PC 2018-03-20_09a GP Annual Report
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF 2017 GENERAL PLAN ANNUAL REPORT
DATE: MARCH 20, 2018
SUMMARY OF ACTION:
The General Plan Annual Report is an informational document identifying work
completed in the previous year to implement the General Plan. It is an informational
document only and does not directly result in further action being taken.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
Financial impacts include staff time and resources to prepare the Annual Report.
RECOMMENDATION:
It is recommended the Planning Commission receive and file the 2017 General Plan
Annual Report for final acceptance by the City Council.
BACKGROUND:
California Government Code Section 65400 requires all cities to file a General Plan
Annual Report to the Governor's Office of Planning and Research (OPR). The purpose
of the Report is to monitor the City's implementation of the City's General Plan over
time, to help identify statewide trends and inform local decision makers. Prior to
submittal to the state, the Annual Report must be presented to the City Council for
review and acceptance. As a procedural matter, the Annual Repo rt is being brought to
the Planning Commission for receipt and acceptance prior to the Council given the role
of the Commission as one of the "keepers" of the General Plan.
The City's General Plan was adopted in October 2001. A number of activities have been
undertaken that implement the goals and policies of the General Plan since that time,
including the optional elements adopted by the City. The last major update of the
General Plan was completed in January 2017, with the approval of the E. Cherry
Avenue Specific Plan project.
PLANNING COMMISSION
CONSIDERATION OF 2017 GENERAL PLAN ANNUAL REPORT
MARCH 20, 2018
PAGE 2
ANALYSIS OF ISSUES:
The Annual Report provides an overview of the activities completed or currently being
undertaken during 2017 to implement or update the General Plan. With the exception of
the E. Cherry Avenue Specific Plan project, no other amendments to the General Plan
were adopted during 2017. Activities have been conducted to work toward updating
other General Plan Elements while opportunities to implement the General Plan were
completed as they became available. It should be noted that the Annual Report is not a
comprehensive list of activities undertaken by the City during 201 7.
The City’s Annual Report is formatted into two (2) sections:
Section 1: Introduction, including the legal requirements of the Annual Report
and status of the adopted Elements of the General Plan; and
Section 2: Summary of Activity for 2017.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
Receive and file the General Plan Annual Report for final acceptanc e by the City
Council; or
Provide direction to staff.
ADVANTAGES:
The City will be providing the State with data in compliance with the California
Government Code.
DISADVANTAGES:
There are no disadvantages identified with filing the Annual Report.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act (CEQA) and the State
CEQA Guidelines, it has been determined that this item is not subject to CEQA Per
Section 15061(b)(3) of the Guidelines, regarding the general rule that where it can be
seen with certainty that there is no possibility of a significant effect on the environment,
an activity is not subject to CEQA.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance w ith
Government Code Section 54954.2. At the time of report publication, no comments
have been received.
Attachment:
1. 2017 General Plan Annual Report
General Plan Annual Report
2017
ATTACHMENT 1
Arroyo Grande General Plan Annual Report - 2017 Page 2
CITY OF ARROYO GRANDE
City Council
Jim Hill, Mayor
Caren Ray, Mayor Pro Tem
Tim Brown
Kristen Barneich
Barbara Harmon
Planning Commission
Glenn Martin, Chair
John Mack, Vice Chair
Lan George
Terry Fowler-Payne
Frank Schiro
Community Development Department
James A. Bergman, City Manager
Teresa McClish, AICP, Community Development Director
Matthew Downing, AICP, Planning Manager
Kelly Heffernon, AICP, Associate Planner
Sam Anderson, Planning Technician
Debbie Weichinger, Administrative Secretary
Contact Information
City of Arroyo Grande
Community Development Department
300 E. Branch Street
Arroyo Grande, CA 93420
Phone: (805) 473-5420
Website
www.arroyogrande.org
Arroyo Grande General Plan Annual Report - 2017 Page 3
Contents
Section 1 - Introduction .................................................................................................................. 4
A. Purpose of the Annual Report ................................................................................................ 4
B. Purpose of the General Plan ................................................................................................... 4
C. Status of the Adopted Elements of the City’s General Plan ................................................... 4
Land Use Element (Adopted October 2001) ............................................................................... 6
Circulation Element (Adopted October 2001) ............................................................................ 7
Housing Element (Adopted March 2016) ................................................................................... 7
Agriculture, Conservation, and Open Space Element (Adopted October 2001, Amended June
2007)............................................................................................................................................ 7
Safety Element (Adopted October 2001) .................................................................................... 7
Noise Element (Adopted October 2001) ..................................................................................... 7
Economic Development Element (Adopted October 2012) ....................................................... 7
Parks and Recreation Element (Adopted October 2001) ............................................................ 7
Section 2 – Summary of Activity – 2017 ......................................................................................... 8
Planning Commission .................................................................................................................. 8
Building and Life Safety Division ................................................................................................. 8
Planning Division ......................................................................................................................... 9
General Plan Policies and Programs ............................................................................................ 9
Appendix A – Housing Element Reporting Forms ......................................................................... 10
Arroyo Grande General Plan Annual Report - 2017 Page 4
Section 1 - Introduction
A. Purpose of the Annual Report
This report reviews the activities that took place to implement the Arroyo Grande General Plan
between January 1, 2017 and December 31, 2017. This report fulfills the requirements of
Section 65400 of the California Government Code, which requires the City to file an annual
report addressing the status of the General Plan and progress made toward goals and
objectives. This annual report provides a means to monitor the success of implementing the
General Plan and determine if changes need to be made in the plan or its implementation
programs. The City is required to file the annual report with the Office of Planning and Research
(OPR), as well as to their legislative bodies. The legislative body for Arroyo Grande is the City
Council.
