/2010 NICKSON'S MACHINE SHOP INC. Accounts Payable Check 3,852.40 126772 11/05/2010 OFFICE DEPOT INC. Accounts Payable Check 953.94 126773 11/05/2010 TARA ORLICK Accounts Payable Check 19.25 19 City of Atascadero City of Atascadero Disbursement Listinq For the Month of November 2010 Check Check Number Date Vendor Description Amount 126774 11/05/2010 OUTLET TOOL SUPPLY Accounts Payable Check 77.88 126775 11/05/2010 PACIFIC COAST GYMNASTICS CENTE Accounts Payable Check 344.40 126776 11/05/2010 PACIFIC GAS AND ELECTRIC Accounts Payable Check 6,081.22 126777 11/05/2010 PASO ROBLES FORD LINCOLN MERC Accounts Payable Check 5,701.27 126778 11/05/2010 BRAD PAYTON Accounts Payable Check 250.00 126779 11/05/2010 PC MALL Accounts Payable Check 78.87 126780 11/05/2010 PERRY'S ELECTRIC MOTORS&CTRL Accounts Payable Check 3,349.43 126781 11/05/2010 PFEIFFER PARTNERS, INC. Accounts Payable Check 108,852.50 126782 11/05/2010 JASON M. PLATZ Accounts Payable Check 72.00 126783 11/05/2010 ANDREW G. PRATT Accounts Payable Check 57.00 126784 11/05/2010 PROCARE JANITORIAL SUPPLY,INC. Accounts Payable Check 844.36 126785 11/05/2010 QUALITY CODE PUBLISHING, LLC Accounts Payable Check 3,798.81 126786 11/05/2010 RECOGNITION WORKS Accounts Payable Check 27.06 126787 11/05/2010 REGAL ELECTRIC Accounts Payable Check 616.00 126788 11/05/2010 RICK ENGINEERING COMPANY Accounts Payable Check 3,000.00 126789 11/05/2010 RACHELLE RICKARD Accounts Payable Check 300.00 126790 11/05/2010 MICHELLE R. ROGERS Accounts Payable Check 227.50 126791 11/05/2010 ROSS]TRANSPORT SERVICE Accounts Payable Check 500.6E 126792 11/05/2010 SAN LUIS AUTOBODY Accounts Payable Check 2,098.15 126793 11/05/2010 SAN LUIS POWERHOUSE, INC. Accounts Payable Check 2,933.33 126794 11/05/2010 SBRPSTC Accounts Payable Check 374.00 126795 11/05/2010 SCHIMM'S TREE SERVICE, INC. Accounts Payable Check 225.00 126796 11/05/2010 SCOTT O'BRIEN FIRE&SAFETY CO Accounts Payable Check 438.56 126797 11/05/2010 JOHN C. SIEMENS Accounts Payable Check 350.00 126798 11/05/2010 SMART AND FINAL Accounts Payable Check 27.81 126799 11/05/2010 DAVID L. SMAW Accounts Payable Check 76.00 126800 11/05/2010 STAPLES CREDIT PLAN Accounts Payable Check 1,177.91 126801 11/05/2010 STATE WATER RES CONTROL BOARD Accounts Payable Check 95.00 126802 11/05/2010 SUNLIGHT JANITORIAL Accounts Payable Check 1,045.00 126803 11/05/2010 SUPERIOR CRANE&TRANSPORT Accounts Payable Check 300.00 126804 11/05/2010 TEMPLETON UNIFORMS Accounts Payable Check 336.90 126805 11/05/2010 TESCO CONTROLS, INC. Accounts Payable Check 750.00 126806 11/05/2010 RUSS THOMPSON Accounts Payable Check 300.00 126807 11/05/2010 TW TELECOM, INC. Accounts Payable Check 785.10 126808 11/05/2010 UNION BANK, N.A. Accounts Payable Check 875.00 126809 11/05/2010 UNITED RENTALS NORTHWEST, INC Accounts Payable Check 753.0E 126810 11/05/2010 URBAN FUTURES, INC. Accounts Payable Check 5,021.01 20 City of Atascadero City of Atascadero Disbursement Listing For the Month of November 2010 Check Check ember Date Vendor Description Amount 126811 11/05/2010 VALLEY PACIFIC PETROLEUM SVCS Accounts Payable Check 2,935.96 126812 11/05/2010 IWINA M.VAN BEEK Accounts Payable Check 57.00 126813 11/05/2010 VERIZON WIRELESS Accounts Payable Check 2,178.94 126814 11/05/2010 VIDEO PALACE Accounts Payable Check 3.79 126815 11/05/2010 MATT VIERRA Accounts Payable Check 165.00 126816 11/05/2010 MAURICE WAGNER Accounts Payable Check 2,441.60 126817 11/05/2010 WELL SEEN SIGN COMPANY Accounts Payable Check 192.69 126818 11/05/2010 WESTERN JANITOR SUPPLY Accounts Payable Check 292.91 126819 11/05/2010 WILLDAN FINANCIAL SERVICES Accounts Payable Check 173.50 126820 11/05/2010 VANESSA WILLIAMS Accounts Payable Check 25.00 126821 11/05/2010 WULFING'S BACKGROUND & POLYGR Accounts Payable Check 450.00 126822 11/05/2010 PAUL JEFFREY ZEHNER Accounts Payable Check 110.00 126823 11/09/2010 ALLSTATE WORKPLACE DIVISION Payroll Vendor Payment 4,340.08 126824 11/09/2010 CSAC- EIA Payroll Vendor Payment 1,189.90 126825 11/09/2010 MEDICAL EYE SERVICES Payroll Vendor Payment 1,539.27 126826 11/09/2010 PREFERRED BENEFITS INSURANCE Payroll Vendor Payment 8,409.20 126827 11/09/2010 SDRMA Payroll Vendor Payment 116,579.49 126828 11/12/2010 ATASCADERO FIRE EMPLOYEE ASSN. Payroll Vendor Payment 630.00 126829 11/12/2010 ATASCADERO MID MGRS ORG UNION Payroll Vendor Payment 40.00 126830 11/12/2010 ATASCADERO POLICE OFFICERS Payroll Vendor Payment 960.00 126831 11/12/2010 EMPLOYMENT DEV. DEPARTMENT Accounts Payable Check 14,549.00 126832 11/12/2010 FLEX-PLAN SERVICES INC. Payroll Vendor Payment 2,536.16 126833 11/12/2010 HARTFORD LIFE INSURANCE Payroll Vendor Payment 8,245.00 126834 11/12/2010 NATIONWIDE RETIREMENT SOLUTION Payroll Vendor Payment 672.23 126835 11/12/2010 SEIU LOCAL 620 Payroll Vendor Payment 847.25 126836 11/12/2010 VANTAGEPOINT TRNSFR AGT 106099 Payroll Vendor Payment 311.61 126837 11/12/2010 VANTAGEPOINT TRNSFR AGT 304633 Payroll Vendor Payment 1,668.89 887 11/16/2010 RABOBANK, N.A. Payroll Vendor Payment 42,868.73 888 11/16/2010 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEP Payroll Vendor Payment 85,969.21 889 11/16/2010 EMPLOYMENT DEV DEPARTMENT Payroll Vendor Payment 12,824.40 890 11/16/2010 EMPLOYMENT DEV. DEPARTMENT Payroll Vendor Payment 1,257.37 126838 11/19/2010 ALL ABOUT PRODUCE, INC. Accounts Payable Check 274.85 126839 11/19/2010 ALL SIGNS AND GRAPHICS, LLC Accounts Payable Check 515.67 126840 11/19/2010 AMERICAN WEST TIRE &AUTO INC Accounts Payable Check 100.83 126841 11/19/2010 DAVID ANASTASIA Accounts Payable Check 215.00 21 city of Atasrnriero City of Atascadero Disbursement Listing For the Month of November 2010 Check Check Number Date Vendor Description Amount 126842 11/19/2010 ANTECH DIAGNOSTICS-WEST Accounts Payable Check 100.39 126843 11/19/2010 ARAMARK UNIFORM SERVICES Accounts Payable Check 504.52 126844 11/19/2010 KELLY AREBALO Accounts Payable Check 569.05 126845 11/19/2010 AT&T Accounts Payable Check 93.51 126846 '11/19/2010 AT&T Accounts Payable Check 677.07 126847 11/19/2010 AT&T Accounts Payable Check 497.15 126848 11/19/2010 ATASCADERO COMMUNITY LINK Accounts Payable Check 1,000.00 126849 11/19/2010 ATASCADERO LAND PRESERVATION Accounts Payable Check 2,000.00 126850 11/19/2010 ATASCADERO MUTUAL WATER CO. Accounts Payable Check 2,637.90 126851 11/19/2010 ATASCADERO NEWS Accounts Payable Check 2,673.50 126852 11/19/2010 BASSETT'S CRICKET RANCH,INC. Accounts Payable Check 102.79 126853 11/19/2010 ELLEN BERAUD Accounts Payable Check 17.00 126854 11/19/2010 BERRY MAN, INC. Accounts Payable Check 199.00 126855 11/19/2010 BURKE,WILLIAMS, & SORENSON LLP Accounts Payable Check 13,295.67 126856 11/19/2010 CA CODE CHECK, INC. Accounts Payable Check 6,369.76 126857 11/19/2010 CAL-COAST REFRIGERATION, INC Accounts Payable Check 501.79 126858 11/19/2010 KATE CAPELA Accounts Payable Check 268.75 126859 11/19/2010 CASSIE'S CUSTOM CAKES Accounts Payable Check 285.0 126860 11/19/2010 CENTRAL COAST R& R LOCK Accounts Payable Check 185.51 126861 11/19/2010 BRADY CHERRY Accounts Payable Check 102.00 126862 11/19/2010 CHEVRON &TEXACO BUS. CARD SVC Accounts Payable Check 3,366.35 126863 11/19/2010 CHICAGO GRADE LANDFILL, INC. Accounts Payable Check 100.00 126864 11/19/2010 COAST ELECTRONICS Accounts Payable Check 1,055.00 126865 11/19/2010 COASTAL COPY, LP Accounts Payable Check 179.67 126866 11/19/2010 CONOCOPHILLIPS Accounts Payable Check 2,696.73 126867 11/19/2010 CORELOGIC INF. SOLUTIONS, INC. Accounts Payable Check 100.00 126868 11/19/2010 CROP PRODUCTION SERVICES Accounts Payable Check 101.76 126869 11/19/2010 CRYSTAL SPRINGS WATER Accounts Payable Check 52.00 126870 11/19/2010 CSMFO Accounts Payable Check 110.00 126871 11/19/2010 MATTHEW J. CURRY Accounts Payable Check 125.00 126872 11/19/2010 DAVEY RESOURCE GROUP Accounts Payable Check 1,425.00 126873 11/19/2010 CALEB M. DAVIS Accounts Payable Check 92.00 126874 11/19/2010 SANDRA N. DEAL PH.D. Accounts Payable Check 325.00 126875 11/19/2010 CYNTHIA L. DECKER Accounts Payable Check 490.00 126876 11/19/2010 DECOU LUMBER COMPANY Accounts Payable Check 11.89 126877 11/19/2010 DISH NETWORK, LLC Accounts Payable Check 91.9 126878 11/19/2010 DOCUTEAM Accounts Payable Check 43.4 22 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check 'nber Date Vendor Description Amount 126879 11/19/2010 DRIVE CUSTOMS Accounts Payable Check 50.00 126880 11/19/2010 ED'S FLY MEAT, INC. Accounts Payable Check 55.00 126881 11/19/2010 EIKHOF DESIGN GROUP, INC. Accounts Payable Check 2,970.00 126882 11/19/2010 EL CAMINO VETERINARY HOSP Accounts Payable Check 896.82 126883 11/19/2010 ELECTRICRAFT, INC. Accounts Payable Check 52,044.62 126884 11/19/2010 ESCUELA DEL RIO Accounts Payable Check 216.00 126885 11/19/2010 FARM SUPPLY COMPANY Accounts Payable Check 25.98 126886 11/19/2010 FEDERAL EXPRESS Accounts Payable Check 45.04 126887 11/19/2010 FERGUSON ENTERPRISES, INC. Accounts Payable Check 135.31 126888 11/19/2010 FERRELL'S AUTO REPAIR Accounts Payable Check 328.00 126889 11/19/2010 FGL ENVIRONMENTAL Accounts Payable Check 214.00 126890 11/19/2010 FIRST TRANSIT, INC. Accounts Payable Check 22,247.51 126891 11/19/2010 ROBERTA FONZI Accounts Payable Check 31.50 126892 11/19/2010 FRAZEE INDUSTRIES, INC. Accounts Payable Check 73.01 126893 11/19/2010 FRED PRYOR SEMINARS Accounts Payable Check 128.00 126894 11/19/2010 GAS COMPANY Accounts Payable Check 132.16 126895 11/19/2010 GEM AUTO PARTS Accounts Payable Check 387.28 26896 11/19/2010 HART IMPRESSIONS PRINT© Accounts Payable Check 66.68 126897 11/19/2010 HARVEY'S HONEYHUTS Accounts Payable Check 496.18 126898 11/19/2010 NATHAN HASCH Accounts Payable Check 214.00 126899 11/19/2010 HOME DEPOT Accounts Payable Check 1,723.06 126900 11/19/2010 INFORMATION TECHNOLOGY Accounts Payable Check 408.17 126901 11/19/2010 IRON MOUNTAIN RECORDS MGMNT Accounts Payable Check 23.92 126902 11/19/2010 JESPERSEN'S TIRE SERVICE, INC. Accounts Payable Check 32.00 126903 11/19/2010 JIFFY LUBE/SOUND BILLING Accounts Payable Check 84.96 126904 11/19/2010 K.D. JANNI LANDSCAPING, INC. Accounts Payable Check 367.78 126905 11/19/2010 KABOOM INSTANT RODENT CONTROL Accounts Payable Check 250.00 126906 11/19/2010 KCI ENVIRONMENTAL, INC. Accounts Payable Check 350.00 126907 11/19/2010 DAREN KENNETT Accounts Payable Check 32.61 126908 11/19/2010 LANDSCAPES BY STACH Accounts Payable Check 690.00 126909 11/19/2010 LEE WILSON ELECTRIC CO. INC Accounts Payable Check 2,383.96 126910 11/19/2010 VOID Accounts Payable Check 0.00 126911 11/19/2010 LOCATE PLUS CORPORATION Accounts Payable Check 29.00 126912 11/19/2010 ANDREW LUERA Accounts Payable Check 165.00 126913 11/19/2010 LYNN PEAVEY COMPANY Accounts Payable Check 453.50 126914 11/19/2010 MADRONE LANDSCAPES, INC. Accounts Payable Check 6,869.30 126915 11/19/2010 MAINTENANCE SUPERINTENDENTS AS Accounts Payable Check 35.00 23 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check Number Date Vendor Description Amount 126916 11/19/2010 MARTINELLI LANDSCAPE CONST INC Accounts Payable Check 1,551.83 126917 11/19/2010 WADE MCKINNEY Accounts Payable Check 549.00 126918 11/19/2010 MEDWORKS MEDICAL CENTER, INC. Accounts Payable Check 200.00 126919 11/19/2010 MID-COAST MOWER& SAW Accounts Payable Check 128.75 126920 11/19/2010 MINER'S ACE HARDWARE Accounts Payable Check 463.43 126921 11/19/2010 MISSION UNIFORM SERVICE Accounts Payable Check 47.81 126922 11/19/2010 JOHNNY F. MITCHELL Accounts Payable Check 342.00 126923 11/19/2010 MOSS, LEVY, & HARTZHEIM LLP Accounts Payable Check 4,000.00 126924 11/19/2010 MPI DOCUMENT MANAGMENT Accounts Payable Check 84.56 126925 11/19/2010 MWI VETERINARY SUPPLY Accounts Payable Check 144.59 126926 11/19/2010 NATURAL BALANCE PET FOODS, INC Accounts Payable Check 2,964.50 126927 11/19/2010 NFPA Accounts Payable Check 150.00 126928 11/19/2010 NICKSON'S MACHINE SHOP INC. Accounts Payable Check 4,726.91 126929 11/19/2010 NORTH CO. COMMUNICATIONS, LLC Accounts Payable Check 320.00 126930 11/19/2010 NORTH COAST ENGINEERING INC. Accounts Payable Check 10,831.25 126931 11/19/2010 ANDREYA NUNEZ Accounts Payable Check 20.00 126932 11/19/2010 OFFICE DEPOT INC. Accounts Payable Check 812.30 126933 11/19/2010 JULIE OGDEN-PURCELL Accounts Payable Check 60.0( 126934 11/19/2010 THOMAS P. O'MALLEY Accounts Payable Check 18.50 126935 11/19/2010 ORCHARD SUPPLY HARDWARE Accounts Payable Check 86.11 126936 11/19/2010 OUTLET TOOL SUPPLY Accounts Payable Check 92.11 126938 11/19/2010 PACIFIC GAS AND ELECTRIC Accounts Payable Check 36,303.50 126939 11/19/2010 PASO ROBLES FORD LINCOLN MERC Accounts Payable Check 4,534.98 126940 11/19/2010 PERFORMANCE SWEEPING, INC. Accounts Payable Check 3,020.00 126941 11/19/2010 PERRY'S PARCEL&COURIER SVC Accounts Payable Check 24.06 126942 11/19/2010 PG&E CFM/PPC DEPARTMENT Accounts Payable Check 3,793.53 126943 11/19/2010 PG&E CFM/PPC DEPARTMENT Accounts Payable Check 1,468.76 126944 11/19/2010 JASON M. PLATZ Accounts Payable Check 72.00 126945 11/19/2010 POINT CENTER FINANCIAL, INC. Accounts Payable Check 965.25 126946 11/19/2010 ANDREW G. PRATT Accounts Payable Check 57.00 126947 11/19/2010 PROCARE JANITORIAL SUPPLY,INC. Accounts Payable Check 369.32 126948 11/19/2010 RECOGNITION WORKS Accounts Payable Check 10.83 126949 11/19/2010 RICK ENGINEERING COMPANY Accounts Payable Check 2,000.00 126950 11/19/2010 S.W. MARTIN &ASSOCIATES Accounts Payable Check 11,083.33 126951 11/19/2010 SAN LUIS AUTOBODY Accounts Payable Check 1,358.95 126952 11/19/2010 ROBYN SCHMIDT Accounts Payable Check 196.0( 126953 11/19/2010 THOMAS E. SHANKS Accounts Payable Check 1,460.06 24 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check mber Date Vendor Description Amount 126954 11/19/2010 SHELL Accounts Payable Check 689.62 126955 11/19/2010 SLO COUNTY SIGNS Accounts Payable Check 43.30 126956 11/19/2010 SMART AND FINAL Accounts Payable Check 63.81 126957 11/19/2010 DAVID L. SMAW Accounts Payable Check 38.00 126958 11/19/2010 STANLEY CONVERGENT SECURITY Accounts Payable Check 229.11 126959 11/19/2010 STAPLES CREDIT PLAN Accounts Payable Check 720.34 126960 11/19/2010 SUN BADGE COMPANY Accounts Payable Check 43.64 126961 11/19/2010 SUNLIGHT JANITORIAL Accounts Payable Check 1,775.00 126962 11/19/2010 FLEET SERVICES-TESORO FLEET Accounts Payable Check 6,266.09 126963 11/19/2010 T-N-T PEST CONTROL Accounts Payable Check 88.00 126964 11/19/2010 MARCIA TORGERSON Accounts Payable Check 263.00 126967 11/19/2010 U.S. BANK Accounts Payable Check 24,666.12 126968 11/19/2010 U.S. POSTMASTER Accounts Payable Check 420.00 126969 11/19/2010 ULTREX BUSINESS PRODUCTS Accounts Payable Check 835.09 126970 11/19/2010 UNCLE'S BAITS Accounts Payable Check 40.80 126971 11/19/2010 URBAN FUTURES, INC. Accounts Payable Check 7,126.89 126972 11/19/2010 VALLEY PACIFIC PETROLEUM SVCS Accounts Payable Check 887.65 126973 11/19/2010 IWINA M.VAN BEEK Accounts Payable Check 791.00 126974 11/19/2010 W.A. DAVIDSON OF JAX, INC. Accounts Payable Check 1,175.00 126975 11/19/2010 BRIAN WESTERMAN Accounts Payable Check 613.50 126976 11/19/2010 WILKINS PRINTING Accounts Payable Check 201.99 126977 11/19/2010 MARTHA Y.WRIGHT Accounts Payable Check 16.80 126978 11/22/2010 C3 CONSTRUCTION & DEVELOPMENT Accounts Payable Check 17,103.89 126979 11/29/2010 ATASCADERO FIRE EMPLOYEE ASSN. Payroll Vendor Payment 630.00 126980 11/29/2010 ATASCADERO MID MGRS ORG UNION Payroll Vendor Payment 40.00 126981 11/29/2010 ATASCADERO POLICE OFFICERS Payroll Vendor Payment 990.00 126982 11/29/2010 AXA EQUITABLE Payroll Vendor Payment 520.12 126983 11/29/2010 FLEX-PLAN SERVICES INC. Payroll Vendor Payment 2,536.16 126984 11/29/2010 FLEX-PLAN SERVICES INC. Payroll Vendor Payment 160.00 126985 11/29/2010 DANNY GREGORY Accounts Payable Check 335.36 126986 11/29/2010 HARTFORD LIFE INSURANCE Payroll Vendor Payment 8,095.00 126987 11/29/2010 NATIONWIDE RETIREMENT SOLUTION Payroll Vendor Payment 367.90 126988 11/29/2010 SEIU LOCAL 620 Payroll Vendor Payment 834.92 126989 11/29/2010 VANTAGEPOINT TRNSFR AGT 106099 Payroll Vendor Payment 311.61 126990 11/29/2010 VANTAGEPOINT TRNSFR AGT 304633 Payroll Vendor Payment 1,618.89 25 City of Atascadero Disbursement Listing For the Month of November 2010 Check Check Number Date Vendor Description Amount 891 11/30/2010 RABOBANK, N.A. Payroll Vendor Payment 41,959.20 892 11/30/2010 CALIF PUBLIC EMPLOYEES RETIREMENT SYSTEM Payroll Vendor Payment 84,165.83 893 11/30/2010 EMPLOYMENT DEV DEPARTMENT Payroll Vendor Payment 12,775.84 894 11/30/2010 EMPLOYMENT DEV. DEPARTMENT Payroll Vendor Payment 1,246.22 $ 1,251,934.04 26 ITEM NUMBER: B - 1 DATE: 1-25-11 r Atascadero City Council Staff Report — Community Development Department PLN 2009-1328 / GPA 2009-0025 Adoption of 2007 - 2014 Housing Element General Plan Land Use Element & Land Use Diagram Update ZCH 2010-0162 Zoning Code & Zoning Map Update (City of Atascadero) RECOMMENDATIONS: Planning Commission recommends Council: 1 . Adopt Resolution A, certifying Proposed Negative Declaration 2010-0005; and, 2. Adopt Resolution B, adopting the Atascadero 2007-2014 Housing Element (PLN 2009-1328/ GPA 2009-0025) based on findings; and, 3. Adopt Resolution C, approving a General Plan Land Use Element Update and General Plan Land Use Diagram Update (PLN 2009-1328/ GPA 2009-0025) to allow a minimum density of 20 units per acre in the High Density Residential Land Use Designation; and, 4. Introduce Draft Ordinance A for first reading, by title only, to approve Zoning Code Updates (PLN 2009-1328/ ZCH 2010-0162) to change RMF-16 to RMF-20 and update Zoning Ordinance definitions related to housing, based on findings; and, 5. Introduce Draft Ordinance B for first reading, by title only, to approve Zoning Map Update (PLN 2009-1328/ ZCH 2010-0162) to change RMF-16 to RMF-20, based on findings. REPORT-IN-BRIEF: The update to the Housing Element of the General Plan for the 2007 - 2014 planning period has been ongoing for the past two years, with multiple hearings before the City Council and Planning Commission, public workshops, completion of environmental 27 documents, and review by the State Department of Housing and Community Development (HCD). The draft Housing Element provides implementation strategies to meet RHNA and provide affordable and diverse, high quality housing opportunities to meet the needs of all segments of the community. The City has received notice from HCD that the draft Housing Element meets State requirements, and with official City Council adoption, the Housing Element will be complete for State certification. Updates are proposed to the General Plan Land Use Element, Land Use Diagram, Zoning Ordinance, and Zoning Map in order to meet the City's Regional Housing Needs Allocation (RHNA) and to comply with Housing Element Policy 1 .1 , Programs 1 and 2. The updates must be adopted concurrently with the Housing Element adoption in order to receive certification from the State. The General Plan High Density Residential (HDR) Land Use Designation is proposed to be updated from a maximum of sixteen (16) units per acre to a minimum of twenty (20) units per acre. A corresponding Zoning Ordinance Text Change and Zoning Map update are proposed to change the RMF-16 Zoning District is to RMF-20 (minimum 20 units per acre proposed). All references to the 16 dwelling unit per acre density shall be replaced to allow 20 units per acre. A second Municipal Code Text update is proposed to clarify definitions which relate to housing. The City's outdated definition for "family" is proposed to be replaced with language which references a "single housekeeping unit" for describing use of dwellings. This revised description is proposed in order to comply with the law and use only nondiscriminatory occupancy standards to describe an interactive group of persons jointly occupying a single dwelling unit. DISCUSSION: Planning Commission Review: On December 7, 2010, the Planning Commission reviewed and discussed the proposed draft Housing Element. The Planning Commission voted 5-0 to recommend that the City Council adopt the resolutions and ordinances proposed. Commissioner Sturtevant recused himself from voting on the item as he was elected to City Council and will be voting on this item at the Council meeting. At the December 7th hearing, the Planning Commission made a modification to the draft Housing Element text to change the timeframe for completion of Policy 1.1 Program 13 from three (3) years to one (1) year. Program 13 states that the City will evaluate the development standards and update the Zoning Ordinance for second units in an effort to encourage the development of second units. The Planning Commission discussed that a fee study or investigation was a priority item that should be completed within the first year of housing element adoption. This change also creates consistency with the one year timeframe for Policy 6.1 , Program 8, which is regarding impact fee and capital facility fee review. Other minor adjustments were made by the Planning Commission to clarify that the proposed zoning ordinance text creates a minimum density of 20 units per acre in RMF-20, and a typo in the proposed definition of "family" was corrected. 28 The City's Housing Element consultant, Lisa Wise has also recommended an additional clarification in the proposed zone ordinance text regarding the "by right development" requirement. In order to meet HCD requirements, the lots identified to be upzoned to meet RHNA must be allowed for development "by right." Housing Element Table V-48 identifies approximately 35 acres of vacant RHNA opportunity sites. The Atascadero Municipal Code requirement for a Conditional Use Permit on developments larger than 12 units, and a Specific Plan on developments larger than 100 units, will not apply to the properties listed in table V-48 as RHNA sites. Discretionary permits will still be required for proposed planned development projects, or modifications to other development standards on these RHNA parcels. In order to show "by right development" on these parcels, language has been added to the proposed zone text change shown in attached draft Ordinance A. AMC Section 9-3.176 (i) is proposed: "RMF-20 properties identified in Table V-48 of the Housing Element shall be permitted "by right" and will not be subject to Conditional Use Permit or Specific Plan. Proposed planned development projects or other relief from property development standards on these parcels shall be subject to discretionary review per the requirements of the Municipal Code." At the December 7th hearing, the Planning Commission requested that staff and the consultant investigate the possible need for a maximum density with the proposed RMF-20 zoning district. The State requires that the City provide a zoning district with a 20-unit per acre minimum density. A maximum density is also allowed if the City finds it is necessary. The City of Atascadero has additional land use controls and development standards in the multifamily zone, such as the two story maximum height limit and a maximum lot coverage of 50% to ensure that that new development is consistent with the character of existing neighborhoods. If the Council would like to include a maximum density with the RMF-20 zone, a maximum of 30 units per acre would be recommended. This would provide a sufficient range of density (between 20 to 30 units per acre) for developers to design to their projects. It is important that the City maintain a reasonable maximum density which is not overly restrictive and does not stray too far from the previous HCD draft submittal so that the Housing Element will still be qualified for State certification. Language for a maximum density in the RMF-20 zone has not been included in the attached resolutions, but can be added by Council and included for second reading. Background: The City of Atascadero's current Housing Element was updated and adopted as part of the comprehensive General Plan update in 2002. The Housing Element of the General Plan is the only element that requires approval by the State and that must be updated on a five-year cycle. The City submitted the Housing Element to the State for certification, however, the State requested revisions. The current Housing Element remains uncertified. If the City's Housing Element does not receive State certification, funding opportunities may be lost and the City becomes more vulnerable to lawsuits as the Housing Element will be out of compliance with State requirements. 29 City staff has been collaborating with the City's consultant, Lisa Wise Consulting (LWC), to update the City's Housing Element for the 2007-2014 planning period and to obtain State certification. LWC has worked with staff to assess the City's progress on the implementation of policies and programs in the previous Housing Element and gather data relevant to the current update. Part of this assessment included gathering current demographic data, performing a vacant land inventory of single-family, multi-family, and commercial/mixed-use sites (future opportunity sites), and evaluating City policies and regulations governing the provision of housing. In 2009, LWC conducted a series of interviews with various housing policy stakeholders to determine community needs and ensure that input from all housing groups were represented in the updated Housing Element policies and programs. LWC held interviews with representatives from Habitat for Humanity, the Atascadero Association of Realtors, the Atascadero Chamber of Commerce, Transitional Food and Shelter, People's Self-Help Housing, ECHO, and the SLO Housing Trust Fund. In June 2009, a joint City Council and Planning Commission study session was held to gather comments from the public, Commission, and Council and incorporate these comments into the draft Housing Element. Last September (2009) the Planning Commission and City Council reviewed the draft Housing Element update prepared by LWC, and directed staff to submit the draft to the State Department of Housing and Community Development (HCD) for review. In August 2010, after a series of reviews and revisions to meet the statutory requirements addressed by HCD, the City received notice that the draft Housing Element is complete for State certification upon final adoption by the Atascadero City Council. ANALYSIS: The Housing Element is required to spell out City goals, policies, and programs to address the community's housing needs. The act of updating the Housing Element addresses the fundamental question, "Where should we grow?" While the State decides how much housing must be planned for, the City Council determines where and how to plan for new housing within Atascadero. State Legislation Addressed in Housing Element Update The following is a list of new State laws which have been addressed in the 2007-2014 Housing Element. Additional discussion of each law can be found in Attachment 1 (9/22/2009 Draft Housing Element City Council Staff Report): • AB 2348: Requires a more detailed inventory of sites to accommodate projected housing needs and provide greater development certainty. • AB 1233: If prior Element failed to identify or implement adequate sites, the local government must zone or rezone to address this need within one year of update. This is in addition to new projected need. 30 • AB 2634: Requires quantification and analysis of existing and projected housing needs of extremely low-income households. Elements must also identify zoning to encourage and facilitate supportive housing and single-room-occupancy units. • AB 2511: Anti-NIMBY protections and no net loss requirement. Added potential penalties for non-reporting of annual General Plan progress report. • SB 1087: Requires local governments to immediately forward adopted Housing Element to water and sewer providers. • SB 575: Strengthens prohibitions against arbitrary denials of affordable housing projects. Amends findings allowing project denial if inconsistent with zoning and General Plan. This finding may no longer be made if the project identified in the Housing Element is suitable to meet low- or moderate-income need or if the Housing Element did not identify adequate sites. • SB 2: Requires that every jurisdiction identify potential sites or zones where new emergency shelters can be located without discretionary review by the local government. Increases protections for providers seeking to open a new emergency shelter, transitional housing, or supportive housing development,nt b y limiting the instances in which local governments can deny such housing types. The draft Housing Element includes Program 4.1-4, which identifies the Public, Commercial Service, and/or Commercial Park zoning districts as potential zoning updates to include transitional housing "by right" zones. RHNA Process The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as part of the Housing Element and General Plan Update process. The RHNA quantifies housing needs by income category (Very Low, Low, Moderate, and Above- Moderate). These allocations are determined on a regional basis and then allocated to each jurisdiction within the region. SLOCOG is responsible for coordinating the State RHNA allocation in San Luis Obispo County. Unaccommodated State/SLOCOG Atascadero Housing Requirement 2001-2006 Median income(2000) = $50,200 Income Level Required Units Income Range Remaining (family of 4 Very Low (<50% of Median Household Income) 312 <$25,100 Low (50% - 80%) 193 $25,101 - $40,160 Moderate (80% - 120%) 264 $40,161- $60,200 Above Moderate (120%<) 0 >$60,201 Total 788 31 State/SLOCOG Ataseadero Housing Requirement 2007-2014 Median income = $70,800 Income Level Required Units Income Range (family of 4 Very Low (<50% of Median Household Income) 106 <$35,400 Low (50% -80%) 74 $35,401 -$56,650 Moderate (80% - 120%) 88 $56,651- $84,950 Above Moderate (120%<) 194 >$84,950 Total 462 The table above shows the 2007-2014 housing allocation for the City of Atascadero broken down by income category. A common misconception is that the City must build these new units by the end of the planning period (2014). Rather, the City must show that its policies and zoning can accommodate these units. In addition, because the previous Housing Element was not certified, the City must show that both the past allocation (2001-2006) and new allocation (2007-2014) can be accommodated within the City. Housing Element Policies and Programs As part of the State mandates for Housing Elements, staff and the City's consultant have included a number of new policies and programs in the Housing Element and have made modifications to others. Many of these policies and programs will require further action by Planning Commission and City Council in the form of Municipal Code Updates and General Plan Amendments. Of most significance are the following changes: 1. By right development for parcels identified as RHNA opportunity sites and a rezone to a minimum 20 du/ac. 2. Up-zoning high density residential from 16 du/ac to 20 du/ac, 3. Establishing minimum densities for multi-family projects, 4. Creating/identifying a zone for by right development of emergency and transitional housing sites (SB 2), 5. Allowing vertical mixed-use development with a CUP (as opposed to current requirements for Planned Development approval), 6. Update the City's second unit ordinance to remove governmental constraints and encourage the construction of second units as affordable housing (updates and size increase already completed Summer 2010), 7. Adopt an inclusionary housing ordinance based on current Council policy, but expanded to include all multi-family and mixed-use projects regardless of City approval process, 8. Explore programs to reduce fees for affordable housing units; and, 9. Adopt programs for the use of RDA and affordable housing in-lieu fee funds. A complete list of the policies and programs is shown on pages 78 through 91 of the Draft Housing Element. L32 _ HCD Review of Draft Housing Element The draft Housing Element which was reviewed by Planning Commission and City Council last year was sent to the State Department of Housing and Community Development (HCD) for review on September 29, 2009. HCD provided written comments in November 2009 to address revisions needed to the draft to bring the Housing Element into compliance with State Housing Element law. In June 2010, a revised draft Housing Element was submitted to HCD for a second complete review. Many of HCD's comments required only minor modifications to the draft Housing Element text, or further explanation of the data collection, housing site analyses, or existing City policies. Full correspondence with HCD, including the HCD requested revisions, modified Housing Element text, and additional memos with explanation and clarification are included as Attachment 2 of this report. Text has been added to the 2009 draft Housing Element for clarification and to further explain the following City policies and ordinances: • Additional analysis of housing constructed and permitted to date • Explanation of multifamily height limit (can be modified with CUP) • Second unit ordinance analysis • Explanation of fire sprinkler requirements • Explanation of City's Inclusionary Policy • Explanation of Affordable Housing Funds Policy • Explanation of Design Review process • Analysis of at-risk units (affordable units with expiring deed restrictions) • Explanation of public participation and incorporation of comments in the development of draft Housing Element • Timeframes for completion of Housing Element Programs modified to comply with State requirements In August 2010, the City received a letter from HCD confirming that with the incorporated changes, the draft Housing Element can be deemed in compliance with State housing element law. In the letter, HCD stated that the City is required to complete the rezoning to accommodate RHNA sites from the previous planning period (as identified in Programs 1.1-1 & 1.1-2) concurrently with the Housing Element adoption. With the completion of this rezoning and the adoption of the Housing Element by City Council, the Housing Element can be submitted to HCD for final certification. General Plan Land Use Element & Land Use Map Updates In order to receive Housing Element certification, the City must comply AB 1233, which requires that all rezones to accommodate the shortfalls from the previous planning 33 period be completed within one year of the beginning of the planning period (within one year of August 30, 2009). Therefore, in order for HCD to certify the Housing Element, the City must provide zoning which can accommodate the remaining 505 units from the 2001-2006 planning period. Housing Element Policy 1.1, Programs 1 and 2 are designed to address this requirement by amending the General Plan and the Zoning Ordinance for increased density. All High Density Residential / RMF-16 zoned sites are proposed to be changed to RMF-20 to allow a minimum of 20 dwelling units per acre. Sites identified in the Housing Element as RNHA sites would be allowed to develop to this density "by right" (without a Conditional Use Permit or other discretionary action). By increasing density in the urban core, the City can meet the housing needs while maintaining "elbow room" in rural areas. City services, sewer, transit, and shopping opportunities are readily available in the urban core, and therefore the increased densities in these areas will promote smart growth and be consistent with the existing policies of the General Plan. A General Plan Amendment is proposed in conjunction with the adoption of the Housing Element to modify the maximum density of the High Density Residential (HDR) Land Use Designation. The density in HDR would be changed from a maximum of 16 units per acre to a minimum of 20 units per acre, as shown in the following text changes: D. Land Use Designations 1. Residential Land Use Designations High-Density Residential (HDR) These areas are intended for".tea mininiunn of 20 attached, multi-family residences per acre, including mobile homes parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be allowed through a planned development overlay process. Zoning standards require adequate parking, setbacks, landscaping, on-site recreation areas, individual storage, and building and parking area screening from abutting lower density single-family areas. Maximum densities shall be reduced based on lot slopes. All development within this district is subject to appearance review. The corresponding zoning districts are RAW RMF-20, P and L with appearance review required. All HDR (including the sites specifically identified for RHNA compliance and "by right" development) will be up-zoned at the same time to avoid unnecessary confusion and the temporary creation of a third multi-family zone. In addition, Mixed Use Land Use Designations would also be updated to allow 20 residential units per acre for consistency purposes. Mixed use districts are primarily commercial districts where multi-family residential uses may be appropriate on a conditional basis. These Land Use 34 designations include: Downtown (D), General Commercial (GC), Mixed Use (MU), and Commercial Recreation (CREC). In order to calculate how many additional units would be accommodated by the proposed upzoning, City staff completed a site-specific review and analysis to identify which lots have the potential for increased density based on the proposed new density of 20-units per acre. The draft Housing Element proposes "upzoning" approximately 302 acres from a maximum of 16 dwelling units an acre (RMF-16) to a minimum of 20 units an acre. Of that 302 acres, 165 acres were ruled out for additional development due to existing entitlements for planned developments and specific plans (such as Dove Creek and Las Lomas) which are designed for complete project buildout. Staff identified an additional 95 acres of upzoned parcels as "unlikely" to develop beyond the 16 units per acre currently permitted. Factors such as current build-out status, lot size, slope calculations, access, buildable area, and biological resources such as large native trees and creeks were used to determine the possibility of additional units. Based on this site specific analysis, staff estimates that there approximately 42 acres which are "likely" to develop under the proposed upzoning to 20 units per acre. Those lots would accommodate approximately 784 additional units than what is existing today (calculated by subtracting the existing units on identified parcels from the maximum possible under the increased zoning density of 20 units per acre). Therefore, the 651 very low- to low-income housing units necessary to account for the RHNA figures for the 2001-2006 and 2007-2014 Housing Element planning periods are provided. Table II-3 (General Plan Land Use — Projected Potential Development) is proposed to be updated to reflect the amended density in each Land Use Designation, as well as the revised projected dwelling units and projected population based on the increased density allowance. Based on the site specific analysis completed by staff, the upzone to RMF-20 provides a net increase of approximately 170 dwelling units when compared to what is currently entitled under RMF-16 zoning. This net increase was found by calculating the difference between the total number of units allowed under RMF-16 zoning and the potential number of units which are likely to develop under RMF-20 zoning. 170 units is less than a 5% increase in the existing number of residential units within the City. The General Plan Land Use Diagram (Figure II-2) would be updated to show the updated density. The map key would be changed to show "HDR: High density Residential (4620 units /ac)". The full text of the proposed changes is included in the attached draft Resolution C. Zoning Ordinance & Zoning Map Updates (RMF-16 to RMF-20) A Zoning Ordinance Text Change and Official Zoning Map Change are proposed for consistency with the General Plan Land Use Element Amendment. The General Plan High Density Residential (HDR) Land Use Definition corresponds with the Residential Multifamily-16 (RMF-16) Zoning District identified in the Municipal Code. In order to provide consistency, all references to the RMF-16 Zoning District will be changed to 35 RMF-20. The current maximum density of 16 units per acre on these lots will be changed to a minimum density of 20 units per acre. This density increase would be identified with a Code text Change to Title 9 (Planning and Zoning) Chapter 3 (Zoning Districts). Code text section regarding density within the RMF-16 (Section 9-3.175) and the Downtown Zoning District (Section 9-3.263) would be modified as shown below. Hillside density standards would be increased accordingly so that the RMF-20 zone would be double the density of the RMF-10 zone on sloped lots. Title 9 PLANNING AND ZONING Chapter 3 ZONING DISTRICTS Article 6. RMF(Residential Multiple Family) Zone 9-3.175 Density. The maximum allowable density in the Residential Multiple Family Zone shall be designated on the Official Zoning Maps as provided by Section 9-3.104(c) and be established in accordance with the general plan as follows: (a) Areas Designated Low Density Multiple Family Residential. The maximum number of dwelling units per net acre is ten (10). (b) Areas Designated High Density Multiple Family Residential. The ininimU n number of dwelling units per net acre is si twenty (20). (c) Hillside Density Standards. The maximui4i densities permitted by subsections (a) and (b) of this section shall be modified to the following maximunis densities based on-site topography, as follows: Average Slope Low Density Multiple High Density Multiple Family units/acre Family units/acre 0-10.99% 10 46 20 11-15.99% 7 42- 14 16-20.99% 5 910 21-25.99% 3 6 26-30.0% 2 4 > 30% 1 2 In order to show "by right development" for the parcels identified to meet the regional Housing Needs Allocation (RHNA) per the Housing Element, the following text is proposed to be added to the Zoning Ordinance Section 9-3.176: (i) RMF-24 properties identified in Table V-48 of the Housing Element shall be permitted "bv right" and will not be subject to Conditional Use Permit or Specific Plan. Proposed planned development projects or other relief from property development standards on these parcels shall be subject to discretionary review per the requirements of the Municipal Code. 36 Section 9-3.263 (Downtown district general development standards) would also be updated to allow 20 dwelling units per acre for consistency. There are additional minor references to RMF-16 and the maximum 16 unit density in Section 9-3.104 (Zoning Districts, Symbols used), Section 9-4.128 (Fencing and Screening), and Section 9- 6.180 (RV Parks). These sections will be updated for consistency with the new RMF-20 zoning district and the 20 unit per acre density allowance. The official Zoning Map will also be updated to include the change from RMF-16 to RMF-20. All areas currently zoned Residential Multifamily-16 (RMF-16) will be changed to Residential Multifamily-20 (RMF-20). The full text of the proposed changes is included in the attached Resolution PC 2010-0028. Zoning Ordinance Definition Update A second Municipal Code Text update is proposed to clarify definitions which relate to housing. The City's Zoning Ordinance currently uses an outdated definition for "family" to define dwelling units. The current definition of family is proposed to be revised to comply with the law and use only nondiscriminatory occupancy standards to describe an interactive group of persons jointly occupying a single dwelling unit. A "family" shall be defined as a "single housekeeping unit" to meet the legal definition: Family. One person living alone oF two (2) or m-re persons related eaGh to all athers b-y blood, marriage or legal adeption, or a group of no more than five (5) unrelated persons living in a single A "Family" is a "Single Housekeeping Unit" defined as the functional equivalent of a traditional family whose members are an interactive group of Persons iointly occupying a single dwelling unit and where if the unit is rented all adult residents have chosen to iointly 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. Additional definitions are proposed to be added to Section 9-3.701 (Land Use Descriptions). These land uses definitions are currently are not located in this section, and need to be added as they relate to zoning districts. Single-family Dwelling An attached or detached building not to contain more than one kitchenhen wherein the occupants of the dwelling unit are living and functioning together as a single housekeeping unit meaning that they have established ties and familiarity with each other, jointly use common areas interact with each other, membership in the single housekeeping unit is fairly stable as opposed to transient and members have some control over who becomes a member of the single housekeeping unit. Secondary Residential Unit Second residential units are defined as 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 housekeeping unit. Multiple Family Dwelling.. Two or more dwelling units located on a single lot, each occupied by a single housekeeping unit; includes buildings or groups of buildings designated as apartments duplexes triplexes and condominiums, but not including motels hotels dormitories, or RV parks as herein defined. 37 Proposed Environmental Determination: Staff has prepared an Initial Study for the project in conformance with the California Environmental Quality Act. Based on the findings of the initial study, staff determined that the project does not have the potential to create any significant environmental impacts. A proposed Negative Declaration has been prepared and posted for the project. The Planning Commission recommends the City Council certify Proposed Negative Declaration 2010-0005. Conclusion: The update to the Housing Element of the General Plan for the 2007 - 2014 planning period has been ongoing for the past two years, with multiple hearings before the City Council and Planning Commission, public workshops, completion of environmental documents, and review by the State Department of Housing and Community Development (HCD). The draft Housing Element provides implementation strategies to meet RHNA and provide affordable and diverse, high quality housing opportunities to meet the needs of all segments of the community. The City has received notice from HCD that the draft Housing Element meets State requirements, and with official City Council adoption, the Housing Element will be complete for State certification. The Housing Element update is required by the State to ensure that an adequate housing supply can be accommodated with the City for residents of all income levels. The Housing Element update process has included community, housing policy advocate, Planning Commission, City Council, and HCD input. As part of the draft 2007- 2014 Atascadero Housing Element, programs and policies have been included for Planning Commission review and recommendation to City Council. With official City Council adoption, the Housing Element will be complete for State certification. In conjunction with the Housing Element adoption, amendments are proposed to the General Plan Land Use Element, Land Use Diagram, Zoning Ordinance, and Zoning Map in order to meet the City's Regional Housing Needs Allocation (RHNA) and to comply with Housing Element Policy 1.1 , Programs 1 and 2. The General Plan High Density Residential (HDR) Land Use Designation and the RMF-16 Zoning District are proposed to be updated from a maximum of sixteen (16) units per acre to a minimum of twenty (20) units per acre. The updates must be adopted concurrently with the Housing Element adoption in order to receive certification from the State. Additional Zoning Ordinance updates are proposed to clarify definitions which relate to housing. FISCAL IMPACT: There is no fiscal impact in adopting the Housing Element; however, implementation of related programs in the future will result in yet undetermined costs to the City. 38 ALTERNATIVES 1 . The Commission may make modifications to the proposed Housing Element, Zoning Ordinance, and/or General Plan Amendments. 2. The Commission may determine that more information is needed on some aspect of the project and may refer the item back to staff to develop the additional information. The Commission should clearly state the type of information that is required and move to continue the item to a future date. 3. The Commission may deny the project. The Housing Element would not be certified by the State and the City would be out of compliance. The Commission should specify the reasons for denial of the project and make an associated finding with such action. ATTACHMENTS: Attachment 1 : 2009 HCD Correspondence (Review & Modifications) Attachment 2: Draft Resolution A (Neg Dec Certification) Attachment 3: Draft Resolution B (Housing Element Adoption) Attachment 4: Draft Resolution C (Land Use Element/ Map Updates) Attachment 5: Draft Resolution Ordinance A (Zoning Text Updates) Attachment 6: Draft Resolution Ordinance B (Zoning Map Update) 39 ATTACHMENT 1: 2009 HCD Correspondence(Review&Modifications) See Following 1) November 9, 2009: LWC memo regarding changes 2) November 17, 2009: LWC memo regarding changes 3) November 19, 2009: HCD 1" review comments 4) June 14, 2010: Second submittal to HCD (Task list & added text) 5) August 4, 2010: LWC memo regarding changes 6) August 11, 2010: HCD letter of completion 40 Housing Element MEMORANDUM Attachment 1 Date: November 9,2009 To: Melinda Coy, Department of Housing and Community Development(HCD) From:Amy Sinsheimer and Lisa Wise, Lisa Wise Consulting, on behalf of the City of Atascadero Subject: City of Atascadero Housing Element Update—changes to Draft Housing Element document This memo provides changes and additions to the Atascadero Draft Housing Element Update document based on our conversation with HCD on November 4,2009.The text below refers to the page number and any other location information in the September 2009. New text is shown underlined and deletions are in strikeout. 1. Page 23, Section D.—Table V-10 and associated text will be revised as shown below: Low and Extremely Low-income Housing Needs Lower income households (earning 80 percent or less of median household income) generally have higher incidence of housing problems and overpayment (paving 30 percent or more of income for housing costs). Table V-10 shows what percentages of low and extremely low- income households have housing problems as well as those overpaying for housing. Extremely low-income households earn 30 percent or less of median household income. Of the 9,531 households in the City, 897 households (568 renters and 329.owners) have household incomes less than 30 percent of median income (about 9.4 percent of total households). As Table V-10 illustrates, these households have a high percentage of housing problems and some have high housing cost burdens with those overpaying ranging from 16 to 26 percent. As shown in Tables V-15 and V-16 the overpayment figures for the entire Atascadero population range from 33 to 47 percent. The RHNA for Atascadero estimates 106 very low income housing units will need to be constructed between 20D7 and 2014. Based on State law methodology, the City estimates that 50 percent of its very low-income housing allocation are extremely low-income households. Therefore, it is projected that 53 households will be in the extremely low-income category. 1 41 Table V-10 Housing Problems for All Lower Income Households&tr*�� Renters; . Owners` Totalkl Households Housing Income <=30 Percent MFI 568 329 897 (Extremely Low Income) %With any Housin Problems 90. °/d" 85.4% 8M% %With Housing Cost Burden>30% 90.5%4 84.3% 0/47-6 %With Housing Cost:Burden>50% 77.3% 66:6% 73.40/44=44:9 Household income>30%to<=50%MFI 706 247 953 With any"housing problems 78.9% 55'-5%4'] 72.Z% %With Housing cost burden>30%° 76.1% 55.5% 70.7% Household"income>50.to=�=80%MFI 749 853 1,602 %With any housing Problems 51.9% 46.9% 49.3% %-Wdbh'Housina cost'burde6'>30%0 48.7% 46:J°!o' Source: CHAS Databook 2. Page 33,Section E.-Table V-27 will be replaced with the new table below and associated text revised: Overcrowding is defined as more than one person per room not including kitchens and bathrooms. Overcrowding can occur when housing costs are high relative to income where families must double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. This is often a problem for large families but can also occur in smaller households when income is too low to afford adequate housing. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure,and additional traffic congestion. However, as illustrated in Table V-27, in 2000 in Atascadero 1.7 percent of owner-occupied households were overcrowded and 2.3 percent of renter-occupied households were overcrowded. lived iR eyeFc-Fewded 20 Overcrowding is not a significant issue in Atascadero. Table V-27 Overcrowded Households Owner Occupied. 8,248 units Percent 0.50 or less occupants per room 4.127 66% 0.51 to 1.00 occuoants`per room 1,959:' 31°� 1.01 to 1.50 occupants per room 104 2% 1.51 to'2:00 gc ants per room 2.01 or more occupants per room 10 <1% Percent 4vercrowded°by Tenure 162 41.70/0 total overcrowded'owner-o¢ouIied-units Renter"Occupied. 3 282•units Percent 0.50 or less occupants per room 1,781 54% Q.51 to 1:00 occupants'•per room 8,283 394 1.01 to 1.50 occupants per room 117 4% 1.51 to"2.00 Occupants"per room 86 2°I° 2.01 or more occupants per room 21 1% Percent Overcrowded''bi TenUre, 218.(2:3%)total overcrowded renter=gccupied units Total8;530 _Source:U.S. Census, 2000 2 42 3. Page 70, Section H—Programs 1 and 2 will be revised as follows: 1. To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B), the City must meet the unaccommodated need from the previous planning period (2001-2006). This requirement is in addition to the requirement to identify sites to accommodate the Regional Housing Needs Allocation (RHNA) for the new planning period (2007-2014) (see Program 1.1-2). The jurisdiction may not count capacity on the same sites for both planning periods. To address the 2001 - 2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low-income units at a minimum of 20 dwelling units per acre "by right" on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. Currently, a specific plan is required on sites that will be developed with 100 or more housing units. The parcels rezoned as a result of this program will not be subiect to this requirement.The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within one year of Housing Element adoption Quantified Objective: 505 units(Programs 1 and 2 total 651 units) 2. In order to meet State law requirements (Government Code Sections 65583(c)(1) (A) and 65583(c)(1) (B)) to address the 2007 — 2017 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites. for 146 very low and low-income units at a minimum of 20 dwelling units per acre "by right" on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. Currently, a specific plan is required on sites that will be developed with 100 or more housing units. The parcels rezoned as a result of this program will not be subject to this requirement. The applications can be subject to design review as long as the project does not trigger the CEQA review process. 3 43 Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption Quantified Objective: 146 units(Programs 1 and 2 total 651 unrt 4. Page 77,Section H—Program 4 will be revised as follows: 4. Amend Zoning Ordinance to comply with SB 2, permitting emergency shelters without a conditional use permit or other discretionary permits in the Commercial Service (CS), Commercial Park (CPK), Public (P) zoning districts, or other appropriate zones or sites_ apply to ^*he-r r -side-Ati-a' . These three zoning districts al;av@have sufficient capacity to house emergency shelters with over 74 acres available. The Zoning Ordinance can include locational and operational criteria for homeless shelters such as: • Hours of operation; • Provisions for operations and management; and • Compliance with County and State health and safety requirements for food, medical, and other supportive services provided on-site. Such criteria should encourage and facilitate homeless shelters and transitional housing through clear and unambiguous guidelines for the application review process, and the basis for approval. In addition, the City will amend the zoning ordinance to define transitional and supportive housing as a residential use subject to the same standards that apply to other residential uses. The City will solicit input from local service providers (e.g., EI Camino Homeless Organization (ECHO)) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/or development of emergency and transitional housing. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within one year of housing element adoption Quantified Objective: n/a 4 44 Page 101,Appendix III-The following revisions will be made to Table V-48; Appendix III Table V-48 Potential Vacant Residential Rezone (by right) Parcels- HDR-16 to HDR-20 APN Address Acres 'Land Zone" Density Max Fuse (after, dulac reionin Site Constraints s g) Vaean#Resiiential.Pa�cels 029-271-001 4711 EI Camino Real 1,67 HDR RMF-16 20 units/acre 33.40 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF-16 20 units/acre 17.40 030-281-014,015, 6709,6725,6735 0.72 HDR RMF-16 20 unitslacre 14.40 016 Atascadero Ave. 030-283-007,008 6905 Nava'oa 1.89 HDR RMF-16 20 units/acre 37.80 031-241-019 8391 Ama oa Ave. 0.35 HDR RMF-16 20 units/acre 7.00 031-244-010 8065 Ama oa Rd. 0.25 HDR RMF-16 20 unitslacre 5.00 045-311-014,015, Woodridge Multi- 5.85 HDR RMF-16/ 20 unitslacre 117.00 CUP currently required for SP-1 016 Family! SP-1 045-321-021 9355 Avenida Maria 1,95 HDR RMF-16 20 units/acre 39.00 045-321-022 9405 Avenida Maria 0.98 HDR RMF-16 20 unitslacre 19.60 045-321-020 10785 EI Camino Real 1.98 HDR RMF-16 20 unitslacre 39.60 049-042-018 1155 EI Camino Real 5.54 HDR RMF-16 20 units/acre 110.80 049-042-025 1055 EI Camino Real 1.81 HDR RMF-16 20 units/acre 36.20 049-151-011 2705 EI Camino Real 2.40 HDR RMF-16 20 unitslacre 48.00 Slope 049-151-020 2453 EI Camino Real 1.93 HDR RMF-16 20 unitslacre 38.60 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF-16 20 units/acre 39.00 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF-16 20 units/acre 49.60 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF-16 20 unitslacre 47.80 TDTI#t4.99 X98.75 1.The Woodridge Project has an approved specific plan so no new CUP would be required on this site. 5 45 MEMORANDUM Date: November 17, 2009 To: Melinda Coy, Department of Housing and Community Development(HCD) From:Amy Sinsheimer and Lisa Wise, Lisa Wise Consulting, on behalf of the City of Atascadero Subject:City of Atascadero Housing Element Update-additional changes to Draft Housing Element document This memo provides additional changes requested by HCD on November 17, 2009.The text below refers to the page number and any other location information in the September 2009. New text is shown underlined and deletions are in strikeout. 1. Page 83,Table V-46 will be revised as shown below: _Table V-46 Summary of Quantified Objectives, 2007-2014 - ',:, ,Incocne"Level Extremely Very Low Lowf Moderate Totat' F'ragrm.' t7bjetrve Lnvv New Construction 1r7 1Vdec�Uate _1.1-2 Adequate sites:2007-2014 _10 _90 _46 _0 _146 1 5 Motile,ant 20s J.1-6 20 1.1-6 _Expand sewer service _0 _15 -35 _50 .100 7. $: .;stnhy ditiit ?tlowrttawn 2 3 LLb 1,0 2D .1.1-9 Encourage higher density _0 .0 _25 .50 75 11 1Q 8n5itybUnus "fi ._. , r _0°:; id . 