PC Minutes 2002-11-191
MINUTES
SPECIAL MEETING OF THE
CITY OF ARROYO GRANDE PLANNING COMMISSION
NOVEMBER 19, 2002
CALL TO ORDER - The Arroyo Grande Planning Commission met in special session
with Chair Costello presiding. Also present were Commissioners Brown, Fowler and
Keen. Commissioner Guthrie was absent. Staff members in attendance were
Community Development Director, Rob Strong; Associate Planner, Kelly Heffernon;
Administrative Assistant II, Lavonne Bradford.
APPROVAL OF MINUTES — The minutes of November 6, 2002 were unanimously
approved as written.
ORAL COMMUNICATIONS — None.
WRITTEN COMMUNICATIONS — None.
AGENDA REVIEW — Add to the agenda: Non - Public Hearing Item II.B. Discussion of
leadership, subcommittees and schedule of Task Force meetings. The topic was
carried over from the 5:30 — 7:00 PM session.
PUBLIC HEARING - PLANNING COMMISSION AND LOCAL HOUSING TASK
FORCE — HOUSING ELEMENT WORKSHOP.
PUBLIC HEARING OPENED
The following information was provided by Steve Devencenzi, representative from San
Luis Obispo Council of Governnlents (SLOCOG).
SLOCOG is responsible for developing the Regional Housing Needs Plan, per State
law, through the State of California's Department of Housing and Community
Development (HCD). Other Council of Governments throughout the State have
previously been through this process: The Association of Bay Area Governments
(ABAG) and Southern California Association of Governments (SCAG) went through this
process two years ago. The Association of Monterey Bay Area Governments (AMBAG)
when through this last year. The Santa Barbara Council of Governments (SBCAG) is
currently going through this process.
SLOCOG is responsible for assigning the units received from HCD to the local
communities. Each community is responsible to adopt a Housing Element, which is due
at the end of 2003. SLOCOG established a Regional Housing Needs Plan to allocate
housing needs amongst all communities in the county, which covers the period from
2001 to 2008 and includes various income levels.
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California's Department of Finance gives population and housing projection numbers to
SLOCOG, who then allocates the housing numbers to the member jurisdictions.
SLOCOG has been questioning the validity of the numbers coming from the State
regarding population and employment projections.
The greatest challenge is how to address very low and low income categories. HCD's
viewpoint is that communities will need to zone for density of more than 20 units per
acre to accommodate development of those types of units. In developing the Regional
Needs Plan, SLOCOG is looking to identify existing needs by income distribution.
Jurisdictions must look at how to accommodate their fair shore of housing and plan for
them within the Housing Elements. Specifically, communities must look at the programs
that they are going to put into place to assist with those very low and low income
categories.
There are a number of HCD administered programs and several other public and
private financing programs in place that are dependent upon having a valid and
approved Housing Element. Arroyo Grande will not be eligible for any of these monies
if is doesn't have a State certified Housing Element.
SLOCOG will review the county -wide share distribution allocation formula at its
December meeting. After the Board adopts the Regional Housing Needs Plan, there is
a 30 -day appeal period during which each community can appeal back to the SLOCOG
Board regarding their determination of each community's share.
SLOCOG's Board recognizes that it must accept HCD's allocation and approve a
Regional Housing Needs Plan or SLOCOG could potentially face litigation. Without an
approved Regional Housing Needs Plan, communities in San Luis Obispo County
cannot receive Housing Element Certification. If Arroyo Grande's Housing Element
does not incorporate the assigned share from SLOCOG, the community could be
targeted for litigation. This has begun to happen around the state, and public interest
law firms are targeting this arena. The cost of developing a well- crafted Housing
Element is probably substantially Tess than the cost of litigation if one isn't developed.
Rob Strong stated that the LHTF and Planning Commission's responsibilities to
determine quantifiable objectives to meet the needs identified by the State of California
and SLOCOG. He indicated the following:
• LHTF's work program will provide the basis of a Housing Element;
• A Housing Element is a mandatory component of a valid General Plan;
• A valid General Plan is fundamental to the jurisdiction issuing building permits,
approving subdivisions, conducting most types of capital projects
• If (communities) don't have a valid General Plan there is potential of a total
shutdown.
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Ms. Heffernon gave a brief presentation regarding the Local Housing Task Force work
program schedule and activities and proposed the following sub - committees:
• Workforce Housing
• Special Needs Housing — low income families, homeless, farm workers, seniors,
disabled, large families, single - parent households
• Constraints
— Governmental constraints: land use controls, zoning, development standards,
fees, improvement requirements, permit processing procedures, building
codes
— Non - governmental constraints: land costs, construction costs, availability of
financing
• Financial Resources — fees, fee waivers, housing trusts, land banking, land
donations, local taxes and revenues, mortgage credit certificates, municipal
bonds, private financing, development financing, tax credits
Chair Costello opened the meeting to public comment. No public comments were
offered.
Rob Strong presented a preliminary evaluation of Arroyo Grande's housing opportunity
sites (single and multiple family and mixed use), within the context of the City's General
Plan.
Commissioner Brown asked about conflict between the General Plan build -out number
and the State mandated number. Rob Strong replied that this is a dilemma that the
Housing Element must address.
Commissioner Fowler asked if Mobile Homes are included in the housing allocation.
Rob Strong indicated that the General Plan does accommodate mobile home parks.
After discussion, a recommendation was made to establish sub - committees per Ms.
Heffernon's recommendation. A continuation meeting was scheduled for Thursday,
December 5, 2002 at 4:00 p.m. to establish membership and leadership of sub-
committees and the goals and objectives of sub - committees.
PUBLIC HEARING CLOSED
ADJOURNMENT — There being no further business before the Commission, the
meeting was adjourned at 10:35 p.m. on a motion by Chair Costello, seconded by
Commissioner Brown, and unanimously carried.
MINUTES
PLANNING COMMISSION
NOVEMBER 19, 2002
ATTEST:
COMMISSION CLERK
AS TO CONTENT:
ROB STRONG,
COMMUNITY DEVELOPMENT DIRECTOR
PAGE 4
JOS M. COSTELLO, CHAIR
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