B. Purpose of the General Plan
The General Plan is the foundation development policy document of the City of Arroyo Grande.
It defines the framework by which the physical, economic and human resources of the City are
to be managed and utilized over time. The General Plan is available for public review at City Hall
and on the City’s website.
As an informational document, the General Plan acts to clarify and articulate the intentions of
the City with respect to the rights and expectations of the public, property owners, and
prospective investors and business interests.
C. Status of the Adopted Elements of the City’s General Plan
State law requires that the General Plan include seven elements. These mandatory elements
must cover the following topics: Land Use, Circulation, Housing, Safety, Noise, Conservation,
and Open Space. State law allows the City to adopt any additional general plan elements that
the City deems necessary. Additionally, the elements of the general plan may combine
elements as it deems necessary. The City of Arroyo Grande General Plan combines Agriculture,
Open Space, and Conservation elements into a single element. The following i s a breakdown of
the City’s General Plan:
Arroyo Grande
GP Elements
Required GP
Elements Examples of Topics Covered
Agriculture, Conservation
and Open Space Element
Agriculture
(Optional)
Define policy for the protection of significant
natural resources, providing the setting or
context for urban land use development and
incorporated City areas.
Conservation
Open Space
Fringe and Urban Area
Land Use Element
Land Use Provides for the types, density or intensity,
design and distribution of existing and potential
City areas.
Circulation/Transportation
Element
Circulation Identifies the street pattern and other circulation
infrastructure and transportation systems
needed to support the uses identified Land Use
Arroyo Grande General Plan Annual Report - 2017 Page 5
Arroyo Grande
GP Elements
Required GP
Elements Examples of Topics Covered
Element.
Housing Element Housing Identifies and provides an analysis of existing and
projected housing needs, an evaluation of
housing constraints, a statement of goals,
policies, quantifiable objectives and financial
resources, and scheduled programs for the
preservation, improvement, and development of
housing.
Safety Element Safety Provides for the protection of lives and property
from the adverse effects of natural and man-
caused hazards.
Noise Element Noise Identifies the sources and outlines policy to
protect land uses against adverse noise levels
associated with necessary circulation and related
activity.
Economic Development
Element
Economic
Development
(Optional)
Defines the objectives, policies and proposals for
improved employment, business retention and
expansion, and fiscal growth of the community.
Park and Recreation
Element
Parks and
Recreation
(Optional)
Outlines these public facilities and services
desired to support the City and area residents,
businesses, and visitors’ leisure-time activities.
The City’s General Plan was adopted in October 2001. The City’s last major update of the
General plan was completed in January 2017, with the City’s approval of the E. Cherry Avenue
Specific Plan project. The following is a list of updates to the General Plan since the document’s
adoption:
Amendment No. Date Type Project
GPA 02-001 November 2003 Land Use Map Parkside Residences
GPA 02-002 June 2003 Land Use Map Berry Gardens Subarea 2
GPA 03-001 April 2003 Land Use Map Village Core Extension
GPA 03-002 September 2003 Land Use Map Agriculture Designations
GPA 03-003 March 2004 AG/C/OS Conversion of Prime Ag
Land, Farmworker
Housing, and Ag
Conservation Easements
GPA 04-001 Withdrawn by
applicant
Land Use Map Alder House
GPA 04-002 August 2004 Land Use Map Noyes Road Properties
GPA 04-003 March 2005 Housing Element Housing Element Update
GPA 06-001 August 2006 Land Use Map Castillo Del Mar
Arroyo Grande General Plan Annual Report - 2017 Page 6
Amendment No. Date Type Project
GPA 06-002 November 2006 Circ & Parks and
Rec Elements
Bike and Pedestrian Plan
GPA 06-003 November 2007 Land Use Map S. Elm Multi-Family
Designation
GPA 06-004 February 2007 Land Use Map Sunset Drive
GPA 07-001 June 2007 AG/C/OS Creek Protection Policies
GPA 07-002 November 2007 Housing Element Affordable Housing
Requirements
GPA 07-003 Placed on hold due to
competing priorities
AG/C/OS Conservation Element
Update
GPA 09-001 September 2009 Land Use Map 2009 Land Use Map
Cleanup
GPA 09-001B October 2009 Land Use Map Pearwood Annexation
GPA 11-001 Withdrawn by
applicant
Land Use Map Hillcrest
GPA 11-002 October 2013 Housing Element 2007-15 Housing
Element
GPA 12-001 Withdrawn by
applicant
Land Use Map Alder House
GPA 12-002 July 2012 Circulation
Element
Bicycle and Trails Master
Plan
GPA 12-003 October 2012 Economic
Development
2012 Economic
Development Element
GPA 14-001 March 2014 Land Use Map Heights at Vista Del Mar
Annexation
GPA 14-002 October 2015 Land Use Element Courtland/Grand
GPA 14-003 March 2016 Housing Element 2014-19 Housing
Element
GPA 15-001 January 2017 AG/C/OS Creek
Map
Land Use Map
E. Cherry Avenue Specific
Plan
The following is a brief overview of actions taken in 2017 relative to each individual Element:
Land Use Element (Adopted October 2001)
The Land Use Map was updated to reflect land use changes necessary for the approval of the E.