10777725, _1.1-11 _Inclusionary ordinance ..0 .5 .15 ..50 70 y f -.., rlcvrirage seed».d unrts, ;+ . P A 2020 4l3 4 -4 4 - . b _39 _146 F�9 .3 <First,brlie`tiorneb"tzer 0 ,0 777774 5 5 . _4.3-2 _Leverage set-aside funds _3 _7 _15 _15 _40 _�3 5 :,RDA1!'undlg,for:upper story units 2 . � ,..0 �? , '1�J' w4 3 6,." EXtemelylaw income and disab"led; 3 _New Construction Subtotal _39 _302 552 220 1,111 ?ehabilifatron _2.1-1 _Code enforcement rehabs _5 _5 10 _10 ..30 _2.1-4 _Downtown commercial rehabs _0 _5 _10 _25 _40 343 -7777 7ep'airs grad retroifs , _D 3 35 75 Rehabilitation Subtotal 71 181 65 80 170 Preservafon 1.1-15 Work with non-profit partners 2 3 151 25 i'reservatian:Sultotal 2 37"; 5 zz25 Conservation 1 46 STATE OF CALIFORNIA-BUSINESS,TRANSPO' TION AND HOUSING AGENCY ARN01 D S .HWA 7 N G R, "-rnor DEPARTMENT OF HOUSING AND uOMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT '1100 Third Street, Suite 430 0.Box 952053 cramento,CA 94252-2053 (916)323-3177/FAX(916)327-2643 www.hr-d.ca.gov DEC i 4 L November 19, 2009 NOV 2 3 2009 CQMMUNIT''e Mr. Warren Frace Community Development Director City of Atascadero ` 6907 EI Camino Real <<�J Atascadero, CA 93422 Dear Mr. Frace: RE: Review of the City of Atascadero's Draft Housing Element Thank you for submitting Atascadero's draft housing element received for review on September 29, 2009, with revisions received on November 9 and 17, 2009. The Department is required to review draft housing elements and report the findings to the locality pursuant to Government Code Section 65585(b). A telephone conversation on November 4, 2009 with you and Ms. Lisa Wise, the City's consultant, facilitated the review. The Department commends Atascadero for its commitment to provide opportunities for higher density housing through Policy 1.1, Programs 1 and 2, rezoning approximately 32 acres for high density multifamily residential uses at a minimum density of 20 units per acre. Making sites available at appropriate densities increase housing opportunities for families and the City's workforce while maximizing the effective use of land, creating livable neighborhoods and promoting economic vitality. The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State housing element law (Article 10.6 of the Government Code). In particular, the element must include analyses of governmental constraints. The enclosed Appendix describes these and other revisions needed to comply with State housing element law. The Department is committed to assist Atascadero in addressing all statutory requirements of housing element law. If you have any questions or need additional technical assistance, please contact Melinda Coy, of our staff, at (916) 445-5307. Sincerely, Cathy E. C eswell Deputy Director Enclosure 47 APPENDIX CITY OF ATASCADERO The following changes would bring Atascadero's housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code. Housing element technical assistance information is available on the Department's website at www.hcd.ca.gov/hpd. Refer to the Division of Housing Policy Development and the section pertaining to State Housing Planning. Among other resources, the Housing Element section contains the Department's latest technical assistance tool Building Blocks for Effective Housing Elements (Building Blocks) available at www.hcd,ca.gov/hpd/housing element2lindex.php, the Government Code addressing State housing element law and other resources. A. Housing Needs, Resources, and Constraints 1. Include an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites (Section 65583(a)(3)). The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period (Section 65583.2). Atascadero has a regional housing need allocation (RHNA) of 462 housing units, of which 180 are for lower-income households. In addition, as acknowledged in the element, the City must address a shortfall of sites from the prior planning period to accommodate 788 units pursuant to Chapter 614, Statutes of 2005 (AB 1233). To address this need, the element relies on rezoning of vacant sites to multifamily residential and second units. However, to demonstrate the adequacy of these sites and strategies to accommodate the City's RHNA, the element must include complete analyses, as follows: Progress in Meeting the RHNA: The element indicates that 15 units affordable to lower- income have been built or are under construction or approved (page 38), but provides no information documenting how affordability of the units was determined. As you know, the City's RHNA may be reduced by the number of new units built since January 1, 2007; however, the element must describe the City's methodology for assigning these units to the various income groups based on actual sales price or rent level of the units and demonstrate their availability in the planning period. Second Units: As the element relies on second units to accommodate a small portion of the RHNA for lower-income households, it must include an analysis supporting the realistic capacity of second units in the planning period. This analysis should be based on the number of units approved in the previous planning period, whether or not the units are permitted by-right, the need for the units in the community, the resources or incentives available for their development and include an analysis of the anticipated affordability of second units (Government Code Section 65583.1(a)). 48 -2- 2. Analyze potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7) (Section 65583(a)(5)). Land-Use Controls: While the element lists some City zoning and development standards on Table V-36, it must also analyze the cumulative impact of those standards on the cost and supply of housing and the ability to achieve maximum densities. For example, the element should specifically analyze the 30-foot height restriction especially as it relates to the ability to achieve 20 units per acre on sites to be rezoned to accommodate the RHNA shortfall. Codes and Enforcement: The element indicates the City has adopted an ordinance requiring fire sprinklers in all newly constructed residential units (page 55). The element should describe and analyze this requirement for impacts on the supply, cost, and affordability as it relates to development of housing including second units. inclusionary Housing: Pursuant to conversations with staff, while the City has not yet adopted a formal inclusionary housing ordinance, it has implemented an inclusionary policy for new developments. The element should describe how the policy is implemented and analyze it for potential impacts on the cost and supply of housing. A specific description and analysis of the policy's implementation framework, including levels of mandated affordability and a description of the types of options and incentives the City offers to encourage and facilitate compliance with the inclusionary requirements should be included. Analyzing the inclusionary provisions is particularly important given current market conditions and the cumulative impact of local regulations and will assist the City in the development of a formal ordinance. The City could engage the development community to facilitate this analysis. Design Review: The element states the City has adopted an "Appearance Review Manual" for multifamily housing and "Downtown Design Guidelines" for projects within the Downtown revitalization area (page 56). The element should include an analysis of the design criteria review guidelines and process, including identifying requirements and approval procedures and analyzing the impact of the guidelines and process on housing costs and approval certainty. Please note, pursuant to Government Code Section 65583.2(h), sites to be rezoned to accommodate the RHNA shortfall may be subject to design review; however, the review and approval process must remain ministerial and the design review must not constitute a "project" as defined in Section 21100 of the Public Resources Code. 49 -3- 3. Analyze existing assisted housing developments that are eligible to change to non-low- income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of use restrictions (Sections 65583(a)(8) through 65583(a)(9)(D)). The element identifies 162 units considered at-risk for conversion to market-rate but does not include a complete analysis of these units. The analysis must include a cost estimate of replacing and preserving the at-risk units, a list of entities with the capacity to acquire at-risk developments and potential funding resources. This analysis will assist in the development of appropriate programs targeted to preserve these units. For further information, refer to the Building Blocks'website at hftp://www.hcd.ca.gov/hpd/housing element2/EHN atrisk.php. B. Housing Programs 1. Include a program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land-use and development controls, provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions (Section 65583(c)). To address the program requirements of Government Code Section 65583(c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City's specific role in implementation; (2) definitive implementation timelines; (3) objectives, quantified where appropriate; and, (4) identification of responsible agencies and officials. Programs to be revised include, but are not limited to the following: Policy 1.1 — Program 7: Indicate when the City will publicize available incentives on the website. Policy 1.1 — Programs 8, 12, 14, and 18, and Policy 4.3— Programs 1, 3, 5, and 6: Describe specifically when the programs will be implemented or initiated. Policy 1.1 — Program 16: Describe how the City will encourage developers to obtain loans for development of new multifamily housing affordable to lower-income households and the role the City will have in assisting in those applications. Policy 1.1 — Program 17, Policv 4.1 — Program 2: Describe the City's role in supporting these organizations and programs. Policy 5.1 — Program 2: Describe how the City will work with the development community (e.g., annual meetings, stakeholder group, etc.). 50 -4- 2. Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory-built housing, mobilehomes, and emergency shelters and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not identify adequate sites to accommodate the need for groups of all household income levels pursuant to Section 65584, the program shall provide for sufficient sites with zoning that permits owner-occupied and rental multifamily residential use by right, including density and development standards that could accommodate and facilitate the feasibility of housing for very low- and low-income households (Section 65563(c)(1)). As noted in Finding A-1, the element does not include a complete site analysis and therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. Policy 1.1 — Programs 1: While the Program commits to make sites available to accommodate the unaccommodated need from the previous planning period, please note, pursuant to AB 1233, the rezone must be completed within the first year of the 2009-2014 planning period. Policy 1.1 — Programs 1 and 2: The element commits to rezoning sites identified in Appendix III to accommodate a shortfall of 146 units in the current planning period and 505 units from the previous planning period. While the Program states multifamily units will be allowed "by-right", it must demonstrate the program complies with Government Code Section 65583.2(i), allowing renter and owner multifamily without a conditional use permit (CUP), PUD, or other discretionary action. 3. The housing element shall contain programs which "address, and where appropriate and legally possible, remove govemmental constraints to the maintenance, improvement, and development of housing" (Section 65583(c)(3)). As noted in Finding A-2, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints. In addition, given the element recognizes the potential impact of fees on all housing developments, the City should consider amending Policy 6.1 — Program 8 to review impact fees and the capital facility fee schedule to mitigate impacts on all housing. 51 -5- 4. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (8) of subdivision (a). The program for preservation of the assisted housing developments shall utilize, to the extent necessary, all available federal, state, and local financing and subsidy programs identified in paragraph (8) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available. The program may include strategies that involve local regulation and technical assistance (Section 65583(c)(6)). The element identifies 162 units at-risk of converting to market-rate uses in the planning period (page 28). The element must include actions the City will take to assist in the preservation of these units. Actions could include a program to monitor the status of the at-risk units, informing non-profit housing organizations of opportunities to acquire at- risk units, provision of financial assistance, assist and support for funding applications, and facilitating tenant education. Additional information and resources are available on the Building Blocks'website at http://www.hcd.ca.gov/hpd/housing element2/PRO atrisk.php and at the California Housing Partnership Corporation website at http://www.chpc.net/. C. Public Participation Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the element shall describe this effort(Section 65583(c)(7)). While the element describes stakeholder interviews, and public workshops, it does not describe how the City made diligent effort to achieve the participation of all economic segments of the population. The element should describe the City's efforts to circulate the housing element among low- and moderate-income households and/or organizations that represent them. The element could also describe the success of the City's outreach efforts, summarize comments received, and describe how comments were incorporated into the element. For example, the element could describe organizations represented during the stakeholder interviews and the comments received during those interviews. For further information, refer to the Building B/ocks'sample analysis at hftp://www.hcd.ca.gov/hpd/housing element2/GS publicparticipation.php. D. Consistency with General Plan The housing element shall describe the means by which consistency will be achieved with other general plan elements and community goals (Section 65583(c)(7)). The City should also note recent statutory changes to Government Code Section 65302 (Chapter 369, Statutes 207 [AB 162]) which requires amendment of the safety and conservation elements of the general plan to include analysis and policies regarding flood hazard and management information upon the next revision of the housing element on, or after, January 1, 2009. For additional information, refer to Department's website at http://www.hcd.ca.gov/hpd/hrc/plan/he/ab 162 stat07.pdf. 52 Ilse vviSO C"OTISLI4111 7" 1110. June 14, 2010 l' Ca rfornia Deportment of Housing &Community Development Attn: Melinda Benson 1800 31:3 Street P.O. Box 952053 Sacramento, CA 94252-2053 R9:City of Atoscadero Draft Housing Element Dear Ms.Benson: Enclosed is one copy of the revised Draft City of Atoscadero Housing Element for HCD's second review.Text changes are marked in strikeout, At the conclusion of HCD's review the City will review HCD's comments and develop a final Draft Housing Element that incorporates any additional input.The final Draft Housing Element will be submitted to the City Council for review and approval.Upon approval by the City Council, staff will submit the Final Draft Housing Element to MCD for certification. Please contact Elsa Wise of (805)595-1345/ lisa-lisawlseconsulting.com or Amy Sinshelmer at (415) 216-3370/amy@lisawlseconsulting.com should you hove any questions regarding the Draft Housing Element, Sincerely, Lisa A.Wise Cc: Warren Frace,Community Development Director,City of Atascadera Callie Taylor,Associate Planner,City of Atascadero eE.I JS0 f,rfFei So F, L,-;!s CIr,iSti_ r`i ';340� i PO�. �.1.�1{' 1sGC7'J:I�e R5t111'.ri� Grl: 53 City of Atascadero HCD Memo Task List Location in Task Responsibility Status/ Notes Letter A.1 Progress in Q. 38 Table V-29-In reference to the 15 City/LWC Draft text revisions are Meeting RHNA affordable units to lower-income that have listed below. been built or under construction: - Describe the methodology for assigning these units to the various income groups based on actual sales price or rent level of the units and demonstrate their availability in the plannin eriod. A.l Second p.40,Table V-32-Include an analysis LWC/City Draft text revisions are Units supporting the realistic capacity of second listed below. units in the planning period (based on second unit estimate to accommodate some RHNA). This should be based on the # of units approved in the previous planning period. A.2 Land-Use In addition to the zoning and development City Draft text additions are Controls standards listed on Table V-36,must also listed below. analyze cumulative impact on the cost and supply of housing and the ability to achieve maximum densities. - Should specifically analyze the 30-ft height restriction especially as it relates to the ability to achieve 20 units per acre on sites to be rezoned to accommodate the RHNA shortfall. A.2 Codes & D.55-Describe and analyze how the fire LWC/City Proposed text revisions Enforcement sprinkler ordinance requirement impacts the are listed below. supply, cost, and affordability of hsg dvlp includin 2 d units). A.2 Inclusionary policy-Need to describe how LWC Proposed text addition is Inclusionary policy is implemented and analyze it for listed below. Housing potential impacts on the cost and supply of hsg. Specifically describe and analyze the policy's implementation framework, including levels of mandated affordability and a description of the types of options and incentives the City offers to encourage and facilitate compliance with the inclusionary requirements. A.2 Design P.56-Include analysis of the design criteria LWC Proposed text addition is Review review guidelines and process,including listed below. identifying requirements and approval procedures and analyzing the impact of the guidelines and process on hsg costs and approval certainty. A.3 At-Risk p.28 At-Risk Units- Need to include complete City/LWC Proposed text revision is Units analysis,which must include a cost estimate listed below. of replacing and preserving the at-risk units, a list of entities with the capacity to acquire at- risk developments and potential funding 1 54 sources. B.1 Housing To comply with Gov.Code Section 65583 (c), LWC/City Proposed text revisions Programs programs to be revised include: are listed below. Policy 1.1-Program 7: Indicate when the City will publicize available incentives on the website. Policy 1.1-Program 8, 12 14, & 18 & Policy4.3- Proarams 1,3,5,6: Specify when programs will be implemented or initiated. Policy 1.l-Program 16: Describe how the City will encourage developers to obtain loans for development of new multifamily housing affordable to lower-income hshids and the role the City will have in assisting in those applications. Policy 1.1-Program 17, Policy 4.1-Program 2: Describe the City's role in supporting these organizations and programs. Policy 5.1-Program 2: Describe how the City will work with the i development community(e.g.annual meetings,stakeholder group, etc.). B.2 Programs Revisit programs based on results of complete LWC Proposed text revisions sites inventory and analysis. are listed below. Policy 1.1-Program 1: Note that if a rezone of sites is needed, it must be completed within the first year of the 2007- 2014 planning period (AB 1233). Policy 1.1-Program 1 &2: Must demonstrate the program complies with Gov't Code Section 65583.2(i),allowing renter and owner multifamily without a CUP, PUD, or other discretionary action. B.3 Revisit programs after complete analysis of LWC/City Proposed text revision is gov't constraints is done. listed below. Consider amending Policy 6.1-Program 8 to review impact fees and the capital facility fee schedule to mitigate impacts on all housing. B.4 From the identification of at-risk units on p.28- LWC/City Proposed new program is the element must include actions the City will listed below. take to assist in the preservation of these units. Examples could include: - A program to monitor the status of the at-risk units; - Informing non-profit housing organizations of opportunities to acquire at-risk units; Provision of financial assistance; 2 55 Facilitating tenant education; Assist and support for funding applications C. Public i Element should describe the City's efforts to LWC/City Proposed text change is Participation circulate the housing element among low- listed below, and moderate-income hshlds and/or organizations that represent them. A.1 Progress in Meeting the RHNA Proposed text revision(page 37): Table V-29 illustrates the 2007-2014 RHNA (462 units). There have been 113 units constructed/approved within the planning period and an additional 17 second units.Six units were designated as very low-income housing,four of which were part of a Habitat for Humanity:project. These units•were completed and approved for occupancy in 2008. The other two units were permitted as part of a larger-scale residential development. The development project was approved with a density bonus and the applicant was.conditioned to deed restrict 20 percent of the units as very low-income for a 30 year,period. Permits for the remaining .18 1.affordable units have not yet been issued and are likely to be approved in the current planning period (these are not included in calculations in Table V-29). Nine of the second units approved were considered affordable to low-income households. Affordability was determined by multiplying the typical Atascadero rental cost per square foot (as determined by the San Luis Obispo Multi-Family Housing Rental Survey Summary)by the square footage of the unit. After accounting for permit and construction activity since 2007, the City has a remaining RHNA of 302 units. An analysis of vacant and underutilized sites available to meet the RHNA is discussed below. (According to State law, vacant and underutilized sites can only offset the current RHNA(2007-2014)not the previous RHNA(2001-2006).) A.2 Land Use Controls Proposed text revisions(page 51): Table V-36 provides development standards for the residential zones and Table V-37 provides the development standards in the Downtown Zones. Minimum parcel size and setback requirements in Atascadero are not unusually strict and are not considered a constraint1d 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 SouthsideVillas 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, also met the height requirement while achieving a density of 18 units.per-acre with 132 units on 7.3 acres. A.1 Second Units Proposed text revision(page 39-40): As Table V-32 shows, all but 146 units of 2007-2014 RHNA can be accommodated by the vacant land and the second unit potential. The;potential for second units was determined based on historic second unit building trends from 2001 to 2008. Affordability for second units was determined by multiplying the typical Atascadero rental cost per square foot(as determined by the San Luis'ObispoMulti-Family Housing Rental Survey Summary) by.the square footage of the unit. Based on these analyses there is realistic capacity for 38 second units within the planning period. The City needs to identify approximately 7.3 acres to rezone or upzone to 20 units per acre to meet the shortfall. Under State law, half of this acreage needs to be zoned for residential use only. Further, the rezoned parcels must allow multifamily residential uses"by right." In addition,the law requires that the sites selected for rezoning accommodate at least 16 units per site. A.2 Codes and Enforcement Proposed text revision(page 55): Building Codes and Enforcement Atascadero implements the 2007 edition of the California Building Code and other model construction codes, with amendments adopted by the California Building Standards Commission. These model codes establish standards and require inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although 3 56 these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California. The City has also adopted an ordinance requiring fire sprinklers in all newly constructed residential units. The ordinance was instated for the protection of Atascadero residents'because there are some locations in the City where emergency response times for fire personnel are over 10 minutes.Most residential sites in Atascadero are in a high or very high fire hazard seventy zone. With the very hot summers-in Atascadero,and abundance of dry brush and native vegetation located in the residential zones,there is a high potential for fire.;The Jnstallation'of fire sprinklers adds approximately$2 per square foot to the cost of construction of single- family homes'. The additional cost is likely to be passed along;to the homebuyer as part of the final cost of the home or to renters in,the form of a,,higher monthly rental price.The added cost does not pose a significant constraint to the construction of new units and second units. Aside from this ordinance, the City has not adopted local amendments to the model codes that increase housing costs (the Plumbing Code has been amended to address large-lot development with septic systems). Building inspectors are responsible for ensuring that proposed projects meet State and local codes. A.2 Inclusionary Policy Proposed new text(page 60): Inclusionary requirements and fees also add to housing development costs. In 2003, the City Council approved an Inclusionary•Housing Policy'for all developments requiring legislative approval including planned developments and projects requiring a 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,shall be deed restricted,fora:period of 30 years.-All residential projects under legislative approval are subject to the inclusionaryrequrement:as follows: o Projects of'1-10 units:pay in-lieu fee or build units. o 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 familyland use areas be designated for moderate- income,households. The distribution of affordable'units in multi-family and mixed-use commercial land use areas area: 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 yin 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 siteconstruction,land dedication,or combinations of construction,fees, and land dedications.As an incentive to provide affordable-units; .all inclusionary units shall•be.treated as,density bonus units.that are not counted as 'part of the maximum`density entitlemen# of a site. As an increasing number of'inciusionary units move toward construction, the development community;has raised concerns regarding the financing and resale of these units. In an attempt to mitigate some of these;financing issues,ythe•City Council approved an Equity-sharing program for the moderate-income homes.The equity- sharing,pro gram4;czlls fow,the home to eventually'be re-sold at the fair market value, with the City receiving its share of the sales proceeds#o re-invest in affordable housing. An Affordable Housing Funds Policy was adopted.by the City in 2008 for allocation of Redevelopment Agency housing set- aside funds`and:City affordable housing in-lieu funds. The intent of the Policy is to guide both the Community Development Department and'the Redevelopment Agency in evaluating.projects and proposals that request financial assistance from the City's affordable'housing;in-lieu and Redevelopment set-aside funds. Fees deposited into the account may be used in the acquisition,construction;or rehabilitation of affordable housing.As of June 2009,the fund had a balance of$320,000. A.2 Design Review Proposed new text(page 60): 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. Appearance Review takes place at the staff, Planning Commission,and City Council level in conjunction with the building permit and planning processes.Projects do not go to the Planning Commission or City Council for design review only. Multi- 4 57 family.building permits are reviewed at the planning department staff level for form and massing,site design,and minor architectural details.Design review for master plan developments of 12 or more units is conducted by the Planning Commission. However,`any parcels rezoned as a result of implerrientation of Programs 1:1-1 and 1.1-2 will notbe subject to any discretionary actions for project approval.The Commission reviews proposed developments for form and massing, architectural detailing,-pedestrian links,and integration with the existing neighborhood.Planned developments are initially reviewed by the:Planning Commission and then by the City Council. The plans are reviewed for form and massing, architectural detailing,'sense of cornmunity,integration with the existing neighbofiood,and streetscaping elements.The Appearance Review process does not appear to have a significant effect on housing affordability. Staff will continue to provide educational materials and training for the Planning Commission and City Council regarding.the function and scope of Appearance Review to ensure itis not,inadvertently used to reduce housing units. A.3 At-Risk Units Proposed text revisions(page 28-29): State law requires that Housing Elements include an inventory and analysis of assisted multi-family housing units "at risk" of conversion to market-rate housing. The inventory must account for all units for which subsidies expire within the planning period for the Housing Element update.The potential loss of existing affordable housing units is an important issue to the City due to potential,displacement of lower-income tenants and'the limited alternative housing options available for such persons.It is typically less expensive to preserve the affordability of existing units than to subsidize construction of new affordable units due to the rising cost of land and construction. In Atascadero, there is one multi-family rental property at risk of converting from affordable units to market rate(see Table V- 19). California Manor currently offers 95 affordable units for low-income seniors. There is currently a purchase agreement in place for the salerof the property, The City is working closely with the potential new owner to obtain'State Low-income Tax Credit financing`,in:order to maintain affordability,The potential new owner has proposed to rehabilitate the apartments using the tax credits.' Renovations will include)"the installation of a new roof, concrete siding, energy-efficient appliances, carpet, linoleum,cabinets, countertops, HVAC;and lighting. Accordingto the purchase agreement currently inplace for California Manor,the acquisition cost for the facility is$11,500,000. Renovations costs are estimated at approximately$5.5 million,including construction,design,relocation, and soft costs. I f LIHTC+financing is not approved,the'City may consider assisting in maintaining affordability of the units by contributing in- lieu fee funds�:or working with the new`:owner to.pursue alternate low-income housing funding sources. Potential funding sources may include GommunityDevelopment Block Grants and HOME prograrri funds. In thecase that'buyer currently under contract'for the property is not able to obtain funding, other potential buyers with access to low-incomeAriancing;may Iinclude People's Self Help Housing, based in San Luis Obispo or Affordable Homes, based in Avila Beach (HCD list of qualifiedentities). 6 G1111 ilf9rdability FestAn-tin-As e-1; I 8_ units, At this time, the ewRe% have iRdiG;;tAd th;;t they dO not p a..an eAeRdih,g t4eaftpdable FestNrtliani;beyORd 2012 and the uilits will likely r.GRv9Ft to MaFket;ate. :Wpdgrthe 6F" -ate at the time Gf the first sale. Upon Fesale efthe unit,theewner-� Table V-19 At-Risk Assisted Housing Units Development Address 'Units Affordable Elderly Non Current Subsidy Date Deed Options for Units Units Elderly Owner Restrictions Renewal Units Expire Hidden Saks 99 1.8 Sity-26% 281-2 Reads California 10165 EI 95 95 95 0 California USDA 2006 The new Manor Camino Manor A Rural owner of Real Limited Dev. the facility under Loan is pursuing 5 58 sales financing to contract maintain with unit Micon affordability. Real Estate GAY-P�taseadera 55 55 Gity Varies Mederate Share tflseaae Funds dye TetaI 248 442 Source: City of Atascadero, 2009 8.1 Housing Programs Proposed text revisions(pages 72-80): 1.1-7 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. and GILIFiRg the applisatien pFoGess. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: 20 units 1.1-8 Adopt a Rural Residential Zone in the Zoning Ordinance consistent with its designation on the Zoning Map and standards that distinguish it from the Residential Suburban zone (to facilitate the development of a variety of housing types). Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within three years of Housing Element adoption the p4aaaiRg per+ed Quantified Objective: n/a 1.1-12 To encourage the development of second units, the City will evaluate the development standards and update the Zoning Ordinance for second units (secondary residential units). For example,the City will explore incentives such as reducing fees and eliminating the covered parking requirement for a secondary residential unit. The City will also work with Atascadero Mutual Water Company to investigate the possibility of reductions to water connection fees for second units and consider an amnesty program that would reduce or eliminate fees for unpermitted second units. Funding Source: General Fund Responsible Agency: Community Development Department, Public Works Department, City Council Timeframe: Within three years of Housing Element adoption the piaRniR9 pe Quantified Objective: 40 units 6 59 1.1-14 Adopt an ordinance to allow vertical multi-family residential on the second floor in General Commercial land use designations with a Conditional Use Permit and horizontal mixed-use subject to a PD and General Plan Amendment Funding Source: General Fund Responsible Agency: Community Development Department, City Council Timeframe: Within three years of Housing Element adoption the p!aRR!Rg PeF+ed Quantified Objectives: n/a 1.1-18 Amend the Zoning Ordinance to establish minimum required densities in the medium and high density residential zones to preserve the limited supply of multi-family zoned land for multi-family uses. Funding Source: General Fund Responsible Agency Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption the planning peri Quantified Objective: n/a 4.3-1 Consider developing a first-time homebuyers program to enable lower-income households (up to 80 percent of AMI) to purchase their first homes. Assistance could be provided in the form of a loan secured by a deed of trust. Funding Source: Redevelopment Agency Set-Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of Housing Element adoption the PlaRR'Rg Per-ied Quantified Objective: 5 units 4.3-3 Consider establishing a housing rehabilitation program that provides loans and rebates to income- qualified households to correct Health and Safety Code violations and make essential repairs and retrofits. The maximum loan limit could be$20,000 with 0% interest and could be limited to lower- income households (<80 percent AMI). Eligible home improvements could include structural systems, plumbing systems,weather proofing, and exterior repainting. The City would develop an outreach program to advertise to City residents that the program is available. Funding Source: Redevelopment Agency Set-Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of Housing Element adoption the planning per' Quantified Objective: 75 units 4.3-5 Establish a program to assist building owners in converting upper floor residential space in the downtown to deed restricted extremely low-, very low-and low-income units. Funding Source: Redevelopment Agency Set-Aside Funds and In-lieu Fees Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of`Housing Element adoption the plaaRlag Per+ed Quantified Objective: 10 units 4.3-6 Work with nonprofits and identify funding to address the housing needs of extremely low-income households and totally and permanently disabled persons. Funding Source: Redevelopment Agency Set-Aside Funds and other funding sources, as appropriate 7 60 Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Identify funding sources annually the planning period Quantified Objective: 5 units 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 multifamily 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. Specifically,the City will: • Contact potential affordablehousing developers. • Identify funding opportunities and pursue financing. • Assist n,,prepanng applications for funds. • Provide regulatory concessions and incentives, as necessary,to encourage and facilitate the construction of affordable housing. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 1.1-17 Continue o 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. Funding Source: HUD Section 8 Responsible Agency: Community Development Department, City Council, Housing Authority Timeframe: Ongoing,when eligible Quantified Objective: n/a 5.1-2 Continue to work with development community to identify and mitigate any constraints on access to financing for multifamily 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a B.2 Programs Proposed text revisions(pages 70.71): 1.1-1 To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B), the City must meet the unaccommodated need from the previous planning period (2001-2006).This requirement is in addition to the requirement to identify sites to accommodate the Regional Housing Needs Allocation (RHNA)for the new planning period (2007-2014) (see Program 1.1-2).The jurisdiction may not count capacity on the same sites for both planning periods. To address the 2001 - 2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low-income units at a minimum of 20 dwelling units per acre "by right" (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site.To facilitate housing production,the City will focus on sites from 1 to 5 8 61 acres in size. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within one year of Housing Element adoption Quantified Objective: 505 units 1.1-2 In order to meet State law requirements (Government Code Sections 65583(c)(1) (A) and 65583(c)(1) (B))to address the 2007—2017 RHNA,the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 146 very low and low-income units at a minimum of 20 dwelling units per acre "by right" (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site.To facilitate housing production,the City will focus on sites from 1 to 5 acres in size. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix 111. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption Quantified Objective: 146 units B.3 Proposed text revisions(page 82): 6.1-8 The City shall review impact fees and the capital facility fee schedule to reduce fees and barriers to a4MablA housing development, particularly affordable units. (See also Program 4.3-2 for the potential use of Redevelopment Agency Set-Aside Funds for fee waivers.) Funding Source: General Fund Responsible Agency: Community Development Department, Public Works Department, Planning Commission, City Council Timeframe: Within one year of Housing Element adoption Quantified Objective: n/a B.4 Proposed new program (page 75): 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 thestatus 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. 9 62 Funding Source: General Fund Responsibility: Community Development Department Timeframe`.' Contact owners/operators annually and ongoing Quantified Objective: n/a C. Public Participation Proposed text revisions(page 3): Government Code §65583(c)(6)(B) requires the City to "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." Accordingly, this document incorporates input received from the general public, City Council, and Planning Commission of Atascadero. The City facilitated a series of stakeholder interviews on June 9, 2009, and a public workshop on June 16, 2009, to solicit input by citizens from different geographic areas and economic segments in the City, financial and real estate professionals, decision-makers, and others to provide policy guidance. The public was notified of opportunities to comment on the Housing Element at a Planning Commission meeting on September 1,2009 and a City Council meeting on September 22,2009.The City also held a series of workshops with Tierra West Advisors, Inc. to develop priorities for the Redevelopment Agency low and moderate housing funds. Public workshops were held on February 28, 2008 and April 29,2008. To ensure that the interests of low-and moderate-income residents were represented in the Housing Element update process, the City,specifically sought interviews with representatives from Habitat for Humanity,Transitional Food and Shelter, People's Self Help Housing, the San Luis Obispo:County:Housing Trust Fund, and the"EI Camino Homeless Organization (ECHO). Representatives from low- and moderate-!ncome'housing organizations including non-profit housing development firms and homeless service grosupwere also mailed notifications for the Planning Commission and City Council hearings. Input from the interviews,workshops,and hearings is incorporated in the Housing Element.The Housing Element is posted for public review on the City's web site (www.atascadero.org). 10 63 lisa wise consulting, inc. planning economics natural resources Memo To: Melinda Benson, Department of Housing and Community Development (HCD) From: Amy Sinsheimer and Lisa Wise, Lisa Wise Consulting on behalf of the City of Atascadero Date: August 4,2010 Re: City of Atascadero Housing Element Update-Changes to draft Housing Element Document This memo provides changes and additions to the Atascadero Draft Housing Element Update document based on our conversation with HCD on August 2, 2010.The text below refers to the page number and any other location information in the June 14, 2010 draft. New text is shown underlined and deletions are in strikeout. 1. Page 3, Section 2.-The following edits will be made to the Public Participation section: 2.Public Participation Government Code §65583(c)(6)(B) requires the City to "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." Accordingly, this document incorporates input received from the general public, City Council, and Planning Commission of Atascadero. The City facilitated a series of stakeholder interviews on June 9, 2009, and a public workshop on June 16,2009, to solicit input by citizens from different geographic areas and economic segments in the City,financial and real estate professionals, decision-makers, and others to provide policy guidance. The main issues brought up during public comment were: ■ Modification of second unit ordinance-City should make it easier to permit manufactured homes/modify the ordinance to allow larger units. Also second units should be easier to permit. • Create an RMF-20 zone to increase the maximum density for Downtown and the mixed use commercial. • Consider extension of second unit amnesty. • Cap fees for second units and affordable units. ■ Work with Atascadero Mutual Water Company (AMWC) to reduce meter fees for second units. • Create policies for Redevelopment Agency (RDA) funds. The public was notified of opportunities to comment on the Housing Element at a Planning Commission meeting on September 1, 2009 and a City Council meeting on September 22,2009. The main issues brought up by the Planning Commissioners were: • Make goals and obiectives in housing element quantifiable. • Make balanced use of RDA funds. • Create a program to use RDA funds and inclusionary set-aside funds to assist vea low and low-income households. ■ Don't use City funds to fund housing element programs ■ Suggest having design guidelines for multi-family housing, lisawiseconsulting.com 1 983 Osos Street, San Luis Obispo, CA 93401 1 805.595.1345 1 64 ■ The current fee structure provides no incentive for affordable housing. ■ Is there overcrowding in low-income neighborhoods? ■ Suggest a new amnesty program for second units. Can affordable second units be credited towards the RHNA? ■ Can blight be addressed using RDA funds? There is a need for a formal housing rehabilitation program. ■ Water fees are too high and are not applied equally to different types of construction pro)ects. The main issues brought up by the public were: ■ Address housing for the temporarily and permanently disabled includingSROs, ROs, studio apartments and group homes • Address transitional housing for persons in recovery The City also held a series of workshops with Tierra West Advisors, Inc. to develop priorities for the Redevelopment Agency law and moderate housing funds. Public workshops were held on February 28,2008 and April 29, 2008. To ensure that the interests of low-and moderate-income residents were represented in the Housing Element update process,the City specifically sought interviews with representatives from Habitat for Humanity,Transitional Food and Shelter, People's Self Help Housing,the San Luis Obispo County Housing Trust Fund, and the EI Camino Homeless Organization (ECHO). Representatives from low-and moderate-income housing organizations including non-profit housing development firms and homeless service groups were also mailed notifications for the Planning Commission and City Council hearings. At the recent stakeholder interviews, community members were given the opportunity to ask questions and to provide recommendations on goals, policies, and programs.This input is incorporated in the Housing Element. Community input will continue as the process moves forward. Input from the interviews,workshops, and hearings is incorporated in the Housing Element.The Housing Element is posted on the City's web site (www.atascadero.org). 2. Page 29, Section 5.-The following edits will be made to the second paragraph in this section: In Atascadero, there are 95 units in a multi-family rental property of risk of converting from affordable units to market rate (see Table V-19). California Manor currently offers 95 affordable units for low-income seniors.There is currently a purchase agreement in place for the sale of the property.The City is working closely with the potential new owner to obtain State Low-Income Tax Credit financing in order to maintain affordability.The potential r to rehabilitate the apartments using the fax credits. Renovations will new owner has proposed p g p P include the installation of a new roof, concrete siding, energy-efficient appliances, carpet, linoleum, cabinets,countertops, HVAC, and lighting. 3. Page 55, Chapter G. Constraints, Section 1. - The following edits will be made to the text below and Table V-36 as shown below: Table V-36 provides development standards for the residential zones and Table V-37 provides 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 2 lisawiseconsulting.com 1 983 Osos Street, San Luis Obispo, CA 93401 1 805.595.1345 65 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, also met the height requirement while achieving a density of 18 units per acre with 132 units on 7.3 acres. Additionally, as noted in Table V-36 a waiver of the two story height restriction is passible on a projecf-by-project basis as part of the Conditional Use Permit process. y Table V-36 Residential Zones Development Standards ��, 9c25"� " '' _ a Min lot size(acres) 2.5-10 .5' 1 1.5- 5 1 1.5 .5 Max Height(feet) 30 ft. max. 30 ft. 6 2 stories max.)- Setbacks (feet) Front 25 ft. min Exceptions for shallow lots,flag lots, sloping lots, and variable block. Side 5 ft. min Exceptions for comer lots, key lots, small corner lots, accessory buildings, common wall develo ment6,zero lot line develo ment7, access easements. Rear Principle residential building-10 ft. min Accessory building-5 ft. min Interior Principle residential buildings- 10 ft or%height of taller of 2 buildings Accessory building-10 ft. some code exceptions apply) Notes: 1.Depending upon conformance with performance standards set in each zone. 2.Smaller lot sizes allowed with a Planned Development. 3.Smaller lot sizes allowed for PD projects, including condominiums and mobile home developments,provided that the overall density within the project conforms with Section 9-3.17(RMF Zone-Density). 4.Except for 2nd story dwellings over commercial and industrial uses. 5. Two dwelling units, and/or their accessory garages constructed on adjoining lots with minimum building code separation. 6.A group of dwelling units on adjoining lots may be established so that all units about 1 side property line. 7.Whichever is greater. 8 These height limitations may be modified through conditional use permit approval provided the Planning Commission first finds the proiect will not result in substantial detrimental effects on the eniovment and use of adjoining properties and that the modified height will not exceed the lifesaving equipment capabilities of the Fire Department (Zoning Ordinance Secti n 9-4.113. 4. Page 75, Policy 1.1, Program 1.-The following edits will be made to Program 1: 1.To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B), the City must meet the unaccommodated need from the previous planning period (2001-2006). This requirement is in addition to the requirement to identify sites to accommodate the Regional Housing Needs Allocation (RHNA) for the new planning period (2007-2014) (see Program 1.1-2). The jurisdiction may not count capacity on the some sites for both planning periods. To address the 2001 -2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low-income units at a minimum of 20 dwelling units per acre "by right" (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only.The sites rezoned must be able to accommodate a minimum of 16 units per site.To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. Currently, a specific plan is required on sites that will be developed with 100 or more housing units. The parcels rezoned as a result of this program will not be subject to this lisawiseconsulting.com 1 983 Osos Street, San Luis Obispo, CA 93401 1 805.595.1345 3 66 requirement. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: At the time of Housing Element adoption [anticipated in December 2010)_ Quantified Objective:505 units (Programs 1 and 2 total 651 units) 5. Page 78, insert new Program 11. as shown below: 11. Update feasibility analysis of inclusionary housing policy to reflect current market conditions. As part of the feasibility study explore options to streamline and clarify the various options available to a developer. The City will also evaluate impacts to market rate housing related to current market conditions, project applications,estimated affordable housing requirements, fee collection, and actual construction of affordable housing units. 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. Funding Source: General Fund Responsible Agency Community Development Department Redevelopment Aaency Timeframe: Within one Year of Housing Element adoption Quantified Objective: n/a 6. Pages 78 and 79, under Policy 1.1, Programs 11 through 18 will be renumbered up one number due to the creation of a new program 11. as detailed above. 7. Page 82, Policy 4.1, Program 2.-The following edits will be made to Program 2: 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4 lisawiseconsulting.com 1 983 Osos Street, San Luis Obispo, CA 93401 1 805.595.1345 67 STATE OF CALIFORNIA-BUSINESS TRANSF^pTAT10N AND HOUSING AGENCY ARNOLD S .HWAR FN R,Governor DEPARTMENT OF HOUSING AN- COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 1800 Third Street,Suite 430 © a P.O.Box 952053 , C .,� . Sacramento,CA 94252-2053 ffi �� x ` (916)323-3177/FAX(916)327-2643 la 4 urk YbF.n F' It . � www.hcd.ca.gov August 11, 2010 Mr. Warren Frace Community Development Director City of Atascadero ............. _ 6907 EI Camino Real Atascadero, CA 93422 Dear Mr. Frace: RE: Review of the City of Atascadero's Revised Draft Housing Element Thank you for submitting Atascadero's draft housing element received for review on June 21, 2010, with revisions received on August 4, 2010. The Department is required to review draft housing elements and report the findings to the locality pursuant to Government Code Section 65585(b). A telephone conversation on November 4, 2009 with you, Ms. Callie Taylor, of your staff, and Ms. Amy Sinsheimer, from Lisa Wise Consulting, Inc., the City's consultant, facilitated the review. The revised draft element addresses most of the statutory requirements described in the Department's January 14, 2010 review. For example, the element now includes a complete sites inventory and adequate analysis of government constraints. However, Program 1.1 states rezones to accommodate the shortfall of sites from the previous planning period will be completed concurrent with the adoption of the element anticipated to be December 2010. Pursuant to Government Code Section 65584.09 and 65583(c)(1) (AB 1233), the element must demonstrate the rezones to accommodate the shortfall of sites from the previous planning period will be completed within one year of the beginning of the planning period (August 30, 2009). Please be aware, should the City fail to complete the rezones by August 30, 2010, the Department cannot find the element in compliance until the required rezoning is complete and it reflects that rezoning. Once the element addresses this requirement, it will be in compliance with State housing element law (Article 10.6 of the Government Code). The Department appreciates the cooperation and assistance provided by Ms. Sinsheimer throughout the course of the review. If you have any questions, please contact Melinda Benson, of our staff, at (916) 445-5307. Sincerely, Cathy E. Cr swell Deputy Director 68 I ATTACHMENT 2: Draft Resolution A Certification of Negative Declaration DRAFT RESOLUTION A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING PROPOSED NEGATIVE DECLARATION 2010-0005 PREPARED FOR THE PROPOSED GENERAL PLAN HOUSING ELEMENT, LAND USE ELEMENT/MAP, AND ZONING CODE/MAP UPDATES PLN 2009-1328 / GPA 2009-0025 / ZCH 2010-0162 (City of Atascadero) WHEREAS, the State requires that City's Housing Element be updated every five years to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs; and, WHEREAS, the City of Atascadero is listed on the 2009 update schedule as determined by the State of California; and, WHEREAS, an Initial Study and Proposed Negative Declaration 2010-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on Tuesday, December 7, 2010 following the close of the review period to consider the Initial Study and Proposed Negative Declaration; and, WHEREAS, the Planning Commission has determined that the proposed amendments will have no significant impacts; and, WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing held on January 25, 2011, following the close of the review period, to consider the Initial Study and Proposed Negative Declaration; and, NOW, THEREFORE, the City Council of the City of Atascadero hereby resolves to certify Proposed Negative Declaration 2010-0005 based on the following Findings and as shown in Exhibit A: 1. The Proposed Negative Declaration has been completed in compliance with CEQA; and, 09 2. The Proposed Negative Declaration was presented to the Planning Commission, and the information contained therein was considered by the Planning Commission, prior to recommending action on the project for which it was prepared; and, 3. The project does not have the potential to degrade the environment; and, 4. The project will not achieve short-term to the disadvantage of long-term environmental goals; and, 5. The project does not have impacts which are individually limited, but cumulatively considerable; and, 6. The project will not cause substantial adverse effects on human beings either directly or indirectly. 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: ( ) ADOPTED: CITY OF ATASCADERO By: Tom O'Malley, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Brian Pierik, City Attorney 70 Exhibit A: Proposed Negative Declaration 2010-0005 General Plan Housing Element, Land Use Element/Map Update, and Zoning Code/Map Update PLN 2009-1328/GPA 2009-0025/ZCH 2010-0162 See Separate Attachment 71 Housing Element Resolution A City of Atascadero Exhibit A CEQA Referral Request for Comments Community Devclopment Department, 6907 El Camino Real, Atascadero,CA 93422 (805)461-5035 Date: November 2, 2010 To: John Neil, Atascadero Mutual Water Company San Luis Obispo County Planning Department John W. Burch, Salinan Tribal Council Fred Collins,Northern Chumash Tribal Council John Rogers,Atascadero Unified School District SLO APCD SLO COG Melinda Benson, Calif. Dept. of Housing&Community Development Paul Hood, LAFCO CALTRANS District 5 Agent: Lisa Wise Consulting, 983 Osos Street, San Luis Obispo, CA 93401 From: Callie Taylor, Associate Planner 2 The attached Negative Declaration is referred for your Agency's review and comment. The public review period for this project runs from November 2, 2010 to December 1, 2010. 21 To see the entire Environmental Document,go to www.ataseadero.org/Community Development Department/Permit Center Online/Environmental Docs. Negative Declaration 2010-0005 and Initial Study 72 CITY OF ATASCADERO \ �� ►// COMMUNITY DEVELOPMENT DEPARTMENT NOTICE OF INTENT TO ADOPT PROPOSED NEGATIVE DECLARATION NOTICE IS HEREBY GIVEN that the Environmental Coordinator of the City of Atascadero has completed a review of the following project and is proposing the following environmental determination: Owner/Applicant: City of Atascadero,6907 EI Camino Real,Atascadero,CA 93422 Project Title: PLN 2009-1328(GPA 2009-0025/ZCH 2010-0162) Adoption of Housing Element for 2007-2014/Zoning Code Consistency Update Project Location: Citywide Project This project is to update the Housing Element of the City of Atascadero's General Plan as required by Description: Government Code Sections 65580—65589.8. Along with the Land Use Element,the Housing Element provides policy guidance for decision making related to housing.The Housing Element is a comprehensive statement by the City of Atascadero describing the housing needs of the City and how City policies, programs, plans and regulations facilitate the development, improvement,and preservation of housing for all economic segments of the community. The current draft Housing Element Update identified that the City of Atascadero needs to accommodate 651 units to meet the City's share of the Regional Housing Needs Allocation(RHNA)which is currently unfilled for the previous and current planning periods.The draft Housing Element provides implementation strategies for the 2007 - 2014 planning period to meet RHNA and provide affordable and diverse, high quality housing opportunities to meet the needs of all segments of the community.Proposed goals,policies,and programs could increase the density for housing that would be authorized in the high density land use designation.The RMF-16 zoning district is proposed to be upzoned to RMF-20 in order to fulfill RHNA and HCD requirements for Housing Element certification and provide additional housing where services already exist. Policies and programs have been developed to encourage and promote infill development,smart growth,and energy conservation which in itself will mitigate some development impacts on infrastructure,public services,air quality,and transportation. Environmental Begins: November 2,2010 Review Dates: Ends: December 1,2010 Tentative Planning Commission: December 7,2010 7:00 pm Hearing Date: City Council:January 11, 2011 6:00 pm Hearing City Hall Council Chambers Location: 6907 EI Camino Real,Atascadero,CA 93422 Proposed Based on the Initial Study prepared for the project,a Negative Declaration is proposed. The Negative Declaration Environmental is available for public review from 11-2-10 through 12-1-10 at 6907 EI Camino Real,Community Development Determination: Department from 8:30 a.m.to 5:00 p.m.Monday through Friday. Any interested person may review the proposed Mitigated Negative Declaration and project files. Questions should be directed to Collie Taylor, Associate Planner,at 470-3448. Warren Frace,Community Development Director Date F,I,:Housing Ei,,...t N,g Deacg.dacz Pint Date.12/10/109.37 AM 6907 EL CAMINO REAL• ATASCADERO,CA 93422• (805)461-5000 • FAX 461-7612 73 R'F0 0 CITY OF ATASCADERO iWA ' 1974 A � +u; PROPOSED NEGATIVE DECLARATION #2010-0005 6907 EI Camino Real Atascadero,CA 93422 805/461-5000 Owner/Applicant: City of Atascadero,6907 EI Camino Real,Atascadero,CA 93422 Project Title: PLN 2009-1328(GPA 2009-0025/ZCH 2010-0162) Adoption of Housing Element for 2007-2014/Zoning Code Consistency Update Project Location: Citywide Project This project is to update the Housing Element of the City of Atascadero's General Plan as required Description: by Government Code Sections 65580—65589.8. Along with the Land Use Element, the Housing Element provides policy guidance for decision making related to housing. The Housing Element is a comprehensive statement by the City of Atascadero describing the housing needs of the City and how City policies, programs, plans and regulations facilitate the development, improvement, and preservation of housing for all economic segments of the community. The current draft Housing Element Update identified that the City of Atascadero needs to accommodate 651 units to meet the City's share of the Regional Housing Needs Allocation(RHNA) which is currently unfilled for the previous and current planning periods. The draft Housing Element provides implementation strategies for the 2007 -2014 planning period to meet RHNA and provide affordable and diverse, high quality housing opportunities to meet the needs of all segments of the community. Proposed goals, policies, and programs could increase the density for housing that would be authorized in the high density land use designation. The RMF-16 zoning district is proposed to be upzoned to RMF-20 in order to fulfill RHNA and HCD requirements for Housing Element certification and provide additional housing where services already exist. Policies and programs have been developed to encourage and promote infill development, smart growth, and energy conservation which in itself will mitigate some development impacts on infrastructure,public services,air quality,and transportation. Findings: 1. The project does not have the potential to degrade the environment. 2. The project will not achieve short-term to the disadvantage of long-term environmental goals. 3. The project does not have impacts which are individually limited,but cumulatively considerable. 