North County Housing Conditions
North County Housing Conditions:
Cities of Paso Robles and Atascadero
Jose Ismael Marquez
Regional Planning and Analysis Lab, CRP 554
Department of City and Regional Planning
California Polytechnic State University
Richard Lee, Instructor
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North County Housing Conditions
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NORTH COUNTY (ATASCADERO AND PASO ROBES)
REGIONAL HOUSING CONDITIONS
According to the City of Atascadero General Plan Housing Element (Draft) the
previous housing element sought to increase the proportion of affordable multifamily
units, primarily to accommodate larger families and the increasing number of senior
citizens. It is consider that to a considerable extent, the City has been successful in
achieving this objective. According to the Draft the goals and policies contained in the
previous housing element were appropriate to meet the housing needs of the City.
The U.S. Census 2000 reported a population of 26,411 for the City of Atascadero.
The City has grown in a very rapid pace (e.g. in the 1950s decade the city grew almost
100 percent). In the past decade (1990s) the City grew by 14 percent, and is expected to
maintain the same trend for the next two decades. Historically, the City of Atascadero
experienced periods of explosive growth rates following World War II. During the
decade of the 1990's these rates began to stabilize into more sustainable growth rates
averaging between 1% and 2% annually. The General Plan assumes that an annual
growth rate averaging 1.25% will be sustained during the next 20 years. Based on this
assumption the General Plan build out would be reached around 2025 (See table below).
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Table1
POPULATION TRENDS AND PROJECTIONS: 1960-2025
CITY OF ATASCADERO
YEAR POPULATION 10 YEAR RATE
Year
Population
Increase rate
1940
2,600
1950
3,400
31%
1960
4,583
35%
1970
9,100
99%
1980
16,232
78%
1990
23,138
43%
2000
26,411
14%
2010
29,904
13%
2020
33,860
13%
2025
36,030
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
The following table shows the current Square Footage by Land Use Type
(Commercial and Industrial) and the number and type of Residential Units (See table
below).
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Table 2
EXISTING DEVELOPMENT
Land Use Type
Square Foot
Commercial
2,683,000
Industrial
416,000
Residential Units
Group Quarters
260 du’s
Single Family Detached
6,768 du’s
2-to-4 Unit
869 du’s
5-plus Unit
1,217 du’s
Mobile Home
601 du’s
Total Units
9,995
Population
26,411
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
The City as the Region in general has a very different composition if is compare
with the rest of the State of California. Accordingly, to the U.S. Census 2002 and the
Draft City of Atascadero General Plan, the City had almost 90 percent White-non
Hispanic; however, minority groups grew in the past decade such as Blacks and
Hispanics. This could have implications in the housing needs of these particular ethnic
groups (See table below).
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Table 3
ATASCADERO ETHNICITY GROUPS
Population Group
1990
2000
Number
Percent
Number
Percent
White (non-Hispanic)
21,747
94.0%
23,451
88.8%
Black
260
1.1%
623
2.4%
Hispanic (all races)
1,972
8.5%
2,783
10.5%
Native-American (non-Hispanic)
270
1.2%
247
0.9%
Asian
262
1.1%
336
1.3%
Other (non-Hispanic)
589
2.5%
1,754
6.6%
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
Income distribution in the north county cities of Atascadero and Paso Robles is
concentrated especially in the upper medium cohorts (S50,000 to $100,000). Also, we
have to consider that the lowest income group spikes considerably in the household
medium income distribution in these two cities (See figure below).
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Household Income by Income Category
$200,000 or more
El Paso de Robles (Paso Robles) city
$150,000 to $199,999
Atascadero city
$125,000 to $149,999
$100,000 to $124,999
$75,000 to $99,999
$60,000 to $74,999
$50,000 to $59,999
$45,000 to $49,999
$40,000 to $44,999
$35,000 to $39,999
$30,000 to $34,999
$25,000 to $29,999
$20,000 to $24,999
$15,000 to $19,999
$10,000 to $14,999
Less than $10,000
0
200
400
600
800
1000
1200
1400
1600
Number of Households
Figure 1: Household Income by Income Category
The number of Households in the City of Atascadero increased 11.4 percent from
8,557 in 1990 to 9,531in the year 2000 (see table below).
Table 4
HOUSEHOLDS, 1990 AND 2000
Households
1990
2000
City Only
8,557
9,531
Increase
974
Percent Increase
11.4%
Annual Rate of Increase
1.1%