Cherry Avenue Specific Plan project. In total, 13.13 acres of land designated for Agriculture use
was amended to include 11.12 acres of Single-Family Residential – Medium Density uses and
2.01 acres of Mixed Use uses. Approval of the amendment ensured the accompanying Specific
Plan developed for the properties was consistent with the Land Use Element.
Arroyo Grande General Plan Annual Report - 2017 Page 7
Circulation Element (Adopted October 2001)
No text amendments to the Circulation Element occurred in 201 7. The Community
Development Department is currently working on an update to the Circulation Element with an
estimated public draft being available in fall 2018.
Housing Element (Adopted March 2016)
No text amendments to the Housing Element occurred in 2017. The Community Development
Department spent time during 2017 processing a development application for the construction
of twenty (20) low-income housing units on S. Halcyon Road. Additional information associated
with implementation of the Housing Element is available in Appendix A.
Agriculture, Conservation, and Open Space Element (Adopted October 2001,
Amended June 2007)
The Agriculture, Conservation, and Open Space Element Creek Locations Map was updated as
part of the project approval for the E. Cherry Avenue Specific Plan. This amendment removed
the agricultural drainage located at the southern boundary of the E. Cherry Avenue Specific
Plan project boundary from being a drainage way subject to City Policies .
Safety Element (Adopted October 2001)
No text amendments to the Safety Element occurred in 2017. The City is working on text
updates to incorporate the Local Hazard Mitigation Plan and address fire and flood hazards in
accordance with State Law.
Noise Element (Adopted October 2001)
No text amendments to the Noise Element occurred in 2017.
Economic Development Element (Adopted October 2012)
No text amendments to the Economic Development Element occurred in 201 7. The City is
currently working on the East Grand Avenue Master Plan in order to increase implementation
of the plan and investment by property owners.
Parks and Recreation Element (Adopted October 2001)
No text or map amendments to the Parks and Recreation Element occurred in 201 7. The City is
currently in the middle of updating the Parks and Recreation Element. A survey has been
completed, assessing the community’s preferences regarding park and recreation priorities.
Arroyo Grande General Plan Annual Report - 2017 Page 8
Section 2 – Summary of Activity – 2017
The City of Arroyo Grande policies and programs identified in the General Plan include tools
already in place and used on a day-to-day basis in the City. Some of the various tools available
to further the City’s goals and objectives include the City Council’s annual goals and priorities,
Budget/Capital Improvement Program, Specific Plans and Master Plans of Development, Zoning
and Subdivision Regulations, CDBG Funds, etc.
Planning Commission
The City of Arroyo Grande Planning Commission is designated as the "Planning Agency", as
authorized by Section 65100 of the Government Code. The Commission has the discret ionary
and advisory responsibilities that are authorized by Chapters 2.18, 16.04, and 16.08 of the
Arroyo Grande Municipal Code.
During 2017, the Planning Commission took action on the following:
Two (2) conditional use permits;
Two (2) lot mergers;
One (1) architectural review;
Two (2) tentative tract maps;
One (1) amended conditional use permit;
One (1) planned sign program;
Four (4) time extensions;
Four (4) lot line adjustments;
One (1) certificate of compliance;
One (1) planned unit developments;
One (1) viewshed review; and
One (1) Development Code interpretation.
In their advisory role, the Planning Commission forwarded recommendations to the City Council
that included three (3) land use entitlements and four (4) amendments to the Development
Code.
Building and Life Safety Division
The City’s Building and Life Safety Division reviews project plans, issues permits, and provides
inspection services for compliance with California's building, fire, mechanical, electrical,
plumbing, energy, and disabled access codes, as well as city ordinances.
In 2016, the Building Division received 523 building permit applications and issued 509 building
permits. During the past year, City building inspectors made 1,834 construction and safety-
related inspections associated with building permit activity. The Building Division finaled and
completed 431 building permits in the same period.
Arroyo Grande General Plan Annual Report - 2017 Page 9
Planning Division
The Planning Division assists the community, the City Council, and the Planning Commission in
preparing for the City's future growth and development, as well as reviews current
development plans for consistency with local ordinances. The Planning Division administers the
Development Code and deals with transportation, housing, community facilities, public safety,
open space, design, and the use of land.
The Planning Division provides support staff to the Planning Commission, Architectural Review
Committee, Historical Resources Committee, Downtown Parking Advisory Board, and Traffic
Commission. Administrative functions include the scheduling of meetings, preparation of
agendas, posting of hearing notices, and preparation of minutes.
The Planning Division provides land use analysis, environmental review as required under the
California Environmental Quality Act, and prepares staff reports for the aforementioned
Commissions and Committees, including the City Council.
In 2017, the Planning Division received 205 applications for various land use entitlements
(permits), including, Development Code Amendments, land divisions, Conditional Use Permits,
Minor Use Permits, and Sign permits.
In 2017, the Planning Division spent time working on a number of work items. These work items
included:
The East Cherry Avenue Specific Plan;
The South San Luis Obispo County Sanitation District Recycled Water Planning Facilities
Study;
Stages of water shortage emergencies and water shortage restrictions and regulations;
The East Branch Street Streetscaping Project; and
A Memorandum of Understanding between the City and the 5-Cities Community Service
Foundation regarding property known as Camp Arroyo Grande.