4. The project will not cause substantial adverse effects on human beings either directly or indirectly. Determination: Based on the above findings,and the information contained in the Initial Study 2010-0005 (made a part hereof by reference and on file in the Community Development Department),it has been determined that the above project will not have an adverse impact on the environment. Prepared By: Cindy Gordon, Planning Intern Collie Taylor,Associate Planner Date Posted: November 2,2010 Public Review Ends: December 1,2010 Attachments: Negative Declaration 2010-0005 and Initial Study Draft 2007-2014 Housing Element iviono Housing Element Neg Dec.cg.dOCX 74 CITY OF ATASCADERO INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM Environmental Review 2010-0005 Owner/Applicant: City of Atascadero,6907 El Camino Real,Atascadero,CA 93422 Project Title: PLN 2009-1328(GPA 2009-0025/ZCH 2010-0162) Adoption of Housing Element for 2007-2014/Zoning Code Consistency Update Project Location: Citywide Project This project is to update the Housing Element of the City of Atascadero's General Plan as required Description: by Government Code Sections 65580—65589.8. Along with the Land Use Element.the Housing Element provides policy guidance for decision making related to housing. The Housing Element is a comprehensive statement by the City of Atascadero describing the housing needs of the City and how City policies,programs,plans and regulations facilitate the development,improvement,and preservation of housing for all economic segments of the community. The current draft Housing Element Update identified that the City of Atascadero needs to accommodate 651 units to meet the City's share of the Regional Housing Needs Allocation(RHNA) which is currently unfilled for the previous and current planning periods. The draft Housing Element provides implementation strategies for the 2007-2014 planning period to meet RHNA and provide affordable and diverse,high quality housing opportunities to meet the needs of all segments of the community.Proposed goals,policies,and programs could increase the density for housing that would be authorized in the high density land use designation.The RMF-16 zoning district is proposed to be upzoned to RMF-20 in order to fulfill RHNA and HCD requirements for Housing Element certification and provide additional housing where services already exist.Policies and programs have been developed to encourage and promote infill development,smart growth,and energy conservation which in itself will mitigate some development impacts on infrastructure,public services,air quality,and transportation. Lead Agency Name City of Atascadero and Address: 6907 El Camino Real, Atascadero, CA 93422 Contact Person and Callie Taylor,Associate Planner Phone Number: City of Atascadero,Phone: (805)470-3448 General Plan Citywide Designation: Zoning: Citywide Surrounding Land N/A Uses and Setting: Other public HCD agencies whose approval is required (e.g.,permits, financing approval,or participation agreement) 12/10/10 Housing Element Neg Dec.cg.doex 75 + - � CITY OF ATASCADERO INITIAL STUDY ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture and Forest F-1 Air Quality Resources F-1Biological Resources ❑ Cultural Resources 1-7Geology/Soils ❑ Greenhouse Gas ❑ Hazards R,Hazardous ❑ Hydrology/Water Emissions Materials Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance On the basis of this initial evaluation: ® I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a"potentially significant effect"or"potentially significant unless mitigated"impact on the environment,but at least one effect 1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ 1 find that although the proposed project could have a significant effect on the environment,there WILL NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. CLL: s 10/29/10 Callie Taylor Date Associate Planner 12/10/10 Housing Element Neg Dee.cg.docX 76 CITY OF ATASCADERO INITIAL STUDY EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone).A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact."The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should,where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8)This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9)The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b)the mitigation measure identified, if any,to reduce the impact to less than significance. 12/10/10 docx Housing Element Neg Dec.cg. 77 *1 . CITY OFATASCADERO INITIAL STUDY InitialStud 2 Potentially Less Than Less Than No y 010-0005 Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation 1.AESTHETICS--Would the project: a) Have a substantial adverse effect on a scenic vista? F b)Substantially damage scenic resources, including, but not El El ® El limited to,trees, rock outcroppings, and historic buildings within a state scenic highway? c)Substantially degrade the existing visual character or quality of the site and its surroundings? d)Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area? SOURCES: 2002 General Plan, 2002 General Plan EIR,Atascadero Municipal Code,Atascadero Native Tree Ordinance,Atascadero Sign Ordinance, Draft 2007-2014 Atascadero Housing Element DISCUSSION: 1.a) Housing is developed according to existing and proposed development standards that would not result in significant impacts to scenic vistas. The City maintains numerous policies outlined in the 2002 General Plan to preserve the contours of the surrounding hillsides,scenic lands, and similar characteristics. Adopting the Housing Element Update will not have a substantial adverse effect on the scenic vistas within the City of Atascadero. High density development is provided primarily within redevelopment and infill areas of the City,which are typically not located within a scenic vista or highly visible area. Density will not increase in more rural areas of the City as a result of the Housing Element update, and therefore no scenic vista will be affected. No impacts beyond those identified in the 2002 General Plan EIR are anticipated, and thus no mitigation measures are proposed. 1.b-c) All development that is proposed with the Housing Element update shall be constructed to be consistent with the 2002 General Plan policies and zoning regulations that apply to property within Atascadero. Guidelines are set in the 2002 General Plan and Native Tree Ordinance to preserve community resources during all phases of development. No specific development projects are being proposed with this update. No specific development projects are being contemplated with this project, however as development projects, land use changes,or rezoning occurs in the future,the visual character and impacts will be evaluated. Scenic resources such as trees, rocks, historic buildings or scenic highways within future project areas shall be evaluated and protected on a project by project basis as required at the time of project proposal and design development in the future. 1.d) Adoption of the draft Housing Element will not result in new sources of substantial light and glare. The 2002 General Plan cites specific policies and programs to ensure that no new sources of substantial light or glare would adversely affect day or nighttime views in the area. All new development consistent with the Housing Element update will be required to abide by Sign and Zoning Ordinances to require all non-decorative exterior lighting be shielded to direct light toward buildings or the ground. 2.AGRICULTURAL AND FOREST RESOURCES--In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept.of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and the forest carbon measurement methodology provided in the Forest Protocols adopted by the California Air Resources Board. Would the project: a)Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps El El Z prepared pursuant to the Farmland Mapping and Monitoring 12/10110 Page 5 Housing Element Neg Deacg.dOCX 78 „y CITY OFATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation Program of the California Resources Agency,to non- agricultural use? b)Conflict with existing zoning for agricultural use, or a Williamson Act contract? c)Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined in Public Resources Code section 4526),or timberland zoned Timberland Production (as defined by Government Code section 51104(8))?? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment which, El ❑ ❑ due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? SOURCES: Atascadero Zoning Map(GIS), California Department of Conservation—San Luis Obispo County Map of Williamson Act Lands (2009), California Department of Conservation—Map of Important Farmlands in California (2006), Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 2.a-c) There is no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance located within the City limits. There are no parcels under a Williamson Act contract within the City limits. The Housing Element Update does not include development of any specific properties at this time. The Housing Element Update will have no adverse 9 impacts to agricultural resources. P 2.d-e) There are a limited number of parcels zoned"Agricultural”within the City limits;these are surrounded by low- density residential suburban lots. The Housing Element does not specifically direct development projects toward these properties. No zone changes are proposed for agriculturally zoned properties with the Housing Element update. However, should these properties develop to more intense uses an evaluation of the impacts resulting from conversion would be conducted at that time. 3.AIR QUALITY--Where available,the significance criteria established by the applicable air quality management e t•r air pollution control district may be relied upon to make the following determinations.Would the project: a)Conflict with or obstruct implementation of the applicable El ❑ air quality plan? b)Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d)Expose sensitive receptors to substantial pollutant concentrations? e)Create objectionable odors affecting a substantial number of people? Page 6 121101109 Housing Element Neg Deacg.dOCX 79 CITY OFATASCADERO ` m INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation SOURCES: 2002 General Plan, Atascadero Building Code, SLO County Clean Air Plan, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 3.a-e) The Housing Element and potential implementation of the policies and programs are consistent with applicable air quality plans and guidelines for compact infill development close to transit services. The Housing Element is a policy document and does not propose a specific development project. Air quality impacts will be evaluated when considering specific General Plan Land Use, Open Space and Conservation Element amendments,zoning amendments, or development projects. 4. BIOLOGICAL RESOURCES--Would the project: a)Have a substantial adverse effect,either directly or through habitat modifications,on any species identified as a candidate, sensitive,or special status species in local or regional plans, policies, or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act El El El L�21 (including, but not limited to, marsh,vernal pool, coastal, etc.)through direct removal,filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with El Z established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e)Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f)Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, El El Z or other approved local, regional,or state habitat conservation plan? SOURCES: Atascadero Native Tree Ordinance, 2002 General Plan,2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 4.a) There are numerous animal species and plant species that occur in the vicinity of Atascadero. However,the 2002 General Plan Final EIR states that the majority of such species are not located within the planning area. The 2002 General Plan Land Use, Open Space and Conservation Element cites numerous policies and programs to ensure new residential development maintains and protects such habitat in Atascadero. Site specific impacts to biological resources will be considered and mitigated as projects are proposed. wtano Page 7 Housing Element Neg Dec.cg.dOCX 80 \H CITY OFATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation 4.b) The Housing Element Update by itself will not have an adverse effect on any riparian habitat or other sensitive natural community. The Atascadero General Plan prohibits development within twenty feet(20')of the ordinary high water mark of blue line creeks and from creek reservations. Project-specific environmental review will be conducted on future development projects as required by CEQA in order to identify if any additional riparian habitats exist within future development areas on a project specific basis. Furthermore,the City has adopted a Sensitive Resources(SR) Overlay Zone to protect areas with special environmental resources;the purpose of which is to require proposed uses to be designed in consideration with identified biological resources. 4.c) The Housing Element Update does not propose any specific project that would have a substantial adverse effect on federally protected wetlands through direct removal, filling, hydrological interruption, or other means. Project- specific environmental review will be conducted on future development projects as required by CEQA. 4.d) Per the 2002 General Plan Final EIR, land-based movement corridors are limited due to the extent of development within the City and the barrier of Highway 101 through the City. No additional impediments are expected with the Housing Element Update. Numerous policies and program have been set in place in the 2002 General Plan to protect the watershed areas so interruption of natural flows and migratory corridors is limited in Atascadero Creek, Graves Creek,the Salinas River, blue line creeks, natural springs, lakes, and other riparian habitats. Project-specific environmental review will be conducted on future development projects as required by CEQA. 4.e-f) The Atascadero Native Tree Ordinance has been adopted in order to preserve and protect Atascadero's native trees,and it applies to all potential development in Atascadero. Adopting the Housing Element update will not conflict with any local, regional, or state habitat conservation plan nor will it conflict with the existing Land Use, Open Space and Conservation Element of Atascadero's General Plan. 5.CULTURAL RESOURCES --Would the project: a)Cause a substantial adverse change in the significance of ❑ a historical resource as defined in '15064.5? b)Cause a substantial adverse change in the significance of El ❑ an archaeological resource pursuant to'15064.5? c) Directly or indirectly destroy a unique paleontological El ❑ resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? SOURCES: 2002 General Plan, 2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 5.a-d) The Housing Element Update will not cause a substantial adverse change, disturb,or destroy historical, archaeological, or paleontological resources. The 2002 General Plan maintains several policies and programs to protect prehistoric cultural resources and to encourage conservation and preservation of historically and architecturally significant places and buildings. The Housing Element Update is consistent with the 2002 General Plan. Project-specific environmental review on potentially significant cultural resources will be conducted on future development projects as required by CEQA. 6. GEOLOGY AND SOILS --Would the project: a) Expose people or structures to potential substantial F adverse effects, including the risk of loss, injury,or death involving: 12110110 Page 8 Housing Element Neg Dec.cg.dOCX 81 I' CITY OF ATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii)Strong seismic ground shaking? El El iii)Seismic-related ground failure, including liquefaction? iv)Landslides? El El b)Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or 171 that would become unstable as a result of the project,and 1:1 El El ILLJ potentially result in on-or off-site landslide, lateral spreading,subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B 171 of the Uniform Building Code (1994), creating substantial El V\J risks to life or property? e)Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? SOURCES:2002 General Plan, 2002 General Plan Final EIR,Atascadero Municipal Code, Universal Building Code (Atascadero Municipal Code, Title 8), Draft 2007-2014 Atascadero Housing Element. DISCUSSION: u.a) The Housing Element Update will not expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, as a result of seismic ground shaking. All new residential developments are required to abide by the most recent version of the Universal Building Code(Atascadero Municipal Code, Title 8) which establishes design and construction standards to minimize the risk associated with seismic ground shaking. 6.b-e) The Housing Element Update will not result in substantial soil erosion or the loss of top soil. All new residential development proposed for slopes greater than ten percent(10%)are required to undergo environmental review on a project specific basis per CEQA requirements. Soils reports to assess slope stability are required to be submitted at the time of building permits. The 2002 General Plan requires geotechnical studies for development in areas with moderate to high liquefaction potential that includes analysis of seismic settlement potential and specific appropriate mitigation. Furthermore, maximum density in medium-and high-density zones is adjusted accordingly depending on the slope of the site. Project-specific environmental review will be conducted on future development projects as required by CEQA. 7. GREENHOUSE GAS EMISSIONS --Would the project: a)Generate greenhouse gas emissions, either directly or indirectly,that may have a significant impact on the environment? b)Conflict with any applicable plan, policy or regulation of 12/10/10 Page 9 Housing Element Neg Deacg.dOCX 82 CITY OFATASCADERO INITIAL STUDY Initial Study 2010-00055 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation an agency adopted for the purpose of reducing theF] 171 emissions of greenhouse gases? El V11.1 SOURCES: 2002 General Plan, SLID County Clean Air Plan, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 7.a) The City maintains standard mitigation measures for all applicable development projects to support the regional efforts to maintain clean air by incorporating APCD recommendations for all construction in the City. The City also encourages concentration of intensive development at identified nodes to reduce vehicle trips. The Housing Element Update and the 2020 General Plan incorporate polices regarding infill development and increased densities where City services exist. These policies are intended to reduce the need for development in rural areas,thereby minimizing vehicle miles traveled by providing housing opportunities near services,transit, and shopping. Project-specific environmental review will be conducted on future development projects as required by CEQA,and mitigation measures will be incorporated as necessary to reduce the impact of any future housing projects on a site specific basis. 7.b) The Housing Element Update will not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. The City is currently in the process of securing funding for a Climate Action Plan aimed at reducing greenhouse gas emissions throughout the City. Project-specific environmental review will be conducted on future development projects as required by CEQA at the time of project proposal. 8. HAZARDS AND HAZARDOUS MATERIALS--Would the project: a)Create a significant hazard to the public or the environment through the routine transport, use, or disposal 1:1 ❑ of hazardous materials? El b)Create a significant hazard to the public or the environment through reasonably foreseeable upset and El Z accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,or waste within one- quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result,would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or,where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project result in a safety hazard for people living or working in the project area? f) For a project within the vicinity of a private airstrip,would the project result in a safety hazard for people living or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, 12/10/10 Page 10 Housing Element Neg Deacg.dOCX 83 4 CITY OF ATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation injury or death involving wildland fires, including where ❑ El ❑ wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? SOURCES:2010 California Department of Toxic Substances Control (DTSC)Hazardous Waste and Substances Site List(Cortese List), 2002 General Plan, 2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 8.a-d) The Housing Element Update does not propose any specific development and,therefore,will not result in the creation or emission of hazardous materials. The use,transport, storage, management, and disposal of hazardous waste are subject to various governmental regulations, including the Fire Code,Vehicle Code and Health and Safety Code. Furthermore, the 2002 General Plan has established policies and programs to minimize the potential for exposure to humans and the environment from hazardous substances, radiation, electromagnetic fields, radon, unsafe trees, and unreinforced masonry buildings. Pursuant to CEQA,the California Department of Toxic Substances Control maintains a hazardous waste and substances site list(Cortese List)for the entire state of California. There are three identified sites in Atascadero that are listed on the Cortese List. The City of Atascadero requires all new planning development applications to identify whether the project site is listed on the Cortese List. Project-specific environmental review will be conducted on future development projects as required by CEQA. 8.e-f) Atascadero is not located within any airport land use plan area nor is it within two miles of a public airport or public use airport. No private airstrips are located within the City limits. 8.g-h) Consistent with the 2002 General Plan,the Housing Element Update will not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Additionally,the Housing Element Update will not expose people or structures to a significant risk of loss, injury or dealth involving wildland fires due to adopted regulations, policies and programs contained in the Safety Element of the 2002 General Plan. 9. HYDROLOGY AND WATER QUALITY--Would the project: a)Violate any water quality standards or waste discharge ❑ ❑ ❑ requirements? b)Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g.,the production rate of previously-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)? c)Substantially alter the existing drainage pattern of the site El 1:1 ❑ or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? d)Substantially alter the existing drainage pattern of the siteF] ❑ ❑ 171 or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the ❑ ❑ ❑ ❑ capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? 12f10/10 Page 11 Housing Element Neg Deacg.dOCX 84 CITY OFATAS CADER0 INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation f)Otherwise substantially degrade water quality? 171 g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h)Place within a 100-year flood hazard area structures that ❑ ® ❑ would impede or redirect flood flows? i)Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche,tsunami,or mudflow? D SOURCES: 2002 General Plan, 2002 General Plan Final EIR,Atascadero Mutual Water Company, Flood Insurance Rate Maps, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 9.a-b,f) The Housing Element Update is a policy document and will not violate any water quality standards or waste discharge requirements. The Atascadero Mutual Water Company's Urban Water Management Plan demonstrates there are sufficient water supplies to serve the current community and future increases in population buildout due in part to the Lake Nacimiento Water Project. The City has adopted a Water Efficient Landscape Ordinance and is in the process of adopting the 2010 CalGreen building code. Both of these ordinances mandate significant water conservation measures of all new residential development. The Housing Element Update will not deplete groundwater supplies or interfere substantially with groundwater recharge. Project-specific environmental review will be conducted on future development projects as required by CEQA. 9.c-e) As a policy document,the Housing Element Update will not substantially alter the existing drainage pattern of a site or the surrounding projects as no specific projects are proposed. The Housing Element Update will not alter the course of a stream which would result in substantial erosion or siltation, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding,on-or off-site. All new residential developments are required to retain storm water on-site and will not exceed the capacity of existing or planned storm water drainage systems. Project-specific environmental review will be conducted on future development projects as required by CEQA. 9.g-i) There are vacant, underutilized, and RHNA opportunity sites located in the"0.2%Annual Chance of Flooding" flood zone from the Atascadero Creek and in the 1.0%Annual Chance of Flooding"flood zone from the Salinas River per the Flood Insurance Rate Maps for Atascadero. However, no specific developments are outlined for these areas in the Housing Element Update. The Housing Element Update does not specifically place housing within a 100-year flood hazard area or place structures in such areas that would impede or redirect flood flows. Furthermore,the Housing Element Update does not expose people or structures to significant risk of loss, injury or death involving flooding. The 2002 General Plan cites specific policies related to placement of structures in flood zones, flood emergency response, and the minimization of dam failure risk. Project-specific environmental review will be conducted on future development projects as required by CEQA. Future housing shall be sited and designed to meet all development requirements of the Municipal Code,the building code,and any other jurisdictional requirements by FEMA. Structures shall not be permitted to be placed in areas which pose significant risk, as evaluated at the time of permits. 9.j) The City of Atascadero is not located in an area at risk for a seiche,tsunami, or mudflow. 10. LAND USE AND PLANNING-Would the project: 12/10/10 Page 12 Housing Element Neg Deacg.dOCX 85 CITY OFATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation a) Physically divide an established community? ❑ ❑ ❑ ❑ b)Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including,but not limited to the general plan, specific plan, local coastal program, or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? c)Conflict with any applicable habitat conservation plan or El El ❑ natural community conservation plan? SOURCES: 2002 General Plan, 2002, General Plan Final EIR, Atascadero Municipal Code, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 10.a,c) The Housing Element will not divide an established community. It is consistent with the other elements of the General Plan and applicable conservation plans. All projects are subject to the Atascadero Native Tree Ordinance to ensure protection and preservation of native trees within the City. Project-specific environmental review will be conducted on future development projects as required by CEQA. 10.b) The Housing Element proposes"upzoning"approximately 300 acres from a maximum of 16 dwelling units an acre(RMF-16)to a minimum of 20 units an acre. This Housing Element program will require updating the Atascadero Municipal Code(specifically, Chapter 9, Planning and Zoning)and the 2002 Atascadero General Plan to allow for 20 units per acre in high density residential zones. Both will be updated accordingly to reflect the new zoning classification. The Housing Element Update and proposed upzoning will not conflict with any applicable land use plan, policy,or regulation of an agency with jurisdiction over the project that was adopted for the purpose of avoiding or mitigating an environmental impact. The upzoning shall be incorporated into the General Plan and Zoning Ordinance at the time of Housing Element adoption in order to ensure consistency throughout the General Plan elements, and to comply with State requirements. Project-specific environmental review will be conducted on future development projects as required by CEQA to ensure compatibility with all land use plans, policies, and jurisdictional regulations. 11. MINERAL RESOURCES --Would the project: a)Result in the loss of availability of a known mineral ❑ ❑ ❑ resource that would be of value to the region and the residents of the state? b)Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general El El plan,specific plan or other land use plan? SOURCES: 2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 11.a-b) Significant mineral resources are not known to occur within City limits. Project-specific environmental review will be conducted on future development projects as required by CEQA. 12. NOISE--Would the project result in: a)Exposure of persons to or generation of noise levels in ❑ ❑ ❑ excess of standards established in the local general plan or noise ordinance,or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ❑ ❑ ❑ 12/10/10 Page 13 Housing Element Neg Den.cg.dOCX 86 � 1BlllAANT_ CITY OF ATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation ground-borne vibration or ground-borne noise levels? c)A substantial permanent increase in ambient noise levels ❑ El F in the project vicinity above levels existing without the project? d)A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? f)For a project within the vicinity of a private airstrip, would the project expose people living or working in the project area to excessive noise levels? SOURCES: Atascadero Municipal Code,Atascadero Noise Ordinance, General Plan Noise Element, Draft 2007- 2014 Atascadero Housing Element. DISCUSSION: 10.a-d) The Housing Element does not address specific development projects that may result from its implementation. Existing noise regulations are present and apply to all development projects in the City through the Atascadero Noise Ordinance. All construction is regulated to certain hours of the day to reduce any potential impacts. Residential projects located in existing neighborhoods have typically included mitigation measures as part of the CEQA review to address noise concerns that are identified on a project-by-project basis. Future projects encouraged or accommodated by the Housing Element Update may produce traffic noise that exceeds City standards for noise- sensitive land uses in the developed areas of the City, however, project-specific environmental review will be conducted on future development projects as required by CEQA. 10.e-f) Atascadero is not located within any airport land use plan area nor is it within two miles of a public airport or public use airport. No private airstrips are located within the City limits. 13. POPULATION AND HOUSING--Would the project: a) Induce substantial population growth in an area, either directly(for example, by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, El El ❑ necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the 0 construction of replacement housing elsewhere? SOURCES: 2002 General Plan, 2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 13.a) The Regional Housing Needs Assessment (RHNA) requires the City of Atascadero to accommodate 651 very low-to low-income housing units for the 2001-2006 and 2007-2014 Housing Element planning periods. In order to comply with State law and meet the RHNA figures required for Housing Element certification,the draft Housing 12/10/10 Page 14 Housing Element Neg Dec.cg.dOCX 87 r- CITY OF ATASCADERO INITIAL STLIDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact I 2007-2014 Housing Element Update Incorporation Element proposes"upzoning"approximately 302 acres from a maximum of 16 dwelling units an acre(RMF-16)to a minimum of 20 units an acre. In order to know how many additional units would be accommodated by the upzone, City staff completed site-specific review and analysis to identify which lots have the potential for increased density based on the proposed new density of 20-units per acre. Staff identified approximately 260 acres of upzoned parcels as"unlikely"to develop beyond the density currently permitted under 16 units per acre. These parcels were identified as unlikely for additional development beyond the 16 units per acre based on current build-out status, lot size,slope calculations,access, buildable area, and biological resources such as large native trees and creeks. Of the 260 acres identified as unlikely to develop, 165 acres were ruled out for additional development due to existing development entitlements for planned developments and specific plans which are designed for complete project buildout. Staff identified approximately 42 acres as"likely"to develop additional units under the proposed upzoning to 20 units per acre. Approximately half of that 42 acres(17 lots) is vacant land,and the remaining sites are buildable lots which were identified as underutilized with space for additional units. Based on site specific analysis, staff estimated that the 42 acres of developable lots would accommodate approximately 784 additional units (calculated by subtracting the existing units on identified parcels from the maximum possible under the increased zoning density of 20 units per acre). This development calculation accommodates the 651 very low-to low-income housing units necessary to comply with State law and account for the RHNA figures for the 2001-2006 and 2007-2014 Housing Element planning periods. Based on the site specific analysis, the upzone provides a net increase of approximately 170 dwelling units more than what is currently entitled under RMF-16 zoning. This net increase was found by calculating the difference between the total number of units allowed under RMF-16 zoning and the potential number of units allowed under RMF-20 zoning. The additional 170 units accommodated by the upzone is less than a 5% increase of the existing number of residential units within the City,and therefore is considered a less than significant increase in population. Additionally,the upzone to 20 units per acre will only accommodate for the additional units; it will not in itself induce substantial population growth, either directly or indirectly, as it does not propose specific housing projects or infrastructure improvements. State law requires the Housing Element update to address forecasted housing needs for the City of Atascadero to accommodate for previously unfulfilled and current housing needs, however,the Housing Element does not propose the physical construction of those units. It is anticipated that the Housing Element will provide additional affordable, infill housing on land that is served with existing streets and services within medium and higher density areas. Project-specific environmental review will be conducted on future development projects as required by CEQA at the time that individual lots are proposed for development by property owners. 13.b-c) The Housing Element Update will not displace existing housing or people or necessitate construction of replacement housing elsewhere. Vacant and underutilized sites, served by existing infrastructure, have been identified to address additional housing needs within the City. The Housing Element update contains policies and programs to conserve and improve existing neighborhoods and housing through the Atascadero Redevelopment Agency and allocation of available CDBG funds. 14. PUBLIC SERVICES --Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ ❑ ❑ b) Police protection? El El ❑ c) Schools? El El El ❑ d) Parks? ❑ ❑ ❑ ❑ 12110/10 Page 15 Housing Element Neg Deacg.dOCX 88 CITY OFATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation e) Other public facilities? 0 SOURCES: 2002 General Plan,2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 14.a-e) The Housing Element Update will not result in adverse physical impacts to public services. The Housing Element Update creates policies and programs to accommodate future growth; it does not directly cause an increase in population or demand on public services. All new development is required to pay impact fees to accommodate costs associated with that specific development proposal. The 2002 General Plan Final EIR mitigates any potential impacts with policies and programs associated with staff funding, milestones for new hires based on projected growth, and specific policies for implementation of funding methods. All new developments are evaluated on a case-by-case basis to mitigate impacts that may affect public services. 15. RECREATION -- a)Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the ❑ facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? SOURCES:2002 General Plan, 2002 General Plan Final EIR, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 15.a-b) The Housing Element Update would not increase the use of existing neighborhood and regional parks, or other recreation facilities,to an extent that substantial physical deterioration of the facility would occur or be accelerated. Atascadero maintains a park-to-residents ratio well above national standards;this ratio reduces the likelihood that the project population increase will have a substantial adverse effect on existing recreational facilities. Furthermore,the Housing Element Update does not require the construction or expansion of recreational facilities; thus the physical effect on the environment is limited. The 2002 General Plan provides numerous policies and programs for recreational facilities consistent with the future population projections. Project-specific environmental review will be conducted on future development projects as required by CEQA. 16.TRANSPORTATION/TRAFFIC--Would the project: a)Conflict with an applicable plan,ordinance or policy F El ® F establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections,streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b)Conflict with an applicable congestion management ® ❑ program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c)Result in a change in air traffic patterns, including either 12/10/10 Page 16 Housing Element Neg Dec.cg.d.00X 89 WI CITY OFATASCADERO INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation an increase in traffic levels or a change in location that —1 f7l results in substantial safety risks? d)Substantially increase hazards due to a design feature El (e.g., sharp curves or dangerous intersections)or incompatible uses(e.g.,farm equipment)? e)Result in inadequate emergency access? El F f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? SOURCES: 2002 General Plan, 2002 General Plan Final EIR,2002 Citywide Traffic Study, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 16.a-b) The Housing Element Update will not conflict with applicable plans, ordinances or policies establishing measures of effectiveness for the performance of the circulation system nor will it conflict with any applicable congestion management programs. Increased traffic may result due to residential construction but such impacts will be mitigated by project-specific environmental review at the time of project proposal. 16.c) The Housing Element Update will not result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks. 16.d-e) The Housing Element Update proposes no specific design features or incompatible uses. Therefore, it will not substantially increase associated hazards. Furthermore,the Housing Element Update will not result in inadequate emergency access. All public improvements and driveways standards associated with new residential development are required to follow all regulations regarding public safety. Neither the 2002 General Plan nor the Housing Element Update include policies that would hinder emergency access. Project-specific environmental review will be conducted on future development projects as required by CEQA. 16.f) The 2002 General Plan and the Housing Element Update both support policies, plans, and programs to increase public transit, bicycle,and pedestrian facilities and will not conflict with adopted documents. 17. UTILITIES AND SERVICE SYSTEMS--Would the project: a)Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b)Require or result in the construction of new water or wastewater treatment facilities or expansion of existing EJ EJ facilities,the construction of which could cause significant environmental effects? c)Require or result in the construction of new storm water R drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? d)Have sufficient water supplies available to serve the project from existing entitlements and resources,or are new or expanded entitlements needed? 12/10/10 Page 17 Housing Element Neg Deacg.dOCX 90 CITY OF ATASCADERO \� INITIAL STUDY Initial Study 2010-0005 Potentially Less Than Less Than No Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact 2007-2014 Housing Element Update Incorporation e) Result in a determination by the wastewater treatment 17 provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? ❑ g)Comply with federal, state, and local statutes and regulations related to solid waste? El El El Z SOURCES: 2002 General Plan, 2002 General Plan EIR,Atascadero Mutual Water Company, Draft 2007-2014 Atascadero Housing Element. DISCUSSION: 17.a) The Housing Element Update will not exceed wastewater treatment requirements of the Central Coast Regional Water Quality Control Board. Impacts of full build-out on wastewater treatment were discussed and mitigated in the 2002 General Plan Final EIR. Program and policies are outlined in the 2002 General Plan to mitigate any impacts related to wastewater treatment. Project-specific environmental review will be conducted on future development projects as required by CEQA. 17.b-c,e) The 2002 General Plan Final EIR found no deficiencies in water supply or wastewater treatment capacity that would be exacerbated by the project population increase. However, increased residential development may increase the demand for new or expanded wastewater treatment facilities and storm water drainage facilities. Project- specific environmental review will be conducted on future development projects as required by CEQA. 17.d) The Atascadero Mutual Water Company has a sufficient water supply to serve the current community and future increases in population buildout due in part to the Lake Nacimiento Water Project. No new or expanded entitlements are deemed necessary for the planning period. 17.f) The Housing Element Update is a policy document and would not generate solid waste. The 2002 General Plan Final EIR finds that the Cold Canyon Landfill has sufficient capacity to serve Atascadero until 2017,three years beyond the planning period. Project-specific environmental review will be conducted on future development projects as required by CEQA. 17.g) The Housing Element Update does not conflict with any federal, state,and local statutes and regulations regulated to solid waste. It is consistent with the 2002 General Plan and 2002 General Plan Final EIR and any other applicable documents. 18. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually 17 limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects)? 12110110 Page 18 Housing Element Neg Dec.cg.dOCX 91 CITY OF ATASCADERO ` �J INITIAL STUDY Initial Stud 2010-0005 Potentially Less Than Less Than No y Significant Significant with Significant Impact PLN 2009-1328 Impact Mitigation Impact Incorporation 2007-2014 Housing Element Update c) Does the project have environmental effects that will El 7 cause substantial adverse effects on human beings, either directly or indirectly? d) Does the project have the potential to achieve short-term ❑ El El environmental goals to the disadvantage of long term environmental goals? SOURCES: 2002 General Plan 2002 General Plan EIR 2002 General Plan Noise Element 2002 General Plan Safety Element 2002 General Plan Land Use, Open Space, and Conservation Element Atascadero Municipal Code Atascadero Native Tree Ordinance Atascadero Noise Ordinance Atascadero Sign Ordinance Atascadero Zoning Map (GIS) California Department of Conservation—San Luis Obispo County Map of Williamson Act Lands (2009) California Department of Conservation— Map of Important Farmlands in California (2006) Atascadero Building Code SLO County Clean Air Plan Atascadero Native Tree Ordinance 2010 California Department of Toxic Substances Control (DTSC) Hazardous Waste and Substances Site List(Cortese List), Flood Insurance Rate Map 2002 Citywide Traffic Study DRAFT 2007-2014 ATASCADERO HOUSING ELEMENT. Page 19 12/10,'10 Housing Element Neg Deacg.dOCX 92 ATTACHMENT 3: Draft Resolution B PLN 2009-1328/GPA 2009-0025 Approval of General Plan Housing Element Update for the 2007-2014 Planning Period DRAFT RESOLUTION B A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING GENERAL PLAN AMENDMENT 2009-0025 (PLN 2009-1328) THE 2007-2014 HOUSING ELEMENT ADOPTION (Citywide) WHEREAS, the State requires that City's Housing Element be updated every five years to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs; and, WHEREAS, the City of Atascadero is listed on the 2009 update schedule as determined by the State of California; and, WHEREAS, the proposed amendment is in the public interest; and, WHEREAS, the proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; and WHEREAS, proposed amendment is compatible with existing development, neighborhoods and the environment; and, WHEREAS, proposed amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public service impacts; and WHEREAS, proposed amendment is consistent with adopted EIR and mitigation monitoring program; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject General Plan Amendment application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said General Plan amendment; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on Tuesday, December 7, 2010 studied and considered General Plan Amendment 2009-0025 (PLN 2009-1328), after first studying and considering the Proposed Negative Declaration prepared for the project, and, 93 WHEREAS, the Atascadero City Council, at a Public Hearing held on January 25, 2011, studied and considered General Plan Amendment 2009-0025 (PLN 2009-1328), after first studying and considering the Proposed Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council takes the following actions: SECTION 1. Findings for Approval of a General Plan Amendment for the adoption of the 2007-2014 Housing Element update. The City Council finds as follows: 1. The proposed amendment is in the public interest. 2. The proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan. 3. The proposed amendment is compatible with existing development, neighborhoods and the environment. 4. The proposed amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public service impacts. 5. The proposed amendment is consistent with adopted EIR and mitigation monitoring program. SECTION 2. Approval. The City Council of the City of Atascadero, in a regular session assembled on January 25, 2011, resolved to approve a General Plan Amendment consistent with the following: 1. Exhibit A: Draft 2007-2014 Housing Element 94 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: ( ) ADOPTED: CITY OF ATASCADERO By: Tom O'Malley, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Brian Pierik, City Attorney 95 Exhibit A 2007-2014 Housing Element PLN 2009-1328/GPA 2009-0025 See Following 96 City of Atascadero r Housin Element y� 19ix� 79 2047-2414 Adoption Draft: Resolution B Exhibit A City of Atascadero 6907 El Camino Real Atascadero, CA 93422 www.atascadero.org Prepared by: Lisa Wise Consulting, Inc. 983 Osos Street San Luis Obispo, CA 93401 97 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 1 November XX,2010 -98 City of Atascadero General Plan Housing Element Table of Contents A. INTRODUCTION..........................................................................................................................................5 1. OVERVIEW........................................................................................................................................................5 2. PUBLIC PARTICIPATION.....................................................................................................................................6 3. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS...................................................................................7 B. EVALUATION OF PREVIOUS HOUSING ELEMENT........................................................................10 C. POPULATION AND EMPLOYMENT TRENDS....................................................................................22 1. POPULATION...................................................................................................................................................22 2. EMPLOYMENT.................................................................................................................................................23 D. HOUSING CHARACTERISTICS..............................................................................................................26 1. HOUSEHOLDS..................................................................................................................................................26 2. HOUSING UNITS..............................................................................................................................................28 3. HousINGA CONDITIONS..................................................................................................................................29 4. HOUSING AFFORDABILITY..............................................................................................................................31 5. AT-RISK UNITS...............................................................................................................................................32 E. SPECIAL HOUSING NEEDS.....................................................................................................................34 1. SENIOR HOUSEHOLDS .....................................................................................................................................34 2. PERSONS WITH DISABILITIES...........................................................................................................................36 3. LARGE FAMILIES AND OVERCROWDING..........................................................................................................37 4. SINGLE-PARENT HOUSEHOLDS .......................................................................................................................38 5. PERSONS IN NEED OF EMERGENCY SHELTER..................................................................................................38 6. FARMWORKERS...............................................................................................................................................38 F. HOUSING RESOURCES............................................................................................................................40 1. REGIONAL HOUSING NEEDS ALLOCATION......................................................................................................40 2001—2006 Regional Housing Needs Allocation............................................................................................................40 2007—2014 Regional Housing Needs Allocation............................................................................................................41 2. SITE INVENTORY AND ANALYSIS....................................................................................................................43 VacantSites......................................................................................................................................................................43 UnderutilizedSites...........................................................................................................................................................44 3. REMAINING 2007-2014 REGIONAL HOUSING NEEDS ALLOCATION.................................................................45 4. INFRASTRUCTURE RESOURCES........................................................................................................................46 5. FINANCIAL RESOURCES...................................................................................................................................47 6. ADMINISTRATIVE RESOURCES........................................................................................................................48 G. CONSTRAINTS ON HOUSING PRODUCTION....................................................................................53 1. GOVERNMENTAL CONSTRAINTS......................................................................................................................53 2. NON-GOVERNMENTAL CONSTRAINTS.............................................................................................................75 H. HOUSING ELEMENT GOALS,POLICIES,AND PROGRAMS..........................................................78 I. REFERENCES.............................................................................................................................................94 AppendixI........................................................................................................................................................................96 Appendix1I....................................................................................................................................................................108 AppendixIII...................................................................................................................................................................110 AppendixIV...................................................................................................................................................................112 AppendixV....................................................................................................................................................................114 AppendixVI...................................................................................................................................................................116 Adoption Draft Page 2 November XX,2010 99 City of Atascadero General Plan Housing Element List of Tables V-1 Evaluation of Previous Housing Element 9 V-2 Trends in Population Growth 21 V-3 Trends in Population Age 21 V-4 Trends in Race and Ethnicity 22 V-5 Industry Trends in Atascadero 23 V-6 Trends in Occupations 23 V-7 Class of Worker Trends 24 V-8 Trends in Households 25 V-9 Trends in Household Income Groups 26 V-10 Housing Problems for Extremely Low Income (ELI) Households 27 V-11 Trends in Housing Type 27 V-12 Housing Units by Age 28 V-13 Trends in Housing Tenure 28 V-14 Multi-Family Housing Rental Rates,March 2009 29 V-15 Monthly Owner Costs as a Percentage of Household Income 30 V-16 Gross Rent as a Percentage of Household Income 30 V-17 San Luis Obispo County Income Limits 30 V-18 San Luis Obispo County Maximum Sales and Rental Prices 31 V-19 At-Risk Assisted Housing Units 32 V-20 Special Needs Population 33 V-21 Senior Households 33 V-22 Senior Households by Income Group 34 V-23 Senior Housing Facilities,2009 34 V-24 Persons with Disabilities by Type 35 V-25 Employment Status of Persons with Disabilities 35 V-26 Household Size by Tenure in Atascadero 36 V-27 Overcrowded Households 36 V-28 City Share of Regional Housing Needs, 2001-2006 40 V-29 City Share of Regional Housing Needs, 2007-2014 42 V-30 Summary of Vacant Parcels 43 V-31 Summary of Underutilized Parcels 43 V-32 Remaining RHNA Analysis, 2007-2014 44 V-33 Disposition of Home Loans 46 V-34 General Plan Land Use Designations and Zoning District Comparison 54 V-35 Zoning District's Permitted Land Uses 55 V-36 Residential Zones Development Standards 56 V-37 Downtown Zones Development Standards 57 V-38 Parking Requirements 62 V-39 Planning and Development Fees 63 V-40 Development Fees for New Housing 64 V-41 Proportion of Fee in Development Cost for a Residential Development 64 V-42 Permit Processing Procedures 65 V-43 Timelines for Permit Procedures 66 V-44 Constraints on Housing for Persons with Disabilities 68 Adoption Draft Page 3 November XX,2010 -100 City ofAtascadero General Plan Housing Element V-45 Strategies to Address Energy Conservation and Global Climate Change 72 V-46 Summary of Quantified Objectives,2007-2014 89 V-47 Vacant Parcels 93 V-48 Potential Vacant Parcels to be Rezoned 107 V-49 Underutilized Parcels 111 List of Figures V-1 Median Home Sale Price,2002-2009 29 Adoption Draft Page 4 November XX,2010 101 City of Atascadero General Plan Housing Element A. Introduction 1. Overview California planning law provides more detailed requirements for the housing element than for any other element of the General Plan. The State Legislature has found that "the availability of housing is of vital statewide importance and that the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order." The housing element establishes policies for the community to ensure safe, decent housing for its current and future residents. Article 10.6 of the California Government Code requires each city and county to analyze housing needs and establish goals, policies, programs, and quantified objectives to meet the identified needs. The analysis must address all economic segments (extremely low-, very low-, low-, moderate- and above moderate-incomes) of the community, the City's share of the regional housing need, and the housing needs of special groups such as the elderly, disabled, homeless, large families, and single parents. The City must either identify vacant or re- developable sites that can provide sufficient housing to meet these needs or include programs in the housing element to identify additional residential sites. Housing Elements are subject to State review and certification. The City of Atascadero prepared a draft Housing Element in 2002 that was not certified by the State but last had an Element approved by HCD in 1994. This Housing Element includes the following information as required by State law: 1. Analysis of Atascadero's housing needs. 2. Information on the existing housing stock, including the number,type,cost, tenure, and structural condition of the units. 3. Analysis of land available to accommodate unmet housing needs. 4. Analysis of potential barriers to housing development, including governmental and non-governmental constraints. 5. Information on existing subsidized or below market-rate housing units. 6. Information on energy conservation opportunities for housing construction or rehabilitation. 7. Specific goals,measurable objectives,policies, and programs to address the housing allocation, as required by the County Regional Housing Needs Plan. Adoption Draft Page 5 November XX,2010 -102 City of Atascadero General Plan Housing Element Major housing issues and opportunities identified in Atascadero include: 1. Adequate sites for the development of housing for all economic segments of the community. Since the previous Housing Element was not certified by the State, this includes sites for the previous and current Regional Housing Needs Allocation (RHNA). 2. Incentives to encourage private market and non-profit development of affordable housing. 3. Integration of affordable housing into new above-moderate income residential projects or payment of fees in-lieu of affordable housing inclusion. 4. Special needs of seniors and families. 5. Maintenance of existing standard housing,rehabilitation of substandard units, and removal and replacement of substandard housing that cannot feasibly be rehabilitated. 6. Financial resources and programs to help subsidize development, maintenance, and rehabilitation of extremely low,very-low,low-,and moderate-income housing. 7. Local governmental constraints on the production or rehabilitation of housing. 2. Public Participation Government Code§65583(c)(6)(B)requires the City to "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." Accordingly, this document incorporates input received from the general public, City Council, and Planning Commission of Atascadero, The City facilitated a series of stakeholder interviews on June 9,2009, and a public workshop on June 16, 2009,to solicit input by citizens from different geographic areas and economic segments in the City,financial and real estate professionals, decision-makers,and others to provide policy guidance. The main issues brought up during public comment were: ■ Modification of second unit ordinance-City should make it easier to permit manufactured homes/modify the ordinance to allow larger units. Also second units should be easier to permit. ■ Create an RMF-20 zone to increase the maximum density for Downtown and the mixed use commercial. ■ Consider extension of second unit amnesty. ■ Cap fees for second units and affordable units. ■ Work with Atascadero Mutual Water Company(AMWC) to reduce meter fees for second units. Adoption Draft Page 6 November XX,2010 103 City ofAtascadero General Plan Housing Element ■ Create policies for Redevelopment Agency(RDA)funds. The public was notified of opportunities to comment on the Housing Element at a Planning Commission meeting on September 1, 2009 and a City Council meeting on September 22,2009. The main issues brought up by the Planning Commissioners were: ■ Make goals and objectives in housing element quantifiable. ■ Make balanced use of RDA funds. ■ Create a program to use RDA funds and inclusionary set-aside funds to assist very low and low-income households. ■ Don't use City funds to fund housing element programs. ■ Suggest having design guidelines for multi-family housing. ■ The current fee structure provides no incentive for affordable housing. ■ Is there overcrowding in low-income neighborhoods? ■ Suggest a new amnesty program for second units. Can affordable second units be credited towards the RHNA? ■ Can blight be addressed using RDA funds? There is a need for a formal housing rehabilitation program. ■ Water fees are too high and are not applied equally to different types of construction projects. The main issues brought up by the public were: ■ Address housing for the temporarily and permanently disabled including SROs, studio apartments and group homes ■ Address transitional housing for persons in recovery The City also held a series of workshops with Tierra West Advisors, Inc. to develop priorities for the Redevelopment Agency low and moderate housing funds. Public workshops were held on February 28,2008 and April 29, 2008. To ensure that the interests of low- and moderate-income residents were represented in the Housing Element update process, the City specifically sought interviews with representatives from Habitat for Humanity, Transitional Food and Shelter, People's Self Help Housing, the San Luis Obispo County Housing Trust Fund, and the EI Camino Homeless Organization (ECHO). Representatives from lour- and moderate-income housing organizations including non-profit housing development firms and homeless service groups were also mailed notifications for the Planning Commission and City Council hearings. Input from the interviews, workshops, and hearings is incorporated in the Housing Element. The Housing Element is posted on the City's web site (www.atascadero.org). 