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Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
The size of the household is the City of Atascadero y quite small, 35 percent of
the Households only have 2 individuals, 22 percent are compose by only two persons, 17
percent are made up by 3 persons, and 16 percents of the Households are made up by 4
persons (see table below).
Table 5
HOUSEHOLD SIZE AND OWNERSHIP, 2000
Persons/HH
Owner
Renter
Total
Percent
1
1,061
1,033
2,094
22%
2
2,456
921
3,377
35%
3
1,012
601
1,613
17%
4
1,058
445
1,503
16%
5
426
194
620
7%
6
155
57
212
2%
7 or More
81
31
112
1%
Total
6,249
3,282
9,531
100%
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
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The House/Job balance in the City of Atascadero is considerable stable, although
they are still more jobs in the City (16,900) than Households, creating a House shortage
in the area. Jobs per Employed Resident balance is even worse, there is only 0.8 jobs per
employed resident, this figure implied that Atascadero’s residents are commuting to other
areas to work (See Table below).
Table 6
JOBS/HOUSING BALANCE, 1990
Component
Number
Jobs
16,900
Households
15,138
Employed Residents
21,796
Jobs per Household
1.1
Jobs per Employed Resident
0.8
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
If we analyzed the Atascadero’s Housing need by Income Category, we may
inferred a greater housing need in the Very Low Income, and Low Income category,
because housing units are not being built that could accommodate the need of this group.
Only Houses for households who earn above the Moderate Income and secondly around
the median income are being built (See Table below).
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Table 7
CITY SHARE OF REGIONAL HOUSING NEED, 2001-2008
Income Category
% of City
Units Need
Built Since
Assisted
1990
2001-2008
1/1/2001
Units
Very Low (<50% median)
20%
343
1
Low (50-80% median)
14%
239
70
(80-120% 20%
343
43
300
Moderate 46%
788
100
688
1,713
214
1,499
Moderate
Needed
341
19
150
median)
Above
(>120%median)
Total
100%
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
Special Groups
There are also special population groups that have a greater need for adequate
housing, such as the Disabled Population, Large Families, Single-Parent Households,
Persons in Need of Emergency Shelter, and Farm workers. Disabilities may affect a
persons’ housing need in two ways according the City of Atascadero General Plan
Housing Element: a mobility or self-care limitation may require modifications to housing
to accommodate the disability; and a work disability may limit a person’s ability to afford
adequate housing.
Large Families with low income generally faced overcrowding problems, this
social group generally can not afford to buy a house, and therefore they are renters.
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Atascadero’s Rental Market, do not provide the type of units for this groups (more than 2
rooms), therefore large households may often find themselves in overcrowded conditions.
Single-Parent Households (around 11 percent in the City of Atascadero) is another group
that faced a great housing need, the majority of these households are headed by woman.
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.
Persons in Need of Emergency Shelter and Farm workers are other groups that
also face the housing crisis. The first group requires adequate sites that are accessible to
public services and that provide emergency shelters and transitional housing. Providing
adequate Farm workers Housing is another problem that the City will be facing more and
more due to the increasing numbers of parcels that are being cultivate for vineyards.
Income Groups and Ability to Pay
Overpayment for housing is a problem for may Atascadero households, particular
renters and low income groups. About one-fourth of households were paying more than
35 percent of their income for housing in 1990. Generally, if a household spends more
than 30 percent in housing, it is considered to be overpaying (See Table below).
Table 8
OWNERS AND RENTERS HOUSEHOLD COST
Owners
Households
HH
Renters
Percent
HH
All Households
Percent
HH
Percent
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Less than $20,000
…Less than 35 percent
245
45%
247
21%
492
37%
…35 percent or more
296
55%
527
79%
823
63%
…Less than 35 percent
561
60%
869
87%
1,430
74%
…35 percent or more
372
40%
132
13%
504
26%
…Less than 35 percent
942
77%
484
99%
1,126
79%
…35 percent or more
288
23%
5
1%
293
21%
…Less than 35 percent
1,597
91%
303
100%
1,900
93%
…35 percent or more
150
9%
0
0
150
7%
$20,000 - $34,999