General Plan Policies and Programs
Community Development Department staff is currently working on a number of items
specifically related to the General Plan, as referenced above. Prioritized work efforts for the
General Plan include the Circulation Element Update, defining attainable housing, identifying
incentives for attainable housing, the East Grand Avenue Master Plan (ED7-1.1, LU5-7), the
Halcyon Road Complete Streets Plan, work associated with Camp Arroyo Grande and the
Economic Development Strategic Plan (ED6).
Arroyo Grande General Plan Annual Report - 2017 Page 10
Appendix A – Housing Element Reporting Forms
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Arroyo Grande General Plan Annual Report - 2017 Page 12
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Arroyo Grande General Plan Annual Report - 2017 Page 14
Arroyo Grande General Plan Annual Report - 2017 Page 15
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Table C
Program Implementation Status
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
Program A.1: Adopt policies,
programs, and procedures to
attempt to meet the present and
future needs of residents of the
City, and to aim at providing their
fair share regional housing need
allocated for each income
classification, within identified
governmental, market, economic
and natural constraints.
A.1-1. Establish a five-year schedule of
actions to implement the goals and policies
of the H.E.
Ongoing An implementation schedule of goals and
policies are outlined in the Housing Element
but many of the programs associated with
these goals and policies have not yet been
implemented.
This program will continue to be implemented.
A.1-2. Report annually on progress in
meeting its fair share housing targets, and
provide the collected information to HCD,
development community, and non-profit
housing developers.
Annually The program is on-going.
This program will be continued.
A.1-3. Amend the Development Code to
revise the requirements for the TWMU
District to remove the limitation of only live-
work residential uses. A mix of residential
use types shall be allowed consistent with
all of the mixed use zoning districts (except
IMU). The Development Code shall also be
amended to allow residential projects at
densities up to 20 units per acre in the
TWMU District.
Within 1
year of
H.E.
adoption
The City has not amended the Development
Code regarding the limitations on uses nor the
density in the Traffic Way Mixed Use District.
This program will continue to be implemented.
Program A.2: Continue to utilize
the following incentives for the
production of affordable housing:
a) allowing secondary dwelling
units under specified criteria; b)
allowing manufactured housing
on legal parcels in all residential
A.2-1. Continue to encourage and
publicize on the City’s website the
secondary dwelling program to increase
public awareness.
Ongoing The Development Code was updated October
2017 regarding accessory dwelling units
(ADUs) for compliance with State law
(Ordinance No. 688). Currently the City
provides information about ADUs on the
City’s website, including development
standards, procedures, and fees.
Arroyo Grande General Plan Annual Report - 2017 Page 17
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
zones; c) allowing density
bonuses for very low and low-
income housing and senior
housing projects.
This program will be continued.
Program A.3: Give priority to
processing housing projects that
provide for affordable housing,
and lower development impact
fees shall be charged as an
incentive for low, very low, and
extremely low-income housing.
A.3-1. Amend the Municipal Code to
provide incentives for the development of
affordable housing projects, including
expedited permitting, providing financial
assistance through the City’s In-Lieu
Affordable Housing Fund, requiring lot
consolidation, and providing greater
flexibility in development standards.
Within 2
years of
H.E.
adoption
The Municipal Code has not yet been
amended to include these incentives for
affordable housing projects. However, impact
fees have been reduced for affordable housing
projects.
This program has not successfully been
implemented and will be continued.
A.3-2. Amend the Development Code to
include the definition of “Extremely Low-
Income” as defined by Section 50093 of the
California Health and Safety Code.
Within 1
year of
H.E.
adoption
The definition of “Extremely Low-income” has
not yet been included in the Development
Code. Extremely low-income households earn
30 percent or less of the median household
income.
This program will be continued.
A.3-3. Amend the Development Code to
provide additional incentives specific for
extremely low-income housing projects.
Incentives may include flexible standards
for on- and off-site improvements such as
reduced parking requirements, reduced
curb, gutter, and sidewalk requirements;
reduced or deferred water and/or sewer
connection fees; development review and
permit streamlining procedures; or financial
incentives and assistance.
Ongoing The City has not yet amended the
Development Code regarding additional
incentives for extremely low-income housing
projects.
This program will be continued.
Program A.10: Review and
revise development regulations,
A.10-1. Comply with State Density Bonus
Law and update Development Code
Within 1
year of
The City has not completed the Development
Code amendment to comply with recent
Arroyo Grande General Plan Annual Report - 2017 Page 18
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
standards, and procedures to
encourage increased housing
supply as needed.
Chapter 16.82 to comply with AB 2280. H.E.
adoption
and then
ongoing
changes to State Density Bonus Law.
This program will be continued.
A.10-2. Evaluate and amend the Planned
Unit Development Permit procedures in
Development Code Section 16.16.060 to
provide more predictable options for small
lot infill projects in the City’s Residential
land use designations.
Within 2
years of
H.E.
adoption
The Development Code has not been
amended regarding the PUD permit
procedures.
This program will be continued.
A.10-3. Amend the Development Code to
allow densities up to 20 du/ac in the OMU
District for 100% multi-family housing
projects with a Minor Use Permit subject to
design review through the Architectural
Review Committee.
Within 2
years of
H.E.
adoption
The City maintains a GIS database inventory
of vacant and underutilized “opportunity sites”.