3. Consistency with Other General Plan Elements Adoption Draft Page 7 November XX,2010 -104 City of tascadero General Plan Housing Element State law requires that the General Plan and all of its elements comprise an "integrated, internally consistent and compatible statement of policies." The goals,policies, and programs of this Housing Element are consistent with the goals, policies, and programs contained in other elements of the General Plan. The Housing Element is Chapter V of the existing General Plan. Adoption Draft Page 8 November XX,2010 105 City of tascadero General Plan Housing Element Adoption Draft Page 9 November XX,2010 -106, City of Atascadero General Plan Housing Element B. Evaluation of Previous Housing Element The previous 2002 Housing Element sought to increase affordable multifamily units, primarily to accommodate larger families and the increasing number of senior citizens. To a considerable extent, the City has been successful in achieving this objective (Table V-1). (An analysis of the 2001-2006 Regional Housing Needs Allocation (RHNA) is included in Section F, Housing Resources.) The goals and policies contained in the previous Housing Element were generally appropriate to meet the housing needs of the City. However, this updated Element builds on that foundation,while taking into account that the City is substantially developed and relatively few (though significant) prospects remain to increase housing opportunities. This Element contains specific implementation programs, quantified objectives, and an aggressive below market rate housing program. Another priority of this Housing Element is conservation and rehabilitation of existing homes. Table V-1 indicates what has been achieved and which programs should be carried forward or deleted. However, to improve on the implementation and usability of the document some of the policies and programs have been reworded or combined with other programs. Table V-1 Evaluation of Previous Housing Element P o ram. ummar Quantlfled Achie ament Further'Progress n 5, gra y { kijeatrue'. Needed Goal 1: Promote diverse and high quality housing opportunities to meet the needs of all segments of the community. Policy 1.1—Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the needs of all household t ipes in the Cit Program 1.1 -1. Designate adequate Adequate sites The city designated This program will be sites and implement programs to help to meet 2001- approximately 42.1 acres revised and continued in meet the City Regional Housing Needs 2006 RHNA for multi-family residential the 2007-2014 Housing Allocation. development at 16 du/ac Element. Program 1.1 -2. Continue to allow mixed 1 Very Low,8 Not met City to use RDA and in- residential and commercial development Low per year lieu fee set aside money in the Downtown Zoning District. to assist building owners in converting upper floor residential space to deed restricted lower income units. This program will be revised and continued in the 2007-2014 Housing Element. Program 1.1 -3. Continue to allow small 10 Moderate per 38 Moderate units This program will be lot single family homes in planned year constructed continued in the 2007- developments in multi-family areas not 2014 Housing Element. appropriate for large complexes. Adoption Draft Page 10 November XX,2010 107 City of Atascadero General Plan Housing Element Progr�"umm ry Quantified _-Achievement. Further' ogress a. Dtijectiue: Nei etled Program 1.1 -4.Amend the Zoning 10 Moderate per 13 Moderate units The zoning ordinance Ordinance to allow single family year was amended. development at densities of 4-units per 2 Low units acre in the SFR-X zoning district through This program will not be a Planned Development process. carried forward. Program 1.1 -5. Require the use of 5 Low units per Approved Woodlands This program was specific plans for residential projects of year Specific Plan implemented. The City 100 or more units. will require ongoing 2 Very low implementation. 5 Low This program will be continued in the 2007- 34 Moderate 2014 Housing Element. Program 1.1 -6.Adopt an ordinance to N/A Not adopted This program is not allow the use of Specific Plans deemed necessary and throughout the City to facilitate the will not be carried production of affordable housing via such forward. means as reduction in setbacks,shared parking,and mixing of uses and housing types. Program 1.1 -7. Continue to allow 3 Very low Ongoing—The City This program will be manufactured housing and group housing allows modular housing revised and continued in in accordance with State law. units on single family lots the 2007-2014 Housing and permits them as Element. secondary units. Program 1.1 -8. Support the extension 20 Very low 20 Very low approved This program has been and expansion of sewer service along implemented. It will be both the North and South ends of EI 6 Low 7 Low approved revised and continued in Camino Real to serve higher density the 2007-2014 Housing residential areas by allocating the funding 16 Moderate 25 Moderate approved Element. necessary through the City's Capital Improvement Program. City sewer service was extended along the North and South ends of EI Camino Real. Policy 1.2—Encourage a variety of high quality housing types in multi-family areas. Program 1.2—1.Allow planned This program is not developments with detached units on deemed necessary and individual lots or airspace condominiums will not be carried on commonly owned lots. forward. Program 1.2—2. Update the zoning Not updated This program is not ordinance to require private open space deemed necessary and and on-site common recreational facilities will not be carried to be provided based on project size. forward. Goal 2:Increase home ownership opportunities. Policy 2.1—Promotedevelopment and construction of new housing units for ownership, especially by low-and moderate-income families. Adoption Draft Page 11 November XX,2010 -108 City of Atascadero General Plan Housing Element Program}Surrmmary f+luanttfied ;Achleuement s Further Progress. ObJecti�releeded Program 2.1 1. Offer a 35% (percent) 1 Very low per 8 Very low(permits This program has been density bonus for projects that include year issued since 2000)127 combined with an deed restricted very low-, low-, and entitled since 2000 update of the density moderate-income housing. 4 Low per year bonus ordinance to 19 Low(permits issued bring local regulations in since 2000)/19 entitled compliance with State since 2000 law. 1 Moderate(permits issued since 2000)/1 entitled since 2000 Program 2.1 —2.Continue to encourage, 5 Low per year 16 Very Low(issued Continue City's where suitable, Planned Unit since 2000) inclusionary housing Development(PD)Overlay Zones, 12 Moderate per policy,which requires particularly the PD-7 zone of small lot year 5 Low(issued since that all PD projects subdivisions,for single-family ownership 2000) include affordable units in the RMF-10 and RMF-16 zoning or pay in-lieu fees. districts 12 Moderate(issued since 2000) This program will be revised and continued in the 2007-2014 Housing Element. Program 2.1 —3.Adopt an affordable Ordinance not adopted This program will be housing density bonus ordinance that revised and continued in establishes procedures for obtaining and the 2007-2014 Housing monitoring density bonuses. Element. Policy 2.2—Promote and encourage',availability of new housing units to first time homebuyers. Program 2.1 —1. Participate in the 2 Very low units Not complete This program will not be Mortgage Credit Certificate program to per year carried forward. assist first time homebuyers. Program 2.2—2.Adopt an inclusionary 3 Very Low per Although units have been This program will be housing ordinance that would require a year approved through the continued in the 2007- fixed percentage of units within inclusionary policy,an 2014 Housing Element. residential and commercial developments ordinance has not been to be reserved as deed restricted adopted. affordable units or an in-lieu fee to be collected. Require new residential development of vacant lots to participate in the in-lieu fee program. Goal 3:Ensure that an adequate amount of rental housing exists. Policy 3.1—Ensure that the proportion of low and moderate rental housing is not significantly reduced. Adoption Draft Page 12 November XX,2010 109 City of Atascadero General Plan Housing Element � .rogram Summary Quantified, ,Achievement )~urEher Prores Objective: Needed Program 3.1 —1.Continue to work with 2 Very low units Not complete 1.Staff is currently non-profit agencies, such as the County per year implementing a Housing Authority and Peoples' Self-Help downtown affordable Housing,to convert existing units for low- housing program using and moderate-income families using RDA funds for the available programs such as CDBG. conversion of existing second floor units to 55- year deed restricted low and very-low income units. 2. The City is also assisting new buyers for California Manor to maintain the affordability status of the existing units. This program will be revised and continued in the 2007-2014 Housing Element. Program 3.1 -2.Adopt an ordinance that 3 Very low 58 second units issued The ordinance was would allow second units in all single- income units per since 2000(7 deed adopted.This program family zoning districts. year restricted Moderate) has been implemented. Program 3.1 -3.Amend the Zoning 3 Very low units The Ordinance was The Ordinance will be Ordinance to conditionally allow vertical per year updated to allow vertical revised to allow vertical multi-family residential in General mixed-use with a PD. mixed-use on the Commercial land use designations and to 4 Low units per Horizontal mixed-use second floor with a CUP allow mixed-use developments. year projects require a only. Conditional Use Permit, PD overlay, map change This program will be and a General Plan revised and continued in Amendment. No deed the 2007-2014 Housing restricted affordable units Element. have been constructed to date. Six mixed-use residential unit permits have been issued since 2000. Program 3.1 -4.Amend the Zoning N/A The ordinance was This program has been Ordinance to calculate maximum adopted. implemented. allowable densities in multi-family districts based on dwelling units, instead of bedrooms. Policy 3.2-Prioritize construction of additional assisted housing units. Program 3.2—1. Continue to work with 3 Very low 23 total units since 2000 This program will be non-profit agencies,such as the County income units per revised and continued in Housing Authority and Peoples'Self-Help year 19 Low-income senior the 2007-2014 Housing Housing,to construct new units for low- units constructed with Element. and-moderate income families. SLO Housing Authority 4 for sale very-low- income units were constructed with Habitat for Humanity Adoption Draft Page 13 November XX,2010. -110 City of Atascadero General Plan Housing Element Program Summary Quantified :, AchEe�iement Further Progress y �tbjective „ Needed Program 3.2—2. Encourage developers N/A Coordination is ongoing. This program will be to work with agencies such as CHFA and revised and continued in HUD to obtain loans for development of The City is also assisting the 2007-2014 Housing new multifamily rental housing for low new buyers for California Element. income households. Manor to maintain the affordability status of the existing units. Goal 4:Protect and conserve the existing;housing stock and neighborhoods. Policy 4.1—Encourage conservation and preservation of neighborhoods and sound housing, including places and buildings of historical and architectural sig ni Cance. Program 4.1 — 1. Update the Zoning N/A The City has adopted This is handled through Ordinance to require maintenance and maintenance standards the building code and repair of housing. as a component of Title enforcement and 12 and Title 8. various health and safety regulations. No update to the zoning code is necessary. This program will not be continued in the 2007- 2014 Housing Element. Program 4.1 —2. Utilize routine code N/A Ongoing This program will be enforcement to identify housing revised and continued in maintenance issues and expedite the 2007-2014 Housing rehabilitation of substandard and Element, deteriorating housing by offering technical assistance to homeowners and occupants. Program 4.1 —3. Continue to participate $30,000 and 14 Completed/Ongoing This program will be in federal grant programs,such as very low units revised and continued in CDBG,to obtain loans and/or grants for per year the 2007-2014 Housing housing rehabilitation.Apply an Element. appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units. Program 4.1 —4. Expand code N/A Ongoing-The City hired This program will be enforcement and neighborhood a Code Enforcement revised and continued in preservation programs to eliminate areas Officer in 2004 to the 2007-2014 Housing of blight and nuisances from existing enhance policy Element. neighborhoods. implementation capabilities. Program 4.1 —5.Amend the zoning N/A Completed/Ongoing This program will not be ordinance to restrict the quantity and carried forward. location of vehicles that may be stored on residential lots. Implementation will occur through code enforcement. Policy 4.2—Encourage conservationand preservation of houses that have historical and architectural significance. Program 4.2—1. Implement the Historic N/A Completed/Ongoing This program will be Site(HS)overlay zone to help preserve revised and continued in and protect historic Colony homes. the 2007-2014 Housing Element. Program 4.2—2. Maintain a GIS based N/A Completed/Ongoing This program will be map of protected sites. revised and continued in the 2007-2014 Housing Adoption Draft Page 14 November XX,2010 City of Atascadero General Plan Housing Element �P:rcr�ram Summary Quantified Achlevernent" Further Progress Objective '. ,":Nbeded Element. Program 4.2—3.Allocate in the Capital 6 Very low units Not Completed This program will be Improvement Plan a portion of the RDA per year revised and continued in housing set aside funds to rehabilitate the 2007-2014 Housing existing housing stock within Element. Redevelopment Project Areas. Program 4.2—4. Include in the Capital N/A Completed This program will be Improvement Plan RDA street and revised and continued in infrastructure improvement projects to the 2007-2014 Housing benefit existing high density residential Element. areas. Policy 4.3-Encourage attractive architecture and site landscaping that respect terrain and native trees. Program 4.3—1. Update the Appearance N/A Not Completed This program will not be Review Manual to require the creative carried forward. use of high quality architecture and site landscaping to reduce the perceived density of projects. Program 4.3—2. Update the Zoning N/A Completed This program is not Ordinance to require specific deemed necessary and percentages of multi-family sites to be will not be carried landscaped with long term maintenance forward. agreements. Program 4.3—3. Establish a density N/A Policy implemented. No This program will be bonus program for multi-family residential ordinance adopted. combined with an projects with superior architecture and update of the local landscape elements that clearly exceed density bonus the minimum requirements of the regulations in applicable Appearance Review Manual compliance with State provisions. law. Program 4.3—4. Continue to require that N/A Completed/Ongoing This program will not be native trees be preserved and carried forward in the incorporated into multi-family projects to 2007-2014 Housing the highest extent possible. Element. Program 4.3—5.Continue to maintain N/A Completed/Ongoing This program will be the sliding density scale for sloped lots in continued in the 2007- the zoning ordinance. 2014 Housing Element. Policy 4.4—'i Protect housingaffordability where it currently exists. Program 4.4—1. Develop and adopt a No net loss of Not Completed- This program will be Zoning Ordinance provision to prohibit affordable units Ordinance in place to revised and continued in replacement of lower cost housing with limit condominium the 2007-2014 Housing higher cost housing, unless, (1)the lower conversions of existing Element. cost units can be conserved,or(2)an rental units. equal number of similar units are included in a new project. Goal 5:Encourage energy conservation measures in new and existing homes. Policy 5.1—:Continue to make residents aware of available energy saving techniques and public utility rebates. Adoption Draft Page 15 November XX,2010 -112 City of Atascadero General Plan Housing Element Progra►r�Summary� Quantified Achievement FurtherzProgress 11616ctive 3R_151Needed � . Program 5.1v—1. Continue to provide N/A Ongoing-The City has This program will be handouts on energy requirements, adopted a memo of revised and continued in particularly with emphasis on remodels understanding with SLO the 2007-2014 Housing and additions. Green Build and will Element. continue to provide information on sustainable building practices to the public. Program 5.1 —2. Continue to inform N/A Ongoing This program will be residents of home energy saving revised and continued in techniques. the 2007-2014 Housing Element. Policy 5.2—Encourage solar and other innovative energy designs when consistent with State and local ordinances. Program 5.2—1. Continue to strictly N/A Completed/Ongoing— Atascadero will enforce the State energy standards of The four-unit Habitat for implement AB 811 and Title 24. Humanity development provide an assessment project completed in 2007 district for homeowners included photovoltaic wishing to install solar panels. panels,which will allow them to spread the cost of the system out over a number of years on their annual tax bill thus reducing upfront cost. This program will be revised and continued in the 2007-2014 Housing Element. Goal 6:Improve housing opportunities and living,conditions for people with low and moderate Incomes and those with special needs. Policy 6.'1-Ensure that all persons regardless of race, religion, age, sex, marital status, ancestry,national origin, or color have equal access to sound and affordable housing. Program 6.1 —1. Maintain zoning Ongoing Ongoing This program is not standards for use permits, planned deemed necessary and developments,and residential accessory will not be carried uses to allow housing for special groups, forward. such as seniors and disabled persons. Program 6.1 —2. Develop a program of N/A Not Completed This program will be incentives including density bonuses and revised and continued in reduced development standards for the 2007-2014 Housing senior housing projects. Element. Program 6.1 —3. Cooperate with non- N/A Ongoing This program will be profit housing and social service revised and continued in agencies and pursue grants for providing the 2007-2014 Housing housing opportunities for special needs Element. groups,such as the homeless and battered women. Program 6.1 —4. Cooperate with non- N/A Ongoing—The City This program will be profit groups and local religious approved plans and revised and continued in organizations to allow the temporary use allocated funding to EI the 2007-2014 Housing of churches as homeless shelters. Camino Homeless Element. Organization for the Adoption Draft Page 16 November XX,2010 113 City ofAtascadero General Plan Housing Element ram,Summary f a ;Quantified Achievement Further Progress_,,,'", 01bjective deeded construction of an EOC homeless shelter in 2004 (not constructed). Program 6.1 —5. Continue to support N/A Ongoing-Supported This program will be local motel voucher programs for through CDBG funding revised and continued in temporarily displaced persons. allocations the 2007-2014 Housing Element. Program 6.1 —6. Ensure full compliance N/A Ongoing This program is being with the American Disabilities Act, and implemented through continue to enforce the complementary the building code and provisions of the International Building will not be carried Code. forward Policy 6.2—Encourage lending institutions to provide loans for projects for special needs groups,including one- parent households. Program 6.2—1. Earmark RDA set aside Tax Increment Completed The use of RDA funds funds for housing projects. available- has been incorporated $115,000 in other programs. This program will not be carried forward. Policy 6.3-Encourage multi'-family projects that provide affordable housing. Program 6.3—1. Develop policies to N/A Completed This program has been reduce or waive impact fees for implemented. Policy in affordable housing projects. place to pay impact fee costs using RDA funds for affordable housing projects within the RDA. Policy 6.4-Encourage the development of multi-bedroom units for families. Program 6.4—1. Create incentives for 3 Very low- Encouraged unit This program will not be construction of three-bedroom rental income units per construction through the continued in the 2007- units. year Planning Commission 2014 Housing Element. and Planned Development process. Policy 6.5-Ensure that persons with disabilities have adequate access to housing. Program 6.5—1. Evaluate the Zoning N/A Ongoing This program will be Ordinance, and amend it as necessary, revised and continued in to ensure ADA compliance and remove the 2007-2014 Housing governmental constraints on the Element. production of housing for persons with disabilities. Program 6.5—2. Require all new N/A Ongoing-Required by This program is required residential development to comply with all State Law by State law and will not applicable ADA provisions. be carried forward in the Housing Element. Goal 7: Expand housing assistance efforts. Policy 7.1—'Support rental assistance programs. Program 7.1 —1. Participate in Federal N/A Ongoing This program will be and State housing assistance programs revised and continued in and apply for available funding as the 2007-2014 Housing appropriate. Element. Program 7.1 —2.Target the City's CDBG N/A Ongoing-The City This program will be Adoption Draft Page 17 November XX,2010 -114 City of Atascadero General Plan Housing Element QrAaram summary Quantified _ Achievement ; Further Progress Objective Needed entitlement share toward the housing supports CDBG finding revised and continued in needs of low-income and special groups. for lower-income home the 2007-2014 Housing rehab projects and Element. assists through CDBG finding for the construction/design/rehab of low-income group living/dayliving/day care facilities. Program 7.1 —3.Seek County staff N/A Not Completed This program will be support,or hire a staff person,to revised and continued in administer rental assistance programs. the 2007-2014 Housing Element. Program 7.1 —4.Coordinate with N/A Ongoing This program will be agencies such as HUD and Farmer's revised and continued in Home Loan regarding available housing the 2007-2014 Housing assistance. Element. Program 7.1 —5. Encourage and support N/A 19 Senior housing units This program will be expanding the role of the San Luis were completed in revised and continued in Obispo Housing Authority in Atascadero. partnership with HASLO the 2007-2014 Housing in 2005. 1 Element. Goal 8: Decrease non-governmental constraints on housing production. Policy 8.1—Encourage interplay between lending institutions, the real estate and development community and the City to better understand and address non-governmentalconstraints and facilitate production of affordable housing. Program 8.1 —1.Continue to facilitate N/A Ongoing—The City This program will be understanding of the impact of future participates in monthly continued in the 2007- economic employment and growth on Chamber of Commerce 2014 Housing Element. housing needs among financial, real Round Table meetings. estate, and development professionals in formalized settings,such as the Economic Round Table. Program 8.1 —2.Work with financial N/A Ongoing This program will be institutions to identify and mitigate any continued in the 2007- constraints on access to financing for 2014 Housing Element. multifamily development,and explore the use of CDBG or HOME funds as seed money to encourage lenders to finance multifamily projects. Program 8.1 —3. Use Redevelopment N/A Assistance and This program will be Agency funds to leverage State and information continues to revised and continued in federal funds(including,encouraging the be made available. the 2007-2014 Housing use of private financing mechanisms,to Element. assist in the production of affordable housing. Funding mechanisms that should continue to be explored include the HCD Multifamily Housing Program, federally subsidized Section 221 (d)(4), Section 8 or Section 202 programs, Community Development Block Grants, tax-exempt bond financing, HOME funds, administrative fees collected by the County Housing Authority,and favorable financing made available through financial institutions to assist low-and moderate-income households. Policy 8.2—Help lower development costs where feasible, especially',for low and moderate'income`housing units. Adoption Draft Page 18 November XX,2010 115 City of Atascadero General Plan Housing Element Program Summary- Quantified Achievement . Further Progress Objective Needed. Program 8.2—1. Continue to monitor and N/A Ongoing Staff will develop an evaluate development standards and ordinance to make the advances in housing construction use of manufactured methods. homes easier for secondary units based on square-footage of popular models and new construction materials used by manufactured home companies. This will be revised and continued in the 2007- 2014 Housing Element. Program 8.2—2. Develop a mechanism N/A Ongoing- In 2005, staff This program will be to track the affordability of housing developed a new revised and continued in projects and provide annual reports to the planning entitlement and the 2007-2014 Housing Planning Commission and City Council. building permit program, Element. which integrated affordable housing tracking so that the City's affordable housing resources can be effectively managed and tracked. Goal 9:Decrease governmental constraints on housing production. Policy 9.1-Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. Program 9.1 —1.Continue to consolidate N/A Ongoing This program will be all actions relating to a specific project on continued in the 2007- the same Council or Commission 2014 Housing Element. agenda. Program 9.1 —2. Continue to review N/A Ongoing—The City This program will be minor modifications through an amended the Zoning continued in the 2007- adjustment procedure, and more Ordinance to allow 2014 Housing Element. substantial changes through conditional reduced rates and faster use permit. timeframes for minor cups. Program 9.1 —3. Continue to review and N/A Ongoing Council will look at an revise local review procedures to ordinance to streamline streamline the process. opportunities and permitting for modular units as second units and consider"stock" second unit building plans that have been pre-approved by the City. This program will be continued in the 2007- 2014 Housing Element. Program 9.1 —4. Provide HCD with an N/A Ongoing This program will be annual status report, including progress continued in the 2007- toward meeting regional housing needs. 2014 Housing Element. Adoption Draft Page 19 November XX,2010 -116 City ofAtascadero General Plan Housing Element PKogram Summary _,-Quar}tifie4, ,, �Ach�evement FurEher Progress, Objective Needed Program 9.1 —5. Continue to maintain N/A Ongoing The City allows stock pre-approved stock development plans to residential building streamline the plan check process. permit plans for projects of any scale and is considering stock plans for secondary units. This program will be continued in the 2007- 2014 Housing Element. I Goal 10: Ensure an adequate supply of land for new housing production. Policy 10.1-Encourage infill and intensification in areas suitable for housing within the USL. Program 10.1 —1. Update the zoning N/A Not Completed This program will be ordinance to allow only residential and revised and continued in accessory uses on existing vacant the 2007-2014 Housing residential land. Element. Program 10.1 —2. Maintain zoning N/A The City currently allows This program will be standards that provide for a range of for Planned Development revised and continued in housing densities in various zones. Overlay Zoning Districts the 2007-2014 Housing to allow greater densities Element. in some residential zones and allows Planned Development projects to include secondary units on residential lots as applicable. Policy 10.2—Consider revising the Zoning Ordinance to allow mixed use projects outside the downtown area. Program 10.2— 1. Update the Zoning N/A Complete-Ordinance This program has been Ordinance to conditionally allow mixed- adopted implemented. use and multi-family projects up to 16 units/acre in the General Commercial land use outside the downtown, including areas along south EI Camino Real, Morro Road, and the Dove Creek project site. Adoption Draft Page 20 November XX,2010 117 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank AJoption Draft Page 21 November XX,2010 -118- City ofAtascadero General Plan Housing Element C. Population and Employment Trends 1. Population The Atascadero population grew 14 percent from 1990 to 2000 and is estimated to have reached a total population of 28,590 in 2008. Growth in Atascadero mirrored that of San Luis Obispo County,which grew 14 percent from 1990 to 2000 and is estimated to have grown 9 percent from 2000 to 2008. See Table V-2 for detailed population information for Atascadero and surrounding communities. Table V-2 Trends in Population Growth 1990 2000 2008 Number Number Change Number Change Atascadero 23,138 26,411 14% 28,590 8% ' Paso Robles 18,583 24,297 31% 29,934 23% San Luis Obispo 41,958 44,174 5% 44;697 1% San Luis Obispo County 217,162 246,681 14% 269,337 9% Source: U.S. Census, 1990 and 2000 and DoF E.5 Report, 2008 Age Characteristics As of 2000, Atascadero had a median age of 38.2, slightly above the median for San Luis Obispo County at 37.3. There was substantial growth in the 45-54 and 55-64 year age groups from 1990 to 2000, while the population in the 25-34 age group decreased by 26 percent for the same period. The percentage of children under 15 years of age decreased slightly, which accounted for 25 percent of the population in 1990, down to 20 percent in 2000. See Table V-3 for additional information on age trends in Atascadero. Table V-3 Trends in Population Age 1990 2000 Number Percent of Number of Percent of Percent Age Group Persons Total Persons Total Change < 15 5,826 25% 5,389 20% -1% 15-24 2,831 12% 3,562 13% 26% 25-34 3,934 17% 2,892 11% 26% 35-44' 4,146 18% 4,713 18% 14% 45-54 2,201 10% 4,518 17% 105% 55-64' 1,601 7% 2,293 9% 43% 65+ 2,599 11% 3,044 12% 17% Total 23,138 100% 26,411 100% 14% Source: U.S. Census, 9990 and 2000 Adoption Draft Page 22 November XX,2010 119 City of Atascadero General Plan Housing Element Race and Ethnicity The Atascadero population was 89 percent white as of 2000, a slight decrease from 1990 when 94 percent of the population was white. There was an increase in the percentage of people who selected "other' or "two or more races" on the U.S. Census. The increase in "other" is due in part to a new 2000 Census category that allows respondents to identify themselves as two or more races. Of the total population, 11 percent are Hispanic in origin. Refer to Table V-4 for detailed figures on race and ethnicity. Table V-4 Trends in Race and Ethnicity 1990 2000' Race/Ethnicity Number Percent Number Percent White 21,757 94% 23,451 89% Black or African American 260 1% 623 2% American Indian 270 1% 247 1% Asian or Pacific Islander 262 1% "336 1% Other/Two or More 589 3% 1,754 7% Total ` 23,138 100%`'` 26,411 100%'' Hispanic(all races) 1 1,972 9% 2,783 11% Source: U.S. Census, 1990 and 2000 2. Employment Industry employment in Atascadero was spread over a number of sectors in both 1990 and 2000. From 1990 to 2000 the total number of jobs increased 6 percent from 11,555 to 12,284. As of 2000, the Education, Health, and Social Services industry accounted for the largest share of Atascadero employment, accounting for 25 percent. The Retail trade is the second largest industry,offering 12 percent of the jobs in spite of a substantial loss in jobs in this industry from 1990 to 2000. The Arts,Entertainment, Recreation,Accommodation, and Food Services industry experienced the largest percentage growth from 1990 to 2000,adding 871 jobs, an increase of 383 percent. See Table V-5 for additional information on industry trends in Atascadero. Adoption Draft Page 23 November XX,2010 -120 City of Atascadero General Plan Housing Element Table V-5 Industry Trends in Atascadero 1990 2000 Percent Employment Sector Number Percent Number Percent Change Agriculture,forestry,fishing and hunting, and 294 2% 139 1% -53% mining Construction 1,236 11% 1,221 10% -1% Manufacturing 931 8% 747 6% -20% Wholesale trade 296 3% 408 3% 38% Retail trade 2,047 18%° 1,502 12% -27% Transportation and warehousing,and utilities 688 6% 649 5% -6% Finance,insurance, real estate, and rental and 636 5% 598 5% -6% leasing Professional,scientific,management, 798 7% 979 8% 23% administrative,,and waste management Educational, health and social services 2,573 22% 3,041 25% 18% Arts, entertainment, recreation,accommodation 227 2% 1,098 9% 383% and food services Other services 879 8% 875 7% 0% Public administration 950 8% 1,027 9% 8% Total 11,555 100% 12,284 100% 6% .Source: U.S. Census, 1990 and 2000 In 2000, 33 percent of Atascadero residents held managerial/professional jobs. This represents a shift from 1990 when sales and office positions were more prevalent. Managerial/professional occupations increased 34 percent from 1990 to 2000, growing from 2,997 to 4,015 jobs. Occupations in the services sector also increased from 2,124 to 2,428 jobs during this period, an increase of 14 percent. Occupations in sales and office, and farming, fishing, and forestry experienced decreases for the period. Table V-6 provides additional information on occupation trends. .Table V-6 Trends in Occupations .1990 2000 Percent ,Occupations of Residents Persons .Percent ':Persons Percent Change -Man agerial/Professional 2,997 26% 4,015 _33% .34% _Sales and Office .3,437 _30% _3,064 25% ..-11% ` Services 2,124 18% 2,428 20% 14% _Construction, Production, 2 771 24% 2,705 22% -2% Labor _Farming, Fishing, Forestry 226 2% .72 <1% -68% .Total _11,555 .100% 12,284 .100% _6% _Source: U.S. Census, 1990 and 2000 The distribution of class of workers in Atascadero remained similar from 1990 to 2000. As of 2000, the private sector employed 60 percent of Atascadero workers, the government sector Adoption Draft Page 24 November XX,2010 121 City ofAtascadero General Plan Housing Element employed 26 percent, 14 percent were self-employed and less than one percent were unpaid family workers. Refer to Table V-7 for trends in class of worker. Table V-7 Class of Worker Trends 1990 2000 Percent Employment Sector Number Percent Number Percent Change Private wage and salary workers 6,909 60% 7,408 60% 7% Government workers 3,137 27% 3,190 26% 2% Self-employed workers in own(not 1,455 13% 1,665 14% 14% incorporated)business Unpaid family workers 54 <1% 21 <1% -61% Total 11,555 100% 12,284 100% 6% Source: U.S. Census, 1990 and 2000 Adoption Draft Page 25 November XX,2010 -122 City of Atascadero General Plan Housing Element D. Housing Characteristics 1. Households Household composition and size are often interrelated and are indicators of the type of housing appropriate for residents of Atascadero. The majority of householders in Atascadero are 35 to 65 years old. This age group represents 63 percent of householders in Atascadero. From 1990 to 2000, the number of householders under the age of 35 decreased, reducing the percentage of householders in this age group from 28 percent to 17 percent. The percentage of family households fell slightly from 73 percent in 1990 to 71 percent in 2000, while the percentage of single persons increased slightly over the same period. The average household size dropped slightly from 2.7 in 1990 to 2.62 in 2000. The data indicates some maturing families in Atascadero with children beginning to leave the home. See Table V-8 for detailed figures on household structure in Atascadero Table V-8 Trends in Households 1990 2000 Change Number ` Percent NumberPerc6nt, An Hhld Avg. Household Size 2.7 2.62 Householders<35 yrs 2,38928% 1,650 17% -31% '' Householders 35-65 yrs 4,466 53% 5,968 63% 34% Householders 65+yrs 1,629'' 19% 1,913 20% 17% Household Types Family Households 6,189' 73% 6,812 71% 10% Married Couple 5,077 82% 5,286 78% 4% Other Families 1,112 18% 1,526 22% 37% Single Persons 1,753 21% 2,094 22% 19% Other i 542 6% 625 7% 15% Total 8,484 100% 9,531 100% 12% Source: U.S. Census, 1990 and 2000 Household Income According to the U.S. Census,the median household income in Atascadero increased 39 percent from$35,140 in 1990 to $48,725 in 2000. The largest increases were in the $75,000 to$99,999 and $100,000 or more income brackets, each increasing over 100 percent for the period. The $50,000 to $74,999 income category also grew,while all income brackets below$49,999 decreased. Refer to Table V-9 for trends in Atascadero household income groups. Adoption Draft Page 26 November XX,2010 123 City of Atascadero General Plan Housing Element Table V-9 Trends in Household Income Groups Income Group 1990 2000 Percent Households Percent Households Percent Change Less than $10,000 834 10% 619 7% -26% $10,000 to$14,999 825 10% 480 5% -42% $15,000 to$24,999 1,193 14% 1,066 11% -11% $25,000 to$34,999 1,405`; 16% 1,17512% -16% $35,000 to$49,999 1,951 23% 1,560 17% -20% $50,000 to$74,999 1,568 18% 2,407 25% 54% $75,000 to$99,999 519 6% 1,147 12% 121% $100,000 or more ± 262 3% 1,044 11% 298% Total Households 8,557 100% 9,498 100% 11% $35,140 $48,725 39% Source:U.S. Census, 1990 and 2000 Low and Extremely Low-Income Housing Needs Lower income households (earning 80 percent or less of median household income) generally have higher incidence of housing problems and overpayment (paying 30 percent or more of income for housing costs). Table V-10 shows what percentages of low and extremely low- income households have housing problems as well as those overpaying for housing. Extremely low-income households earn 30 percent or less of median household income. Of the 9,531 households in the City, 897 households (568 renters and 329 owners) have household incomes less than 30 percent of median income (about 9.4 percent of total households).As Table V-10 illustrates, these households have a high percentage of housing problems and some have high housing cost burdens with those overpaying ranging from 16 to 26 percent. As shown in Tables V-15 and V-16 the overpayment figures for the entire Atascadero population range from 33 to 47 percent. The RHNA for Atascadero estimates 106 very low income housing units will need to be constructed between 2007 and 2014. Based on State law methodology, the City estimates that 50 percent of its very low-income housing allocation are extremely low-income households. Therefore,it is projected that 53 households will be in the extremely low-income category. Adoption Draft Page 27 November XX,2010 -124 City ofAtascadero General Plan Housing Element Table V-10 Housing Problems for All Lower Income Households Renters Owners Total Households Housing Income<=30 Percent MFI 568 329 897 (Extremely Low Income) •With any Housing Problems 90.5% 85.40/6 88.6% •With Housing Cost Burden>30% 90.5 84.3%° 88.2% •With Housing Cost Burden>50% 77.3% 66.6% 73.4% Household Income>30%to<=50%MFI 706 247 953 •With any housing problems 78:9% 55.5%' 72.8 •With Housing cost burden>30% 76.1% 55.5% 70.7% Household income>50 to<=80%MFI 749 853 1,602 %With any housing problems 51'.9% 46.9%' 49.3% %With Housing cost burden>''30°% 48.7% 46.9% 47.8% Source: CHAS Databook 2. Housing Units Housing Type and Age The majority of Atascadero homes are single-family detached. The variety of housing types has remained similar over the period from 1990 to 2000, with slight growth in single-family homes, both attached and detached, and slight decreases in mobile homes and other housing types. Table V-11 shows trends in housing units by type. .Table V-11 Trends in Housing Type .1990 2000 .Housing Type Units _Percent Units Percent ' .Single-Family Detached .5,968 .67% .6,797 _69% .Single-Family Attached 233 .3% A41' .5% .Multiple-Family 2-4 Units _836 _9% _862 _9% Multiple-Family 5+Units .1,199 .13% _1,200 .12% Mobile Homes 587 7% _507 _5% .Other(e.g., R.V Park) .83 _1% .44 .<1% _Total Units _8,906 _100% _9,851 _100% _Source: U.S. Census, 1990 and 2000 According to the U.S. Census, 41 percent of Atascadero's housing stock was built after 1980. Housing construction slowed from 1990 to 2000. There were 1,357 units constructed during this period, down from 2,696 in the 1970s and 2,672 in the 1980s. See Table V-12 for a breakdown of Atascadero housing units by year constructed. Adoption Draft Page 28 November XX,2010 125 City of Atascadero General Plan Housing Element Table V-12 Housing Units by Age Year Built Units Percent 1990—March 2000 1,357 14% 1980-1989 2,672 27% 1970—1979 2,696 27% 1960—1969 1,274 13% 1940-1959 1,301 13% 1939 or earlier 533 6% Total 9,851 100%° ..Source: U.S. Census, 2000 Tenure and Vacancy Housing tenure refers to the occupancy of a housing unit -whether the unit is owner-occupied or renter-occupied. Housing tenure is influenced by demographic factors (e.g., household income,composition, and age of the householder) as well as the cost of housing. Only 3 percent of Atascadero's housing units were vacant as of 2000. This was slightly less than 1990,when the vacancy rate was 4 percent. It is generally accepted that a vacancy rate of 5 to 6 percent is healthy, thus Atascadero's low vacancy may be an indicator of problems with housing affordability and overcrowding. Among occupied units, the percentage of owner-occupied homes increased from 63 percent in 1990 to 66 percent in 2000. See Table V-13 for detailed figures on housing tenure. _Table V-13 Trends in Housing Tenure _1990 2000 .Tenure Number Percent Number _Percent _Occupied Units .8,484 ..96% _9,531 _97%° Owner _5,370 _63% _6,249 _66% Renter _3,114 .37% _3,282 _34% _Vacant Units .391 " _4% _317 _3% _Total ..8,875 100% _9,848 .100% _Source: U.S. Census, 1990 and 2000 3. Housing Conditions City staff conducted a visual housing conditions survey in June 2009. To complete the survey, the City randomly selected and evaluated 200 properties and found that all but three were structurally sound. The three that were found not to be structurally sound required only minor repairs. The survey was conducted through a windshield assessment that rated the physical condition of a unit in one of the following categories: - Foundation, - Roofing, - Siding/Stucco, Adoption Draft Page 29 November XX,2010 -126 City of Atascadero General Plan Housing Element - Windows, and; - Electrical. Housing Costs According to the 2000 U.S. Census, the median home price in Atascadero was $201,600. Current information(provided by the California Association of Realtors) on home sales indicates that Atascadero experienced a dramatic increase in sales prices from 2000 to a peak of$456,028 in 2006. Prices have since steadily decreased to a median sales price of$279,500 for the first quarter of 2009. Prices are expected to remain flat or continue falling for the remainder of 2009. From 2002 to present, Atascadero prices have consistently remained below the San Luis Obispo County median. See Figure V-1 for a comparison of median home prices in Atascadero and San Luis Obispo County from 2002 to 2009. Figure V-1 Median Home Sale Price, 2002-2009 Median Home Sales Price $600,000 i $500,000 ------ — --- — --- --___ $400,000 ------- - —- -- $300,000 --- — --_ __ __._ -- -- .-- r SLO County i Atascadero $200,000 ] — — — — — -- — — $100,000 — --- - --- - 2002 2003 2004 2005 2006 2007 2008 2009 Source. California Association of Realtors According to the Census, the median contract rent was $628 in 2000. According to the San Luis Obispo County Multi-Family Housing Rental Survey Summary, current monthly rental prices in Atascadero range from an average of $830 for one bedroom units to an average of $1,281 for three bedroom units. See Table V-14 for complete rental survey data for multi-family rental properties. Table V-14 Multi-Family Housing Rental Rates, March 2009 #of Units Average Monthly Rent Monthly Rent Per Square Foot Unit Type in SurveyFloor Area Lowest Highest Average Lowest Highest Average Studio 0 n/a n/a n/a n/a n/a n/a n/a 1 bedroom 120 603 sq ft $600 $990 $830 $0.86 $1.64 $1.40 2 bedrooms 726 898 sq ft $750 $1,275 $916 $0.91 $1.34 $1.02 Adoption Draft Page 30 November XX,2010 127 City of Alas mdero General Plan Housing Element 3 bedrooms 25 1,034 sq ft $1,100 $1,375 $1,281 $1.10 $1.31 $1.24 Overall 871 861 sq ft $600 $1,375 $915 $0.86 $1.64 $1.08 ..Source: San Luis Obispo County Multi-Family Housing Rental Survey Summary, 2009 Overpayment According to federal government standards,paying over 30 percent of income for housing costs is considered to be overpayment. In Atascadero, overpayment is particularly problematic for renters with 1,504 households (47 percent) overpaying for housing. Among homeowners, 33 percent were overpaying for housing according to the 2000 U.S. Census. See Tables V-15 and V-16 for monthly housing costs a percentage of household income for home owners and renters. Table V-15 Monthly Owner Costs as a Table V-16 Gross Rent as a Percentage of Percentage of Household Income Household Income Number of 2000 Percent Number of 2000 Percent Households Households Less than 15 percent 1,462 27% Less than 15 percent 354 11% 15 to 19 percent 791 15% 15 to 19 percent 508 16% 20 to 24 percent 765 14% 20 to 24 percent 482 15% 25 to 29 percent 631 12% 25 to 29 percent 373 12% 30 to 34 percent 579 11% 30 to 34 percent 182 6% 35 percent or more 1,177 22% 35 percent or more 1,322 41% Total 5,405 100% Total 3,221 100% Source. U.S. Census, 2000 Source. U.S. Census, 2000 4. Housing Affordability Housing affordability in Atascadero can be inferred by comparing the cost of renting or owning a home with the income levels of households of different sizes. Table V-17 shows the annual income ranges for extremely low-, very low-, low-, and moderate-income households. Table V-18 shows the maximum affordable monthly rental payment based on the standard of 30 percent (as defined by HUD) of monthly household income going towards housing costs. The table also displays the maximum home sale price affordable to households by income category and unit size. Homes priced at the 2009 median of$279,500 for Atascadero are affordable only to households in the upper end of the moderate income range. Thus home ownership is out of range for most moderate and all low-, very low- and extremely low-income households. Average rents are affordable for moderate income households but are unaffordable without overpayment or overcrowding for households earning at the extremely low-, very low-, and low-income levels. Table V-17 San Luis Obispo County Income Limits Persons in Family Extremely Low I Very Low Low Moderate Adoption Draft Pagc 31 November XX,2010 128 City of Atascadero General Plan Housing Element One $14,900 $24,800 $39,650 $59,450 Two $17,000 $28,300 $45,300 $67,950 Three $19,150 $31,850 $51,000 $76,450 Four $21,250 $35,400 $56,650 $84,950 ..Source: HCD and San Luis Obispo County Department of Planning and Building, 2009 Table V-18 San Luis Obispo County Maximum Sales and Rental Prices Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Maximum Affordable Rent*: Extremely Low-Income $372 $425 $478 $531 $573 Very Low-Income $619 $708 $850 $1,558 $2,124 Low-Income $743 $850 $956 $1,062 $1,147 Moderate $1,363 $1,558 $1,752 $1,947 $2,102 Maximum Affordable Sales Price**: Extremely Low $30,000 $37,000 $44,000 $51,000 $57,000 Very Low $63,000 $75,000 $87,000 $99,000 $110,000 Low $96,000 $110,000 $129,000 $146,000 $159,000 Moderate $193,000 $224,000 $254,000 $285,000 $309,000 _*Notes on Maximum Rent Figures: 1. These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obispo 2. Rent limits are updated when the State issues its annual update to median incomes, generally in April of each year. ** Notes on Maximum Sales Prices: 1. Homeowner association (HOA)dues are assumed at$150/month 2. Mortgage financing assumed at a fixed rate for 30 years (per FISH Associates) is 5.74% 3. Actual sales price limits will be determined by the County on a case-by-case basis. _Source: HCD and San Luis Obispo County Department of Planning and Building, 2009 5. At-Risk Units State law requires that Housing Elements include an inventory and analysis of assisted multi- family housing units "at risk" of conversion to market-rate housing. The inventory must account for all units for which subsidies expire within the planning period for the Housing Element update. The potential loss of existing affordable housing units is an important issue to the City due to potential displacement of lower-income tenants and the limited alternative housing options available for such persons. It is typically less expensive to preserve the affordability of existing units than to subsidize construction of new affordable units due to the rising cost of land and construction. In Atascadero, there are 95 units in a multi-family rental property at risk of converting from affordable units to market rate (see Table V-19). California Manor currently offers 95 affordable units for low-income seniors. There is currently a purchase agreement in place for the sale of the property. The City is working closely with the potential new owner to obtain State Low-Income Tax Credit financing in order to maintain affordability. The potential new owner has proposed Adoption Draft Page 32 November XX,2010 129 City of Atascadcro General Plan Housing Element to rehabilitate the apartments using the tax credits. Renovations will include the installation of a new roof, concrete siding, energy-efficient appliances, carpet, linoleum, cabinets, countertops, HVAC,and lighting. According to the purchase agreement currently in place for California Manor, the acquisition cost for the facility is $11,500,000. Renovations costs are estimated at approximately$5.5 million, including construction, design,relocation, and soft costs. If LIHTC financing is not approved, the City may consider assisting in maintaining affordability of the units by contributing in-lieu fee funds or working with the new owner to pursue alternate low-income housing funding sources. Potential funding sources may include Community Development Block Grants and HOME program funds. In the case that buyer currently under contract for the property is not able to obtain funding, other potential buyers with access to low-income financing may include People's Self Help Housing, based in San Luis Obispo or Affordable Homes, based in Avila Beach (HCD list of qualified entities). Table V-19 At-Risk Assisted Housing Units Development Address Units Affordable Elderly Non- Current Subsidy Date Deed Options Units Units Elderly Owner Restrictions for Units Expire Renewal California 10165 EI 95 95 95 0 California USDA 2006 The new Manor Camino Manor A Rural owner of Real Limited, Dev. the facility under Loan is pursuing sales financing to contract maintain with unit Micon affordability Real Estate Source: City of Atascadero, 2009 Adoption Draft Page 33 November XX,2010 _130 City of Atascadero General PIan Housing Element E. Special Housing Needs Certain members of the population encounter unique difficulties in finding affordable housing due to special circumstances. Special circumstances may be related to one's employment type and income, family characteristics, medical condition or disability, and/or household characteristics. Table V-20 lists special needs populations. This section discusses the housing needs for each group and identifies the major programs available to address their housing and services needs. ..Table V-20 Special Needs Populations _1990 2000 _Special Needs Group -Number -Percent -Number _Percent _Senior Households _1,629 .19% _1,935 .20% -Disabled Residents _4,075 ..18% -8,178 .29% -Single-Parent Households _1,096 _15% _1,565 23% _Large Households ..1,008 -12% _941 -10% _Residents Employed in Farming _<294 <2% <139 _<1% _Homeless" -92 <1% -184 _1% *[Note:To be updated after the full 2009 EOC Report is released] .Source: U.S. Census, 1990 and 2000 and EOC 2009 1. Senior Households As illustrated in Table V-21, 1,935 Atascadero households (20 percent) were headed by seniors (persons age 65 years and older) in 2000. The number of seniors is expected to continue to grow as the percentage of residents in the 55 to 64 year age range increased by 43 percent in the period from 1990 to 2000. In Atascadero, more than 80 percent of senior householders were homeowners in 2000. ..Table V-21 Senior Households _Owner -Renter _Total _Householder by Age Number Percent _Number _Percent -Number -Percent -Total 65 and over -1,449 _23% _486 _15% _1.935 20% 65 to 74 years -810 _56% -221 _45% -1,031 -53% 75 to 84 years _502 -35% -198 -41% -700 _36% 85 years&over _137 _9% -67 -14% 204 -11% -Total 64 and 4,799 -77% .2.796 ..85% ..7,595 80% under _Total(all ages) ..6,248 _100% _3,282 -100% _9,530 _100% _Source: U.S. Census, 2000 Adoption Draft Page 34 November XX,2010 131 Cih/of Atascadero General Plan Housing Element As of 2000,49 percent of senior households in Atascadero earned low or very-low incomes. Refer to Table V-22 for a breakdown of senior households by income group. _Table V-22 Senior Households by Income Group -Renter -Owner _Total Very Low _64% _.18% _30% _Low _14% 20% _19% ..Moderate and Above-Moderate ..22% _62% -51% _Total _100% _100% _100% _.Source: CHAS. 2000 Seniors typically have special needs due to disabilities, health care needs, and fixed incomes. Seniors may also require assistance with domestic chores and activities such as driving, cooking, cleaning, showering, or climbing stairs. For elderly people who live alone or don't have relatives to care for them, the need for assistance may not be met. As of 2009, there are eight residential and group care facilities offering 146 units in Atascadero. The facilities offer a range in level of assistance and community structure. Refer to Table V-23 for a detailed list of senior housing facilities. Table V-23 Senior Housing Facilities, 2009 Facility Capacity Location Atascadero Christian Home 78 F 8455 Santa Rosa Road Casa Castano 6 7680 Castano Road Country Living Senior Home 8 4930 Sycamore Road Garden View Inn 15 7105 San Gabriel Road Ingleside Assisted Living 15 10630 West Front Road Palomar Place 6 8891 Palomar Place Paradise Valley Care 6 9525 Gallina Court Park Place 12 9435 EI Bordo Avenue Total 146 Source: CA Department of Social Services In meeting the needs of the increasing elderly population,the following factors must be considered: • Limited remaining sites suitably zoned for senior housing; • Decreasing State and Federal funding to provide additional housing for seniors; and • Physical and/or other restrictions that may limit seniors' ability to maintain their own health and the condition of their home. Adoption Draft Page 35 November XX,2010 _132 City of Atascadcro General Plan Housing Element 2. Persons with Disabilities Persons with disabilities have special housing needs because of employment and income challenges, the need for accessible and appropriate housing, and higher health care costs. A disability is defined broadly by the U.S. Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently. The 2000 U.S. Census defines five non-work disabilities: sensory, physical, mental, self-care, and go- outside-home. Table V-24 shows the number and percentage of persons with disabilities in Atascadero,including those who have been institutionalized. ..Table V-24 Persons with Disabilities by Type _Total disabilities for people 5 to 64 years _5,668 _69% -Sensory disability .309 _5% _Physical disability -1,289 23% _Mental disability 1,112 .20% -Self-care disability _400 _7% -Go-outside-home disability _709 _12% -Employment disability _1,849 _33% ..Total disabilities for people 65 years and over 2,510 _31% -Sensory disability 498 20% ._Physical disability -916 _37% _Mental disability _310 -12% _Self-care disability -281 A 1% -Go-outside-home disability _505 _20% -Total disabilities for all ages -8,178 -100% -Source: U.S. Census, 2000 As shown in Table V-25, Atascadero has 4,387 non-institutionalized disabled residents, representing 15 percent of the population. Thirty seven percent are employed with a disability, 34 percent are not employed, and 29 percent are seniors. _Table V-25 Employment Status of Persons with Disabilities -Number -Percent Age 5-64, Employed Persons with a Disability _1,602 _37% Age 5-64, Not Employed Persons with a Disability _1,522 -34% -Persons Age 65+with a Disability _1,263 _29% -Total Persons with a Disability -4,387 -100% _Source: U.S. Census, 2000 Adoption Draft Page 36 November XX,2010 133 City of Atascadero General Plan Housing Element 3. Large Families and Overcrowding A household of five or more persons is considered to be a large family. In 2000, 10 percent of Atascadero households had five or more persons. Large households may experience difficulty in finding suitable units, particularly renter-occupied households, which are much less likely to find three or more bedroom units. See Table V-26 for household size by tenure for Atascadero. Table V-26 Household Size by Tenure in Atascadero 1-4 Persons 5+Persons Total Owner Occupied 5,610(65%) 638(68%) 6,248 (66%) Renter Occupied 2,979(35%) 303(32%) 3,282 (34%) Total 8,589(90%) 941 (10%) 9,530 ..Source: U.S. Census, 2000 Overcrowding is defined as more than one person per room not including kitchens and bathrooms. Overcrowding can occur when housing costs are high relative to income where families must double up or reside in smaller units, which tend to be more affordable, to devote income to other basic living needs. This is often a problem for large families but can also occur in smaller households when income is too low to afford adequate housing. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. However, as illustrated in Table V-27,in 2000 in Atascadero 1.7 percent of owner-occupied households were overcrowded and 2.3 percent of renter-occupied households were overcrowded. Overcrowding is not a significant issue in Atascadero. Table V-27 Overcrowded Households Owner Occupied 6,248 units Percent 0.50 or less occupants per room 4,127 66% 0.51 to 1.00 occupants per room 1,959 31% 1.01 to 1.50 occupants per room 104 2% 1.51 to 2.00 occupants per room 48 1% 2.01 or more occupants per room 10 <1% Percent Overcrowded by Tenure 162(1.7%)total overcrowded owner-occupied units Renter Occupied 3,282 units Percent 0.50 or less occupants per room 1,781 54% 0.51 to 1.00 occupants per room 1,283 39% 1.01 to 1.50 occupants per room 117 4% 1.51 to 2.00 occupants per room 80 2% 2.01 or more occupants per room 21 1% Percent Overcrowded by Tenure 218(2.3%)total overcrowded renter-occupied units Total 9,530 ..Source: U.S. Census, 2000 Adoption Draft Page 37 November XX,2010 -134 City of Atascadero General Plan Housing Element 4. Single-Parent Households As of 2000, 23 percent of Atascadero households are single-parent families, 70 percent of which are headed by women. Housing problems for this group can be significant. Any household with only one person able to earn wages is at a significant disadvantage in the housing market and single parents may have to take more time off from work to care for their children. Single- parent households are at a higher risk of becoming homeless because of lower incomes and the lack of affordable housing and support services. Planning for housing development to serve single-parent families may require on-site child-care facilities. Housing needs of single-parent households is an important issue in Atascadero. 5. Persons in Need of Emergency Shelter State housing element law requires the analysis of the special housing requirements of persons and families in need of emergency shelter and identification of adequate sites that will be made available with appropriate zoning and development standards, and with public services and facilities needed to facilitate the development of emergency shelters and transitional housing. According to the 2000 U.S. Census, there were approximately 184 homeless persons in Atascadero. More recently, initial data from the 2009 San Luis Obispo County Homeless Enumeration Report estimates a homeless population of 282 in Atascadero. Of the total estimate, 73 are estimated to be children. Atascadero's homeless population represents 7 percent of the total number of homeless persons in San Luis Obispo County,which is estimated at 3,829. The total Atascadero population is just over 10 percent of the total County population. (See Table V-2). Atascadero participates in local efforts to assist the homeless and those in need of temporary shelter. El Camino Housing Organization, a non-profit organization that addresses homelessness issues,has created a homeless shelter that utilizes a religious facility in the City to serve approximately 30 persons per night. 