$35,000-$49,999
$50,000 +
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
Comparing home prices with the amount a household would usually be expected
to pay for housing indicates that only moderate and above-moderate income households
could afford to purchase a single-family home in 2002 (base in the median income for
San Luis Obispo County) (See Tables Below).
Table 9
OWNERSHIP AFFORDABILITY, 2000
Income Category
Percent Median
Income Limit
Affordable
Home
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Price
Very Low
50
$25,100
$63,500
Low
80
40,160
120,200
Median
100
50,200
153,000
Moderate
120
60,240
200,000
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
Table 10
RENTAL AFFORDABILITY, 2000
Income Category
Percent Median
Affordable Rent/Mo.
Very Low
50
$625
Low
80
1,000
Median
100
1,250
Moderate
120
1,500
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
According to the City of Atascadero General Plan Housing Element (Draft)
residential construction in the City declined significantly in the 1990’s compared to the
1980’s, but that trend appears to be changing: 2001 was the first year with more than 200
new units built since 1987. The City records from 2001 show that the majority of housing
units in Atascadero were single-family homes. Some of the 31.7 percent of units in
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multifamily buildings are in mixed-use developments, and Atascadero also has a
significant number of mobile homes (See Table Below)
Table 11
HOUSING UNIT TYPE 2001
Type of Home
Units
Percent of Total Units
Single-Family
6,001
62.1%
Multifamily
3,062
31.7%
Mobile Homes
600
6.2%
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
Identification of gaps between projected housing market conditions and existing
housing and economic development programs
North County as the rest of the Central of California is facing a major housing
crisis. Atascadero and Paso Robles as other cities in the region have experience and
inflow of new migrants primarily from other areas of the State (San Francisco and Los
Angeles regions) due to their desirability living conditions. This desirability among other
factors has increase the housing demand in the north county region, tied with slow
growth policies especially in the rest of the County have impacted housing affordability
considerably in the area. The service and commerce sectors have been the main
employers in the north county economy. However, in recent years due to the expansion of
the agriculture industry in the surrounding areas of the cities of Paso Robles and
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Atascadero, more low income people have been employed to work in the fields, therefore
a migration of this group to the area is still in process. With more people migrating to the
area especially from both ends of income levels (upper middle class retirees and low class
workers) the housing affordability problem is very likely to increase. The cities of
Atascadero and Paso Robles have had considerably pro growth policies if we compare
them to other cities in the County, this has steered growth from the region to this area.
However, the primarily development taken place is characterize by single dwelling units,
only affordable to the upper medium class residents or to new retirees from other regions.
If this trend continues, housing affordability will become a bigger issue especially for
those in the lower ends of the income spectrum.
Governmental Constrains
According to state law, local governments should address any constrains that will
affect the development of housing and therefore its residents capacity for affordable
housing. The primary governmental constraint on housing production is the limitation o
the number of units in a given area imposed by the General Plan and Zoning Ordinance.
According to the Atascadero’s Draft General Plan any small amount of land available for
multifamily housing development could be a significant constraint to meeting
Atascadero’s share of the regional housing need. Any other land utilize for this purpose
would have to be rezoned, or given substantial subsidies and/or density bonuses in order
for development to occur.
Housing production is constrained by development review procedures, fees, and
standards. Residential projects proposed in Atascadero may be subject to design,
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environmental, zoning, subdivision and planned unit development review, use permit
control, and building approval. The following table shows the Development Fees in the
city of Atascadero:
Table 12
ATASCADERO’S DEVELOPMENT FEES
Item
Cost
City Fees