This program has been successfully
implemented and will be continued.
Program A.12: Establish a
system to inventory vacant and
underutilized land.
A.12-1. Continue to maintain its GIS
mapping and planning database inventory
of vacant and underutilized “opportunity
sites”.
Ongoing The City maintains a GIS database inventory
of vacant and underutilized “opportunity sites”.
This program has been successfully
implemented and will be continued.
Program A.14: Promote infill
housing opportunities through an
attainable housing program.
A.14-1. Amend the development Code to
define and provide incentives for “attainable
housing”.
Within 2
years of
H.E.
adoption
The Development Code has not yet been
amended to include the definition of
“Attainable housing”. This effort will be
achieved through an “Affordable Housing”
program. The City envisions assessing
whether proposed projects include “Attainable
Housing” as applications are submitted.
This program will be continued.
Program A.15: Pursue program
assistance for first-time home
A.15-1. Establish a program to provide
assistance to first-time home buyers.
Within 2
years of
Many of the units originally restricted to
families earning a moderate income are being
Arroyo Grande General Plan Annual Report - 2017 Page 19
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
buyers. H.E.
adoption
sold at market rate because the formula used
to determine sales price is such that market
rate prices are higher than income-restricted
prices. By default, the program acts like a
first-time home buyers program.
This program will be continued.
Program B.1: All residential
projects that receive additional
densities or other City incentives
to include affordable housing
shall be placed into a City-
approved program to maintain the
affordability for at least 45
(owner-occupied) or 55 years
(rental units).
B.1-1. Continue tracking residential
projects that include affordable housing to
ensure that the affordability is maintained
for at least 45 years for owner-occupied
units and 55 years for rental units, and that
any sale or change of ownership of these
affordable units prior to satisfying the 45 or
55-year restriction shall be “rolled over” for
another 45 or 55 years.
Ongoing The City tracks all affordable projects through
a database, inputting any updates regarding
ownership or affordability when they occur.
This program will be continued.
Program B.2: Continue
monitoring affordable units to
ensure ongoing compliance with
the sales limits or rental rates
established by agreement
between the City and the
developer.
B.2-1. The City may contract with the
Housing Authority of San Luis Obispo
(HASLO) or a regional monitoring agency
for the monitoring of affordable units to
ensure compliance with terms of the
development agreement.
Ongoing The City has an Agreement with the Housing
Authority of San Luis Obispo (HASLO) for
affordable housing eligibility verification and
compliance. The City is also a member of the
San Luis Obispo Housing Trust Fund
(SLOCHTF), which provides ongoing technical
assistance.
This program will be continued.
Program B.6: Continue to
regulate the use of existing
residences on residentially zoned
properties for vacation rentals.
B.6-1. The City shall monitor the loss of
permanent workforce housing from vacation
rentals and consider modifying the
Development Code to adjust for this loss.
Ongoing The Development Code prohibits homestays
and vacation rentals to be within 300 feet of an
existing homestay or vacation rental on the
same street. To date, the City has approved
16 homestays and 19 vacation rental
applications. Modifications to the
Arroyo Grande General Plan Annual Report - 2017 Page 20
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
Development Code are not warranted at this
time given the low number of permits issued.
The City will continue to monitor the number of
permits issued for homestays and vacation
rentals to determine impacts to workforce
housing.
This program will be continued.
Program C.1: Establish criterion
for allocating financial resources
from its In-lieu Affordable
Housing Fund to augment
extremely, very low, and low-
income housing development.
C.1-1. The City shall continue to allocate
financial resources to augment extremely
low, very low, and low-income housing
development based on the financial
projection of the In-Lieu Affordable Housing
Fund.
Ongoing The Inclusionary Affordable Housing Trust
Fund will continue to devote funds to
affordable housing projects for people of
extremely low, very low and low income.
This program will be continued.
Program C.4: Consider
cooperation with non-profit
organizations and other
developers for loan and/or grant
applications to provide extremely,
very-low, and low-income
housing.
C.4-1. The City shall continue to meet with
local non-profit and private developers
semi-annually to promote extremely low,
very low, and low-income housing
programs outlined in the H.E. The City shall
direct private housing developers to funding
sources to promote affordable housing as
outlined in the policies of Goal C.
Semi-
annually
The City will continue to promote the
development of affordable housing
opportunities for people of extremely low, very
low and low income.
This program will be continued.
C.4-2. The City shall continue to participate
in financial incentive programs established
by the San Luis Obispo County Housing
Trust Fund (SLOCHTF), such as a
revolving loan program.
Ongoing The City continues to receive local housing
funding through the SLOCHTF.
This program will be continued.
Program D.1: Relax parking
standards for apartments
containing extremely, very low,
low, and/or senior housing.
D.1-1. The City shall encourage specific
plans for land within its Sphere of Influence
that include increased residential capacity
for multiple-family development.
Ongoing Multiple family developments will continue to
be encouraged through specific plans.
This program will continue to be implemented.
Program E.4: Residential condo E.4-1. When necessary, the City shall Ongoing The City will continue to support the affordable
Arroyo Grande General Plan Annual Report - 2017 Page 21
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
conversion units shall remain
affordable through a 45-year
deed restriction.
continue to work with property owners of
deed restricted affordable units who need to
sell within 45 years of initial sale. When the
seller is unable to sell to an eligible buyer
within a specified time period, equity
sharing provisions are established. Funds
generate would then be used to develop
additional affordable housing within the
City.
housing agreement of properties, working with
property owners, as needed, who need to sell
of deed restricted affordable units.