6. Farmworkers The number of farmworkers in Atascadero is difficult to quantify,as U.S.Census data frequently underestimates this population. However, according to 2000 U.S. Census data, 139 members of the Atascadero population were employed in agriculture, forestry, fishing and hunting, and mining. This represents approximately one percent of the total population. From 1990 to 2000, the number of residents working under this Census category decreased 53 percent. Although there are very few agricultural parcels in the city, Atascadero is surrounded by land devoted to agricultural uses,including vineyards. The need for farmworker housing is expected to grow with the increase in the amount of land in the region devoted to vineyard and wine making operations. However, many farmworkers may be housed on-site at agricultural operations outside Atascadero. Farmworker housing is allowed in the Residential Suburban zoning district as an accessory use to agricultural operations. Because of the limited need for Adoption Draft Page 38 November XX,2010 135 City of Atascadcro General Plan Housing Element farmworker housing, the City anticipates that the overall approach to affordable housing will address this need. Adoption Draft Page 39 November VX,2010 136 City of Atascadere General Plan Housing Element F. Housing Resources As part of housing element law, the State has adopted a process for determining each local jurisdiction's fair share of regional housing needs. The process begins with the State Department of Housing and Community Development (HCD) meeting with each regional council of governments to determine the need for new housing in that region. The regional council of governments is then required to determine the share of the housing need that should be assigned to each city and county in the region. The allocation includes a share of housing needs for all income levels (California Health and Safety Code Section 50079.5): very low income (less than 50 percent of the area median income); low income (50-80 percent of median income); moderate income (80-120 percent of median income); and above moderate income (more than 120 percent of median income). 1. Regional Housing Needs Allocation SLOCOG and HCD determined that the County has a need for 4,885 new housing units during the period from January 1, 2007 to June 30, 2014. SLOCOG allocated shares of this need to cities by calculating each city's share of the projected increase in the number of jobs and households during that period. This is called the regional housing needs allocation (RHNA). Cities are not expected to actually produce this number of units; it is assumed that housing production will be carried out primarily by the private sector and will be affected by market conditions and other factors beyond a city's control. However, the City must create conditions through zoning and land use policies that would allow the private sector to construct the targeted number of units. Cities can employ a variety of strategies to meet their RHNA housing production goals,as provided in Government Code Section 65583(c)(1)). Because the City did not adopt a Housing Element for the previous period, the City must identify adequate sites to meet the current and the previous RHNA. For the previous period from January 1, 2001, to December 31, 2006, Atascadero's share of regional housing needs is 1,713 units (Table V-28). For the current planning period January 1, 2007 to June 30, 2014 Atascadero's share of regional housing needs is 462 units (Table V-29). 2001 - 2006 Regional Housing Needs Allocation Table V-28 illustrates the 2001-2006 RHNA (1,713 units) and the units permitted and/or constructed during that timeframe (1,339 units). After accounting for permit activity since 2001, the City has a remaining RHNA of 788 units. There are 505 very low and low-income units remaining. Adoption Draft Page 40 November XX,2010 137 City of Atascadero General Plan Housing Element Table V-28 City Share of Regional Housing Need, 2001-2006 Very Low Low Moderate Above Total Moderate 2001 -2006 RHNA 343 239 343 788 1,713 Units constructed/approved 31 22 55 1,202 1,291 Second units constructed/approved' 0 24 24 0 48 Unaccommodated 2001-2006 312 193 264 0 788 RHNA `Second units constructed and approved were classified by income category based on square footage. According to the San Luis Obispo Multi-Family Housing Rental Survey Summary, typical rent in Atascadero is approximately$1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero As required by Government Code Section 65583(c)(1) (A) and 65583(c)(1)(B) the "adequate sites" program (Program 1.1-1, Section H) must commit the City to accommodating 100 percent of the shortfall of very low- and love-income units for the 2001-2006 planning period through rezoning parcels to high density residential zoning (minimum 20 units/acre). Further, the rezoned parcels must allow multifamily residential uses "by right". In addition, the law requires that the sites selected for rezoning can accommodate at least 16 units per site. When relying on programs to accommodate the regional share for the very low- and low-income households, the law requires that at least 50 percent of the low- and very low-income regional housing need be accommodated on sites designated exclusively for residential uses. The City has included Program 1.1-1 to rezone approximately 25 acres from 16 units per acre to 20 units per acre (minimum density) to make up for the 505 very low- and low-income unit shortfall from the 2001-2006 planning period. The program must be implemented within one year of housing element adoption(Government Code Section 65584.09). The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to a 20 unit per acre minimum will accommodate for both the previous RHNA shortfall and the current RHNA shortfall (refer to Tables V-28 and V-32). Per Appendix IIl, the total number of units that can be accommodated once the 20 units per acre minimum standard is established is approximately 700 units. The total RHNA requirement(previous and current) is 651 units (505 units and 146 units). 2007 - 2014 Regional Housing Needs Allocation Table V-29 illustrates the 2007-2014 RHNA (462 units). There have been 143 units constructed/approved within the planning period and an additional 17 second units. Six units were designated as very low-income housing, four of which were part of a Habitat for Humanity project. These units were completed and approved for occupancy in 2008. The other two units were permitted as part of a larger-scale residential development. The development project was approved with a density bonus and the applicant was conditioned to deed restrict 20 of the units as very-low-income for a 30-year period. Permits for the remaining 18 affordable Adoption Draft Page 41 November XX,2010 138 City of Atascadero General Plan Housing Element units in the development have not yet been issued and are likely to be approved in the current planning period (these are not included in calculations in Table V-29). Nine of the second units approved were considered affordable to low-income households. Affordability was determined by multiplying the typical Atascadero rental cost per square foot (as determined by the San Luis Obispo Multi-Family Housing Rental Survey Summary) by the square footage of the unit and comparing it to San Luis Obispo County maximum rental prices by income level (2009). After accounting for permit and construction activity since 2007, the City has a remaining RHNA of 302 units. An analysis of vacant and underutilized sites available to meet the RHNA is discussed below. (According to State law, vacant and underutilized sites can only offset the current RHNA (2007-2014) not the previous RHNA (2001-2006).) Adoption Draft Page 42 November XX,2010 139 City of Atascadero General Plan Housing Element Table V-29 City Share of Regional Housing Need, 2007-2014 Very Low Low Moderate Above Total Moderate 2007-2014 RHNA 106 74 88 194 462 Units constructed/approved 6 0 0 137 143 Second units con structed/approved* 0 9 8 0 17 2007-2014 Remaining RHNA 100 65 80 57 302 *Second units constructed and approved were classified by income category based on square footage. According to the San Luis Obispo Multi-Family Housing Rental Survey Summary, typical rent in Atascadero is approximately$1.09/sf. Affordability was determined by multiplying the cost per square foot by the square footage of a second unit. Source: CA Dept. of Housing and Community Development, SLOCOG, City of Atascadero 2. Site Inventory and Analysis Local governments can employ a variety of development strategies to meet their RHNA housing production goals, as provided in Government Code Section 65583(c)(1)). In addition to identifying vacant or underutilized land resources, local governments can address a portion of their adequate sites requirement through the provision of second units. This section summarizes the vacant land inventory, underutilized sites, and second unit potential. Vacant Sites Table V-30 shows a summary of vacant land in Atascadero. A complete list is available in Appendix I. The table shows that there are 601 vacant parcels on approximately 1,980 acres suitable for residential development that have the capacity to accommodate approximately 1,169 homes at 80 percent of maximum buildout for the multi-family parcels and 100 percent buildout for the single-family parcels where one house per lot is assumed. The 80 percent buildout factor is based on historical trends and the assumption that development standards combined with unique site features may not always lead to 100 percent buildout. There may also be political barriers to full development. The Vacant Multi-Family and Mixed Use Property map in Appendix II illustrates that most of the undeveloped residential land in Atascadero is designated for single-family housing. However, a significant number of multifamily units could be constructed on land designated for medium and high-density residential use. The construction of 18 affordable units since in 2001 in High Density Residential areas demonstrates that the 16-units/acre facilitates low- income housing development. Currently, the zoning ordinance requires a conditional use permit for multi-family developments consisting of 12 or more units. Adoption Draft Page 43 November XX,2010 140 City of Atascadero General Plan Housing Element Table V-30 Summary of Vacant Parcels Zone Land Acres #of Density" Max 80% Infrastructure Use Parcels du/ac du/ac Residential Multi-Family—16 HDR 32.41 17 16 units/acre 451.64 361.31 Yes Residential Multi-Family—10 MDR 8.16 5 10 units/acre 74.15 59.32 Yes Residential Single-Family— SFR-X 1.28 6 1 unit per 6.00 6.00* Yes LSF-X parcel Residential Single-Family— SFR-Y 16.29 42 1 unit per 42.00 42.00* Yes LSF-Y parcel Residential Single-Family— SFR-X 9.77 19 1 unit per 19.00 19.00* Yes RSF-X parcel Residential Single-Family— SFR-Y 60.27 63 1 unit per 63.00 63.00* Yes RSF-Y parcel Residential Single-Family— SFR-Z 70.18 48 1 unit per 48.00 48.00* Yes RSF-Z parcel Residential Single-Family- RE 1,767.71 392 1 unit per 394.00 395.00* Yes Re Commercial Professional GC 7.56 9 16 units/acre 120.94 96.76 Yes Downtown Commercial D 6.12 6 16 units/acre 97.88 78.30 Yes Total 1,979.75 601 1,309.61 1,168.69 * Parcels in single family zones are not calculated at 80%as density is calculated per parcel rather than per acre. —Density for some parcels has been reduced due to slope. Source: City of Atascadero, 2009 Underutilized Sites The City has also identified underutilized sites that have potential to be redeveloped (see Table V-31 for a summary and Appendix V for a complete list). The list includes 54 sites totaling approximately 50 acres. The number of units which each site could potentially accommodate would depend on the redevelopment scenario for each individual site. This unit number would be determined during future site-specific planning. The underutilized sites are shown on the Underutilized Multi-Family and Mixed Use Property map in Appendix VI. Table V-31 Summary of Underutilized Parcels Zone Land Use Acres #of Parcels Density* Infrastructure Residential Multi-Family- 16 HDR 15.43 15 16 units/acre Yes Residential Multi-Family- 10 MDR 15.00 20 10 units/acre Yes Commercial Professional GC 16.68 12 16 units/acre Yes Downtown Commercial D 3.29 7 16 units/acre Yes Total 50.41 54 *Density for some parcels has been reduced due to slope. Source: City of Atascadero, 2009 1 One parcel in this zone allowed 2 units Adoption Draft Page 44 November XX,2010 141 i City of Atascadero General Plan Housing Element 3. Remaining 2007-2014 Regional Housing Needs Allocation As Table V-32 shows, all but 1.46 units of 2007-2014 RHNA can be accommodated by the vacant land and the second unit potential. The potential for second units was determined based on historic second unit building trends from 2001 to 2008. Affordability for second units was determined by multiplying the typical Atascadero rental cost per square foot (as determined by the San Luis Obispo Multi-Family Housing Rental Survey Summary) be the square footage of the unit. Based on these analyses there is realistic capacity for 38 second units within the planning period. The City needs to identify approximately 7.3 acres to rezone or upzone to 20 units per acre to meet the shortfall. Under State law, half of this acreage needs to be zoned for residential use only. Further, the rezoned parcels must allow multifamily residential uses "by right". In addition, the law requires that the sites selected for rezoning accommodate at least 16 units per site. The City has included Program 1.1.2 to rezone for the 146 unit shortfall. The City has developed a list of sites that could potentially be rezoned from 16 units per acre to a minimum of 20 units per acre to meet this State requirement. The list can be found in Appendix III. Rezoning these sites from 16 units per acre to 20 units per acre minimum will accommodate both the previous RHNA shortfall (refer to Table V-28) and the current II3NA shortfall. Per Appendix III, the total number of units that can be accommodated once the 20 unit per acre minimum standard is established is approximately 700 units. The total RHNA requirement(previous and current) is 651 units (505 and 146). Table V-32 Remaining RHNA Analysis, 2007-2014 Very Low Low Moderate Above Total Moderate 2007-2014 Remaining RHNA 100 65 80 57 302 Estimated Units Accommodated by 0 0 595** 579 1,169 Vacant Land Second Unit Potential* 0 19 19 0 38 Remaining Units to be Accommodated by Rezoning 100 46 0 0 146 (only very low-and low-income units) * Second unit potential has been calculated based on historic second unit building trends from 2001 to 2008. **Based on vacant land in the HDR, MDR, GC, and D zones. Source. SLOCOG, City of Atascadero Adoption Draft Page 45 November XX,2010 -142 City of Atascadcro General Plan Housing Element 4. Infrastructure Resources Infrastructure adds to the cost of new construction(e.g. major and local streets,water and sewer lines, and street lighting). Water and sewer service capacity is discussed below. Water Service Water service in the City is supplied by the Atascadero Mutual Water Company (AMWC). AMWC manages the water supply that consists of 17 active wells that pump from the Atascadero sub-basin of the Paso Robles Ground Water Basin and both riparian and appropriated Salinas River underflow. Maximum well production is 12.9 million gallons per day. AMWC service area encompasses hundreds of undeveloped parcels, AMWC's future plans include a reliable water supply for an increased population. With approval of the Nacimiento Water Project, the AMWC has been allocated an additional 3,000 AFY, with a flow rate of 3.48 million gallons per day (mgd). The Nacimiento Water Project broke ground in 2007 and the construction of the infrastructures needed to deliver water to the Atascadero area is planned to be complete by 2010. Given the existing water supply and that which will result from the Nacimiento Water Project, the existing water supply is not a constraint to growth in the City and is available for all vacant zones within the City. However, as a result of the Nacimiento Water Project connection fees, water rates will increase graduallyz to help pay for the cost of the additional water source. The cost of water service is a disincentive for the development of affordable housing. Program 1.1-12 is proposed by the City to work with AMWC to explore possible options to ease the burden of water service fees for second units and other affordable housing projects. Wastewater Residential development in the City of Atascadero relies on both the City's wastewater treatment facilities and on-site septic systems. Approximately 50% of Atascadero's residents use the Collection and Treatment service. The City's Wastewater Division maintains a 2.39 million gallon-per-day (mgd) wastewater treatment facility, over 40 miles of pipeline, and 13 wastewater-pumping stations. The treatment plant operates at approximately 60 percent capacity, which results in an average daily flow of 1.4 mgd. Minor upgrades have been approved for the treatment plant facility,3 but no expansions are planned for increasing the treatments capacity. Water rates are planned to increase by 8% (net)per year over four years beginning on Januar,1,2008.There are two more years of 89io rate increases. After that,water rates will increase based on inflation or other typical increases in operation and maintenance costs (i.e.increase energy costs,treatment chemical costs,labor rates,etc.) (Source:pers.comm.John Neil,Atascadero Mutual Water Company General Manager,duly 22,2009.) 3 l Ieadworks/Barserecn project approved during the 2009/2011 Budget(Cite of Atascadero,2008). Adoption Draft Page 46 November XX,2010 143 City of Atascadero General Plan Housing Element Average daily flow for residential use is 100 gallons per capita per day. Based on the average household size of 2.02 persons, the daily flow is 0.0002 mgd per household. The average daily flow of the projected housing need (RHNA) is well within the capacity of the upgraded wastewater treatment system. 5. Financial Resources Residential Financing The availability of financing affects the ability to purchase or improve homes. In the Atascadero area4 1,031 applications for conventional mortgage home loans were received in 2007, of which 60 percent were approved by lenders and accepted by applicants (see Table V-33). The remainder of applications were denied, withdrawn, closed due to incompleteness, or approved but not accepted by the applicants. Table V-33 Disposition of Home Loans Total Applicants Percent Originated Government Assisted Home Purchase Loans 7 43% Home Purchase Loans 1.031 60% Home Improvement Loans 290 50% Source:Home Mortgage Disclosure Act data. 2007 Reflecting the City's high housing costs, there were very few applicants recorded for government assisted home purchase loans such as VA, FHA, and FSA/RHS, given the sales price limitations on these programs. Most applications for home purchase loans were filed by upper income households, an expected result given the high price of housing in Atascadero. Throughout the County, the approval rate was over sixty percent among upper income applicants, but lower for low-and moderate-income households. Redevelopment Agency/Tax Increment Financing According to HCD, the Housing Element should identify redevelopment funds available to the Low- and Moderate-Income Housing Fund (LMIHF) and how the funds will be utilized during the planning period. As of June 2009, the City has approximately$3.9 million in the LMIHF. The City anticipates collecting approximately $825,000 per year through the 2013/2014 fiscal year, totaling$8.1 million in funds. With each year's spending plan however, a balance of$7 million is anticipated at the end of the 2013/2014 fiscal year. According to Health and Safety Code Section 33334.12, the agencv must use any unexpended and unencumbered LMIHF that exceed one million dollars or the aggregate amount of tax increment deposited into the low-moderate fund over the preceding four fiscal years. If the City identifies such a surplus before the end of the fiscal period, then it must use the funds or transfer the funds to the local housing authority. Programs 4.3-1 through 4.3-5 provide policy guidance for fund disbursement to qualifying projects. 4 HMDA is based off census tracts. The census tracts that cover the City of Atascadero also encompass the unincorporated area surrounding the Cita and portions of the City of Templeton. Adoption Draft Page 47 November XX,2010 City of Atascadero General Plan Housing Element Inclusionary Housing In-Lieu Fee Funds The City's inclusionary housing program offers the option of paving a fee in lieu of building affordable housing for projects of 10 units or less. Fees deposited into the account may be used in the acquisition, construction, or rehabilitation of affordable housing. As of June 2009, the Fund has a balance of$320,000. 6. Administrative Resources El Camino Homeless Organization (ECHO) ECHO is a g non-profit organization serving the homeless population of Northern San Luis ECHO operates five shelters out of local churches, offering temporary Obispo County. p beds and hot meals to those in need. The organization also assists those in need with obtaining permanent housing and developing the skills necessary to lead a more stable life. The Atascadero shelter operates out of First Baptist Church and can accommodate up to 30 persons per night. Equal Opportunity Commission (EOC) The EOC provides a wide variety of social services in San Luis Obispo County. Their divisions are Homeless Services, Head Start, Health Services, and Energy Conservation Services. EOC operates the Maxine Lewis Memorial Homeless Shelter and the Prado Day Center in San Luis Obispo. They also operate Head Start and Migrant Head Start programs and two health centers in San Luis Obispo and Arroyo Grande. The Energy Conservation division provides weatherization and home repairs throughout the County. Habitat for Humanity Habitat for Humanitv is an international non-profit organization dedicated to partnering with those in need of safe and affordable homes. Habitat for Humanity has constructed over 300,000 homes for families around the world. The San Luis Obispo County Habitat chapter has been active since 1997 and is involved in several development projects throughout the Central Coast. In 2008 Habitat for Humanity constructed four very low-income homes in Atascadero. Housing Authority of San Luis Obispo County (HASLO) The Housing Authority of San Luis Obispo County was created to provide housing assistance for the County's lower-income residents. The Housing Authority administers the Section 8 rental assistance program and manages public housing developments. The Housing Authority also administers the Mortgage Credit Certificate Program, Security Deposit Program, and other programs. Currently, the County Housing Authority provides 278 Section 8 vouchers to households in Atascadero and 121 households are on the waiting list. In 2005, the City of Atascadero partnered with HASLO to develop 19 housing units for very low-income senior households. People's Self-Help Housing (PSHH) Adoption Draft Page 48 November XX,2010 145 City of Atascadero General Plan Housing Element People's Self-Help Housing is a diverse, nonprofit organization committed to furthering opportunities for decent, safe, affordable housing and support services in San Luis Obispo, Santa Barbara, and Ventura Counties. PSHH has two primary programs - Self Help Homeownership Program and a Rental Housing Development and Construction Services Program. Since its inception in the 1960s, PSHH has developed more than 1,000 homes and 1,200 rental units and assisted in the rehabilitation and repair of more than 3,000 housing units. PSNH has constructed 15 affordable home-ownership properties and currently owns and operates Atascadero Gardens, a 17-unit affordable rental complex. The purchase of this building prevented a pending conversion to market rate units. PSHH also provides free seminars to residents on the Central Coast including those aimed at first time homebuyers and foreclosure prevention. Transitional Food and Shelter Transitional Food and Shelter is a charitable organization operating throughout San Luis Obispo County. The organization provides emergency shelter in motels and apartments in the North County, renting to homeless persons who are sick and/or disabled. The program provides relief for those who cannot be accommodated in more traditional homeless shelters. Other Resources Many programs within the State of California exist to provide financial assistance to the City and to individual developers for the development, preservation, and rehabilitation of residential development; primarily affordable units. The Department of Housing and Community Development identifies and provides detailed information on the grants and loans available for affordable housing,which include: Affordable Housing Innovation Program: This program provides grants or loans to fund the development or preservation of workforce housing. Building Equity and Growth in Neighborhoods Program: Provides grants and loans to first- time low and moderate-income buyers. zvzvw.hcd.ca.goz?/fa/begin CalHome Program:Provides grants and loans to very-low income homeowners. www.hcd.ca.gov/fa/calhome Emergency Housing and Assistance Program Capital Development: Provides deferred payment loans for capital development activities for: emergency shelters, transitional housing, and safe havens. www.hcd.ca.gov/fa/ehap/ehapcd.html Emergency Housing and Assistance Program Operating Facility Grants: Provides grants for: emergency shelters, transitional housing, and supportive services for homeless individuals and families. www.hcd.ca.gov/fa/chap/ Adoption Draft Page 49 November XX,2010 146 City of Atascadero General Plan Housing Element Enterprise Zone Program: Provides incentives such as sales tax credits and operation deductions for business investment. www.hcd.ca.gov/fa/cdbg/ez/#EZ Federal Emergency Shelter Grant Program: Provides grants to fund emergency shelters and transitional housing for the homeless. ulww.hud.gov/offlces/cpd/homeless/programs/esg/ Governor's Homeless Initiative: Provides loans for the development of supportive housing for homeless residents who suffer from severe mental illness. zvww.hcd.ca.gov/fa/ghi HOME Investment Partnerships Program: Provides cities, counties, and nonprofit organizations with grants and low-interest loans to develop and preserve workforce housing. www.hud.gov/offices/cpd/affordablehousing/programs/homel Housing Assistance Program: Provides grants to assist housing payments for extremely low to very low-income housing. www.hcd.ca.gov/fa/hap Joe Serna, Jr. Farmworker Housing Grant Program: Provides grants and loans to finance the construction,repair,and purchase of rental units for farmworker housing. www.hcd.ca.gov/fa/fwhg Multifamily Housing Program: Provide deferred payment loans to fund the construction, repair, and purchase of permanent and rental units for supportive housing. This includes housing for low-income residents with disabilities, or those who are at risk of homelessness. www.hcd.ca.gov/fa/mhp Office of Migrant Services: Provides grants to assist in seasonal rental housing and support for migrant farmworker families. www.hcd.ca.gov/fa/oms Predevelopment Loan Program: Provides short-term loans for financing low-income housing projects. www.hcd.ca.gov/fa/polp State CDBG Program Economic Development Allocation, Over the Counter Component: Provides grants to create or sustain jobs for rural low-income workers. www.hcd.ca.gov/fa/cdbg/econdev.72tm1 State CDBG Program General,Native American, and Colonias Allocations: Provides grants to fund housing, capital improvement, and community projects that benefit lower-income residents in rural communities. u7ww.hcd.ca.gov/fa/cdbg/gennatamcol.html Adoption Draft Page 50 November XX,2010 147 City ofAtascadero General Plan Housing Element Workforce Housing Reward Program: Provides grants to cities and counties that approve permits for new workforce housing going to very low to low-income households. uVww.hcd.ca.gov/a/whrp Adoption Draft Page 51 November XX,2010 148 City of tascadero General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 52 November XX,2010 149 City of Atascadero General Plan Housing Element G. Constraints on Housing Production Government policies and regulations impact the price and availability of housing and, in particular, the provision of affordable housing. Constraints include residential development standards, fees, and permitting procedures. Providing infrastructure and services also increases the cost of producing housing. This Chapter addresses potential governmental and nongovernmental constraints and focuses on mitigation options available to the City. 1. Governmental Constraints Although local governments have little influence on such market factors as interest rates and availability of funding for development, their policies and regulations can affect both the amount of residential development that occurs and the affordability of housing. Since governmental actions can constrain development and affordability of housing, State law requires the Housing Element to "address and, where appropriate and legal1v possible, remove governmental constraints to the maintenance,improvement, and development of housing." LAND USE CONTROLS The City's primary policies and regulations that affect residential development and housing affordability include: Title 9 (the City's Planning and Zoning Regulations), the General Plan, the Atascadero Downtown Revitalization Plan, the Appearance Review Manual, development processing procedures and fees, on and off-site improvement requirements, and building codes. In addition to a review of these policies and regulations, an analysis of governmental constraints on housing production for persons with disabilities is included in this Section. Planning and Zoning Regulations Title 9, the City's Planning and Zoning Regulations, allow residential development in one agriculture zone, 4 residential zones, 2 downtown zones, 4 commercial zones, 2 industrial zones, and 3 recreation and public zones. The maximum residential density allowed is 16 units per acre. Title 9 does not include specific development standards for the Rural Residential zone that is identified on the Zoning Map. Program 1.1-8 has been proposed to codify the Rural Residential zone into Title 9 and include zoning standards that distinguish it from the Residential Suburban zone. Agriculture (A) Zone. This zone is established to protect, preserve, and encourage agriculture on suitable land. Agriculture related residential uses are permitted including single-family dwellings, primary family housing, and farm labor quarters. The A zone corresponds to the Agriculture (AG) land use designation of the General Plan., Adoption Draft Page 53 November XX,2010 150 r. Cihf of Atascadcro General Plan Housing Element Rural Residential (RR) Zone. This zone is established for large lot single-family residential uses. Second units are permitted by right in the RR zone, subject to specific development standards identified in Chapter 5 of Title 9. The maximum allowable density is 0.4 units per acre.The RR zone corresponds to the Rural Residential (RR), Rural Estate (RE),Suburban Estate (SE), and Agriculture (AG) land use designations of the General Plan. Residential Suburban (RS) Zone. This zone is established for large lot single-family residential uses. Second units are permitted by right in the RS zone, subject to specific development standards identified in Chapter 5 of Title 9. The maximum allowable density is 0.4 units per acre.The RS zone corresponds to the Rural Residential (RR), Rural Estate (RE),Suburban Estate (SE),and Agriculture (AG) land use designations of the General Plan. Residential Single Family (RSF) Zone. This zone is established to provide for single-family residential areas within the urban service line. Second units are permitted by right in the RSF zone, subject to specific development standards identified in Chapter 5 of Title 9. The RSF is divided into 3 categories based on minimum lot sizes, RSF-X, RSF-Y, RSF-Z; and density ranges from 0.5 - 2.0 units per acre. Density may be increased to 4 units per acre with a Planned Development in the RSF-X zone. The RSF zone corresponds to the Single-Family Residential (SFR) land use designation of the General Plan, which includes the sub-land use designations SFR-Z,SFR-Y,SFR-X. Limited Single Family (LSF) Zone. This zone is established for single-family residential where raising of farm animals is not allowed. Second units are permitted by right in the LSF zone, subject to specific development standards identified in Chapter 5 of Title 9. The LSF is divided into 3 categories based on the minimum lot size, LSF-X, LSF-Y, LSF-Z; and density ranges from 0.5 - 2.0 units per acre. The LSF zone corresponds to the Single-Family Residential (SFR) land use designation of the General Plan, which includes the sub-land use designations SFR-Z, SFR- Y,SFR-X. Residential Multiple Family (RMF) Zone. This zone is established for apartment, condominium, and townhouse development. The maximum allowable density for areas designated Low Density Multiple Family Residential (RMF-10) is 10 units per acre; for areas designated High Density Multiple Family Residential (RMF-16) is 16 units per acre; and for hillside areas the density ranges from 1 - 16 units per acre depending on average slope (density exceptions exist for group quarters and nursing facilities). The RMF zone corresponds to the Medium-Density Residential (MDR) and High-Density Residential (HDR) land use designations of the General Plan. Downtown Commercial (DC) Zoning District. This zone is established to enhance the economic viability and pedestrian-oriented character of downtown. Residential uses are permitted on upper floors in the DC zoning district. Home occupations and live/work projects are also encouraged in the DC zoning district. The maximum allowable density is 16 units per acre. The DC zone corresponds to the Downtown (D) land use designation of the General Plan. Downtown Office (DO) Zoning District. This zone is established for professional and other office uses close to the services provided in the DC zoning district. Residential uses are Adoption Draft Page 54 November XX,2010 151 City of Atascadcro General Plan Housing Element permitted on upper floors in the DO zoning district. The maximum allowable density is 16 units per acre. The DO zoning district corresponds to the Downtown (D) land use designation of the General Plan. Commercial Professional (CP) Zone. This zone is established for limited retail shopping and personal service facilities. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. Caretaker residences are also permitted conditionally. The CP zone corresponds to the General Commercial (GC) and Mixed Use (MU) land use designations of the General Plan. Commercial Retail (CR) Zone. This zone is established for a wide range of commercial uses to accommodate retail and service needs, however, it does conditionally permit caretaker residences. It allows mixed-use with residential up to 16 units per acre with Planned Development approval and/or a General Plan Amendment. The CR zone corresponds to the General Commercial (GC) and Mixed Use (MU) land use designations of the General Plan. Commercial Service (CS) Zone. This zone is established for light manufacturing and large lot service commercial, however it does conditionally permit caretaker residences. The CS zone corresponds to the Service Commercial (SC) land use designation of the General Plan. Commercial Tourism (CT) Zone. This zone is established for limited commercial uses for Highway 101 travelers,however,it does conditionally permit caretaker residences. The CT zone corresponds to the General Commercial (GC) land use designation of the General Plan. Industrial Park (IP) Zone. This zone is established for light manufacture and large lot service commercial, however, it does conditionally permit caretaker residences. The IP zone corresponds to the Industrial (IND) land use designation of the General Plan. Industrial (I) Zone. This zone is established for heavy manufacture and industrial uses, however, it does conditionally permit caretaker residences. The I zone corresponds to the Industrial (IND) land use designation of the General Plan. Recreation (L) Zone.This zone provides suitable locations for recreational facilities,however, it does conditionally permit caretaker residences. The L zone corresponds to the RR, RE, SE, SFR, MDR, HDR, Public Recreation (REC), Public Facilities (PUB), and Open Space (OS) land use designation of the General Plan. Special Recreation (LS) Zone. This zone provides suitable locations for recreational facilities on land in private ownership. This zone also provides for residential uses where intensive recreational activity may not be appropriate. The maximum allowable density for residential is 0.7 unit per acre (sewer not available) or 1 unit per acre (sewer is present). The LS zone corresponds to the Commercial Recreational (CREC) land use designation of the General Plan. Public (P) Zone. This zone provides suitable locations for public and quasi-public facilities, however, it does conditionally permit single family and caretaker residences. The maximum allowable density for residential is 0.4 unit per acre. The P zone corresponds to the RR, RE, SE, SFR,MDR,HDR, CREC,REC,PUB, and OS land use designation of the General Plan. Adoption Draft Page 55 November XX,2010 152 City of Atascadero General Plan Housing Element Planned Development (PD) Overlays. The City has established 30 overlays (PD 1 - 12 and 14 - 31) to allow for special use standards that differ from those established by the underlying zone. The maximum allowable density is 16 units per acre. Planned Development Overlays are typically used to allow for individual lot ownership units in multi-family zones and clustered residential development in rural areas to achieve minimal environmental impacts and reduced infrastructure costs. Table V-34 summarizes the General Plan land use designations and the zoning districts that either allow by right or conditionally permit residential development. Table V-34 General Plan Land Use Designations and Zoning District Comparison General Plan Land Use Density Corresponding Zoning Districts Designation RR/RE/SE 0.1 -0.4 unit/acregross' RR, RS, P, L SFR-Z 1.0 unit/acregross' RSF-Z, LSF-Z. P, L SFR-Y 2.0 unit/acre gross RSF-Y.LSF-Y, P, L SFR-X 4.0 unit/acre net RSF-X, LSF-X, P, L MDR 10 unit/acre net RMF-10, P, L HDR 16 unit/acre net RMF-16 P, L GC 16 unit/acre net CP, CR,CT Sc (0.4 FAR) CS D 16 unit/acre net DC, DO MU 16 unit/acre net CR.CP:(MU PD overlay) CREC 10 unit/acre net LS,P IND 0.4 FAR I, IP AG 0.1 -0.4 uniUacre ross RR, RS,A REC L. P PUB L. P Notes: 1. Density is adjusted by performance standards in this land use designation. 'Me maximum density may be lower based on the application of performance standards. 2.The maximum density sets a limit to the number of units that may be developed in each land use designation.The General Plan also sets minimum lots size areas that are allowed through the subdivision process consistent with the 'Elbow Room"principle.The minimum lot sizes are more restrictive than the maximum densities in order to reflect historic small lot development densities and to allow for new planned development projects that incorporate smaller lot sizes with innovative design concepts. Table V-35 summarizes the housing types permitted by zone. Each use is designated by a letter denoting whether the use is permitted by right(P) or conditionally permitted (CUP). Adoption Draft Page 56 November XX,2010 153 City of Atascadero General Plan Housing Element Table V-35 Zoning District's Permitted Land Uses Land Uses A RR RS RSF LSF RMF DC DO CP CR cs CT IP I L LS P Single-family P P P P P P P 2 P2 P CUP dwelling Multiple family P2 P2 P, cup, cup, dwelling Live/work projects cup, Secondary residential P P P P units Residential accessory P P P P P P P uses Temporary P P P P P P dwelling Mobilehome P P P P ps dwelling Mobilehome CUP CUP CUP CUP CUP developments Primary family P housing Farm labor P quarters Home P P P P P P P P P occupations Caretaker residence CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Residential care,5 6 P P P P P CUP clients Residential care,>6 CUP CUP CUP CUP P CUP clients I Organizational CUP CUP CUP CUP CUP houses Skilled nursing P P CUP facility . 5 6 clients Skilled nursing CUP CUP CUP facility ,>6 clients Retirement CUP P P hotel Senior citizen cup, housing Notes: 1. RSF-Y only,see Section 9.6106 2. RMF Zone—CUP required for projects over 12 units. DC and DO Zones-Residential uses allowed only on second and third floor,except sites north of Olmeda Avenue. If project is required to provide a unit in compliance with Americans with Disabilities Act,the handicapped accessible unit may be located on a first floor.A first floor unit shall be located in a non-storefront location within a tenant space. 3. Permitted use if the residential quarters are located on the second or third floors. 4.Conditional Use Permit required if the residential quarters are located on the first floor. 5.A skilled nursing facility is a board and care home for residents,where no medical care is provided,and is subject to al I applicable standards for multiple family dwellings. 6. Use allowed only on sites north of Olmeda Avenue. 7. Use allowed only with a PID as part of a mixed-use project. A General Plan Amendment may also be required. 8. First unit only. Adoption Draft Page 57 November XX,2010 154 City ofAtascadcro General Plan Housing Element Table V-36 provides development standards for the residential zones and Table V-37 provides the development standards in the Downtown Zones. 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, also met the height requirement while achieving a density of 18 units per acre with 132 units on 7.3 acres. A waiver of the two story height restriction is possible on a project-by-project basis as part of the Conditional Use Permit process (Zoning Ordinance Section 9-4.113). Program 19 is proposed to amend this section of the Zoning Ordinance to allow this waiver with a Minor Use Permit. Table V-36 Residential Zones Development Standards Development Zone Standard RS RSF LSF RMF X Y Z X Y Z Min lot size(acres) 2.5- 10 .5 1 1.5- .5' 1 1.5 5 2.5' 2.5' Max Height(feet) 30 ft. max. 30 ft. 2s tories max. Setbacks (feet) Front 25 ft. min Exceptions for shallow lots, flag lots, sloping lots, and variable block. Side 5 ft. min Exceptions for corner lots, key lots, small corner lots, accessory buildings, common wall developments,zero lot line development, access easements. Rear Principle residential building- 10 ft. min Accessory building-5 ft. min Interior Principle residential buildings- 10 ft or%height of taller of 2 buildings Accessory building- 10 ft. some code exceptions apply) Notes: 1.Depending upon conformance with performance standards set in each zone. 2.Smaller lot sizes allowed with a Planned Development. 3. Smaller lot sizes allowed for PD projects, including condominiums and mobile home developments,provided that the overall density within the project conforms with Section 9-3.17(RMF Zone-Density). 4.Except for 2nd story dwellings over commercial and industrial uses. 5. Two dwelling units, and/or their accessory garages constructed on adjoining lots with minimum building code separation. 6.A group of dwelling units on adjoining lots may be established so that all units about 1 side property line. 7.Whichever is greater. Adoption Draft Page 58 November XX,2010 155 Ci(if of Atascadero General Plan Housing Element Table V-37 Downtown Zones Development Standards DC I DO Min lot size No minimum Density 16 du/acre 1 16 du/acre Setbacks Minimum and maximum setbacks required. See Section 9-4.103 for setback requirement,allowed projections into setbacks, and exceptions to setbacks. None allowed,except for building insets As required by Section 9-4.106 when designed to accommodate outdoor eating adjacent to a residential zone, none Front and seating areas,and except for East required otherwise. and West Mall between EI Camino Real and Palma Avenue,where a minimum of twent (20 feet is required. Sides (each) None required Rear None required Creek 20 ft. Height limit 45 ft. not to exceed 3 stories: 25 ft. 18 ft.on the west side of EI Camino Real' Off-street See Section 9-4.114 for residential uses As required by Sections 9-4.114 et seq. parking and for development east of Atascadero Creek.All other uses-none required. Notes: 1. Between Atascadero Creek and lot line common to Lots 19 and 20, Block H-B,Atascadero Colony Map. Historical Preservation To promote the conservation, preservation, protection, and enhancement of Atascadero's historical and architecturally significant structures, the City adopted a Historic Site Overlay (HS) zone. The standards are intended to protect historic structures and sites by requiring new uses and alterations to existing uses to be designed with consideration for preserving and protecting the historic resource. Given the quality of Atascadero's historical and architecturally significant structures, and the contribution of these structures to the image and quality of life in Atascadero, the historic preservation policies and regulations are reasonable and appropriate and do not pose an unreasonable constraint to residential development in the City of Atascadero. Sensitive Resources The City adopted a Sensitive Resource Overlay (SR) zone to protect areas with special environmental resources and to protect areas containing unique or endangered vegetation or habitat. The purpose of these standards is to require that proposed uses be designed with consideration of the identified sensitive resources, and the need for their protection. Development that falls within a SR overlay zone does require additional measures to ensure environmental protection, which can add to the cost of development. It is in the best interest of the community, and also is mandated by State and Federal laws to protect sensitive environmental resources. The City's regulations do not pose an unreasonable constraint to residential development in the City. Mobile and Manufactured Homes Adoption Draft Page 59 November XX,2010 156 City of Atascadero General Plan Housing Element State law requires that mobile and manufactured homes be allowed in residential zones. These units cannot be regulated by any planning fees or review processes not applicable to conventional single-family dwellings. However, the architectural design of manufactured or mobilehomes can be regulated by the City. Under the City's zoning regulations mobilehome developments are permitted with approval of a Conditional Use Permit in all residential zones. Individual mobilehome dwellings are permitted by right in all single-family residential zones (RS, RSF, LSF) and in the Agriculture zone. The City's zoning regulations address manufactured homes in section 9-6.142 of the Atascadero Municipal Code. In order be in compliance with State law, the City should clarify that the terms "mobilehome" and "manufactured home" are essentially the same and should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Manufactured housing can be subject to design review. Program 1.1-5 is recommended to bring the zoning regulations in compliance with State law and to encourage a variety housing options within the City. Mixed-Use Development Atascadero encourages mixed-use development in the downtown districts (DC and DO). As stated in Title 9: The downtown zoning districts are intended to develop an attractive, pedestrian-oriented, and economically successful downtown area by providing for a mixture of commercial, office, and residential Iand uses... The development of mixed-use projects provides more housing opportunities by permitting residential uses on the upper floors. Mixed-use development also enhances economic viability, pedestrian-oriented character, and the overall downtown environment. Table V-36 provides the development standards for mixed-use developments in the downtown area. In addition, mixed- use is allowed in all areas with a General Commercial land use designation. The approval of a vertical mixed-use project in a Designated Commercial Zone requires a Zoning Change (PD Overlay) and Conditional Use Permit approval. Horizontal mixed use (which is limited to 50 percent residential development) requires a Condition Use Permit as well as a General Plan Amendment, map change, and PD overlay. The approval process for these projects can take from three (3) to twelve (12) months depending on the complexity of the project. Program 1.1-7 has been proposed to streamline the permitting process, encourage the development of vertical mixed-use projects, and provide greater housing diversity. The City's has adopted the Downtown Affordable Housing Program to facilitate and encourage the development of mixed-use projects,particularly for lower income workers and families. The program is in the preliminary implementation stages. Under the program, Redevelopment Agency (RDA) funds will be used to offer long term low-interest loans in exchange for deed restricted low- or very low-income units for 55 years. This program will target existing Adoption Draft Page 60 November XX,2010 157 City of Atascadero General Plan Housing Element Downtown buildings and existing vacant residential units located Downtown that are in need of repair or could be converted to include deed restricted affordable units. Secondary Residential Units To encourage establishment of second units, State law requires cities to either adopt an ordinance authorizing second units in residentially zoned areas, or, where no ordinance has been adopted, to allow second units if they meet standards set out in the State law. State law requires ministerial consideration of second unit applications in zones where single-family dwellings are permitted. Local governments are precluded from totally prohibiting second units in residentially zoned areas unless they make specific findings (Government Code § 65852.2). Second units can be an important source of affordable housing since they are smaller than primary units and they do not have direct land costs. Supporting the development of second units expands housing opportunities for very low-, low-, and moderate-income households by increasing the number of rental units available within existing neighborhoods. Second units are intended to provide livable housing at lower cost while providing greater security, companionship,and family support for the occupants. Second units, or secondary residential units, are defined within the Atascadero zoning regulations as residential occupancy constructions (R) with a kitchen and full bathroom that is accessory to the primary unit and intended for permanent occupancy by a second household. Second residential units provide quarters for independent living areas, sleeping, cooking, and sanitation facilities. Second residential units are permitted by right in the single-family residential zones (RS, RSF, LSF). Second units are also allowed in single family planned development overlay districts only when consistent with an approved Master Plan of Development. Second units are subject to all development standards of the underlying zoning district and/or planned development overlay districts,with a few minor exceptions: Floor Area. The total floor area shall not exceed 800 square feet on lots with a net area of 0.5 acres or less. The total floor area shall not exceed 1,000 square feet on lots with a net area greater than 0.5 acres. Private Open Space Requirement. A second unit shall have a minimum private open space area of 250 square feet. No portion of an open space area shall have a dimension of less than 10 feet in width. Attached Second Units. If the second unit is attached to the primary dwelling, each shall be served by separate outside entrances. Second units, whether attached or detached, are considered as single-family units for purposes of determining impact fees. Parking requirements for second residential units are shown in Table V-38. For a second unit to be approved, it must be served by a public water system and the City sanitary sewer system or an engineered septic system (depending on lot size), and allow for the installation of separate utility meters. Atascadero Mutual Water Company (AMWC) establishes the water connection fees and these have been identified as a constraint to the development of Adoption Draft Page 61 November XX,2010 158 City of Atascadero General Plan Housing Element second residential units due to the disproportion of fees to actual development costs. Program 1.1.12 is recommended to establish a program that would address second unit fees and create an incentive program to encourage the development of second units. (See Section F - Housing Resources (Infrastructure Resources - Water Service) for additional information on water service from AMWC.) Group Homes and Residential Care Facilities The Lanterman Development Disabilities Services Act declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. A State-authorized, certified, or licensed family care home, foster home, or group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards or require variances on these homes than those required for homes in the same zone. The City's Planning and Zoning Regulations accommodate housing for group living situations. Residential care facilities serving six or fewer residents (small) are permitted by right in residential zones. Residential care facilities serving more than six residents (large) are permitted by right in the RMF zone and conditionally permitted in the RS, RSF, and LSF zones. See the section below Housing for People with Disabilities,for additional discussion on housing for special needs. Emergency Shelters and Transitional Housing State legislation SB 2 requires jurisdictions to permit emergency shelters without a Conditional Use Permit (CUP) or other discretionary permits, and transitional housing and supportive housing must be considered residential uses and must only be subject to the same restrictions that apply to the same housing types in the same zone. Transitional housing and emergency shelters are considered residential care facilities under Title 9. Both are permitted uses in all residential zones and are held to the same development standards as single family units, provided that six or fewer persons occupy the structure. Transitional housing or shelters that offer services to seven or more persons are permitted uses in the RS, RSF, and LSF with a Conditional Use Permit, but permitted by right in the RMF zone. Program 4.1-4 is proposed to identify sites for emergency shelters as required by State law. Cih�of Atascadero,Planning Commission/City Council meeting,June 16,2009. Adoption Draft Page 62 November XX,2010 159 City of Atascadero General Plan Housing Element BUILDING CODES AND SITE IMPROVEMENTS Building codes and site improvements can also increase the cost of developing housing, particularly affordable rental housing. The following examines the Citv's building codes and site improvement standards. Building Codes and Enforcement Atascadero implements the 2007 edition of the California Building Code and other model construction codes, with amendments adopted by the California Building Standards Commission. These model codes establish standards and require inspections at various stages of construction to ensure code compliance and minimum health and safety standards. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California. The City has also adopted an ordinance requiring fire sprinklers in all newly constructed residential units, adding to the cost of construction. The ordinance was instated for the protection of Atascadero residents because there are some locations in the City where emergency response times for fire personnel are over 10 minutes. Most residential sites in Atascadero are in a high or very high fire hazard severity zone. With the very hot summers in Atascadero and abundance of dry brush and native vegetation located in the residential zones, there is a high potential for fire. The installation of fire sprinklers adds approximately $2 per square foot to the cost of construction of single-family homes. The additional cost is likely to be passed along to the homebuyer as part of the final cost of the home or to renters in the form of a higher monthly rental price. The added cost does not pose a significant constraint to the construction of new units and second units. Aside from this ordinance, the City has not adopted local amendments to the model codes that increase housing costs (the Plumbing Code has been amended to address large-lot development with septic systems). Building inspectors are responsible for ensuring that proposed projects meet State and local codes. Site Improvements The City of Atascadero, along with other agencies, requires the installation of certain on- and off-site improvements to ensure the safety and livability of residential neighborhoods. On-site improvements typically include private or shared driveways, parking areas, drainage, sections of underground pipe, swales, ponding areas, and amenities such as landscaping, fencing, open space, and park facilities. Off-site improvements typically include: • Sections of roadway,medians,bridges,sidewalks, and bicycle lanes; • Sewage collection and treatment; • Water systems,including lines, storage tanks, and treatment plants (Atascadero Municipal Water Company); and • Public facilities for fire,school, and recreation. Adoption Draft Page 63 November XX,2010 160 City of Atascadero General Plan Housing Element The costs of on- and off-site improvements, which average about $35.00 per square foot for single family residential construction and $28.00 per square foot for multi-family residential construction are usually passed along to the homebuyer as part of the final cost of the home. The on- and off-site improvement standards imposed by the City are typical for most communities and do not pose unusual constraints for housing development. Parking Standards The City's parking requirements are based upon unit type and size. As shown in Table V-38, parking requirements are typically two spaces per single-family residential unit. Multi-family residential units generally average 2.25 spaces per unit after accounting for guest parking. Table V-38 Parking Requirements Land Use Parking requirement Single-family dwellings(including mobilehomes 2 spaces per du, except 1/du on lots <4,000 s.f. in area Second unit 1 covered space for each 1 bedroom unit 2 covered or uncovered for 2 or more bedrooms Multifamily dwellings (including condominiums and 1 bedroom unit: 1.5 spaces attached ownership dwellings) 2 bedroom unit: 2 spaces, each add. bedroom: .5 space Guest parking: 1 space per 5 units, or fraction thereof Skilled nursing facility 1 space per 4 beds Group quarters 1 space per bedroom, plus 1 per eight beds The City has several exceptions for parking. Bicycle parking may substitute parking spaces in lots with 20 or more spaces. A bicycle rack providing for at least five bicycles at a ratio of one bicycle rack for each 20 spaces is allowed. For compact car spaces, lots with 20 or more spaces may substitute compact car spaces for up to 20 percent of the total number of spaces. For motorcycle parking, lots with 20 or more spaces may replace regular spaces with motorcycle spaces at a ratio of one motorcycle space for each 20 spaces. In certain situations, parking requirements may be reduced or waived. This includes some alternative parking arrangement options: Tandem Parking. Tandem parking permitted for single-family dwellings and individual mobilehomes upon meeting appropriate performance criteria. Parking Districts. Parking requirements may be modified within a parking district where adequate parking is provided within the limits of the district and the parking requirements of a new use are accommodated by the parking district. Shared Peak-Hour Parking. Where two or more uses have distinct and differing peak traffic usage periods the required number of parking spaces may be reduced through conditional use permit approval. On-Street Parking Adjustment. In the case that a new driveway eliminates on-street parking spaces,the requirement for off-street spaces may be adjusted. Planning Commission Modification. The required parking standards may be modified through Conditional Use Permit approval by the Planning Commission. Adoption Draft Page 64 November XX,2010 161 Cihf of Atascadcro General Plan Housing Element PERMIT PROCESSING AND FEES Development Fees The Citv charges various fees and assessments to cover the costs of processing permits and providing services. Impacts fees are also charged to cover the cost or providing municipal services or mitigating project impacts. These fees are summarized in Table V-39. The total amount of fees varies from project to project based on type, existing infrastructure, and the cost of mitigating environmental impacts. Atascadero does not control school and water impact fees. These services are managed by separate districts. Adoption Draft Page 65 November XX,2010 _162 City of tascadero General Plan Housing Element Table V-39 Planning and Development Fees" Fee Category I Fee Amount Service Fees(cost recovery) -Adopted September 8,2006 Administrative CUP Review $605 pera lication Minor CUP Review $1,155 pera lication Major CUP Review $3,205 pera lication Variance Application $1,605 pera lication Development Agreement $7.500 deposit, plus additional fees staff charges, etc General Plan Amendment $5.735 pera lication PD Zone Chane $5.405 per application Rezoning Ma or Text $2,865 pera lication Tentative Parcel Ma $2,865 pera lication Tentative Tract Ma $3,400 per map, plus$144 per lot over 15 lots Annexation $7,500 de osit, plus additional fees staff charges, etc Lot Line Adjustment Review $1,295 per application Lot Merger $910 perapplication Temporary Occupancy Review $345 per application (Residential) Planning Review/Approval of Building Minor$70 per application Permit Major$35 pera lication Affordable Housing Unit Fee Process $285 per application plus$190/unit and any plus legal costs Environmental Review Environmental Impact Report Review 10%of contract consultant amount of City staff review Capital Facilities Fees-Adopted June 30,2007 SFR MFR Law Enforcement Facilities $574 $334 Fire Protection Facilities $950-$955 $516-$550 Fire Aerial Response Vehicle -- $242 Circulation System $5.597 $2.822-$5,597 Storm Drainage Facilities $777-$2,000 $314-$499 General Government Facilities $1.036 $1,036 Library Expansion Facilities $532 $323-$418 Public Meeting Facilities $1,084 $660-$852 Parkland $4,775 $2,906-$3,754 Open Space Acquisition $1.660 $1.011 -$1,305 Sewer $573 plus admin fee of$5 plus$1210 extension fee " Planning and development fees display current rates at the time of publication. Fees are subject to change at the discretion of the City Council. Please check with the City of Atascadero Community Development Department for a current fee schedule. Source: City of Atascadero, 2009 City records provided examples of fees charged on new housing projects (see Table V-40). Fees collected by the City in the review and development process are limited to the City's costs for providing these services, and approximately 48 percent of development fees are imposed by agencies outside the City's control (i.e. school district impact fees and water connection fees). Adoption Draft Page 66 November XX,2010 163 City ofAtascadcro General Plan Housing Element Table V-40 Development Fees for New Housing Development Fee Category Single Family Unit Multi-Family Unit Building fees $3,000 -$4,000 $4,500-$5,000 Planning fees $400 $800 School District -Atascadero Unified School District $6,000 $4.000 Water Connection -Atascadero Mutual Water $19,600 $13,700 Company Impact Fees $16,900-$18,200 $11,700-$14,550 Miscellaneous $1.000 $2,000 Total $45,900 -$48,200 $34,700-$38,100 1. Assumes a 2,000 square foot single family dwelling with the impact fee at$2.97 per square foot. 2. Assumes a 1.300 square foot multi-family unit with the impact fee at$2.97 per square foot. 3. Meter installation and connection fee rates are based on meter size. Meter installation fees start at$1,180.00 for 5/8"meter. Connection fees (system impact fees) range from $19,600.00 for 5/8" (residential)meter to$31,250.00.00 for a 1" meter. Connection fees for apartments, duplexes, and mobile homes are 70% of the fee charges for single- family residences. Source: City of Atascadero, 2009 Development fees make up approximately 16 to 20 percent of a home purchase price (see Table V-41).The City of Atascadero fees are comparable to those of surrounding communities. Table V-41 Proportion of Fee in Overall Development Cost for a Typical Residential Development Development Cost for a Typical Unit Single Family Multiple Family Total estimated fees $45,900-$48,200/unit $34,700-$38,100/unit Estimated sale rice/value $293,700 $195,000 Estimated proportion of fee cost to overall 16% 20% development cost/unit Inclusionary requirements and fees also add to housing development costs. In 2003, the City Council approved an Inclusionary Housing Policy for all developments requiring a legislative approval i.e. Zone Change or General Plan Amendment. The Policy requires an in-lieu fee of five percent of the construction valuation of the market rate unit within a project that does not provide 20 percent of the units as affordable. All inclusionary units shall be deed restricted for a period of 30 years. All residential projects under legislative approval are subject to the inclusionary requirement as follows: o Projects of 1-10 units: pay in-lieu fee or build units. o 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 area: 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. Adoption Draft Page 67 November XX,2010 164 City of Atascadero General Plan Housing Element 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, or combinations of construction, fees, and land dedications. As an incentive to provide affordable units, all inclusionary units shall be 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. In an attempt 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. An Affordable Housing Funds Policy was adopted by the City in 2008 for allocation of Redevelopment Agency housing set-aside funds and City affordable housing in-lieu funds. The intent of the Policy is to guide both the Community Development Department and the Redevelopment Agency in evaluating projects and proposals that request financial assistance from the City's affordable housing in-lieu and Redevelopment set-aside funds. Fees deposited into the account may be used in the acquisition, construction, or rehabilitation of affordable housing. As of June 2009,the fund had a balance of$320,000. Permit Processing Housing production may be constrained by development review procedures, fees, and standards. Residential projects proposed in Atascadero may be subject to design,environmental review, zoning, subdivision and planned unit development review, use permit control, and building permit approval, which together can take up to 24 months for a single family or multi- family projects. Table V-42 displays the review authority required for various planning decisions and permits. Table V-43 displays the typical timelines for approvals and permits for the City of Atascadero. Minor residential projects typically take from one to three months from submittal of the application through completion of the approval process. Larger residential projects can take six to twelve months. Permit processing is a time consuming and costly process, especially for integrated projects such as those involving elements of affordable housing and mixed-use. The City has proposed Programs 6.1-1 through 6.1-6 to continue to review and revise procedures to streamline the permitting process. Table V-42 Permit Processing Procedures Role of Review Authority Type of Decision Director or City Staff Planning Commission City Council Zoning Review(Administrative) Decision Appeal Appeal Administrative Use Permit Decision Appeal Appeal Variance Recommend Decision Appeal Zoning Map Amendment Recommend Recommend Decision Design Review Approval Decision Appeal Appeal Planned Development(Master Recommend Recommend Decision Plan of Development required) Condition Use Permit Recommend Decision Appeal Subdivision Maps Recommend Decision Appeal Adoption Draft Page 68 November XX,2010 165 City of Atascadero General Plan Housing Element Source: City of Atascadero, 2009 Table V-43 Timelines for Permit Procedures Type of Approval, Permit,or Review Typical Processing Time These time periods begin when a complete application is submitted and are extended when additional information is requested by the City. The timeframes below are target issuance date—when the applicant can expect a decision ntheirapplication. Zoning Review(Administrative) Concurrent with building permit Administrative Use Permit 1-3 months Variance 1-3 months Design Review Approval Concurrent with building permit Planned Development Review 6-12 months Condition Use Permit, minor 1-3 months Condition Use Permit, major 3-6 months Zoning Amendment 3-6 months General Plan Amendment 6-12 months Subdivision Maps 3-6 months Source: City of Atascadero; 2009 Ministerial Review Planning review of ministerial projects, such as building permits, are reviewed concurrently with building, fire, and public works. The City offers pre-project meetings to discuss zoning compliance and building code requirements to ensure that the process is streamlined. Planning review of routine over the counter permits is limited to tree protection when trees exist on-site and are within the area of development. Design Review The 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. Appearance Review takes place at the staff, Planning Commission, and City Council level in conjunction with the building permit and planning processes. Projects do not go to the Planning Commission or City Council for design review only. Multi-family building permits are reviewed at the planning department staff level for form and massing, site design, and minor architectural details. Design review for master plan developments of 12 or more units is conducted by the Planning Commission. However, anv parcels rezoned as a result of implementation of Programs 1.1-1 and 1.1-2 will not be subject to any discretionary actions for project approval. The Commission reviews proposed developments for form and massing,architectural detailing, pedestrian links, and integration with the existing neighborhood. Planned developments are initially reviewed by the Planning Commission and then by the City Council. The plans are Adoption Draft Page 69 November XX,2010 166 City ofAtascadcro General Plan Housing Element reviewed for form and massing, architectural detailing, sense of community, integration with the existing neighborhood, and streetscaping elements. The Appearance Review process does not appear to have a significant effect on housing affordability. Staff will continue to provide educational materials and training for the Planning Commission and City Council regarding the function and scope of Appearance Review to ensure it is not inadvertently used to reduce housing units. Environmental Review Process/Precise Plan A considerable amount of larger-scale developments in the City occur through the use of Precise Plans or other applications that trigger environmental review. Precise plan approval is required when a development or use of land is listed in a particular zoning district as an allowable use and when it is determined by the Director that the project is not eligible for a categorical exemption pursuant to Public Resources Code Section 21084 and the State FIR Guidelines. State regulations require environmental review of discretionary project proposals (e.g., subdivision maps, precise plans, use permits, etc.). The timeframes associated with environmental review are regulated by CEQA. In compliance with the Permit Streamlining Act, City staff ensures that non-legislative proposals are heard at the Planning Commission within 60 days of receipt of an application being deemed complete. Precise Plan applications are reviewed and approved by staff concurrently with the building permit review. HOUSING FOR PEOPLE WITH DISABILITIES California law requires jurisdictions to analyze potential and actual constraints on housing for persons with disabilities, demonstrate efforts to remove impediments, and include programs to accommodate housing designed for disabled persons. Review of the Municipal Code, permitting procedures, development standards, and building codes revealed the following findings: • The City enforces Title 24 of the California Code of Regulations that addresses access and adaptability of buildings to accommodate persons with disabilities. The City also requires compliance with the 1988 amendments to the Fair Housing Act, which requires a minimum percentage of dwelling units in new RMF housing projects to be fully accessible to the physically disabled. No additional accessibility standards above State and Federal law are required. • In downtown zones, where residential uses are limited to the upper floors, a handicapped accessible unit may be located on a first floor if a project is required to provide a unit in compliance with the Americans with Disabilities Act, subject to development standards. Process for Reasonable Accommodation Accessibility improvements to existing structures, such as a ramp, are usually handled ministerially by City staff. The City implements reasonable accommodations through the enforcement of building codes. The City does not have a specific reasonable accommodation policy or ordinance. Table V-44 reviews zoning and land use policies, permitting practices, and building codes to ensure compliance with State and Federal fair housing laws for persons with Adoption Draft Page 70 November XX,2010 167 City of Atascadero General Plan Housing Element disabilities. The City has proposed Programs 4.2-1 through 4.2-2 to ensure continued compliance with ADA standards and reasonable accommodation in residential development. Table V-44 Constraints on Housing for Persons with Disabilities General Does the City have a process for persons with disabilities to The City allows for reasonable accommodation for persons with make requests for reasonable accommodation? disabilities in the enforcement of building codes and issuance of building permits. But,the City has not specifically adopted a reasonable accommodation policy or ordinance. Program 4.2-2 is proposed to address this policy issue. Has the City made efforts to remove constraints on housing for There are no special permits or requirements for homes or persons with disabilities? 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 Yes,the City has reviewed the land use regulations and for compliance with fair housing law? practices to ensure compliance with fair housing laws. Are residential parking standards for persons with disabilities Section 9-4.114 of the Planning and Zoning Regulations(Off- different from other parking standards?Does the City have a street parking required)mandates the provision of disabled policy or program for the reduction of parking requirements for parking spaces in accordance with California Building Code special needs housing if a proponent can demonstrate a (part 2 of Title 24)Chapter 11. The parking requirements also reduced parking need? allow flexibility if an applicant can demonstrate a lower parking need. Does the locality restrict the siting of group homes? No What zones allow group homes other than those allowed by Group homes(referred to as residential care facilities in the State law? Are group home over six persons allowed? Planning and Zoning Regulations)of six or less individuals are allowed by right in all residential districts. They are allowed in the Public(P)zone with a Conditional Use Permit.Facilities with greater than 6 persons are permitted,by right,in the Residential Multiple Family(RMF)zone and in the single-family residential zones[Residential Suburban(RS),Residential Single Family (RSF), Limited Single Family(LSF)]and the P zone with a Conditional Use Permit. Does the City have occupancy standards in the zoning code that No apply specifically to unrelated adults and not to families? Does the land use element regulate the siting of special needs No,there is no minimum distance required between two or more housing in relationship to one another? special needs housing. Permits and Processing How does the City process a request to retrofit homes for Atascadero allows residential retrofitting to increase the accessibility? suitability of homes for people with disabilities in compliance with ADA requirements,as permitted in the 2007 California Building Code. Does the City allow groups homes with six or fewer persons by Yes right in single-family zones? j Does the City have a set of particular conditions or use Group homes(or residential care facilities)with greater than six restrictions for group homes with greater than six persons? persons are permitted,by right,in the RMF zone and in the single-family residential zones(RS, RSF, LSF)and the P zone with a Conditional Use Permit.They are subject design review and are required to be incompliance with the same parking and site coverage requirements as multi-family uses. What kind of community input does the City allow for the Group homes(or residential care facilities)with greater than 6 approval of group homes? persons are permitted,by right,in the RMF zone. No other planning approval is required in the RMF zone other than to ensure that the development conforms to the standards of the Development Code. In the single-family residential zones(RS, RSF,LSF)and the P zone a Conditional Use Permit is required. The Conditional Use Permit provides the public with an Adoption Draft Page 71 November XX,2010 168 City of Atascadero General Plan Housing Element opportunity to review the project and express their concerns in a public hearing. Does the City have particular conditions for group homes that No,the City does not have special standards for group homes will be providing services on site? regarding services or operation. Building Codes Has the locality adopted the Uniform Building Code? Atascadero has adopted the 2007 California Building Code, which incorporated the 2006 International Building Code. No amendments have been made that affect the ability to accommodate persons with disabilities. Has the City adopted any universal design element into the No,the City has no adopted universal design standards at this code? time. Does the City provide reasonable accommodation for persons Atascadero allows for reasonable accommodation for persons with disabilities in the enforcement of building codes and the with disabilities in the enforcement of building codes and issuance of building permits? issuance of building permits. It does not have a specific reasonable accommodation ordinance. Program 4.2-2 is proposed to address this policy issue. ENERGY CONSERVATION Planning to maximize energy efficiency and the incorporation of energy conservation and green building features contributes to reduced housing costs. Energy efficient design for sustainable communities reduces dependence on automobiles. Additionally, maximizing energy efficiency reduces greenhouse gas emissions. In response to recent legislation on global climate change, local governments are required to implement measures that cut greenhouse gas emissions attributable to land use decisions (see discussion on Global Climate Change below). The Housing Element programs can support energy efficiency that benefits the market, the environment, and the long-term health of the community by: • Establishing a more compact urban core, bringing residents close to work and services, therefore reducing automobile trips and reducing emissions; • Implementing passive solar construction techniques that require solar orientation, thermal massing,and other energy efficient design standards;and • Encouraging the use of solar water heating and photovoltaics. Executive Order S-E-05 initiated the first steps in establishing greenhouse gas emission reduction targets in California. This was followed by the California Global Warming Solutions Act (AB 32), which required the California Air Resources Board (CARB) to establish reduction measures. There are several areas where programs for energy conservation in new and existing housing units are supported by the City: • Through application of State residential building standards that establish energy performance criteria for new residential buildings (Title 24 of the California Administrative Code). These regulations establish insulation, window glazing, air conditioning, and water heating system requirements. The City also instituted the City Council adopted Energy Conservation Initiative in 2001. • Through appropriate land use policies and development standards that reduce energy consumption. The City of Atascadero's General Plan is based on the Smart Growth Adoption Draft Page 72 November XX,2010 169 City ofAtascadero General Plan Housing Element Principles of encouraging infill and reuse of existing land and infrastructure. The Land Use, Open Space, and Conservation Element include goals to preserve a greenbelt around the City, encourage mixed use infill development, revitalize of the Downtown Core, and encourage compact development with a pedestrian scale and trails. • Through the implementation of the City Housing Rehabilitation Loan Program and County Neighborhood Preservation Program; which often includes attic and exterior wall insulation, door and window repair or replacement, weather stripping and caulking, duct insulation,and water heater blankets in rehabilitation projects. • Through the implementation of AB 811 by providing an assessment district for homeowners wishing to install solar panels. The program allows the homeowner to spread the cost of the photovoltaic system out over a number of years on their annual tax bill,thus reducing the upfront cost. • City environmental review may also require measures to reduce energy consumption. Pacific Gas and Electric (PG&E) provides a variety of energy conservation services for residents and provides several other energy assistance programs for lower income households. These programs include their Energy Watch Partnerships and the Charitable Contributions Program. The Energy Watch Partnerships help residents lower their energy bills and promote cleaner energy production. Through this program, PG&E has extended the reach of effectiveness of energy efficiency programs, and provided information about demand responses programs, renewable energy and self-generations opportunities. The Charitable Contributions Program provides millions of dollars each year to non-profit organizations to support environmental and energy sustainability. Projects include residential and community solar energy distribution projects, public education projects, and energy efficiency programs. The goal is to ensure that 75 percent of the funding assist underserved communities,which includes low-income households,people with disabilities, and seniors. PG&E also offers rebates for energy efficient home appliances and remodeling. Rebates are available for cooling and heating equipment, lighting, seasonal appliances, and remodeling (cool roofs, insulation,water heaters). These opportunities are available to all income levels and housing types. Energy Consumption Residential water heating and HVAC systems are major sources of energy consumption. With the application of energy efficient design and the use of solar power systems,home heating and cooling can be operated in a more efficient and sustainable manner. Active Systems use mechanical equipment to collect and transport heat,such as a roof plate By encouraging solar energy technology for residential collector system used in solar water and space heaters. heating/cooling in both retrofits and new construction, Passive Svstems use certain types of building the City can play a major role in energy conservation. materials to absorb solar energy and can transmit that energy later, without L _ Adoption Draft Page 73 November XX,2010 170 City of A tascadero General Plan Housing Element 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 green house gas emissions significantly. The City has the opportunity to implement solar technologies with the help of recent legislation. The Solar Water Heating and Efficiency Act of 2007 (AB 1470) has created a $250 million, ten-year program to provide consumer rebates for solar water heating systems. The City has actively promoted solar technology by implementing AB 811. The City is considering an assessment district for homebuyers wishing to install solar panels. This will allow homeowners to spread the cost of the photovoltaic system out over a number of years on their annually tax bill, thus reducing the upfront cost. Global Climate Change There are significant areas where Atascadero can do more to encourage energy conservation in new and existing residential development to reduce the demand on energy. There are a variety of energy efficiency and greenhouse gas emission reduction strategies that can be integrated into land use decisions related to housing. Table V-45 lists strategies to address energy conservation and global climate change, developed by the California Environmental Protection Agency's Climate Action Team. As an active member of Local Governments for Sustainability, Atascadero is also participating in an effort to inventory and reduce greenhouse gas emissions. Through these and other conservation measures,the City seeks to help minimize the percentage of household income required for energy costs as well as minimize the production of greenhouse gases. Programs have been included to incorporate newly adopted State energy efficiency standards and to encourage alternative energy efficient technologies. Adoption Draft Page 74 November XX,2010 171 Cit�f of Atascadero General Plan Housing Element Table V-45 Strategies to Address Energy Conservation and Global Climate Change Action Team Project Design/Mitigation to Comply Housing Element Strategy with Strategy Building Energy Efficiency Standards in Residential development projects have Ensure all new development is in Place and in Progress:Public Resources the potential to achieve a greater compliance with CEC energy efficiency Code 25402 authorizes the reduction in combined space heating, requirements as they are updated. CEC to adopt and periodically update its cooling and water heating energy building energy efficiency standards(that compared to the current Title 24 apply to newly constructed buildings and Standards. additions to and alterations to existing buildings) Smart Land Use:Smart land use Specific strategies include: Encourage compact residential strategies encourage jobs/housing Promoting jobs/housing proximity and development. proximity, promote transit-oriented transit oriented development development,and encourage high- Encouraging high-density density residential/commercial residential/commercial development development along transit corridors. along transit/rail corridor. Green Buildings Initiative: Residential development projects could The City has made some efforts towards Green Building Executive Order, S-20-04 increase energy efficiency percentage encouraging green building. In 2006 the (CA 2004),sets a goal of reducing energy beyond Title 24 requirements. In addition, City signed a Memorandum of use in public and private buildings by 20 the project could implement other green Understanding with SLO Greenbuild. In percent by the year 2015, as compared building design (i.e., natural daylighting 2007 the City Hall permit counter installed with 2003 levelsand on-site renewable, electricity a kiosk with SLO Greenbuild information generation). and information on environmentally friendly construction methods and materials. California Solar Initiative: If feasible, the project could install The City could access the incentives that Installation of 1 million solar roofs or an photovoltaic cells or other solar options. will be made available and provide equivalent 3,000 MW by 2017 on homes information to developers, to encourage and businesses; increased use of solar the installation of solar roofs on new thermal systems to offset the increasing residential development. demand for natural gas; use of advanced metering in solar applications, and The City has actively promoted solar creation of a funding source that can technology by implementing AB 811, provide rebates over 10 years through a declining incentive schedule. Source.State of California,Environmental Protection Agency, Climate Action Team,2007 2. Non-Governmental Constraints The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. State law requires that the housing element contain a general assessment of these constraints, which can serve as the basis for actions that local governments might take to offset their effects. The primary non-governmental constraints to the development of new housing are land, construction costs,and environmental constraints. LAND AND CONSTRUCTION COSTS The cost and availability of capital financing affect the overall cost of housing in two ways: first, when the developer uses capital for initial site preparation and construction and, second, when the homebuyer uses capital to purchase housing. The capital used by the developer is borrowed for the short-term at commercial rates, which are considerably higher than standard mortgage rates. Construction financing is sometimes difficult to obtain for multifamily construction, which poses a significant constraint on the production of affordable housing in Atascadero. Adoption Draft Page 75 November XX,2010 172 City of Atascadero General Plan Housing Element Land costs include acquisition and the cost of holding land throughout the development process. These costs can account for as much as half of the final sales prices of new homes in small developments or in areas where land is scarce. Land costs in single-family residential neighborhoods of Atascadero range from $125,000 to $570,000 per acre.6 Among the variables affecting the cost of land are the size of lots, location and amenities, the availability and proximity of public services,and the financing arrangement between the buyer and seller. Construction costs vary widely depending on the type, size, and amenities of the development. According to local construction company sources, construction costs for typical single-family residential buildings range from approximately$80 to$175 per square foot. ENVIRONMENTAL AND PHYSICAL CONSTRAINTS The following potential physical and environmental constraints may affect development regulated by the City by limiting the development potential and/or adding mitigation costs to a project: Environmental Constraints Several special status species are known to occur in Atascadero, including: dwarf calycadenia, Douglas' spineflower, Hardham's evening-primrose, Jared's pepper-grass, Kellogg's horkelia, Oval-leaved snapdragon, rayless aphanactis, round-leaved filaree, Salinas milk vetch, Salinas valley goldfields, shining navarretia, and straight-awned spineflower. The City also protects unique vegetation communities that support sensitive species, including wetlands. Wetland habitat types are considered a vegetation community of special concern by the CDFG because of substantial statewide losses. The presence of special-status species and plant communities of special concern may affect development regulated by the City by limiting the development potential and/or adding mitigation costs. The grasslands, riparian habitats, and tracts of undeveloped land provide habitat for a diverse selection of resident and migrant wildlife. Eighteen special status bird and mammal species are known to occur in Atascadero. Barriers to wildlife movement and migration and the removal of raptor nesting sites are to be avoided in future development. The occurrence of any of these species on a site could pose constraints to a housing project. Preservation of natural flora and fauna is a basic community goal and native trees are valued community assets. The City has established regulations for the installation, maintenance, planting, preservation, protection, and selected removal of native trees within the City limits through the adoption of the Native Tree Ordinance. A tree removal permit is required for the removal of native trees (as defined by Chapter 11, Native Tree Regulations) and for pruning of the live canopy in native trees in excess of 25 percent of the existing canopy area. In addition, for each residential building permit issued, the planting of one five-gallon native tree is required. The mitigation requirements may become cumbersome for high-density projects, as 6 A review of rcaltor websites in.June 2009 provided 13 vacant lots for sale within the City.Land costs were estimated from this sample. Adoption Draft Page e 76 November XX,2010 173 City of Atascadero General Plan Housing Element tree replacement may be required on-site that is at the sole expense of the applicant. However, native and drought tolerant landscaping may be used to meet landscape requirements and does not specifically add costs above standard Zoning Ordinance landscaping requirements. Physical Constraints Several physical constraints may occur in the City. Parcels with steep slopes may have constraints associated with landslide hazards, grading costs, and access requirements. Landslides are relatively rare in the developed portions of the City, as compared to in the hilly, undeveloped areas. Stationary noise sources near potential sites for development may pose constraints. For example,traffic on U.S. Route 101 exceeds acceptable noise levels. Housing may be limited within 500 feet of U.S. Route 101 under CEQA, due to the health hazards of siting sensitive uses near urban roads with over 100,000 vehicles per day unless appropriate mitigation can be identified and implemented. Operational noise sources near potential sites for development may pose constraints as well; such as the Southern Pacific railroad tracks that run north-south through the eastern portion of the City. Residential uses adjacent to the railroad tracks have the potential to be exposed to noise that exceed acceptable noise levels, although noise incidences are temporary (dependent on railroad operation). In addition, low- lying areas of the City may be subject to flooding during a 100-year storm (See Figure IV-1 in the Safety and Noise Element of the General Plan). Adoption Draft Page 77 November XX,2010 174 City ofAtascadcro General Plan Housing Element H. Housing Element Goals, Policies, and Programs The following goals, policies, and programs have been established to address housing issues in Atascadero and to meet State law housing requirements. Programs generally include a statement of specific City action(s) necessary to implement a policy or goal and identify the City department or other agency responsible for implementation, the quantified objectives (where applicable),and a timeframe for completion. Goal HOS 1: Promote diverse and high quality housing opportunities to meet the needs of all segments of the community. i olicy 1.1: Encourage new housing, including mixed-use projects in commercial land use areas,to meet the needs of all household types in the City. Programs: 1. To comply with State law requirements (Government Code Section 65583(c)(1) (A) and 65583(c)(1) (B), the City must meet the unaccommodated need from the previous planning period (2001-2006). This requirement is in addition to the requirement to identify sites to accommodate the Regional Housing Needs Allocation (RHNA) for the new planning period (2007-2014) (see Program 1.1-2). The jurisdiction may not count capacity on the same sites for both planning periods. To address the 2001 - 2006 RHNA, the City shall amend the General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 505 very low and low- income units at a minimum of 20 dwelling units per acre "by right' (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. Currently, a specific plan is required on sites that will be developed with 100 or more housing units. The parcels rezoned as a result of this program will not be subject to this requirement. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list ofotential vacant sites for rezoning from 16 units per acre to a minimum of 20 p 9 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: At the time of Housing Element adoption (anticipated in December 2010). Quantified Objective: 505 units (Programs 1 and 2 total 651 units) 2. In order to meet State law requirements (Government Code Sections 65583(c)(1) (A) and 65583(c)(1) (B)) to address the 2007 — 2017 RHNA, the City shall amend the Adoption Draft Page 78 November XX,2010 175 City of Atascadcro General Plan Housing Element General Plan and the Zoning Ordinance, as necessary, to provide adequate sites for 146 very low and low-income units at a minimum of 20 dwelling units per acre "by right" (without a Conditional Use Permit or other discretionary action) on certain sites or in certain zones. At least half (50 percent) of these sites shall be zoned for residential uses only. The sites rezoned must be able to accommodate a minimum of 16 units per site. To facilitate housing production, the City will focus on sites from 1 to 5 acres in size. Currently, a specific plan is required on sites that wil be developed with 100 or more housing units. The parcels rezoned as a result of this program will not be subject to this requirement. The applications can be subject to design review as long as the project does not trigger the CEQA review process. Adjacent uses and densities and the availability of services and transit should be considered when evaluating sites for higher density housing. A list of potential vacant sites for rezoning from 16 units per acre to a minimum of 20 units per acre is included in Appendix III. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption Quantified Objective: 146 units (Programs 1 and 2 total 651 units) 3. Continue street and infrastructure improvement projects to benefit existing high density residential areas. Funding Source: General Fund, Redevelopment Agency, Public Works Department Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 4. Continue to require the use of specific plans for residential projects of 100 or more units. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 5. Continue to allow manufactured housing and group housing in accordance with State law. In order be in compliance with State law (Government Health and Safety Code Section 18500), the City should clarify that the terms "mobilehome" and "manufactured home" are essentially the same. Manufactured housing placed on a permanent foundation should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within two years of adoption of the Housing Element Adoption Draft Page 79 November XX,2010 76 At City of ascadcro General Plan Housing Element Quantified Objective: 20 units 6. Support the extension and expansion of sewer service for the Eagle Ranch annexation area by allocating the funding necessary. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council, Public Works Department Timeframe: Ongoing Quantified Objective: 100 affordable units 7. Continue to allow mixed residential and commercial development and promote second- and third-story residential development in the City's downtown zoning districts. 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. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: 20 units 8. Adopt a Rural Residential Zone in the Zoning Ordinance consistent with its designation on the Zoning Map and standards that distinguish it from the Residential Suburban zone (to facilitate the development of a variety of housing types). Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within three years of Housing Element adoption Quantified Objective: n/a 9. Continue to encourage, where suitable, Planned Unit Development (PD) Overlay Zones, particularly the PD-25 zone of small lot subdivisions, for higher density attached or row-house style housing in the RMF-10 and RMF-16 zoning districts. Funding Source: General Fund Agency:Responsible A : Community Development Department, Planning P 9 Y Commission, City Council Timeframe: Ongoing Quantified Objective: 75 units 10. Adopt an affordable housing density bonus ordinance that establishes procedures for obtaining and monitoring density bonuses in compliance with State law. Following adoption the City shall regularly update the ordinance to be in compliance with Government Code§65915 and develop an outreach program to ensure its successful implementation. The City should consider exceeding State requirements if projects meet City housing goals, such as compact high density housing, architectural quality, or green building. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Adoption Draft Page 80 November XX,2010 177 City of Atascadero General Plan Housing Element Commission, City Council Timeframe: Ordinance adoption —within two years of Housing Element adoption; updating ordinance for compliance with State law-ongoing Quantified Objective: 25 units 11. Update feasibility analysis of inclusionary housing policy to reflect current market conditions. As part of the feasibility study explore options to streamline and clarify the various options available to a developer. The City will also evaluate impacts to market rate housing related to current market conditions, project applications, estimated affordable housing requirements, fee collection, and actual construction of affordable housing units. 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. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within one year of Housing Element adoption Quantified Objective: n/a 12. Adopt an inclusionary housing ordinance that requires residential and commercial developments to provide deed-restricted, affordable units or an in-lieu fee. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within two years of Housing Element adoption Quantified Objective: 70 units 13. To encourage the development of second units, the City will evaluate the development standards and update the Zoning Ordinance for second units (secondary residential units). For example, the City will explore incentives such as reducing fees and eliminating the covered parking requirement for a secondary residential unit. The City will also work with Atascadero Mutual Water Company to investigate the possibility of reductions to water connection fees for second units and consider an amnesty program that would reduce or eliminate fees for unpermitted second units. Funding Source: General Fund Responsible Agency: Community Development Department, Public Works Department, City Council Timeframe: Within one three years of Housing Element adoption Quantified Objective: 40 units 14. Continue to maintain Chapter 12 of the Zoning Ordinance (Condo Conversion Ordinance) in order to reduce the impacts of condo conversions on lower cost rental housing. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objectives: n/a Adoption Draft Page 81 November XX,2010 -178 City of Atascadero General Plan Housing Element 15. Adopt an ordinance to allow vertical multi-family residential on the second floor in General Commercial land use designations with a Conditional Use Permit and horizontal mixed-use subject to a PD and General Plan Amendment Funding Source: General Fund Responsible Agency: Community Development Department, City Council Timeframe: Within three years of Housing Element adoption Quantified Objectives: n/a 16. Continue to work with non-profit agencies, such as the County Housing Authority, Habitat for Humanity, the San Luis Obispo County Housing Trust Fund and Peoples' Self-Help Housing, to preserve existing affordable housing and to pursue funding for new units for extremely low-, very low-, low-, and moderate-income families. Funding Source: General Fund, CDBG, Tax Credits Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 50 units 17. Continue to encourage developers to work with agencies such as the California Housing Finance Authority (CHFA) and the Department of Housing and Urban Development (HUD) to obtain loans for development of new multifamily rental housing for low income households. 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. Specifically, the City will: • Contact potential affordable housing developers. • Identify funding opportunities and pursue financing. • Assist in preparing applications for funds. • Provide regulatory concessions and incentives, as necessary, to encourage and facilitate the construction of affordable housing. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 18. 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. Funding Source: HUD Section 8 Responsible Agency: Community Development Department, City Council, Housing Authority Timeframe: Ongoing, when eligible Quantified Objective: n/a 19. Amend the Zoning Ordinance to establish minimum required densities in the medium and high density residential zones to preserve the limited supply of multi-family zoned land for multi-family uses. Adoption Draft Page 82 November XX,2010 179 City of tascadcro General Plan Housing Element Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Within three years of Housing Element adoption Quantified Objective: n/a 20. Amend the Zoning Ordinance 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within one year of Housing Element adoption Quantified Objective: n/a Goal HOS 2: Protect and conserve the existing housing stock and neighborhoods. Policy 2.1: Encourage conservation and preservation of neighborhoods and sound housing. .Programs: 1. As new projects, code enforcement actions, and other opportunities arise, the City will investigate ways to meet its housing needs through rehabilitation and preservation of existing units (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. Funding Source: General Fund, Redevelopment Agency, CDBG Responsible Agency: Community Development Department, Public Works Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 30 units 2. Continue to participate in federal grant programs, such as Community Development Block Grants (CDBG), to obtain loans and/or grants for housing rehabilitation. Apply an appropriate amount of the City's annual share of CDBG funds toward rehabilitation of existing housing units. Funding Source: CDBG Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: 25 units 3. Continue to maintain the sliding density scale for sloped lots in the Zoning Ordinance. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Adoption Draft Page 83 november XX,2010 180 City of tascadero General Plan Housing Element Quantified Objective: n/a 4. Allocate funds in the RDA housing set aside to rehabilitate existing housing stock within Redevelopment Project Areas with special emphasis on the Downtown Commercial zone. Funding Source: Redevelopment Agency Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within a year of housing element adoption Quantified Objective: 40 units 5. 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. Funding Source: General Fund Responsibility: Community Development Department Timeframe: Contact owners/operators annually and ongoing Quantified Objective: n/a Policy 2.2 Encourage conservation and preservation of houses that have historical and architectural significance. .Programs: 1. Continue to implement the Historic Site (HS) overlay zone to help preserve and protect historic Colony homes. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to maintain a GIS based map of historic buildings and sites. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 3: Encourage energy conservation and sustainable building measures in new and existing homes. Policy 3.1: Continue to make residents aware of available energy saving techniques and public utility rebates. Adoption Draft Page 84 November XX,2010 181 City o f Aascadero General Plan Housing Element Programs: 1. Promote environmentally sustainable building practices that provide cost savings to homeowners and developers. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Make available in the Community Development Department brochures from PG&E and others that detail energy conservation measures for new and existing buildings. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 3. Continue to strictly enforce the State energy standards of Title 24. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4. Continue to implement AB 811 by providing an assessment district for homeowners wishing to install energy efficiency improvements. This will allow the homeowners to spread the cost of the photovoltaic systems out over a number of years on their annual tax bill, thus reducing the upfront cost. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 4: Ensure equal access to sound, affordable housing for all persons regardless of race, religion, age, sex, marital status, ancestry, national origin, color, familial status, or disability. Policy 4.1: Support equal housing opportunities and enforcement of State and federal anti-discrimination laws. Programs: 1. Cooperate with non-profit groups and local religious organizations to allow the temporary use of churches as homeless shelters. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to support local motel voucher programs for temporarily displaced 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 Adoption Draft Pagc 85 November XX,2010 182 City of Atascadero General Plan Housing Element 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 3. Continue to allow group housing (residential care facilities) in accordance with State law. Additionally, the City will update the zoning regulations to clarify that both small (6 or fewer) and large (7 or more) residential care facilities are permitted by right in the Residential Multi Family (RMF) zone. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 4. Amend Zoning Ordinance to comply with SB 2, permitting emergency shelters without a conditional use permit or other discretionary permits in the Commercial Service (CS), Commercial Park (CPK), Public (P) zoning districts, or other appropriate zones or sites. These three zoning districts have sufficient capacity to house emergency shelters with over 74 acres available. The Zoning Ordinance can include locational and operational criteria for homeless shelters such as: • Hours of operation; • Provisions for operations and management; and • Compliance with County and State health and safety requirements for food, medical, and other supportive services provided on-site. Such criteria should encourage and facilitate homeless shelters and transitional housing through clear and unambiguous guidelines for the application review process, and the basis for approval. In addition, the City will amend the zoning ordinance to define transitional and supportive housing as a residential use subject to the same standards that apply to other residential uses. The City will solicit input from local service providers (e.g., EI Camino Homeless Organization (ECHO)) in the preparation and adoption of the amendment to the Zoning Ordinance to ensure that development standards and permit processing will not impede the approval and/or development of emergency and transitional housing. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within one year of housing element adoption Quantified Objective: n/a Policy 4.2: Ensure that persons with disabilities have adequate access to housing. .Programs.: 1. Continue to ensure full compliance with the California Disability Guidelines and enforce the complementary provisions of the Uniform Building Code. The Zoning Adoption Draft Page 86 November XX,2010 183 City of Atascadcro General Plan Housing Element Ordinance will be evaluated on an ongoing basis and amended as necessary, to ensure ADA compliance and remove governmental constraints on the production of housing for persons with disabilities. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Pursuant to the Fair Housing Amendments Act of 1988 and the requirements of Chapter 671, Statues of 2001 (Senate Bill 520), the City will establish a policy or ordinance to provide reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations and practices when such accommodations may be necessary to afford disabled persons equal access to housing. The purpose of the reasonable accommodation ordinance or policy is to remove constraints to the development, improvement and maintenance of housing for persons with disabilities. The City will promote its reasonable accommodations procedures on its web site and with handouts at City Hall. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: December 2011 Quantified Objective: n/a Policy 4.3: Leverage redevelopment set-aside funds with other State and Federal loans and grants, to assist in providing affordable housing, preserving existing housing, and rehabilitating unsound housing structures. (This policy assumes that housing set aside funds are not affected by State budget take aways.) Programs: 1. Consider developing a first-time homebuyers program to enable lower-income households (up to 80 percent of AMI)to purchase their first homes. Assistance could be provided in the form of a loan secured by a deed of trust. Funding Source: Redevelopment Agency Set-Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of Housing Element adoption Quantified Objective: 5 units 2. Leverage redevelopment housing set aside funds and partner with developers on projects funded with HOME funds, tax credits, and other financial assistance programs for construction of houses affordable to lower-income households. Financial assistance to developers could include payment of impact fees and write down of land costs. Funding Source: Redevelopment Agency Set-Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: 40 units Adoption Draft Page 87 November XX,2010 184 City of tascadcro General Plan Housing Element 3. Consider establishing a housing rehabilitation program that provides loans and rebates to income-qualified households to correct Health and Safety Code violations and make essential repairs and retrofits. The maximum loan limit could be $20,000 with 0% interest and could be limited to lower-income households (<80 percent AMI). Eligible home improvements could include structural systems, plumbing systems, weather proofing, and exterior repainting. The City would develop an outreach program to advertise to City residents that the program is available. Funding Source: Redevelopment Agency Set-Aside Funds Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of Housing Element adoption Quantified Objective: 75 units 4. Continue to use the Affordable Housing Participation Checklist and corresponding ranking system to evaluate and prioritize affordable housing developers and projects in the City. Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Ongoing Quantified Objective: n/a 5. Establish a program to assist building owners in converting upper floor residential space in the downtown to deed restricted extremely low-, very low- and low-income units. Funding Source: Redevelopment Agency Set-Aside Funds and In-lieu Fees Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Within three years of Housing Element adoption Quantified Objective: 10 units 6. Work with nonprofits and identify funding to address the housing needs of extremely low-income households and totally and permanently disabled persons. Funding Source: Redevelopment Agency Set-Aside Funds and other funding sources, as appropriate Responsible Agency: Community Development Department, Redevelopment Agency Timeframe: Identify funding sources annually Quantified Objective: 5 units Goal HOS 5: Decrease non-governmental constraints on housing production. Adoption Draft Page 88 November XX,2010 185 City of Atascadero General Plan Housing Element Policy 5.1: Encourage interplay between lending institutions, the real estate and development community, and the City to better understand and address non- governmental constraints and facilitate production of affordable housing. .Program.: 1. Continue to facilitate understanding of the impacts of economic issues, employment, and growth on housing needs among financial, real estate, and development professionals in formalized settings, such as the Economic Round Table, Funding Source: General Fund Responsible Agency: Community Development Department, Redevelopment Agency, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 2. Continue to work with development community to identify and mitigate any constraints on access to financing for 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Policy 5.2: Help lower development costs where feasible, especially for low- and moderate-income housing units. Programs.: 1. Continue to monitor and evaluate development standards and advances in housing construction methods. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to track the affordability of housing projects and 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. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a Goal HOS 6: Decrease governmental constraints on housing production. Adoption Draft Page 89 November XX,2010 186 City ofAtascadero General Plan Housing Element Policy 6.1: Review projects in as timely a manner as possible, while maintaining adequate public involvement and fulfilling the appropriate requirements of State and local laws. ,Programs.- 1. Programs.:1. Continue to consolidate all actions relating to a specific project on the same Council or Commission agenda. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 2. Continue to review minor modifications through an adjustment procedure and more substantial changes through a conditional use permit. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 3. Continue to review and revise local review procedures to streamline the process. Funding Source: General Fund Responsible Agency: Community Development Department, Planning Commission, City Council Timeframe: Ongoing Quantified Objective: n/a 4. Continue to maintain pre-approved stock development plans to streamline the plan check process. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 5. Provide pre-application technical assistance to affordable housing providers to determine project feasibility and address zoning compliance issues in the most cost- effective and expeditious manner possible. Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 6. Provide, when possible, developer incentives such as expedited permit processing and fee deferrals for units that are affordable to lower income households. Atascadero will promote these incentives to developers on the City's website (http://www.atascadero.org) and during the application process. Adoption Draft Page 90 November XX,2010 187 City of Atascadero General Plan Housing Element Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Ongoing Quantified Objective: n/a 7. The City shall establish policies, standards, and procedures that encourage and facilitate the development of single-room occupancy units (SROs). Funding Source: General Fund Responsible Agency: Community Development Department Timeframe: Within two years of Housing Element adoption Quantified Objective: n/a 8. The City shall review impact fees and the capital facility fee schedule to reduce fees and barriers to housing development, particularly affordable units. (See also Program 4.3-2 for the potential use of Redevelopment Agency Set-Aside Funds for fee waivers.) Funding Source: General Fund Responsible Agency: Community Development Department, Public Works Department, Planning Commission, City Council Timeframe: Within one year of Housing Element adoption Quantified Objective: n/a Adoption Draft Page 91 November XX,2010 188 City of tascadero General Plan Housing Element _Table V-46 Summary of Quantified Objectives, 2007-2014 -Income Level _Extremely Very Low Low Moderate Total -Program _Objective Low _New Construction _1.1-1 Adequate sites: 2001-2006 -10 _164 _331 _0 _505 _1.1-2 Adequate sites: 2007-2014 _10 90 _46 0 _146 _1.1-5 _Mobile and group homes _5 _0 _15 _0 20 _1.1-6 _Expand sewer service _0 _15 .35 _50 _100 _1.1-7 2"d&3rd story units downtown 2 _3 -5 _10 _20 _1.1-9 _Encourage higher density _0 _0 -25 _50 _75 _1.1-10 _Density bonus _0 _5 _10 _10 25 _1.1-11 _Inclusionary ordinance _0 _5 -15 -50 -70 _1.1-12 _Encourage second units _0 _0 20 20 -40 _4.3-1 _First-time homebuyer ..0 .0 -0 5 .5 I.A.3-2 _Leverage set-aside funds _3 -7 _15 _15 _40 -4.3-5 _RDA funding for upper story units 2 .3 .5 _0 _10 -4.3-6 -Extemely low income and 2 _3 _0 ..0 .5 disabled -New Construction Subtotal _39 -302 552 220 1,111 -Rehabilitation 2.1-1 _Code enforcement rehabs _5 _5 .10 .10 -30 2.1-2 _Participate in grant programs 2 _3 _10 _10 25 _2.1-4 _Downtown commercial rehabs 0 .5 .10 25 _40 _4.3-3 _Repairs and retrofits 0 _5 -35 -35 -75 _Rehabilitation Subtotal _7 _18 _65 _80 .170 Preservation 1.1-15 Work with non-profit partners 21 3 151 25 Preservation Subtotal 21 31 151 51 25 Conservation 1.1-15 Iwork with non-profit partners 3 2 15 5 25 Conservation Subtotal 3 2 15 5 25 _Totals -44 -315 -617 _300 _1,276 Adoption Draft Page 92 November XX,2010 189 City of Atascadero General Plan Housing Element Adoption Draft Page 93 November XX,2010 190 City of Atascadero General Plan Housing Element !. References California Association of Realtors, Atascadero and San Luis Obispo County Median Home Sales Prices,2002-2009 Center for Universal Design,Principles of Universal Design,www.design.ncsu.edu/cud/ January 27,2002 City of Atascadero,General Plan,2002 City of Atascadero,Housing Element Draft,2002 City of Atascadero,Planning and Development Fee Schedule,2008 City of Atascadero,Title 9, 2008 County of San Luis Obispo, Continuum of Care (CoC), County homeless figures, 2006 County of San Luis Obispo,Department of Agriculture, 2007 Market Rental Rates by Bedroom Count in Atascadero,May 18, 2009 -June 17,2009, www.craigslist.com,retrieved June 17,2009 San Luis Obispo Council of Governments (SLOCOG),Regional Housing Needs Allocation (RHNA) 2007-2014, Regional Housing Needs Plan,2008 San Luis Obispo County Multi-Family Housing Rental Survey Summary,2009. Prepared by Dyer Sheehan Group,Ventura,California. State of California, Department of Finance,E-5 Report, 2008 State of California, Department of Housing and Community Development(HCD), Median Family Income and Household Income Limits, 2009 State of California,Lanterman Developmental Disabilities Services Act, 1969 State of California,Government Code 65915,Density Bonus Program State of California,California Building Code,2007 State of California,Title 24 of the California Code of Regulations State of California,California Environmental Quality Act(CEQA),1969 State of California,Solar Water Heating and Efficiency Act(AB 1470),2007 Adoption Draft Page 94 November XX,2010 191 City ofAtascadero General Plan Housing Element State of California,Environmental Protection Agency (EPA) Climate Action Team, 2007 State of California,Proposition 46 -Housing and Emergency Shelter Trust Fund Act,2002 State of California,Global Warming Solutions Act(AB 32),2006 State of California,California Coastal Act, 1976 United States,Bureau of the Census,SF-1 and SF-3, 1990 United States, Bureau of the Census,SF-1 and SF-3,2000 United States,Department of Housing and Urban Development(HUD) 2000 Comprehensive Housing Affordability Strategy (CHAS),State of the Cities Data Systems (SOC-DS) 2000,retrieved from http://socds.huduser.org,retrieved July 2009 United States,Civil Rights Act of 1968,Title VIII -Fair Housing Act, amended 1988 Adoption Draft Page 95 November XX,2010 192 City of Atascadero General Plan Housing Element Appendix I Table V-47 Vacant Land Inventory APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac Vacant Residential Parcels-RMF-16 029-253-008 5596 Tunitas 1.10 HDR RMF-16 8 units/acre** 8.84 7.07 Slope and drainage 029-271-001 4711 EI Camino Real 1.67 HDR RMF-16 16 units/acre 26.76 21.41 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF-16 16 units/acre 13.85 11.08 030-281-014,015, 6709,6725,6735 0.72 HDR RMF-16 16 units/acre 11.53 9.23 016 Atascadero Ave. 030-283-007.008 6905 Nava oa 1.89 HDR RMF-16 16 units/acre 30.20 24.16 030-341-017 6855 Santa Lucia Rd. 0.21 HDR RMF-16 12 units/acre- 2.53 2.02 Access way too narrow for multiple units without easement 031-241-019 8391 Ama oa Ave. 0.35 HDR RMF-16 16 units/acre 5.54 4.43 031-244-010 8065 Ama oa Rd. 0.25 HDR RMF-16 16 units/acre 3.94 3.15 045-311-014,015, Woodridge Multi-Family 5.85 HDR RMF-16/ 16 units/acre 93.54 74.83 CUP currently required for SP- 016 SP-1 1 045-321-021 9355 Avenida Maria 1.95 HDR RMF-16 16 units/acre 31.21 24.97 045-321-022 9405 Avenida Maria 0.98 HDR RMF-16 16 unitslacre 15.60 12.48 049-042-018 1155 EI Camino Real 5.54 HDR RMF-16 16 units/acre 31.60 25.28 Slope 049-042-025 1055 EI Camino Real 1.81 HDR RMF-16 16 units/acre 28.97 23.28 049-151-011 2705 EI Camino Real 2.40 HDR RMF-16 16 units/acre 38.32 30.66 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF-16 16 units/acre 31.27 24.74 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF-16 16 units/acre 39.71 31.77 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF-16 16 units/acre 38.23 30.58 Subtotal 32.41 451.64 361.31 Vacant Residential Parcels-RMF-10 029-105-014 5655 Capistrano 0.54 MDR RMF-10 3 units/acre`" 1.61 1.28 Slope,access to stadium park 030-292-065 6340 Alcantara 1.21 MDR RMF-10 7 unitslacre** 8.50 6.80 Slope,creek 030-373-020 6910 Nava oa Ave. 0.50 MDR RMF-10 10 units/acre 4.96 3.97 030-491-013,019, 9105 Principal Ave. 5.39 MDR RMF-10 10 units/acre 53.86 43.09 020,001 031-231-003 7900 Curbaril 0.52 MDR RMF-10 10 units/acre 5.22 4.17 Trees Subtotal 8.16 1 74.15 59.32 Vacant Residential Parcels-LSF-X 028-051-005 3880 Se erado Ave. 0.07 SFR-X LSF-X 1 unit 1.00 1.00* 028-051-035 4205 Arizona Ave. 0.20 SFR-X LSF-X 1 unit 1.00 1.00` 028-061-049 4965 Arizona Ave. 1 0.12 SFR-X LSF-X 1 unit 1.00 1.00" 029-272-003 5715 Hermosilla Ave. 0.17 SFR-X LSF-X 1 unit 1.00 1.00' 030-371-015 6920 Santa Ynez Ave. 0.62 SFR-X LSF-X 1 unit 1.00 1.00" 031-142-031 17503 Curbaril Ave. 0.10 SFR-X LSF-X 1 unit 1.00 1.00' Subtotal 1.28 6.00 1 6.00 Vacant Residential Parcels-LSF-Y 028-213-001 21 Cabrillo Ave.