Planning and Building
$3,495
Development
$2,222
Sewer Connection
Total City Fees
$578
$6,295
Other Agency Fees
School District
$5,125
Water Connection
$3,130
Total Other Agency Fees
$8,435
Total Fees
$14,730
Source: City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7,
2002. Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
The Cities of Atascadero and Paso Robles employ the Uniform Building code and
Standards, The National Fire Code, the Uniform fire Code, the Uniform Plumbing Code,
the Uniform Mechanical Code, the national Electric Code and the State health and Safety
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Code. Also, Energy conservation measures can add to construction cost but can reduce
housing costs for the occupants. These regulations add to housing construction house.
Housing density, especially affect housing affordability, the General Plan and the Zoning
Ordinances particular favor the development of detached dwellings and neglecting the
development of multifamily housing, consequently affecting the capacity for affordable
housing especially for low income people.
Non-governmental constraints
Besides governmental constraints there are other factors that affect housing
affordability according to the California Housing and Community Development
Department such as:
1. Availability of financing
2. Price of land
3. Cost of Construction
4. Other nongovernmental constraints
Today and in past years interest rates have been lower than 7 percent, however
this has not reduce significantly the housing affordability problem, it has created a big
demand for housing but only the upper and upper middle class have been available to
afford a house, also construction financing is difficult to obtain for multifamily
construction, which poses a significant constraint on the production of affordable housing
in Atascadero. Price of land is the main determinant in the cost of Housing, and if we tied
high demand for housing/land with a restricted supply of it in the region, invariably the
prices will go up, affecting housing affordability.
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According to the Draft General Plan of Atascadero location and amenities, the
availability and proximity of public services, and the financing arrangement made
between the buyer and seller also affect the housing cost. Another primary
nongovernmental constraint is the high cost of producing housing, especially multifamily
projects. Production of attached condominiums, which provided significant housing
supply for low and moderate income families in the 1990s, has diminished sharply
statewide. Attached condominiums projects are consider by developers as a liability, due
to implications of law suits risks.
Housing resources for the development of housing
Infill projects and denser housing developments still have opportunities to be
developed in both cities. Low density patterns are a characteristic of these cities,
especially in Atascadero where sprawl can be is a big issue in the near future. The are
areas where housing development can occur such the Chandler Ranch area in Paso
Robles, and along the Highway 101 in the City of Atascadero.
The City of Atascadero in its Draft General Plan mention different policies and
programs to promote home ownership opportunities such as the development and
construction of new housing units for ownership target especially to low and moderate
income families through densities bonus for projects that include low and moderate
income housing. It also promotes and encourages availability of new housing units to first
time homebuyers through the participating in mortgage credit certificate programs to
assist first time homebuyers.
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The City of Atascadero also aims to ensure the proportion of low and moderate
rental housing is not significantly reduced through working with non-profit agencies,
such as the County Housing Authority and Peoples’ Self-Help housing, to convert
existing units for low-and-moderate income families using available programs such as
CDBG.
The City also strives to protect and conserve the existing housing stock and
neighborhoods trough several policies and programs through federal grant programs such
as CDBG, HOME funds and other grants to obtain loans and/or grants for housing
rehabilitation, and conservation.
Housing Element Review
Both the Atascadero’s Housing Element Draft and Paso Robles current Housing
Element designate adequate sites and implementation programs to help meet these cities
Regional Housing Needs Allocation by the State of California. If we analyzed
Atascadero’s Housing Element Draft it:

Continues to allow mixed residential and commercial development in the
especially in the downtown districts.

Continues to allow small lot single family homes in planned developments in
multifamily areas not appropriate for large complexes.

Continues to allow small lot single family homes in planned developments in
multifamily areas not appropriate for large complexes.
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
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Plans to adopt an ordinance to allow the use of Specific Plans throughout the City
to facilitate the production of affordable housing via such as reduction in
setbacks, shared parking, and mixing of uses and housing types.

Continues to allow manufactured housing and group housing in accordance with
State law.

Allow planned developments with detached units on individual lots or airspace
condominiums on commonly owned lots.

Promotes development and construction of new housing units for ownership,
especially by low and moderate income families through:
1. Offering a 35 percent density bonus for projects that include deed
restricted very low, and low and moderate income housing.
2. Adopting an affordable housing density bonus ordinance that establishes
procedures for obtaining and monitoring density bonuses.

Promotes and encourage availability of new housing units to first time
homebuyers through Mortgage Credit Certificate programs.

Ensures and adequate amount of rental housing stock via working with non-profit
agencies, and second units.

Prioritize construction of additional assisted housing units via federal and state
loans and grants programs.

Protects housing affordability where it currently exists through developing and
adopting a Zoning Ordnance provision to prohibit replacement of lower cost
housing with higher cost housing, unless, (1) the lower cost units can be
conserved, or (2) an equal number of similar units are included in a new project.
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
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Improves housing opportunities and living conditions for people with low and
moderate incomes and those with special needs regardless of race, religion, age,
sex, marital status, ancestry, national origin, or color.

Encourages lending institutions to provide loans for projects for special needs
groups, including one-parent households.

Encourages multi-family projects that provide affordable housing.

Encourage the development of multi-bedroom units for families.
Governmental and non-governmental constraints
Although that Atascadero’s Draft Housing Element does consider policies and
programs that tried to ensure an adequate amount of affordable housing, in some of its
policies is very vague or is not stringent enough. One of its policies goals is to ensure that
the proportion of low and moderate rental housing is not significantly reduced, due to the
housing conditions in the region, in my perspective the this policy should tried to increase
the supply and proportion of rental housing in the City. Also in the way this policy is
written it only requires City government intervention when the proportion of low and
moderate rental housing is significantly reduced (but, who determines when this
proportion has significantly been reduced?).
Also, second units’ development is tightly restricted to lots designate as SFR-Y
and that have the following characteristics:

Lots shall be a minimum of 1-acre net.

Units are subject to a maximum square footage of 800 square feet.

One covered parking space shall be provided.
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
The unit shall maintain the same setback requirements as the primary residence.

The unit shall be architectural compatible with the primary residence.

Grading and native tree impacts shall be minimal.

The unit shall be compatible with the surrounding neighborhood.

A conditional use permit approval shall be required.

Guesthouses shall be prohibited in the SFR-Y land use.
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Both the cities of Atascadero and Paso Robles want to supply adequate, sufficient
and affordable housing for its residence, however development patterns and the policies
and programs that the General Plans of both cities reflect does not always replicate these
intentions. Single detached housing has been the main stream type of development in
northern county. Sprawl has been the characteristic in the housing development patterns
especially in the City of Atascadero, more mix-use development has to be developed and
housing development should be denser in order to have an adequate and affordable
housing supply for all the residents of north County.
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BIBLIOGRAPHY
City of Atascadero General Plan 2000-2002. Public Hearing Draft – June 7, 2002.
Retrieved from http://www.atascadero.org/future/gp_draft.pdf.
City of Paso Robles General Plan. Housing Element
Websites
City of Atascadero Home Page (data accessed: 11/02)
http://www.atascadero.org
City of Paso Robles Home Page (data accessed: 11/02)
http://www.prcity.com/
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TABLE OF CONTENTS
North county (atascadero and paso robes) regional housing conditions ..................... 2
Special Groups .................................................................................................................. 9
Income Groups and Ability to Pay ................................................................................ 10
Identification of gaps between projected housing market conditions and existing
housing and economic development programs ............................................................ 13
Governmental Constrains .............................................................................................. 14
Non-governmental constraints ....................................................................................... 16
Housing resources for the development of housing ..................................................... 17
Housing Element Review ................................................................................................ 18
Governmental and non-governmental constraints ...................................................... 20
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TABLE OF FIGURES AND TABLES
Table 1: Population Trends and Projections: 1960-2025
3
Table 2: Existing Development
4
Table 3: Atascadero Ethnicity Groups
5
Table 4: Households, 1990 and 2000
6
Table 5: Household Size and Ownership, 2000
7
Table 6: Jobs/Housing Balance, 1990
8
Table 7: City share of regional housing need, 2001-2008
9
Table 8: Owners And Renters Household Cost
10
Table 9: Ownership Affordability, 2000
11
Table 10: Rental Affordability, 2000
12
Table 11: Housing Unit Type 2001
13
Table 12: Atascadero’s Development Fees
15
Figure 1: Household Income by Income Category
6