This program will be continued.
Program F.1: Require housing
projects greater than six units to
meet inclusionary housing
requirements by 1) payment of in-
lieu fee, 2) on-site construction of
affordable units, or 3) dedication
of land.
F.1-1. The City shall evaluate and consider
amending the inclusionary affordable
housing requirements in the Development
Code based on experience using the
requirements in producing affordable units.
Within 4
years of
H.E.
adoption
(2020)
The City has not amended the Development
Code regarding the inclusionary affordable
housing requirements.
This program will be continued.
F.1-2. The City shall amend the
inclusionary affordable housing
requirements in the Development Code to
eliminate inclusion of moderate-income
units in the requirements.
Within 2
years of
H.E.
adoption
The City has not amended the Development
Code, eliminating the inclusion of moderate-
income units in the inclusionary affordable
housing requirements.
The City does this in practice through the
subdivision process. Fees are collected in-lieu
of providing deed restricted moderate-income
units.
This program will be continued.
F.1-3. The City shall amend the in-lieu fee
as called for in the inclusionary affordable
housing requirements in the Development
Code.
Within 2
years of
H.E.
adoption
The City has not amended the Development
Code.
This program will be continued.
Program G.1: Review and
periodically amend the
Development Code and design
review regulations and
G.1-1. The City shall work with non-profit
organizations to maintain a mailing list of
persons interested in development projects
containing affordable housing. Agendas for
Ongoing This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 22
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
procedures to streamline permit
processing for affordable housing
projects and minimize application
and development review costs.
all City meetings related to these projects
shall be mailed to persons on the mailing
list. The City shall also continue to post the
agendas on the City’s website.
G.1-2. The City shall encourage
construction and/or rehabilitation of housing
units for low, very-low, and extremely low
income households by develoing and
implementing incentive-based programs
such as fee reductions, fee waivers, flexible
development standards, updating the City’s
second unit ordinance to reduce barriers to
second units development in residential
zones, and similar programs.
Ongoing This program will be continued.
G.1-3. The City shall amend the
Development Code to allow development
for up to 15 multiple-family attached units in
the MF and MFA zoning districts with a
Minor Use Permit (MUP) subject to design
review through the Architectural Review
Committee. Development of over 15
multiple-family attached units in the MF and
MFA zoning districts shall require a
Conditional Use Permit (CUP).
Within 2
years of
H.E.
adoption
The City has not amended the Development
Code.
This program will be continued.
Program H.1: Encourage private
and public financing of affordable
housing rehabilitation.
H.1-1. The City shall continue to coordinate
with HASLO to maintain and expand
Section 8 rental housing assistance to
qualified households.
Ongoing,
when
eligible
The City coordinates with HASLO regarding
Section 8 housing assistance when needed.
This program will continue to be implemented.
H.1-2. The City shall develop a program to
offer housing developers an alternative to
meet affordable housing requirements by
contributing some “sweat equity” on
Within 2
years of
H.E.
adoption
This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 23
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
projects where existing housing units will be
rehabilitated as affordable.
Program H.2: Ensure zoning
compatibility when integrating
public affordable housing projects
into existing residential
neighborhoods. All impacts
relating to neighborhood stability
and quality of life issues shall
also be considered.
H.2-1. The City shall continue to consider
abatement of unsafe or unsanitary
structures, including buildings or rooms
inappropriately used for housing, contrary
to adopted health and safety codes. Where
feasible, the City will encourage
rehabilitation and allow reasonable notice
and time to correct deficiencies. Where
necessary and feasible, extremely low, very
low and low-income residents displaced by
abatement action shall be eligible for
relocation assistance, subject to Council
approval.
Ongoing This program will be continued.
Program I.1: Establish a
notification procedure to
occupants of affordable housing
units of conversion to market rate
units.
I.1-1. Written notice shall be required prior
to the conversion of any units for low-
income households to market rate units in
any of the following circumstances:
•The units were constructed with the aid of
government funding
•The units were required by an inclusionary
zoning ordinance
•The project was granted a density bonus
•The project received other incentives
The property owner should work with the
City and affordable housing developers,
such as HASLO, to identify qualified buyers
and/or funding prior to conversion. In cases
where conversions occur, notice shall at a
Ongoing This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 24
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
minimum be given to the following:
•The City of Arroyo Grande
•State Department of Housing and
Community Development
•San Luis Obispo Housing Authority
•Residents of at-risk units
Program I.2: Assist in the
preservation of affordable units at
risk of conversion to market rate.
I.2-1. The City shall annually monitor the
status of affordable housing developments.
If any property owners indicate plans to
convert affordable units to market rate
pricing, or if the City identifies market
conditions indicating potential for “at risk”
unit conversion, the City will contact
qualified non-profit organizations or other
agencies and explore opportunities to assist
and facilitate the transfer ownership of “at
risk” units.
Ongoing The City monitors the development of
affordable housing, classifying the
development of new units based on income
brackets of very low, low, moderate and above
moderate. The City will continue to ensure the
availability of affordable housing units for
people of very low and low income.
This program will be continued.
Program J.1: Encourage and
seek funding to assist in the
development of low and
moderate-income senior rentals.