#PR21 0.02 SFR-Y LSF-Y 1 unit 1.00 1.00" 028-215-017 5225 Mercedes Ave. 0.56 SFR-Y LSF-Y 1 unit 1.00 1.00' I 028-215-021 7000 Cemetery Rd. 1.06 SFR-Y LSF-Y 1 unit 1.00 1.00' 028-341-009 5230 Ensenada Ave. 0.34 SFR-Y LSF-Y 1unit 1.00 1.00` 028-355-010 5235 Mercedes Ave. 0.56 SFR-Y LSF-Y 1 unit 1.00 1.00` 028-361-034 5350 Ensenada Ave. 0.38 SFR-Y LSF-Y 1unit 1.00 1.00' 028-381-002 5327 Magnolia Ave. 0.23 SFR-Y LSF-Y 1 unit 1.00 1.00` 030-233-008 6625 Marchant Ave. 0.57 SFR-Y LSF-Y 1 unit 1.00 1.00' 030-242-036 7695 Constancia Ave. 0.09 SFR-Y LSF-Y 1 unit 1.00 1.00" 030-301-056 6650 Marchant Ave. 0.73 SFR-Y LSF-Y 1 unit 1.00 1.00* 030-332-002 5650 Aguila Ave. 0.45 SFR-Y LSF-Y 1 unit 1.00 1.00* 030-332-004 5710 A uila Ave. 0.21 SFR-Y LSF Y 1 unit 1.00 1.00* 030-351-017 7325 Tecordia Ave. 0.53 SFR-Y LSF-Y 1 unit 1.00 1.00* Adoption Draft Page 96 November XX,2010 193 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 028-341-011 5320 Ensenada Ave. 0.06 SFR-Y LSF-Y 1 unit 1.00 1.00" 028-354-009 5295 Magdalena Ave. 0.21 SFR-Y LSF-Y 1 unit 1.00 1.00` 031-142-027 7955 Carmelita Ave. 0.45 SFR-Y LSF-Y 1 unit 1.00 1.00` 031-061-035 7455 Tecorida Ave. 0.53 SFR-Y LSF-Y 1 unit 1.00 1.00" 031-061-037 7655 Tecordia Ave 0.55 SFR-Y LSF-Y 1 unit 1.00 1.00' 031-061-015 t7400 5 Tecorida Ave. 0.48 SFR-Y LSF-Y 1 unit 1.00 1.00" 031-062-021 5 Atascadero Ave. 0.40 SFR-Y LSF-Y 1 unit 1.00 1.00' 031-062-004 0 Tecorida Ave. 0.35 SFR-Y LSF-Y 1 unit 1.00 1.00" 031-062-001 Tecorida Ave. 0.39 SFR-Y LSF-Y 1 unit031-161-004 5 Curbaril Ave. 0.67 SFR-Y LSF Y 1 unit 1.00 1.00* 031-133-001 8235 Laroa Ave. 0.22 SFR-Y LSF-Y 1 unit 1.00 1.00' 031-133-003 8209 Laraa Ave. 00.38 SFR-Y LSF-Y 1 unit 1.00 1.00' 11 031-141-040 7205 Curbaril Ave. SFR-Y LSF-Y 1 unit 1.00 1.00` 031-141-030 7215 Curbaril Ave. SFR-Y LSF-Y 1 unit 1.00 1.00' 031-114-001 8370 Alta Vista Ave. SFR-Y LSF-Y 1 unit 1.00 1.00* 031-112-005 8405 Linda Vista Ave. SFR-Y LSF-Y 1 unit 1.00 1.00* 031-112-014 7805 EI Retiro St. . SFR Y LSF-Y 1 unit 1.00 1.00* 031-112-013 7855 EI Retiro St. 0.42 SFR-Y LSF-Y 1 unit 1.00 1.00' 031-113-003 8423 Alta Vista Ave. 0.33 SFR-Y LSF-Y 1 unit 1.00 1.00' 031-124-001 6800 Navarette Ave. 0.37 SFR-Y LSF-Y- 1 unit 1.00 1.00* 031-023-025 7322 Santa Lucia Rd. 0.13 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-021-007 5961 Chau lin Ave. 0.44 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-012-018 5880 Corta Ave. 0.35 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-012-019 5900 Corta Ave. 0.28 SFR-Y LSF-Y 1 unit 1.001 1.00* 031-021-008 5965 Chau tin Ave. 0.49 SFR-Y LSF-Y 1 unit 1.00 1.00* 030-352-028 7175 Atascadero Ave. 0.33 SFR-Y LSF-Y 1 unit 1.00 1.00* 030-352-004 7150 Tecorida Ave. 0.38 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-062-022 7555 Atascadero Ave. 0.40 SFR-Y LSF-Y 1 unit 1.00 1.00* 031-062-006 7505 Atascadero Ave. 0.61 SFR-Y LSF-Y 1 unit 1.00 1.00* Subtotal 16.29 42.00 42.00 Vacant Residential Parcels-RSF-X 030-413-008 8535 EI Dorado Rd. 0.48 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-009 8525 EI Dorado Rd. 0.45 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-014 5575 Santa Fe Rd, 0.30 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-015 5525 Santa Fe Rd. 0.31 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-017 8500 EI Corte Rd. 0.29 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-021 5545 Santa Fe Rd. 0.29 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-022 5555 Santa Fe Rd. 0.20 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-024 5515 Santa Fe Rd. 0.19 SFR-X RSF-X 1 unit 1.00 1.00* 030-413-025 8520 EI Corte Rd. 0.17 SFR-X RSF-X 1 unit 1.00 1.00* 031-381-027 9495 Avenal Ave. 0.29 SFR-X RSF-X 1 unit 1.00 1.00* 049-033-047 3868 Orillas Way 0.25 SFR-X RSF-X 1 unit 1.00 1.00* 049-033-051 3876 Orillas Way 0.52 SFR-X RSF-X 1 unit 1.00 1.00* 056-111-035 8755 Coromar Ave 0.57 SFR-X RSF-X 1unit 1.00 1.00* 056-121-005 8780 Coromar Ave. 0.97 SFR-X RSF-X 1 unit 1.00 1.00* 056-121-037 8660 Coromar Ave. 0.47 SFR-X RSF-X 1 unit 1.00 1.00* 056-181-039 8585 Atascadero Ave. 1.30 SFR-X RSF-X 1 unit 1.00 1.00* 056-181-040 8587 Atascadero Ave. 1.17 SFR-X RSF-X 1 unit 1.00 1.00* 056-182-008 8630 Mirada Ln. 0.52 SFR-X RSF-X 1 unit 1.00 1.00* 056-231-021 8620 Atascadero Ave. 1.03 SFR-X RSF-X 1 unit 1.00 1.00* Subtotal 9.77 19.00 19.00 Vacant Residential Parcels-RSF-Y 028-021-004 4541 S camore Rd. 0.31L SFR-Y RSF-Y 1 unit 1.00 1.00* 028-021-018 4755 Sycamore Rd. 0.24 1 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-021-021 4559 S camore Rd. 0.32 1 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-141-002 4070 Estrada Ave. 0.32 1 SFR-Y RSF-Y 1 unit 1.00 1.00* Adoption Draft Page 97 November XX,2010 194 City ofAtascadcro General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac dulac 028-161-033 4640 San Vicente Ave 1 0.55 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-162-016 4660 Viscano Ave. 0.36 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-182-005 5670 San Pedro Ave. 0.32 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-261-022 4665 San Ardo Ave. 0.50 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-281-013 4250 Dolores Ave. 1.11 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-281-015 4815 EI Verano Ave. 0.99 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-292-013 4675 Navidad Ave. 0.82 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-311-029 4945 Dulzura Ave. 0.69 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-311-037 5400 Rosario Ave. 0.46 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-311-038 1 5457 Bajada Ave. 1.16 SFR-Y RSF-Y 1 unit 1.00 1.00* 028-322-001 5125 Rosario Ave. 0.37 SFR-Y RSF-Y unit 1.00 1.00* 028-322-036 5060 Alamo Ave. 0.15 SFR-Y RSF-YEj unit 100 1.00* 028-331-006 5155 Rosario Ave. 0.37 SFR-Y RSF-Y unit 1.00 028-332-001 5265 Barrenda Ave. 1 0.25 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-062-031 5360 Barrenda Ave 0.10 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-007 7140 Serena Ct. 2.71 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-023 7150 Serena Ct, 4.21 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-032 5495 Mercedes Ave. 0.42 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-035 7110 Serena Ct. 1.06 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-105-038 7130 Serena Ct. 1.23 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-121-008 5350 Maleza Ave. 0.97 SFR-Y RSF-Y 1 unit 1.00 1.D0* 11 029-131-002 5365 Maleza Ave. 0.58 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-131-033 7400 Castano Ave. 0.97 SFR-Y RSF-Y 1 unit 1.00 1.D0* 029-141-007 7470 Castano Ave. 0.38 SFR-Y RSF-Y 1 unit 1.00 LDO* 029-142-031 9315 Curbaril Ave. 0.10 SFR-Y RSF-Y 1 unit 1.00 1.DO* 029-142-034 7470 Cortez Ave. 0.22 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-171-003 7350 Sonora Ave. 0.72 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-222-018 5660 Encima Ave. 0.92 SFR-Y RSF-Y 1 unit 1.00 1.D0* 029-241-036 5305 Fresno Ave. 2.36 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-371-031 7120 Valle Ave. 0.52 SFR-Y RSF-Y 1 unit 1.00 1.00* 029-371-032 7128 Valle Ave. 0.57 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-031-009 9045 Curbaril Ave. 1.44 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-031-012 9065 Curbaril Ave. 1.71 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-041-006 9025 Curbaril Ave. 0.70 SFR-Y RSF-Y 1 unit 1.00 1.00* !, 030-041-005 7521 Sombrilla Ave. 0.75 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-051-021 9017 Juni ero Ave 0.84 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-051-035 7950 Valle Ave. 0.92 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-061-055 8981 Junipero Ave. 1.04 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-071-062 8980 Junipero Ave. 0.69 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-111-024 9084 Palomar Ave. 1.89 SFR-Y RSF-Y 1unit 1.00 1.00* 030-381-001 9100 Palomar Ave. 3.26 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-422-010 8500 Pino Solo Ave. 0.68 SFR-Y RSF-Y 1 unit 1.00 1.00* 030-441-025 9505 Vista Bonita Ave. 0.29 SFR-Y RSF-Y 1 unit 1.00 1.00* 031-261-005 8475 San Francisco 0.55 SFR-Y RSF-Y 1 unit 1.00 1.00* Ave. 031-261-023 8255 San Francisco 0.36 SFR-Y RSF-Y 1 unit 1.00 1.00* Ave. 031-261-028 8215 San Francisco 0.39 SFR-Y RSF-Y 1 unit 1.00 1.00* Ave. 031-311-002 8655 Azucena Ave. 0.63NSFR-YRSF-Y 1 unit 1.00 1.00* 049-072-009 3430 Traffic Wa 1.08RSF-Y 1 unit 1.00 1.00* 049-072-010 3450 Traffic Wa 1.02RSF-Y 1 unit 1.00 1.00*049-075-005 4550 San Anselmo Rd. 1.81RSF-Y 1 unit 1.00 1.00*056-162-042 10150 West Front Rd. 0.98RSF-Y 1 unit 1.00 1.00* 056-162-046 10300 West Front Rd. 1.01RSF-Y 1 unit 1.001.00* 056-162-047 10250 West Front Rd. 1.01RSF-Y 1 unit F 1.00 1.00* Adoption Draft Page 98 November XX,2010 I 195 City of Atascadcro General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac dulac 056-162-048 10200 West Front Rd. 1.01 SFR-Y RSF-Y 1 unit 1.00 1.00* 056-171-043 8333 Atascadero Ave. 0.99 SFR-Y RSF-Y 1 unit 1.00 1.00* 056-211-037 10085 Atascadero Ave. 3.03 SFR-Y RSF-Y 1 unit 1.00 1.00* 056-211-038 10075 Atascadero Ave. 3.25 SFR-Y RSF-Y 1 unit 1.00 1.00* 056-281-009 8705 Marchant Ave. 1.41 SFR-Y RSF-Y 1unit 1.00 1.00* 056-312-007 9015 Lake View Dr. 0.18 SFR-Y RSF Y 1 unit 1.00 1.00* Subtotal 60.27 63.00 63.00 Vacant Residential Parcels-RSF-Z 030-161-002 5171 Vega Ave. 2.23 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-181-056 5525 Vega Ave. 1.47 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-022 5205 Venado Ave. 1.42 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-023 5250 Ardilla Rd. 1.40 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-030 5055 Venado Ave. 0.84 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-251-032 5105 Venado Ave. 2.82 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-261-011 5650 Ardilla Ave. 0.73 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-261-019 5350 Ardilla Rd. 1.05 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-311-002 5105 Chau lin Ave. 2.68 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-311-005 5305 Chau lin Ave. 1.36 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-391-002 8525 EI Corte Rd. 4.85 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-002 9425 La Quinta Ct. 0 14 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-003 9435 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-004 9445 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-005 9455 La Quint@ Ct. 0.16 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-006 9465 La Quinta Ct. 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-007 9475 La Quinta Ct. 0.16 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-008 9485 La Quinta Ct. 1 0.15 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-009 9495 La Quinta Ct. 0.19 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-016 9500 Vista Bonita Ave. 1.00 SFR-Z RSF-Z 1 unit 1.00 1.00* 030-441-024 9550 Vista Bonita Ave. 2.48 SFR-Z RSF-Z 1 unit 1.00 1.00- 030-441-026 9450 Vista Bonita Ave. 1.26 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-006 5455 Encino Ave. 0.56 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-008 5475 Encino Ave. 0.55 SFR-Z RSF-Z 1unit 1.00 1.00* 031-091-009 5470 Chau lin Ave. 1.96 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-091-017 5165 Ata o Ave. 0.35 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-092-016 5460 Encino Ave. 0.29 SFR--7 RSF-Z 1 unit 1.00 1.00* 031-101-003 5775 Encino Ave. 0.42 SFR-Z RSF-Z 1 unit 1.00 031-101-006 5875 Encino Ave. 0.43 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-101-011 5820 Chauplin Ave 0.44 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-102-017 5870 Encino Ave. 0.32 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-103-001 6040 Navarette Ave. 2.77 SFR-Z RSF-Z 1 unit 1.00 1.00* 031-191-009 6370 Navarette Ave. 1.78 SFR-Z RSF-Z 1unit 1.00 1.00* 031-192-017 6300 Navarette Ave. 7.22 SFR-Z RSF-Z 1unit 1.00 1.00* 031-202-008 8250 San Marcos Rd. 1.60 SFR-Z RSF-Z 1 unit 1.00 1.00* 049-221-070 3975 Monterey Rd. 1.62 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-012-041 3862 Ardilla Rd, 0.91 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-013-025 3861 Ardilla Rd. 1.70 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-014-004 3955 Maricopa Rd. 2.52 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-014-005 3825 Marico a Rd. 1.96 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-051-013 9060 Ramage Ave. 2.62 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-051-068 4590 Portola Rd. 1.56 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-061-071 9190 Santa Lucia Rd. 2.42 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-060 6500 Portola Rd. 1.30 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-072 8680 San Marcos Rd. 148 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-073 6760 Portola Rd. 1.11 SFR-Z RSF-Z 1 unit 1.00 1.00* 054-072-078 6150 Portola Rd. 3.85 SFR-Z I RSF-Z 1 unit 1.00 1.00* 054-085-048 7300 Portola Rd. 0.88 SFR-Z I RSF-Z 1 unit 1.00 1.00* Adoption Draft Page 99 November XX,2010 196 City of tascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-085-050 7470 Portola Rd. 0.74 SFR-Z RSF-Z 1 unit 1.00 1.00* Subtotal 70.18 49.00 49.00 Vacant Residential Parcels-RS 055-451-030 11650 Santa Lucia Rd. 9.56 RS RE 1 unit 1.00 1.00* 055-451-031 5000 Llano Rd, 27.53 RS RE 1 unit 1.00 1.00* 049-041-015 4300 Santa Cruz Rd. 2.73 RS SE 1 unit 1.00 1.00* 049-041-009 5900 Santa Cruz Rd. 1.25 RS SE 1 unit 1.00 1.00* 049-122-010 3375 Falda Rd. 1.98 RS SE 1 unit 1.00 1.00* 049-112-005 4745 Del Rio Rd. 5.71 RS SE 1 unit 1.00 1.00* 049-073-057 3675 La Luz Rd 1.02 RS SE 1 unit 1.00 1.00* 049-073-046 3625 La Luz Rd. 1.01 RS SE 1 unit 1.00 1.00* 049-073-053 3305 La Luz Rd. 0.98 RS SE 1 unit 1.00 1.00* 049-302-029 3070 Falda Rd. 1 1.48 RS SE 1 unit 1.00 1.00* 049-152-031 3207 EI Camino Real0.89 RS SE 1 unit 1.00 1.00* 049-152-039 5555 La Uva Ln. 1.55 RS SE 1 unit 1.00 1.00* 028-131-004 7015 Sycamore Rd. 2.35 RS SE 1 unit 1.00 1.00* 028-132-010 7270 Sycamore Rd. 0.94 RS SE 1 unit 1.00 1.00* 028-132-035 7190 Sycamore Rd. 1.18 RS SE 1 unit 1.00 1.00* 028-412-010 7725 Gabarda Rd. 1.53 RS SE 1 unit 1.00 1.00* 028-412-012 7825 Gabarda Rd. 0.83 RS SE 1 unit 1.00 1.00* 028-412-013 7875 Gabarda Rd. 2.00 RS SE 1 unit 1.00 1.00* 028-412-014 7925 Gabarda Rd. 1.68 RS SE 1 unit 1.00 1.00* 028-412-015 4355 Tampico Rd. 3.53 RS SE 1 unit 1.00 1.00* 045-401-004 11975 Viejo Camino 4.16 RS SE 1 unit 1.00 1.00* 056-481-008 8230 Los Osos Rd. 2.46 RS RE 1 unit 1.00 1.00* 056-461-003 8330 San Dieqo Rd. 4.62 RS RE 1 unit 1.00 1.00* 056-271-001 8985 San Rafael Rd. 25.88 RS RE 1 unit 1.00 1.00* 050-312-015 14400 EI Monte Rd. 4.42 RS RE 1 unit 1.00 1.00* 050-312-017 14055 Santa Lucia Rd. 2.83 RS RE 1 unit 1.00 1.00* 050-362-009 13055 Cencerro Rd. 4.45 RS RE 1 unit 1.00 1.00* 050-362-006 10105 San Lucas Rd. 3.06 RS RE 1 unit 1.00 1.00* 050-362-011 10355 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 050-361-008 10300 San Lucas Rd. 4.90 RS RE 1 unit 1.00 1.00* 049-302-039 3300 Falda Rd. 0.83 RS SE 1 unit 1.00 1.00* 045-371-006 11655 Atascadero Ave. 3.00 RS RE 1 unit 1.00 1.00* 045-341-003 9140 San Diego Rd. 2.39 RS RE 1 unit 1.00 1.00* 045-431-009 9128 San Di o Rd. 5.06 RS RE 1 unit 1.00 .00* 045-302-009 8910 Ortega Rd. 4.80 RS RE 1 unit 1.00 1.00* 045-302-012 11140 Atascadero Rd. 0.25 RS RE 1 unit 1.00 ^_00* 045-451-004 9014 San Rafael Rd. 1.31 RS RE 1 unit 1.00 00* 045-441-013 10529 Colorado Rd. 1.45 RS RE 1 unit 1.00 1.00* 056-481-007 8199 San Dimas Rd. 2,27 RS RE 1 unit 1.00 1.00* 056-391-001 8400 Toloso Rd. 41.02 RS RE 1 unit 1.00 1.00* 2 lot subdivision potential 056-402-010 8255 San Dieqo Rd. 1.93 RS RE 1 unit 1.00 1.00* 056-411-019 8250 Toloso Rd. 2.01 RS RE 1 unit 1.00 1.00* 056-491-030 8305 Los Osos Rd. 2.49 RS RE 1 unit 1.00 1.00* 054-231-007 9945 Old Morro Rd. 2.01 RS RE 1 unit 1.00 1.00* East 054-231-039 8200 San Rafael Rd. 1.56 RS RE 1 unit 1.00 1.00* 056-451-002 10050 Old Morro Rd. 4.46 RS RE 1 unit 1.00 1.00* East 054-151-056 8165 San Gabriel Rd. 3.87 RS RE 1 unit 1.00 1.00* 050-042-002 2655 Alturas Rd. 5.13 RS RE 1 unit 1 00 1.00* 049-271-002 2555 Alturas Rd. 6.86 RS RE 1 unit 1.00 1.00* 054-201-044 10330 San Marcos Rd. 2.09 RS RE 1 unit 1.00 1.00* 054-301-027 1 10410 San Marcos Rd 3.39 RS RE 1 unit 1.00 1.00* Adoption Draft Page 100 November XX,2010 197. City of tascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-301-019 10555 Escondido Rd. 4.32 RS RE 1 unit 1.00 1.00` 054-121-026 6730 Los Gatos Rd, 4.05 RS RE 1 unit 1.00 1.00" 054-121-035 6950 Los Gatos Rd. 1.29 RS RE 1 unit 1.00 1.00" 056 371-005 8955 San Rafael Rd. 1 1.88 RS RE 1 unit 1.00 1.00` 056-371-006 8965 San Rafael Rd. 1.99 RS RE 1 unit 1.00 1.00` 054-151-036 8255 San Gabriel Rd. 2.53 RS RE 1 unit 1.00 1.00" 055-361-013 13660 Palo Verde Rd, 22.61 RS RE 1 unit 1.00 1.00` 3 lot subdivision potential 055-361-017 13680 Palo Verde Rd. 7.31 RS RE 1 unit 1.00 1.00` 055-361-016 13640 Palo Verde Rd. 7.93 RS RE 1 unit 1.00 1.00" 055-361-015 13620 Palo Verde Rd 4.97 RS RE 1 unit 1.00 1.00` 055-361-021 13730 Falcon Rd. 24.00 RS RE 1 unit 1.00 1.00' 1 2 lot subdivision potential 055-361-019 13600 Palo Verde Rd. 6.13 RS RE 1 unit 1.00 1,00* 055-361-009 13700 Falcon Rd. ( 8.48 RS RE 1 unit 1 1.00 1.00" 050-362-005 14005 EI Monte Rd. 3.88 RS RE 1 unit 1.00 1.00* 050-312-013 13090 Cencerro Rd. 4.31 RS RE 1 unit 1.00 1.00` 050-324-016 13000 Cencerro Rd. 2.73 RS RE 1 unit 1.00 1.00* 050-182-006 14255 Santa Ana Rd, 5.43 RS RE 1 unit 1.00 100* 050-172-003 9805 Corona Rd. 5.25 RS RE 1 unit 1.00 1.00* 050-183-004 14400 Santa Ana Rd. 2.30 RS RE 1 unit 1.00 1.00* 050-162-016 9605 Santa Cruz Rd. 1.96 RS RE 1 unit 1.00 1.00* 050-162-021 13950 Santa Ana Rd. 5.68 RS RE 1 unit 1.00 1.00* 050-161-004 9250 Santa Cruz Rd. 4.79 RS RE 1 unit 1.00 1.00* 050-091-025 8900 San Gregorio Rd 0 19 RS RE 1 unit 1.00 1.00* #2 050-101-002 8875 San Gregorio Rd. 2.03 RS RE 1 unit 1.00 1.00* 050-091-004 8800 San Gregorio Rd. 2.33 RS RE 1 unit 1.00 100* 050-012-025 8200 San Gregorio Rd. 4.77 RS RE 1 unit 1.00 1,00* 050-081-001 8550 Santa Cruz Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-321-020 8060 Santa Cruz Rd. 1.07 RS RE 1 unit 1.00 1.00* 050-011-010 8050 Santa Cruz Rd. 2.39 RS RE 1 unit 1.00 1.00* ii 049-182-017 1200 Garcia Rd. 4.04 RS RE 1 unit 1.00 1.00* 049-182-004 955 Roca Ct. 2.14 RS RE 1 unit 1.00 1.00* 049-172-012 7425 Santa Cruz Rd. 3.78 RS RE 1 unit 1.00 1,00* 049-172-013 7705 Santa Cruz Rd. 2.91 RS RE 1 unit 1.00 1.00* 049-182-005 7270 San Gregorio Rd. 1.56 RS RE 1 unit 1,00 1.00* 055-251-001 13780 Old Morro Rd. 1 1.16 RS RE 1 unit 1.00 1,00* 055-243-001 13820 Old Morro Rd. 0.44 RS RE 1 unit 1.00 1,00* 055-053-005 10655 San Marcos Rd. 2.63 RS RE 1 unit 1.00 1.00* 055-053-001 10675 San Marcos Rd. 1.54 RS RE 1 unit 1.00 1.00* 049-251-017 2340 Monterey Rd. 2.65 RS RE 1 unit 1.00 1.00* 049-092-044 1335 Garcia Rd. 6.29 RS RE 1 unit 1.00 1.00- 049-181-013 7020 San Gregorio Rd. 0.90 RS RE 1 unit 1.00 1.00* 049-181-012 1555 Garcia Rd. 0.60 RS RE 1 unit 1.00 1.00* 049-181-010 1505 Garcia Rd. 1.15 RS RE 1 unit 1.00 1.00* 049-092-041 1300 San Ramon Rd. 2.09 RS RE 1 unit 1.00 1.00* 049-131-043 1855 San Ramon Rd. 1.50 RS SE 1 unit 1.00 1.00* 049-131-052 6020 Del Rio Rd. 1.40 RS SE 1 unit 1.00 1.00* 049-131-058 6010 Del Rio Rd. 8.46 RS SE 1 unit 1.00 1.00* 049-131-066 1505 San Ramon Rd. 2.29 RS RE 1 unit 1.00 1.00* 050-111-022 13350 Santa Ana Rd. 1.39 RS RE 1 unit 1.00 1.00* 050-101-012 8365 Del Rio Rd. 7.88 RS RE 1 unit 1.00 1.00* 050-111-023 13300 Santa Ana Rd 5.19 RS RE 1 unit 1.00 1.00* 050-111-020 8315 Del Rio Rd. 5.06 RS RE 1 unit 1.00 1.00* 050-101-016 13600 Santa Ana Rd. 3.24 RS RE 1 unit 1.00 1.00* 050-202-013 5800 Bolsa Rd. 5.11 RS RE 1 unit 1.00 1.00* 050-242-012 7065 Llano Rd. 2.59 RS RE 1 unit 1.00 1 00* Adoption Draft Page 101 November XX,2010 198 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 055-431-001 12405 Santa Lucia Rd. 3.13 RS RE 1 unit 1.00 1.00* 055-431-011 12455 Santa Lucia Rd. 1.53 RS RE 1 unit 1.00 1.00* 055-462-005 12503 Santa Lucia Rd. 1.22 RS RE 1 unit 1.00 1.00* 055-462-006 12577 Santa Lucia Rd. 2.49 RS RE 1 unit 1.00 1.00* 055-462-008 12645 Santa Lucia Rd. 1.05 RS RE 1 unit 1.00 1.00* 055-462-012 12655 Santa Lucia Rd. 0.48 RS RE 1 unit 1.00 1.00* 055-462-013 12675 Santa Lucia Rd. 0.51 RS RE 1 unit 1.00 100* 055-462-002 12571 Santa Lucia Rd. 1.51 RS RE 1 unit 1.00 1.00* 055-462-010 12579 Santa Lucia Rd. 1.01 1 RS RE 1 unit 1.00 1.00* 055-431-004 11905 Santa Lucia Rd. 3.91 RS RE 1 unit 1.00 1.00* 055-231-002 12125 San Marcos Rd, 5.06 RS RE 1 unit 1.00 100* 055-231-018 11965 San Marcos Rd. 4.81 RS RE 1 unit 1.00 100* 055-181-009 11950 San Marcos Rd. 4.36 RS RE 1 unit 1.00 100* 055-181-008 12000 San Marcos Rd, 2.39 RS RE 1 unit 1.00 1.00* 055-171-016 12250 San Marcos Rd. 1.98 RS RE 1 unit 1.00 1.00* 055-171-004 12260 San Marcos Rd 2.38 RS RE 1 unit 1.00 1.00* 055-231-013 11805 San Marcos Rd. 2.84 RS RE 1 unit 1.00 1.00* 055-181-022 11800 San Marcos Rd, 8.36 RS RE 1 unit 1.00 1.00* 055-251-006 13750 Old Morro Rd. 3.11 RS RE 1 unit 1.00 1.00* 055-331-005 12400 Old Morro Rd. 2.41 RS RE 1 unit 1.00 1.00* 055-252-014 11085 San Marcos Rd. 5.19 RS RE 1 unit 1.00 1.00* 055-242-010 13790 Morro Rd, 2.96 RS RE 1 unit 1.00 1.00* 055-252-016 13750 Morro Rd. 2.24 1 RS RE 1 unit 1.00 1 1.00* 055-242-035 11255 San Marcos Rd. 4.86 RS RE 1 unit 1.00 1.00* 055-242-034 11275 San Marcos Rd. 4.28 RS RE 1 unit 1.00 1.00* 055-242-006 11285 San Marcos Rd. 1.85 RS RE 1 unit 1.00 1.00* 055-191-003 11500 San Marcos Rd. 3.37 RS RE 1 unit 1.00 1.00* 055-201-008 10900 San Marcos Rd. 3.84 RS RE 1 unit 1.00 1.00* 055-201-002 10950 San Marcos Rd. 1 2.30 RS RE 1 unit 1.00 1.00* 055-151-019 9450 Laurel Rd, 5.56 RS RE 1 unit 1.00 1.00* 055-161-030 10900 Vista Rd. 8.81 RS RE 1 unit 1.00 1.00* 055-161-031 10890 Vista Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-161-032 10880 Vista Rd. 2.26 RS RE 1 unit 1.00 1.00* 055-161-010 10845 San Marcos Rd. 1.44 RS RE 1 unit 1.00 1.00* 055-161-033 10870 Vista Rd. 2.84 1 RS RE 1 unit 1.00 1.00* 055-161-036 10840 Vista Rd. 1.48 RS RE 1 unit 1.00 1.00* 055-161-035 10850 Vista Rd, 1.45 RS RE 1 unit 1.00 1.00* 055-161-038 10820 Vista Rd. 1.70 RS RE 1 unit 1.00 1.00* 055-161-039 10810 Vista Rd. 1.59 RS RE 1 unit 1.00 1.00* 055-161-040 10800 Vista Rd. 1.86 RS RE 1 unit 1.00 1.00* 055-161-029 10910 Vista Rd. EEF1 1.80 RS RE 1 unit 1.00 1.00* 055-261-004 13600 Morro Rd. 5 RS RE 1 unit 1.00 1.00* 055-161-041 10930 Vista Rd. 7.80 RS RE 1 unit 1.00 1.00* 055-161-024 10945 Vista Rd. 7.79 RS RE 1 unit 1.00 1.00* 055-161-023 10905 Vista Rd. 3.17 RS RE 1 unit 1.00 1.00* 055-161-019 10825 Vista Rd. 1.74 RS RE 1 unit 1.00 1.00* 055-052-010 10785 Vista Rd. 4.40 RS RE 1 unit 1.00 1.00* 055-052-011 10775 Vista Rd. 6.01 RS RE 1 unit 1.00 1.00* 055-161-020 10835 Vista Rd, 3.20 RS RE 1 unit 1.00 1.00* 055-054-001 10645 Realito Ave. 5.43 RS RE 1 unit 1.00 1.00* 054-311-042 10565 San Marcos Rd. 1.46 RS RE 1 unit 1.00 1.00* 054-311-003 10475 San Marcos Rd, 2.44 RS RE 1 unit 1.00 1.00* 055-102-006 8425 Sierra Vista Rd. 1.71 RS RE 1 unit 1.00 1.00* 055-022-012 11505 Santa Lucia Rd. 2.08 RS RE 1 unit 1.00 1.00* 055-041-013 10560 San Marcos Rd. 6.92 RS RE 1 unit 1.00 1.00* 055-041-015 9610 Laurel Rd, 4.68 RS RE 1 unit 1.00 Adoption Draft Page 102 November XX,2010 199 City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 055-041-018 9710 Laurel r I Rd, 3.60 RS RE 1 unit 1.00 1.00* 054-281-012 10800 Portal Rd, 2.60 RS RE 1 unit 1.00 1.00* 054-281-001 9800 Laurel Rd. 21.68 RS RE 1 unit 1.00 1.00* 2 underlying legal lots 054-181-019 10955 Santa Lucia Rd, 44.28 RS RE 1 unit 1.00 1.00* 054-262-005 10735 Santa Lucia Rd. 7.99 RS RE 1 unit 1.00 1.00* 054-201-013 6720 San Gabriel Rd. 0.52 RS RE 1 unit 1.00 1.00* 054-201-022 6852 San Gabriel Rd. 2.51 RS RE 1 unit 1.00 1.00* 054-201-037 10205 Escondido Rd, 4.74 RS RE 1 unit 1.00 1.00* 054-322-012 10055 San Marcos Rd. 2.33 RS RE 1 unit 1.00 1.00* 054-334-001 8760 Sierra Vista Rd. 1.33 RS RE 1 unit 1.00 1.00* 054-331-013 8300 Casitas Rd. 1.33 RS RE 1 unit 1.00 1.00* 054-331-005 8720 Sierra Vista Rd. 0.96 RS RE 1 unit 1.00 1.00* 050-341-022 6750 Lomitas Rd. 2.01 RS RE 1 unit 1.00 1.00* 050-341-006 6910 Lomitas Rd. 3.06 RS RE 1 unit 1.00 1.00* 055-442-004 6250 Lomitas Rd, 3.91 RS RE 1 unit 1.00 1.00* 055-451-006 11400 Santa Lucia Rd. 16.43 RS RE 1 unit 1.00 1.00* 055-451-011 6170 Llano Rd. 11.10 RS RE 1 unit 1.00 1.00* 055-451-033 6805 Lomitas Rd. 3.36 RS RE 1 unit 1.00 1.00* 055-451-018 6525 Lomitas Rd. 3.08 RS RE 1 unit 1.00 1.00* 055-451-020 7200 Nudoso Rd, 3.03 RS RE 1 unit 1.00 1.00* 055-451-019 6435 Lomitas Rd, 3.07 RS RE 1 unit 1.00 1.00* 050-122-017 9415 Balboa Rd. 4.11 RS RE 1 unit 1.00 1.00* 050-122-005 12705 Santa Ana Rd. 3.51 RS RE 1 unit 1.00 1.00* 050-251-022 6805 Llano Rd. 4.74 RS RE 1 unit 1.00 1.00* 050-251-012 9700 Corriente Rd. 7.86 RS RE 1 unit 1.00 1.00* 050-041-011 8005 Balboa Rd, 4.12 RS RE 1 unit 1.00 1.00* 050-121-020 2460 San Fernando 3.19 RS RE 1 unit 1.00 1.00* Rd. 050-121-013 8315 Balboa Rd. 2.22 RS RE 1 unit 1.00 1.00* 050-121-002 12600 Santa Ana Rd. 1.02 RS RE 1 unit 1.00 1.00* 050-121-007 12750 Santa Ana Rd. 2.46 RS RE 1 unit 1.00 1.00* 050-043-002 8505 Balboa Rd, 4.90 RS RE 1 unit 1.00 1.00* 050-211-001 12350 Santa Ana Rd, 0.92 RS RE 1 unit 1.00 1.00* 050-121-017 12400 Santa Ana Rd, 0.83 RS RE 1 unit 1.00 1.00* 050-262-021 9405 Corriente Rd, 4.07 RS RE 1 unit 1.00 1.00* 050-262-013 9800 Serri'on Rd. 8.49 RS RE 1 unit 1.00 1.00* 050-262-001 9900 Serri on Rd. 7.29 RS RE 1 unit 1.00 1.00" 050-281-006 10005 Serri'on Rd, 4.62 RS RE 1 unit 1.00 1.00" 050-281-007 10150 Serri'on Rd. 6.97 RS RE 1 unit 1.00 1.00* 050-281-008 10750 Serri on Rd. 8.56 RS RE 1 unit 1.00 1.00* 054-251-003 5400 Telocote Rd. 9.76 RS RE 1 unit 1.00 1.00* 050-291-001 10300 Serrijon Rd, 2.07 RS RE 1 unit 1.00 1.00* 050-291-002 10260 Serri'on Rd. 0.97 RS RE 1 unit 1.00 1.00* 050-291-008 10220 Serri'on Rd, 2.83 RS RE 1 unit 1.00 1.00* 050-291-009 10200 Serri on Rd. 6.03 RS RE 1 unit 1.00 1.00* 050-291-004 10100 Serri'on Rd. 7.25 RS RE 1 unit 1.00 1.00* 050-291-005 9950 Serri on Rd. 7.27 RS RE 1 unit 1.00 1.00* 050-291-010 6255 Llano Rd. 36.9 RS RE 1 unit 1.00 1.00* 6lot subdivision potential 054-251-002 5755 Llano Rd. 30.10 RS RE 1 unit 1.00 1.00* 7 lotsubdivision potential 054-171-034 10400 Serri'on Rd. 44.31 RS RE 1 unit 1.00 1.00* 050-231-005 3130 San Fernando 2.92 RS RE 1 unit 1.00 1.00* Rd. 049-142-009 6075 Conejo Rd. 2.10 RS SE 1 unit 1.00 1.00* 049-191-004 6079 Del Rio Rd. 0.33 RS SE 1 unit 1.00 1.00* 054-171-033 9950 Santa Ana Rd. 1.19 RS RE 1 unit 1.00 1.00* 054-121-032 6653 San Gabriel Rd. 4.66 RS RE 1 unit 1.00 1.00* Adoption Draft Page 103 November XX,2010 200 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-121-042 6545 San Gabriel Rd. 3.84 RS RE 1 unit 1.00 1.00* 054-121-004 6150 Los Gatos Rd. 0.86 RS RE 1 unit 1.00 1.00* 049-281-005 2145 San Fernando 1.95 RS RE 1 unit 1.00 1.00* Rd. 050-051-001 2155 San Fernando 7.47 RS RE 1 unit 1.00 1.00* Rd. 050-141-004 7275 Balboa Rd, 1 4.70 RS RE 1 unit 1.00 100* 050-153-009 8105 Graves Creek Rd 0.89 RS RE 1 unit 1.00 100* 054-131-011 9300 San Marcos Rd. 2.12 RS RE 1 unit 1.00 1.00* 054-131-003 6755 San Gabriel Rd. 7.54 RS RE 1 unit 1.00 1.00* 054-122-013 6199 Los Gatos Rd. 0.30 RS RE 1 unit 1.00 1.00* 054-142-012 9330 Carmelita Ave. 1.85 RS RE 1 unit 1.00 1.00* 054-132-071 9735 San Marcos Rd. 3.92 RS RE 1 unit 1.00 1.00* 054-132-066 7980 Bella Vista Rd. 1.60 RS RE 1 unit 1.00 1.00* 054-086-013 7470 Bella Vista Rd. 2.04 RS RE 1 unit 1.00 1.00* 054-086-005 7110 Bella Vista Rd. 0.94 RS RE 1 unit 1.00 1.00* 054-132-014 8697 San Marcos Rd. 2.90 RS RE 1 unit 1.00 1.00* 049-211-038 2945 Ramona Rd. 4.09 RS RE 1 unit 1.00 1.00* 054-043-012 3695 Ardilla Rd. 0.73 RS RE 1 unit 1.00 1.00* 054-043-011 3685 Ardilla Rd. 1.36 RS RE 1 unit 1.00 1.00* 054-043-023 3720 Marico a Rd. 4.90 RS RE 1 unit 1.00 1.00* 054-043-006 3625 Ardilla Rd. 5.81 RS RE 1 unit 1.00 1.00* 054-043-013 3715 Ardilla Rd. 0.62 RS RE 1 unit 1.00 1.00* 054-043-018 3761 Ardilla Rd, 1.02 RS RE 1 unit 1.00 1.00* 054-051-044 3640 Ardilla Rd. 2.60 RS RE 1 unit 1.00 1.00* 054-091-009 3660 Ardilla Rd. 3.53 RS RE 1 unit 1.00 1.00* 054-061-012 9360 Santa Lucia Rd. 7.83 RS RE 1 unit 1.00 '.00* 055-116-013 12610 San Marcos Rd. 5.77 RS RE 1 unit 1.00 1.00* 055-115-015 12550 San Marcos Rd. 7.37 RS RE 1 unit 1.00 1.00* 055-115-010 12575 San Marcos Rd. 6.78 RS RE 1 unit 1.00 1.00* 055-116-003 12649 San Marcos Rd. 2.54 RS RE 1 unit 1.00 1.00* 055-114-017 12680 Cabazon Rd, 2.78 RS RE 1 unit t1.00* 1.00* 055-115-005 12708 San Marcos Ct. 2.53 RS RE 1 unit 1.00* 055-116-012 12620 San Marcos Rd, 2.03 RS RE 1 unit 1.00* 055-116-020 12430 Madrone Rd. 3.41 RS RE 1 unit 1.00* 055-114-023 12607 Cabazon Rd. 7.41 RS RE 1 unit 055-116-017 12450 Madrone Rd. 3.86 RS RE 1 unit 1.00 1.00* 055-116-011 12612 San Marcos Rd, 4.07 1 RS RE 1 unit 1.00 1 1.00* 055-114-015 12630 Cabazon Rd. 4.22 RS RE 1 unit 1.00 1.00* 055-114-027 12616 Cabazon Rd, 3.39 RS RE 1 unit 1.00 1.00* 055-114-014 12628 Cabazon Rd. 6.82 RS RE 1 unit 1.00 1.00* 055-115-012 12412 Pecos Ct. 3.08 RS RE 1 unit 1.00 1.00* 055-115-011 12610 Cene al Rd. 3.82 RS RE 1 unit 1.00 1.00* 055-114-003 12605 Cene al Rd. 3.42 RS RE 1 unit 1.00 1.00* 055-114-002 12635 Cene al Rd. 5.28 RS RE 1 unit 1.00 1.00* 055-115-007 12485 San Marcos Rd, 3.53 RS RE 1 unit 1.00 1.00* 055-116-010 12630 San Marcos Rd. 7.81 RS RE 1 unit 1.00 1.00* 055-116-002 12625 San Marcos Rd. 2.68 RS RE 1 unit 1.00 1.00* 055-115-023 12420 San Marcos Rd. 2.17 RS RE 1 unit 1.00 1.00* 055-114-012 12624 Cabazon Rd. 1 2.63 RS RE 1 unit 1.00 1.00* 055-114-016 12660 Cabazon Rd. 3.63 RS RE 1 unit 1.00 1.00* 050-173-027 13705 Santa Ana Rd. 5.70 RS RE 1 unit 1.00 1.00* 050-301-002 14600 Santa Lucia Rd. 27.2 RS RE 1 unit 1.00 1.00* 4lot subdivision potential 050-203 002 9675 Otero Rd. 4.63 RS RE 1 unit 1.00 1.00* 050-241-006 10025 Corona Rd. 4.70 RS RE 1 unit 1.00 1.00* 050-241-007 10075 Corona Rd. 5.48 RS RE 1 unit 1.00 1.00* Adoption Draft Page 104 November XX,2010 201- City of Atascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% =Site Use du/ac du/ac 050-241-010 10200 Corona Rd 7.16 RS RE 1 unit 1.00 1.00* 050-201-006 5700 Bolsa Rd. 6.48 RS RE 1 unit 1.00 1.00* 050-201-007 5600 Bolsa Rd 6.73 RS RE 1 unit 1.00 1.00* 050-242-016 5500 Bolsa Rd. 7.32 RS RE 1 unit 1.00 1.00* 050-192-018 10100 Corona Rd. 4.44 RS RE 1 unit 1.00 1.00* 050-192-016 10050 Corona Rd. 3.84 RS RE 1 unit 1.00 1.00* 050-192-015 10000 Corona Rd. 5.99 RS RE 1 unit 1.00 1.00* . 054-192-008 6445 Alta Pradera Ln. 2.58 RS RE 1 unit 1.00 1.00* 054-192-006 6425 Alta Pradera Ln. 2.84 RS RE 1 unit 1.00 1.00* 054-192-021 6452 Alta Pradera Ln. 6.36 RS RE 1 unit 1.00 1.00* 054-192-002 6305 Alta Pradera Ln. 5.39 RS RE 1 unit 1.00 1.00* 054-192-019 6255 Alta Pradera Ln. 6.78 RS RE 1 unit 1.00 1.00* 054-014-005 3825 Marico a Rd. 4.75 RS RE 1 unit 1.00 1.00* 028-411-027 9552 Curbaril Ave. 0.30 RS SE 1 unit 1.00 1.00* 054-191-045 6780 San Gabriel Rd. 4.84 RS RE 1 unit 1.00 1.00* 054-291-022 10620 Portal Rd. 2.87 RS RE 1 unit 1.00 1.00* 054-192-030 10480 Portal Rd 4.19 RS RE 1 unit 1.00 1.00* 049-151-062 2555 EI Camino Real 2.24 RS SE 1 unit 1.00 1.00* 055-341-008 13410 Palo Verde Rd. 0.96 RS RE 1 unit 1.00 1.00* 056-411-026 10125 Old Morro Rd. 1.67 RS RE 1 unit 1.00 1.00* East 056-261-013 8925 San Gabriel Rd. 9.97 RS RE2 units 2.00 2.0* 2 underlying legal parcels,8 parcel subdivision potential 054-111-053 9775 Santa Lucia Rd. 2.52 RS RE 1 unit 1.00 1.00* 054-111-052 9845 Santa Lucia Rd. 2.43 RS RE 1 unit 1.00 1.00* 055-311-021 43 Palo Verde Rd. 0.45 RS RE 1 unit 1.00 1.00* #PR43 055-113-014 12719 San Felipe Ct. 2.78 RS RE 1 unit 1.00 1.00* 055-116 021 12410 Madrone Rd. 3.38 RS RE 1 unit 1.00 1.00* 055-115-006 12475 San Marcos Rd. 3.65 RS RE 1 unit 1.00 1.00* 055-116-014 12600 San Marcos Rd. 5.82 RS RE 1 unit 1.00 1.00* 1 055-113-006 12715 Escabroso Ct. 6.70 RS RE 1 unit 1.00 1.00* 055-114-013 12620 Cabazon Rd. 5.36 RS RE 1 unit 1.00 1.00* 055-113-011 12721 San Felipe Ct 5.01 RS RE 1 unit 1.00 1.00* 055-114-022 12617 Cabazon Rd. 3.78 RS RE 1 unit 1.00 1.00* 055-116-005 12655 San Marcos Rd. 4.45 RS RE 1 unit 1.00 1.00* 055-115-008 12515 San Marcos Rd. 10.46 RS RE 1 unit 1.00 1.00* 055-114-025 12612 Cabazon Rd. 2.97 RS RE 1 unit 1.00 1.00- 055-115-022 12440 San Marcos Rd. 2.07 RS RE 1 unit 1.00 1.00* 055-113-015 12723 San Felipe Ct. 3.35 RS RE 1 unit 1.00 1.00* 055-115-014 12419 Pecos Ct, 3.68 RS RE 1 unit 1.00 1.00* 055-116-007 12648 San Marcos Rd. 6.70 RS RE 1 unit 1.00 1.00* 055-114-026 12614 Cabazon Rd. 7.01 RS RE 1 unit 1.00 1.00* 055-113-017 12720 San Felipe Ct 1 1.75 RS RE 1 unit 1.00 1.00* 055-116-018 12434 Madrone Rd. 4.45 RS RE 1 unit 1.00 1.00* 055-114-020 12270 San Marcos Rd. 8.37 RS RE 1 unit 1.00 1.00* 055-114-006 12601 Cene al Rd. 4.41 RS RE 1 unit 1.00 1.00* 055-115-017 12640 Cene al Rd. 4.41 RS RE 1 unit 1.00 1.00* 055-114-028 12604 Cabazon Rd. 4.78 RS RE 1 unit 1.00 1.00* 055-114-004 12362 Puente Rd. 2.80 RS RE 1 unit 1.00 1.00* 045-353-011 9137 San Die o Rd. 2.76 RS RE 1 unit 1.00 1.00* j 045-353-010 9135 San Diego Rd. 2.76 RS RE 1 unit 1.00 1.00* 045-353-012 9139 San Diego Rd. 2.75 RS RE 1 unit 1.00 1.00* 045-353-013 9141 San Diego Rd 2.50 RS RE 1 unit 1.00 1.00* 045-353-022 9110 San Rafael Rd. 2.53 RS RE 1 unit 1.00 1.00* 045-353-021 9120 San Rafael Rd. 2.65 RS RE 1 unit 1.00 1.00* Adoption Draft Page 105 November XX,2010 202 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac du/ac 054-192-023 6456 Alta Pradera Ln. 3.65 RS RE 1 unit 1.00 1.00* 054-192-032 10470 Portal Rd. 3.97 RS RE 1 unit 1.00 1.00* 054-192-033 10460 Portal Rd. 3.96 RS RE 1 unit 1.00 1.00* 054-192-035 6474 Alta Pradera Ln, 3.40 RS RE 1 unit 1.00 1.00* 054-032-069 3425 Marico a Rd. 2.71 RS RE 1 unit 1.00 1.00* 055-115-009 12555 San Marcos Rd. 9.97 RS RE 1 unit 1.00 1.00* 055-114-010 12325 Puente Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-116-006 12650 San Marcos Rd. 3.43 RS RE 1 unit 1.00 1.00* 055-114-001 12655 Cene al Rd. 4.62 RS RE 1 unit 1.00 1.00` 055-113-024 12300 San Marcos Rd. 2.70 RS RE 1 unit 1.00 1.00* 055-116-008 12644 S San Marcos 4.93 RS RE 1 unit 1.00 1.00* Rd. 055-115-020 12500 San Marcos Rd. 4.88 RS RE 1 unit 1.00 1.00* 055-114-007 12342 Puente Rd. 4.61 RS RE 1 unit 1.00 1.00* 055-116-009 12640 San Marcos Rd. 4.09 RS RE 1 unit 1.00 1.00* 055-115-016 12415 Pecos Ct. 4.90 RS RE 1 unit 1.00 1.00* 055-114-008 12346 Puente Rd. 4.77 RS RE 1 unit 1.00 1.00* 055-114-009 12335 Puente Rd. 3.98 RS RE 1 unit 1.00 1.00* 055-116-016 12470 Madrone Rd. 3.51 RS RE 1 unit 1.00 1.00* 055-113-019 12708 San Felipe Ct. 1.57 RS RE 1 unit 1.00 1.00* 055-115-021 12460 San Marcos Rd. 3.04 RS RE 1 unit 1.00 1.00* 055-115-013 12416 Pecos Ct, 5.35 RS RE 1 unit 1.00 1.00* 055-115-018 12650 Ceneoal Rd. 2.53 RS RE 1 unit 1.00 1.00* 055-116-019 12436 Madrone Rd. 4.21 RS RE 1 unit 1.00 1.00* 055-113-012 12701 San Felipe Ct. 1.52 RS RE 1 unit 1.00 1.00* 055-113-018 12712 San Felipe Ct. 1.67 RS RE 1 unit 1.00 1.00* 045-302-011 11170 Atascadero Ave. 0.25 RS RE 1 unit 1.00 1.00* 045-353-023 9080 San Rafael Rd. 13.99 RS RE 1 unit 1.00 1.00* 045-441-021 10765 Colorado Rd. 0.49 RS RE 1 unit 1.00 1.00* 045-441-025 10825 Colorado R. 1.03 RS RE 1 unit 1.00 1.00* 045-441-034 9056 San Rafael R. 4.04 RS RE 1 unit 1.00 1.00* 049-102-058 5255 Carrizo Rd, 2.66 RS RE 1 unit 1.00 1.00* 049-122-028 3050 Arena Rd. 1.48 RS RE 1 unit 1.00 1.00* 049-271-024 2027 Alturas Rd. 2.41 RS RE 1 unit 1.00 1.00* 049-281-016 2139 San Fernando 3.24 RS RE 1 unit 1.00 1.00* Rd. 050-021-037 9030 La Canada Ln. 4.43 RS RE 1 unit 1.00 1.00* 050-021-047 9092 La Canada Ln. 5.13 RS RE 1 unit 1.00 1.00* 050-131-032 7705 Balboa Rd, 3.18 RS RE 1 unit 1.00 1.00* 050-131-033 7805 Balboa Rd. 2.77 RS RE 1 unit 1.00 1.00* 054-032-070 3500 Marico a Rd. 1.53 RS RE 1 unit 1.00 1.00* 054-032-072 3556 Marico a Rd. 1.84 RS RE 1 unit 1.00 1.00* 054-091-026 5255 Cascabel Rd. 4.43 RS RE 1 unit 1.00 1.00* 054-092-026 5150 Cascabel Rd, 2.58 RS RE 1 unit 1.00 1.00* 054-191-042 6730 San Gabriel Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-113-002 12726 Rojo Ct. 2.42 RS RE 1 unit 1.00 1.00* 055-113-013 12717 San Felipe Ct. 1.50 RS RE 1 unit 1.00 1.00* 055-113-016 12722 San Felipe Ct. 3.82 RS RE 1 unit 1.00 1.00" 055-114-005 12382 Puente Rd. 1 3.92 RS RE 1 unit 1.00 1.00* 055-114-011 12618 Cabazon Rd. 3.64 RS RE 1 unit 1.00 1.00* 055-114-021 12621 Cabazon Rd. 4.51 RS RE 1 unit 1.00 1.00* 055-114-024 12600 Cabazon Rd, 3.96 RS RE 1 unit 1 1.00 1.00* 055-115-001 12707 San Marcos Ct. 2.13 RS RE 1 unit 1.00 1.00* 055-115-002 12711 San Marcos Ct, 2.47 RS RE 1 unit 1.00 1.00* 055-115-003 12713 San Marcos Ct. 2.06 RS RE 1 unit 1.00 1.00* 055-115-004 12714 San Marcos Ct. 1 3.24 1 RS RE 1 unit 1.00 1.00* Adoption Draft Page 106 November XX,2010 203 City ofAtascadero General Plan Housing Element APN Address Acres Land Zone Density Max 80% Site Constraints Use du/ac dulac 055-116-004 12657 San Marcos Rd. 8.13 RS RE 1 unit 1.00 1.00* 055-116-015 12490 Madrone Rd. 3.39 RS RE 1 unit 1.00 1.00* 055-161-025 10950 Vista Rd. 19.90 RS RE 1 unit 1.00 1.00* 055-161-044 10458 Morro Rd. 15.20 RS RE 1 unit 1.00 1.00* 055-341-009 13025 Old Morro Rd, 3.86 RS RE 1 unit 1.00 1.00* 056-371-045 8875 San Rafael Rd. 5.34 RS RE 1 unit 1.00 1.00* 056-371-046 8895 San Rafael Rd. 6.16 RS RE 1 unit 1.00 1.00* 056-371-047 8905 San Rafael Rd. 5.01 RS RE 1 unit 1.00 1.00* 056-371-048 8935 San Rafael Rd. E3.25 RS RE 1 unit 1.00 1.00* Subtotal 1,767.71 394.00 395.00 Vacant Mixed-Use Parcels 8725 Arcade 0.70 GC CR 16 units/acre 11.20 8.96 6600,6780 Morro Road 1.50 GC CP 16 units/acre 24.00 19.20 6955 Morro,7955 San 1.20 GC CP 16 units/acre 19.20 15.36 Andres 7205 Morro,7105 0.92 GC CPICR 16 units/acre 14.72 11.78 Atascadero Ave. 7100 Morro 0.41 GC CP 16 units/acre 6.50 5.20 7200,7250 Morro 0.50 GC CP 16 units/acre 8.00 6.40 7475 Morro 0.71 GC CP 16 units/acre 11.41 9.13 7575 Morro 0.76 GC CP 16 units/acre 12.16 9.73 7900 Morro 0.86 GC CP 16 units/acre 13.76 11.01 Subtotal 7.56 120.94 96.76 Vacant Downtown Mixed-Use Parcels 029-322-012 5802 Traffic Way 0.39 D DC 16 units/acre 6.30 5.04 Slope 030-181-055 5730 EI Camino Real 0.18 D DC 16 units/acre 2.92 2.34 029-344-029 5930 West Mall 0.09 D DC 16 units/acre 1.38 1.10 029-347-031 5901 A East Mall 0.11 D DC 16 units/acre 1.83 1.46 029-347-030 5901 B East Mall 0.06 D DC 16 units/acre 0.92 0.73 029-361-018 6905 EI Camino Real 5.28 D DC 16 units/acre 84.53 67.63 Subtotal 6.12 97.88 1 78.30 TOTAL TO 1,309.61 1 1,168.69 *Single Family Parcels are not calculated at 80%of maximum density as the maximum is established per parcel rather than per acre. "Reduced densities based on slope. Adoption Draft Page 107 November XX,2010 204 City of tascadero General Plan Housing Element Appendix II i r� r Q-� If� i 119 i7 " o °11� N a CITY of ATASCADERO Housing Element - Adoption Draft Page 108 November XX,2010 205 City ofAtascadero General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 109 November XX,2010 206 City of tascadero General Plan Housing Element Appendix III Table V-48 Potential Vacant Residential Rezone (by right) Parcels-HDR-16 to HDR-20 APN Address Acres Land Zone Density Max Use (after du/ac Site Constraints rezoning) Vacant Residential Parcels 029-271-001 4711 EI Camino Real 1.67 HDR RMF-16 20 units/acre 33.40 Slope 030-101-053 8959 Curbaril 0.87 HDR RMF-16 20 units/acre 17.40 030-281-014,015, 6709,6725,6735 0.72 HDR RMF-16 20 units/acre 14.40 016 Atascadero Ave. 030-283-007,008 6905 Nava oa 1.89 HDR RMF-16 20 units/acre 37.80 031-241-019 8391 Ama oa Ave. 0.35 HDR RMF-16 20 units/acre 7.00 031-244-010 8065 Ama oa Rd. 0.25 HDR RMF-16 20 units/acre 5.00 045-311-014,015, Woodridge Multi-Family 5.85 HDR RMF-161 20 units/acre 117.00 CUP currently required for SP-1 016 SP-1 045-321-021 9355 Avenida Maria 1.95 HDR RMF-16 20 units/acre 39.00 045-321-022 9405 Avenida Maria 0.98 HDR RMF-16 20 units/acre 19.60 045-321-020 10785 EI Camino Real 1.98 HDR RMF-16 20 units/acre 39.60 049-042-018 1155 EI Camino Real 5.54 HDR RMF-16 20 units/acre 110.80 049-042-025 1055 EI Camino Real 1.81 HDR RMF-16 20 units/acre 36.20 049-151-011 2705 EI Camino Real 2.40 HDR RMF-16 20 units/acre 48.00 Slope 049-151-020 2453 EI Camino Real 1.93 HDR RMF-16 20 units/acre 38.60 Slope 049-151-056 23455 EI Camino Real 1.95 HDR RMF1620 units/acre 39.00 Slope 049-151-063 2535 EI Camino Real 2.48 HDR RMF-16 20 units/acre 49.60 Slope 049-151-009 2605 EI Camino Real 2.39 HDR RMF-16 20 units/acre 47.80 TOTAL 1 699.75 1. The Woodridge Project has an approved specific plan so no new CUP would be required on this site. Adoption Draft Page 110 November XX,2010 207 City of tascadero General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 111 november XX,2010 208 City of tascadero General Plan Housing Element Appendix IV F; ^ter r f ~ \ l its kyr / •�. '-� /( i \ � a CITY of ATASCADERO Sao Housing Element RHNA Opportunity Sites {{44 N Adoption Draft Pa,e 112 November XX,2010 o 209 City of Atascadcro General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 113 November XX,2010 210 City ofAtascadcro General Plan Housing Element Appendix V Table V-49 Underutilized Land Inventory APN Address Acres Land Zone Density Site Constraints Use Underutilized Residential Parcels 028-192-051 5225 Barrenda 0.95 HDR RMF-16 12 units/acre' Slope,6 underlying parcels,historic home 029-082-029 5530 Traffic Way 0.61 HDR RMF-16 12 units/acre' Slope,2 existing units 029-252-005 5750 Traffic Way 0.54 HDR RMF-16 12 units/acre' Slope, 1 existing residence 029-252-013 5710 Olmeda Avenue 0.63 HDR RMF-16 12 unitslacre* Slope, 1 existing residence 029-322-022,023,024 5825 Ridgeway Ct.,5825, 1.11 HDR RMF-16 8 units/acre" Slope 5855 Rosario Ave. 030-121-003,004 7298,7312 Santa Ysabel 0.96 HDR RMF-16 16 units/acre 030-191-011 6320 Atascadero Mall 0.95 HDR RMF-16 16 units/acre 030-201-008 6260 Santa Ynez Avenue 0.77 HDR RMF-16 16 units/acre 1 existing residence.2 large oak trees 030-271-025 5905 Venado Ave 1.09 HDR RMF-16 12 units/acre" 030-341-006 6843 Santa Lucia Ave 0.56 HDR RMF-16 12 units/acre" Colony home 030-341-013 6370 Atascadero Mall 1.26 HDR RMF-16 16 units/acre Owned and used by a church 030-341-015 6915 Santa Lucia Road 0.65 HDR RMF-16 12 units/acre" 045-351-008 10850 EI Camino Real 3.79 HDR RMF-16 16 units/acre 049-042-013 1195 EI Camino Real 0.68 HDR RMF-16 16 units/acre 1 existing residence 049-042-026 1075 EI Camino Real 0.89 HDR RMF-16 16 units/acre 029-081-005 5540 Tunitas Ave. 0.78 1 MDR RMF-10 1 8 units/acre" Slope,colony home 029-081-011 5534 Tunitas Ave. 0.56 MDR RMF-10 8 units/acre' Slope,colon home 029-082-037 5537 Tunitas Ave. 0.66 MDR RMF-10 5 unitslacre' Slope, 1 existingresidence 029-082-042 5529 Tunitas Ave. 0.74 MDR RMF-10 7 units/acre" Slope, 1 existingresidence 029-252-001 5715 Rosario Ave. 1.10 MDR RMF-10 7 unitslacre* Historic home 029-252-026 5705 Rosario Ave. 0.77 MDR RMF-10 5 units/acre' Historic home 029-301-035 5035 Palma Ave. 0.64 MDR RMF-10 10 unitslacre Historic structure 029-322-019 5800 Ridgeway Court 1.26 MDR RMF-10 5 units/acre' Slope 029-322-020 5785 Rosario Ave. 0.98 MDR RMF-10 7 units/acre` 2 existing residences 030-101-006 8787 Curbaril Ave. 0.91 MDR RMF-10 10 unitslacre 030-101-053 8959 Curbaril Ave. 0.87 MDR RMF-10 10 units/acre 1 existing residence 030-101-045 8950 Pueblo Ave. 0.70 MDR RMF-10 10 units/acre 2 existing residences DR RMF-10 10 units/acre Creek at rear of property, 1 existing 030-292-021 8155 San Andres Ave. 0.74 M residence 030-292-022 8225 San Andres Ave. 0.73 MDR RMF-10 10 units/acre Creek at rear of property, 1 existing colony home 030-292-023 8355 San Andres Ave. 0.74 MDR RMF-10 10 units/acre Creek at rear of property, 1 existing residence 030-292-047 8495 San Andres Ave. 0.63 MDR RMF-10 7 units/acre` Creek at rear of property, 1 existing residence 031-222-001 7500 Curbaril Ave. 0.64 MDR RMF-10 7 units/acre' Adjacent to creek reservation parcel- creek setbacks,1 existing residence 031-222-002 7600 Curbaril Ave. 0.52 MDR RMF-10 10 units/acre 1 existing residence 031-222-018 8200 Santa Ynez Ave. 0.51 MDR RMF-10 7 units/acre" Adjacent to creek reservation parcel- creek setbacks,1 existing residence 031-231-004 7880 Curbaril Ave. 0.51 MDR RMF-10 10 units/acre 1 existing residence Subtotal 30.43 Underutilized Mixed-Use Sites 3705 EI Camino Real 1.39 GC CR 16 units/acre 1 existing residence 3725 EI Camino Real 1.40 GC CR 16 units/acre 1 existing residence 3745 EI Camino Real 1.86 GC CR 16 units/acre 1 existing residence 3755 EI Camino Real 2.00 GC CR 16 units/acre 1 existing residence historic home Adoption Draft Page 114 November XX,2010 211 City of tascadero General Plan Housing Element APN Address Acres Land Zone Density Site Constraints Use 8700,8705 Arcade 1.40 GC CR 16 units/acre 5 existing residences 9000,9050,9100 Gusta and 3.00 GC CR 16 units/acre Welding and scrap storage 9005,9015 EI Camino Real and 9006 La Linia 6500,6520 Morro Road 1.70 GC CR 16 units/acre 6500—vacant,6520—3 offices 8795 Morro Road 0.80 GC CR 16 unitslacre 1 existing residence 8580 Morro Road 0.60 GC CR 16 units/acre 1 existing residence 8650 Morro Road 0.60 GC CR 16 unitsiacre 1 existing residence 8722 Morro Road 0.67 GC CR 16 units/acre 1 existing residence 7890 7900 Portola 1.26 GC CR 16 units/acre 2 existing residences Subtotal 16.68 Underutilized Downtown Mixed-Use Parcels 030-191-001,021 6090,6040,6060 EI Camino 0.40 D DC 16 units/acre Abandoned gas station Real 030-191-033 6300 EI Camino Real 0.34 D DC 16 units/acre Drive-through restaurant and parking lot 030-191-030,031, 6320-6340 EI Camino Real 1.08 D DC 16 unitslacre Fire site—three remaining small retail 016,017 buildings 029-347-020 5901 East Mall 0.17 D DC 16 units/acre 1 historic structure 029-323-025 5915 EI Camino Real 0.08 D DC 16 units/acre 1 residential unit could be gained under the RDA funding program 030-181-033 5860 EI Camino Real 0.35 D DC 16 units/acre 6 offices and parking lot 029-323-017 5625 EI Camino Real 0.87 D DC 16 units/acre Laundromat and large parking lot, 1 historic structure at corner of lot Subtotal 3.29 TOTAL 50.41 Reduced densities based on slope. Adoption Draft Page 115 November XX,2010 212 City of tascadero General Plan Housing Element Appendix VI .-� o -- r n = a CITY of ATASCADERO N = = - _ Housing Element Uodcm hzed sees Adoption Draft Page 116 November XX,2010 213 City of tascadcro General Plan Housing Element This Page Intentionally Left Blank Adoption Draft Page 117 November XX,2010 214 ATTACHMENT 4: Draft Resolution General Plan Land Use Element and Land Use Map Update PLN 2009-1328/GPA 2009-0025 DRAFT RESOLUTION C A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING GENERAL PLAN LAND USE ELEMENT AND LAND USE MAP AMENDMENTS (GPA 2009-0025 / PLN 2009-1328) TO CHANGE THE HIGH DENSITY LAND USE DESIGNATION TO A MINIMUM DENSITY OF 20 UNITS PER ACRE (Citywide) WHEREAS, Program 1.1 of the 2007-2014 Housing Element identifies a density increase on sites in the High Density Land Use Designation in order to accommodate the shortfall of sites from the previous planning period; and, WHEREAS, Government Code Section 65584.09 and 65583(c)(1) (AB 1233) requires that the City must demonstrate that the rezones to accommodate the shortfalls of RHNA sites from the previous planning period will be completed within one year of the beginning of the planning period; and, WHEREAS, The State Department of Housing and Community Development has required that the rezoning for increased density be completed concurrently with the Housing Element adoption in order to find the Housing Element in compliance with State Housing Element Law for certification; and, WHEREAS, the proposed amendment is in the public interest; and, WHEREAS, the proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; and WHEREAS, proposed amendment is compatible with existing development, neighborhoods and the environment; and, WHEREAS, proposed amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public service impacts; and WHEREAS, proposed amendment is consistent with adopted EIR and mitigation monitoring program; and, WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act(CEQA) have been adhered to; and, 215 WHEREAS, a timely and properly noticed Public Hearing upon the subject General Plan Amendment application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said general plan amendment; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on Tuesday, December 7, 2010 studied and considered General Plan Amendment 2009-0025 (PLN 2009-1328), after first studying and considering the Proposed Negative Declaration prepared for the project, and, WHEREAS, the Atascadero City Council, at a Public Hearing held on January 25, 2011, studied and considered General Plan Amendment 2009-0025 (PLN 2009-1328), after first studying and considering the Proposed Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council takes the following actions: SECTION 1. Findings for Approval of a General Plan Land Use Element and Land Use Map Amendments. The City Council finds as follows: 1. The proposed amendment is in the public interest. 2. The proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan. 3. The proposed amendment is compatible with existing development, neighborhoods and the environment. 4. The proposed amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public service impacts. 5. The proposed amendment is consistent with adopted EIR and mitigation monitoring program. SECTION 2. Approval. The City Council of the City of Atascadero, in a regular session assembled on January 25, 2011, resolved to approve a General Plan Amendment and Land Use Map Amendment consistent with the following: Exhibit A: General Plan Land Use Map Change; and, 216 Table II-3: General Plan Land Use-Projected Potential Development Landau ; " Aate C1se, :Llensi# ;' FAIZ Six ,r (ac Ltwetling Uxaits Populatxast.. 1�►esgnativn .. 2i e�apl /1 uut RR l RE 1 SE 0.1 -0.4 unit/acre gross- 2.5-10 ac 9,340.4 ac 3634 du 9630 PP SFR-Z 1.0 unit/acregross** 1.5-2.5 ac 655.2 ac 652 du 1728pp SFR-Y 2.0 units/acre gross 1.0 ac 1.579.5 ac 2831du 7503pp SFR-X 4.0 units/acre net" 0.5 ac 472.7 ac 1380 du 3658 PP MDR 10 units/acre net 0.5 ac 217.1 ac 1116 du 2958 pp HDR 20 16 units/acre net(HDR ininimurn den ity) 0.5 ac 303.0 ac 3801 3648 du 10,070 9668 pp GD 20 16 unitslacre net 0.3 FAR 292.1 ac 194 189 du 514 501 pp SC 0.4 FAR 41.8 ac D 20 16 units/acre net 3.0 FAR 62.3 ac 55 50 du 146 133 pp MU 20 16 units/acre net 0.3 FAR 66.6 ac 208 200 du 551 530 pp CPK 0.4 FAR 82.9 ac CREC 10 units/acre net 0.1 FAR 6.7 ac IND 0.4 FAR 65.2 ac AG 0.1 -0.4 units/acregross- 2.5-10 ac 43.9 ac REC 501.7 ac Pig 0.4 FAR 1,174.3 ac OS 277.4 ac Total 15,182.6 ac -1 (l'-1du. ,31Pp 13,871 du 36,758 pp D. Land Use Designations 1. Residential Land Use Designations High-Density Residential(HDR) ---"w-'"- These areas are intended for tip to Wa►ninimum of 20 attached, multi-family residences per acre, including mobile homes parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be allowed through a planned development overlay process. Zoning standards require adequate parking, setbacks, landscaping, on-site recreation areas, individual storage, and building and parking area screening from abutting lower density single-family areas. Maximum densities shall be reduced based on lot slopes. All development within this district is subject to appearance review. The corresponding zoning districts are T"`''F 16 RMF-20, P and L with appearance review required. 217 2. Mixed Use Designations This section provides a description of each of the official mixed use land use designations and the corresponding zoning districts. The mixed use districts are primarily commercial districts where multi-family residential uses may be appropriate on a conditional basis. General Commercial (GC) This designation includes office,neighborhood,retail and tourist commercial zoning districts. Office areas allow a range of professional,business, and administrative service uses with smallscale retail uses. Mixed-use development with attached multi-family residential up to 44-20 du/ac maybe conditionally permitted by zoning. Neighborhood commercial areas accommodate daily shopping and service needs of surrounding residents, with businesses such as small markets,convenience stores,drug stores, salons, and other personal services. Neighborhood convenience centers should be concentrated at intersections of collector or arterial streets. Retail commercial zoning districts are provided to meet both the comparison and convenience shopping needs of residents in the City and surrounding area. The intended principal tenants of retail commercial areas include specialty and department stores, and supermarkets. Retail nodes should be located at the intersections of arterial streets (including state highways) and major collector streets. A master plan of development is required for prime undeveloped commercial sites to prevent fragmented development from occurring that would comprise the retail potential of these sites. Mixed-use multi-family residential development maybe conditionally allowed up to 4-6-20 du/ac based on zoning. Exclusive development of multi-family may be allowed along the El Camino Real corridor provided they are located on mid-block infill lots that are not best reserved for commercial development. Along Morro Road,mixed use multi-family and commercial projects are permitted in the GC land use provide a commercial or office use is provided along the street frontage. The tourist commercial zoning districts provides for uses that serve the traveling public, such as motels,restaurants, automotive services, and other compatible uses. Tourist commercial nodes are appropriately located along Highway 101 interchanges. Corresponding zoning districts are CP, CN, CR and CT with appearance review required. Downtown (D) This designation allows a mix of retail, office,restaurant,personal service, commercial and residential uses.To encourage pedestrian orientation, businesses are encouraged to occupy small lots with sidewalk storefronts, and residences are allowed on upper floors. Mixed-use multi-family residential development is conditionally allowed up to 46-20 du/ac, higher densities may be approved through a planned development process. Design and parking standards are different from other areas to encourage a development pattern consistent with a historic Downtown. Development within the Downtown will be consistent with the Downtown Revitalization Plan and support the Atascadero Main Street Program. Corresponding zoning districts are DC and DO with appearance review required. 218 Mixed Use (MU) This designation is intended to encourage a mix of retail, office and residential uses within individual projects to encourage pedestrian orientation and create a synergy between housing and goods and services needed by surrounding residents. Housing can occur alongside or development overlay that will establish a master plan of development for the site and all mixes of uses. The maximum residential density shall be 4.4-20 du/ac. The corresponding zoning district is a MU/PD overlay in a CR or CP district with appearance review required and a Planned Development Overlay. Commercial Recreation (CREC) This designation allows private recreational land uses,including private parks for active and passive recreation,playgrounds, playfields, swimming pools, and golf courses as well as tourist recreation such as RV parks. Multi-family uses such as mobile home parks may be conditionally allowed up to a maximum residential density of 4-6-20 du/ac. The corresponding zoning district is LS, OS, and P with appearance review required. Goal LOC 4. Provide for a strong and distinctive Downtown Area. Policy 4.1: Cooperate with the Atascadero Main Street Organization to promote downtown as the City's cultural, entertainment, and commercial center, and to concentrate governmental facilities downtown. Programs: 1. Provide mixed-use/pedestrian scale zoning and development standards for the downtown. Encourage government, arts, entertainment, recreation, business facilities and residential uses to be mixed in multi-story buildings with sidewalk orientation and recessed or off-site parking. 2. Continue to implement the Main Street Program and the Downtown Revitalization Plan. 3. Develop a master plan for the Sunken Garden and surrounding block to establish the area as a vibrant dining, community gathering area and civic destination. 4. Integrate Atascadero Creek and Stadium Park into the function and experience of Downtown. 5. Encourage the relocation of the Junior High School to an area outside of the Downtown. 6. Mixed-use multi-family residential development is allowed up to 4-6-20 du/ac, higher densities may be approved through a planned development process. 219 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: ADOPTED: CITY OF ATASCADERO By: Tom O'Malley, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Brian Pierik, City Attorney 220 Exhibit A: Figure 11-2: Official General Plan Land Use Diagram Amendment GPA 2009-0025 .� Land Use Designations ( 1 MDR: Medium Density Residential (10 units 1 ac); HDR: High Density Residential (1(n6 units /ac)) •4....................................■!2V&"t0AiCjwO• Cityof A-1-ascadero Figure 11-2:General Plan land Ust Diagram tl' ,, hdapfed•Gl2Sf70Q2 � ,..,�_.'.n .,�.,•••�•',• 71t�l.MS - ,,•.•� ���:..'. � "" u i 4M1 � 75x f t �mw .�wu , .1'a rN"M 4� 1 � •zb.4C<iYZKN4 KNi 4WJ Uig IX4M.5MAME�kTf �' _= 14 .'f � . u , 221 ATTACHMENT 5: Draft Ordinance A Zoning Code Update PLN 2009-1328/ZCH 2010-0162 DRAFT ORDINANCE A A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING ZCH 2010-0162 TO AMEND THE ZONING CODE TEXT TO CHANGE ALL RMF-16 SITES TO RMF-20 AND AMEND DEFINITIONS RELATED TO HOUSING (ZCH 2010-0162) (Citywide) WHEREAS, Program 1.1 of the 2007-2014 Housing Element identifies a density increase on sites in the High Density Land Use Designation and Residential Multifamily -16 Zoning District in order to accommodate the shortfall of RHNA sites from the previous planning period; and, WHEREAS, Government Code Section 65584.09 and 65583(c)(1) (AB 1233) requires that the City must demonstrate that the rezones to accommodate the shortfalls of RHNA sites from the previous planning period will be completed within one year of the beginning of the planning period; and, WHEREAS, The State Department of Housing and Community Development requires the rezoning for increased density to be completed concurrently with the Housing Element adoption in order to find the housing element in compliance with State Housing Element Law, and certify the 2007-2014 Housing Element; and, WHEREAS, a General Plan Land Use Element Amendment has been proposed to increase the density in the High Density Land Use Designation to a minimum of 20 units per acre; and, WHEREAS, the proposed Zone Text and Map Amendments would create consistency between the General Plan and the Zoning Ordinance; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Zoning Ordinance and Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development and expanding housing opportunities within the City; and, WHEREAS, an Initial Study and Draft Negative Declaration 2010-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, 222 WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on December 7, 2010, studied and considered Zone Text update ZCH 2010-0162, after first studying and considering the Draft Negative Declaration prepared for the project, and, WHEREAS, the Atascadero City Council, at a Public Hearing held on January 25, 2011, studied and considered Zone Text update ZCH 2010-0162, after first studying and considering the Draft Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council takes the following actions: SECTION 1. Findings for Approval of a Zone Text Change. The Planning Commission finds as follows: 1. The zone change is consistent with General Plan policies and all other applicable ordinances and policies of the City. 2. Amendment of the zoning ordinance will provide for the orderly and efficient use of lands where such development standards are applicable. 