J.1-1. The City shall continue to promote
housing opportunities for seniors and other
special needs groups by identifying sites
suitable for senior and transitional housing
and considering other incentives to promote
senior and transitional housing. Single-
room occupancy units (SROs) shall be
added to the use tables in the Development
Code as allowed in all Mixed-Use zones
with a conditional use permit. SROs shall
be allowed in the MFVH zone district with a
minor use permit.
Within the planning period, one project
included the expansion of an existing assisted
living facility by 17 units (“Alder House”).
Recently, a 69 unit assisted living facility was
approved.
This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 25
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
Program J.5: Encourage the
development of housing for
farmworkers.
J.5-1. To encourage farmworker housing,
the City will amend the zoning ordinance to
identify farmworker housing as a residential
use in the use tables. The City Zoning
Ordinance will be amended to ensure that
permit processing procedures for
farmworker housing do not conflict with
Health and Safety Code Sections 17021.5,
which states that farmworker housing for six
or fewer employees should be “deemed a
single-family structure with a residential
land use designation”, and 17021.6 which
states that for "employee housing
consisting of no more than 36 beds in a
group quarters or 12 units or spaces
designed for use by a single family or
household...no conditional use permit,
zoning variance, or other zoning clearance
shall be required of employee housing of
this employee housing that is not required
of any other agricultural activity in the same
zone”.
Within 1
year of
H.E.
adoption
The City has not amended the Development
Code.
This program will be continued.
Program K.1: Consider joint
powers development and
cooperation agreements to
develop homeless shelters and
related services, or participate in
the operations and maintenance
of countywide or south county
regional homeless shelter
facilities.
K.1-1. The City shall continue to participate
in the South San Luis Obispo County
working group cooperating with other cities,
the county and other agencies in the
development of programs aimed at
providing homeless shelters and related
services.
Ongoing The City continues to work the county and
other relevant agencies in providing homeless
shelters and related services.
The 5Cities Homeless Coalition (5CHC) was
established in 2009 for south San Luis Obispo
County. The City provides grant funding to
this agency through its allocation of CDBG
federal funds and through the City’s Jim
Guthrie Community Service Grant Program.
Arroyo Grande General Plan Annual Report - 2017 Page 26
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
This program will be continued.
Program K.2: Allow emergency
shelters for overnight lodging in
appropriate zoning districts as
part of the Development Code
Update in compliance with State
law.
K.2-1. The City shall amend the
Development Code to allow emergency
shelters without a conditional use permit or
other discretionary permits in appropriate
locations in compliance with SB 2, the “Fair
Share Zoning” law. The Development Code
amendment shall include a definition for
“emergency shelter.” Emergency shelters
are currently not allowed in commercial
mixed use districts, and are allowed
through the Conditional Use Permit process
in the Condominium/Townhouse (MF),
Apartments (MFA) and Multifamily Very
High Density (MFVH) residential districts.
The Development Code shall be updated to
permit emergency shelters by right in at
least one zone or site. Potential zones
include the Industrial Mixed-Use (IMU) and
Highway Mixed-Use (HMU) districts. These
commercial districts have sufficient capacity
to house emergency shelters with
approximately 18 acres of vacant or
underutilized land available. The IMU
district has several large parcels totaling
almost 13.5 acres with ten (10) acres that
are currently used as storage and/or
construction yards with small or no
permanent structures. The HMU district
has less potential, although there are about
four acres with a couple of large vacant
Concurrent
with H.E.
adoption
Ordinance No. 677 was adopted in April 2016
to amend the Development Code regarding
Emergency Shelters And Supportive And
Transitional Housing.
This program has been implemented.
Arroyo Grande General Plan Annual Report - 2017 Page 27
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
parcels totaling 1.64 acres.
The Development Code can include
locational and operational criteria for
emergency shelters such as:
•Proximity of public transit, supportive
services, and commercial services;
•Hours of operation;
•External lighting and noise;
•Provision of security measures for the
proper operation and management of a
proposed facility;
•Measures to avoid queues of individuals
outside proposed facility; and
•Compliance with county and State health
and safety requirements for food, medical,
another supportive services provided
onsite.
Such criteria can act to encourage and
facilitate emergency shelters and
transitional housing through clear and
unambiguous guidelines for the application
review process, the basis for approval, and
the terms and conditions of approval.
The City will solicit input from local service
providers and the South San Luis Obispo
County working group in the preparation
and adoption of the amendment to the
Development Code to ensure that
development standards and permit
processing will not impede the approval
and/or development of emergency shelters.
Arroyo Grande General Plan Annual Report - 2017 Page 28
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
K.2-2. The City shall amend the
Development Code to define transitional
and supportive housing as residential uses
per Section 65582 of the Government Code
subject to the same standards that apply to
other housing in the same zone.
Within 1
year of
H.E.
adoption
Ordinance No. 677 was adopted in April 2016
to amend the Development Code regarding
Emergency Shelters And Supportive And
Transitional Housing.
This program has been implemented.
Program L.1: Encourage
housing development that meets
the special needs of disabled
persons, including
developmentally disabled
individuals, and ensure that all
new multiple family developments
comply with the handicapped
provisions of the California
Building Code and ADA.
L.1-1. The City shall explore models to
encourage the creation of housing for
persons with disabilities, including
developmental disabilities. Such models
could include coordinating with the Tri-
County Regional Center and other local
agencies in encouraging affordable housing
projects to dedicate a percent of housing for
disabled individuals; assisting in housing
development; providing housing services
that educate, advocate, inform, and assist
people to locate and maintain housing; and
models to assist in the maintenance and
repair of housing for persons with
developmental disabilities.
Within 2
years of
H.E.
adoption
The City will continue to explore models to
encourage development of housing for
persons with disabilities.
This program will continue to be implemented.
Program L.2: Ensure, through
the design review process for
multiple housing projects, that
project design, parking locations,
pedestrian walkways, and direct
access to the housing units
accommodates handicapped or
disabled access.
L.2-1. The City shall create a policy or
amend the Development Code to provide
persons with disabilities seeking equal
access to housing an opportunity to request
reasonable accommodation in the
application of City building and zoning laws.
Within 1
year of
H.E.
adoption
The City has not amended the Development
Code to provide an opportunity to request
reasonable accommodation for persons with
disabilities.
This program will be continued.
L.2-2. The City will have brochures on
universal design available at the
Community Development Department front
counter. The City will also consider
updating the building code to encourage
Within 1
year of
H.E.
adoption
The City has not yet made progress promoting
the universal design concept.
This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 29
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
use of universal design in home design.
Universal design is based on the precept
that throughout life, all people experience
changes in their abilities. The goal of
universal design is to provide environments
that are usable by all people, to the greatest
extent possible, without the need for
specialization in design and construction
and /or facilitate change in occupancy over
time.
Program M.1: All new dwelling
units shall be required to meet
current State and local
requirements for energy
efficiency. The retrofitting of
existing units shall be
encourages.
M.1-1. The City shall continue working to
implement a water and electrical retrofit
program for existing housing units. A
plumbing retrofit program was established
in 2004, and water conservation rebate
programs were established in 2009. The
City will continue to work with PG&E and
other agencies to establish an electrical
retrofit program.
Ongoing The City has continued to promote Water
Conservation Incentive programs, including
the Plumbing Retrofit Program as well as
rebate and education programs. The City has
also been involved in the San Luis Obispo
County Energy Watch, a joint project between
San Luis Obispo County, Pacific Gas and
Electric Company and Southern California
Gas Company. In 2013 the City adopted a
Climate Action Plan and partnered with San
Luis Obispo County jurisdictions to receive a
California Strategic Growth Council grant to
develop an implementation and monitoring
program. The program provides tools and
best practices for implementing all CAP
programs, such as the energy audit and
retrofit program.
This program will be modified and continued.
M.1-2. Consistent with Measure E-4 of the
City’s Climate Action Plan, the City shall
establish a program to allow residential
Within 1
year of
H.E.
The City has yet to establish a program
regarding minor exceptions for residential
projects that meet a minimum number of items
Arroyo Grande General Plan Annual Report - 2017 Page 30
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
projects to receive minor exceptions if they
meet 25% of items on the Tier 1 list of the
California Green Building Code (Title 24) or
15% of items on the Tier 2 list of that code.
adoption from the California Green Building Code.
This program will be continued.
Program N.1: The City declares
that all persons, regardless of
race, religion, age, or sex, shall
have equal access to sound and
affordable housing.
N.1-1. The City will continue to promote the
enforcement of policies of the State Fair
Employment and Housing Commission, and
shall resolve housing discrimination
complaints through assistance from HUD,
and/or local, regional private fair housing
organizations. The City will develop a fair
housing program to implement San Luis
Obispo County’s Urban County Team’s fair
housing program, “Fair Housing Analysis of
Impediments” and prepare a brochure that
promotes equal housing opportunities and
addresses discrimination. The brochure will
be available at the Community
Development Department and a link to
download the brochure will be placed on
the City’s website. In addition the City shall
disseminate information in one or more of
the following ways to ensure the public is
aware of Fair Housing Law:
•Distribute materials to property owners and
apartment managers twice a year.
•Make public service announcements
through multiple media outlets including
newspaper, radio, television, and social
media to run on a regular basis.
Ongoing The City has not yet prepared a brochure to
promote equal housing opportunities and
address discrimination or disseminated
information about the Fair Housing Law to the
public.
This program will be continued.
Arroyo Grande General Plan Annual Report - 2017 Page 31
Program Description (by Housing
Element Program Names)
Housing Program Progress Report – Government Code Section 65583
Describe progress of all programs including local efforts to remove governmental constraint to the maintenance,
improvement, and development of housing as identified in the housing element.
Name of Program Objective Timeframe Status of Program Implementation
•Conduct public presentations with different
community groups once or twice a year.
Program O.1: Encourage the
participation of all residents of
Arroyo Grande in the
development of housing policies
for the City.
O.1-1. Prior to any public hearing where
the City is considering amending or
updating its Housing Element or housing
policies, the City will notify all local housing
organizations, as well as social service
agencies, and post notices at significant
locations.
Ongoing The City will continue to notify the necessary
organizations, agencies and other parties
when amending or updating the Housing
Element or housing policies.
This program will be continued.
Program P.1: Update the
Develoment Code and General
Plan to maintain consistency and
compatibility between documents.
P.1-1. Following amendment of the
General Plan Conservation and Safety
Elements to comply with AB 162 related to
floodplain mapping, the City will amend the
Housing Element if needed for consistency.
Within 1
year of
H.E.
adoption
The City has not yet amended the General
Plan Conservation and Safety Elements to
comply with AB 162. Following any
amendments, the Housing Element will be
modified, as necessary.
This program will be continued.