3. The zone change will not, in itself,result in significant environmental impacts. SECTION 2. Approval. The Atascadero City Council, in a regular session assembled on January 25, 2011 resolved to introduce for first reading an ordinance that would amend the City Zoning ordinance with the following: Title''9 PLANNING AND ZONING Chapter 3 ZONING DISTRICTS Article 1. General Provisions 9-3.104 Symbols used. (a) Zoning Districts. The letter symbols listed after each zoning district in Sections 9- 3.102(a) through (e) shall be used to designate the location of various zoning districts on the official zoning maps (Section 9-1.102). (b) Overlay Districts. The letter symbols listed after each overlay district in Section 9-3.103(a) shall be appended to the base zoning district and be placed in parentheses thereafter to designate the location of various overlay districts on the official zoning maps (Section 9-1.102). 223 Example: Residential Suburban as the base zone within a Flood Hazard and Geologic Hazard overlay area would show on the official zoning maps as RS (FH) (GH). (c) Density in Residential Multiple Family Zoning District. A number specifying yin the maximum permitted number of dwelling units per net acre in multiple family residential zoning districts shall be appended to the base zoning district to designate the density on the official zoning maps (Section 9-1.102). Example: Residential Multiple Family allowing sixteen (16) twenty (20) units per net acre within a Historic Site overlay area would show on the official zoning maps as RMF/4620 (HS). (d) Minimum Lot Size in Residential and Agricultural Zoning District Areas. A symbol specifying the minimum lot size in acres in certain residential zoning districts shall be appended to the base zoning district and be placed following a hyphen thereafter where necessary to designate the minimum lot size on the official zoning maps (see Section 9-1.102 of this title). Example: Residential single-family with a half-acre minimum lot size in a Flood Hazard Overlay Zone would show on the official zoning maps as RSF-X(FH). Minimum lot size will not always be shown on the official maps especially in zoning districts where the minimum size is uniform,in circumstances where Chapter 9-6 establishes minimum sizes for some, but not all, uses within a zoning district, and where performance standards identified for certain zoning districts in this chapter are used to establish the minimum lot size. (Ord. 68 § 9-3.104, 1983) Title 9 PLANNING AND ZONING ,Chapter 320NING DISTRICTS Article 6. RMF(Residential Multiple Family)Zone 9-3.175 Density. The maximum allowable density in the Residential Multiple Family Zone shall be designated on the Official Zoning Maps as provided by Section 9-3.104(c) and be established in accordance with the general plan as follows: (a) Areas Designated Low Density Multiple Family Residential. The maximum number of dwelling units per net acre is ten (10). (b) Areas Designated High Density Multiple Family Residential. The� � minilnum number of dwelling units per net acre is sixteen 6) twenty (20). (c) Hillside Density Standards. The maximum densities permitted by subsections (a) and (b) of this section shall be modified to the following maximums densities based on-site topography, as follows: Average Slope Low Density Multiple High Density Multiple Family units/acre Family units/acre 0-10.99% 10 4-6 20 224 Average Slope Low Density Multiple High Density Multiple Family units/acre Family units/acre 11-15.99% 7 4-2 14 16-20.99% 5 -910 21-25.99% 3 6 26-30.0% 2 4 > 30% 1 2 9-3.176 Property development standards. In addition to the standards specified in Chapter 4 of this title, General Site Design and Development Standards, the following development standards shall apply to mobilehome and multiple family residential projects: (a) Percent Coverage. The maximum percent of a lot that may be covered by structures (excluding decks less than thirty (30) inches from the ground) shall be forty percent (40%) for low density multiple family projects and fifty percent (50%) for high density multiple family projects. (b) Enclosed Storage. Each dwelling unit shall be provided a minimum of one hundred (100) cubic feet of enclosed storage space, exclusive of closets, which may be located in either a principal or accessory building. (c) Outdoor Recreation Areas. For developments of four(4) to seven (7) dwelling units, outdoor recreational open space shall be provided at a ratio of three hundred (300) square feet per unit. This open space may be provided either as (1) a private amenity designed for exclusive use of a dwelling unit, or(2) as common open space provided that no individual open space is less than one thousand (1,000) square feet. For developments of eight (8) or more dwelling units, outdoor recreational open space shall be provided at a ratio of three hundred (300) square feet per unit. This common open space may be provided in more than one location provided that no individual open space area is less than one thousand (1,000) square feet. (d) Screening Wall. A solid wall or fence not less than six (6) feet in height shall be placed and maintained on interior lot lines abutting property zoned for single family residential use. (e) Covered Parking. One covered parking space (carport or garage) shall be required per dwelling unit of the total off-street parking required by Section 9-4.118. (f) Laundry Facilities. Laundry facilities shall be provided in the form of either (1) laundry hook-ups within each individual dwelling unit, or (2) a shared laundry facility equipped with washers and dryers. (g) Appearance Review. All projects shall be consistent with the multifamily design and landscape requirements of the Appearance Review Manual. 225 (h) Maintenance Requirement. A maintenance agreement for all landscaping, building exteriors, accessory structures, parking areas and other common facilities shall be approved by the Community Development Director and City Attorney prior to final occupancy. (Ord. 457 § 3 (part), 2004: Ord. 149 § 2 (part), 1987) (i) RMF-20 properties identified in Table V-48 of the Housing Element shall be permitted "by right" and will not be subject to Conditional Use Permit or Specific Plan. Proposed planned development projects or other relief from property development standards on these parcels shall be subject to discretionary review per the requirements of the Municipal ('ode. Title 9 PLANNING AND ZONING Chaster 3 ZONINGDISTRICTS Article 13.'Downtown Zone 1—PC(Pedestrian Commercial) Zone 9-3.263 Downtown district general development standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in the following table,in addition to the other applicable development standards of this article. Requirement by Zoning District Development Feature DC I DO Downtown Commercial I Downtown Office Minimum lot size No minimum 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 As required by Section 9-4.106 insets designed to accommodate when adjacent to a residential outdoor eating and seating areas, zone,none required otherwise. and except for East and West Mall between El Camino Real and Palma Avenue, where a minimum of twenty (20)feet is required. Sides (each) None required Rear None required Creek To be determined through Design Review Height limit Forty-five(45) feet not to exceed three Thirty-five(35) feet (3)stories;eighteen(18)feet on the west side of El Camino Real between Atascadero Creek and the lot line common to Lots 19 and 20,Block H- B,Atascadero Colony Map. Landscaping As required by Sections 9-4.124 et seq.(Landscaping,screening and fencing) Off-street parking None required,except as required by As required by Sections 9- Section 9-4.114 for hotels,motels,and 4.114 et seq. residential uses,and for all development east of Atascadero Creek. Signs See Section 9-15.005(b) Density Sixteen 6) Twenty(20) dwelling Sixteen6)Twenty (20) units/acre dwelling units/acre 226 Title 9PLANNING AND ZONING Chapter 4`GENERAL SITE DESIGN AND DEVELOPMENT STANDARDS 9-4.128 Fencing and screening. (c) Standards for Fencing and Screening Materials. All fencing and screening shall be allowed as follows: (1) Height. Fence and screen height shall be permitted as follows: (i) RS/RR/RSF-Z/RSF-Y (with one acre net or larger) Zones. a. Fencing within a required front or corner yard setback may be up to five (5) feet in height, provided that the top two (2) feet remain a minimum of eighty percent (80%) visibility. The fence shall not impair safe sight distance for vehicular traffic nor result in any other potential adverse impact on human health and safety (refer to engineering standard: Minimum Sight Distance for Driveways and Intersecting Roads with Stop Control). b. Fencing within a required side or rear setback may be a maximum of six (6) feet in height. (ii) RSF-Y (less than one acre net) /RSF-X/LSF-Z/LSF-Y/LSF-X/RMF-10/RMF-4-620. a. Fencing within a required front or corner yard setback can be a maximum of three (3) feet in height. b. Fencing within a required side or rear yard setback shall be a maximum of six (6) feet in height. (iii) Gateposts and other superstructures over site entrances and exits may be up to twelve (12) feet in height. (iv) Height Measurement. Fencing and screening materials shall be measured from the finished grade of the uphill lot. Title 9 PLANNING AND ZONING , Chapter 6 SPECIAL USES 9-6.180 Recreational vehicle (RV) parks. This section applies to all recreational vehicle parks and commercial campgrounds including any separately designated section of a mobilehome park. These standards apply in addition to all applicable provisions of Title 25 of the California Administrative Code. 227 (a) Location Criteria. Approval of a conditional use permit application by the Planning Commission shall include a finding that the recreational vehicle park will not be excessively visible from a public road or residential zone or that such visibility will be acceptably mitigated. (b) Minimum Site Area. (1) RV Park Site. Ten (10) acres when located outside the urban services line and five (5) acres when located within the urban services line. (2) Individual RV Spaces. (i) Pull-in or Back-in Spaces. Twenty (20) foot width; seven hundred fifty (750) square foot area. (ii) Pull-Thru Spaces. Twenty (20) foot width, one thousand one hundred(1,100) square foot area. (c) Density. The maximum density shall besixteen- 4)twenty (20) units per gross acre, not including any exterior public street right-of-way. (d) Site Design Standards. Title 9 PLANNING AND ZONING Chapter 9 GENERAL DEFINITIONS 9-9.102 General definitions. Family. a mar-Fiage of legal b b ifi single dW g. A "harnily" is a "Single Housekeeping [?nit" defined as the functional equivalent of a traditional family. whose members are an interactive group of persons jointly occup inu a single dwellin-, 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 sin.gle 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 manaL,er . Title 9 PLANNING AND ZONING Chapter 3 ZONING DISTRICTS Article 29. Land Use Descriptions 9-3.701 Purpose. Single-family Dwelling. An attached or detached building not to contain more than one kitchen wherein the occupants of the dwellinLI unit are livinc, and functioning together as a sinLle houscl:cepin<, unit. meaning that thev have established ties and familiarity with each other. 2��� jointly use common areas, interact with each other, membership in the single housekeeping unit is fairly stable as opposed to transient. and members have some control over who becomes a member of the single housekeeping unit. Secondary Residential Unit. Second residential units are defined as residential occupancy constructions (R) with a kitchen and full bathroom that is accessory to the primary unit and intended for permanent occupancy v a second housekeeping unit. Multiple Family Dwelling. Two or more dwelling units located on a single lot. each occupied by a sin�,le housekeeping,, unit,• includes buildings or groups of buildings designated as apartments, duplexes triplexes and condominimns, but not including motels, hotels, dormitories, or RV parks as herein defined. SECTION 3. Effective Date. This ordinance shall be effective a 12:01 a.m. on the 31st day after its final passage. 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: ) ADOPTED: CITY OF ATASCADERO By: Tom O'Malley, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Brian Pierik, City Attorney 229 ATTACHMENT 6: Draft Ordinance B Zoning Map Update PLN 2009-1328/ZCH 2010-0162 DRAFT ORDINANCE B A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO APPROVING ZCH 2010-0162 TO AMEND THE OFFICAL ZONING MAP TO CHANGE ALL THE RMF-16 SITES TO RMF-20 AND AMEND DEFINITIONS RELATED TO HOUSING (ZCH 2010-0162) (Citywide) WHEREAS, Program 1.1 of the 2007-2014 Housing Element identifies a density increase on sites in the High Density Land Use Designation and Residential Multifamily -16 Zoning District in order to accommodate the shortfall of RHNA sites from the previous planning period; and, WHEREAS, Government Code Section 65584.09 and 65583(c)(1) (AB 1233) requires that the City must demonstrate that the rezones to accommodate the shortfalls of RHNA sites from the previous planning period will be completed within one year of the beginning of the planning period; and, WHEREAS, The State Department of Housing and Community Development requires the rezoning for increased density to be completed concurrently with the Housing Element adoption in order to find the housing element in compliance with State Housing Element Law, and certify the 2007-2014 Housing Element; and, WHEREAS, a General Plan Land Use Element Amendment has been proposed to increase the density in the High Density Land Use Designation to a minimum of 20 units per acre; and, WHEREAS, the proposed Zone Text and Map Amendments would create consistency between the General Plan and the Zoning Ordinance; and, WHEREAS, the Planning Commission has determined that it is in the best interest of the City to enact this amendment to the Zoning Ordinance and Zoning Map to protect the health, safety and welfare of its citizens by applying orderly development and expanding housing opportunities within the City; and, WHEREAS, an Initial Study and Draft Negative Declaration 2010-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); and, 23C WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed Public Hearing upon the subject Zone Change application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said zoning amendments; and, WHEREAS, the Planning Commission of the City of Atascadero, at a Public Hearing held on December 7, 2010, studied and considered Zone Text and Map updates ZCH 2010-0162, after first studying and considering the Draft Negative Declaration prepared for the project, and, WHEREAS, the Atascadero City Council, at a Public Hearing held on January 25, 2011, studied and considered Zone Text and Map updates ZCH 2010-0162, after first studying and considering the Draft Negative Declaration prepared for the project, and, NOW, THEREFORE, the City Council takes the following actions: SECTION 1. Findings for Approval of a Zone Text Change. The City Council finds as follows: 4. The zone map change is consistent with General Plan policies and all other applicable ordinances and policies of the City. 5. Amendment of the zoning map will provide for the orderly and efficient use of lands where such development standards are applicable. 6. The zone map change will not, in itself, result in significant environmental impacts. SECTION 2. Approval. The Atascadero City Council, in a regular session assembled on January 25, 2011 resolved to introduce for first reading an ordinance that would amend the City Zoning Map consistent with the following: Exhibit A: Zoning Map Change SECTION 3. Effective Date. This ordinance shall be effective a 12:01 a.m. on the 31" day after its final passage. 231 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: ( ) N1OES: ( ) ABSENT: ABSTAIN: ) ADOPTED: CITY OF ATASCADERO By: Tom O'Malley, Mayor ATTEST: Marcia McClure Torgerson, C.M.C., City Clerk APPROVED AS TO FORM: Brian Pierik, City Attorney 232 Exhibit A: Official Zoning Map Amendment ZCH 2010-0162 ■ Zoning Designations ( RMF-10: Residential Multiple Family(10 units /ac) ■ k � ,= RMF-16_Residential Multiple Family(16 units/ac) City Alascadero oning Diagram h p 4 M ...... r � YID e, r° :♦ - � p l r- J '4ig ✓ � 0 Won, An wk mow°" i x IFt Y N 6l.MfRla.Filr lMOy�(14pNAM�ME1kpYfNYl}� � - � f Y�� � � - w h ' u e i e. y 233 234 ITEM NUMBER: C - 1 DATE: 1/25/11 Xri n 1 7 Atascadero City Council Staff Report - Public Works Department Transit / North County Shuttle Update RECOMMENDATION: Council receive the information and provide staff with any direction deemed appropriate. DISCUSSION: The City of Atascadero provides two public transportation systems for residents, the Atascadero Dial-A-Ride (DAR), and the North County Shuttle (NCS). The fixed route NCS has been jointly operated with the City of Paso Robles since 2006; with each City providing a single bus. The NCS route is from Paloma Park at the south end of Atascadero, through Templeton and Paso Robles, to the north county campus of Cuesta College on Buena Vista Drive. Both cities' transit operations are currently funded by the Federal Transportation Development Act (TDA) fund, including Local Transportation Funds (LTF), State Transportation Assistance (STA) funds, Federal Transit Administration (FTA) funds, fare box revenues, and a Cuesta College subsidy. The Cuesta College subsidy provides a fixed annual fee which allows college students to use the NCS for free. The subsidy is split equally between cities. While the City of Atascadero applies this fare waiver and revenue solely to the NCS, the City of Paso Robles allows free rides to college students system wide, and applies their Cuesta proceeds to their entire transit system, thereby reducing their NCS fare box recovery ratio. Urban transit systems are required to collect a minimum of 20% of the operating costs of their transit system through fares or risk LTF funding reductions (based on a three year average). A comparison of the Atascadero and Paso Robles transit NCS programs can be represented as follows: 235 ITEM NUMBER: C- 1 DATE: 1/25/11 North County Operating Cost Operating Cost Fare Box Recovery Shuttle Only (per year) (per hour) Ratio Atascadero $184,888 $54.53 30.23% Paso Robles $235,483 $72.64 11.99% It is clear the City of Paso Robles provides service at a higher operational cost. This could be a result of several factors such as staff size, allocation of in-house maintenance costs, fleet age, and unproductive routing among other potential drains to the system. While our transit system has generally met required revenue targets, the City of Paso Robles has struggled in recent years to meet their fare box recovery ratio system wide. Their fixed route bus system has not been meeting the required 20% fare box recovery over the past few years and consequently has had their LTF funds reduced over $31,000 in the past year; a cost that must then be borne by the City's General Fund. Consequently, the Paso Robles City Council at their October 5, 2010 meeting instructed Jim Throop, Director of Administrative Services, to come back with a plan to: • Eliminate the Paso Robles Dial-A-Ride; • Revert the NCS back to an independent system (with transfers at the Target Center); • Initiate negotiations to split the Cuesta subsidy based on actual ridership; • Increase fares from $1.25 to $1.50; and • Terminate their Greyhound Bus Line franchise Staff has met recently with representatives of the City of Paso Robles, SLOCOG and the Regional Transportation Authority (RTA) to discuss the challenges of, and potential changes to, the North County Shuttle. The City of Paso Robles representative made it clear that they fully expect to terminate the NCS on July 01 , 2011, with significant modifications to their internal transit system to help increase their fare box ratio and create a fixed route anchored by the Target Center on the south and the Lowe's Center to the north. Either City has the ability to terminate involvement in the NCS agreement and modifying routes as long as federally required public notice is provided to the transit users. The level of service and convenience to the transit rider will be significantly reduced by the proposed changes. As an example, a Cuesta College student living in the Bordeaux Apartments at the south end of town currently can get on the NCS and arrive at the Cuesta College North County campus without transfer. After the proposed change, that same student will board an Atascadero fixed route bus to the Templeton Park-n-Ride, then transfer to the RTA Route 9 bus to the Paso Robles Transit Center, then transfer again to the fixed route bus to Cuesta College. It is not clear yet what changes the RTA can or will make to help streamline such a scenario. 236 ITEM NUMBER: C- 1 DATE: 1/25/11 A lower level of service will undoubtedly reduce City revenue as riders will avoid or bypass the City bus all together by riding a more streamlined RTA route. The loss of revenue will immediately impact transit operations. The Atascadero NCS currently operates at a high level of fare box recovery (30.2%) as opposed to the low recovery rate of Dial-A-Ride (13.7%). Our combined, or overall, fare box recovery is currently at 18.9%, which is down from previous years (typically at or slightly above the required 20% minimum). Without the support or higher revenue from the NCS the future of Dial- A-Ride can only be described as "uncertain". Staff will continue to monitor the progress of the Paso Robles transit system modifications, SLOCOG and RTA's reaction to those changes, and prepare for the likely re-establishment of the EI Camino Shuttle from Paloma Park to the Templeton Park-n- Ride. FISCAL IMPACT: Potential decreases in fare box revenue may require modification to the City's transit system. ALTERNATIVES: 1. Modify transit level of service to reduce operating expenses 2. Eliminate Dial-A-Ride 3. Fund transit fare box shortfalls via the General Fund. ATTACHMENTS: 1. Current North County Shuttle Route Map 237 238 Attachment 1 I North County Shuttle Schedule MONITAY-MIDAY First RD.a Hiruj6 I.asl BBs 4eer. terga SOUTNBOUNO (AMI ser%"lee tPM) 41 W, Qi, 'tor 'Ah51 "" Cbrsip Callege 8.pS 215 7.C,5 1- lwav, M gsrxnu IUn•0 2+7CN&Spring E:tU 10 I':70 yrV J. 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SATUNDAY FIM Rus Hourly Lav Bas MOBdn ^R'1/g. NORTHBOUND (AM) Swvlce (PM) fie` r 1'do11a Fa+ 0 35 3 535:: EIUarnmo Mea1'iana Hast. a 39 '34 S 3d rcr - eF f l 1' i Ped o bat4 0 47 42 142 3�wrr tat A*� ,ye- Century PI4 a.17 c Rd 0 4 4 S 45 tk5 ✓Yd'a �,� NU11n AkaJ!'raYI�A'ay FJ,47 47 3:47 Cl Camino lrnr4l Arm ra 10:0 �( 0 !1 .P E Court o,HB2/.JE*RC iU:52 52 3".52 Santa C urlltrrnn;Ot wl •.O.;rT 54 3.54 Ij MY)NO 611,8 Mom-"ta nplolrn 0,5G uE 3-56 Sum lxhsa <t:-'�� Twin riE rs Hiaiplw 0 fih .99 1 59 1 Lm laaeo iWk&3,^ '01 U 4 J1 ll Dat I: 1 91,r Ow sA ❑a CatawaY Coatal S line St. 1:16 1C 418 Tnmit Cantel-Bin&Pine 1 1 21 4;7, Y nirL.. aiwJee 1 w Gnretn 141h&Spring 1 Z4 23 3129 T14ir>brut bex rel■ '2r ; 34th 8 Spring 25 25 325 Nn /NeAewr a�w.slsudrne,es �e trt,� Mfue +ei+w'+ 3ath3Spoil 127 27 3:2 ems W 51w L 1l y, ,# 'v Ve. I. Note to Commi Calfa Lammulars:Tav i;1st week14y ■kn'r e.� �� bus ltoopq Cuasui Col ege wh-wl l Yawl to M1'aecnYrc lha{:DS Ph1 Eos h ru rd.0 'yv, �hl+ia x' 1 tn,n a 0` [mt1•ei � 2 Thanmktiay 3lus VAch aavra uaata Conlp at 7:D3 iN4 tar NrctorawN.c r 11y peas xwlh m In as tae L�su 4 Ger tn1 al 511 and pato bilge I IOA 234.4747 Num 11 P:m7 Hailes, Alasudas(H3s•4{67431 4 ` a 3. NUrlh0omld Sa utaay tta IeavinA Palulna FmN a:3.B5.M tIA(s DS)S41 2221 ..,. 4c any V00i W"Ir,xs tre 11:010 CRnlec e«spmaMuw,awren.vn+cJ lrm Agars a&&Y"Mr/nuMt and m4Y wry due,In usfir.and weamur cnndtila4s. 239 24C ITEM NUMBER: C -2 DATE: 1/25/11 s Fol i i»is F p 1979-7 A tascadero City Council Staff Report - Community Development Department Strategic Planning 2011 — Community Development and Economic Development Issues RECOMMENDATION: Council review this staff report and provide direction to staff. DISCUSSION: Background: Economic development / community development issues were identified as Council priorities during the last two-year budget cycle. These issues have been grouped under the Council's current goal: • Grow the City's Economy and Pursue Economic Development This goal represented the foundation for the City's strategy to cope with an unprecedented economic downturn. As 2011 begins, the City, local businesses, and residents continue to face significant economic challenges. The Council has identified economic development, development assistance and local Redevelopment Agency stimulus programs as a priority to aid the local economy. The purpose of this report is to summarize the City's current economic and community development programs and options. The City has undertaken a number of programs and actions to encourage and stimulate local economic development as follows: • Office of Economic Development (OED) • Redevelopment Agency Fapade & Sign Business Stimulus Program • Permit Fee Relief Program • Omni bus code update • Priority Development Projects • ADE Economic Strategy Priorities 241 ITEM NUMBER: C -2 DATE: 1/25/11 addition, there are a number of development-related issues that also require Council ,Trection. Community Appearance/ US 101 Corridor • Second Unit Legalization Program Group Homes/ Sober Living Facilities Housing Element Implementation / Homeless Shelter �;ummary: Office of Economic Development (OED) The Office of Economic Development is a joint effort among all of the City's departments to assist and coordinate economic assistance efforts. The OED meets on x regular basis to review the status of projects, develop assistance programs, and identify barriers to development that should be removed. Examples of OED programs and efforts are listed below: • Business-friendly outreach • Inter-department coordination • Business assistance o Cowgirl Cafe relocation o Kia Lana Restaurant permitting assistance o Cal Terra Restaurant permitting assistance o Auto Zone site selection • Restaurant Promotion Program Permitting Roadmap • Downtown affordable housing program • Restaurant Loan Program Council Options • Continue to prioritize and support OED efforts. • Provide direction on addition OED objectives. Redevelopment Agency stimulus programs The Redevelopment Agency is funding two major business stimulus programs in the s im-ject area. The Facade and Sign rebate program is focused on the Downtown zone and has produced significant results that can easily be seen on Traffic Way. The second program is the permit fee waiver program. This program is available throughout the Redevelopment Agency project area and has provided assistance to $13,000 in fee elief assistance to 38 different businesses. Unfortunately, the Governor's proposal to eliminate all redevelopment agencies in California has put this program in jeopardy. ")uncil Options Continue to fund program if Redevelopment Agency funds are available. 242 ITEM NUMBER: C -2 DATE: 1/25/11 Redevelopment Agency Facade & Sign Business Stimulus Program: • Provides matching grants for signs and fagade improvements in the Downtown • $2000 available towards signs and $1000 available towards fagade improvements. Businesses are eligible for both. Matching funds (RDA reimburses 50% of improvements). Funded 13 Downtown businesses • Includes 10 new signs, seven buildings painted, and one business that installed awnings $12,537.03 of RDA funds spent (Total improvements in the downtown, including owner's contribution: $24,654.67) • $30,000 in funding allocated for program, $17,462.97 still available e 1 5870 Traffic Way Punky's Italian sign &painted $916.93 $1833.86 7/22/2009 I Ice building I 2 5945 Traffic Way FIG Good Food sign & painted $300.00 $600.00 10/12/2009 building 3 6155 EI Camino Real Haven Wine sign $1,184.76 $2369.52 1/22/2010 Bistro 4 5863 Traffic Way Yoga in the sign $401.70 $803.39 3/9/2010 Vines i 5 5970 EI Camino'Real Fred Pflum painted building $1,000.00 $2000.00 3/30/2010 € t Muffler _ { 4 6 6105 EI Camino Real` Central Coast sign $384.85 $769.70 May/June Spa 2010 1 7 5850 Traffic Way Olive Fine Arts sign &painted $747.12 $1494.23 May/June building 2010' i 8 5920 Entrada Back on the sign &awnings $419.34 $419.34 7/23/2010 I Racks _ i 9 6040 EI Camino Real A-Town Audio painted building $975.00 $1950.00 8/2/2010 Video 110 5975 Traffic Way Envisions sign $1,532.29 $3064.58 9/7/2010 R Gallery f 11 5830 Traffic Way PINK Salon sign &painted $474.11 $948.20 9/7/2010 I building 12 5900-1920 Entrada Finocchaiaro painted building $3,070.20 $6140.40 8/20/2010 Building 13 5920 EI Camino Real Studio 101 West sign $1,130.73 $2261.45 9/17/2010 $12,537.03 $24,654.67 f 243 ITEM NUMBER: C -2 DATE: 1/25/11 agadle Improvement Photos t. ' r i Back on the Racks, 5920 Entrada Punky's Italian Ice, 5870 Traffic Way , A- 24Z ITEM NUMBER: C-2 DATE: 1/25/11 +3 x' }I YY,J1l £ I � i.•S � i. Ill�l�lll��' ��` 6a f a 7 ,aa5 y ,j�b ,. a� III7rr r t1� �A The Spa, Central Coast, 6105 EI Camino Real R D 3fj Envisions Gallery, 5975 Traffic Way 245 000 FOOD t ROTISSERIE PASTA m LUNCH+DINNER DINE-IM•TAKE-OUT t.:�'. ,"F � ll"'t'•' # - � LINE MENU PtGGOC1CfFD{1C1.GC3M * r �E r *uf 7 Pa Nku71, {vaaA uwat � ' S 64. a 66 r � sf • a s # 4 [r i Al ka .. g aq 2 F s er 0 a x. F� r 9 y 3vk+ 4 ITEM NUMBER: C-2 DATE: 1/25/11 3 F N��'„ �,..o.r ��..r•W °h� rc i".."'�,' �'5,n�i... �"�..'k'`�t`�,�^s�M�i� � � � _ K reT's Custom Painting 48 4 ,t3 a d x Karen's Custom Painting, 5820 Traffic Way y �PITiSA'� roi�? 3 �w y� ay Olive Tree Fine Arts, 5850 Traffic Way 247 ITEM NUMBER: C -2 DATE: 1/25/11 + AK Awr, n, ' N� 3. Pflum's Muffler, 5970 EI Camino Real 248 ITEM NUMBER: C -2 DATE: 1/25/11 Commercial Permit Fee Relief Program • Available to all businesses in the Redevelopment Agency • Covers permit costs up to $999 for each business • Funded 38 permits so far (includes those in process) • Used mostly for sign permits, tenant improvement permits, ABC licenses • $13,973.35 of funds spent • $25,000 in funding allocated for program; $11,026.65 still available 1 Sign Permit: BLD-2009-8578 5870 Traffic Way 7/21/2009 243.50 243.50 0.00 Punky's Italian Ice i 1 2 TI Permit:Toshi's BLD-2009-8586 5735 ECR 7/23/2009 1125.06 999.00 126.06 1 Sushi_Restaurant 3 CC Hearing:ABC PLN-2009-1340 5855 ECR 10/6/2009 440.00 440.00 0.00 License Comozzi's I Liquor License 4 CC Hearing:ABC PLN-2009-1336 6155 ECR 8/11/2009 440.00 440.00 0.00 License for Haven 5 I Wine Bar _ Kai Lana Sushi& BLD-2009-8671 _3000 ECR 10/7/2009 581.29 581.29 0.00 Seafood' Restaurant 6 Building Permit: BLD-2009-8062 7055 ECR 11/2/2009 999.00 999.00 0.00 i L _Rite Aid 1 TI Permit: Haven BLD-2009-8740_ 6155 EC___R- 11/17/2009 848.96 _ 848.96 000 Wine Bar o TI Permit: Nature BLD-2009-8773 5825 Traffic Way 12/14/2009 149.63 149.63 0.00 Touch Store ,:,9 Sign Permit Yoga BLD-2010-8799 5863 Traffic Way 2/1/2010 243.50 243.50 0.00 in the Vines_ I 10 Sign Permit: BLD-2009-8773 4100 ECR 7/23/2009 240.50 240.50 0.00 Hardware'n Stuff _ __ 11 Sign Permit: BLD-2- Traffic Way 1/7/2010 243.50 243.50 0.00 _ Yoga'n the Vines 12 Sign Permit: Haven BLD-2009-8583 6155 ECR 1/22/2010 240.50 240.50 0.00 Wine Bistro ii 13 Sign Permit.TI for BLD-2010-8877 5820 Traffic Way 3/5/2010 289.88 289.88 0.00 Karen's Custom Painting; _ 14Sign Permits _BLD 201_0 8906 4255 EI Camino Real 3/31/2010 243.50 243.50 0.00 Integrity Motors_ ___j Mtl15 Sign Permit: Back BLD-2010-8861 5920 Entrada e W 4/5/2010 243.50 243.50 0.00 i' on the Racks pf&-S71gn Permit: BLD-2010-8911 5975 Traffic Way 4/8/2010 245.00 245.00 0.00 Envisions Gallery 1 17 Sign Permit: Rite BLD-2010-8917 7025 El Camino Real _ 4/9/2010 230.50 230.50 0.00 Aide 18 Sign Permit: BLD-2010-8910 5820 Traffic Way 4/13/2010 243.50 243.50 0.00 i Karen's Custom Paintin _ i? 19 Sign Permit: Olive BLD-2010-8912 5850 Traffic Way 4/1/2010 243.50 243.50 0.00 Tree Fine Arts '0 CC Hearing:ABC PLN-2010-1363 6917 EI Camino Real 4/13/2010 440.00 440.00 0.00 I License for Galaxy Theater 249 ITEM NUMBER: C-2 DATE: 1/25/11 21 TI Permit: Barefoot BLD-2010-8942 7930 El Camino Real 4/29/2010 383.13 383.13 0.00 Pools 22. Sign: Rite Aid BLD-2010-8997 7025 El Camino Real 5/25/2010 240.50 240.50 0.00 monument Signs 12Y Sign: Relocation of BLD-2010-8925 6105 El Camino Real 4/9/2010 243.50 243.50 0.00 Central Coast Spa Sign (Traffic to ECR) 24 TI Permit:Abbey BLD-2010-9064 5835 Traffic Way 6/9/2010 254.50 254.50 0.00 Jewel with Ranch Dof Kinnting Co ectrica 25 Sign Permit: Studio BLD-2010-9094 5920 El Camino Real 7/28/2010 245.00 245.00 0.00 101 West 26 Sign Permit: PINK BLD-2010-9133 5830 Traffic Way 8/17/2010 242.00 242.00 0.00 Salon Sign Permit: Ranch BLD-2010-9127 5835 Traffic Way 8/12/2010 246.50 246.50 0.00 Dog Knitting 28 Address change: BLD-2010-9225 4605 E_1(5a_r:��i_noReWl-10/5/20-10 190.00 190.00 0.00 Add 4607 ECR l 29 TI Permit:A-Town BLD-2010-9162 6040 El Camino Real 10/20/2010 840.46 840.46 0.00 AV 30 TI Permit:Calterra BLD-2010-9222 7177 El Camino Real 10/20/2010 172.00 172.00 0.00 Demo [-3'i-'-§-ignPer6iit__ BLD-2010-9290 5965 Entrada 12/3/2010 242.00 2_4200 0.00 Violette Wings and Giftev Thins BLD-2010-9263 32 TI: Calterra Hood71 77 ffl Camino Real 11/22/2010 208.50 208.50 0.00 PENDING 1 33 TI: Calterra Sign BLD-2010-9294 7177 El Camino Real 12/6/2010 242.00 242.00 0.00 PENDING 3-4 TI: Calterra BLD-2010-9321 7177 El Camino Real 12/7/2010 1455.01 376.50 1,078.51 Restaurant PENDING 35 Round Table BLD-2009-8751-01 6915 ECR 12/22/2010 554.50 554.50 0.00 Defferred Submittals PENDING 36 Round Table Signs BLD-2010-9320 6916 ECR 12/17/2010 243.50 243.50 0.00 PENDING 37 Round Table TI BLD-2010-8751' 6917 ECR 10/6/2010 2813.59 201.00 2,612.59 PENDING �38 NAIL SALON, RES bR_V_ff_ 6917_A ECR 999.00 0.0 Colony square, sign &tenant im P ments $13,734.42 3,817.16 $12,973.35 remaining -25,000.00 $(11,026.65) 25"' ITEM NUMBER: C-2 DATE: 1/25/11 Omnibus Zoning Code Update One the City Council's 2010 goals, to encourage economic development, was to simplify the entitlement and construction process. Council adopted code text amendments making the following changes to the Zoning Ordinance in order to simplify and streamline the development process: • Change 10,000 square foot CUP rule to 50,000 square foot • Establish a Council-PC Design Review Committee • Expand 2nd Unit options and sizes • Establish restricted personal service uses • Reduce and simplify multi-family setbacks • Fire Sprinkler exemption for small commercial additions • Conditionally Allow Hotels on Morro Road • Allow Libraries Downtown without a CUP Council Options: • Identify additional code amendments to review for possible amendment. Priority Development Projects Despite the severity of the recession, the City in the midst of processing the two largest planning entitlement projects in the City's history, Walmart and Eagle Ranch. Both of these project are staff's highest priority and every effort is being made to keep these projects moving forward as smoothly as possible. Staff is in constant communication for the applicants for both projects and has standing monthly meetings to coordinate efforts and review progress. In addition, the Hoff Property in the Downtown is another high priority. The Council has identified development of the Hoff Property as a key to revitalization of Downtown. Staff has been meeting regularly with the Hoff Family and their design teams. • Del Rio Road Specific Pian /Walmart o EIR in Process o Draft EIR to be released in early February 2011 o Project Hearing Spring 2011 • Eagle Ranch Specific Plan o EIR contract to be completed in January 2011 o Project Review Process is on-going o Specific Plan public outreach meetings will begin in early 2011 o Phase I EIR Technical Studies early 2011 o Preferred Project Selection 2011 o EIR Process 2011-2012 25 ITEM NUMBER: C-2 DATE: 1/25/11 • Hoff Property o New architect and development team hired by Hoff Family o Staff has been meeting with new design team o Revised project concept underway o Phased project likely o Redevelopment Agency participation options Council Options • Endorse staff's prioritization of key development projects. AIDE Economic Strategy Priorities The City hired ADE to prepare an economic development strategy in 2009. The ADE strategy provides a roadmap for economic development priorities in the City. The L ollowing list was identified as the top priorities of the ADE strategy. Onpoing Activities • Colony Square • Del Rio retail • Renovation of historic City Hall • Inclusion of economic development components in Eagle Ranch plan • Monitoring of sales tax trends • City Council public communication efforts and programs • Zoo park expansion/improvement • Continue existing visitor promotion activities and collaborative participation with SLOCVCB New Activities Marketing ■ Complete the branding process to establish agreed upon messages for use throughout the marketing program ■ Upgrade websites for both visitors and business attraction ■ Institute measures to collect e-mail addresses for online newsletter ■ Develop information about for Veterans Memorial and Purple Heart Trail and integrate into the City promotional programs ■ Develop strategy to improve collaboration among SLO County jurisdictions on tourism marketing ■ Additional Year 1 marketing activities as funds/staffing permit Land Use/Site Development ■ Develop design guidelines for Downtown ■ Establish parking district in Downtown ■ Develop project plan to improve Via Way bridge over Atascadero Creek ■ Form broadband working group: collaborate with stakeholders, obtain TA/funding from Governor's Broadband Initiative and CA Emerging Technology Fund. ■ Complete zoning study for Morro Road to increase visitor serving potential 2 ITEM NUMBER: C -2 DATE: 1/25/11 Tourism Asset Development ■ Explore feasibility of wine museum ■ Apply for designation as Gateway to Carrizo Plain National Monument ■ Study feasibility of equestrian center ■ Explore feasibility of expanding Paloma Park ■ Inventory Tourism Assets Business/Job Development ■ Establish Business Retention and Expansion (BRE) Program, conduct interviews with businesses in key clusters, identify one or more clusters to engage as (an) ongoing network(s). ■ Create City and County green product/service directory and resource guide The following list identifies ADE Strategy tasks that the City has completed or is underway. PMG Complete branding process and finalize messages SMG , Continue to devleop area-wide way finding program SMG Continue to place outdoor ad at the Paso Robles Fair, integrating Atascadero brand _3 SMG Work with and coordinate public relations efforts with the County VCB to present a unified destination to media,and to leverage efforts and budgets. i 2.1.1 Prepare marketing materials that highlight key demographic and income characteristics important to desired i i retailers. Ensure that these materials are easily accessible from the City's economic development website. i _ i i 2.1.2 Attend ICSC conferences to promote key retail development opportunities in the City. 2.1.3 Encourage retailers to establish shops in Atascadero, especially in the Downtown,by promoting the City's infrastructure improvement plans for the Downtown and for other commercial nodes through its economic i development web site. I i 1.1.1 Continue supporting the completion of Colony Square r I 1.1.3 _ Adopt design guidelines to ensure a unified design theme for the Downtown. __.m 1 2.3 Plan for long term parking solutions in Downtown.Establish Parking District to create planning organizations and long term funding vehicle,establish density bonus incentives for developers building underground or i multistory parking structures,explore options for building attractive multi-story parking garages adjacent to the downtown core to support development of arts and entertainment venues;avoid surface parking except on streets. 1.3.1/2.6.1 Continue to implement the Downtown Revitalization Plan. j Objective 2: Support development of major commercial centers at the Del Rio Road interchange. ! 2.2.1 Process applications and environmental clearance for projects on these sites when submitted. i -2.3.3 Identify development opportunities that offer mixed use commercial formats such as smaller scale lifestyle I centers at commercial nodes on EI Camino. ° 253 ITEM NUMBER: C-2 DATE: 1/25111 F-2.4.2 Align transit planning with planning for mixed-use nodes to facilitate travel to and from retail,employment i s and entertainment centers. Objective 3: Explore the feasibility of developing Eagle Ranch into a venue for attracting business and leisure visitors'. 3.4.1 Review zoning along Morro Road to determine if some Commercial park zones should be replaced with Commercial Tourist zone to accommodate more lodging and visitor services/attractions along this corridor. k 1.2.1 Continue work to renovate the historic Colony administration building to meet current safety codes. it 1.2.2 Concentrate entertainment and cultural venues, including lively and visual arts,galleries,and similar uses in the Downtown.Consider an entertainment overlay zone to encourage the location of such uses in downtown. E 3.1.2 Promote development of Bed and Breakfast facilities. 3.2.1 Utilize"Portable Infrastructure"to support a variety of events in various locations through the City. i 3.3.1 Consider uses for Eagle Ranch that would further the goals of the economic development_strategy. Possible uses to consider would'include an equestrian center with',adjacent equestrian-oriented subdivisions and a i conference center/hotel/resort. 3.4.2 Implement Zoo park expansion plan i 5.2.3 Consider the establishment of an artist studio near downtown F, Support the establishment of a non-profit tree-planting project that would make it easy for homeowners to plant and care for trees specifically selected for the Central Coast region. Refer to the Palo Alto Canopy program as a model. Mapping and analysis of economic development"hot spots"throughout town. PKF Hotel feasibility study underway. I Council Options • Provide staff direction on pursuing additional ADE strategy items. Community Appearance -f ourism and visitor accommodations continue to be identified as the most promising area for economic development and expansion in Atascadero. The strength of the Paso Robles wine country experience as a tourist destination and attraction continues to be n opportunity for Atascadero. However, outside tourism consultants have continually ;entified the appearance of the City's commercial areas along EI Camino Real and US 01 as a negative to the traveling public. One consultant dubbed Atascadero "Garage 2v4 ITEM NUMBER: C -2 DATE: 1/25/11 Sale Town." In order for the City to maximize tourism development opportunities, the appearances of the commercial corridors need to be improved. Issues • A positive community image helps to support business retention, expansion, investment and attraction activities. The Community Revitalization Program outlined in in ADE's Economic Development Plan identified the need to enhance the physical appearance, economic viability of properties and businesses, and image of the community. • The first item in ADE's Community Revitalization program is "Commercial Corridor Appearance Enhancement." The intent is to develop policies and programs to improve the appearance of the commercial corridor, and the economic vitality of the community. • First task identified by ADE for appearance enhancement: " Maintain effective and proactive code enforcement and clean up campaign with appearance and maintenance standards, removal of abandoned and illegal signs, and abandoned and dilapidated structures." • Unpermitted signage is an ongoing problem in the City. The Community Development department provides limited code enforcement support for illegal signage on a complaint basis only. It appears that a lack of enforcement of the Sign Ordinance has led to a profusion of unpermitted freeway-oriented signs, semi-permanent banner signs, mobile signs, and other illegal signage. There are numerous signs located along Highway 101 frontage advertising off-site businesses, acting as billboards which are expressly prohibited in the Atascadero Sign Ordinance. Banner signs are also an issue as some businesses do not adhere to the "30 days up, 60 days down" regulation and may have multiple banners. • The highway signs and banners that are out of compliance with adopted regulations negatively affect the aesthetic characteristics of Atascadero. The increased sign litter often detracts from the commercial business experience that Atascadero strives to maintain for its residents and visitors. • Businesses that comply with the Sign Ordinance rules are at a competitive disadvantage to business that has additional unpermitted signage. Enforcement of the Sign Ordinance create a level playing field for all businesses. • During these economic hard times, it is politically difficult to enforce signage regulations on struggling businesses. For a signage program to be effective, it 255 ITEM NUMBER: C—2 DATE: 1/25/11 will need Council leadership and support from the Chamber of Commerce and Main Street. • US 101 lacks landscaping in many areas, especially north of San Anselmo. Freeway landscaping is an important way to improve the appearance of the community to the traveling public. Council Options • Continue existing limited enforcement program. • Increase existing code enforcement efforts. • Create a Council led business outreach program with the Chamber of Commerce and Main Street to improve signage and business appearance City wide. • Investigate landscaping options for the US 101 corridor. f t { Illll�lll�o�i n E4 an 256 ITEM NUMBER: C - 2 DATE: 1/25/11 Second Unit Legalization Program Due to Atascadero s large Pots, the construction of accessory structures such as garages and shops are very common. It appears that over time, there is a tendency for these structures to be converted into stand-alone living units or second units. Although the City does not have an active program to identify unpermitted second units, the City is dealing with many cases that have been reported through code enforcement. Realtors, potential buyers, and records requests often alert staff to illegal conversions. Currently, staff does not take action unless there is formal complaint or an obvious safety issue. Once these unpermitted units are identified it is very difficult to bring these units into compliance. One of the primary barriers to legalization is the combination of City impact fees, school district fees and AMWC meter fees. The combination of these fees can often exceed $30,000. The result has been outstanding code enforcement issues which are never resolved, and ongoing safety concerns from unpermitted construction. Second Unit Permitting issues: • Must bring up to current building code requirements, including fire sprinklers and Title 24. • City Impact fees, school impact fees and AMWC meter fees required. • Substandard and unsafe construction was be repaired or replaced. • Many unpermitted second units have been found to have dangerous electrical, heating, and ventilation systems. • Owners often have limited funds available and are dependent of rent from the unit. Benefits of Legalizing Second Units: • Housing Element Policy 1 .1 Program 13 written to encourage second units; legalizing units would assist in meeting the City's affordable housing obligations. • Second units provide a valuable affordable housing option for people while providing income to the property owner. • Units are made safer by having inspections done and the illegal work fixed. • City receives affordable housing credit for legally permitted second units. • Would minimize the number of code enforcement cases and save staff time. • Creates legal property status for property owners; resolves resale issues with lenders. 257 ITEM NUMBER: C -2 DATE: 1/25/11 F rovides a separate address to each unit which assists in emergency response .-ilu tions. ,ions: Create a new amnesty program to legalize second units. Significantly reduce impact fees for second units (Need a fee study / consultant to evaluate actual impacts of second units and determine a legal fee. Fees need to be the same for amnesty units and new ,:;cond units). ;;consider the option to allow applicants to pay impact fees over an extended period of time. :.)nsider a very low income affordable deed restriction in exchange for additional eo relief. 7-'.valuate reducing development standards (covered parking, etc.) Work with School District and Atascadero Mutual Water Company to investigate {he possibility of reductions to fees for second units and consider an amnesty ;grogram that would reduce or eliminate fees for unpermitted second units. � 1,oines / Sober Living Facilities Du,; homes and sober living facilities are a growing industry that can be quite O lo. A house can often be rent for two to three times more as a group home than i � l:r family unit. Since the Courts have severely limited the ability of cities to define "family," any group of unrelated adults can easily fit the Court definition of a .iseke;eping unit. The current City code does not provide any legal tools to regulate .+y iiicensed group homes. Although the vast majority of group homes are good Jghhors, staff has seen an increase in complaints from neighbors regarding group )rne:�. ue; ;sober living facilities are not currently regulated in most cities, including the City of Aiascadero. Typically these are not regulated by the City because they are considered to be just a group of people living together in house. Sober living is not considered residential care. It may be considered a group home in some :J nations. _These facilities can be large in size, often 10 to 20 people living in a house, Y/hich can create an impact on a single-family neighborhood. Beds are rented ITEM NUMBER: C-2 DATE: 1/25/11 out to individuals by a facility / house manager. It is up to the house manager to regulate noise, traffic, etc. • Staff has received complaints about these types of facilities within the City, however, we currently have limited enforcement power to regulate operations or location with our current codes. • Many California cities have begun to adopt ordinances to regulate the size, location, and concentration of sober living facilities in an effort to minimize neighborhood impact. • Ordinances typically require these facilities to be permitted through a Conditional Use Permit and a business license. Following regulations are typical: ■ The number of people is limited, typically as few as seven people allowed in a house. ■ Occupancy is limited to two to a bedroom. ■ Sober living facilities may not be located within 300 feet of another group home. ■ Limits the number of drug registrants and/or parolee or probationers living in one house. ■ Require garage and driveway spaces to be available and used for parking of vehicles and limits each tenant to one vehicle, which must be operable and be used as a primary form of transportation. ■ The sober living facility must serve only persons who are considered disabled under state and federal law and must provide the City with information concerning how such an evaluation is made. Council Options: • Maintain the status quo and treat unlicensed group homes and sober living facilities as single-family uses. • Direct staff and the City Attorney to research options to regulate unlicensed group homes and sober living facilities. Housing Element Implementation With the adoption of the new Housing Element, the City is obligated to complete a number of programs within the first year of adoption. Staff has complied the following 259 ITEM NUMBER: C -2 DATE: 1/25/11 of aerograms that need to be completed. Some of these programs may require _ ance from outside experts. Year 1 To be completed by January 2012 I _ Change to allow Policy 4.1 ■ Amend Zoning Ordinance to comply with SB 2,permitting emergency cncy shelters Program 4 shelters without a conditional use permit or other discretionary permits in the Commercial Service(CS), Commercial Park(CPK), Public(P)zoning -r districts,or other appropriate zones or sites. ■ Develop standards and criteria ■ Define transitional and supportive housing as a residential use subject to the same standards that apply to other residential uses. - iew impact fees Policy 6.1 The City shall review impact fees and the capital facility fee schedule to Program 8 reduce fees and barriers to housing development,particularly affordable units. Updates for Fair Policy 4.2 City will establish a policy or ordinance to provide reasonable r;sing Program 2 accommodations(i.e.modifications or exceptions)in their zoning laws and other land use regulations and practices when such accommodations may be necessary to afford disabled persons equal access to housing. ■ The purpose of the reasonable accommodation ordinance or policy is to remove constraints to the development, improvement and maintenance of housing for persons with disabilities. ■ The City will promote its reasonable accommodations procedures on its web site and with handouts at City Hall. A funds for housing Policy 2.1 ■ Allocate funds in the RDA housing set aside to rehabilitate existing housing `:ock Program 4 stock within Redevelopment Project Areas with special emphasis on the Downtown Commercial zone. Zone change to allow Policy 1.1 ■ Amend the Zoning Ordinance to allow a waiver of the two story height limit fC. waiver of 2 story Program 20 in the RMF Zone through the Minor Use Permit process. sL;`.glut limit Updates to encourage Policy 1.1 ■ To encourage the development of second units,the City will evaluate the s,_rend units Program 13 development standards and update the Zoning Ordinance for second units. Explore incentives such as reducing fees and eliminating the covered parking requirement for a secondary residential unit. ■ Work with Atascadero Mutual Water Company to investigate the possibility of reductions to water connection fees for second units and consider an amnesty program that would reduce or eliminate fees for unpermitted second units. inclusionary Policy 1.1 Adopt an inclusionary housing ordinance that requires residential and housing policy Program 11 commercial developments to provide deed-restricted,affordable units or an in-lieu fee. ■ Update feasibility analysis of inclusionary housing policy to reflect current market conditions. ■ Explore options to streamline and clarify the various options available to a developer. ■ Evaluate impacts to market rate housing related to current market conditions, project applications, estimated affordable housing requirements,fee collection,and actual construction of affordable ITEM NUMBER: C-2 DATE: 1/25/11 housing units. 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. Zone update for mobile Policy 1.1 ■ Amend Zoning Ordinance to clarify that the terms"mobilehome"and home/manufactured program 5 "manufactured home"are essentially the same. Manufactured housing home placed on a permanent foundation should be considered a single-family dwelling and permitted in all zones that allow single-family housing. Adopt an affordable Policy 1.1 ■ Adopt an affordable housing density bonus ordinance that establishes housing density bonus program 10 procedures for obtaining and monitoring density bonuses in compliance with State law. Following adoption the City shall regularly update the ordinance to be in compliance with Government Code§65915 and develop an outreach program to ensure its successful implementation. The City should consider exceeding State requirements if projects meet City housing goals,such as compact high density housing,architectural quality, or green building. Single-room Policy 6.1 • The City shall establish policies,standards,and procedures that encourage Occupancy units program 7 and facilitate the development of single-room occupancy units(SROs). Council Options: • Provide staff with direction on prioritizing Housing Element Implementation programs for 2011-12. FISCAL IMPACT: Many of the programs and options discussed in this report have a monetary or staff resource cost. Based on Council direction, staff will address these costs in the draft 2011-13 City budget. 261 i I 6 ITEM NUMBER: E—5a DATE: 01125/11 City of Atascadero Quarterly Commissioner Attendance Report October through December, 2010 Parks & Recreation Commission October 21st November 18th December 16th Barbie Butz P P Christian Cooper P P Meeting Mark Dariz P P Cancelled Susan Greenaway P P Meeting Sorrel Marks A E P Cancelled Bill Wachtel P A(E) Meeting Tom Zirk P P Cancelled Planning Commission October November December 5th 19th 2nd 16th 7th 21 st Sandy Jack P P I XXXXX XXXXX XXXXX David Bentz P P Meeting P p Meeting Len Colamarino P P Cancelled p p Cancelled Heather Moreno P P Meeting p p Meeting Dennis Schmidt P P Cancelled p p Cancelled Brian Sturtevant P P Meeting p p Meeting Chuck Ward P P Cancelled p p Cancelled Commissioner Jack resigned Commission effective 11/3/10 P = Present A = Absent A(E)= Excused Absence 263 264 1979 O"TY OF ATASCA®ERO ATASCA®FRO PUBLIC FINANCING AUTHORITY (The Public Financing Authority (PFA) is a public corporation empowered to borrow money and issue bonds. The City of Atascadero formed the PFA in 2004 to assist in raising capital for essential public projects.) AG E N A Tuesday, January 25, 2011 Time: Immediately Following City Council meeting at 6:00 P.M. Atascadero City mall 6907 EI Camino Real, Atascadero, California ROLL CALL: Chairperson O'Malley Vice Chairperson Kelley Board Member Clay Board Member Fonzi Board Member Sturtevant APPROVAL OF AGENDA: Roll Call COMMUNITY FORUM: BOARD ANNOUNCEMENTS AND REPORTS: (On their own initiative, the Board Members may make a brief announcement or a brief report on their own activities. Board 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 Board may take action on items listed on the Agenda.) A. CONSENT CALENDAR: 1. Board Special Meeting Minutes —JuIV 27, 2010 ■ Board Secretary Recommendation: Board approve the Authority Board special meeting minutes of July 27, 2010. [Board Secretary] B. ADJOURNMENT 1 2 ITEM NUMBER: PFA— A-1 DATE: 01/25/11 w CAD CITY OF ATASCADERO ATASCADERO PUBLIC FINANCING AUTHORITY (The Public Financing Authority (PFA) is a public corporation empowered to borrow money and issue bonds. The City of Atascadero formed the PFA in 2004 to assist in raising capital for essential public projects.) ®RAFT ACTION MINUTES Tuesday, July 27, 2010 Time: Immediately following the conclusion of the Community Redevelopment Agency meeting at 6:00 P.M. Atascadero City Ball 6907 EI Camino Real, Atascadero, California Chairperson Fonzi called the meeting to order at 6:04 p.m. ROLL CALL: Present: Board Members Beraud, O'Malley, Kelley, Vice Chairperson Clay and Chairperson Fonzi Others Present: Board Secretary Marcia McClure Torgerson Staff Present: Executive Director Wade McKinney, Assistant Executive Director Jim Lewis, Police Commander Steve Gesell, Community Development Director Warren Frace, Administrative Services Director Rachelle Rickard, Community Services Director Brady Cherry, Fire Chief Kurt Stone, and City Attorney Brian Pierik. APPROVAL OF AGENDA: Roll Call PFA Special Meeting Draft Action Minutes of 072710 Page 1 of 3 3 City Clerk Marcia Torgerson stated that since the Public Financing Authority Board will he reviewing a Revenue Bond report, as is the Redevelopment Agency Board and City Council later this evening, she suggested the Board recess their meeting before hearing the Revenue Bond report and reconvene when the City Council is scheduled to hear the item. MOTION: By Vice Chairperson O'Malley and seconded by Board Member 136raud to approve the agenda, with the suggested amendment. Motion passed 5:0 by a roll-call vote. COMMUNITY FORUM: None BOARD ANNOUNCEMENTS AND REPORTS: None A. CONSENT CALENDAR: 1. Board Special Meeting Minutes — June 22, 2010 ■ Board Secretary Recommendation: Board approve the Authority Board special meeting minutes of June 22, 2010. [Board Secretary] MOTION: By Board Member Clay and seconded by Board Member 136raud to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote. B. PUBLIC HEARINGS: None. C. MANAGEMENT REPORTS: Chairperson Fonzi recessed the meeting at 6:07 p.m. to reconvene with the City Council Public Hearing later this evening. Mayor Fonzi reconvened the meeting at 6:38 p.m. 1. 2010 Series A Lease Revenue Bonds ■ Fiscal Impact: Costs related to the bond issue are included in the financing. The City's General Fund will provide for the repayment of bonds. ■ Recommendation: Board adopt the Draft Resolution authorizing the issuance and sale of lease revenue bonds to finance improvements to the City of Atascadero's Historic City Hall and the acquisition and development of other capital improvements throughout the geographic PFA Special Meeting Draft Action Minutes of 072710 Page 2 of 3 4 boundaries of the City, approving form and authorizing execution of related documents and approving official actions. [Treasurer] Board Treasurer Rachelle Rickard gave the staff report and answered questions from the Board. She introduced Mark Curran of Piper Jaffray who distributed handouts and explained the Bond process. (Exhibits A & B) PUBLIC COMMENT: The following citizens spoke on this item: John Summer, Executive Director of the San Luis Obispo Visitors and Conference Bureau, David Bentz, Steve Martin, Bruce Bevins, Len Colamarino, Jim Wilkins, George Schroff, and Chuck Ward. Chairperson Fonzi closed the Public Comment period. MOTION: By Board Member Beraud and seconded by Board Member Kelley to adopt the Draft Resolution authorizing the issuance and sale of lease revenue bonds to finance improvements to the City of Atascadero's Historic City Hall and the acquisition and development of other capital improvements throughout the geographic boundaries of the City, approving form and authorizing execution of related documents and approving official actions. Motion passed 5:0 by a roll-call vote. (Resolution No. PFA 2010-002) D. ADJOURNMENT: Chairperson Fonzi adjourned the meeting at 8:23 p.m. MINUTES PREPARED BY: Marcia McClure Torgerson, C.M.C. City Clerk/ Board Secretary Exhibit A—Standard & Poor's Global Credit Portal for Atascadero Public Financing Authority Exhibit B— Redevelopment Overview and Agency Update PFA Special Meeting Draft Action Minutes of 072710 Page 3 of 3 5 6